Planning Board Debates Revitalizing Parsippany Road Building

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.