Preliminary Investigation Non-Condemnation Area in Need of Redevelopment, Or Area in Need of Rehabilitation

Preliminary Investigation Non-Condemnation Area in Need of Redevelopment, or Area in Need of Rehabilitation

Block 41, Lots 3.01, 6, 7, and 8 Block 43, Lot 1 Block 46.01, Lots 2.01 and 2.02

Lumberton Township, New Jersey

Township of Lumberton Burlington County, New Jersey DRAFT June 29, 2020

Draft

Prepared By: Taylor Design Group, Inc.

Revised and/or Adopted: Michelle M. Taylor, PP, AICP TBD New Jersey Professional Planner #5221 The original of this document has been signed and sealed in accordance with New Jersey Law.

Lumberton Township Committee Ryan Tuno, Mayor Kendra Hatfield, Deputy Mayor James Dwyer Sean Earlen Rue Ryan

Lumberton Township Land Development Board Members Ryan Tuno, Mayor or Kendra Hatfield (Mayor’s Designated Alt.), Class I Lt. Anthony Nippins, Class II Rue Ryan, Committeewoman, Class III Robert Bennett Audrey Winzinger Christopher Ciolorito, Vice-Chairman Terrence Benson Matthew Kausch Randolph Brolo, Chairman Christopher Potavin, Alternate #1 Joseph Waladkewics, Alternate #2 Frank Pallante, Alternate #3 Charles Pearson, Alternate #4

Lumberton Township Staff & Consultants Brandon Umba, Township Administrator Bobbie Quinn, Township Clerk George Morris, Esq., Township Attorney Alaimo Group, Township Consulting Engineer Environmental Resolutions, Inc. Township Planner

Catherine Borstad, Secretary Douglas Heinold, Esq., Attorney Rakesh Darji, PE, CME, Board Engineer Joe Augustyn, PP, AICP, Board Planner

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Contents I. Introduction and Basis for the Investigation ...... 5 Adoption Procedures and Next Steps ...... 6

II. Statutory Requirements ...... 7 Redevelopment Area Determination (Non-Condemnation) ...... 7 Rehabilitation Area Determination ...... 8

III. Description of the Study Area ...... 9 Regional Setting ...... 9 Study Area Parcels and Surrounding Area ...... 9 Aerial Image Location Map ...... 10 Parcel Data...... 11 Tax Map ...... 12 Existing Development Regulations, Zoning, Map, and Performance Standards ...... 13 Existing Land Use ...... 14 Environmental Constraints ...... 15 Flood Hazard ...... 16 Analysis, Redevelopment/ Rehabilitation Designation, Recommendation ...... 17 Parcels C, D, and B - Block 46.01, Lot 2.01; Block 46.01; Lot 2.02; and Block 43, Lot 1 ...... 18 Parcel C - Block 46.01, Lot 2.01 ...... 20 Parcel D - Block 46.01, Lot 2.02 ...... 25 Parcel B - Block 43, Lot 1 ...... 26 Parcel A - Block 41, Lot 6 ...... 27 Parcel E - Block 41, Lot 3.01 ...... 28 Parcel F - Block 41, Lot 8 ...... 30 Parcel G - Block 41, Lot 7 ...... 30

IV. Planning Context ...... 31 The State Plan ...... 31 Smart Growth Planning Areas ...... 32 Sanitary Sewer Service Areas – Lumberton and Medford ...... 33 Burlington County ...... 34 Township Master Plan ...... 36

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Local Agreements ...... 38

V. Summary & Conclusions ...... 38 Appendices A - F ...... 39 Appendix A – Resolutions 2020-040B and 2020-102...... 39 Appendix B - Study Area Map...... 44 Appendix C - DRAFT Conceptual Plan – 120 units ...... 45 Appendix D - Agricultural Quality of Lumberton Soils ...... 46 Appendix E - Riverfront Flying W Concept Plan 1,017 units ...... 47 Appendix F – Rockhill Farms excerpt from 2018 Amended Housing Plan Element and Fair Share Housing Plan, Environmental Resolutions, Inc., December 16, 2018 ...... 48 Bibliography ...... 52

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I. Introduction and Basis for the Investigation

The Township of Lumberton seeks to determine whether the redevelopment process in accordance with the NJ Local Redevelopment and Housing Law (LRHL), N.J.S.A. 40A:12A et seq. could be the most effective planning and implementation strategy to accomplish the redevelopment of certain parcels known as the Flying W Airport & Resort including runways, motel, restaurant, bar, and “beach club” pool, and associated lands, which straddle the township line between Lumberton and Medford. The general purpose for designating a Redevelopment Area is to arrest the deterioration of an area and encourage improvement and reinvestment, not likely to be accomplished privately, and requiring responsible public intervention. On January 16, 2020 and on June 18, 2020 the Lumberton Township Committee authorized, by Resolutions 2020-040B and 2020-102, respectively, attached hereto as Appendix A, the Lumberton Township Land Development Board to undertake an investigation to determine whether the identified parcels may be designated as: • Non- Condemnation Area in Need of Redevelopment, according to the criteria set forth in N.J.S.A. 40A:12A-5, or alternatively, an • Area in Need of Rehabilitation pursuant to the criteria set forth in N.J.S.A. 40A:12A-14. The Township Committee has determined that it is in the best interest of the Township to encourage redevelopment and rehabilitation of eligible lands within the Township, particularly when such redevelopment may advance the specific planning and land use goals and objectives of the Township. In particular, the Township Committee has directed the Township Land Development Board to investigate the following parcels as identified on the Lumberton Township Tax Maps: Investigation authorized by Resolution 2020-040B dated January 16, 2020: Block 41 Lot 6 Block 43 Lot 1 Block 46.01 Lot 2.01 And, as further expanded by Resolution 2020-102 on June 18, 2020: Block 46.01 Lot 2.02 Block 41 Lot 3.01 Block 41 Lot 8 Block 41 Lot 7 This Investigation Report has been prepared pursuant to the New Jersey Local Redevelopment and Housing Law (LRHL), N.J.S.A. 40A:12A-1 et seq. A Map entitled “Flying W- Non- Condemnation Redevelopment Area” dated June 22, 2020, is included as Appendix B of this report, depicts the boundaries of the proposed redevelopment area and the location of the various parcels of property included therein. Appended to the map is a statement setting forth the basis for the investigation.

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Taylor Design Group, Inc. reviewed Master Plans; Development Regulations; Zoning Ordinances; tax maps and data; aerial photography; Land Development Board and governing body Resolutions and agreements; correspondences; conceptual plans; federal, state, and local data, maps, and studies; and correspondences to prepare the study. The report also relies upon the statements of property owners and their agents and Township and Land Use Board professional staff.

This report was provided to the Land Development Board for review at a public hearing to be held on September 10, 2020 and may be revised, pursuant to the Land Development Board’s recommendations, subsequent the public hearing.

