Planning Board Debates Revitalizing Parsippany Road Building
Discussion continues on project that could change the complexion of the area.
The Parsippany Troy-Hills Planning Board's Monday night meeting was all about the vision for the township's future.
The panel revisited continued consideration of a commercial and residential development project that could change the face of the Parsippany Road business corridor.
Over the past several weeks, the board has deliberated approving an overlay ordinance regarding the lot at 272 Parsippany Rd., which was designated for rehabilitation in January. The panel must determine what type of
development present zoning laws would—and would not—permit to take the place of a vacant building now standing on the site.
For nearly three hours, the board engaged in a lively, sometimes tense, discussion over revitalizing the site and heard from the principals involved in a possible project for the property lot that could have a huge impact on neighboring businesses, residents and the Parsippany Road business community.
Cerbone-Prisco, a development partnership out of Parsippany and Summit, proposes filling the lot with a commercial enterprise and a 50-unit residential structure.
What's called Renaissance at Parsippany would consist of a bank and a five-story luxury condominium geared to young professionals and empty-nesters. The developers say Provident Bank has already shown an interest in being part of the plan.
Although any redevelopment of the site is only in the idea stage at this time—applications have not yet been accepted—planning board members had numerous questions and concerns to share.
Councilman Michael DePierro, who sits on the board, was adamant that the proposed dwelling complex consist of units for sale.
"We have 7,000 rental units in Parsippany-Troy Hills," he said. "We need more rental units like we need a hole in the head."
Others on the board worried that the proposed mixed-use development would require too many variances to get around existing zoning restrictions. Presently, two-story structures are allowed—the Cerbone-Prisco building would call for five, plus a parking level.
The established residential density in the area is 24 units per acre, based on three already-established apartment facilities nearby: Colonial Heights, Parsippany Gardens and Westgate. The proposed Renaissance at Parsippany would put 50 units on about an acre, more than double the current figure. Concerns were also raised about parking and about the possible impact on the school system.
Board member Thomas Dinsmore noted that when a development of this nature is approved, it could trigger a wave of similar efforts.
Representatives of the Renaissance at Parsippany development team defended their plan.
Planner John McDonough stated that the project would be "a sparkplug for economic development," noting that the site at 272 Parsippany Rd. was one of the few vacant spots on the thoroughfare and that it had not lived up to its full potential.
"Right now, Parsippany Road is more of a cut-through than a destination," he said.
McDonough offered 10 ways in which the proposed development would benefit the area. Among them, he said the plan would be consistent with smart growth, as it grows "up, not out," but that because the site stands in an isolated spot, it would not create a "Morristown effect."
He testified that Renaissance at Parsippany would meet market demand for new housing, based on anticipated population growth of 2,000 households in the next 20 years, and he said these new residents would support downtown businesses.
Additionally, he said fiscal impact would be positive, he said, as the units—which would all be for sale, not for rent—would attract childless individuals and couples who earned $230,000 per year or more.
This, McDonough said, would create tax revenue for the township with minimal impact on the public school system. He added that five of the 50 units would be set aside as affordable housing. Units would cost in the neighborhood of $300,000, with affordable condominium apartments priced at about $100,000.
McDonough also noted that the area was not environmentally sensitive and that there would be buffering from nearby residences in the form of already existing trees.
The project planner stated that the proposed development would create a "betterment of the area consistent with good planning." It would not set a precedent or trigger similar requests because of the special "rehabilitation" designation, he said.
Contractor Carl Cerbone added passionate testimony, underscoring the upscale and green-friendly nature of the project. He asserted that Renaissance at Parsippany would create jobs and benefit other businesses in the area.
"People in Parsippany will be proud," Cerbone said.
Councilman Pierro aired a concern about the project's size. He asked if it would be possible to reduce the residential building's 50 units and five stories. Cerbone said no, saying that 50 units were necessary for investors to get a return on their investment.
"That's what the developer needs to make the project sustainable," McDonough said.
"It opens up new possibility [for the area]," Cerbone said, adding that Renaissance at Parsippany would bring an injection of beautiful buildings and money to the Parsippany Road corridor. "You have a developer willing to make a multi-million dollar investment in your community."
No figures were available, Cerbone told Patch, because the project is not yet in the application phase.
"It's too soon to get into specifics," he said.
Some board members communicated trepidation over the entire project.
