One Minute to Mansfield - Episode 7 - Town Meeting Recap - 10/22/2025

The October 22 Mansfield Township Committee meeting covered election updates, infrastructure progress, tax matters, and extensive public concerns about land use and property maintenance. Several discussions raised questions that residents should continue to monitor.

Election Deadlines, Real ID Event, and Administrative Updates

The meeting opened with a detailed report from the Municipal Clerk. The township must renew its cloud backup system for cybersecurity compliance, at a cost of about 1,100 dollars. Assemblyman DiMaio’s office is preparing a Real ID event for November 17.

The Clerk also reviewed upcoming election deadlines, including early voting locations at three county sites, vote-by-mail timelines, and Election Day hours. The clerk noted that Mansfield does not host early voting at the municipal building.

A tax lien holder is requesting signed certifications on two properties, but Mansfield has no official code enforcement officer. The Township Attorney will determine who, if anyone, has the legal authority to sign them.

Residents should ask:
• Who is legally allowed to certify property conditions when the township has no code enforcement officer?
• Will the township create a clear chain of responsibility to avoid similar issues?
• Why was this request not addressed sooner, considering the potential legal implications?

Township Finance: Shredding Event, Foreclosures, and Upcoming Tax Sale

Finance staff clarified that Habitat for Humanity was paid through the Clean Communities program for roadside cleanup, not as a donation.

The October 18 shredding event brought in 89 residents and nearly three tons of shredded material. The township is preparing to begin in rem tax foreclosure proceedings on several vacant lots in hopes of consolidating land into potential buildable parcels.

The 2024 tax sale is scheduled for November 19, with 32 properties delinquent on taxes and three delinquent on water or sewer charges.

Residents should ask:
• How much revenue is realistically expected from the in rem foreclosure process?
• How will the township prioritize and dispose of reclaimed lots?
• What long-term planning is in place to prevent chronic delinquency?

Infrastructure and Development Updates

The Township Engineer reported that Schneider Road Section 2 is nearly complete aside from punch list items and NJDOT’s final inspection. A resolution later in the meeting awarded the Mitchell Road improvement contract to Riverview Paving.

Other updates included:
• The Meadows at Mansfield is in phase three, with 28 driveway permits issued and 8 certificates of occupancy recommended.
• The township is preparing a feasibility study for solar installations at the municipal building.
• A sightline concern at Kings Highway and Route 57 has been forwarded to NJDOT, which acknowledged receipt and will review the matter.
• A resident question revealed that visible piping on Schneider Road is an older conduit that will be buried as part of final project restoration.

Residents should ask:
• Are developers at The Meadows fully complying with grading, drainage, and road standards?
• Will the solar feasibility study be made public before the Committee votes on it?
• How quickly will NJDOT address the Route 57 sightline safety concern?

APM Property: Grinding, Smoke, Runoff, and Enforcement Gaps

A significant portion of the public comment period focused on longstanding issues at the APM property on Route 57.

Residents reported:
• Early morning and late-night grinder activity
• Noise, vibrations, and truck traffic
• Tree removal and grading changes affecting runoff
• Prior smoke issues, now reportedly addressed
• A threatening letter allegedly sent to a resident by APM
• Lack of communication and response from the zoning officer

The Township Attorney stated that:
• A complaint against APM has been prepared, signed by the Mayor, and will be filed in Superior Court.
• DEP has already issued violations tied to wetlands disturbances and runoff.
• Some resident-submitted videos lacked usable time stamps or audio quality for enforcement.
• Noise and zoning issues will continue to be reviewed at the township level.

Residents should ask:
• Why have zoning and enforcement complaints gone unaddressed for years?
• Is the township creating a clear enforcement plan for noise, land use, and operating hours?
• When will the public see the details of the litigation?
• Why are residents reporting that the zoning officer does not respond to calls?

Environmental Concerns Along Route 57

A member of the township's Environmental Commission raised broader concerns about the appearance of Route 57, citing abandoned vehicles, materials, and deteriorating property conditions along the corridor.

He also referenced conditions at the property belonging to resident Michael Bollard, questioning cleanup and maintenance plans.

Bollard explained that his property is currently under a land use application that will be reviewed by the Land Use Board in November.

Residents should ask:
• Will the township create a corridor-wide plan for Route 57 aesthetics and property conditions?
• Is the Environmental Commission being given enough authority to address township-wide concerns?
• Should the township implement regular property maintenance inspections?

Ordinance 030-2025: New “Special Circumstance” Escrow

The Committee adopted Ordinance 030-2025, which creates a new escrow process for unusual cases requiring review by township professionals. During the public hearing, resident Michael Bollard asked what qualifies as a “special circumstance.”

Township officials explained that the term is intentionally broad to allow flexibility for unexpected situations, such as reviewing the TWA application for Borealis Compounds.

Residents should ask:
• Should the ordinance define what counts as a special circumstance?
• Who decides when this fee is applied?
• Will applicants receive written explanations when these fees are charged?
• How will the township prevent inconsistent or unfair application of these charges?

Consent Agenda Discussion

During review of the consent agenda, Bollard raised questions regarding:

• A major increase in the conflict attorney’s not-to-exceed amount
• Clarification of zoning permit requirements after a resident was refunded for an unnecessary permit
• Transparency and neutrality in the annual request for professional service proposals

Committee members explained that some increases were due to additional legal work, and that professional service proposals weigh both price and qualifications.

Residents should ask:
• What additional legal matters caused the conflict attorney’s fees to triple?
• Will the township publish clearer zoning permit guidelines to prevent wasted fees?
• How will the Committee document its selection process for professional services?

Executive Session

The Committee entered executive session to discuss:
• Court administrator salary adjustments
• A lease agreement for the old DPW building involving the fire company
• Police contract negotiations

No action was taken, and minutes will be released when confidentiality is no longer required.

Residents should ask:
• What is the timeline for releasing the executive session minutes?
• How will the township justify any salary adjustments or contractual changes?

Final Public Comment: Utility Company Cleanup Issues

A resident from Cherry Tree Bend Road reported that after utility work, debris and an abandoned pole top were left along the roadside. Wires were tied to a tree, and multiple neighbors have contacted utility companies for six months with no resolution.

The Mayor said he would attempt to follow up but noted that coordination between electric and cable companies can be difficult.

The Takeaway

While much of the meeting dealt with routine approvals and ongoing projects, residents raised substantial concerns about zoning enforcement, property conditions, and transparency in township processes. Several items deserve continued public attention, including:

• Enforcement actions at the APM site
• Appearance and environmental health of the Route 57 corridor
• Clear guidelines for zoning permits and professional service selection
• The definition and application of “special circumstance” fees
• Utility company accountability after roadside work

Transparency is more than legal compliance. It is about ensuring that residents fully understand how township decisions affect their property values, quality of life, and the future of Mansfield.

Full Meeting Audio

MANSFIELD TOWNSHIP COMMITTEE MEETING

October 22nd, 2025 - 7:30pm - 8:30pm

Downloadable Files

Meeting Agenda - Here

Meeting Minutes - Here

Bill List - Here

Mansfield Township Committee Meeting Summary For Residents