Adoption Procedures and Next Steps If the Township Committee concurs with the Land Development Board assessment that the study area meets the necessary criteria, the area can then be formally adopted by Resolution of the Township Committee as either an “Non-Condemnation Redevelopment Area”, and/or “Rehabilitation Area” according to the criteria set forth in N.J.S.A. 40A:12A-5.

Designation as a Non-Condemnation Redevelopment Area or a Rehabilitation Area, does not entitle the municipal government to acquire property via eminent domain.

After an area is designated, a Redevelopment Plan may be adopted for the area by the Township Committee, which can set forth the guiding plan for revitalization of the area. This Plan can include standards for modified uses, bulk standards, and design standards, and would be referred to the Land Development Board for review and recommendation relative to consistency with the Master Plan, as required by the (NJLRHL). If a Redevelopment Plan is adopted, a redeveloper would then be required to apply to the Board for Subdivision or Site Plan approvals under the normal course of any other land use application, consistent with the NJ Municipal Land Use Law.

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II. Statutory Requirements

Redevelopment Area Determination (Non-Condemnation) The principal goal of redevelopment, as declared by the legislature, is to promote physical development that is most beneficial to the social and economic improvement of localities and as defined below.

“Redevelopment means clearance, replanning, development, and redevelopment; the conservation and rehabilitation of any structure or improvement, the construction and provision redevelopment” [pursuant to criteria]. For a delineated area to be considered an “Area in Need of Redevelopment” the parcels must meet one or more of the following statutory criteria as set forth in NJSA 40A:12A-5: a. The generality of buildings are substandard, unsafe, unsanitary, dilapidated, or obsolescent, or possess any of such characteristics, or are so lacking in light, air, or space, as to be conducive to unwholesome living or working conditions; b. The discontinuance of the use of a building or buildings previously used for commercial, retail, shopping malls or plazas, office parks, manufacturing, or industrial purposes; the abandonment of such building or buildings; significant vacancies of such building or buildings for at least two consecutive years; or the same being allowed to fall into so great a state of disrepair as to be untenantable; c. Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital; d. Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and sanitary facilities, excessive land coverage, deleterious land use or obsolete layout, or any combination of these or other factors, are detrimental to the safety, health, morals, or welfare of the community; e. A growing lack or total lack of proper utilization of areas caused by the condition of the title, diverse ownership of the real properties therein or other similar conditions, which impede land assemblage or discourage the undertaking of improvements, resulting in a stagnant and unproductive condition of land potentially useful and valuable for contributing to and serving the public health, safety and welfare, which condition is presumed to be having a negative social or economic impact or otherwise being detrimental to the safety, health, morals, or welfare of the surrounding area or the community in general; f. Areas, in excess of five contiguous acres, whereon buildings or improvements have been destroyed, consumed by fire, demolished or altered by the action of storm, fire, cyclone, tornado, earthquake or other casualty in such a way that the aggregate assessed value of the area has been materially depreciated; DRAFT Redevelopment or Rehabilitation Area Preliminary Investigation 7

g. In any municipality in which an enterprise zone has been designated pursuant to the "New Jersey Urban Enterprise Zones Act," P.L.1983, c.303 (C.52:27H-60 et seq.) the execution of the actions prescribed in that act for the adoption by the municipality and approval by the New Jersey Urban Enterprise Zone Authority of the zone development plan for the area of the enterprise zone shall be considered sufficient for the determination that the area is in need of redevelopment pursuant to sections 5 and 6 of P.L.1992, c.79 12 (C.40A:12A-5 and 40A:12A-6) for the purpose of granting tax exemptions within the enterprise zone district pursuant to the provisions of P.L.1991, c.431 (C.40A:20-1 et seq.) or the adoption of a tax abatement and exemption ordinance pursuant to the provisions of P.L.1991, c.441 (C.40A:21-1 et seq.). The municipality shall not utilize any other redevelopment powers within the urban enterprise zone unless the municipal governing body and planning board have also taken the actions and fulfilled the requirements prescribed in P.L.1992, c.79 (C.40A:12A-1 et al.) for determining that the area is in need of redevelopment or an area in need of rehabilitation and the municipal governing body has adopted a redevelopment plan ordinance including the area of the enterprise zone; and h. The designation of the delineated area is consistent with smart growth planning principles adopted pursuant to law or regulation. Furthermore, the definition of a “Redevelopment Area” at 40A:12A-3 permits the inclusion of additional parcels by stating:

“A redevelopment area may include land, buildings or improvements which of themselves are not detrimental to the public health, safety or welfare, but the inclusion of which is found necessary, with or without change in their condition, for the effective redevelopment of the area of which they are a part.” Rehabilitation Area Determination The goal of rehabilitation designation is to promote the advancement of community interests through rehabilitation and improve commercial, industrial, residential, and civic facilities. Rehabilitation means an undertaking, by means of extensive repair, reconstruction, or renovation of existing structures, with or without the introduction of new construction or the enlargement of existing structures, in any area that has been determined in need of rehabilitation or redevelopment, to eliminate substandard structural or housing conditions and arrest the deterioration of that area. As set forth in 40A:12A-14a, a delineated area to be considered to be an “Area in Need of Rehabilitation” if the governing body of the municipality determines by Resolution that a program of rehabilitation, as defined in section 3 of P.L.1992, c.79 (C.40A:12A-3), may be expected to prevent further deterioration and promote the overall development of the community; and that there exist in that area any of the following conditions such that: (1) a significant portion of structures therein are in a deteriorated or substandard condition; (2) more than half of the housing stock in the delineated area is at least 50 years old;

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(3) there is a pattern of vacancy, abandonment, or underutilization of properties in the area; (4) there is a persistent arrearage of property tax payments on properties in the area; (5) environmental contamination is discouraging improvements and investment in properties in the area; or (6) a majority of the water and sewer infrastructure in the delineated area is at least 50 years old and is in need of repair or substantial maintenance.

III. Description of the Study Area

Regional Setting

Lumberton Township is located within Burlington County and bordered by multiple municipalities: Hainesport Township to the north and northwest; Mt. Holly Township to the north; Eastampton Township to the northeast; Southampton Township to the east; Medford Township to the south; and Mt. Laurel Township to the southwest.

Lumberton Township is located at the northeastern edge of the Philadelphia Metropolitan Region. Lumberton’s location along the South Branch of the Rancocas Creek, which bisects the community, contributed to the creation of the historic town center located around the intersection of Main and Landing Streets. The town offered lumber, fertile soils, and navigable waters to the Delaware River for industry, trade, manufacturing, and transport.

Lumberton Township is almost entirely within the Inner Coastal Plain, and the soils are generally productive agricultural soils. The waterways bisecting the community result in large areas of wooded wetlands and steep slopes along riverbanks. Bobby’s Run named after an English colonial settler, Doctor Robert Dinsdale, the Southwest Branch of the Rancocas Creek, and Masons Creek flow into the South Branch of the Rancocas Creek within the Township.

