Archive for the ‘Summit Development’ Category

Maplecrest Realty -Former Riegler Dodge Site Wins Planning Approval

September 25, 2008

The City of Summit Planning Board granted approval of the applicant’s site plan and variance for parking and loading area.  The former Dodge Dealership located at 314-320  Springfield Ave will soon be converted to retail use by the property owner.  The renovated 88 year old building will have about 8,000 square feet of retail space and permit on-site parking. 

Chris Welsh is the architect for the project and Jim Woller represented the owner, Mark Riegler.  The decision makes way for a much needed property improvement as well as addition to retail space on Springfield Ave.

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The Promenade at Summit Names Retail Tenants

September 25, 2008

A special ribbon cutting ceremony was held on September 22 for The Promenade at Summit a mixed-use development located 545 Morris Ave. across from the newly renovated state-of-the-art Schering-Plough office campus. 

The Promenade features a retail level, 22 condominims and 7 single family homes.  The retail tenants are a new Drug Fair, a Union Center Bank branch, and a Dunkin-Donuts quick-service restaurant.  Residents and shoppers have ample parking with easy access to Route 24/I-78 and a few block from the Summit Train Station in Downtown Summit.

The Promenade is developed by Diversified Properties a well established developer of upscale projects in the Northeast.

For additional information visit: www.545morrisave.com   www.545morrisave.com/news.html

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Common Council Takes up Zoning Actions

July 31, 2008

UPDATE

NB Zone

Common Council voted 8 to 2 to approve an ordinances to downzone the Business Zone from Marco Polo (Morris Ave.) to the Broadway Diner (River Rd) to Neighborhood Business.  Despite property owner opposition, Council followed the recommendation from the Planning Board and their contract planner to restrict uses and development opportunity for properties in this zone. 

Council members voting for this change had a few interesting comments to support the decision: The adjacent residential neighborhood is fragile and delicate and in need of protection from potential development.  Facts supporting this theory were not presented. One council member and the city’s contract planner also offered a novel opinion, that development along the business corriders leading into downtown Summit has the potential to hurt downtown business interest.   This is the clearest example yet of the disconnect between fact and planning policy.  In fact, Summit has a strong downtown core not under any threat from the very smal business zones surrounding it.   The threat is most likely that a good bit of our planning policy lacks vision and a basic understanding of commercial property economics which surely will lead to a decline in affected property value and property tax revenue.

Franklin Place

 Common Council is scheduled to hear public comment and consider the planning board’s recommendation to rezone the former Infiniti Auto Dealership property on Franklin PL to residential (R-5) use at its Oct 21st meeting.  The property owner’s plan for a residential (Muli-Family) development is expected to be shared with the neighbors around Oct 13th. 

Summit Common Council took no action at the July 29th meeting on the Planning Board’s recommendation to change a Business Zone to Neighborhood Business Zone and the Business Zone (former Infiniti dealer property on Franklin Place) to single family R-5 residential. 

Council heard from nearly all commercial property owners (four owners appeared before council) along the Morris Ave and River Rd section affected by the Planning Board’s recommendation.  Property owner’s ask council to do additional research on this down-zoning recommendation.  Property owners believe that other zoning options may be more appropriate for this area due to the type of properties involved and adjacent zones.   The idea that this area may even be considered as a Gateway type zone was suggested by the owners. 

The former Infiniti property was the subject of significant public disccussion.  Nearby neighbors are organized to oppose the property owner’s plans for development.  The property owner’s attorney addressed council and asked for an opportunity for his client to develop plans for the property.  The property owner is opposed to the R-5 designation but not the concept of changing the zone from Business to Residential. 

Residential neighbors seek a minimal density zone which is the R-5 designation.  They cite congestion and traffic fears along with a general concern that anything but R-5 would degrade the neighborborhood.  Organizers of the neighborhood group claim that the Planning Board and the City’s consultant Planner support the R-5 designation.   The appointed planning board and consultant planner may be more responsive to neighbor organizers then the balanced interests of all stakeholders -property owner, municipal interests, and the business community.  The neighbor concerns should be studied as “potential impacts” as is done with all development applications.   The elected council correctly, passed on rushing the R-5 designation through at this time.

Both changes to zoning are expected to be discussed at the next (September) council meeting.

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Zoning Board Rejects Bassett Re-Development Plan

July 23, 2008

Summit’s Zoning Board voted down the applicant’s request for building height and FAR variance relief.  The applicant needed 5 affirmative votes, 7 members voted- 4 to deny and 3 to grant the applicant’s request.

The board members opposing the applicant’s plan cited concerns about the proposed building height which they believe should not exceed 3 levels.   The opposing board members gave little regard to the solid testimony from the project’s architect and applicant’s planner which plainly demonstrated the proposed building/design is consistent with the height of existing buidings surrounding this site. And that the FAR requested was in-line with City standards if logical adjustments to the FAR calculations are made.   Despite the facts presented, the zoning board’s chairperson cited building height standards from neighboring communities (Westfield, Berkeley Heights, and others as if those small town standards are appropriate for the City of Summit.  