Noting the presence of a Wachovia Bank just next door, Kenneth Purzycki asked, "Do we really want to put an existing bank out of business?"
Cerbone said he didn't believe that Provident Bank would poach customers from the Wachovia branch.
Board member Robert Keller re-stated a concern shared by a number of his colleagues.
"A five-story residence is a big change," he said.
"The property will stay the way it is if we don't act on it," Mayor James Barberio warned.
Edward Snieckus, a planner from Burgis Associates working with the board, conceded that the Cerbone-Prisco project could affect the established character of the area, but added, "We do need to encourage redevelopment or rehabilitation of the site. It's a matter of how much."
The Planning Board will hear more testimony on the issue at its next meeting on May 16 at 7:30 p.m. At that time, Board Chairman Casey Parikh said he expects the board will vote on granting an overlay ordinance for the site and send its recommendation to the Town Council for final approval.
123abc
7:08 pm on Tuesday, April 26, 2011
I think any help Parsippany Road could get is positive. It is a cut-thru. Perhaps after some condos go up, a coffee shop or luncheonette would move in. The only concern I have is there would need to be traffic lights installed and painted crosswalks. There have been 2 fatalities on Parsippany Rd and pulling out of Alexander Avenue (onto Parsippany Rd) takes a few minutes with light traffic.
Julia Peterson
7:56 am on Wednesday, April 27, 2011
Parsippany Road is not "just a cut-through" for people who live along and near it. Traffic levels are at maximum now.
It is hard for me to believe that "individuals with a $230,000 a year income" would choose a condo on a road that barely has sidewalks, and in a project with no green space around it. The proposed lot is very small for a project of this size.
Parsippany residents need to decide if they think that "smart growth" for their town is "up, not out."
How densely populated should our town be?
This proposal would consist of a building six stories high.... five floors of condos, and one parking level.
Parking levels don't count as floors in our ordinance.
Julia Peterson
7:57 am on Sunday, May 1, 2011
At this time, buildings in Parsippany cannot be built higher than forty-five feet. How do citizens feel about sixty and seventy foot high buildings? Do we want high rise development in Parsippany? (The last building of this height that was constructed (with variances) is visible from most places in Parsippany:The Mountain Club on Watnong Mountain.)
If you do not want high rise buildings in Parsippany-Troy Hills, now is your time to let the Council and the Planning Board know.
Next Council meeting is May 10th at Town Hall. Next Planning Board meeting is May 16th at Town Hall.
Both begin at 7:30 p.m.
123abc
11:44 pm on Sunday, May 1, 2011
Perhaps this would be the start of revitalizing Parsippany Rd.
We all know it needs a lot of help.
Too bad this town never had any long-range township planning.
The most pedestrian unfriendly town ever.
Julia Peterson
8:56 am on Monday, May 2, 2011
I am curious to know why you think a six-story building would "revitalize" this area.....
Julia Peterson
10:22 am on Monday, May 2, 2011
...but I agree that there seems to have been a lack of long-range planning, and that the town is definitely "pedestrian unfriendly." This may be due to the fact that areas of the town developed separately for a long while, and that people in one part of town do not take much interest in other parts of town, in fact, may not know a lot about them.
Development of high rise buildings will affect all of us, and the basic character of the whole area.
Is that what people want? Do we want to be a city?
Sharon Maroldi
8:47 am on Tuesday, May 3, 2011
Julia - yes, our town is so pedestrian unfriendly. There seems to be little to no thought put into how people can get to point A to point B on foot - sidewalks begin and end unexpectedly and are in various states of repair (I have sent so many notes to the town about this). I don't live near Parsippany Rd, but some of my family does and my daughter went to a daycare in that area.
There is a ton of traffic and it's already over-developed. As to whether we want high-rises, I would not. Parsippany Road leads to a lake community, which is beautiful and scenic. Save high rises for more metropolitan areas like downtown Morristown, in my opinion.
Donna Jo Tanner
8:54 pm on Tuesday, May 3, 2011
If I wanted high rises I would have stayed in Bergen County. Why is it that every nice community has to be built up until it's congested and overcrowded? Zoning is in place to prevent this type of overdevelopment and variances should not be handed out like candy. Everyone concerned about keeping Parsippany the best place to be needs to go to that planning board meeting on May 16th and speak up before it's too late.
