attracts trespassers as has occurred through the past two decades. Absent redevelopment of the property, the abandoned buildings and the two dredge lakes will continue to be attractive nuisances that the Manchester Police Department will be required to monitor. Conditions are detrimental to the health, safety, and general welfare of the residents of the Township and the general public and meet the criterion listed in paragraphs a b, d and e of the Redevelopment and Housing Law. Based on this finding, the Heritage Minerals Tract site in its entirety including Block 75.01 Lot 1 and Block 44, Lot 16 are properly included in the redevelopment area. It is also recommended that the additional Heritage Tract Inc. properties that have been identified adjacent to or surrounded by Block 75.01, Lot 1 including Block 75.01, Lots 4, 6, 11, be consolidated with Lot 1 and that these lots be formally incorporated into the Redevelopment Study Area. It is also recommended that, due to the small acreages and their scattered locations within the Study Area, these properties be included as part of the Planning Board analysis and any recommendations in the determination of the Heritage Minerals Tract as an Area in Need of Redevelopment. Consideration of a Redevelopment Area Designation for the Study Area In summary, the investigation of the Heritage Mineral Tract Study Area has identified the requisite conditions prescribed under N.J.S.A. 40A:12A-5d and other mitigating factors that are sufficient to designate the Heritage Minerals Tract site properties (Block 75.01, Lots 1, 2, 4, 6 and 11; and Block 44, Lot 16), as an Area in Need of Redevelopment. Historically the Heritage Minerals Tract in Block 75.01 has been maintained as a unified property tract historically by private owners and as a unified regulatory tract by the NJDEP, the State Planning Commission, by the Superior Court in the Builders Remedy Settlement and by the Federal Court Stipulation of Settlement. While the Local Redevelopment and Housing Law permits designation of a portion of a site for redevelopment, the scale of the Heritage Tract coupled with the opportunity to identify upland development areas, circulation and public utilities routes and conservation and/or preservation of environmentally sensitive areas can best be accomplished within the context of a comprehensive development plan for the entire Tract. Recognition of the comprehensive planning approach for the Heritage Tract was recognized by the State Planning Commission, the NJDEP and the Pinelands Commission in November 2004 during the public hearings on the modifications to the State Development and Redevelopment Plan. A Redevelopment Plan for the Heritage Tract Study Area would also be required to obtain approvals from the Superior Court in Ocean County which retains jurisdiction of the Mount Laurel Builder s Remedy Lawsuits including Block 75.01 Lots 1, 2, 6, and 11 in the matter of Hovsons, Stavola Construction Materials, Inc. ("Stavola") bearing the following caption and docket number: Hovsons, Inc. v. Township of Manchester, Docket No. OCN-L-3457-93PW (the "Hovsons Action"). 21
Utilities The Heritage Mineral Tract properties south of the Conrail Railroad are currently not serviced by public water or sanitary sewers. Development of the site for the 2,205 age restricted single family detached dwelling units provided for in the Federal Stipulation of Settlement and the Builders Remedy Settlement Agreement or for other large scale residential and/or mixed-use development will require extensions of Manchester Township water mains and sanitary sewer lines. Extensions of such improvements were contemplated and agreed to conceptually for the cleared area in the Federal and State Court Settlement Agreements. Development in excess of the 2,205 age restricted dwelling units and ancillary commercial and recreation facilities, will require coordination with the Manchester Township Utilities Department for sanitary sewer and water facilities; the Ocean County Utilities Authority for regional sewerage collection service and the Ocean County Planning Board and the NJDEP for modifications to the County and Statewide Wastewater Management Plans. Affordable Housing The Hovsons, Inc. Builder s Remedy Settlement Agreement provided for inclusionary affordable housing to be provided in conjunction with the approval and construction of 2,205 age restricted housing units. Development of the Heritage Tract for residential development other than that provided for in the Settlement Agreement will be subject to the New Jersey Council on Affordable Housing Rules and Manchester Township Housing Plan and Affordable Housing Regulations in effect at the time that any development plans are approved by the Township Council and the Planning Board. N.J.S.A. 40:14A-8.3 and 40:14B-22.3 provide that public utilities establish reduced connection or tapping fees charges for public housing authorities and non-profit organizations building affordable housing units. The reduced charges are set at fifty percent (50%) of the regular hookup fees for