Summit already has many buildings and structures with 4 and 5 floors.  The applicant’s site is flanked by these taller structures-Gallo Senior Center, Springfield Ave. Parking Garage and Opera House.  The applicant’s design made a special effort to set back the residential 4th and 5th level so the buidling’s appearance is 3 levels.  The applicant also provided integrated parking for up to 24 vehicles on the site which required a little more height for the project’s first floor level.  The applicant proposed to include 2 affordable housing units on site- 5th level.  All novel design concepts and just what Summit needs to maintain its prominence among NJ communities.  

The purpose of a zoning application process is for the board to consider special circustances. It did not happen in this case.  Opposing  board members dug their heels in and held on to out-dated zoning standards and traditional objections-parking and congestion fears voiced by a few community members for every single development project in the last 10 years.  The board also took the position that any discussion of a project’s economic contribution to the community-rateable base (taxes), is notwithstanding in their view.  

The message is clear to Summit commercial property owners interested in quality re-development: Current zoning interpretation is not in line with developer economics (high-quality projects) and community economics- municipal support for projects which continue to define Summmit as a progressive City with a expanding tax base from the commercial sector.  Support for this and other forward thinking development projects is needed.  The Bassett project received support from both Summit business organizations (SDI and Summit Chamber of Commerce) and several Summit residents who spoke on behalf of the project and developer at each of the two meetings.  Zoning Board members gave little weight to these voices from the community.

The property and vacant building at 466-474 Springfield Ave will remain boarded up.  And it’s contribution to downtown business and to the community tax burden will be missed. 

About the Zoning Board

Zoning Board of Adjustment
The Zoning Board of Adjustment, is a quasi-judicial body that interprets the zoning laws, and hears and decides the following cases

  • appeals of alleged errors in any order, requirement, decision, or refusal made by the Zoning Officer in enforcing the zoning regulations.
  • interpretations of the zoning map.
  • applications for bulk variances for properties where no other review is involved.
  • applications for use variances.

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Summit Gateway II Zoning Introduction Meeting

June 30, 2008

Update: A defining Opportunity for Summit’s Common Council

The Gateway II draft ordinance was read at the July 14th Planning Board meeting.  Here is a summary:  The Gateway II former ( I) committee (Gateway I did Summit Medical Group development project -Summit Place) has prepared a draft ordinance for the Summit Planning board and City Planner to review.  Keep in mind the headwinds encountered by the Gateway 1 developer to achieve adequate building FAR/density to make their project feasible.  The Gateway II project which is contemplated to be all residential is located along Broad St from the end of surface municipal parking lot, along the railroad tracks, East to about Park Ave.  And a lot at the corner of Walnut and Broad st with the possible addition of the City owned Johnson Center on Broad St/Upper Overlook.

This is mostly the Salerno-Duane property which is about 4.5 acres.   The primary issue is number of  residential units per acre.   The Planning Board’s committee and their planner is holding to the idea that about 18 units per acre with a bonus plan which may add up to 24 units per acre is good for Summit.  Bonus density is based on a developer agreement to include several cost prohibitive inclusions deemed desirable by the Planning Board and their Planner. 

In fact, the site is not likely to find any developer to take on this project with such a low density.  Keep in mind the property sits along the Conrail tracks and is bisected by the freight line which may or may not be reactivated.  The property is shallow and setbacks and landscaping provisions are necessary to achieve a desirable street-scape.  Parking will need to be integrated into the site and State mandated COAH (affordable housing) of 20% is part of density. 

One interesting point the Planner did bring up was that the City of Summit currently has a density range of about 8 units to 52 units of mulit-family residential per acre in the Summit area.  And if you consider in-progress development in the Morristown-downtown and near their train station, you see projects in the 60 units per acre range.   The  Gateway II developer’s request for 30 units per acre is modest and should be the point of departure with incentives above 30 units to build an extraordinary project. 

The planning board, its Gateway draft committee and their planner should be thanked for their efforts.   City Council should consider the important interlocking needs of Summit and ask for a Gateway Ordinance grounded in economic reality.  The Gateway II project,  just steps from the Summit Train station, and the possible relocation of the Salerno-Duane auto dealership to the former Ford dealership on River Rd is a defining opportunity for Summit. 

The next Planning Board meeting is July 28th and the next Summit City Council meeting is July 29th.

A Summit Planning Board Meeting is scheduled for July 14th at 7:30 PM

The purpose of the meeting is to present the committee’s Gateway II zoning recommendation.  The business community is concerned that adequate density of units or FAR be permitted to encourage a high value re-development project. The development site is the Salerno Duane Jeep Chrysler Ford automobile dealership located along the NJ Transit line and Broad Street near downtown Summit NJ.

