The zoning board approved the variance sought by PPSD Developers by a 5-2 vote.
By: Brian Shappell
The Zoning Board of Adjustment approved a variance that will allow for the construction of an age-restricted development on two sites on Ridge Road.
Around 40 residents left the meeting unhappy with the decision. Many made comments such as "when the fix is in, the fix is in." Others got into verbal disputes with board members.
The zoning board approved the variance sought by PPSD Developers by a 5-2 vote on Sept. 13. PPSD will need site plan approval before construction begins.
The variance was needed because the parcels had been zoned for office buildings, research facilities and single-family homes built at a density of two units per acre.
PPSD Development wants to build 236 age-restricted homes. The housing will be built on two properties, 172 multifamily units in the office research zone on Ridge Road and Schalks Crossing Road, just north of Perrine Road, and 64 units in a residential zone at the intersection of Ridge Road and Perrine Road, adjacent to Wexford Drive.
As a condition of the application, PPSD is donating to the township two, non-contiguous open space parcels totaling 47.5 acres in residential zones, one extending south from Broadway Road and another north of Ridge Road.
"I think that the concept proposed in the application made a great deal of sense and is a positive for the township as a whole," said PPSD attorney James Cahill.
Despite the positives outlined by PPSD, local residents have been unhappy with the project since it was first proposed in June. Many have said traffic would increase substantially along an already heavily-traveled Ridge Road and also will have a negative impact on the community.
Sixty-plus residents allied themselves and hired attorney Jeffrey Lehler to represent the opposition. Mr. Lehler said the residents were crushed by the decision.
"There are major flaws in this application. The zoning board made a major mistake," Mr. Lehler said. "I think residents have been let down by the zoning board."
Mr. Lehler cross-examined planner Elizabeth McKenzie, who testified on behalf of the PPSD application, saying the development could "co-exist next to nonresidential property quite well."
Ms. McKenzie also said it was a positive ratable for the community.
Mr. Lehler criticized Ms. McKenzie’s statements. He said the development does not bring the same advantages other senior communities might because this one will allow residents under 55, but older than 18, to live as a member of the household as long as one member of that household is older than 55.
Mr. Lehler also said he believed their was no evidence to prove the land PPSD was to donate as open space had intrinsic value or could be developed.
Ms. McKenzie said without the donation, the township would likely not gain ownership of the land in the foreseeable future.
"They’re parcels that tie in well where the township is purchasing other open space parcels," she said. "These are nonpriority parcels and otherwise, it wouldn’t happen."
Zoning board member Charles Carley, who voted in favor of the application, agreed with Ms. McKenzie. Mr. Carley, a member of the township Open Space Committee, said the committee "doesn’t always limit our work to development value" and that there’s a value just for the habitat provided by the area.
Mr. Carley said the open space donation, regardless of value, was important to the township. He also said the effects of traffic could be greater if the properties are used for other uses in the future.
"When you take a look at the potential for a 1.6 million square foot office, there’s going to be a lot more traffic," he said. "When I weigh the second parcel, I weight three things the generation of more school children, traffic and open space. When you consider the pace we’re getting open space, which is hard to purchase, it is a factor."
Board Chairman Barry Nathanson voted against the application because he said he was concerned with setting a precedent to allow age-restricted developments in the zone would draw more developers to the area.
More than a dozen residents spoke for more than two hours.
Resident Marge Roslewicz disagreed with PPSD representatives who said traffic from the age-restricted units would be one-third the amount generated for non age-restricted units.
"Just to say people won’t be out of their houses because they’re older is ludicrous," said Ms. Roslewicz. "At 55, you’re working. At 62, you’re working."
Other residents said traffic at both intersections is already very dangerous, especially during rush hour periods.
"Trying to make a right-hand turn during rush hour is already an extremely difficult task," said resident Mark Spina, about turning off Schalks Crossing Road onto Ridge Road, near the Dow Jones complex.
Another problem with the development may be Route 92, a highway proposed by the New Jersey Turnpike Authority to connect exit 8A of the turnpike to Route 1 at Ridge Road. Both attorney Scott Collins, representing the New Jersey Turnpike Authority, and Ruth Spataro, a local resident, said the development could be impacted by the potential construction of Route 92 more than PPSD has admitted.
"It is not fair to subject residents to such traffic at a later date," said Ms. Spataro of the impact the road would have on tenants of the age-restricted community.
"The Zoning board is supposed to be the voice of the community," Mr. Lehler said. "They didn’t listen to the people bottom line."

