U.F. still considering rezoning White Birch
Planner suggests zoning farm for residential equestrian community
BY JANE MEGGITT
Staff Writer

UPPER FREEHOLD - The idea of designating White Birch Farm as a receiving area for development in the township's revised master plan has been tabled for the time being.

At the Feb. 8 Planning Board meeting, board members spoke about the possibility of zoning the property for an equestrian community.

Although the 350-acre farm has some environmental issues, Township Planner Mark Remsa had previously suggested establishing the farm as a receiving area for between 340 and 1,900 housing units.

According to the farm's general manager, Steven Williams, White Birch brings in about $2 million annually to the local economy, including the agricultural sector. Depending on the season, Williams said White Birch Farm employs between 110 and 125 people, making it one of the largest employers in the township.

At the Feb. 8 meeting, Mayor Stephen Fleischacker said the community has misinterpreted the issue of naming White Birch Farm a receiving area for higher density.

"Most people believe there is so much investment there, [that the farm] wouldn't go anywhere," he said.

Fleischacker said people have asked if designating the farm as a receiving area would encourage it to leave town.

"Are we promoting an entity like White Birch to leave?" he asked.

Fleischacker said the intent behind designating the farm as a receiving area is that the property would make a good receiving area if the farm chooses to leave.

"We don't want to encourage them to leave," he said.

Fleischacker said everyone hopes White Birch stays a farm. However, he said it would make more sense to have the property zoned as a receiving area rather than for low-density sprawl if business conditions change and the landowners decide to sell.

"No one is suggesting [that] the landowner should think about leaving," Fleischacker said. "Nothing is happening until this landowner decides to go."

Vice Chairman Barry Wright asked if the board should wait until after the farm leaves to rezone the property.

Board member J. David Holmes said the Planning Board's task is to plan for the future, not to wait until it is faced with a situation and then try to backpedal.

Holmes said, "I hope they are there a hundred years from now, but if they aren't?"

Board member Bob Freiberger, a hay farmer, said his customers have talked to him about the possible receiving area designation. He said White Birch had a pamphlet printed, which was available at Rick's Saddle Shop, about how the town wants to "take" White Birch through eminent domain.

"Leave [White Birch] as it is," he said. "It isn't worth the effort or the turmoil."

Remsa suggested designating an equestrian community overlay for the farm. He noted that White Birch has good infrastructure as a horse farm.

Remsa said equine communities range tremendously in size from 150 to 1,500 acres.

For White Birch Farm, he proposed residential dwellings, mostly on 1-acre lots but some on lots with up to 5 acres. The community would have barns, paddocks, arenas, parking areas, trails and a community center for its residents.

"It's like a planned community, but the central theme is horses," he said.

Remsa said the goal would be to cluster residential development on the site and preserve as much property in its natural state as possible for equestrian uses.

"It's really a very special clientele-type development that allows for a unique use," he said.

The Planning Board will hold another workshop meeting on Feb. 20, with a public hearing on the proposed master plan revisions scheduled for Feb. 27 in the elementary school auditorium.