Study Area Parcels and Surrounding Area

The Study Area is comprised of 7 lots totaling approximately 110 acres, and is located at 82 Fostertown Road, south of its intersection with Medford-Mt. Holly Road (aka Main Street, CR 541). The Southwest Branch of the Rancocas Creek is located to the east, and forms part of the Study Area boundary, and to the south, the Study Area is bounded by Medford Township. The Study area is bounded by Bridge Road to the north and primarily by Fostertown Road to the west. A portion of the Study Area is used as agriculture however, the southern portion of the Study Area contains land uses associated with the Flying W Airport. These uses include a portion of the runway, airplane storage, office space, a hotel, and a café. Steep slopes, wetlands, wetlands buffers, and Flood Hazard Areas exist in the Study Area and encompass portions of the property along the creek and around portions of Fostertown Road.

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The parcels in the Study Area are within the RA Rural Agricultural District. A detailed analysis of each parcel in the Study Area can be found below. The maps include an aerial image, tax map, zoning map, wetlands, soils, slopes, flood hazard area, wetlands, land use/ land cover, State Plan Map, and Smart Growth Planning Areas Map.

The surrounding area of the Study Area is zoned RA Rural Agricultural and contains open agricultural fields, wooded wetlands, and large lot residential homes. There are agricultural fields and a golf course located across the Southwest Branch of the Rancocas Creek. South of the Study Area is a portion of the Flying W Airport & Resort, in Medford Township.

Aerial Image Location Map

Source - aerial imagery courtesy of Google Satellite obtained June 15, 2020.

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Parcel Data

The following table characterizes the parcels in the study area, consistent with the mapping and describes ownership, property address, approximate acreage, property class, zone, and use.

The Map ID column assignment corresponds to the Map ID as illustrated on the Aerial Image Location Map, previous page, and consolidated Tax Map sheets 9 and 9.01, following page. Source - Department of the Treasury, Division of Taxation, Burlington County, NJ MOD-IV data, record details as of June 10, 2020, obtained June 15, 2020. Table 1 - Tax Parcel Information

PARCEL INFORMATION MOD IV Data Source; Division of Taxation, Burlington County; Last updated 6/10/20; Obtained 6/15/20 Map Property Approx. Property Use/ Block Lot(s) Owner Zone ID Address Acres Class Description Cave Holdings, - Flying W, 92 Fostertown A 41 6 LLC Road 5.05 3B RA Q-Farm Cave Holdings, - Flying W, 81 Fostertown B 43 1 LLC Road 1.39 1 RA Vacant Cave Holdings, - Flying W, 82 Fostertown C 46.01 2.01 LLC Road 45.98 4A RA Airport Cave Holdings, - Flying W, 82 Fostertown D 46.01 2.02 LLC Road 0.00 4A RA Flood Hazard E 41 3.01 Rockhill Farms, LLC 22 Bridge Road 56.51 3B RA Q-Farm w/ L8 Q-Farm w/ F 41 8 (see B 41, Lot 3.01) RA L3.01 90 Fostertown G 41 7 Lumberton Township Road 0.48 15C RA Vacant

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Tax Map

Source – Tax Map Sheets 9 and 9.01 downloaded from the Lumberton Township website and last updated to October 12, 1993 by Richard A Alaimo Associates (consolidated by TDG).

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Existing Development Regulations, Zoning, Map, and Performance Standards

The study area is located within the RA Rural Agricultural District. The RA District permits airports, single family dwellings, farms, and golf courses and associated accessory uses and structures. Home occupations, hospitals, philanthropic, charitable, quasi-public buildings, and recreational areas are permitted conditionally in the district. Restaurants and motels are not permitted. On September 11, 2018, the zoning was amended by Ordinance 2018-25 to remove transfer of development rights designations. Previously the parcels were a designated sending district in this portion of the community. The amendment increased the underlying density from 1 dwelling unit per 5 acres to restore the original RA District where 2 acres per dwelling unit is now the residential base density. The municipal development regulations, entitled, design and performance standards, contain a cluster provision at §130-27 where the number of dwelling units are not permitted to exceed the underlying density, consistent with the Municipal Land Use Law and underlying case law. Source – Lumberton Township Zoning Map, by Lumberton Township Public Works Department, last revised February 11,

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Existing Land Use

The NJDEP Land Use Land Cover mapping illustrates the developed nature of the airport and as surrounded by agriculture, wetlands, forested area, and water. The existing land use in the study area is partially developed as an airport, with accompanying hangars, tie-down areas, runways, service buildings, restaurant, café, bar, and motel. A portion of the entertainment complex and runway extends from Lumberton Township into Medford Township. The study area also includes agriculture, streams, ponds, forested area, and wetlands.

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Environmental Constraints

The following map illustrates wetlands, surface water, and slopes. Significant portions of the Study Area are impacted by the constraints as shown.

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Flood Hazard The map below illustrates the floodway and flood hazard areas, along the Southwest Branch of the Rancocas Creek. The forested area shown on both maps reflects areas of steep slopes, wetlands, and areas of flood. Source: FEMA FIRMette, downloaded June 26, 2020.

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Analysis, Redevelopment/ Rehabilitation Designation, Recommendation

As discussed in Section II above; for a delineated area to be considered an “Area in Need of Redevelopment” the parcels must meet one or more of the statutory criteria, as set forth in NJSA 40A:12A-5: a. The generality of buildings are substandard, unsafe, unsanitary, dilapidated, or obsolescent, or possess any of such characteristics, or are so lacking in light, air, or space, as to be conducive to unwholesome living or working conditions; b. The discontinuance of the use of a building or buildings previously used for commercial, retail, shopping malls or plazas, office parks, manufacturing, or industrial purposes; the abandonment of such building or buildings; significant vacancies of such building or buildings for at least two consecutive years; or the same being allowed to fall into so great a state of disrepair as to be untenantable; c. Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital; d. Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and sanitary facilities, excessive land coverage, deleterious land use or obsolete layout, or any combination of these or other factors, are detrimental to the safety, health, morals, or welfare of the community; e. A growing lack or total lack of proper utilization of areas caused by the condition of the title, diverse ownership of the real properties therein or other similar conditions, which impede land assemblage or discourage the undertaking of improvements, resulting in a stagnant and unproductive condition of land potentially useful and valuable for contributing to and serving the public health, safety and welfare, which condition is presumed to be having a negative social or economic impact or otherwise being detrimental to the safety, health, morals, or welfare of the surrounding area or the community in general; f. Areas, in excess of five contiguous acres, whereon buildings or improvements have been destroyed, consumed by fire, demolished or altered by the action of storm, fire, cyclone, tornado, earthquake or other casualty in such a way that the aggregate assessed value of the area has been materially depreciated; g. In any municipality in which an enterprise zone has been designated pursuant to the "New Jersey Urban Enterprise Zones Act," P.L.1983, c.303 (C.52:27H-60 et seq.) the execution of the actions prescribed in that act for the adoption by the municipality and approval by the New Jersey Urban Enterprise Zone Authority of the zone development plan for the area of the enterprise zone shall be considered sufficient for the determination that the area is in need of redevelopment pursuant to sections 5 and 6 of P.L.1992, c.79 12 (C.40A:12A-5 and 40A:12A-6) for the purpose of granting tax exemptions within the enterprise zone district pursuant to the provisions of P.L.1991, c.431 (C.40A:20-1 et seq.) or the adoption of a tax abatement and exemption ordinance pursuant to the provisions

