Development proposes low student impact

Attention: open in a new window. PrintE-mail

Planner Planner

Committee to discuss lifting age restriction

GALLOWAY – The township Master Plan Committee will meet 7 p.m. Thursday, Feb 7 in council chambers at the Municipal Complex to consider steps toward eliminating age restriction from a 944-home development planned by Ole Hansen & Sons.

At issue are the number of additional children a development of this size would add to the local school system.

Ole Hansen has shown township and school officials a report estimating 248 additional students spread between Galloway Public Schools and the Greater Egg Harbor Regional High School District.

Mayor Don Purdy and Board of Education President Ernest Huggard both said they think the Ole Hansen figure is low.

“The numbers are too low for the amount of kids in that many homes,” Purdy told The Current Tuesday, Feb. 5. “They’re saying there would be .7 children per house in four-bedroom houses selling for $275,000-$300,000.”

Huggard expressed skepticism after Ole Hansen President and Chief Executive Officer David Goddard spoke at the Monday, Jan. 28 school board meeting.

Ole Hansen has Planning Board approval for the project dating back a number of years which require the entire development to be age-restricted.

Ole Hansen is proposing constructing homes without age restriction.

The request to lift the age restriction was made to Township Council.

According to Township Planner Tiffany Cuviello, the governing body sends such requests to the Planning Board for comment.

The Planning Board voted to send the proposal to the Master Plan Committee at its last meeting. The Master Plan Committee, Cuviello said, is a subcommittee of the Planning Board.

It will consider the situation and then make a recommendation to the entire Planning Board at its next meeting. The Planning Board will vote as a whole on its recommendation to Township Council.

The proposed project would be placed on the 410-acre site of the former Blue Heron Pines East Golf Course, south of the Lenox Property and east of Tilton Road extending to Aloe Street.

It is in an Industrial I Zone, the only Industrial I Zone in the township, according to Cuviello.

As such it allows for residential development of 100 acres or more, provided it is age restricted.

The Industrial I Zone also includes the Lenox property and some small properties on Aloe Street and Tilton Road.

Ole Hansen’s request is expected to be for the Master Plan Committee to suggest removing the age restriction from the Industrial I Zone and for the Planning Board to vote next to modify the Township Master Plan. The governing body would then be asked to approve the change in the Municipal Land Use Ordinance.

The Master Plan Committee is chaired by Jim Cox. Other members are Deputy Mayor Tony Coppola, Dan Jones and Ken Sooy. Mayor Don Purdy is the alternate.

Planning Board members are Robert Bruno, Tony Coppola, Jim Cox, Tom Guercioni, Dan Jones, Betty Mannis, Patrick Moran, Ken Sooy and Don Purdy; and alternates Matthew Geese and Charles Wimberg.

Even if Ole Hansen gets the government action it’s requested, construction is still a way down the road.

“We’re not going to get going for another three to five years,” Goddard told the school board. “Build out probably won’t happen for another 13-15 years.”

The Planning Board first addressed the project in 2005, when it called for 944 age-restricted housing units: 632 detached homes and 312 multi-family homes.

Litigation involving recreation stalled the project until 2009 and by then the age restricted housing market had vanished.

Galloway Council discussed the reborn without age restriction project at its Jan. 2 meeting. The issue moved to the Planning Board which sent it for discussion at Thursday’s Master Plan Committee meeting.

Founded in 1931, Ole Hansen & Sons began building of roads, bridges and pipelines throughout New Jersey.

After nearly 60 years in the heavy construction industry, its core business has transitioned to managing its real estate holdings which include the Margate Bridge road, and providing real estate consulting services.

blog comments powered by Disqus