BY JENNIFER AMATO
Staff Writer
Any potential support from residents for a planned adult community on the Pulda farm site cascaded once they heard the proposed cost to live there.
Doug Wolfson, attorney for Edgewood Properties, introduced the final plans for The Cascades at North Brunswick at Tuesday’s Planning Board meeting.
The area consists of 67 acres by the intersection of Route 130 and Georges Road adjacent to the Board of Education building. The gated, age-restricted community for residents age 55 and up would consist of 131 single-family homes, 114 condo flats and 80 townhouses for a total of 325 units.
“This much-needed aspect of housing does not exist in North Brunswick today,” said Ronald Aulenbach, director of engineering for Edgewood.
Architect Craig Masterson, an outside consultant for Edgewood, provided a detailed layout of each of the buildings. Among the features:
• The clubhouse would be 17,000 square feet, and amenities include an indoor and outdoor pool, a library, women’s and men’s card rooms, a woodshop, a multipurpose room, a Wall Street room fully equipped with computers, an exercise facility and a sports bar.
• Each condo unit would be 1,200-1,500 square feet, with flats three stories above the level of parking at a height of 50 feet. The parking garage will have 52 parking stalls and street parking will be available.
• The townhouse units would range from 1,700 to 1,800 square feet, including a loft. There will be interior and end units.
• Five different plans were designed for the single-family units. Square footages range from 2,000 to 3,000.
The price of the different units had residents in an uproar. Each condo would cost approximately $325,000 to $425,000, townhouses from $425,000 to $500,000 and single-family homes from $500,000 to $600,000, according to Aulenbach.
“Shame on every single one of you on the board who voted for this,” said township resident Mindy Angstrich. “I don’t know how many seniors in this town can afford $300,000 and up. We were told several times it would be affordable for our seniors.”
Township resident Larry Witlen said the township is being highballed.
“My taxes are about $12,000. How many seniors can afford that in this area? I think, approximately none,” he said.
However, Richard Preiss, a planner for Edgewood Properties, stressed the benefits of the development for the residents.
“A significant proportion of residents have the opportunity to live in different housing types, within them a variety of age and income segments. The property provides social and recreational amenities for a healthy and active lifestyle. This is a lakeside project with a series of open spaces with walkways that allow for passive recreation,” he said.
He also mentioned the benefits for the township.
“There are no educational costs here. The revenue will be $2.45 million to the local school district without extra school-age children,” Preiss said.
“Also, there will be a donation of $3,500 per unit for the township’s Senior Building Fund. That is $1.137 million net for the fund,” he continued.
Township resident Frank Puleio does not feel this contribution is generous enough.
“If the average price is $400,000, multiplied by 325 units, that is $130 million in gross sales. I have respect for [the developer] Jack Morris, but he would be a fool to take $130 million and contribute $1 million. That would be the biggest joke,” he said.
The increased population will only slightly affect traffic on Route 130, Georges Road and Adams Lane, according to Edgewood traffic consultant Ken Fears. Edgewood compared the proposed development with eight other New Jersey locations using the National Database of the National Traffic Institute.
“We compared national data to New Jersey data, old developments with new, North versus South Jersey, and large and small projects. We matched within a few points of the other sites,” Fears said.
According to Fears, the estimated trips generated are 82 vehicles during the worst 60 minutes of the morning rush, and 95 vehicles during the worst 60 minutes of the evening rush.
The New Jersey Department of Transportation has evaluated two considerations to accommodate traffic, according to Fears. One is to maintain the left turn off Route 130 onto Georges Road, but to create it at a right angle. The second option is to continue the sharp-angled right onto Route 130 with the addition of an acceleration lane.
However, residents said even a slight change will have too much of an effect.
“If you stand in front of my house, over 50 cars an hour pass now with Pulda still intact,” said Rocky Falcetano of Miriam Drive. “We don’t need more traffic right there.”
Resident Barbara Lewinson feels the number of vehicles traveling at one time has been underestimated.
“There have been studies that show, of people age 65, over 70 percent work full-time and intend to work. I think the impact to the traffic will be horrendous,” she said.
Residents were concerned with the proximity of the property to Farrington Lake in regards to runoff contamination.
“We will take care of this with stormwater management. There will be multiple detention facilities to collect the water internally before the runoff is discharged into the lake. We are providing an equivalent volume of recharge into the soil on an annual basis [as before development],” said Edgewood engineer Steve Cattani. “Water will be removed by sand filters, retention bases and other mechanical methods by direct infiltration. There will also be grass and mulch beds, and decorative gravel beds.”
Board member Doug Melanson mentioned that the quality of runoff should be somewhat less than that of an undeveloped area due to contaminants.
“The system will retain 100 percent of the discharge from lesser storms. It stays there and recharges,” Cattani said.
Andrew Besold, vice chairman of the Environmental Commission, is not convinced.
“Petrochemicals such as oil and gasoline from automobile use will eventually be discharged into the Lawrence Brook Watershed and into Farrington Lake,” he said.
In regard to the area of wetlands behind the Maple Meade School, Besold believes they will not be treated properly after the modifications.
“There is something in the area holding the water back. If there is no more soil holding it back, I fear the wetlands will drain and we will have no more wetlands,” he said.
Cattani insisted that the grade will continue and the condition that exists now will continue to function as it does today.
To ensure public access to the Farrington Lake there will be an accessible path down to the water.
“The municipality owns a 6-acre tract at the bottom of the property near the lake. We plan to provide a path at the end of the Wood Avenue easement. A walkway would serpentine to a boardwalk across the wetlands. At the end would be the township’s property,” said Aulenbach.
Witlen challenged the aesthetic quality of this project.
“You can get any expert to say anything. They say a 50-foot building adds beauty and character to the community. This gorgeous property shouldn’t be screwed up the way it’s going to be screwed up,” he said.
A special meeting will be held April 26 at the municipal building court room on Hermann Road at 7 p.m. to continue the public session.