A significant portion of the meeting was dedicated to the detailed presentation on the Raceway Park area investigation study. The study covered 29 parcels of land, totaling approximately 534 acres, including the Raceway Park property, an airport, and an AI storage facility. The study emphasized the area’s zoning classifications and state planning designations, which aim for infill development and redevelopment. A planner highlighted that traffic issues persisted on Pension Road, despite recent paving, due to its alignment not being conducive to truck traffic. The engineering department’s analysis underscored the need for upcoming construction projects, signaling ongoing infrastructural concerns.

The board evaluated police data from the area, noting a decrease in reported incidents from approximately 1,184 in 2021 to around 400 annually. Fire incidents were primarily linked to the long-term auto storage facility on the Raceway Park property, where tandem parking and oil leaks presented fire management challenges.

The criteria for declaring an area in need of redevelopment were thoroughly discussed. The planner explained that each parcel must meet one of the nine statutory criteria, such as dilapidated land use or long-term vacancy. It was emphasized that the study was non-condemnation, assuring residents that the township would not forcibly acquire properties. The planner addressed concerns about property rights, stating that current homeowners could continue their usage unless they chose to participate in redevelopment.

Redevelopment plans for Raceway Park, initiated by the property owner, were a focal point. The property owner has halted racing operations but still uses the space for other activities, including car insurance events and airport operations. The redevelopment approach was deemed advantageous as it allows for offsite improvements, especially in roadways. Concerns were raised about the intersection of Pension Road and Englishtown Road, known for safety issues due to its awkward angle. The county expressed interest in aligning this intersection, which could enhance safety by adding a center lane for left turns.

Clarifications were sought regarding underutilized properties, with explanations provided on how larger tracts of undeveloped land could qualify for redevelopment. The ongoing conversation distinguished between redevelopment and statutory definitions, noting that not all areas of Raceway Park are fully utilized, despite existing structures like storage facilities and an airport.

Public participation was encouraged, allowing residents to voice concerns. A resident inquired about the criteria for the 29 parcels and their categorization under the state’s redevelopment plan. The planner explained that these parcels fall within New Jersey’s smart growth area map, promoting mixed-use developments that enhance pedestrian-friendly environments.

Traffic control measures at the Pension Road and Englishtown Road intersection were a point of public concern, with high accident rates reported. The planner acknowledged discussions about a traffic signal but noted that such improvements depended on an active developer willing to contribute. The county, responsible for the intersection, remains open to working with developers.

A resident expressed frustration over traffic issues, citing long wait times at traffic lights due to increased development. Concerns were raised about the township’s ability to address these issues and whether state funding could be sought to improve road infrastructure, especially in light of mandated affordable housing developments without financial support.

Further discussion addressed the financial implications of necessary improvements. It was highlighted that the state does not fund these projects, and the township lacks sufficient financial resources. Emphasizing the importance of a redevelopers agreement, the board noted that developers must fulfill obligations to enhance infrastructure once onboard.

Zoning and housing implications were also discussed, with a council member warning that inadequate zoning could lead to state intervention, potentially allowing builders to proceed without township oversight. This could result in a “builder’s remedy suit,” where developers claim the township is not meeting affordable housing obligations.

A resident from Pension Road voiced concerns about the impact of proposed developments on local traffic and infrastructure, particularly regarding the Raceway Park property. The resident described personal experiences with air quality and noise issues from racing events, questioning the coexistence of new developments with current activities. In response, it was reiterated that the meeting focused on the area investigation study, with redevelopment specifics to be addressed later.

Concerns about water and sewage management were raised, with a resident recounting costly sewer line installations and potential damage during roadway work. It was noted that OBMUA would manage water and sewer services for new developments, with suggestions for residents to contact OBMUA for further information.