August 2025
NEXUS Legislative Committee Meets with Local Officials in Pennsauken and Cherry Hill Townships
Pennsauken Township (Camden County) Update
In June, the Legislative Committee met with Pennsauken Township Mayor Nicole Roberts, Director of Regulatory Services Shakir Ali, and Property Maintenance Supervisor Will Rivera to discuss real estate and development activity within the Township.
Mayor Roberts opened the meeting with updates on key redevelopment projects, including the soon-to-be-completed municipal building and library complex. The Township also recently broke ground on a new Community Center, with significant investment underway in recreational and open space improvements. These enhancements include a new pool, pickleball courts, walking trails, riverfront boat docks, and upgrades to Tippen Pond and 49th Street Park. These initiatives are part of a broader strategy to build a stronger sense of community by offering spaces and events for residents of all ages.
In addition to these civic enhancements, the Township is prioritizing the revitalization of underutilized properties and encouraging private development. New housing projects are in progress near the Cooper River boathouse and the library, and market-rate housing is under construction along Route 73. Further redevelopment is being explored near the Transit Center and along Westfield and Maple Avenues. On the commercial side, several new businesses have opened recently, with a Taco Bell now operating and a Starbucks expected to open by late August.
Committee members also engaged in a robust discussion regarding improvements to the Township’s inspection and permitting process. Mayor Roberts and Director Ali shared that all relevant forms, requirements, and checklists are now available online, and permit or certificate of occupancy inspections typically have a turnaround time of just 1–3 business days. Due to past safety issues with investors bypassing permits, the Township now requires a full CO inspection, not just a fire inspection. Mayor Roberts encouraged REALTORS® and developers to contact Township staff directly if they encounter customer service or inspection delays.
Cherry Hill Township (Camden County) Update
In July, the Legislative Committee met with Mayor David Fleisher; Kathleen Cullen, Director of Community Development; Megan Brown, Deputy Chief of Staff and Director of Recreation
Cherry Hill is the largest municipality in South Jersey with a population approaching 80,000 and 1200 commercial properties. Last year, 4,100 construction permits were issued with a value of $169 million. The Mayor emphasized quality of life initiatives, such as public safety improvements and the Mayor's wellness campaign.
Notable Housing Development Projects
Enclave at Woodcrest Station
Transit Oriented Design – adjacent to PATCO station and I-295
• 370 luxury apartments
• Modern two-story clubhouse with pool, fitness center, dog park and pickleball courts
• 2024 BLSJ Rental Community of the Year Award Winner
• Final building opened in late 2024
Hampton Square Apartments
• 252 luxury units with an interesting mix of quadplexes, 3 story walk ups and elevator buildings
• Amenities include clubhouse, pool, dog park and open space
• Under construction - First occupancy – late 2025 with new buildings opening through the Fall of 2026
• Replaced outdated office and warehouse buildings across from Merchantville Country Club
Park Village at Garden State Park
• Age 55+ age restricted apartments currently in construction
• Under construction - First occupancy – late 2025/Early 2026
• Walkable access to the Garden State Park amenities
• 4-story building with 76 residential units (1 & 2 bedroom units) and 100% affordable
• An additional 1,650 apartments when built out
Commercial Priorities
• 100+ businesses opened and 65+ new food licenses issued in past 12 months
• Reimagining Strip Centers: Focus on rehabilitating centers to attract higher and better uses
• Small Business: Encouraging small businesses to locate and expand in our commercial corridors
• Strong Regional Draws: Cherry Hill Mall and Garden State Park
New Regional Draw: Cherry Hill Mall – Experiential Sporting Goods Store
• Dick’s House of Sport
• Demo of 9-story under-utilized office building to make way for new state-of-the-art concept
• 120,000 SF retail space with attached 10,300 SF outdoor synthetic turf athletic field and track
• Store will feature a rock-climbing wall, batting cage, golf simulator and other amenities
• 40-45 employees per shift
Garden State Park – Mixed Use Complex
• 12.7 million visits in last year
• 100 retailers & 20 restaurants
• New retailers added
Commercial Center Growth
• Strip mall owners are investing in property renovations
• Investments are attracting tenants and concepts that are new to the region
• Strip centers are becoming specialty-focused destinations
• Enhanced properties are drawing consumers from a wider region
Examples:
o IKEA Cherry Hill Ellisburg Shopping Center
o Brace Road Station
o Garden State Pavilions
o Roy Rogers Opens Along Haddonfield Road
Investments in Commercial Corridors
• Route 70: Hotel and Restaurant Pad Site
• Route 70: H Mart Center Rehabilitation
• Route 38: New Entertainment Use
• Haddonfield Road Corridor: Site Rehabilitation
Code Updates
Municipal Code
- Regulation of Trees (2022) - §21-5
- Rental Certificate of Occupancy (in process)
- Lead-Based Paint Inspection Requirements: 15-74.1 will be amended for compliance with N.J.A.C. 5:28A
- Vacant & Abandoned Property Ordinance (2023) - §15-21
- Requires annual registration of properties in foreclosure and a $500 annual registration fee
- Continued Certificate of Occupancy Requirements
- Fee simple (CCO required – owner responsible)
- Non-fee simple (no CCO required – HOA responsible)
Fire Code
- Fire extinguisher requirements: Fire Extinguishers are not required at time of sale
- Fire Extinguishers are still required for rental properties
- Smoke detectors: must be either:
- Hard wired and less than 10 years old
- Sealed battery and less than 10 years old
- Whole house generators/solar panels/battery backup:
- Stickers required stating house has multiple sources of power; CHFD can provide if necessary
Zoning Ordinance
- Zoning updates in process, based upon trends in annual Zoning Board of Adjustment reports
- Definitions
- Account for new property amenities, occupations and business types
- Electric Vehicle (EV) Supply/Service Equipment (2022) - §518
- Stormwater Management (2024) - §516
Burlington County
Burlington County Celebrates 40 Years of Farmland Preservation
On June 27, the Burlington County Commissioners, along with state and local officials, marked the 40th anniversary of farmland preservation in Burlington County. Since the program's inception, over 250,000 acres of farmland have been preserved statewide, including more than 31,000 acres through Burlington County’s program and an additional 36,000 acres by other programs. Burlington County now ranks in the top 10 nationwide with over 67,000 acres preserved.