non-affordable housing units. Subsequent Procedural Steps Upon receipt of this Preliminary Investigation and following the review of the report by the Board, the Planning Board is required to schedule and hold a public hearing. Notices for the hearing are required to be published in the Township newspaper of record once each week for two consecutive weeks and a copy of the notice is required to be mailed to the last owner of record of each property within the designated Redevelopment Area Study Area as shown in Exhibit 1. Once the hearing has been completed, the Planning Board can make a recommendation to the Township Council that the entire delineated Study Area, or any part of it, should or should not be determined to be an Area in Need of Redevelopment.. The Township Council may then adopt a resolution determining that the delineated area, or any portion of it, be designated as a Redevelopment Area. Notice of such a determination is then sent to all property owners and to each objector, if any, who has sent in a written protest. The next part of the process is the creation of a Redevelopment Plan to guide development within the delineated area. 22
Preparation of a Redevelopment Plan A Redevelopment Plan is the second and primary planning document in the redevelopment process. A Redevelopment Plan is required to be adopted by ordinance by the Township Council before any redevelopment or site improvements are initiated. Under N.J.S.A. 40A:12A-7a, a Redevelopment Plan is required to address the following: 1. The plan relationship to local objectives as to appropriate land uses, density of population, and improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements. 2. Proposed land uses and building requirements in the project area. 3. Adequate provisions for temporary and permanent relocation, as necessary, of residents in the project area. 4. Identification of any property within the Redevelopment Area which is proposed to be acquired. 5. The relationship of the plan to the master plans of contiguous municipalities, the master plan of the county in which the municipality is located, and the State Development and Redevelopment Plan. 6. Pursuant to N.J.S.A. 40A:12A-7c, the Redevelopment Plan must also describe its relationship to pertinent municipal development regulations. 23
Appendix Appendix 1 - Aerial Map Appendix 2 - Tax Maps Appendix 3 - Regional Location Map Appendix 4 Site Plan Map Heritage Minerals Tract Appendix 5 Mine Tailings and Plant Area Map Appendix 6 - Existing Land Use Map Appendix 7 - Master Plan Map Appendix 8 - Zone Map Appendix 9 - State Plan / CAFRA / Pinelands National Reserve Map Appendix 10 Police Report Appendix 11 Photos Appendix 12 - Resolutions 24
Appendix 1 - Aerial Map
l Dr. Colonia urric South H nch ane Bra w Ne J se er yr te ou Leisure Knoll 70 7 ey Route New Jers h ia Branc Congas Le Block 75.35, Lot 51 (excluded from study area) Colonial Dr. Un ion Cleared Area Br Block 44, Lot 16 th B Pit rys tal Lak e") gh Hi yr Holiday Manor 37 Mich te p. or ou C ail Block 75.01 Lot 1 wa R ted da h wood ge a te ("C St rrow nb ra nc Wr Bo oli ns ee rth Co Gr No Pit h nc ra rb ve STATE OF NEW JERSEY WHITING WILDLIFE MANAGEMENT AREA ow Ri orr ms To Sou aels ang Block 75.01, Lot 6 le B Bran ran ch TO M ch Block 75.01, Lot 11 Block 75.01, Lot 2 Jer sey C ent ral Po Keswick wer a nd Lig Pin Lake ht ew ald Ke sw ick Keswick Rd. Grove Crestwood Village n Tice Va Ho ch rn Bran BE RK E Y LE TO S WN H IP Block 75.01, Lot 4 Country Walk RC Pine Ridge AERIAL MAP Heritage Minerals Tract PineRedevelopment Study Area Heritage Minerals Tract Study Area Parcels Streams Ridge MANCHESTER South Ocean County, New Jersey THOMAS PLANNING ASSOCIATES, LLC Professional Planning and G.I.S. Consultants P.O. Box 363 Brielle, N.J. 08730-0363 0 1,000 2,000 4,000 6,000 8,000 Feet Thomas A. Thomas, P.P Tel: (732) 223-3215 Fax: (732) 223-3215 tomplan@verizon.net T. Andrew Thomas, P.P., A.I.C.P. Tel: (732) 556-6711 Fax: (732) 556-6711 andyplan@aol.com
Appendix 2 - Tax Maps (Sheets 9, 15, 16, 20)
Appendix 3 - Regional Location Map
UPPER FREEHOLD 537 640 HOWELL 528 VER TWP 539 JACKSON OCEAN COUNTY 571 9 LAKEWOOD BRIC TOWN PLUMSTED LAKEHURST BORO 70 Redevelopment Study Area TOMS RIVER 37 539 TON Y 70 MANCHESTER 530 BERKELEY 37 SOUTH TOMS RIVER BEACHWOOD ISLAND HEIGHTS PINE BEACH OCEAN GATE 9 WOODLAND 539 LACEY 72 BARNEGAT OCEAN REGIONAL LOCATION MAP Heritage Minerals Tract Redevelopment Study Area MANCHESTER Ocean County 0 0.5 1 2 3 4 5 Miles Prepared: March 14, 2014 Sources: NJDEP GIS data; NJDOT GIS data. This map was developed using New Jersey Department of Environmental Protection Geographic Information System digital data, but this secondary product has not been verified by NJDEP and is not state-authorized. Thomas A. Thomas, P.P Tel: (732) 223-3215 Fax: (732) 223-3215 tomplan@verizon.net THOMAS PLANNING ASSOCIATES, LLC Professional Planning and G.I.S. Consultants P.O. Box 363 Brielle, N.J. 08730-0363 T. Andrew Thomas, P.P., A.I.C.P. Tel: (732) 556-6711 Fax: (732) 556-6711 andyplan@aol.com
Appendix 4 Site Plan Map Heritage Minerals Tract