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of P.L.1991, c.441 (C.40A:21-1 et seq.). The municipality shall not utilize any other redevelopment powers within the urban enterprise zone unless the municipal governing body and planning board have also taken the actions and fulfilled the requirements prescribed in P.L.1992, c.79 (C.40A:12A-1 et al.) for determining that the area is in need of redevelopment or an area in need of rehabilitation and the municipal governing body has adopted a redevelopment plan ordinance including the area of the enterprise zone; and h. The designation of the delineated area is consistent with smart growth planning principles adopted pursuant to law or regulation. Statutory Criteria for Rehabilitation Area Determination

Per the LRHL (C.40A:12A-14), a delineated area may be determined to be in need of rehabilitation if the governing body of the municipality determines by resolution that a program of rehabilitation, as defined in section 3 of P.L.1992, c.79 (C.40A:12A-3), may be expected to prevent further deterioration and promote the overall development of the community; and that there exist in that area any of the following conditions such that: (1) a significant portion of structures therein are in a deteriorated or substandard condition; (2) more than half of the housing stock in the delineated area is at least 50 years old; (3) there is a pattern of vacancy, abandonment, or underutilization of properties in the area; (4) there is a persistent arrearage of property tax payments on properties in the area; (5) environmental contamination is discouraging improvements and investment in properties in the area; or (6) a majority of the water and sewer infrastructure in the delineated area is at least 50 years old and is in need of repair or substantial maintenance. Parcels C, D, and B - Block 46.01, Lot 2.01; Block 46.01; Lot 2.02; and Block 43, Lot 1

South of the site, in Medford Township, the Flying W Airport, contains portions of the airport, serving the overall property. This portion of the site contains an entertainment area including a pool, covered pavilion, and recreation, which are largely accessory to the Flying W restaurant, bar, café, and motel, located in Lumberton. The Medford site includes event parking, storage buildings, hangars, plane tie down, office space, and part of the main runway.

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The owner of parcels in the area has worked with the adjoining Township of Medford to design and implement a project which satisfies a portion of Medford Township’s affordable housing obligation, consistent with Medford’s Housing and Land Use Plans. The Flying W Airport and accompanying improvements within each Township are required to maintain the operations of the Flying W Airport and Resort. The improvements located within Medford including the runway, hangars, offices, pool, recreation, ground mounted plane tethers, portions of on-site improvements, and access are proposed to be demolished in favor of the development of 450 units, consisting of 360 age restricted market rate units, and including a 20% setaside of 90 very-low, low, and moderate income family units. The family units in Medford Township will be located at the southernmost portion of the overall Medford site, closest to Worrell Field and Church Road.

Medford Township Council is developing a Redevelopment Plan for the site, which has neither, been referred to the Planning Board for review, nor adopted in Medford. Currently, the Conceptual Plan – Flying W Airport (see Appendix C) proposes a tract area of 111.6 acres in Medford and 62.57 acres in Lumberton for a total of 174.17 acres. Further, that 12.6% of the overall parcels or 22 acres of 174.17 acres are proposed to be retained for the open space and recreation needs of the residents of the development including clubhouse, active recreation, walking paths, and gathering areas. The active recreation is primarily located within Lumberton Township, as shown. Approximately 40% of the lands or 45.25 acres of 111.60 acres within Medford; and 30% of the lands or 19.01 acres of 62.57 acres within Lumberton are restricted by wetlands, wetlands buffers, steep slopes, and Flood Hazard Areas. Medford Township is making an application to modify the Sewer Service Area so that water and sewer can be extended to the development in Medford and Lumberton. The goal is to provide service to the entire development in both communities.

Decommissioning and demolishing the portions of the Flying W Airport & Resort in Medford will be detrimental to the remaining improvements within Lumberton. The lands used by the Flying W Airport and Resort, including the buildings and improvements Block 46.01, Lots 2.01 and 2.02 and unimproved overflow parking lot on Block 43, Lot 1 face competition from South Jersey regional airport located 2 nautical miles from the facility. The buildings and improvements suffer from an obsolete layout The abandonment and removal of the portion of the runway, parking, tie down, hangars, pool, and outdoor serving area in Medford Township in favor of an inclusionary housing development will preclude the use of the airport. The remaining portion of the facility in Lumberton, which is already partially abandoned, will be fully obsolete, which is a detriment to the community.

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Parcel C - Block 46.01, Lot 2.01

Block 46.01, Lot 2.01 (Parcel C) contains the Flying W restaurant, café, and bar which appears to have been converted from a residence and can be seen on aerial photos as far back as 1931. Aerial photography from 1956 clearly illustrates that the Flying W property was originally used for agriculture with some small planes visible, which were likely used for crop dusting. The hotel was constructed in the early 1960s when the property became an airport. In 1987, an application was made to construct 11 airplane hangars on Block 46, Lot 2 (Parcels C & D) which was denied by the Zoning Board. The facts of the case note that all planes on the subject site are tied down out of doors and not under cover.

The airplanes were tied down on-site until hangars located on lot 2.01 (Parcel C) and perhaps portions of lot 2.02 (Parcel D) were approved and constructed in the late 1990s and early 2000s. In 1999, Block 41, Lots 3.01 (Parcel E) and 8 (Parcel F); Block 43, Lots 1 (Parcel B), 2.01 (Parcel C), and 2.02 (Parcel D); and Block 46.01, Lots 1.01, 2.01 (Parcel C), and 2.02 (Parcel D) obtained Board approval for additional hangars for small aircraft. The hangars were noted to be required to meet demand on the site for interior storage space. It is not clear from the records when the initial hangar on-site was constructed. Additionally, in 1999, an approval was obtained for centralized airfield lighting, taxi edge lighting, beacon, and tower. In 2000, Block 46.01, Lot 2.01 (Parcel C) sought additions for office, administration, and classroom space, which was approved.

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The Flying W is becoming obsolete, requiring the investment of private capital at an operating loss for maintenance. According to correspondence provided by the landowner’s attorney, the airport, resort, and real estate holding company have operated at a $100,000 per year average loss over each of the last five years. Additionally, maintenance of buildings, such as roof repair or replacement, and runway and tie down area resurfacing, or repair is being deferred. The operation buildings, bar, restaurant, and motel require repairs and upgrades. All roofs and other exterior improvements to replace disintegrating wood, appear to require replacement.

