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Land swap remains an issue

By Carol Fletcher

Staff Writer
Suburban Trends
Sunday, Feb. 1, 2004

The proposed development on Jefferson Street and Boulevard could be an example of the problems future developers can expect in New Jersey.

The 25-acre development of an 86-unit multifamily townhomes proposed by property owner Wanaque Manor Associates has many of the numerous problems now associated with trying to build on the difficult lots still remaining in northern New Jersey.

Seeking at least six variances, the application is being heard before the Board of Adjustment. Meanwhile, a deal is in the works to swap the property’s coveted sewer rights with a reduced purchase price for the borough.

However, this deal has issues.

During the third hearing of the application before the board, Site Engineer Valerie Bogart addressed the variances needed and issues raised by the board’s engineer.

Water and how to get it is one of the major outstanding problems for the development.

“We realize that water capacity is an issue in town,” said Bogart, “and we will work with the water company, but it has yet to be worked out.”

What to do with the excess water coming off the development’s steep slopes is another significant issue, as Bogart explained that the site’s emergency spillway will overflow its excess stormwater onto Jefferson Street and its current homes.

Board members and Board Engineer Bill Gregor told Bogart that the overflow needs to be directed somewhere safe and not toward the homes on Jefferson.

“This is a serious concern,” said Jack Dunning, board chairman. “If the water overflows, it’s going across the street and into those homes.”

Also because of steep slopes, retaining walls will need to be built throughout the developments, ranging from 12 to 20 feet. Not only do these heights require a variance but according to the board said Gregor, they also raise serious safety issues.

Due to the height of the retaining walls, people and vehicles will need to be kept 10 feet from them, said Gregor.

The areas above the walls will need high fencing, identified Gregor, but fencing also presents aesthetic concerns. Additionally, in order to build the retaining walls, the current rock walls will need to be blasted. Some of the blasting will take place dangerously close to the Algonquin gas lines. On the environmental side, Bogart said the application needs to obtain both a stream encroachment and stormwater discharge permit from the state Department of Environmental Protection for discharging near the Wanaque River.

Yet another issue is snow removal within the development. According to the site plan, there is no place for snowplows to put the snow, due to the close proximity of the townhomes’ driveways.

As a result, the board told Bogart to find places that plowed snow can be stored by the next meeting, scheduled for March 3.

Also by the next meeting, board directed Bogart to redesign the current site plans to include numerous missing elements such as sidewalks and curbs.

The board also directed Bogart to address various outstanding issues at the upcoming meeting, including submitting an updated traffic study.

Per the board’s request, Bogart and Peter Buchsbaum, the applicant’s attorney, said they will try to get the applicant’s experts on traffic, blasting, lighting and the individual responsible for the site’s environmental impact study, be available at the next meeting.