Residents of several neighborhoods surrounding the Mays Landing Country Club are raising concerns over a proposal that could transform a significant portion of the golf course into a townhouse development.
Neighbors living off Cates Road and Volunteer Way in communities such as The Fairways – a retirement community – and Victoria Pointe say the country club’s ownership is seeking a zoning variance that would allow more than 200 townhouses to be constructed on roughly 50 acres of the property. The land slated for development previously functioned as part of the golf course. Residents say the proposal raises serious questions about environmental impacts, traffic congestion, flooding and strain on local schools and infrastructure.
Concerns gained wider attention after a post circulated in the “What is going on in Mays Landing?” Facebook group urging residents to get involved. The post warned that the proposed development could affect wetlands surrounding Gravelly Run Creek, which runs through the country club property and is classified as protected wetlands.
“This delicate environment is protected by the state and our township has done an amazing job to protect it as well, going as far as imposing strict impermeable ground cover rules for current property owners,” the post states. “This puts our homes at risk of flooding and water damage to home basements and foundations, along with the health risks of pooling water like mosquito-borne illnesses.”
Traffic is another major concern. Residents say Cates Road, a two-lane, 25-mph roadway with limited access points, already experiences congestion. They believe an estimated addition of 500 vehicles per day, along with school bus routes, would exacerbate the situation.
Audrey Palumbo, a resident of The Fairways, said many homeowners were unaware of the proposal until recently and were not formally notified because their properties do not directly border the golf course.
“This only came to light through grassroots efforts,” Palumbo said. “If this had gone through the planning board and master plan process, the public would have known months ago.”
Palumbo said the proposal was first presented at the Dec. 8 Hamilton Township Zoning Board meeting, which was cut short after a medical emergency involving an attendee. According to Palumbo, the developer presented renderings of townhouses planned for the portion of the course backing up to Monet Drive, with primary access proposed through Cates Road.
Residents also worry the project would bring hundreds of new residents into an area already facing school capacity challenges. Palumbo noted that Mays Landing schools held a lottery for pre-kindergarten enrollment last year due to limited classroom space.
“Where are these children supposed to go to school?” she asked. “This kind of density impacts the entire community.”
The legal backdrop of the proposal has added to residents’ frustration. According to NJ Advance Media, a deed restriction governing the country club property has undergone several changes over the years. A restriction placed on the land in 2002 required the property to continue operating as a golf course residential development was happening nearby. That restriction was later amended in 2014, limiting the requirement to the land occupied by holes 10 through 18, while clearing approximately 50 acres – including holes closest to Monet Drive – for potential development.
After purchasing the property in 2023, owner Frank Ruocco challenged an older restriction dating back to the 1980s that required the course to maintain at least 12 holes. Court records cited by NJ Advance Media show Ruocco’s legal team filed suit in Chancery Division, arguing the restriction was unclear and unenforceable. A judge ultimately agreed, signing an order that voided the remaining land-use constraints. The order was subsequently recorded in county tax records, legally removing the restriction, Atlantic County Clerk Joe Giralo told NJ Advance Media in 2024.
Residents are now organizing petitions and encouraging neighbors to attend the next Hamilton Township Zoning Board meeting on Jan. 12, when a variance request is expected to be considered. Many say they are not opposed to new housing, but believe the proposed site is inappropriate given its environmental sensitivity and already stressed infrastructure.
“This is about protecting our quality of life and the character of our community,” Palumbo said. “We’re asking the Zoning Board to listen.”
Julia graduated from Rider University in 2024 with a BA in multiplatform journalism and minor in social media strategies. In addition to reporting on local news for Shore Local, she is a social media strategist for small businesses. Connect with her: shorelocaljulia@gmail.com or @juliatrain on Instagram.
