Board begins process
of master plan review
Topics Howell officials to address include
zoning, tree replacement
With a goal of "acquiring, conserving and preserving township land," Howell planner Tom Sheehan is working on proposed amendments to the community’s master plan for review by the Planning Board and ultimate adoption by the Township Council.
At the Jan. 17 meeting of the Planning Board, Sheehan’s associate Richard Kniesler said Howell needed proper zoning plans to achieve harmony between acquiring and preserving farmland while assuring residents’ quality of life. Just as important, he said, was the assessment of future land use, growth and conservation in keeping with current land use maps and identifying and quantifying future needs while addressing watershed issues.
Specific changes identified by Kniesler included:
• creating an agricultural development area;
• delineating the flood plain and stream corridors in Howell;
• creating a highway development zone along Route 9 and "appropriate" areas of Route 33;
• identifying areas of environmental sensitivity;
• better distribution of cluster areas in the agricultural residential economic (ARE) zones;
• creating a main street image along Route 524;
• creating an historic district in the Adelphia section of the community; and
• doing away with cluster options for developments where there is no sewer and water service available.
Discussions between Sheehan and members of the Planning Board at a meeting late last year included Sheehan’s suggestions for a tree replacement ordinance to be included in the final master plan. Such action would make noncompliance a zoning violation. He said there are two ways of putting together a tighter ordinance aimed at ensuring that developers make proper tree replacement.
His first suggestion was a "one-for-one planting" wherein any trees that a developer had to plant in a buffer zone or replace on a building lot would have to be a minimum caliper of 3 inches.
Sheehan’s second suggestion was, he admitted, "burdensome, but more practical." This would compel a developer to document the location and caliper of any trees that would be taken down at a site. Any replacement trees would be at a "rising ratio."
As explained by Sheehan, this means that if a tree that was 30 inches in caliper (diameter) was taken down, then 10 trees of 3-inch caliper would have to replace the one removed. It was also suggested that if a building lot would not sustain the entire number of replacement trees called for, the remainder could be placed elsewhere in the community.
Discussion for the location of possible placement aside from municipal land or parks included plantings on school properties.
Sheehan asked the board members to give him a consensus of which idea they favored.
Mayor Timothy J. Konopka, who sits on the board, Planning Board Chairwoman Ilse Whisner and board member Myrna Henderson observed at the time there was something to be said for "keeping it simple" with a one-to-one replacement policy.
The remaining board members present, Stanley Marciniak, Pauline Smith, Thomas A. Frese and Mindy Factor-Spano, were in favor of the ratio replacement.
As Frese observed, "This will get us more trees."
All agreed that the ordinance would mandate that any tree plantings, particularly in buffer zones, would have to be of different species of trees and not all one type in order to avoid a blight killing all of the trees at one time.
Also under discussion at the meeting was how to deal with so-called "large-house syndrome."
Smith appeared to speak for the board when she told Sheehan that as she understood the board’s intent, it was to make sure the size of a home constructed on a particular lot was "in keeping with the size of the lot." Aside from the aesthetic provided by such an amendment, Smith said less impervious ground on a building lot could alleviate flooding on neighboring properties.
Sheehan told the board members they could change the percentage of a lot that could be developable without having to change any setback requirements already established. He asked the board members if they wanted any prohibitions as to garage size.
Factor-Spano opined that the ratio should be proportionate to the home and lot size.
Finally, board members indicated they would be looking at rezoning near the site of Naval Weapons Station Earle and its boundary fence with the township. Smith said there were some smaller farms in those areas that could be subdivided into residential lots.
Konopka noted there were "acres ripe for the taking" by developers below Brickyard and Crowhill roads.
Sheehan is expected to submit proposals on all of the issues within a few weeks, according to the mayor. The last time the master plan was ratified was in 1994. State law requires a review and ratification every six years.
A public hearing of the master plan is scheduled for Feb. 7.