Friday, March 4, 2016

Planning Board Questions South Avenue Proposal

It was back to the drawing board Thursday for a proposal to build six apartments atop a South Avenue liquor store.
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Owner Jigar Patel, his attorney and expert witnesses were well into a description of the proposal when Planning Board member William Toth said the residential portion needed a five-foot setback for fire safety reasons. Toth, an architect, said the proposed two-story addition would be right on the lot line, a violation of zoning requirements.

When Planning Board Chairman Ron Scott Bey polled members on whether they wished to proceed, the consensus was that they had enough information to say no, but not enough to say yes. Toth said the proposal needed a "serious redesign" and member Siddeeq El-Amin said, "It just needs to be totally redone."

Patel and attorney Daniel Bernstein agreed to return on April 7, and meanwhile will consult with the Planning Division on needed revisions.

Patel's proposal was for six two-bedroom apartments with a roof garden and 21 parking spaces on the L-shaped lot, which opens on both South Avenue and Leland Avenue. Board members questioned the traffic flow, asking for a one-way entrance on busy South Avenue but allowing two-way traffic on the Leland side. The plans called for entrances to the residences at the front and rear of the building, with doors to the liquor store in the middle. Handicapped access was provided near the store entrance, but El-Amin said it should be  geared to residents.

Among other concerns, four of the six apartments were undersized. Patel spoke of expanding the liquor store for storage, which raised questions about increased deliveries. Bernstein's mention of "hardship" in dealing with design for the existing long, narrow building did not sway board members. El-Amin said a 42-inch guardrail on the roof garden was "too low" if children were to use the space for play.

Another application, for a house of worship for up to 297 people on Roosevelt Avenue, could not be heard because an amended legal notice was one day short of the 10-day requirement for publication in advance of the meeting. A Feb. 18 hearing on the application was halted due to the initial notice lacking part of the address. The third try to hear the application for Ministerio Internacional Puerta Del Cielo is expected to take place on March 17.

A lively discussion broke out near the end of the meeting, foreshadowing a joint meeting Saturday of four land use boards. El-Amin raised concerns about excessive signs in store windows and asked who enforces board rulings. Planning Director Bill Nierstedt said Zoning Officer Ron Johnson sends two letters regarding violations before the property owner gets a summons to appear in court. Board member Horace Baldwin suggested a follow-up review, perhaps by an intern, of a year or two of approvals, to see whether applicants actually obeyed terms they agreed to.

El-Amin also spoke about the proliferation of satellite dishes, calling them "visual garbage.".

"Bring it up Saturday," Scott Bey said. "The mayor needs to hear it."

Mayor Adrian O. Mapp and Economic Development Director Carlos Sanchez are both invited to the joint meeting of the Planning Board, Zoning Board of Adjustment, Shade Tree Commission and Historic Preservation Commission from 10 a.m. to noon Saturday in City Hall Library, 515 Watchung Ave. The public may attend and will have a chance to comment at the end of the meeting.

--Bernice

10 comments:

  1. Most properties in downtown areas (similar to the application you mentioned) are directly on the property lines. I am curious how any new residential development can occur. Is it that all the windows in the building have to be setback five feet?

    We are fortunate to have such talent like Mr. Toth on the board - I am curious if he or anyone mentioned how to address the requirement.

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    1. Another member mentioned the proposal for apartments over the nightclub at 11. E. Front. The difference was that on South Avenue new construction was being proposed. Saturday's meeting should be very interesting!

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    2. You are so right Jim. Mr. Toth is an asset. Lets be thankful that the Mayor was pressured into reappointing him (Toth)and not another one of his lackluster friends like Mr. Stewart. A no show 75-85 percent of the time.

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    3. FYI, the Planning Board has various classes of membership. Mr. Stewart is the mayor's designee and will serve concurrently with the mayor's four-year term. Gloria Taylor is the City Council's liaison and serves for one year. Anthony Howard is the "city official" for one year and Mr. Toth is one of six residents who serve on the board.

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    4. Unlike the Council's liaison to the PMUA who acts as a go-between to keep each body informed of pertinent mutual issues (and therefore barely ever attends meetings, in keeping with their usual I Don't Care mindset), the Council individual on the Planning Board is a Class III voting member with responsibilities equal to any other member. The same is true for Mr. Stewart who is a Class I member.

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    5. You are correct about the appointments but a no show is a no show no matter what class appointment they are!

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  2. At this rate Plainfield will have 600 new apartments. Just spreaded out through the town.

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  3. More apartments is not what Plainfield needs. Why is that always our fallback position? Mixed retail (junk stores) and apartments....why do we keep doing the same thing over and over? I think all of our heads should be hurting!

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    1. What are the options? If we sell our homes we are compelled to give them away. Who will build, and where do you suggest they build, new private homes? As to the new "luxury" apartments in which there is difficulty distinguishing the living room from the closet, they will not attract people whose economic status will enhance the community. A barometer will be the new 200+ apartment development on South Avenue; whether it rents out and whether the tenants support local businesses, or wear out the asphalt shuttling back and forth to Fanwood, Scotch Plains and Westfield? The wealthy are fleeing to escape exorbitant property tax, State income tax and a Draconian Estate Tax. The middle income flee upon retiring to seek affordable living in South Carolina or Florida. Idea! How about the State in conjunction with designated towns subsidizing commuter fares for tenants in newly constructed residences at designated locations, and offering property tax relief to builders. A variation on the current PILOT program. The anticipated quid pro quo is the attraction to middle income families to remain in, or move to, New Jersey. Ultimately their tax contributions and purchasing provide a greater return than to the State and Municipality than is currently achieved? Perhaps the day would then come when seniors can be exempted school tax and can afford to live in their lifetime homes? Bill Kruse

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  4. The reconstruction of the once two story building on the corner of South and Belvedere, now 4 stories, does not comply with the 5 foot offset provision on the east and north sides. i.e. the street sides. Does the provision apply to only the side lot and rear property boundaries?

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