Still No Resolution to SpringHill Suites Zoning Debate

The Parsippany-Troy Hills Zoning Board of Adjustment continued hearing testimony regarding the request to construct a Marriott hotel and restaurant complex at Route 10 and Glacier Drive during its Wednesday night meeting. The gathering went on until 10 p.m. when President Robert Iracane announced that remaining testimony will be heard July 6.

The four-year-old proposal of Morristown firm Kamsad Giri LLC would put a four-story hotel and fast-casual restaurant at 2100 Route 10.  The new structure would have 103 guest rooms and would carry Marriott's SpringHill Suites imprimatur.

In past meetings, questions arose over issues including the hotel's height, how drainage and dumpsters would be managed and traffic considerations. Many of the questions received answers Wednesday night.

Steven Bolio of Chester-based Ferriero Engineering Inc. announced that at the board's request, the developers decided to shift the position of one of the proposed dumpsters farther south, so that it would be as far away from Glacier Drive residents as possible.

"Dumpsters are now 500 feet from the nearest residence," he said.

Bolio added that in answer to previous questions from board members and residents, the developers commissioned another sight line study. He said it was determined that testing showed that the hotel not be visible to residents. Even so, he said additional trees will be planted to provide even more buffer between residences and the hotel complex.

The engineer also said improvements have been made in drainage. Board Engineer Gordon Meth concurred.

"We are satisfied with the drainage calculations at this point," Meth said.

Architect Subhash Supra testified next and addressed previous questions regarding rooftop compressor units. He said that mechanicals indeed will be on the roof of the hotel, but that the added height--only 4 feet 1-1/4 inches--would not cause sight line problems. Parapets on the roof will be 1 foot 10 inches higher than that, and too would not interfere with residents' sight line.

The total height for the structure is about 55 feet, 20 feet above what's allowed by law, which means a height variance is needed for the project to commence.

Chadwick asked about screening to dampen the sound and sight of condensors. Supra in return offered assurances that adequate screening would be provided in line with board dictates.

Traffic engineer Elizabeth Dolan of Dolan and Dean Consulting Engineers in Martinsville talked about a study undertaken to show the traffic impact the 2100 hotel project might have on surrounding streets. 

"We concluded that the project would not have negative impact on surrounding traffic," Dolan said, noting that Gordon Meth, the board's engineer reviewed the study. 

"It's not going to change occupational characteristics of the area," she said. "It conforms to accepted design criteria and the parking supply meets ordinance requirements."

Bruce Davies, a licensed landscape architect an planner, testified next. He started by mentioning that he grew up in Parsippany on a house on Glacier Drive and still lives there.

"I have every intention of making this [hotel] look good," he said.

Davies said he intends to plant 72 evergreens ranging from 8-12 feet in height. The trees will be a mix of Norway, Colorado, Blue Colorado, Serbian and white pine spruce trees, along with red maple, red oak and honey locust trees.

He said the spruces would provide additional buffering for residents and in setback areas, while flowering and shade trees would add a denser border at the parking lot's edge.

"We're required to have a 70 foot buffer; we're installing a 150 foot buffer, twice as much," Davies said, adding that he also plans to plant juniper and boxwood, varieties that won't attract deer.

Next, the landscape architect talked about lighting and signage. Board members were concerned about the number of lighted signs on the property.

Board President Iracane told Allen Hantman, the lawyer representing Kamsad Giri, to get rid of one of the signs facing Glacier Drive. Hantman said that Marriott requires the sign.

"Then Marriott doesn't understand Parsippany," Iracane retorted.

Hantman said he would talk to the Marriott company to see if it would allow the sign's removal.

With more testimony to hear, Iracane moved to adjourn and pick up the discussion at the ZBA's next meeting on July 6. He said he expects the board to vote on the proposal on that date.