Waterview Proposal Benefits Balance Master Plan Inconsistencies, Planner Says

After Ed Snieckus—of Burgis Associates, Inc and Township Planner—guided the Parsippany planning board through the consistency review for the proposed Waterview development, he gave a recap of the review to the township council Tuesday night.

His consistency review re-examines the 2004 Master Plan and inconsistencies include certain goals related to multi-family, the land use plan and the fact that large retail is not encouraged. For consistencies to the master plan, Snieckus said that the proposal furthers five goals and promotes several objectives.

The 2004 Master Plan was re-examined Sept. 5 and the Planning Board approved the study Sept. 9. Specific inconsistencies include:

• Goal 3 regarding the provision of additional multi-family housing where not prescribed “is discouraged. What we’re proposing here is multi family …. close to services and goods,” said Snieckus. “Also close to major highways … and it provides the transitional use between moderate density (the townhouses) and residential and the commercial development.”
• Land Use Plan does not contemplate this use for the subject area, therefore presents an inconsistency.

However, Snieckus said that the general inconsistencies balanced by certain benefits, such as in the Master Plan's goal 5, large-scale retail buildings are not encouraged, but there are adequate safeguards are provided to mitigate the impacts associated with such facility.

“(There is) a 50-foot buffer and a 65-foot setback from the from the northerly property line,” that borders the residences," said Snieckus.

As for the objectives, the proposal “can be found to effectuate several objectives” of the Master Plan because it:

• guides appropriate use or development of lands that will promote the general welfare.
• Does not conflict with the development and general welfare of adjacent municipalities.
• Appropriate population densities and concentrations that will contribute to well-being of persons and neighborhoods
• Provides desirable visual environment through creative development techniques and good civic design and arrangements.

In a map of the RCR overlay area, it shows that the surrounding areas include the Doremus Family Cemetery, townhouses, residential homes, office development, multi-family apartments, office and commercial, police department, post office and commuter lot.

“The RCR ordinance does not replace the POD district. It overlays that district. It’s an alternative zoning …” said Snieckus.

The proposed Waterview development would allow retail commercial buildings that can permit one or more tenants and the buildings can have multiple uses. This has a minimum of 15 acres. This would be in the southern are of the Waterview site.

In the northern part of the site, there would be 60 residential townhouse. The zoning regulation allows six dwellings per acre and the minimum for the townhouses is five acres and the maximum is 10.

Here’s a look at the Master Plan goals that Snieckus brought up in relation to the Waterview proposal.

Goal 1: proper distribution of land uses—The proposal restricts incompatible land uses and establishes the proper distribution of land uses:

• Proposed townhouses have a medium density and provides a transition use between single-family residential—which is moderate density—to the proposed commercial.
• Setbacks establish proper distribution of land uses to one another and surrounding neighborhoods.
• “In addition, goal No. 1 talks about preserving and protecting the residential areas,” said Snieckus. “Under that goal, the proposal furthers that goal through adequate and comparable setbacks and buffers…” and with appropriate height requirements of the proposed Waterview development. His presentation shows that the proposal is consistent to this goal.

Goal 3: Multi-family housing. “Goal 3 talks about not encouraging multi-family in the municipality,” said Snieckus.

• While inconsistent, the proposal provides:
• A suitable alternative promoting the efficient use of land in close proximity of goods and on Route 46
• A suitable population density with design standards to safeguard the public welfare uses and designed to complement one another—“in other words, it’s designed with the appropriate setbacks,” said Sneickus.
• Local and State development standards shall be satisfied (parking and RSIS standards).

Goal 4: buffer zones separating land uses

• Proposal contains sufficient and comparable buffer requirements, setbacks and performance requirements
• Requirements offset potential impacts of adjacent land uses consistent with established zones in the township (PRD zone), and in adjacent municipalities
• Preserving topographic ridge line during Intervale road
• Adequate transition to land uses and municipal boundaries.
• His presentation shows that the proposal is consistent to this goal because of the buffer zones.

Goal 5: “Large scale commercial uses was discouraged in the prior Master Plan,” said Snieckus.

• A retail center offers an opportunity to improve the stability of the community and zoning by adding to the range of retail food and department store options
• Enhances the sustainability of existing office space
• High viable frontage and connections provided by state highway regional roadway corridors.
• His presentation shows that the proposal is consistent to this goal because it improves stability of the community by improving the range of retail options.
• Consolidated development: a unified and signalized access to Waterview Boulevard provides a comprehensive approach to a unified and integrated development limiting the number of curb cuts and conflicts. His presentation shows that the proposal is consistent to this part of goal 5.
• Commercial Needs and Aesthetics: Alternative development option would add to the range of retail, food and department store options for the community. And promotes the physical and aesthetic objectives through the requirement for comprehensive building and site development improvement standards. Snieckus said that the “architectural treatments, landscape treatments … help further that goal” regarding aesthetics. His presentation shows that the proposal is consistent to this part of goal 5.

Goal 6: transitional uses

• Proposed residential townhouse use will provide a transition between moderate density and commercial uses
• It presents a proper arrangement of land uses and sufficient buffer requirements to separate and mitigates the potential effects of incompatible land uses, which proves that the proposal is consistent to this goal, according to Snieckus’ presentation.

Coal 10: protect and conserve water supply

• Water and sewer demand was evaluated and determined that there was sufficient supply for the scope contemplated, approved and future development
• Uses and standards consistent with wellhead restrictions, storage will be required to conform to BMP requirements, storm water management standards and wetland regulations. His presentation shows that the proposal is consistent to this goal.

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Related Patch Articles:

• Proposed Waterview Development: Traffic Impact are …Non-Existent 
• Controversial Waterview Development Decision Delayed
• Waterview Development Receives Planning Board Approval
• Waterview Plan Poses Potential Conflict for Parsippany Planner, says Attorney
  
• Survey: 63% of Residents Support Waterview Development