Looking for middle ground

Town weighs advantages of changes to Master Plan

By: Cara Latham
   WASHINGTON — The Planning Board is attempting to find middle ground between preservation and economic growth in proposing changes to the township Master Plan.
   While the board did not vote on the proposals Feb. 28, it did add some language that would help preserve the township’s historic integrity while still paving way for economic growth and bringing in ratables.
   The board is expected to vote on the proposed Master Plan changes, including the added language, on March 21.The proposed recommendations include the creation of three new zoning districts; a parking facility with shuttle service near Town Center; the extension of sewer lines in the Gordon-Simpson tract and in areas along Route 130; and allowing for office space on the historic 25-acre Wittenborn property on Route 526, at the Allentown border.
   The last recommendation drew opposition on Feb. 28, including dissent from residents of Allentown and Hamilton, during previous meetings. Residents also voiced their concerns over the Camden and Amboy Railroad right-of-way near Route 130 south, which some said should be preserved or used for rails.
   However, all board members agreed with the proposal to rezone the Wittenborn property to allow for light commercial development, but searched for ways to make the Master Plan work so that there was some attempt to preserve the property’s history.
   "My personal preference would be to try to keep that house in its current location simply because of the history of that house’s location," said board member Thomas Halm. "I’d rather see an adapted use for that house — turn it into some type of office space, so that it could be used for a commercial purpose, but still have its context with respect to the property."
   Township Engineer Jack West said the idea of having a preschool or private school occupy the building would save the value of the house and preserve the vista. He said that the Master Plan re-examination would be a recommendation to the Township Council, and that the recommendation to zone the property for commercial use would come with height and size restrictions to protect the vista.
   The Planning Board also discussed the size restrictions and ultimately decided that it wanted to add language that would specify a 10,000-square-foot footprint for any building in that zone, so as to protect the vista and limit larger buildings from being developed.
   Regarding the residents’ concerns the development of the Robbinsville Industrial Track (aka Camden-Amboy) rail line, the planners were concerned that preserving the railroad’s right-of-way would limit commercial uses it had set forth along Route 130.
   Under the proposed plan, one of the new zoning districts would be a highway commercial zone primarily located along Route 130.
   Mr. West suggested that the Planning Board add the length of a rails-to-trails link along the rail line’s right-of-way, which would run Bear Brook south through Town Center, in the Master Plan’s proposed Pedestrian & Circulation Map, but add a provision that suggests the trails could be moved to the front or back of commercial property if deemed appropriate.
   The county already has plans for an east to west trail that runs along Bear Brook, he added.
   Mr. Halm said Route 130 is the most vital piece of commercial development that the township needs, but that he would support language that suggests having a contiguous rails-to-trails along the existing right of way, but with the possibility that if developers need to drop the trail behind properties, they could do so.
   The board ultimately decided to add the trail area along the railroad’s right-of-way to the map, but add the language that would permit a property developer to move the trail to the back of the property so it doesn’t hinder commercial development.
   Some residents said they wanted all of the properties in the township that are listed under the Historic Preservation Subcommittee’s historic inventory list added to the proposed Master Plan’s new historic overlay zone, which encompasses Windsor, New Canton and New Sharon.
   The Planning Board decided to leave the proposal alone, but said it will make sure the subcommittee receives notice on applications that come before the Planning Board so that the subcommittee could provide recommendations. The Planning Board is, however, not obligated to follow those recommendations.