At the ceremony, Commissioners announced preliminary approval for the preservation of four additional farms totaling 478 acres across Tabernacle, Lumberton, and New Hanover:
- Jean Throop West Farm, Tabernacle – 73 acres
- Jean Throop East Farm, Tabernacle – 72 acres
- D.R. Horton property, Lumberton – 226 acres
- Susan and Dennis Roohr Farm, New Hanover – 107 acres
The County will now begin the appraisal and offer process for these properties. Additionally, four of 11 farms approved for preservation last year have accepted the County’s offer, securing another 306 acres. Negotiations are ongoing with the remaining farm owners.
Burlington County, Evesham, and Beverly Awarded DVRPC Grants for Trails and Community Planning
Burlington County is expanding its regional trails and enhancing community infrastructure thanks to new grant funding from the Delaware Valley Regional Planning Commission (DVRPC). Burlington County received a $75,000 grant to begin planning a 13-mile extension of the Delaware River Heritage Trail. This new segment will run from Roebling Park through Florence, Burlington Township, Burlington City, Edgewater Park, Beverly, and Delanco. The extension will connect several existing trails and riverfront areas, linking the Florence 5th Street Trail, Burlington City’s Riverfront Promenade, Edgewater Park’s Park Link Trail, and Delanco’s River Line station. From there, the trail will connect with the Rancocas Creek Greenway Trail.
The proposed path is expected to include 10-foot-wide asphalt surfaces suitable for walkers, runners, cyclists, and individuals using wheelchairs. Once completed, it will become the largest segment of the Delaware River Heritage Trail, which currently spans just over 8 miles from Bordentown to Roebling Park.
In addition, DVRPC awarded a $125,000 grant to Burlington and Camden counties for a feasibility study on a new trail through Palmyra and Pennsauken. This planned trail would become part of the Delaware River Heritage Trail, serving as a key link between the two counties’ trail networks. It’s expected to connect with major transit hubs, including the Route 73 and Pennsauken River Line stations, and provide access to natural areas like Palmyra Cove Nature Park and Petty’s Island Preserve.
Two other Burlington County communities were also awarded funding:
- Beverly City received a $90,000 grant to support planning efforts for a proposed transit village near the River Line station.
- Evesham Township received $75,000 to study mobility improvements in downtown Marlton, helping to improve access and connectivity for residents and visitors alike.
Moorestown School District Sets $108 Million Bond Referendum for September 16
Moorestown residents will head to the polls on September 16 to vote on a two-part bond referendum totaling $108.3 million. The proposed investments would fund major upgrades across all schools in the district, address overcrowding, and pave the way for full-day, tuition-free kindergarten. The Board of Education recently approved two separate ballot questions for the referendum.
Question 1: District-Wide Infrastructure & Academic Enhancements
This question includes the majority of the proposed upgrades, totaling $80.3 million in projects. Key components include:
- A 12-classroom expansion at William Allen Middle School to allow for sixth-grade enrollment.
- HVAC replacements and infrastructure upgrades in all schools.
- Roof replacements at three schools.
- Security improvements and enhancements to athletic facilities, including tennis court and stadium turf replacements.
- Renovations to Isenberg Gymnasium.
If approved, this proposal would also reconfigure grade levels across district schools. William Allen Middle School would serve Grades 6–8, while third grade would shift to Moorestown Upper Elementary School. This would free up space in the district’s three lower elementary schools, allowing for expanded kindergarten classrooms that meet state requirements.
Question 2: High School Renovations & New Operations Center
This second question proposes $28 million in additional projects that can only proceed if Question 1 is approved. Highlights include:
- Construction of a new operations center to move maintenance functions out of Moorestown High School, freeing up academic space.
- Instructional upgrades at the high school.
