North Caldwell Golf Course Will Be Turned Into Housing: See New Plan

CALDWELLS, NJ — A developer’s plan to turn a 100-year-old golf course in North Caldwell into a housing complex is moving forward – but there are some big changes that may reduce its footprint and impact on borough resources, officials say.

North Caldwell Mayor Joshua Raymond recently gave an update on the plans for the Green Brook Country Club on West Greenbrook Road, which was founded in 1923.

Raymond offered a brief summary of the situation in a letter to the community:

“In 2018, the members of Green Brook Country Club (GBCC) elected to sell their property to a real estate developer. Shortly after the sale, the borough's prior administration entered into a settlement agreement which authorized the development of the GBCC. As a result of the borough's previous approval of the development (over five years ago) and a prior vote (in July 2020) to authorize residential zoning at this site, the GBCC can, and will, be developed by its owners.”

“Please know that I and the council would like nothing more than for GBCC to remain a golf course and an open green space,” Raymond continued. “However, the developer has informed us that it has every intention of proceeding under their legally binding settlement agreement to develop the site.”

According to Raymond, the developer – Green Brook Realty Associates LLC – has operated the GBCC “in good faith” for far longer than it was contractually obligated.

“The developer purchased the land with the intention to develop it, and it is their legal right to do so,” Raymond said.

The last year the club will be in operation as a golf course will likely be 2024, he added.

THE NEW PLAN

Raymond said he and other town administrators have been trying to improve the settlement agreement that they inherited from the previous administration.

After seven months of negotiations with Green Brook Realty Associates, a revised agreement has been hammered out that will “drastically limit” the impact of the new development, which will mostly be open to people over the age of 55 and up.

The new proposal includes:

• Reducing the capacity of units to be built from 426 to 317 (109 units / 25% reduction)
• Restricting the age of the residents on this site to occupants 55 and over, except for a total of 25 non-age restricted affordable housing units\
• Limiting all market rate age restricted buildings to two-stories, except for some townhomes that will include walk out basements
• Receiving consideration, in exchange for 12 acres of land, in the amount of $1,500,000 for the renovation of the Walker house and the installation of new tennis and pickleball courts

The impact to the local school system would be reduced from 124 units with potential school-aged children to 25 such units, according to municipal data.

In addition, the development would bring in an estimated $5.57 million in tax revenue to the borough with the new plan, as compared to $4.69 million in the 2018 agreement. The taxes generated by the current golf course come to $188,395.

• See Related: Highest NJ Property Taxes: See Where Your Town Ranks On New List

“This revised agreement represents a victory for the borough and a greatly improved future,” Raymond said.

“While we cannot undo the sale, the borough has negotiated a far better outcome than that which was signed in 2018,” the mayor opined. “Additionally, my administration continues to focus on preparing the borough for the physical impact of the GBCC development and doing whatever it can to mitigate disruption to residents' daily lives.”

See the memorandum of understanding between the borough and GBCC here.

See architectural renderings of the proposed development and housing here.

AFFORDABLE HOUSING

In his letter, Raymond emphasized that there’s also another reason to support the project: affordable housing.

North Caldwell signed an agreement with the Fair Share Housing Center in 2018 in order to settle litigation forcing the borough to provide more affordable housing. The GBCC development will allow the town to meet this affordable housing requirement under the Mount Laurel doctrine, the mayor said.

“It is very important to note that the existing settlement agreement with the GBCC and Fair Share Housing protects the borough and satisfies our affordable housing obligations,” Raymond said.

“If development of these affordable housing units is not completed, then there is a risk that a builder's remedy lawsuit could be brought against the borough,” the mayor continued. “This type of lawsuit could result in significantly increased development being enforced by a court order in an uncontrolled manner and in uncontrolled locations.”

CRITICISM

Not all North Caldwell residents are on board with the plan to develop the Green Brook Country Club, however. Nearly 900 people have signed an online campaign against the proposal titled: “Save North Caldwell - A petition to halt the building of houses on the Green Brook property.”

The petition reads:

“Green Brook Country Club is an essential property in North Caldwell. As you know, many residents enjoy the country club for open space and recreation. The whole community enjoys the country club for the intrinsic value that North Caldwell receives by being a ‘country club’ community. The development of Greenbrook is NOT just an issue for golfers – it impacts everyone. It would mean higher taxes, busier schools, a loss of green space, and a more crowded community.”

The petition continues:

“The undersigned residents of North Caldwell sign this petition to oppose any construction which would eliminate the 18-hole golf course at Green Brook country club. First, we ask the mayor and council to use every effort to prevent any development at Green Brook Country Club that would jeopardize the 18-hole golf course. And, we ask the town to preserve the 12 acres of buildable land that was given to North Caldwell in the Superior Court settlement.”

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