Planning board recommends Higgins Avenue be designated a non‑condemnation redevelopment area

The Brielle Planning Board voted March 11 to recommend that Borough Council designate a 14‑acre Higgins Avenue Study Area as a non‑condemnation redevelopment area under the Local Redevelopment and Housing Law (N.J.S.A. 40A:12A). Planner Kendra Lelie presented the Preliminary Investigation Report and testified that 14 of the 36 parcels reviewed meet criteria in N.J.S.A. 40A:12A‑5(d) (deterioration/deficient layout/excessive coverage) and 40A:12A‑5(h) (consistency with smart growth principles); others were identified as necessary for effective redevelopment. Two parcels — a small pocket park and the Brielle Sports Club property — were recommended for exclusion.

Lelie described the study area’s boundaries from Sandy Court/Riverview Drive to the Route 35 ramp and said the existing zoning is predominantly C‑1 and C‑1A commercial, with some single‑family homes and flood‑hazard area at the eastern edge. She said the study is an investigatory step that does not itself change zoning; if Council accepts the recommendation, a redevelopment plan (zoning standards, design guidelines and infrastructure considerations) would be drafted for public review, a process she estimated could produce a draft plan in 60–90 days.

Public speakers raised concerns about potential heights and densities, impervious coverage, stormwater handling, parking and traffic, and whether local infrastructure (water, sewer, emergency access) could accommodate redevelopment. Several speakers also referenced ongoing litigation and the separate High Tide/Whiskey Lounge matter; municipal attorney Jeff Surenian clarified that the Whiskey Lounge litigation is separate from the current study.

Board members and council representatives said moving the study to Council was necessary to meet state timelines and to allow the borough to craft site‑specific redevelopment standards rather than cede control to developer proposals. The board adopted a resolution recommending Council designate the Study Area as a non‑condemnation redevelopment area; Mayor Frank Garruzzo recused himself from that vote because of a stated family ownership conflict and left the dais. The resolution lists the block and lot numbers for inclusion and exclusion and will be transmitted to the Borough Council for their consideration.

If Council adopts the designation, the next step is a formal redevelopment plan that would set allowed uses, height and density limits, design standards, parking requirements and any infrastructure improvements; the Planning Board indicated it will review such a plan when presented.