Jo Naseef
8:30 pm on Tuesday, May 17, 2011
I agree with you Donna, if I wanted high rises, I would have stayed in Hudson County. Unfortunately I just found out about this today, but rest assure I will be calling the Mayors office to let them know how I feel.
We don't need a high rise to bring in "coffee shops & luncheonettes" we have them already. And lets face it, the more they "develop" the more trees we lose.
Parsippany Road already has a ton of traffic and is already over-developed. And why would you want to have two Banks right next to each other, that makes no sense at all.
Parsippany Road leads to Lake Parsippany which is a beautiful and scenic community.
Please save the high-rises for the urban areas, not Parsippany Road!!!
123abc
11:37 pm on Tuesday, May 3, 2011
Perhaps the plan could be scaled down a bit? Whatever, Parsippany Rd needs help, big time. Sidewalks begin and end. There are no painted crosswalks. Not enough traffic lights. (I have also sent many many notes to the town)
Julia Peterson
8:39 am on Wednesday, May 4, 2011
Add more development will not help. Parsippany Road has been a thoroughfare since Parsippany was founded, also, it is a Morris County road, so road improvements have to come from the county. Because it parallels 287, it channels traffic from the interstate when there is an accident or delay. In the Green Hills section, it is a narrow, two-lane road, and there is no space for it to be widened. That is the section where the developer wants to put a building that will be visible all over Lake Parsippany, as well as on the other side of the hill. The last time Parsippany gave a developer permission to build a high-rise on a hill, we got the "Mountain Club" on Watnong Mountain, which is visible from practically everywhere. The developer in the Parsippany Road case says that the only way he can make money is with a 50-unit building. High rise does not belong in Parsippany.
D C
8:08 pm on Monday, May 9, 2011
Why do you think this is the only chance to revitalize this piece of land? I am a local business owner looking for a larger space, and this building would be a perfect fit, given the parking spaces, location to my current business, and size. Pending further site analysis, I'd be interested in the building. I hope the mayor, council, and planning board do not feel desparate and approve this enormous plan that doesn't fit the area. It seems to me that this would add more congestion and be an eye sore for everything around it.
Hank Heller
10:50 pm on Monday, May 16, 2011
DC
If you are a "real" business owner and think this piece of property is something that is of value to you, why would you communicate your interest via Patch? If it were me, I would contact the property owner and try to make a deal. This effort is almost guaranteed to not be helpful to your cause.
Hank Heller
D C
11:53 am on Sunday, June 5, 2011
Hank, I did contact the developer months ago. They have no interest at this time in selling the land that contains the existing building. I also wrote a letter to the planning board stating my interest so to alleviate their fear of the building sitting idle and falling into further neglect. We'll see what happens tomorrow evening.
123abc
9:14 pm on Tuesday, May 17, 2011
What went on at the town mtg yesterday?
Julia Peterson
7:43 am on Wednesday, May 18, 2011
It was a long meeting, lasting til almost eleven o'clock. Facts about the concept proposal were reviewed by developer's counsel Ann Grossi and planner McDonough, and additional simulations of the proposed six-story building were shown. The room was full of citizens, and most indicated their concerns about the density of the project ( average 39 units per acre, as opposed to the highest present average density in Parsippany of 24 per acre) and height (for a B-3 zone, two stories, 35 feet). The current volume of traffic on Parsippany Road was also a concern, as well as views of the building from Colonial Heights and Green Hills development.
The trees that buffer the property from the Colonial Heights apartment complex playground and pool would all be removed.
A vote was not taken, but the Planning Board was polled, and each member stated their concerns.
Ms. Bronfman, Mr. DePierro, Mr. Dinsmore, Mr. Keller, Mr. Parikh, and Mr. Purzycki outlined concerns about the height and density issues, as well as other concerns. Mr. Mele was keeping an open mind. Mr. Shah supported the improvement. Mayor Barberio asked for more time to consider the issues.
I suggest that you visit the Planning Board Office to check out the pictures and the meeting minutes (after they are porcessed, call first) because that will give you a fuller understanding of the comments.
This issue will next be considered at the Monday, June 6 meeting. There will not be public comment at that meeting.
Julia Peterson
1:48 pm on Wednesday, May 18, 2011
"processed" not porcessed. Also the concept proposal asks for a building 62 feet in height, not 35 feet as you might interpret from reading the above. That is five stories of residential units plus a parking garage, which does not count as a story.