The owner reports that the motel vacancy rate average was 5%, between October of 2018 and April of 2019 but increased to 40% from May 2019 to September 2019. In September of 2019, the motel was closed for the winter due to excessive operational costs. The motel and restaurant require new or upgraded heating and ventilation systems. The second floor of the restaurant has been closed since October of 2009, because a sprinkler system is required and has not been installed. The lower level of the restaurant was closed several years ago due to operating losses and is also in need of major repairs and upgrades. The lower level restaurant is occasionally rented however, outside catering is required. Food service is still provided at the bar and the outdoor portions of the facility, but due to current COVID-19 health and safety regulations the indoor bar remains closed. Similarly, the outdoor space is proposed to open with the limitations placed upon outdoor dining and drinking due to public health and safety concerns surrounding the pandemic.

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The portion of the Flying W Airport in Lumberton Township contains approximately 25 to 30 percent of the 3,496-foot runway that continues into Medford Township. The owner stated that an approval for runway extension was sought from Lumberton in 2004 but was not approved. The general aviation airport, which was constructed in 1962, does not contain runways large enough for jets or larger planes. The owner notes that in the last 15 to 20 years there has been a slow and steady decline in the aviation industry. Flying W has been particularly impacted by mandated Federal Aviation Administration (FAA) guidelines and procedures for maintenance, repair, and certification, which are cost prohibitive. At one time, there were three aircraft maintenance businesses located on the site, where only two remain. One flight school operates at the facility, where two other schools closed in 2014. There were five companies with helicopters based on site where there are now two. Government funding requires deed restrictions requiring continued operations of the airport for a period of 10 to 20 years or a requirement to repay the grant on a pro rata basis.

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The South Jersey Airport, an NJDOT facility, is located within Lumberton Township, 2 nautical miles west of the Flying W Airport, providing competition for the smaller airport. The attorney for the property owner has supplied a correspondence stating: “Additionally, the South Jersey Airport, as a designated “relief” airport, which is an airport designated to provide relief or additional capacity to an area when primary commercial airports(s) reach capacity. As a result, the South Jersey Airport is eligible for federal and state funding for payment of improvements. To the extent that state funding is available for improvements to the Flying W, as “non-relief” airport, the owners must pay a 5% assessment, where the South Jersey Airport would not have such an expense.”

The FAA National Plan of Integrated Airports (2019-2023) (NPIAS) dated September 26, 2018 designates South Jersey Regional as a “regional” airport and estimates that development of the South Jersey Airport will approach $10 million. There are some General Aviation Airports listed in the Plan in New Jersey however, Flying W is not among them. Furthermore, the attorney also characterizes that General Aviation (GA) is a dying industry which was popular from the 1950’s to the 1980’s. For example, Cessna Aircraft Company has stopped making single-engine piston planes. Piper Aircraft Company declared bankruptcy and Beech Aircraft has shut down most of its piston production line. By 1994, airplane shipments of GA aircraft declined 95% from the previous decade and the industry lost over 100,000 jobs.

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The New Jersey State Airport System Plan of 2006 characterizes Flying W, as a Core Airport, an airport offering limited facilities and services, runways which support small single and twin engine general aviation aircraft, a minimum runway length of 2,200 feet, and meeting certain design standards. The report characterizes that only seven of the 28 (in 2006) private airports are eligible to receive federal Airport Improvement Program (AIP) funding. As characterized above, Flying W is not one of those eligible airports. The Plan cites several factors negatively impacting private airport facilities: (1) high property tax burden; (2) significant costs associated with regulatory compliance; and (3) inordinate expense and resistance when attempts are made to expand or improve an airport. The plans note that airport owners continuously expend capital and experience economic losses. Privately owned, public use general aviation facilities close because owners receive relatively low return on a large amount of capital encumbered in real estate. Furthermore, the plan states viable private airport businesses must be able to accommodate aircraft which require runways longer than 2,000 to 3,000 feet.

The 2040 Regional Airport System Plan, by the Delaware Valley Regional Planning Commission, dated July 14, 2014 outlines the aviation infrastructure in the region, using data such as but not limited to the number of based aircraft and operational and capacity forecasts to make system development and investment recommendations. Preserving the existing public use GA airport system was one of the 5 main priorities of the study. In 2014, Flying W was deemed the busiest regional GA airport, attributed to the resort-like amenities located on site. In 2009 there were 115 based aircraft on site, which reduced to 104 in 2014. The owner’s attorney reports that there are currently 110 based aircraft. The report suggests that South Jersey Regional Airport may the beneficiary of any reductions in based aircraft.

Parcel C meets the statutory criteria a, b, and d.

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Parcel D - Block 46.01, Lot 2.02

The buildings in Block 46.01, Lot 2.01 (Parcel C) and perhaps portions of 2.02 as characterized are substandard, unsafe, and obsolescent. Lot 2.02 (Parcel D) is located primarily along the Southwest Branch of the Rancocas Creek, and is almost entirely within the Flood Hazard Area however, there is a 20 feet wide linear connection located separating Lot 2.01 (Parcel C) from Block 46.01, Lot 1.01 that continues between Lot 2.01 and Block 41, Lot 3.01 (Parcel E), without connecting to Fostertown Road.

Parcel D meets the statutory criteria a and b.

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Parcel B - Block 43, Lot 1

Block 43, Lot 1, containing approximately 1.4 acres, is the only parcel illustrated on the west side of Fostertown Road. The parcel is vacant and principally used by the Flying W for overflow parking during events.

Parcel B meets the statutory criteria c.

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Parcel A - Block 41, Lot 6

Block 41, Lot 6, containing approximately 5.05 acres is used for agriculture. A prior approval permitted 1 dwelling unit / 5-acres on the parcel and that density remains.

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Parcel E - Block 41, Lot 3.01

Block 41, Lot 3.01, containing approximately 56.51 acres is also used for agriculture. The former railroad right of way portion of this lot separates Block 41, Lot 6 (Parcel A) from Block 46.01, Lots 2.01 (Parcel C) and 2.02 (Parcel D).

A portion of Block 41, Lot 3.01 (Parcel E); and Block 41, Lot 7; were included in the study area because they are owned by various entities and impede land assemblage and access between Block 41, Lot 6 (Parcel A); Block 46.01, Lot 2.01 (Parcel C); and Block 41, Lot 8 (Parcel F). Additionally, these lands can be elevated from an unproductive condition and potentially useful and valuable, contributing to the community, the county, and the region. Consolidation of the lots, creating contiguous lands will provide the opportunity to cluster development, inhibit sprawl, reduce infrastructure costs, create equity, preserve agricultural lands, and conserve open space.

