Hearings on VFW application set to continue next week

By vincent todaro
Staff Writer

Hearings on VFW application
set to continue next week
By vincent todaro
Staff Writer

EAST BRUNSWICK — Both supporters and opponents of a plan to build a medical facility and new Veterans of Foreign Wars (VFW) building on Cranbury Road are expected to be present when the Zoning Board of Adjustment meets Sept. 5 to continue hearings on the application.

Residents of the Colonial Oaks development have voiced opposition to the plan for VFW Post 133 to sell its 3-acre property to Diversified Equities and Management Co., Linden, who would build a 20,000-square-foot facility — to be used by University Radiology Group — and also construct a new VFW building on the rear of the site facing Evergreen Boulevard and the housing development.

The application requires a use variance from the board because the area is zoned as residential.

Residents have complained about the proposed addition of a point of entry to the site from Evergreen Boulevard, which leads to the residential courts of Colonial Oaks and ultimately reaches Dunhams Corner Road. A primary entrance and exit to the site would be located on Cranbury Road.

While residents’ complaints have focused on traffic, noise and safety in the neighborhood, the VFW has taken issue with water runoff they say is caused by the residential development — something proposed to be corrected if the application is approved.

Michele Strubeck, a member of the VFW’s ladies auxiliary, said the veterans’ post has been unfairly criticized by residents as a bad neighbor.

"(My anger) is based on the fact they’ve complained so much about the VFW being a bad neighbor, but they have always been a bad neighbor, and we never complained," she said. "This (proposal) is a good idea for everybody."

Strubeck said the problems between the two sides go back to the early 1980s, when the development was built.

"They built the place to let the storm runoff onto VFW property," she said. "We’ve been complaining about flooding for years with the township."

She said the VFW has canceled events because of the drainage situation, which generally affects the area behind its present 50-year-old building.

She said the field is used for VFW picnics, and that it also used on occasion by various organizations and for soccer and baseball practices.

"We’re township-friendly," she said.

"We never took them (the homeowners association) to court," she added. "Now all of a sudden we’re the enemy, and they’re the victims."

She said the VFW has recently sent a letter to the association, ordering it to stop the runoff.

Larry Mazzuchetti, senior vice commander of the post, said the drainage has been a problem but that it would be rectified by the radiology group as part of the proposal. He said he would not comment on what the VFW would do about drainage if the application is denied.

He also said he is upset the application has generated such animus among residents.

"It doesn’t have to come to this," he said. "There can be a happy medium."

He said the VFW is friendly towards Colonial Oaks residents and their children. The children play sports on the field, which is the area that would be used for the new VFW building if the application is approved.

He said some residents have abused the privilege of using the VFW property, though.

"They walk their dogs on our property and don’t clean up after them," he said.

While moderate rain does not usually pose flooding problems at the VFW, heavy rains do, Strubeck said.

"It’s unusable property for a few days after a heavy rain," she said.

She said it would cost a lot of money for Colonial Oaks to redirect its precipitation runoff.

But Frank Kovacs, a Colonial Oaks resident and former member of its board of directors, said the VFW’s complaint should be against the builder of the development, and not the residents.

"The VFW never made a complaint against the bond (posted with the township by the builder at the time of development)," he said. "The people living here were not a party to constructing this. The township also signed off on this."

He questioned why the VFW was bringing the issue up now, and claimed it had not confronted the homeowners’ association in the past regarding the runoff.

He said the drainage system is unique because the development is.

"There are no curbs or sidewalks, so drainage is very different than any other in the township," he said. "The builder worked very closely with the township."

He said he did not know how much it would cost to redirect the run-off.

Kovacs said the proposal would greatly increase vehicular traffic on Evergreen Boulevard.

Residents have noted that the road has no curbs or sidewalks — and that it is used by walkers and bicyclists — but the applicant has indicated that it would build sidewalks and curbs on Evergreen Boulevard.

At one time, a makeshift exit was created from the VFW site onto Evergreen Boulevard, but the township closed it. Trees were planted where the exit had been in order to prevent traffic from passing through. However, the trees were later cut down and the makeshift exit was reopened.

Kovacs argued the VFW entered into a permanent agreement in 1992 to close the makeshift exit. He asked why the VFW was now trying to return a regular point of entry there.

Victor Angeline, attorney for the applicant, said traffic figures quoted by Colonial Oaks residents are not realistic.

"Radiology will not treat half the amount of people (residents are) saying," he said. "The traffic impact on Evergreen will be minimal."

He also said noise concerns would be addressed through the application, and that he has offered to meet with Colonial Oaks residents through their attorney.

Strubeck said there are no homes on Evergreen Boulevard, and that it is "a regular road, a complete road from Cranbury to Dunhams Corner. It’s like any other road in East Brunswick. It’s going to be a cut-through."

Residents are worried about vehicles that may go onto the adjacent development courts from Evergreen Boulevard. Kovacs has argued that people who leave the site via Evergreen Boulevard will think the courts are a cut-through to another main road, though all of them are dead ends.

Strubeck suggested putting signs reading "no outlet" on the courts.