Borough begins build-out analysis
Assessment will be partially funded by ANJEC matching grant
BY LINDA DeNICOLA
Staff Writer

TINTON FALLS - The borough has been awarded a Smart Growth Planning Grant of $3,445 from the Association of N.J. Environmental Commissions to develop a Build-out Analysis, an important step in protecting the local environment.

Based on information submitted by Regional Planning Partnership Inc. (RPP) to the borough, the proposed budget for the data collection, analysis and the Goal-Oriented Zoning Model study is $6,890.

"The borough does not have a full-time planner or planning staff, so its match will be in cash, from general municipal funds. However, the borough staff is fully committed to assist RPP in its data collection efforts," the application states.

Because of the size of the anticipated contract, the borough will not require a Request for Proposal for this work, nor will it be required to publicly advertise the work.

According to the Build-Out Analysis Proposal, census data on Tinton Falls show a population expanding from 12,361 in 1990 to 15,053 in 2001 to 17,528 in 2006; and housing units increasing from 6,211 to 6,889 during the 1990 to 2000 period. Additionally, office and light industry development has dramatically increased.

Among the reasons for the expansion, the increasing density of population and commerce, and consequently the contraction of open space, are: easy access to the Garden State Parkway at four exits; relatively flat topography and few water bodies so development costs are lower; and availability of undeveloped land.

The borough has had an open space tax since 1999 and has successfully obtained several parcels for passive and active recreation. However, the supply of open space is rapidly declining, and desirable parcels are scarce and expensive.

The borough administrator, mayor, council, Planning Board, Zoning Board of Adjustment, the Environmental Commission, and many citizens have expressed concern about the rapid pace of development and changes in the character of the borough.

A master plan re-examination is under way in the borough; it will take on special importance with the planned closing of the Fort Monmouth facility, most of which is located within the borough.

The final product will be a report summarizing the model used by RPP. The model will calculate zoning yield, or build-out, and based on this type and amount of development, the model will calculate the development impacts on population, employment, traffic, water

and wastewater demand, and water and air pollution.

The borough has asked that RPP also prepare the Goal-Oriented Zoning Model overview to allow borough planners to have a tool to compare zoning scenarios: build out under the existing zoning model; under the smart growth zoning model; and under some other zoning model that might be suggested by the borough.

The RPP reports will be used by the administration, council and planning board in their planning and long-term budgeting efforts. It will help identify (and justify the need for) open space for preservation and natural resources for protection.

The Project Team will be chaired by Jeffrey Rauch, engineer and a current member of the environmental commission and liaison to the Planning Board. He has served on the Open Space Committee and zoning board. In addition, he chaired the Monmouth County Environmental Commission for several years. Under an NJDEP Environmental Services Program grant, he conducted a land-use study of the Pine Brook stream corridor.

The team will have Merwin Kinkade, environmental consultant to the borough for more than 12 years, as the coordinator, arranging for the kick-off and other meetings and assuring that public outreach is accomplished.

Members of the environmental commission have agreed to work with the team, helping with data accumulation and public outreach. They include Jonathan Cohen, Jeffrey Rauch, James Wagner, Victoria Pappas-Villafane, Jeffrey King, Charles Vanderpool, Ellen Goldberg and Kinkade.

Other members of the Project Team are Borough Administrator Bryan Dempsey, Herman Silberger, chair of the Open Space Committee; Mayor Peter Maclearie (ex-officio), and at least one citizen and one Planning Board member to be named by the mayor at a later date.

The work plan began July 9 with a meeting between ANJEC, the team leaders Rauch and Kinkade, and the consultant, Regional Planning Partnership, where they will draft the grant agreement and arrange for the mayor's signature on the final agreement.

The RPP will begin data collection on Sept. 6 and complete it on Oct. 10, after which a public hearing will be held at the Nov. 13 council meeting. On Nov. 15, there will be another opportunity for public comment at a special meeting of the environmental commission.

All of the public comment will be assembled and given to the RPP and council by Dec. 14.

There will be two other opportunities for public comment in January and the final report is scheduled to go to ANJEC by Feb. 29.

This is the sixth year ANJEC has administered the grant program, funded by the Geraldine R. Dodge Foundation of Morristown. This year's round of funding totals $180,000 and brings the program over the $1 million mark in total grants to municipalities. Since inception, fully one-third (128) of the towns in New Jersey with environmental commissions have received planning money through the program to carry out studies and inventories of natural resources and open space and develop plans for more livable and environmentally sustainable communities. Grants range from $3,000