In 2002, A General Development Plan (GDP) approval was obtained for Block 41, Lots 3.01, 4.01, and 6 [sic] and Block 46.01, Lot 1.01 consisting of approximately 170 acres to enlarge the Golden Pheasant Golf Club, adding 9 new holes and reconfiguring 2 other holes. The plan proposed 5 residential lots on 2 to 5-acre sites, a clubhouse with capacity for 500 people, as well as a pool and tennis courts.

In 2003, Block 41, Lots 3.01 (Parcel E), 4.01, and 6 (Parcel A) and Block 46.01, Lot 1.01 were the subject of litigation per Rockhill Farms, LLC v. Township of Lumberton litigation (BUR- L-3300-02) as detailed in the Consent Order Approving Settlement, executed October 22,

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2003. That litigation held and expanded upon the GDP approval (above) to lands contiguous to the Rockhill Farm increasing the number of lots to that which could be built on the referenced properties or surrounds on 5-acre lots; and permitted the further expansion of the golf course. The plaintiff was responsible for construction of a sanitary sewer line to serve the clubhouse, golf course, and Flying W Airport and Resort. The approval was further expanded to permit 3 on-site or off-premise, changeable copy, illuminated signs, of varying sizes and heights, at three locations.

The definition of Redevelopment Area permits the inclusion of additional parcels which are not detrimental to the public health, safety, and welfare, but are found necessary for the effective redevelopment of the area of which they are a part. Parcel E satisfies the definition, specifically the abandoned railroad right-of-way bisecting Parcel A and Parcel C.

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Parcel F - Block 41, Lot 8

Block 41, Lot 8 is an extremely small parcel containing approximately 3,500 square feet, fronting Fostertown Road that is included per the tax data with Block 41, Lot 3.01 as agriculture.

Parcel G - Block 41, Lot 7

Block 41, Lot 7 is a 0.48-acre parcel that Lumberton Township obtained in 1974 via a foreclosure deed, fronting on Fostertown Road. The parcel bisects lots 6 and 8 and is bounded by the portion of lot 3.01. The unimproved, vacant land is significantly undersized, where its use as a buffer, pedestrian way, and for street trees will contribute to the public way of Fostertown Road.

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IV. Planning Context

The State Plan

The State Plan map illustrates the area as PA-4 Rural Planning Area and shows the creek, pond, and surrounding rural development. The state mapping does not illustrate the developed land use of the airport at the lower portion of the Study Area as shown on the NJDEP Land Use/ Land Cover mapping. Both municipal plans treat the Flying W Airport as a special district and permit the use in the rural zone.

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Smart Growth Planning Areas

The Study Area is outside the State designated Smart Growth Planning Areas, however, there may be an opportunity to implement smart growth. Smart Growth is a set of planning principles implemented to achieve better development based upon local and regional considerations. The Study Area, inclusive of additional lands provides opportunities to satisfy smart growth policy objectives, such as: • Provide housing choice. • Preserve land and rural landscapes including agriculture, natural resources, habitat corridors, and ecological systems. • Promote economic and social equity, and community. • Optimize infrastructure investment and capacity. • Promote pathway interconnectivity, with networks and trails for pedestrians creating opportunities for healthy communities.

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Sanitary Sewer Service Areas – Lumberton and Medford

Medford Township anticipates obtaining approval to extend the Medford Sanitary Sewer Service Area north, as the result of the inclusionary housing development proposed directly south of the Study Area. The extension of sanitary sewer by the Mt. Holly Municipal Utilities Authority is not proposed or required in the future to accommodate the development. The map below illustrates the current SSA within both communities. Sources – Burlington County and NJDEP.

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Burlington County

The 2008 Burlington County Comprehensive Farmland Preservation Plan (2009-2018) highlights the importance of the preservation of agriculture, seeking to sustain farmers and preserve farmland in the county. The Acquisition Targeting List (ATL) program satisfies the first goal of the Plan, which is to preserve an additional 20,000 acres of farmland. The ATL utilizes three criteria, including septic suitability, agricultural soil quality, and development potential to determine site suitability for farmland preservation. Sites are designated “Priority” when they satisfy one of the following: high quality agricultural soil, high risk of development, significant size or location, and/or exceptional value. Source – Burlington County Farmland Preservation Program West Project Area Map.

The plan characterizes that in October of 1994, Lumberton Township adopted a Master Plan establishing a voluntary TDR program, resulting in approximately 700 acres of preserved farmland. The plan notes that over 1,000 acres have been preserved in Lumberton.

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Lumberton Township is within the county’s ‘West Project Area’ and it should be noted that the West Map illustrates the large parcels of Block 46.01, Lot 1.01 and Block 41, Lot 3.01 as ATL Priority and the nearby Block 46.01, Lot 3.01 as ATL Alternate. A Delaware Valley Regional Planning Commission Mapping from the 2007 Environmental Resource Study is affixed as Appendix D.

The Burlington County Parks and Open Space Master Plan, approved by the Freeholders in August 2002, outlines strategies for the acquisition of open space and the development of a parks system, to meet County and Regional demands. Trail connections to existing and proposed county and municipal open space, as well as the Rancocas Creek Greenway are planned. The area is envisioned to provide passive recreation via trails through Lumberton, from Medford to Mt. Holly.

The Plan identifies specific target areas including the Mason’s Creek/ Rancocas Creek, Southwest Branch Project Area, focusing on linkages to public and private open space areas, and land acquisition and development, along the abandoned rail right-of-way and the creeks.

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Township Master Plan

The 2019 Master Plan Reexamination Report notes the continuing goals and objectives of the municipality. The plan recognizes the existing air transport facilities and supports the continuance of the airports at the existing level and size. Regulation applying to South Jersey Airport is noted as of concern where compatible land uses, and additional guidance should be provided within the airport runway zone. Flying W is within the Rural Agricultural District where 2-acre densities are required for agriculture and residential uses. Furthermore, the plan notes the designated Redevelopment Area within Medford Township, and that both airports may undergo significant alterations, significantly impacting land use patterns. The land use plans have consistently classified the Flying W Airport as a commercial land use.

The 2018 Third Round Housing Element and Fair Share Plan dated August 5, 2018 with Court Ordered Revisions and Additional Appendices Provided on December 16, 2018, addressed in great detail, the Riverfront, Flying W - Concept Plan, (attached as Appendix E). The plan was submitted to the Township as a potential inclusionary housing development, which includes all the parcels in the Study Area; Block 41, Lots 3.01, 6, and 7, and 8; Block 46.01, Lots 1.01, 2.01 and 2.02; except Block 43, Lot 1 and adds Block 46.01, Lot 1.01 and Block 41, Lot 4.03. (Note: the plan does not cite the blocks and lots correctly in the title block, where Block 46.01, Lot 1.01 and Block 41, Lot 3.01 only are listed).

