UPPER FREEHOLD — Although several neighbors objected, the Upper Freehold Township Committee unanimously passed an ordinance expanding the Community Commercial (CC) zoning district and land uses at the corner of Route 539 and Burlington Path Road.
Six properties that were formerly part of the agricultural/residential district are now part of the CC zone. New land uses in that zone include indoor recreational and aquatic facilities, retail shops, repair shops, travel agencies, video stores, hair salons, gyms and wellness facilities.
Township Planner Charles Newcomb told the committee at the Sept. 18 meeting that he proposed doing away with some of this zoning because the community cannot support the commercial square footage there, according to a land-use plan analysis of purchasing power.
Debbie Menez, who owns property that the rezoning would affect, asked how the ordinance would affect her property.
Newcomb said it would expand the number of uses of that property.
Menez said she is concerned about a neighboring 13-acre lot that is currently a nursery.
Township Administrator Barbara Bascom said the neighbor could sell the property as it has not been preserved.
“Someone today could put something there besides a farm,” Bascom said.
Deputy Mayor Bob Faber said he spoke to the nursery owner, who favors the zoning change.
Mayor Steve Alexander told Menez the rezoning would give her additional options if she wants to sell her farm. He said the site could remain residential or become commercial. He cited Rick’s Saddle Shop and the Fasolino development as the types of businesses that may come in. He said they would be “mom and pop” businesses, as market analyses reveal the township does not have the residential density to support larger companies.
Alexander said the township does not have a lot of commercially zoned property and the area has county road infrastructure.
Former Mayor Richard Osborn said he used to live in the area, which he said is suffering from “creeping sprawl.” He said the intersection needs a traffic light and said he does not believe additional commercial zoning belongs there, adding that Upper Freehold should remain rural.
Alexander said he has asked the county for a traffic light, but was told the site does not warrant a light being installed.
“I think we need a light there now,” he said. Tom Cottrell and his wife, Tammy, said they built their Burlington Path home after moving from Route 539 in New Egypt when the traffic became too heavy.
“We’ve put our whole life into that house,” Tom Cottrell said. “I don’t want to see a gym there or any big commercial [development]. I live here because I like the rural feeling.”
Liz Kwasnik said Upper Freehold officials and residents often speak of the township’s Country Code and its rural character.
“Why would we want to go to commercial with more stores?” she asked. “We can go to Robbinsville or Hamilton.”
Nancy Frenick, an 18-year resident, said, “We like where we live. Why change it? Keep Upper Freehold rural and attract families who value that. I don’t need commercial development coming here. I like living in the country.”
Frenick said people could go to Route 130 for conveniences.
George Menez, who has a business on Route 9 in Howell, said, “Once you let something in, something will go next door. We will lose the flavor of the community.”
Menez said he did not want his neighborhood to look like Route 34 in Colts Neck, with its various shopping centers.
“That’s what will come to this place,” he said. “For a business to survive, you need more and more of a population. This will all be lost.”
Audrey Wendolowski told the committee to think about creating sprawl on Route 539.
“Think about what Hamilton has lost over the years,” she said. “Are the commercial zones we have overwhelmed by pressure for development? If not, this is no reason to be doing this at all.”
Committeewoman Lori Horsnall Mount said that when the committee changed residential zoning to 6 acres, residents argued that downzoning is not fair to larger landowners.
“It’s important we recognize a give and take,” she said.
Committeeman Stanley Moslowski Jr., who voted against the downzoning, said change affects a lot of people.
“A lot of farmers have their life savings in their property and the value was cut in half,” he said.
Moslowski said neighbors of Kiddie Academy at Cox’s Corner did not want the school there but now enroll their children at the school because it is convenient. He also noted the Fasolino parking lot is always full.
“I think we need more Community Commercial but don’t want to see it spread up and down Route 539,” he said.
Committeeman David Reed, who also voted against downzoning, said the town has preserved a lot of land and is trying to buy more all the time.
“We’ll never be a Robbinsville or Hamilton,” he said. “The town needs areas where we can put certain kinds of businesses. The Planning Board tried to find the best areas to do that.”
Alexander said the top 25 businesses in town in 2005 collected $500,000 in taxes.
“That’s it,” he said. “Some residents pay more in taxes.”
Alexander noted that the area undergoing rezoning does not have water or sewer service, which deters big business from coming in.
“Residential homes can’t support the school system,” he said.
Alexander said the township’s current population is 6,600, and with new zoning may grow to 10,000-12,000 over time.