U.F. IDs threats to and options for its industries
BY JANE MEGGITT
Staff Writer

UPPER FREEHOLD - There was a reason for calling New Jersey the Garden State, and Upper Freehold is one of the last vestiges of that reason.

That's what Tom Frascella, a member of the Economic Development Committee (EDC), told the Township Committee during a presentation on April 19. Frascella discussed a SWOT (Strengths, Weaknesses, Opportunities and Threats) analysis conducted by the EDC.

According to the document, the ultimate goal of the EDC is to develop a comprehensive economic development strategy to attract location comparable businesses and industries, without sacrificing the rural nature of the community and quality of life.

The EDC wants to support the township's core industries, which it considers the agricultural and equine industries. Frascella said that a traditional way of life as represented by these industries is "so lost in the rest of the state."

"We're very much aware of that," he said. "We don't want to repeat the same mistakes other communities have made."

He emphasized that agriculture and equines are industries that must be profitable in order to stay in business.

Frascella noted that the township's 1996 master plan, regardless of zone, had the vast majority of the township land in commercial use for farming. A relatively small number of people lived in town at that time, he said.

"The township is proud of its core activities and wants to hold on to it," Frascella said.

However, he said the EDC is now concerned about how the township is perceived and that there has been a decline in civility among residents with differing views.

"If [we] are perceived as people who have no idea about what they want or where they are going, people will not want to invest their time, money and effort," Frascella said.

The first place investors look is in the master plan, he said. According to Frascella, a "certainty of process" must be established in that plan.

Among the strengths the EDC noted for the township are its geographic location, with its proximity to both Trenton and the county seat of Freehold; a good transportation system close to Interstate 195 (I-195) and the New Jersey Turnpike; its proximity to New York City and Philadelphia; an affluent consumer market; availability of skilled workers; and its proximity to the state's core industry clusters, including pharmaceutical, biotechnology, and research and development companies.

The documents also stated that the township has well-developed agricultural and equine industries with potential for growth.

"We're not trying to start from scratch," he said. "They're here and successful. We can build on it if we're smart."

Other strengths include the open space and rural character of the town, and social and recreational opportunities such as Six Flags Great Adventure in Jackson, nearby shopping malls, racetracks, the Assunpink Wildlife Management Area, and the Horse Park of New Jersey.

Frascella said the Horse Park draws competitors from all over the country, so the EDC is encouraging the building of a lodge in town for visitors to the park.

Another possibility would be to create a veterinary facility for horses and large animals, he said.

"If people in the equine industry are looking to relocate, this is a positive area," Frascella said. "It offers a lot."

The township's weaknesses include a lack of sewer and water, along with environmental constraints; a lack of secondary and tertiary road systems; and a school system that may not be geared toward higher education, according to the analysis.

Frascella said that a major weakness is an unclear plan for development in the master plan, which is currently entering its third year of the revision process. Other weaknesses cited were a failure to designate a business district, a failure to create a developer-funded infrastructure trust, and that prime commercial developable land has already been put into preservation.

Among the opportunities listed were growth for farms, specialty food growers and product sellers, and ethnic markets. The report also suggests developing Cream Ridge as a brand name for package and market products. Opportunities for the equine industry included taking a leadership role in recreational, racing and breeding markets; creating more boarding and grooming services; developing a trails network; and supplying hay/feed for horses.

Threats include high taxes as well as land values that are highest for residential use. Other threats listed in the analysis are a NIMBY ("not in my backyard") attitude among some residents; the lack of a shared vision for the town; the lack of community acceptance of commercial rezoning and the master plan; residents who advocate no growth whatsoever; changing N.J. Department of Environmental Protection (DEP) regulations; competition from neighboring towns; and time running out to do proper planning.

"I've seen it happen to many towns in other parts of the state," Frascella said. "It's [become] something else, and no one knows how it got there."

Recommendations for attracting new businesses to town and helping current ones there include promoting bed and breakfasts and/or hotels; an "incubator" for the pharmaceutical and biotech industries; support of biotech and biodiesel crops; a professional office park; and military technology commercial support. The analysis recommends the establishment of equestrian communities, which it states will support local farmers, save open space under a Smart Growth plan, maintain the rural character of the town, and increase residential property values and related tax revenues.

The EDC would also like to organize the horse breeders in the township and the county, and help breeders lobby for the installation of slot machines and video lottery terminals at racetracks, which aids the purse structure and breeding incentives for racehorses.

Committeeman Robert Faber, a farmer, said it is important to preserve farmers as well as farms.

"We need to work with the FFA and let young people know there is ground available in some places," he said.

Committeeman David Reed, also a farmer, said that one problem with commercial property in the township is that it may border on other towns. He mentioned resistance that may come from residents both inside and outside the township. He said there are no wastewater facilities in most commercial areas and that businesses will go next door to a town that does have such facilities.