The conceptual plan proposed 1,017 single family dwellings, townhouses, and apartments including a 15% setaside of 153 low- and moderate-income rental units. The approximate land area shown pursuant to the tax data is 238 acres with a permitted density of 1 dwelling unit per 2 acres or 0.50 dwelling units per acre the residential density for the entire site would yield 119 dwellings. The Riverfront, Flying W – Concept Plan provides a density of approximately 4.27 dwelling units per acre based upon the land area of 238 acres (1,017units/238 acres=4.27). The density illustrated greatly exceeds the permitted density. The MOD-IV data for the additional parcels on the Concept Plan is provided below, however said parcels are not included in the Study Area. Table 2 - Adjacent Parcel Information ADJACENT PARCEL INFORMATION MOD IV Data Source; Division of Taxation, Burlington County; Last updated 6/10/20; Obtained 6/15/20 Map Property Approx. Property Use/ Block Lot(s) Owner Zone ID Address Acres Class Description Rockhill Farms, 102 Fostertown NA 41 4.03 LLC Road 13.59 3B RA Q-Farm Rockhill Farms, NA 46.01 1.01 LLC 28 Bridge Road 115.25 3B RA Q-Farm

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The site was “deemed not currently appropriate for affordable housing’, in the 2018 Housing Plan Element and Fair Share Plan (the portion discussing the Concept Plan attached as Appendix F). The plan goes on to characterize specifically the following: • Development of the site would require decommissioning the airport. • The site is located within Rural Planning Area 4 of the State Plan. • The site was located within the RA/S, “Sending” District. The Housing Plan cites prior Master Plans that more intensive development in Lumberton is intended to occur in the northeastern portion of the community. Specifically, to encourage orderly growth and efficient use of existing municipal infrastructure and facilities. The Lumberton Master Plan dated 1994 to 2009 mentions both airports, Flying W and South Jersey. The Plan recognizes the historic role of the air facilities and supports the continuance of the activities occurring on the sites at the existing level and size. There is an emphasis on the preservation of farmland in the area to avoid potential land use conflicts and nuisance issues from air traffic to residential uses.

The 2009 Reexamination of the Master Plan notes that Lumberton adopted and implemented a Transfer of Development Rights (TDR) Program. TDR was implemented due to concerns about sprawl and residential development on 2-acre lots on individual well and septic systems within the RA Zone. The objectives of the program were to preserve agricultural lands and open space. The report cites modest gains due to sanitary sewer service limitations and lack of participation by landowners.

The Farmland Preservation Plan Element dated January 20, 2015 notes that development rights are allocated to properties within the RA/S TDR Sending District, which was the prior zone designation for the parcels. The sending area comprised 2,868 acres or 35% of the Lumberton’s land area. As of 2004, 840 acres of farmland were preserved under the TDR program. The Plan suggested that the TDR program’s effectiveness is finite, and the Planning Incentive Grant program is cited as a secondary method to retain farmland. Block 46.01, Lots 1.01 and Lot 3.01 and Block 41, Lot 3.01 are listed on the Lumberton Township Proposed Targeted Farmland and Open Space List affixed to the plan.

The 2002 Reexamination Report lowered the underlying density within the RA/S District from 1 dwelling unit per 2 acres, to 1 dwelling unit per 5 acres. The objective was to provide sufficient land for small farms where 2 acres is undersized; and to reduce the base densities of the receiving areas.

The Transfer of Development Rights (TDR II) Element adopted on November 6, 1997 responded to concerns about residential sprawl impacts within the RA Area. The expansion of the RA/S included all the properties within the Study Area. The development credits and underlying density were based upon soil suitability for agriculture and septic systems, with higher quality soils given a greater density and lower quality soils a lesser density. Additionally, there were minimum lot area, farmland assessment, and clear title requirements to participate in the program.

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Local Agreements On January 16, 2020, the Governing Body authorized a four-party agreement between the Fair Share Housing Center, Cave Holdings-Flying W, LLC, and the Townships of Lumberton and Medford via Resolution 2020-040A. The nonbinding Memorandum of Understanding between Cave Holdings-Flying W, LLC, and the Townships of Lumberton and Medford conditions the following:

a. The parties diligently seek to enter into a four-way agreement with Fair Share Housing Center relieving Lumberton of any affordable housing obligations related to the development either now or in the future. b. A municipal joint services agreement providing that Medford will serve the market rate units and recreation facilities in Lumberton with Medford Township public water and sewer service, with the caveat that same will not be extended further into Lumberton. c. The areas in both municipalities will be declared Non-Condemnation Redevelopment Areas pursuant to the LRHL and applicable to Lumberton the following: i. Furthermore, any Redevelopment Agreement will include the use, sale, or surrender of the consumption liquor license. ii. Dismissal, with prejudice, a 2003 Consent Order Rockhill Farms, LLC. V Township of Lumberton (BUR-L-3300-02). iii. The residential unit density permitted on Rockhill Farms, also known as Block 41, Lots 3.01 and 4.03, and Block 46.01, Lot 1.01 is one single family home per 2 acres.

V. Summary & Conclusions

The Land Development Board has determined that the following parcels, as identified on the Lumberton Township Tax Maps meet specific statutory criteria of NJSA 40A:12A-5 to be considered a Non-Condemnation Area in Need of Redevelopment: Block 46.01 Lot 2.01 Block 46.01 Lot 2.02 Block 43 Lot 1 The Land Development Board has determined that the following parcels, are necessary pursuant to the definition of a Redevelopment Area where the land and buildings themselves may not be found to be detrimental to the public health, safety, or welfare; but the inclusion of which is found necessary for the effective redevelopment of the area of which they are a part: Block 41 Lot 3.01 Block 41 Lot 6 Block 41 Lot 7 Block 41 Lot 8

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Appendices A - F

Appendix A – Resolutions 2020-040B and 2020-102

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Appendix B - Study Area Map

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Appendix C - DRAFT Conceptual Plan – 120 units

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Appendix D - Agricultural Quality of Lumberton Soils

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Appendix E - Riverfront Flying W Concept Plan 1,017 units

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Appendix F – Rockhill Farms excerpt from 2018 Amended Housing Plan Element and Fair Share Housing Plan, Environmental Resolutions, Inc., December 16, 2018

