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 DRAFT Redevelopment or Rehabilitation Area Preliminary Investigation 2 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 DRAFT Redevelopment or Rehabilitation Area Preliminary Investigation 3 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 DRAFT Redevelopment or Rehabilitation Area Preliminary Investigation 4 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. DRAFT Redevelopment or Rehabilitation Area Preliminary Investigation 5 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;