Developers, residents discuss snuff mill plans

Proposals not suited
to Helmetta

BY TARA PETERSEN
Staff Writer

Developers, residents
discuss snuff mill plans
Proposals not suited
to Helmetta’s needs,
some residents say
BY TARA PETERSEN
Staff Writer

The community of Helmetta now has a better idea of what three developers have in mind for the old Helme factory property.

On each of three consecutive nights last week, crowds averaging more than 50 residents listened to redevelopment proposals from Edgewood Properties of Piscataway, Helmetta Lenape Ltd. of Bridgewater, and Kaplan Cos. of Highland Park.

The three public presentations, held at Holy Trinity Church on Main Street, were the latest step in the borough’s effort to redevelop the 32-acre property that includes the buildings used by the Helme Tobacco Co. to produce snuff products until its doors closed in 1993.

Recently installed Mayor Nancy Martin and members of the Borough Council ran largely on a campaign that future residential housing on the snuff mill site be age-restricted to avoid more schoolchildren and higher taxes.

However, a redevelopment plan adopted by the borough last year allows for a mix of uses and residential housing on the site, and the three developers’ proposals were in line with a Request for Proposal advertised in the fall.

The Sentinel was on hand for each of the three presentations.

Edgewood Properties

Edgewood engineer Ron Aulenbach and attorney Howard Apgar spoke to residents Feb. 18 and noted that their "concept plan" had been altered from an original proposal submitted in the fall.

The Edgewood plan now includes 40,000-50,000 square feet of retail space, down from the initial 70,000 originally, according to Apgar. And the original residential component of 300 condominiums may be as many as 400 units, depending on a further study of the site.

Representatives of the developer emphasized that the plan is only a concept, and that it remains flexible.

It has not been determined whether the condo units would be for sale or for rent. The company would do a further study if it were selected for the redevelopment, and would "work with the town" to find a mutually beneficial plan, Apgar said.

The plan was altered after the company had more time to consider the feasibility of the site, the attorney said.

"We took a more detailed look from a feasibility and layout standpoint," Apgar said.

Resident Bob Santora spoke at the meeting, saying he is against any plan that contains rental housing.

"I’m here to tell you what we want. This town does not want rentals, that’s the bottom line. If you’re going to talk about rentals — pack up and walk away," Santora said.

Residents applauded in support.

"We’ve heard the word ‘flexible’ before, and what was thrown at our faces was 400 rentals," Santora added, referring to a snuff mill proposal by Matrix Development Group dating back to 2002.

When asked whether their plan would salvage any of the mill buildings, Aulenbach said, "Edgewood Properties would obviously love to salvage as much as possible. We’re going to make an attempt."

Apgar also said the company would negotiate with the town on the number of age-restricted units that would be included.

"That’s one of the issues that we work out between the public and private. We have to see what your need is," Apgar said.

Many residents complained that the company did not provide specific enough information.

"Based on the lack of information you’ve given us, how are we supposed to select a developer?" asked Joanne Carroll, a member of the borough’s ad hoc committee.

Resident Ed Heindel, the borough’s tax assessor, said he was concerned that there was too much retail in the plan.

"How will you support 50,000 square feet of retail? We have 11,000 square feet now that doesn’t seem to be horribly busy," Heindel said.

"It would end up being a destination point for the surrounding areas," Aulenbach said.

Aulenbach also said the company was open to negotiations for a recreation center for the town.

Helmetta Lenape Ltd.

Company representative Art Corsini was quick to point out two things to residents — that Helmetta Lenape owns the mill property, and that it was not affiliated with Matrix.

"For the record, no member of Helmetta Lenape Ltd. is affiliated with Matrix," Corsini said.

Architect Steven Kratchman, of Stephen Kratchman Architect P.C. in New York, presented a plan called the "Town Center at Helmetta."

Kratchman said that the plan would include 288 residential rental units, and preserve at least the two larger buildings.

About 520 parking spaces would be located underneath the buildings, he said.

The commercial component amounted to only 10,000 square feet, and would be located across Main Street from the main area, where a proposed restaurant would also be located.

The plan, they said, is somewhat flexible.

Kratchman said the plan creates a town center, and a border between the railroad tracks and a pedestrian walkway in front of the high-rises.

Three- and four-story buildings would house 48 units behind the larger buildings.

