STAFFORD – Two key ordinances were passed at the most recent Township Council meeting that pave the way for Stafford to purchase land adjacent to the Olive Garden on Campbell Boulevard. One proposes bonding for the property at $5.5 million, while the other authorizes the mayor to finalize the purchase. The governing body intends to use the property for recreational purposes.
“At this point, we’re still working through something called a Phase One report that has to get done,” said Township Administrator Matthew von der Hayden. “We’re waiting for the Phase One report to come back so the township engineer can review it and provide a recommendation to the governing body regarding the purchase.”
The land is currently owned by Stafford Property Urban Renewal, a division of the Walters Group, and the proposed purchase has ignited a debate about the township’s past redevelopment agreements. Some pointed out that the land was once sold from the township to the Walters Group as part of a larger parcel – for just $1. However, local officials quickly point out the investments made by the developer to increase its value.
Mayor Robert Henken emphasized that the land acquisition aligns with residents’ desire for more recreational opportunities and the preservation of the town’s character. (Photo by Stephanie Faughnan)
From Landfill To Recreation
The site in question, along with the broader Stafford Park area, has a complex history. Originally, it was the Recovery Road Landfill, ordered closed by the Department of Environmental Protection in 1981 and officially shut down in 1983. The potential cleanup and capping of the landfill posed a significant financial burden on the township, with estimates ranging from $20 million to $45 million.
Faced with these costs, Stafford entered into a redevelopment agreement with the Walters Group. This agreement led to the transformation of the landfill into Stafford Park, a mixed-use development that includes commercial spaces, housing units, and infrastructure improvements. The Walters Group dismantled and rebuilt a water storage tank, paid for traffic control measures, built a substation and park, as well as constructed a solar farm on the property.
Discussions with the Walters Group began as early as 2004, with Stafford Business Park breaking ground in 2007. A 2010 agreement allowed for residential construction. Documents from 2006 and 2007 outline resolutions for tax exemptions related to the construction of affordable housing units within Stafford Park Apartments.
At the March 4 Town Council meeting, Mayor Robert Henken emphasized that the land acquisition aligns with residents’ desire for more recreational opportunities and the preservation of the town’s character.
However, former Councilman Paul Krier strongly opposed the purchase, citing the land’s history and the redevelopment agreement with the Walters Group. He argued that the township is essentially repurchasing land it sold for $1, a move he deemed fiscally irresponsible.
“What makes the newest acquisition even more offensive is that it proposes that Stafford taxpayers pay five and a half million dollars for land that the township previously owned and sold to the Walters Group for $1 because it was part of the redevelopment,” Krier stated.
Krier also criticized the PILOT (Payment In Lieu of Taxes) agreement with the Walters Group, claiming it resulted in significant tax breaks for the developer and increased the tax burden on residents.
Southern Regional High School student Jared Baker, advocated for the construction of a skate park after the land is acquired. (Photo by Stephanie Faughnan)
“Marketing documents from within management indicate that presently, Stafford Park shopping center receives 3.4 million visits per year,” said Krier. “Hundreds of housing units have been built. Recreation areas have been developed, and there have been substantial improvements in the infrastructure, including the landfill closure and the solar project.”
Krier added that completion of the Stafford Park project, as originally planned and intended, would provide for substantial revenue and jobs for the township. However, according to van der Hayden, the seventh and most recent amendment to the redevelopment plan shows the developer has completed all projects save for five homes. This does not include past reports that the Walters Group intended to build a two-sheet ice rink on the property at one time.
Barbara Crystal, a former mayoral candidate, echoed Krier’s concerns, highlighting the township’s existing debt and questioning the transparency of the land purchase. Holding a document she said she received from former Councilman George Williams, Crystal said the township was about $117 million in debt as of December 31, 2024. She said that with this much debt Stafford should not be adding the $5.5 million bond purchase for property it formerly owned and sold to the Walters Group.
“Was an appraisal of the land conducted to confirm that the two lots were truly worth $5.5 million?” asked Crystal. “Did this governing body negotiate with the seller to obtain a lower price for the land?”
Former Mayor Gregory Myhre said buying the land was a good idea. (Photo by Stephanie Faughnan)
Von der Hayden said that an appraisal done on the land came in at $5,460,000 and the letter of intent for the purchase price was issued at $5,380,000. The additional bond funding for a total of $5.5 million accounts for other costs associated with the sale.
The township maintains an open space fund that is currently being used to pay off the Doc Cramer field. Once Doc Cramer is paid off in seven years, the plan is to use the open space fund to pay off the bond for acquisition of the new recreational use property.
Assemblyman Greg Myhre, a former Stafford mayor, defended the purchase, arguing that the price is fair given the scarcity of available land in the township. He emphasized the potential to create valuable recreational facilities.
“Good luck trying to get 20 acres anywhere in New Jersey for that price, particularly out of town, that is useful for everybody,” Myhre said. “I understand it’s mostly going to be for recreation, almost exclusively. I think you have to take advantage of an opportunity, and I think you are getting it for a fair price.”
Photo by Stephanie Faughnan
How Will The Land Be Used?
Residents, including Southern Regional High School student Jared Baker, advocated for the construction of a skate park, emphasizing its benefits for youth and the community.
“A skate park is more than just ramps and rails,” Jared said. “It’s a place for creative exercise and community building. We lack dedicated space for skateboarding, BMX riders and scooter enthusiasts. It’s time to change that.”
Once the township acquires the land from the Walters Group, officials intend to host a workshop to gather community input on the types of recreational amenities residents desire. Suggestions such as a skate park have already been proposed.
“The idea is to get to do a workshop to get input from the community as to what they would like to see,” von der Hayden said. “And then work to put a plan in place.”
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