Horses would be at heart of new U.F. development
BY JANE MEGGITT
Staff Writer

UPPER FREEHOLD - The township could be the first in the state to pioneer the use of equestrian communities.

At its Feb. 20 workshop meeting, the Planning Board discussed the possibility of giving more of the township's agricultural/residential (AR) zone an equestrian community overlay. Board members had spoken at an earlier meeting about possibly zoning White Birch Farm on Route 526 for such a community.

Township Planner Mark Remsa said an equestrian community is similar to a golf community, only it is centered around horses instead of a golf course.

According to Remsa, an equestrian community would have dwellings on a cluster of 1-acre lots, while at least 80 percent of the property would contain barns, paddocks, arenas, trails, parking and some sort of community center for the development. The community center could contain a swimming pool lounge and fitness center, he said.

Remsa said the equestrian community overlay could go almost anywhere in the township's AR zone. In researching such communities in California, Florida and the Carolinas, he has determined that the minimum tract size for such a development ranges from 150 to 1,500 acres. Communities with larger acreage are mostly located in the West, he said.

Chairman Richard Stern said that the township could work an equestrian community overlay into the master plan.

"I think 100 acres could be adequate to do something like that," Stern said.

Stern said economics would determine whether developers would want to build such communities. Remsa said the market would drive the economics.

Board member Bob Freiberger said he hopes the township could put an equestrian community overlay into an ordinance.

"All too often, a developer comes in and looks for what is the easiest thing [the town] is zoned for and builds," Freiberger said.

He said that tax-wise, equestrian communities could save the town money in the long run.

"Horses don't go to school," he said.

Remsa added that such development could also help local farmers.

Freiberger, a hay farmer, said there are five hay farmers in the township, including fellow board members Stern and J. David Holmes.

"The production of all the farmers [in town] can't begin to supply the need," he said.

Freiberger added that anyone driving down Route 539 can see the number of vehicles already parked outside Rick's Saddle Shop at any given time of day.

Houses in an equestrian community could be worth twice the value of other houses in the area, according to Freiberger. He said such development could help the tax base and Remsa agreed, saying that such communities are considered unique and therefore have a high value.

Board member Jennifer Coffey asked if there are any similar communities in New Jersey, to which Remsa responded no. He also said that Upper Freehold would be a pioneer for an equestrian community in the state.

Board member Douglas Raynor said he thought such a community would be a "win-win" situation for the township.

"It would really set us apart from neighboring towns," he said.

Remsa said equestrian communities would fit into the fabric of Upper Freehold's rural setting and support its agricultural industry.

According to Remsa, the equestrian communities he researched on the Internet are thriving, and Florida is promoting these communities as part of its economic development strategy.