He also said the one- to two-bedroom units renting for $1,000 to $1,300 per month would "attract empty-nesters and young people."

The developer also proposed a payment in lieu of taxes (PILOT) program that would give the borough $450,000 annually. The figure would more than cover the estimated 17 school-age children resulting from the project, according to Corsini.

Board of Education President Barbara Raczynski did not agree with the estimate of children.

"Heather Glen has 340 one- and two-bedroom units. That one has produced 43 students," Raczynski said.

Residents asked about including age-restricted housing or retail.

"We don’t believe age-restricted would be economically feasible, but that’s not to say that we aren’t flexible," Corsini said.

The site would include a recreation center that would likely be limited to residents of the new development.

Borough resident Tom Nugent said he did not like the scope of the plan.

"I just don’t like that they’re building another Helmetta inside Helmetta, that we can’t use," Nugent said. "They are not doing anything for us."

The firm also brought in David Magyar of Kitchen Associates, Philadelphia, who said that the property is registered as a state and national historic site, and that anyone other than the owner would have to go through a lengthy approval process to demolish any of the buildings.

"They would have to get approval at the state level with the Historic Preservation office, and with the National Park Service in Washington," he said.

The buildings are not individually registered as historic places, however, only the area itself.

Kaplan Cos.

Plans for what Kaplan Cos. called "The Village at Helmetta" were presented Friday night by Managing Director Charles Tint, President Jason Kaplan and Architect Scott Miller, of Pennsylvania-based VLBJR Architects.

The plans feature high-density, medium-density and low-density housing components, and about 30,000 square feet of commercial space.

Of the 470 proposed residential units, 200 would be rental apartments located in the two main buildings. Like Helmetta Lenape Ltd., Kaplan would preserve at least the two high-rises.

The building west of Maple Street would contain 50 units above 12,000 square feet of retail, while the eastern building would have 150 units above parking. A building across Main Street would contain another 18,000 square feet of commercial space with 15 townhome units above it.

Sixty units behind the high-rises would be age-restricted townhomes.

Kaplan also plans to incorporate a community center and town square that would be open to all residents.

Parking spaces would be located under the buildings, on the street and in two designated lots.

Tint said that the project could realize as much as $4 million annually in property taxes if everything is occupied.

The company would be open to negotiating a PILOT program if it is mutually beneficial.

Residents’ questions centered around many of the same concerns as in the previous presentations, such as the feared repercussions of having such a large development.

When questioned about the number of expected school children, Tint said that most projects can result in one child per 10 to 12 units, but that this project, due in part to the sizes of the units, should produce fewer than that.

"The types of units are not particularly conducive to school-age children," Tint said.

Resident Sewell Peckham said he was concerned with the new multi-family housing clashing with the older homes nearby.

"Will the community blend in? It seems to be a circus in the middle of 100-year-old homes," Peckham said.

Kaplan said the project was designed to blend in and would be a "jewel" for the center of town.

"It seems large-scale compared to the other projects, but we felt the site could handle it," Kaplan said. "It fits in with redevelopment going on around the state."

"If you are going to have a mixed-use village, for it to be vibrant and active, you need the numbers," Miller said.

Kaplan said that, if selected, the company would work with the town and would try to buy the property from Helmetta Lenape so that the site would not have to be condemned.

"We hope to have an open negotiation with the owners," Kaplan said.

The estimated build-out would be eight to 12 years, he said.

Mayor Nancy Martin said that she is keeping an open mind on the proposals, but that she has a lot of questions and concerns.

Martin said the ad hoc committee, which is largely made up of residents, and the borough’s redevelopment advisory committee would meet and make a recommendation to the Borough Council as early as the next meeting.

"We’re going to give careful consideration to all the developers. I want to move forward with this, but it won’t be decided overnight," Martin said.

She said that she was against non–age-restricted apartments, but would see what the developers were willing to negotiate.

"We ran our campaign on age-restricted and that’s what the people are trusting us to do," she said.

Borough Council President Ed Romano said he also had problems with the proposals.

"The people want to see less impact, less density, and age-restricted," Romano said.

Borough Attorney Thomas Roselli, of Roselli & Roselli in South River, said the council could pick a developer and still be able to back out at any time prior to signing a developer’s agreement.

"Even though we may choose one, either party can back out," he said.