- Three new turf fields with lighting and improved traffic flow around the campus.
- Enclosed bus depot to reduce community impact.
If both ballot questions pass, Moorestown homeowners would see an estimated tax increase of $648 per year — about $54 per month. In return, the district would receive $18.7 million in state funding to support the upgrades.
These proposed improvements are designed to accommodate growing enrollment, replace aging infrastructure, and modernize educational and athletic facilities throughout the district. Full details and updates on the projects can be found on the Moorestown School District’s referendum website: https://future.mtps.us/
Proposed Development Near Black Run Preserve in Evesham Raises Environmental Concerns
A residential developer has submitted plans to build approximately 270 single-family homes in Evesham on a large, forested tract of Pinelands land adjacent to the Black Run Preserve. The proposed development would clear the southernmost portion of a 778-acre property — a site that sits next to the 1,300-acre protected preserve known for its ecological significance and recreational value.
The application, filed in November, is currently under review by the Pinelands Commission. The commission is assessing the potential environmental impact of the proposal and determining whether it complies with existing rules and regulations that protect the unique Pinelands ecosystem. Should the project receive a Pinelands development certificate, the developer would then need to seek approval from Evesham Township.
Camden County
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Ocean County
Brick Township Development Update
Brick Township’s zoning board has recently approved a revised site plan for a shopping center at Route 88 and Jack Martin Boulevard, allowing the addition of three new fast food restaurants: Taco Bell, Burger King, and Bojangles. These will replace previously approved plans for a bank and a Popeyes.
Each restaurant will occupy its own building with a separate drive-through lane. The project includes 63 parking spaces and four electric vehicle charging stations. The site, located in front of the Laurelton Mobile Home Park, places Burger King on the western end, Bojangles in the center, and Taco Bell on the eastern side.
The board also approved variances for signage, including multiple wall signs and two monument signs for site entry, along with standard drive-through signage. This development is separate from a recently approved group of quick-serve restaurants — Chipotle, Starbucks, and Quickway Hibachi — at the nearby Laurel Square shopping center.
Brick Zoning Board Turns Down Proposal to Build 60 Townhomes, Apartments
The Brick Township Zoning Board of Adjustment has denied an application to build 48 townhomes and 12 affordable apartments at 100 Drum Point Road. The proposal, reviewed over four hearings, faced unanimous opposition during public comment, with residents citing concerns about traffic, safety, storm evacuations, and potential rental use.
The development required a use variance since multifamily housing is not typically permitted in the Village Zone, which prioritizes mixed-use projects. Additional variances were requested for multifamily use on both floors of the apartment building and a one-foot reduction in parking space width.
Despite traffic studies presented by both the developer and township engineers, the board unanimously voted to deny the application mainly citing traffic and zoning compatibility as reasons for the denial.
NJ Supreme Court Rules in Favor of South Seaside Park Secession from Berkeley Township
On July 10, the New Jersey Supreme Court ruled that Berkeley Township wrongly rejected a request from South Seaside Park to leave the township and become part of neighboring Seaside Park.
South Seaside Park is a small beach community located on a barrier island in Ocean County. Although it is officially part of Berkeley Township, it is physically separated from the rest of the township by more than a mile of water. To reach Berkeley by car, South Seaside Park residents must drive 15 miles through seven other towns — a trip that takes at least 30 minutes in the off-season and even longer in summer traffic.
The court said this geographic separation — along with the lack of township services in South Seaside Park and the absence of local access to Berkeley’s government broadcasts — creates a hardship for residents. Justice Anne Patterson, writing for a unanimous court, said allowing the community to leave Berkeley and join Seaside Park would not significantly harm Berkeley Township.
The ruling supports South Seaside Park’s long-running effort to join Seaside Park, which began more than a decade ago. It also marks the latest development in a case that has moved through multiple courts over the years.
Coastal Victorian-Style Townhomes Approved in Seaside Heights
A 16-unit townhome development has been approved for construction along the full length of Ocean Terrace between Hamilton and Franklin avenues in Seaside Heights. The site, currently a dirt and gravel parking lot across from Lucky Leo’s arcade, will be transformed into a “coastal Victorian” community.
Each unit will feature three bedrooms and range from 2,000 to 2,300 square feet. Units will run east-to-west, offering views of both the Atlantic Ocean and Barnegat Bay from the second floor. All units will include a master suite, great room, rooftop terrace access, and some will feature internal rooftop areas with eastern-facing balconies.
Seaside Heights Planning Board approved variances for the project at the end of June, including a building height of 49 feet (above the standard 41 feet) to accommodate an enclosed rooftop elevator mechanism. The development will include 29 internal parking spaces, requiring the removal of one on-street space on Franklin Avenue for a driveway. No parking spaces will be removed on Hamilton Avenue or Ocean Terrace. The townhomes will be located next to a separately approved hotel and ballroom project.
The NEXUS Legislative Committee meets via Zoom on the 2nd Thursday of each month (except July and August). If you’re interested in serving on the Committee, please send an email to Vernon Jones at vjones@nexusaor.com.