Town fears trucks from planned development; Mironov asks why
By: Dick Brinster
The cool relationship between East Windsor and Hightstown was in public view at two meetings this week as the Township Planning Board rejected a request from its neighbor to delay review of an application for a large business complex that borough leaders fear will increase truck traffic in the small town’s downtown business district.
But Mayor and Township Planning Board member Janice Mironov said the proposed development does not lend itself to large-truck traffic.
Hightstown Planning Board member Richard Pratt sought the delay at Monday night’s Township Planning Board meeting, saying borough professionals had not had adequate time to review the plan for East Windsor Research Park, a warehouse-office complex of 14 buildings on 33 acres near the border between the municipalities, at North Main Street and Town Center Road.
"We request that it be continued to your next meeting," said Mr. Pratt, who skipped his own board meeting to make the plea.
"The application will be heard tonight," board Chairman David Kelley replied. "I assume it will not be finished tonight."
Mr. Pratt responded by asking that subsequent hearings not be scheduled in conflict with borough Planning Board sessions.
"We will not alter our schedule as set out for the year 2007," Mr. Kelley responded.
At the end of the meeting. Mr. Kelley set continuance of the hearing for July 16. The Hightstown board’s next regular meeting is scheduled for July 9.
Frank Petrino, the developer’s attorney, said notice of the application was sent to Hightstown on June 1. Ms. Mironov said the board received the Hightstown response Saturday. She explained that notification was necessary under state law because the complex would be within 200 feet of the Hightstown boundary.
Borough Planning Board Attorney Gary Rosensweig said his board had not been notified until early last week and wasn’t able to get a copy of the plan until June 6.
Mr. Pratt told the township planners that he is concerned with potential truck traffic in the area of a day-care center that is planned as part of the application. He specifically asked if truck traffic could be limited to Town Center Drive.
The planners said traffic issues are expected to be discussed in detail July 16, when the applicant’s traffic consultant is expected to appear before the board.
Some Hightstown officials are upset that the township may once again, in their minds, ignore potential traffic impacts of new projects on the borough.
"There are a lot of cars and trucks involved in these uses. … We learned with the other application that they didn’t look at the borough impact," said Mr. Rosensweig in a reference to the township planners’ December 2005 approval of a similarly sized warehouse/office project near Airport Road and Route 33.
At that time, Ms. Mironov said she didn’t understand the borough criticism over the lack of review of potential truck traffic before tenants are identified.
Hightstown Mayor Bob Patten wrote letters June 7 to the Mercer County Planning Board and to state Transportation Commissioner Kris Kolluri, expressing the borough’s concerns. They include the developer’s plan to buy a section of state-owned right-of-way adjacent to Route 133 that has been seen as a means of direct access from North Main Street to Route 133. He asked the county to review the potential traffic impact and require all truck traffic to enter and exit the site from Town Center Road.
"Yes, I’m concerned," Mr. Patten said after his planners meeting Monday. "It’s about regional planning."
A third letter was sent from borough Planning Board Chairman Steve Misiura to Mr. Kelley, seeking the same things Mr. Pratt had asked for in person.
Mr. Rosensweig also said Monday that the traffic report accompanying the plan fails to specifically address truck traffic. The Borough Planning Board unanimously agreed to have borough professionals review the plan and come up with their own traffic analysis. Mr. Rosensweig said the township planners attorney has told him he sees no problem with the borough presenting that report to the township planners next month.
Mayor Mironov on Wednesday night indicated the borough’s concerns in this case aren’t warranted, based on the plans and Monday night’s testimony.
"This is not a truck facility. It’s not a warehousing facility," she said. "The small size of the buildings, the configuration of the site, the width of (internal traffic) aisles, the lack of turn-around space, the few loading docks … all underscore that this is not a facility for large trucks at all."
"According to the testimony, the only thing they anticipate are tradition UPS and FedEx delivery trucks," she added.
Applicant Kayamko of NJ Inc. is seeking a preliminary site plan approval with minor variances and waivers to construct 14 buildings comprising 235,500 square feet on the land also bordered by Route 133 and the ShopRite property in the Town Center off Route 130.
Kayamko, a real estate development company with partners in Philadelphia and Florida, wants to build 10 one-story buildings devoted mostly to warehouse space, three two-story buildings and a separate day-care center to be located at the North Main Street access road to the property. A second access route would be from Town Center Road, the east-west connector between Route 130 and North Main.
While township talk of traffic will wait until the developer’s traffic consultant appears July 16, Mayor Mironov did question the need for 916 planned parking spaces.
"Under our ordinance it would require 836, so why so many excess spaces?" she asked.
Architect Raymond Liotta said there is an anticipation of some of the flex space being used for additional office space.
Developer Anthony Mazzucca, whose group also built the nearby Target shopping center on Princeton-Hightstown Road, said after the meeting that construction of East Windsor Research Park would take about two years. He declined to reveal the cost of the project and said he did not know how many clients would occupy the center or the number of jobs to be created during construction or after it became operational.
Mr. Petrino explained that variances are being sought from 50-foot side and rear setback buffer requirements. He said waivers also are needed to reduce the number of trees on the property from 183 to 121. The applicant also would like to reduce the required diameter of some of the trees, most of which would be planted on the perimeter of the property and along the access roads. A minor change in loading requirements for the office buildings also is being pursued.
After board members stated concern over the plan for tree plantings, the applicant agreed to return with a proposal to meet township specifications and perhaps preclude the need for a waiver.
Engineer Mark Zelina testified that some large trees on the property could not be saved because much of the land must be raised to properly drain the complex into a retention basin at its southwest corner. He also said there would be shallow basins that would accept sand and grass particles before water reaches the main basin.
Donna Shahrabani, an attorney for the Stonegate Homeowners Association, asked if runoff from the center would further tax the development’s retention basin. Mr. Zelina said no, because the property already drains through a ditch along Town Center Road and eventually into that basin.
Most of Monday’s long session was spent on testimony from Mr. Liotta, who explained different aspects of the plan including lighting and signage. He said overhead lighting on the property would be of the shoebox variety that would illuminate only in a downward fashion and not be disturbing to Stonegate residents or those in nearby Wyckoff’s Mill, most of which is in Hightstown. He added that entrance signs of about 90 square feet be illuminated by small and subtle overhead lighting that would not create "nuisance type issues."
Residents also asked about traffic, hours of operation and security. Mr. Kelley said those issues would be addressed at the continuation of the hearing.
Vic Monaco contributed to this story.

