West Windsor developer encounters mixed reaction over height of buildings.
By: Jill Matthews
WEST WINDSOR After more than two hours of discussion Wednesday, the Planning Board made no decision on the proposed age-restricted condominium development on Bear Brook Road, instead sending the plans back to an ordinance subcommittee for further review.
Canada Land Co. of Woodbridge presented a request for rezoning and a concept plan for a 128-unit age-restricted condominium complex across from the Toll Brothers’ Estates at Princeton Junction development, calling it a "unique opportunity and a unique location."
The plans call for two five-story buildings, each with 64 units. The buildings include four stories of livable space over a one-story heated, secured-access parking garage. The developers also have plans for a clubhouse, outdoor heated pool with Jacuzzi, a gazebo, bocci court and an organic community garden.
Most of the discussion centered on whether the two buildings, which would represent the tallest residential structures in the township, create an aesthetic eyesore because of their height and density. Many of the comments questioned if the "four-plus-one" plan four stories of apartments and a one-story garage would have a negative visual impact and whether a "three-plus-one" plan, which would include three stories of apartments and a one-story garage, should be considered instead.
Representatives of the developer insisted the benefits to the township under the "four-plus-one" plan including more tax revenues, additional affordable-housing units and much-needed senior housing greatly outweigh the negatives. In addition, with an approximate 200-foot setback from Bear Brook Road, landscaping to buffer the buildings and design elements that make the buildings appear to be several smaller buildings rather than two large ones, the plans for the property are appropriate, the developers said.
"I think this is a site that can take the density and the height," said Paul Phillips, a planner for the developer.
Planning Board Chair Marvin Gardner said he was not convinced by the developer’s arguments.
"To suggest a five-story building … is appropriate, I think, is a mistake," Mr. Gardner said.
But while Mr. Gardner was not convinced, some board members indicated the building did not seem inappropriate to them. Board member Charles Morgan said the property would not have a visual impact any more severe than the apartments at the Toll Brothers site across the street.
Township staff seemed split on whether the buildings were too large for the site, some saying the buildings were too large, others saying they would fit well.
Township Engineer Jim Parvesse noted that landscaping would not buffer the buildings and that the buildings would be visible.
"It comes down to, really, an aesthetic argument, if you will," said John Madden, township planner.
During an informal poll of the board, five members indicated they were in favor of the concept plan, two indicated they were opposed and one indicated he was somewhere in between. Mr. Gardner said based on the comments of the board, the plans needed to be sent back to the ordinance subcommittee to find a more appropriate ordinance relative to the project.
The developer asked to be given a specific date to return to the Planning Board to ensure the project continues to move along, but Mr. Gardner declined to give a date, instead saying he would wait to see that the ordinance committee had met first.
This is not the developer’s first appearance before the board. In a July appearance, the Planning Board recommended that the developer meet with township professionals to review environmental constraints on the property, as well as the height, density and bulk of the buildings.
The developer has been working with the township on the project for about a year, and first presented a plan with more than 200 units.
The project site, comprising five separate properties now occupied by three single-family homes, is currently zoned for up to 92 townhouses with no age restriction. Of the 23 acres on the site, only about 8 are buildable because of the presence of wetlands, a flood plain and flood hazard areas.
The average unit is proposed to be 1,750 square feet all on one floor and would cost about $325,000. Of the 128 units, 114 are set for market value and 14 are earmarked for affordable housing.