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Bibliography 1. Local Redevelopment and Housing Law. 2. Parcels and MOD-IV of Burlington County, NJ, 2020; obtained via NJGIN Open Data Portal http://njogis-newjersey.opendata.arcgis.com/datasets/parcels-and-mod-iv-of-burlington- county-nj-shp-download?geometry=-77.339%2C39.493%2C-72.112%2C40.231 3. “Policy Map of the State Development and Redevelopment Plan”. State of New Jersey Department of State. 4. Planning Area Boundaries of the NJSDRP Shape File, obtained via NJGIN Open Data Portal https://njogis- newjersey.opendata.arcgis.com/datasets/6612a7d2b6334787b1109efbfa2fa601_0 5. 2020 Google Maps Aerial Image 6. “Smart Growth Areas Map”. State of New Jersey Department of State. http://www.nj.gov/state/planning/maps/smartgrowthareasmap.pdf 7. Smart Growth Areas Shape File, obtained via NJGIN Open Data Portal: https://njogis- newjersey.opendata.arcgis.com/datasets/9d6c7539b9de4fe09a1231a3b5c1381e_0 8. Wetlands of New Jersey (from Land Use/Land Cover 2012 Update), obtained via NJGIN Open Data Portal http://njogis-newjersey.opendata.arcgis.com/datasets/njdep::wetlands-of-new-jersey-from- land-use-land-cover-2012-update 9. Burlington County Property Viewer: http://burlconj.maps.arcgis.com/apps/View/index.html?appid=2bfbea3785fe48e19ce5b1bf5e0c 8402 10. Statewide Sewer Service Area for NJ: obtained via NJGIN https://njogis-newjersey.opendata.arcgis.com/datasets/njdep::statewide-sewer-service-area- for-new-jersey 11. DVRPC 2005 5-foot Interval Contours; Obtained via the PASDA http://www.pasda.psu.edu/uci/DataSummary.aspx?dataset=1147 12. 2012 NJDEP Land use/Land cover update, obtained via the NJDEP https://www.nj.gov/dep/gis/lulc12c.html 13. NJ National Hydrography dataset, obtained via NJDEP https://www.nj.gov/dep/gis/nhd2002.html 14. Flood Hazard Data for Lumberton NJ obtained via FEMA https://www.fema.gov/national-flood-hazard-layer-nfhl 15. Mason’s Creek/Rancocas Creek, Southwest Branch Project Area, created by Burlington County Department of Resource Conservation May 2002 https://www.co.burlington.nj.us/DocumentCenter/View/1497/OpenSpaceMap4gLG 16. 2019 Master Plan Reexamination Report, Environmental Resolutions, Inc., Adopted BLANK 2019, by Resolution Blank#2019. 17. Transfer of Development Rights II (TDR II) Element of the Master Plan, Environmental Resolutions, Inc., August 5, 2018. 18. 2018 Reexamination Report of the Master Plan Land Use Element Relating to the RA/S, RA/R-2, RA-R-6, and RA/ST Zoning Districts, Environmental Resolutions, Inc., August 5, 2018 and adopted August 15, 2018.

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19. 2018 Reexamination Report, Environmental Resolutions, Inc., August 5, 2018. 20. 2018 Amended Housing Plan Element and Fair Share Housing Plan, Environmental Resolutions, Inc., December 16, 2018 21. Lumberton Township Zoning Map, Lumberton Township Public Works Department, July 15, 1999 with revisions to February 11, 2008. 22. 2009 Periodic Reexamination of Master Plan with Existing Land Use Classification Map, Remington, Vernick, & Arango Engineers, adopted October 15,2009 by Resolution #2010-9. 23. 2008 Official Map, Township Committee, Ordinance #2008-7. 24. 2007 Municipal Stormwater Management Plan Element, Lumberton Township Engineering Department. 25. 2007 Environmental Resource Inventory, Delaware Valley Regional Planning Commission. 26. 2006 Official Greenway Map, Delaware Valley Regional Planning Commission. 27. 2005 Farmland Preservation Plan Element of the Master Plan, Clarke, Caton, Hintz, adopted January 20, 2005. 28. 2005 Recreation and Open Space Inventory, Lumberton Township. 29. 2003 Recreation and Conservation Master Plan Elements, Marc R. Shuster, May 1, 2003. 30. 2002 Master Plan Reexamination Report, Marc R. Shuster, August 19, 2002. 31. 2000 Reexamination of Master Plan Land Use Element Relating to the I-3 Zoning District, Marc R. Shuster, October 5, 2000. 32. 1994 Master Plan, Queale & Lynch, Inc., updated by Remington, Vernick, & Arango Engineers (June 2009), October 26, 1994. 33. Resolution 2020-040A, A Resolution Authorizing a Four Party Agreement Between Cave Holdings- Flying 2, LLC., Fair Share Housing Center, and the Townships of Lumberton and Medford, January 16, 2020. 34. Resolution 2020-040B, A Resolution of the Township of Lumberton Directing the Township Land Use Board to Conduct a Preliminary Investigation to Determine Whether a Portion of Block 41, Lot 6, Block 43, Lot 1, and Block 46.01k, Lot 2.01 Qualify as an Area in Need of Redevelopment as Defined in N.J.S.A. 40A:12A-6, January 16, 2020. 35. Resolution 2020-054, Authorizing Execution of a Shared Services Agreement Between the Township of Lumberton and the Township of Medford, February 20, 2020. 36. Resolution 2020-102, Resolution Amending Resolution 2020-040B to Ask the Planning Board to Investigate an Additional Block and Lot Pursuant to The New Jersey Local Redevelopment and Housing Law., June 18, 2020. 37. Ordinance 2018-25, Township of Lumberton, Ordinance of the Township of Lumberton Amending Chapter 130 Entitled “the Township of Lumberton Development Regulations Ordinance,” by Repealing the Transfer of Development Rights Program at Sections 130-62.1, 130-62.2, and Amending Section 130-71 Entitled, “Schedule of Limitations” to Amend Requirements for the Rural Agricultural Zone and Associated Sections in Accordance with N.J.S.A. 40:55D-65. 38. Nelson, Brian, Esq., Attorney for the Applicant, Email correspondences, June 2020. 39. Darji, Rakesh, Engineer for the Board, Teleconferences and Email correspondences, June 2020. 40. Consent Order Approving Settlement, Rockhill Farms, LLC v. Township of Lumberton litigation (BUR- L-3300-02) Block 41, Lots 3.01 (Parcel E), 4.01, and 6 (Parcel A) and Block 46.01, Lot 1.01 executed October 22, 2003. 41. Planning Board Resolution 36-2002, Rockhill Farms, LLC/ Golden Pheasant Country Club, General Development Plan Approval, June 6, 2002. 42. Planning Board Resolution 80-2000 Cave Holdings for Flying W Airport Building Expansion Covering Property Identified as Block 46.01, Lot 2.01 on the Tax Maps of the Township of Lumberton, December 7, 2000.

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43. Planning Board Resolution 1999-90, Flying W Airport for Site Plan Approval for Certain Electrical and Lighting Improvements to the Site for Property Identified as Block 41, Lot 8 and 3.01, Block 43, Lot 1, 2.01, 2.02, and Block 46.01, Lots 1.01, 2.01, and 2.02 on the Tax Maps of the Township of Lumberton, December 6, 1999. 44. Planning Board Resolution 1999-20, Flying W Airport for Preliminary and Final Site Plan Approval for a Development Involving Property Identified as Block 41, Lot 8 and 3.01, Block 43, Lot 1, 2.01, 2.02, and Block 46.01, Lots 1.01, 2.01, and 2.02 on the Tax Maps of the Township of Lumberton, December 6, 1999.

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