PLANNING BOARD MEETINGS – JULY 14, 2008 & JULY 28, 2008
There will be a Special Meeting of the City of Summit Planning Board held on Monday, July 14, 2008 at 7:30 p.m. at City Hall, 512 Springfield Avenue, Summit, NJ in the Council Chambers. This meeting will be a presentation for the proposed Gateway 2 zone. No formal actions will take place.

The next regular Planning Board Meeting will be held on July 28, 2008 at 7:30 PM.

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Bassett 474, LLC ZB 07-1281 Re-development Project

May 6, 2008

The ambitious plan to re-develop the 466-474 Springfield Ave site is before the City’s zoning board. The June 23, 2008 meeting has testimony from the property owner (Beth Welsh), the project architect (Chris Welsh) and a planner Peter Steck.   

Public comment included support from representives of SDI, Summit Chamber of Commerce and local residents.  A lone objector voiced an opinion that no new development should take place in downtown Summit until a new parking plan and parking resources are in place.

A second meeting is scheduled planned for July 21st to hear from the developer’s engineer. 

The development concept includes 5,000 SF street level retail, 2 floors of office space and 2 levels of residential units. An innovative on-site parking structure is in the plan which includes about 24 parking space provided for residents and other users of the building.   The existing buildings on the site will be demolished due to their poor condition. The applicant will seek variances for building height and FAR or Floor Area Ration. bassett474rendering

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The Promenade at Summit Signs Drug Fair

May 4, 2008

Nicholas Minoia, president of Diversified Properties, has announced the signing of Drug Fair as the anchor retail tenant is this mixed-use project.  Drug Fair will occupy about 12,000 Sf of retail space below the 22-unit condominium part of the project.  About 75 convenient off-street parking space are available for Drug Fair customers and other property users. An additional office space of about 3,900 Sf is available as well.  The development includes 7 single family homes which range in size from 2,465 Sf to 4,290 Sf. 

The Drug Fair is expected to open around November of this year, 2008. 

www.545morrisave.com

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25 Union PL Lindsey St Post 322 American Legion Property

May 4, 2008

The property once considered by the seller as a site for development of affordable rental housing is now under contract for purchase by a local developer.  A closing is contingent on environmental work to be completed by the seller.  The name of the buyer and plans for redevelopment of the 2,500 SF site with an existing +/- 5,500 SF 3 story building in the CRBD is not known.

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Summit Place Development Takes Next Step

May 3, 2008

The Summit Planning Board voted 6 to1 to approve the developer’s application/plan for Summit Place.  The first submission of plans were made to the board and the City’s technical review team around Sept 2007.  Several rounds of revised plans were done by the developer in response to board, City staff and public input.

The next step is for the Planning Board to review and ratify the developers plans subject to conditions of approval which were agreed to during the review process.  It is interesting to note that several members of the board as well as the developer expressed the opinion that this lengthy and often contentious process made reaching a conclusion difficult.  To their comments, I wonder what actions the board and City staff should take to improve the review process for large projects. 

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Development Update

March 22, 2008

The Promenade

A mixed use development offering single family homes (7), condominums (22), retail (12,000 SF) and office space (3,000 SF) located across from the main entrance of Schering-Plough near the intersection of Morris Ave and River Rd. 

The foundations are poured and the steel is going up for the Retail, Office and Condominum part of this development.  The developer Diversified Properties is marketing this mixed use project consisting of single family homes and condo units above retail and office space. Visit their website www.545morrisave.com Or call the developer at 908-273-2400.

 Summit Place (formerly Summit Medical Group)

Planned mixed use devleopment of 60,000 square feet of  Class A office (40,000 SF of renovated space and 20,000 SF of new office space) with 40 residential condominum and  4 townhouse units.  The office space and condo units will provide about 206 parking spaces on-site with a 2 level parking structure.

It should be noted that the site is about 3.30 acres.  The new devleopment plan increase previous site use by about 14,000 SF of new office space, something less than 40 new residential units, and less than 100 new parking spaces.  Testimony by the developer’s experts suggests that this mixed use project will generate less than one-half of the estimated daily visits perviously generated at this location, the former Summit Medical Group offices.  

The developer plans started to work through planning board approval around August 2007

Demolition is nearly completed on the site.  A four story skeleton of the old medical office building remains.  The next and hopefully last planning board meeting is scheduled for April 28th for municipal Planning Board approval of the developers plans. 

Claremont Corporate

A planned 44,000 SF Class A office development with parking located at the intersection of Springfield Ave and Morris Ave. A unique aspect of this project is the developers plan to build the new office structure and parking around the preserved and renovated historic building currently on the site.

Site work is beginning as the weather improves. Please visit their website www.claremontcorporate.com

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