When the news broke on April 5 that the Holly Ravine farmland in Cherry Hill would be developed into a senior-living facility, public response against the project was immediate.
The proposal for the farm, already partly developed with a shopping center at Springdale and Evesham roads, generally drew two criticisms.
One was concern of nearby homeowners who feared their views would be spoiled by the large complex. The other was sadness for yet another patch of green possibly undergoing development in town, fueled by fond childhood memories of ice cream cones from Holly Ravine's former Cowtail Bar.
The big decision possibly will be made on Wednesday evening by the Township's Zoning Board of Adjustment, which heard some testimony about the project but had to continue the developer's application to this week. The fully remote meeting starts early, at 6 p.m., to accommodate what is expected to be lengthy public comment. Find out how to attend here.
To get an idea of what the public is saying, visit the Facebook group, Save the Holly Ravine Farm, formed in April by Eric Ascalon, who grew up in the Township and continues to live in Cherry Hill. The group now has 627 members.
From the animation, a potential view of the senior living development from Springdale Road.
"Many of our parents and grandparents first settled in Cherry Hill because it represented a peaceful respite from the crowded and congested cities from which they hailed," Ascalon posted on the page on April 21. "These days it's hard to find "peace" or "respite"” traveling the roads of our town," he added.
Ascalon noted in his introduction that the group had been live for just a few hours and had nearly 200 members.
"This is a testament to how local residents value open space and farmland, and are determined to protect what little remains," he wrote.
Here are 10 points to consider, and some of them have come out after the May 4 zoning meeting.
1. What does the developer want to build? Caddis Acquisition Partners LLC of Dallas proposes its branded Heartis combination facility with independent senior living (85 units), assisted living (66 units) and memory care (24 beds) on 22 acres.
2. What uses are permitted under zoning law for the Holly Ravine property? The property is zoned R2, for single-family dwelling units. Other uses allowed are churches, cemeteries and municipal buildings. "But it does not allow for the type of use that is being proposed tonight," Mara Wuebker, the Township Deputy Community Development Director, advised the board at a caucus preceding the May 4 meeting. This is why Caddis needs a use variance from the zoning board.
3. Developer has shrunk height of building. New plans filed since the May 4 meeting show a building height of 41 feet and height to tallest roof surface of just over 45 feet. The developer's plans previously showed a height of 52'6". Some residents had concerns that they may see the rooftops from their yards. "It is not clear what the impact of the height of the building will be on the viewshed," states the Township Community Development Department review letter. A height variance would be needed for each of the three facilities.
4. Developer posted an envisioning video. The 3D animation takes viewers on a virtual drive around the block, starting on Evesham Road and turning the corner onto Springdale Road using project renderings.
5. A press release citing design changes went out a week before the meeting. Under the headline "Nationally Recognized Heartis Senior Living Expands to New Jersey with Revised Proposal of Three-Story Community in Cherry Hill," the Feldscher Howitz Public Relations firm of Marlton sent a news release out on May 25 for developer Caddis Partners. "Originally planned to include a four-story building, to accommodate Township and community sentiments, there is a new architectural plan presenting all buildings at three stories," the release states. "The location for Heartis Cherry Hill was chosen for its ability to fill a void in an under-served market for those in the community wanting to remain in Cherry Hill or relocating to the area to be closer to children," it states. The release also quotes Bob Gilmour of the Holly Ravine farm family: "After two unsuccessful attempts at preservation of the land, first with New Jersey Farm Preservation Committee and then Cherry Hill Township, we put the property on the market. Over the years several buyers have shown interest but were never able to find a development plan that worked." The release also notes: "There will be access to the building on Evesham Road as well as Springdale Road which will be right-turn in and right-turn out only." (A copy of the full release is available with this story.)
6. What about maintaining the "look" of a farm? Caddis has stated it will erect a farm-style fence around the property. "They want to keep the look of the fence that's currently there, and that they're proposing a 42-inch-high fence, but that zone only allows a 36-inch high fence in the front yard," Wuebker said at the caucus.
7. What are some "negative criteria" issues? The Township's review letter states the applicant has the burden of addressing the negative criteria, including: "Can the deviation be granted without substantial detriment to the public good?" and "Can the deviation be granted without substantial impairment of the intent and purpose of the zone plan and the Zoning Ordinance." The review letter states that "The Future Land Use Map of the 2018 of the Master Plan proposes no zoning district changes for this location; it still proposes the R2 district. However, the site is sandwiched between two institutional zones (the golf course to the west and across Springdale Road to the east), which allow the proposed use (i.e., 'Home for the aged, long-term care facility, assisted living facility or residential health care facilities.')"
8. What are some "positive criteria" questions? The Township's review letter states the applicant has the burden of addressing the positive criteria, including: "Is it an inherently beneficial use (i.e., school, hospital, group home)?" and "Does the project advance one or more of the purposes of the municipal land use law?" and "Is the site particularly suitable for the proposed use (i.e., promotes the general welfare)?" and "Would the property owner suffer ‘undue hardship’ if compelled to use the property in conformity with the permitted uses in the zone?" The review letter states that case law has shown congregate-care facilities are "inherently beneficial uses" and "therefore presumptively satisfies the positive criteria for grant of a use variance."
9. The Township wants clear rationale for board members' decisions. Board members were advised by Wuebker at the pre-meeting caucus that "what it's really important for the board to do is as you go through and listen to the testimony, make sure that you're thinking about the positive and the negative criteria." She said that "when you are at the point of making your decision, please make sure that you're voicing and explaining those reasons on the record." Developers around New Jersey frequently will sue in New Jersey Superior Court if they believe a board's decision to be flawed.
10. Couldn't this facility go elsewhere in Cherry Hill? Developer Caddis identified a need in the Cherry Hill area for this type of facility, Kyle Miller, managing director of development for Caddis Partners, told the board at the May 4 meeting. When Caddis looks for sites, criteria include buildable acreage of at least five to six acres, walkable amenities and being near good roads for access. Brokers found two other properties besides Holly Ravine. One was the Victory site on Woodcrest Road. That site, Miller explained, was "very isolated" and surrounded by industrial properties and right off the highway. That would not create the "best living environment." The other site was not large enough for a facility of this size, he added. Caddis also could not find any properties that could be repurposed. "This site meets many of our criteria to a high degree," he said.
- How a developer plans to turn Cherry Hill's Holly Ravine Farm into housing for seniors.
- Development tug of war over plan to turn Holly Ravine Farm land into senior-living complex.
- Council president: Cherry Hill tried to buy Holly Ravine farm; owners say Township offers too low.
- Plan to build senior independent living at Holly Ravine farm in Cherry Hill continued to May 31.
The Holly Ravine property is outlined in orange. The shopping center in the lower right corner of the property once was the Cowtail Bar and Moo Zoo. The preserved Saddlehill farm, formerly Stafford farm, is in the lower right, just over the Voorhees border. More than 1,000 trees exist on the land.
