Upper Freehold's country code: dead or alive?
A look at the town's adopted rural philosophy and if it has an impact
BY JANE MEGGITT
Staff Writer

JEFF GRANIT staff A watering system on an Upper Freehold Township farm. The country code alerts residents to the use of such farming equipment.

Upper Freehold officials believe the township's almost-decade-old country code is still a relevant policy.

Adopted in 1998, the country code puts forth a philosophy for Upper Freehold and its residents to live and maintain a rural lifestyle in their community. The code also gives notice to Upper Freehold residents that township officials will use the philosophy in their policies and procedures in order to provide constituents with a country lifestyle.

Due to development pressures in the township, ongoing revision of the township's master plan with village centers, and the decision of Princeton Nurseries (the town's largest landowner) to leave, the Examiner decided it was time to ask township officials about the relevancy of the country code.

Mayor Stephen Fleischacker said he believes the code has relevancy, but needs to reflect the economic realities of Upper Freehold, which is located in the most densely populated state in the nation.

"Difficult choices need to be made if we are to maintain our agricultural community," he said.

For Committeeman Stephen Alexander, the ability to live and maintain a rural lifestyle in Upper Freehold goes beyond what is outlined in the country code.

"The external pressures are significant and have been at work for quite some time," he said.

Alexander said he is uncertain if farmers will be able to continue to afford to farm in New Jersey.

"I think the very location of farmers - in New Jersey - does not help them regardless of where they are located in the state," he said.

Alexander also said that the slot machines at racetracks in all of the states that border New Jersey will drive equine farms out of the state and into Delaware, Pennsylvania, Maryland and New York. New Jersey does not currently have plans to put slot machines at its racetracks.

"If we lose the equine farms, then that will have considerable impact on the agricultural farmer, especially hay and straw farmers," he said.

To keep Upper Freehold rural and a home for farms, Alexander said the township needs to focus on farming as a business.

"So much emphasis is placed on the farmer's equity," he said. "If a business is doing well and making money, it won't have to worry about selling."

He continued, "We need to get past the political question of equity, because those farmers opting into preservation still need to make sure their businesses succeed."

As a means to keep farming lucrative in the township, Alexander said the township needs to aggressively help its farmers. He also proposed creating equine communities, which are housing developments with additional facilities for residents with horses, in town that would help support local agricultural farmers.

He also suggested creating an equity protection program and introducing legislation to provide farmers with preserved land with incentives and/or tax breaks.

"For example, those in preservation should be excluded from paying the open space tax on the preserved farmland," he said.

Maintaining the philosophy in the country code will require participation from all of the factions of the township's population, according to Alexander. He said farmers would have to take a little less money for their land, while residents would have to pay a little more in open space taxes. He also said large landowners would have to start thinking of ideas such as horse trails as positive impacts on their businesses rather than adverse impacts on their equities. He said the horses that use such trails use the hay, straw and feed that farmers grow.

Alexander said most, if not all, residents moved to Upper Freehold for its beautiful agricultural and equine farms.

"We want to see the farming industry thrive," he said. "I know I love seeing the Frieberger and Search farms' silos or the horses on White Birch, or taking a ride on Hill Road to see the horses on Dr. Dey's farm."

Committeeman Robert Faber said the residents he talks to are more than willing to sacrifice a few inconveniences to keep the country code. He said residents have also expressed to him that they would like to see more land preserved in their community.

On the policy side of the matter, Faber said that the township is currently considering removing the 35 percent bonus density option for developers who cluster their developments on large tracts of land.

"Omitting the 35 percent bonus density will help our township stay [rural] and maybe more landowners will preserve their land," Faber said.

Faber said community members should thank those farmers who have preserved their land.

"I know the residents would like the landowners to help keep our country code," he said, adding that landowners in the Emleys Hill area of the township in particular have preserved their land and in turn have helped maintain the philosophy set forth in the country code.

Deputy Mayor William Miscoski said he believes the country code is still relevant.

"Absolutely it is," he said. "I ask you, why would it not be?"

Miscoski said people seem to forget how much preserved land the township has.

"Basically, the whole one side of our town [is preserved]," he said.