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Wantage Schedules Rezoning Hearing

Tax Software A sweeping revision of the townships zoning took another step Monday when the Township Land Use Board scheduled a public hearing to introduce proposed changes to the master plan.

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Software Tax At a work session meeting that was attended by about 25 residents and at least one land owners attorney, the board debated several of the proposed zoning changes. A special meeting and public hearing will be held at the Wantage School on April 7, at 7:30 p.m. to introduce the revised master plan.

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Every Landlord Tax Deduction For the past 16 months, the board has been developing a new master plan, which it hopes will be a comprehensive guide for future development and redevelopment in the community. Many of the proposed changes are reflective of the current Smart Growth policy in Trenton, which places most of Sussex County in a red zone with limited future development.

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Tax Help The new master plan offers some controversial changes, including a sweeping rezoning of much of the townships present highway commercial zone to residential zoning. Areas north of Sussex Borough below Colesville on Route 23 would become residential zones, with existing businesses remaining as pre-existing, non-conforming uses. Route 565 between McCoys Corner and the Frankford Township border would also be rezoned to residential use.

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Help Tax A hamlet-village concept would be fostered at Colesville and Beemerville, encouraging some commercial growth and permitting zoning as dense as one unit per acre. A form of cluster zoning would be employed in the hamlet-village areas where lot density would be one unit per acre, but open space would be preserved and residences would be closer together. A build-out plan envisions apartments, patio homes and even potential retail ventures in those areas.

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Ernst Ernst Guide Guide Tax Growth would be focused in the McCoys corner area near Sussex Airport. Potentially as many as eight units per acre of age-restricted housing would be permitted in the form of condos, townhouses and patio homes.

Tax Return Much of the single-family residential zones in the township would be rezoned to two-and-a-half-acre sites with environmental constraints on development. The draft offers a complicated formula for calculating site size density adjustments to accommodate for slopes, wetlands and other constraining factors.

Return Tax Board members debated the 21/2- acre lot size, with Township Committee member Rich Sytsema arguing for two acres with constraints. Sytsema argued that with Wantages many environmental constraints, two-acre sites would represent a compromise.

Guide Guide Master Master Tax Are we going to satisfy the state, or are we going to write a plan that makes sense for our community? he asked.

Tax Preparation Board member Steven Coleman questioned the proposed two-and-a-half-acre lots, noting that at most of the meetings he attended, the board had agreed on two-acre lots. Board member Michael Cecchini said the change was based on a compromise.

Preparation Tax Basically, half of the board wanted two and half wanted three. It was a compromise, Cecchini said.

Employer Tax Guide Fred Hough, a former mayor and a member of the board, argued strongly against most of the proposed changes.

Tax Services We really dont have enough land around here for two-and-a-half acres with constraints, Hough said.

Services Tax Hough argued against the hamlet idea, doubting they would develop, and said he is also against rezoning the highway areas. Hough said there are not enough commercial ratables at present and it would be unfair to those who own the land and have been paying commercial taxes for years to change the zoning.

Master Tax Guide Most of the public comment focused on the areas which would shift from commercial to residential use. Emil Conforth, who owns land on Route 565, said he had commercial plans for the land, which he felt would have been a better use than building homes, which would add new students to the school system. Students and additional services required by growth seemed to be a key issue driving the agenda for change. If we open the floodgates here, I can tell you, school districts are not getting funding, Chairman James Smith said. Its not to say I dont want people to come to this community, but it is an economic issue.

Tax Attorney By J.G. Wallace
NJ Herald - 3/11/2003

Topic: Highlands

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