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Board hears contentious testimony and public opposition to proposed Bamboo Gardens campground; vote outcome unclear in minutes
Summary
Attorney Jeffrey Brennan presented a use-variance application for a seasonal campground at 134 Landing Street (Bamboo Gardens). Several expert witnesses testified and numerous neighbors submitted objections and exhibits; the transcript records motions but does not clearly record the final outcome of the vote.
The Southampton Township Land Development Board on May 1 heard a detailed application from CAP Real Trust seeking a use variance to operate a seasonal campground at 134 Landing Street, identified in the filing as Bamboo Gardens.
Attorney Jeffrey Brennan presented the application and called three witnesses who were sworn and accepted as experts: Joseph Mancini, a professional engineer with TriState Engineering & Surveying; Tiffany Morrissey, a professional planner; and Christopher Philbrick, trustee of CAP Real Trust. The board accepted testimony and admitted applicant exhibits labeled A-1 (an aerial overlay/variance plan, March 2025) and A-2 (a listing of New Jersey campsites distributed by the New Jersey Division of Travel & Tourism). Board Engineer/Planner review letters were discussed and the applicant offered responsive testimony.
During public comment several opponents and interested neighbors addressed the board. Richard Roy, representing Michael and Debbie Tippin, entered two exhibits into the record: O-1, a memorandum from the Southampton Township Zoning Officer to the Township Committee dated Aug. 16, 2024; and O-2, a Property History listing summonses issued for 134 Landing Street dated April 29, 2025. Eleven named residents and one commenter who did not provide a last name also spoke, expressing concerns about property history, compliance with zoning and prior summonses.
After public comment a procedural motion to table the application (moved by Mr. Keebler) received no second. A subsequent motion to approve the application (moved by Mr. Keebler and seconded by Mr. Kavanagh) is recorded in the minutes; however, the transcript lists only the names of board members recorded as voting "Nay" (Ms. Conover, Mr. Coyle, Mr. Kavanagh, Mr. Keebler, Chairman Magazzo, Mr. Murphy and Mr. Mattio) and does not list ayes or a clear tally of the vote. The Board Solicitor then polled members for the record to state reasons for their votes. The transcript does not unambiguously state whether the application was approved, failed, or otherwise disposed.
Because the minutes and transcript do not provide a clear final tally or definitive outcome, this article reports the motion history and the public opposition; the board clerk or official minutes should be consulted for the formal voting record and any conditions if the application is ultimately approved.
