A redevelopment plan proposed in December to transform a property in the Sicklerville area of Winslow Township from its current state as vacant and underutilized land to a mixed-use development with commercial and multi-family residential units has drawn concerns from residents.
The site’s location on Williamstown Road – north of the Sicklerville Road intersection – and its proximity to the Atlantic City Expressway make it an attractive location for residential development and a commercial component to serve the local community, according to planners.
On the agenda for a committee meeting in March was an ordinance to approve a proposal in the redevelopment area for the developer to bring to the planning board. Steve Patron, managing member of Harvest Day Group, presented the concept plan for 108 residential units in six apartment buildings and a medical office building, serviced by one entrance/exit road opposite Drexel Gate Drive.
Michael Brown, project traffic engineer, detailed proposed improvements, including a traffic light at the entrance to Drexel Gate, road widening and restriping and temporary improvements at the Mongan’s Corner intersection. Road improvements would occur prior to occupancy.
Mayor Marie Lawrence and committee members heard from the public at the meeting, many opposing and expressing concerns about the project.
Tony Puca, a 70-year Sicklerville resident, argued that too much development has been concentrated in the town and suggested the area needs commercial rather than residential development, as well as more balanced development across the township to ease pressure.
Ashish Joseph, who lives on Williamstown Road, described the area as “highly congested,” with frequent accidents and requested four-lane improvements throughout the corridor.
Committeeman Raymond Watkins, who lives in Drexel Gate, said he currently can’t support the project due to traffic variables. He noted his own daughter had recently been in an accident coming out of the neighborhood.
Lawrence noted that people work from home more now, reducing traffic from new developments like Brightmoor. She emphasized that the developer is pushing for county road improvements and that a traffic light would help Drexel Gate residents exit safely.
The mayor also mentioned that without the redevelopment, other less desirable uses like marijuana cultivation could potentially be proposed for the site.
Tina Briglia, owner of Villa Deli, expressed strong opposition to the project. She said that despite remote work, traffic remains heavy as residents frequently drive to local businesses for meals.
The committee voted to adopt the redevelopment plan after two failed motions. On the third attempt, the committee voted 5 to 3. Committeeman Vincent Borrelli, Jr. was absent.
The plan will now go before the planning board, “where they (develpers) face rigorous review,” noted Committeeman Charles Flamini. He added that without redevelopment designation, developers have more flexibility, while the process gives the township more control.
Township Solicitor Stuart Platt addressed several concerns raised by residents, explaining that lighting must be shielded, landscaping buffers are required and the development must demonstrate traffic improvements rather than worsening conditions. He noted that the traffic light and road improvements could benefit the area despite additional development.
Platt also noted that about 80% of Winslow Township is in the Pinelands, limiting development there. That explains why population and development are greater in non-Pinelands areas, making it a key factor in the township’s disparities, he said.
Redevelopment zoning streamlines processes, Patron emphasized, require commitments to address existing issues, including affordable housing obligations accepted by the courts. He expressed willingness to work with the township and accommodate necessary improvements as part of the agreement.
