Planners approve Pulda farm plan
Board chairman: ‘A great day for North Brunswick’
BY JENNIFER AMATO
Staff Writer

Three years of discussion in North Brunswick culminated in a moment of voting.

The North Brunswick Township Planning Board voted to approve the application by Edgewood Properties to build a 325-unit planned adult community on the Pulda farm at a special meeting on April 26.

“It is finally approved. This is a great day for North Brunswick,” said Planning Board Chairman Daniel DiStefano.

Doug Wolfson, the attorney for Edgewood, introduced the final plans for the Cascades at North Brunswick at the Planning Board meeting April 12.

“I think we’ve covered all of the bases. There is no item or issue that I am uncomfortable with,” said Thomas Vigna, board member and the director and planner of community development.

Board member Edward Southgate abstained because he was absent from the prior meeting and had not listened to the recordings. Members Richard Rebek and Delsie Butler were not present for the vote.

Board member Patrick Melanson was the only member opposed to converting the undeveloped property to a 55-and-over age-restricted community.

“This started out as a noble cause as affordable housing for our residents. I think somewhere along the line we lost focus. The project here is on one of the most beautiful pieces of property in the county or even in the state. Unfortunately, though, I really wanted to see a nice project for our seniors; I don’t think that is what we have here,” he said.

“Honestly, I think the vast majority are not going to be able to afford this. I don’t think North Brunswick is full of poor people, but I think in reality the price is not going to be $250,000. [The developer] could sell the condos for $500,000,” he added.

The prices of the different units have been a main focus of discussion. Each condo was quoted to cost approximately $325,000 to $425,000 at the previous meeting. Ronald Aulenbach, director of engineering for Edgewood, amended that number to a starting price of $250,000 after studying comparable data of units available in East Brunswick. Each townhouse would cost $425,000 to $500,000, and each single-family home would cost $500,000 to $600,000, according to Aulenbach.

“The truth is, it is what the market will bear,” said Wolfson. “If [the developer] can get it for $300,000, he’ll sell it for $300,000. If not, he’ll sell it for less.”

Melanson’s vote was not met without opposition. After arriving late to the meeting, the legality of his vote was in question.

“Coming late wouldn’t offset three years of participating in this,” said board member and Township Council Vice President Bob Davis.

Melanson was allowed to review the tape from the beginning of the meeting and then vote accordingly.

The board decided to vote despite the impending litigation of the nonprofit organization North Brunswick Residents Against High Density Housing. The trial is not expected to occur until October, according to SaveThePuldaFarm.org.

“NBRAHDH is in favor of an adult community, just as long as it’s not implemented in the form of high-density housing on the last farm in North Brunswick. The Pulda farm should be retained for use by everyone,” according to a message on the group’s Web site.

Mayor Francis “Mac” Womack believes the planned adult community is the best remaining option for the Pulda farm.

“The Planning Board took the initiative years ago so whatever planned adult community would wind up there would be as desirable for our town as possible. I believe when we’re facing continually increasing school budgets, if there must be a residential development, every effort should be made to limit it to an adult community,” he said.

“Consequently, there was no chance without condemnation that we could have open space. The Planning Board did the right thing for the township,” he continued.

Resident Morris Enyeart spoke in favor of the development as well.

“I don’t believe the number of people who come to the meetings reflect the entire community. Eight hundred people signed a petition, 32,000 didn’t sign it.

“And I don’t understand this anti-North Brunswick mentality,” he continued. “People don’t want people moving in from outside North Brunswick. I suggest we welcome them here and encourage them to be active participants in this township.”

Enyeart also touched upon the suggested extravagance of the different planned structures.

“I have four bedrooms in my house now; I want a four-bedroom house. I want to move in here and I can afford it. There are people in North Brunswick who can afford this. What is the percentage of single-family, million-dollar houses?” he asked. “[We] don’t have the option of open space. I am pleased we will finally have an age-restricted community in this town.”

Residents opposing the approval attended the meeting in the hope of persuading the board before its final vote.

“Last year, I said in my view this was a cruel hoax on the seniors of North Brunswick,” said former board member Bill Goldstein. “This proposal is not for the benefit of the seniors. This proposal and this development will benefit the developer and people outside of the town who can afford it. In my view, [the board] used the seniors of North Brunswick to gain support.”

“Whenever the school board elects or votes, they use the average price of a home in North Brunswick. The average assessed price is $155,000. I don’t know how you think seniors will be able to afford these homes,” said Maureen Little.

Traffic again was a pressing issue.

“I do not think it is fair that not one person on the Planning Board does not live off Route 130,” said Ben Galioto with regard to the board’s understanding the impact of the development.

“We originally lived in Staten Island,” said Joseph Turkiewicz. “One of the reasons we came here was to get away from congestion. Give the people a break — give them what they want.”

Karen Iorio was disturbed by the potential destruction of the farmhouse.

“North Brunswick’s heritage is farming. To let [the farmhouse] go by the wayside is a shame to me. It is planned to be destroyed even though it is over 200 years old,” she said.

Several teenagers also came out to speak for the future of North Brunswick.

“As a 16-year-old, you may think I do not know a lot about this, but I stand strong on the belief that this is wrong. I look forward every day to turning and looking at the farm. It is a great place that could serve as a great space for us to look forward to,” said Chris Turkiewicz.

“I’ve been going through the North Brunswick public school system since kindergarten. It will be more difficult for our budget to pass, and that’s a big concern for the people of our school system,” said Tanya Witlen.

“When I drive home from Linwood, it is a 45-minute ride due to traffic,” said Kevin Chibbaro. “Three hundred units will create more traffic.”

Before the approval, the board read a list of 49 conditions Edgewood has to agree to should the board vote for approval. Some of the agreements are:

• Designing an environmentally friendly access trail to the current township-owned property at the base of the Edgewood property;

• Designing a fishing pier that would be linked to the trail system;

• Providing a berm along Old Georges Road from the entranceway to shade the development from the road and Route 130;

• Sports lighting for the tennis courts; and

• Exclusive application preference to North Brunswick residents for 30 days via advanced advertising and applications at the sales trailer and municipal building.

A debate ensued over the ownership of the billboard on the property. Although the board suggested it be removed, Wolfson claimed that the billboard is owned by the Pulda family and is leased to the advertiser.

“We own the property subject to the rights of his lease. He did not sell [the billboard] to us, he retained it. Mr. Pulda owns the property the billboard sits on. When the land is transferred to Edgewood Properties, that billboard will be sitting on a piece of property Edgewood owns,” he explained.

DiStefano said that if there is a lease on that sign, the lease has to end at sometime, to which Wolfson replied, “I’m sure Pulda will lease it to someone else.”

In his closing statements, Wolfson told the board, “Though you have taken a lot of heat from the residents, I don’t believe it is a true representative of the township. We submitted a totally conforming application. If we abide by your ordinances and you turn us down, it would be illegal.”