Mountain Way Townhouse Project Still Unresolved

There is still no decision on the long-debated  townhouse development proposal. The Parsippany Zoning Board of Adjustment heard more testimony during its Wednesday night meeting at Town Hall before adjourning.

The developer seeks variances permitting the construction of a 22-unit townhome community near Mountain Way, Rocky Heights and South Powder Mill Road. The developer had contended that the project would benefit Parsippany's real estate market and the community as a whole.

Some residents who live in the area disagreed, however.

A primary point of contention over the project is the environmental impact some fear the townhouse construction could have on the area. The presence of steep slopes and the possibility of runoff have been a major concern of Preserve Mountain Way, a group of about eight residents fighting against the development project. The group also contends that the plan flies in the face of the township's master plan, which discourages new construction of multi-family housing developments.

Preserve Mountain Way founder Rick Jilleba hired licensed planner David Zimmerman to help make the group's case.  and .

One of Zimmerman's primary points was that Parsippany has more than enough townhome housing units.

Garofalo called a witness to offer rebuttal to Zimmerman's argument.

Real estate consultant James Jones said the township's housing market is tight and has demand that exceeds supply. Over the past 10 years, he reported, vacancy in multi-family homes has been below five percent. In real estate terms, 95 percent occupancy is considered full occupancy.

"If you're operating at a level above full, as it has been in New Jersey, it indicates people are living in units that should be repaired or replaced," he said.

According to Jones, national real estate trends are moving toward smaller homes, concentrated land use and a lesser reliance on cars. He said a townhouse development would fit in with those trends.

Jones added that Parsippany has 28 percent fewer townhomes per capita than nearby communities. He said that fact disproved Zimmerman's testimony that Parsippany was doing "more than its fair share" of providing affordable multi-family housing for residents.

The consultant also provided statistics showing that demand for Parsippany townhomes is higher than for other real estate categories. He said that in the township, when a townhouse goes up for sale, it sells quickly and sells at about 96 percent of the seller's asking price.

"Townhomes clearly outperformed single family houses and apartments" in the past year, Jones said. "If you add townhomes to the market, they won't be sitting around long."

"You have demonstrated that there is a demand for townhomes, but that doesn't necessarily play a role in zoning decisions," said Board Attorney George W. Johnson.

During the public comment period, Jilleba asked Jones if his testimony contradicted the Preserve Mountain Way position that the townhouse project was inconsistent with the township's master plan.

The real estate expert said his testimony did not address the master plan at all.

Garafalo then brought professional planner John McDonough back to the witness table.

The planner did talk about the master plan, testifying that Zimmerman's characterization of Mountain Way as a country lane was not accurate.

"It is a connective road that feeds into other local roads, including Route 10 and Powder Mill Road," McDonough stated. "From a planning standpoint, given the [traffic] volume and the mix of uses, this would not qualify as a rural lane."

McDonough testified that townhomes can do something that single family development cannot: "control, obtain and keep the disturbance compact."

He added that as part of the developer's commitment to preserving and enhancing the natural setting of the area, the 700 Mountain Way complex would keep intact 100 feet of surrounding woodland and protected wetland.

"The demand for large houses has waned," said McDonough, noting that the 2004 master plan that calls for "no more multi-family homes" preceded the current economic crunch and the mortgage crisis.

"People don't have the money for [large single-family homes] anymore," the planner said. "This is a nice, workable community that fits into [the spirit of] the master plan."

The case is scheduled to pick up again on June 6, when the developer's attorney will sum up his case and the public will have another opportunity to speak for or against the project. A vote could come on that date.

Before taking up the Mountain Way case, ZBA President , who died Sunday.

"He was a great man," said Iracane.

The next zoning board meeting is scheduled for Wednesday, April 18 at 7:30 p.m. at the .