Open Space Part II 11/27/03

Several of my columns have addressed the preservation of open space in Hazlet. I am reluctant to focus my attention on this issue again. However, after reading Deputy Mayor Chris Cullen’s comments on the recent defeat of his proposed open space tax, I feel it is important to take this opportunity to reconsider my perspective

The proposal to create a new tax, in the name of open space, has been defeated for the third time. Mr. Cullen claimed that he was “shocked” that the referendum did not pass. He blamed republican opposition for his failure to gain the residents’ approval.

Mr. Cullen is just as much to blame as anyone else. Mr. Cullen appropriately believes that “taxes can be stabilized by stopping or limiting development.” Unfortunately, the ideas he has brought to the township committee have not stabilized taxes, nor have they limited development.

In 2002, as Mayor and a member of the planning board, Mr. Cullen had the opportunity to use the township’s most effective tool for controlling development. I refer to the zoning element of the Master Plan. Our planning board had requested funding that would have enabled them to study and change land use laws. The 2002/2003 township committee never voted to allocate the needed money.

If Mr. Cullen was so adamant about limiting new building projects, why didn’t he lobby to get the funds approved?

Had the planning board been able to research and change the zoning element of the Master Plan, developers would have been required to present building plans that create a minimal impact on the surrounding neighborhoods. The additional cost of conforming to inhibitive zoning laws make vacant lots less attractive to developers and drives the down the monetary value of the land, which makes it more feasible for the township to purchase.

The results of Mr. Cullen’s concern for the preservation of open space are indisputable. We have five new housing developments in town. A new office building on the corner of Poole Avenue and Middle Road is now under construction. We can expect commercial building applications for two other vacant lots near the same busy and dangerous intersection. One lot is on Middle Road (near the corner of Poole Avenue), and the other is on Poole Avenue (near Walgreens). If future applications conform to Hazlet’s zoning laws, our planning board will be legally obligated to approve them.

Mr. Cullen states that the township could have purchased some of the parcels of land that are now being developed, and preserved it as open space. The township’s last attempt to acquire land (also during Mr. Cullen’s service on the committee) was a disaster. The engineering and legal fees ultimately exceeded the cost of the land itself.

The republican leaders criticized that the township would allocate a portion of the tax for the maintenance and improvement of our current parks. Mr. Cullen claims that the main thrust of the referendum was to acquire land to stop development. If that is true, why was maintenance included in the wording of the referendum? Although asked repeatedly what percentage of the tax revenue would the township committee use to acquire land, Mr. Cullen did not have an answer.

Poor planning and a lack of leadership defeated the open space tax. Mr. Cullen’s plan to stabilize property taxes by increasing property taxes was ludicrous. As a registered independent voter in Hazlet, Mr. Cullen insults me with his implication that the republican candidates deceived the majority of residents who are concerned with the over-development of Hazlet.

Shortsighted plans that would create only an illusion of addressing the issue of open space led to the defeat of the open space tax.

Shortsighted agendas for addressing the many other concerns of Hazlet residents led to the defeat of Mr. Cullen’s bid for re-election to the township committee.


Rich Kohler is a long-time Hazlet resident. Rich contributes regularly to the privately owned informational website, www.hazlet.info. Send comments and question to Rich at richkohler@comcast.net.