In spite of all the negativity, remarks and lack of information on those Facebook messages on the Highlands sites in recent weeks, only a small gathering of residents turned out for the Mayor and Council meeting, none opposing the approval of a financial agreement paving the way for future development of Scenic Highlands, the former Shadow Lawn Trailer Park property.
Residents who spoke during the public hearing were assured they would have more opportunity to voice their opinions and make suggestions at the Land Use Board public hearing which is also essential as the project advances to that stage in the overall development plans over the new year or more.
Only half a dozen local residents spoke during the 39-minute public hearing, no one opposing but rather questioning all aspects of the financial agreement which guarantees the borough millions of dollars over the 30-year period agreed upon in the ordinance.
The public hearing followed a comprehensive explanation of precisely what the ordinance includes, with presentations given by representatives of both financial firms which have been working with the borough over the past several years before the proposed project advanced to this stage. The construction and ownership firm has already invested approximately $20 million in soft costs which engineering and Geotechnical studies, and other research.
The ordinance unanimously approved by the governing body at this meeting is just one step in a long series of steps expected to be made over several years before actual construction can begin.
Planned for the site which formerly was the site of several dwellings and 100 trailer homes, is construction of a $150 million dollar building to include 99 one bedroom, 24 two bedroom and 25 three bedroom units for lease in addition to another eight one bedroom, 27 two bedroom and nine 3 bedroom affordable units to enable the borough to maintain its Mount Laurel state requirements. The proposed construction is estimated would house approximately 640 residents with an approximate 36 new students in the borough’s regional K-12 school district.
While a couple of residents questioned the impact of additional students in the school district, and the higher cost for educating that many more students, Mayor Carolyn Broullon pointed out the Highlands student population at the regional school district is currently more than 60 students fewer in the K-12 district than it was three years ago. Adding more students would not increase educational costs, she pointed out, since the borough pays half of the overall budget regardless of the number of students. With the addition of this rationality, she pointed out, the overall cost of education would simply come from a broader tax base, not added payments from local residents. “Highlands is a small community,” she responded to a resident,” and if anything, the many young families with young children moving into the borough is keeping it that way”
Several residents of Eastpointe, the adjacent 14-story high rise which was itself the subject of strong opposition more than half a century ago when it was built on one of the highest hills on the coast, expressed concern for their own homes should construction and dredging on the hill impact the stability of their complex. Broullon explained the financial agreement included in the ordinance under consideration at this meeting is just another in a long series of steps the builder, Urban Renewal Entity LLC, has to face before any construction can begin.
The builder must still present all plans, construction drawings and proposed ideas to not only Monmouth County, but state and federal officials as well , all of which must approve the package before construction can begin. The mayor pointed out the property, though set back from the road, is considered to have frontage on State Highway 36, which as it passes through Highlands, is also under Monmouth County ownership, making approvals by those entities necessary before final approval. Also necessary to be approved are technical and geological impacts.
Broullon also noted the setbacks for proposed construction are back from the steep slope area indicting no impact on that area. Work would include more than $2 million in ground improvements, she said. “This is challenging land,” she agreed, “and the builder must go through a lot of hoops before he gets his final approvals. This is just one step in the process to enable him to move forward.”
In addition to the overall 292 units, the owner is also planning 393 parking spaces, a community room and other amenities on the site. The builder would also include curbing and sidewalk on the Route 36 side of the road in front of the complex, as well as a designated path and an overlook area in the front of the property facing the Shrewsbury River and ocean for public use.
Under the financial agreement, if all else is approved, the company would pay a service fee rather than taxes over a 30-year period based on its own income from the apartments, moves necessary and encouraged under the state’s plans for construction on sites within communities termed necessary for redevelopment. The borough had secured that designation for the former trailer site, which had been vacant for several years, approximately four years ago.
In addition to Eastpointe residents who spoke at the meeting, one resident questioned the impact of the additional traffic more housing would produce, another questioned the impact on school taxes, which Bouillon explained, and one asked if there could be anything done to ensure residents of the rental, which would remain rentals for at least 30 years as opposed to condominium sales, would become a part of the community, rather than simply sleeping here and going to New York to spend their money. “How can we be sure of their investment in our town?” she asked.
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