Middle Eyes Indian Trail Road Development

COURT HOUSE – About two years ago, Middle Township, spurred by the efforts of its own Economic Development Commission, began a process of designating areas of the municipality as redevelopment or rehabilitation zones under state statutes.
The designations, it was hoped, would give the township enough flexibility with respect to taxation and land-use regulations to attract developers to long-dormant and non-productive areas.
The gamble may be paying dividends, although concrete plans are a way off. 
At the Middle Township Committee meeting April 1, a resolution was approved that allows exclusive negotiations between the township and a land developer with respect to a large redevelopment tract off of Indian Trail Road.
The designated Indian Trail Redevelopment Area contains a large number of lots owned by the township, the sale of which would be part of any agreement.
The resolution named Atlantic-Cape Builders, LLC as a conditional redeveloper and gives force to a memorandum of understanding between the parties providing for “exclusive negotiations toward a purchase and sale agreement for redeveloper’s acquisition of the township-owned parcels,” and “formulation of a redevelopment agreement for the Indian Trail Redevelopment Area.”
According to Mayor Timothy Donohue, issues of potential tax abatements or Payment in Lieu of Taxes (PILOT) agreements would also be part of the discussions.
“He has not asked us for anything yet,” said Donohue, “but one assumes these issues will be discussed.”
Donohue explained that even if an agreement were reached on some form of abatement of taxes, it would apply only to the value of improvements and would not impact the existing tax base.
In this case, with a large portion of the land currently owned by the township, one effect of a sale of land to the developer would be to reintroduce those parcels to the tax rolls.
Donohue said that preliminary discussions with Atlantic-Cape Builders centered on a desire of the developer to create an over-55 community of approximately 200 units, probably involving modular housing similar to the same company’s development in Upper Township, Osprey Cove.
The redevelopment area is over 80 acres with roughly half of it available for actual development. There are lots within the zone with existing homes protected by a non-condemnation attribute of the redevelopment designation. 
Rio Grande Proposal
At the same meeting, Donohue reminded the public that the township received a separate proposal for a townhome and high-end apartment complex to be located in another redevelopment zone in Rio Grande. 
The designated zone runs along the bike path parallel with Railroad Avenue and used to be the site of an old concrete plant.
The proposal for the Rio Grande site, outlined by the mayor in his State of the Township Address Feb. 21, would include roughly 75 townhomes for sale and 144 apartment units for rent in a combined community with shared amenities.
Donohue said that the potential developer of the Rio Grande site was invited to give a presentation to the public of the conceptual plans for the site at the committee’s work session April 15 at 4 p.m. 
To contact Vince Conti, email vconti@cmcherald.com.