Hainesport Land Use Board Tackles Complex Development and Environmental Remediation Challenges
- Meeting Overview:
The recent Hainesport Land Use Board meeting was marked by discussions on several developments, highlighting issues related to environmental remediation, site planning, and municipal infrastructure. Central to the meeting was the ongoing case concerning JDEB Mourn Highway, which faced scrutiny due to unresolved engineering issues and a lack of preparedness in previous sessions. The board also addressed a proposed site plan amendment for Hainesport Family Apartments LLC, focusing on fence height adjustments to improve privacy and noise reduction. Additionally, the Royal Plaza Group’s proposal to develop a mixed-use site on Route 38 sparked conversations about parking variances, accessibility compliance, and traffic management.
01:30The JDEB Mourn Highway application was a focal point of the meeting, as the board grappled with incomplete engineering plans and unresolved environmental concerns. The applicant’s representative, Mr. Julia, expressed embarrassment over previously coming to the board unprepared and introduced Terry Combmes, a new engineer and landscape architect, to assist in addressing the outstanding issues. Combmes reported that the plans were about 85% complete but required critical survey data expected to be available by the following week. This data would enable the submission of updated plans and a comprehensive meeting with the township engineer.
05:26The board discussed potential dates for resubmission and hearings, tentatively setting July 10th for the next meeting, provided that documents could be submitted by June 20th. However, Combmes expressed uncertainty regarding the reliability of the surveyor, noting, “I can’t commit that I can trust the survey,” which left the timeline somewhat ambiguous. The board considered treating the upcoming July meeting as a fresh presentation, allowing for a comprehensive recap and review of the application to bring all members up to speed.
16:39The case also involved environmental remediation challenges, as the site was contaminated with benzene, a substance not prone to natural dissipation. The board emphasized the necessity of a thorough environmental report, particularly the FRP plan, to assess the contamination’s extent and outline a cleanup strategy. Discussions acknowledged the potential costs of remediation, with estimates ranging from $8,000 to $800,000, and underscored the need for detailed outlines of remediation steps and timelines.
37:56The conversation surrounding Hainesport Family Apartments LLC centered on a requested amendment to increase the height of a rear fence from 6 feet to 8 feet. This adjustment aimed to provide better visual screening and noise reduction from an adjacent industrial property. The amendment required bulk variance relief due to local ordinance limits. The applicant’s representatives assured the board that the taller fence would not adversely affect neighboring properties, emphasizing its mutual benefit for privacy and community enhancement.
44:25Testimony from the applicant’s engineer, Denise Bove, detailed the minimal nature of the proposed changes, focusing primarily on the fence height. The board explored the possibility of making the entire fence 8 feet tall, but Bove clarified that the primary concern was the rear neighbor’s privacy, with an openness to further suggestions for uniformity. The board agreed on positioning the fence closer to the property line to prevent encroachment from the industrial area and facilitate maintenance access.
58:52The Royal Plaza Group’s proposal for 1285 Route 38 involved converting a single-family dwelling into a mix of medical office and retail spaces. This development prompted discussion around parking variances, as the site plan fell short of the required parking spaces due to existing site conditions. The board debated the practicality of connecting the site to sewer systems versus maintaining a septic system, given the anticipated increase in water usage from the medical office.
36:27Traffic management and accessibility were critical components of the discussion, with input from a traffic engineer highlighting the site’s driveway configuration and parking layout. The board examined potential solutions for parking variances, including shared parking analyses and conditional approvals should parking prove inadequate in the future. The conversation also addressed safety measures, such as implementing pedestrian access improvements and considering potential sidewalk installations along Route 38, despite concerns about mismatched segments.
Leila Gilmore
Land Use Board Officials:
Paula L. Kosko, Karen Tordy, Gus Bradley, Thomas McKay, Janice Ludden, Patrick Tricocci, Steve Noworyta, Chris Murphy, Richard Murphy, Howard Holden, Thomas Micai, Paula Tiver (Secretary), Robert Kingsbury (Solicitor), Martin Miller (Engineer), Scott Taylor (Planner)
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Meeting Type:
Land Use Board
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Committee:
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Meeting Date:
06/04/2025
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Recording Published:
06/24/2025
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Duration:
216 Minutes
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Notability Score:
Routine
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State:
New Jersey
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County:
Burlington County
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Towns:
Hainesport
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