FOR IMMEDIATE RELEASE

Contact:

Joseph M. DiBella, Mayor

1-732-938-4500

March 19, 2006

Planning for the Future

For the past several months, the Planning Board has been working on updating the Township’s Master Plan. The Master Plan serves as the blue print and roadmap for how our community may look for the foreseeable future. It is in essence a business plan for how we’ll manage the appearance of the community, our infrastructure, business growth and lifestyle preservation. After months of public comment and hearings, this Thursday, March 23^rd, the Planning Board will begin to debate among its members many of the suggested ideas for the new Master Plan.  As a member of the Board, I must reserve final comments and judgment until the Board has completed its debate. However, with the public portion resolved I’d like to share some general views with you. I am doing so because I’d also like your feedback since that this is our Master Plan and every member of the community should have an opportunity to be heard on this matter. Some of what I have shared below is applicable to the Master Plan. Other comments speak to related matters that I think must also be examined when speaking of how we should plan for Howell’s future.

Residential Growth – We’d all like to see a complete stop of residential growth. However, we do not have the legal authority to ban development. More single family homes bring increased strains on our community. Additional growth in this area clogs the roadways and brings more traffic, beautiful farmland and open space vanishes, there are increased pressures on the environment and our water ways and we increase the number of school age children that need to be educated at a cost in excess of $10,000 per child.

One option is to create larger lot size minimums. For example, the zoning laws could be changed so that a single home can only be built on lots that must be at least 4 or 6 acres in size. If today land is zoned to allow 1 house to 2 acres, a 12 parcel lot could result in 6 homes being built. If the zoning laws were changed to allow 1 home on 6 acres, that same 12 acre lot would now only result in 2 homes; a reduction in 4 new homes. While on the surface a change to larger lot sizes seems desirable, having spoken to hundreds of residents, farmers and business people on this matter, I do not believe a whole sale move to 6 acre lot sizes is the best approach. Maintaining the 2 acre zones is likely the way to go. A move to 6 acre lots can significantly diminish the value of one’s land and in the case of a farmer, have a detrimental impact on their ability to borrow and finance for each growing season. None of us would want this to happen to our land and so we need to be respectful of the different views on this matter.

Accordingly, I’ll ask the Council to support a measure that creates a Referendum this November asking the public to vote on increasing our Open Space and Farm Fund from $0.02 to possibly $0.03, $0.04, $0.05 or $0.06. The pubic should decide if we spend this additional money. By increasing the resources available, we can increase our Farmland Preservation efforts and do more to preserve the natural beauty of our community. We can also do so without diminishing the value of any person’s property. We also need to explore a planning technique called Transfer of Development Rights (TDRs). This would allow us to designate areas for growth while protecting other areas where growth may be less desirable. The exploration of TDRs will take some additional time to ensure we understand its full impact. Here too I’ll ask the Council to charter a study designed to determine how and where the TDR technique could be used in Howell.

Economic Development - We need to also ensure that we continue to build our commercial tax base. A greater stream of revenue from business and industry can help shift the tax burden away from home owners. I believe we need to do more to promote the Rt. 33 corridor in order to attract non-retail commercial entities like office space, light warehousing and other appropriate industry. This area is naturally designed for this type of growth due to the Rt. 33 by pass and it’s proximity to Rt. 34, Rt. 66, the Parkway, 138 and I95.

Regarding Rt. 9, I believe we need to move away from more, big-box retail stores. The area has grown sufficiently and with this growth we have realized an increase in traffic, congestion and a greater concentration of cars in the neighborhoods all around the Rt. 9 corridor. I think we now must focus on non-retail venues that can bring tax revenue but not the enormous traffic and congestion that comes with a larger retail store. We also need to be working on a façade ordinance that creates a certain feel and texture to the appearance of the Rt. 9 corridor. With the advent of sewer service along Rt. 9 we should be able to continue to attract new and desirable business to the area. Our challenge now must be to attract the right kind of businesses. We expect the Economic Development Committee and Chamber of Commerce to assist as we map out a strategy that addresses these objectives.

Active Senior Communities – There has been much discussion about active adult communities in our town. These developments are generally limited to citizens over the age of 55 who have no children under the age of 18 living with them. They are usually gated communities that have their own amenities, like a club house or swimming pool. Since these developments do not bring school age children, the residents pay the regular tax rate but do not generate many of the typical expenses that come with development. As a result, a limited number of active senior projects can bring significant tax revenues to the township that can be used to help offset the increased tax burdens facing home owners. Like anything else, we need to limit the number of such venues and carefully determine their placement. Theoretically, just 200 senior units could bring $1,600,000 in tax revenue every year while adding limited expenses and congestion.

As is the case on any issue, there will be a variety of differing opinions. The debate will be good and it is health for the community. So long as we all realize we’re all on the same team trying to do what is right for Howell, I believe that the end result will be a plan and a vision that will safeguard our way of life for years to come. Please tell me know how you feel about these important issues. Please call or email me anytime at MayorDiBella@twp.howell.nj.us. May God Bless our Troops, May God Bless America and May God Bless Howell Township.

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