PINELANDS OKS SHIFT IN ZONING

Date: 021214
From: http://www.pressofatlanticcity.com/

By Jack Kaskey, Staff Writer, (609) 272-7213
Press of Atlantic City, December 14, 2002

New Lisbon - The Pinelands Commission on Friday approved a 20 percent
reduction in Hamilton Township's mandated housing density, but delayed
a similar reduction in Egg Harbor Township until next week.

The commission plans to hold a special meeting Tuesday to approve Egg
Harbor Township's downzoning during a commission retreat at the
Eagleton Institute of Politics in New Brunswick.

Combined with a 10 percent reduction previously approved in both
communities, the Pinelands Commission will have authorized 30 percent
cuts in mandated housing in the regional growth areas of both Egg
Harbor and Hamilton townships. That is welcome news in communities
that, along with Galloway Township, get 75 percent of all new homes in
Atlantic County - burdening schools, roads, police and other services.

Egg Harbor Township still will have the largest growth area in the
Pinelands, with a potential for 18,000 homes, according to a
commission analysis.

But Creigh Rahenkamp, a Palmyra-based planner representing the
Builders League of South Jersey, argued that the downzoning leaves far
fewer home sites available in Egg Harbor Township, perhaps 7,000 to
8,000. He noted that half the township's growth area will be zoned for
one- acre homes, which he called an oxymoron.

Peter Miller, the township administrator, said the 18,000-home
estimate is no more than 10 percent higher than what he expects to be
built in the township. In addition, 6,000 homes have been approved and
built in the growth area and 4,000 homes have been approved but not
built, Miller said.

The commission staff recommended delaying approval of the township's
revised master plan to give it time to determine how the downzoning
affects 20 subdivision applications at various stages of approval. But
when Miller expressed disappointment that Hamilton would have its
downzoning in place days before Egg Harbor Township, the commissioners
voted on the Egg Harbor Township downzoning, rejecting it 2-12.

Afterward, Miller said the delay has no significant impact on the
township, but officials "wanted to cross the finish line with
Hamilton."

The downzoning in Egg Harbor Township makes the Ocean Heights-English
Creek area zoned for one-acre homes and the area around Patcong Lake
zoned two homes per acre with the option to cluster homes together.
Zoning was for eight homes per acre in some of those areas previously.
Zoning of three, four and five homes per acre is in place around the
Black Horse Pike.

Throughout the township growth area, densities can be increased 50
percent with the use of Pinelands Development Credits, or PDCs.

In Hamilton Township, half the growth area north and south of Route
40 between the Hamilton Mall and Mays Landing was reduced from a
maximum potential of 3.5 homes per acre to 2.5 homes per acre,
including PDCs, making it consistent with other zoning in that area.

Developers in both Egg Harbor and Hamilton townships now have the
option to build apartments along the Black Horse Pike.

* * *

To email Jack Kaskey at The Press: JKaskey@pressofac.com