Are you ready for a 3 story 25 acre mega cannabis factory ?
The Route 31 Redevelopment Plan allows developers to convert 40 acres that includes the Pine Creek Golf Course into a Mega Warehouse or Cannabis Grow and Manufacturing Facility.
It also changes zoning laws to:
Increase the allowed lot coverage to 65% (from 50%)
Increase allowed height to from 48 ft / 3 stories (from 35 ft)
Reduce required rear yard area from 75 feet to 25 feet
Add cannabis, brewery, or distillery business as permitted uses in the Redevelopment Area
The stated goal of the Plan is to increase rateables in West Amwell by encouraging development along the Route 31 Corridor. The ordinance adopting the plan passed over the vehement objections of the citizens of West and East Amwell, expressed in multiple meetings.
At a standing room only meeting multiple citizens passionately spoke out against the plan. Several questioned the need for such a plan and whether the hoped-for increased tax revenue would materialize. At least two citizens raised concerns about a possible large-scale warehouse, pointing out that under the revised zoning rules, it is now possible to build a 25-acre 3 story warehouse. Citizens expressed concern about the potential for a large cannabis growing warehouse, and the odors this would create.
Ryan Kerr owner of Pine Creek Golf expressed support for the plan stating that “the changes would benefit everyone, not just his property”. Ryan Kerr also addressed the Amazon rumor, stating that he not been approached to sell his property by Amazon or anyone else, and that he grew up locally and loves this place.
Ultimately the ordinance approving the plan passed 3 in favor and 1 against.
Coincidentally, at the same meeting West Amwell passed a separate ordinance permitting all classes of cannabis business, including warehouse manufacturing and growing within the Township. The then mayor of West Amwell, Stephen Bergenfeld recused himself from discussions and voting on both the cannabis and redevelopment ordinances.
Who is behind the Route 31 Redevelopment Plan? Who benefits?
Here is what we know
Pine Creek Redevelopment LLC was formed in October 2020. Members are Zach Rich and Steve Bergenfeld. Attorney Seth Tipton is the Registered Agent
In November 2020, the Planning Board received a letter from an attorney, Seth R. Tipton, representing an anonymous client and requesting the Route 31 Redevelopment Study. Seth R. Tipton is a "Medical Marijuana Attorney"
Two week later the Planning Board complied and hired Chuck Latini, as a Special Planner. Chuck is an Associate Director at Cannabis Advisory Group and a Partner at InField Consulting that specializes in Cannabis Planning and Zoning.
Mr. Latini completed the study and found that the area was in need of redevelopment, including the "largely remaining vacant lot due to the loss of the golf operation". Chuck Latini then authored the Redevelopment Plan which was approved by the Township Committee in August 2021.
Coincidentally, Chuck Latini also worked for GMNJ, the company that proposes to build the facility on Route 518. Thus Planning Board Attorney persuaded GMNJ to hire a planner to hire a planner who did not write the ordinance on which GMNJ relies.
Also coincidentally, Zach Rich wrote a letter in support of GMNJ application for a Cannabis Cultivator license. The letter was written in August 2019 when he was mayor of West Amwell. He applied for his own licenses at the same time. Applications were due August 22, 2019. GMNJ application was approved in October 2021 Zach Rich received approval for a license in December 2021.
What happens next?
We wait for a developer(s) to show interest and create a specific development OR WE CAN FIGHT TO AMEND THIS ORDINANCE to reverse the permissive development rules and add provisions to protect our water supply and air quality.
The Developer will need to go before the Planning Board for approval. However, the Developer meets the conditions outlined in the current zoning ordinances, the Planning Board will likely approve them - just as they approved GMNJ (non working septic system and all)
Update from August 2022
There have been no applications received by West Amwell Township YET. However, we don't know if West Amwell Township Committee has confidentially agreed to support developers behind the scenes, as they did with the facility on 518.