Land Use Board debates Master Plan changes: Lake Tranquility lot-size guidance, reuse of old Trinca Airport and affordable-housing concerns

At its Jan. 9 meeting the Green Township Land Use Board began a detailed review of a draft Master Plan update that the planner said is advisory and does not itself change zoning ordinances.

Jessica Caldwell, the board planner, told members the Master Plan sets goals and recommendations and that only the Governing Body can enact ordinance changes. Caldwell said a subcommittee proposed easing the variance burden for residents at Lake Tranquility by clarifying lot‑size guidance: the committee recommended treating already‑developed lots differently and establishing a density threshold of 1.5 acres to prevent new subdivisions into half‑acre parcels.

Board members and the planner also discussed reuse options for the former Trinca Airport parcel. Caldwell recommended that the ordinance focus on permitted industrial uses rather than a hard cap on building square footage; board members cautioned that certain distribution or high‑intensity industrial uses generate outsized traffic and truck activity. One planner/engineer shorthand raised earlier — described in the meeting as a "beehive" type warehouse — was used to illustrate the type of high‑activity distribution site the board hopes to avoid.

Mrs. Margaret Phillips said the Township purchased the airport to prevent housing there and expressed concern that adding a mixed‑use affordable‑housing overlay could force the Township to use that site to meet COAH obligations. The board discussed alternatives including farmland preservation and potential placement of required affordable units in other areas, such as land across from the firehouse, while noting potential impacts on current residents' property values.

Members also discussed non‑residential infrastructure questions: Mrs. Phillips recommended siting electric-vehicle charging stations at the Municipal Building and EverGreen Park rather than at properties the Township does not own. The Township is exploring solar at the airport and looking at trail access to the County Connector Trail if development allows.

During the public comment period, residents urged clearer public access to the draft plan and voiced concerns about specific neighborhood impacts. Greg Metzger supported locating charging stations at EverGreen Park; Marie Bilik, president of the Green Hills Board of Education, said she had heard conflicting interpretations of the board's prior discussions and welcomed clarification that the draft would not automatically change zoning; Irene Buckley asked whether deed restrictions could prevent development of township‑owned lots at the lake; Renee Seaman raised traffic and zoning concerns for properties near the liquor store on Route 517 and asked that a historically significant house be preserved; Alice Kidd suggested the old airport could be a site for senior housing as part of affordable‑housing planning.

Board Attorney David Brady and Chair Scott Holzhauer said the draft Master Plan will be posted for public review once it is noticed for adoption; the board must publish the draft 10 days prior to the meeting at which adoption is considered. Planner Caldwell reminded the board the township must adopt an updated affordable‑housing element by June 30, 2025; she said she is working with the Township to pursue objections to reduce the number of units required by the state formula.

What happens next: The board asked for public feedback before finalizing recommendations and will consider changes at upcoming meetings. The public draft will be posted once it is officially noticed for adoption.