[00:00:01]
[Call to Order]
UH, WE'RE BACK, UM, TO RECONVENE.UH, WE WENT IN EXECUTIVE SESSION.
DOES ANYONE WANT TO MAKE A, UH, MOTION TO APPOINT A SO, WELL, HE'S, SOMEONE NEEDS TO MAKE A MOTION AND SECOND A MOTION OR MAKE A MOTION? I, OKAY.
WHAT DO WE NEED? ROLL CALL ON THAT.
WELL, OH, WE GOTTA DO A ROLL CALL ON THAT ONE.
CAN I GRAB IT? THAT'S WHERE I THE SEE THAT NEXT TO YOU?
I KNEW I HAD IT SOMEWHERE THERE.
YOU GOT A NAME THOUGH? OFFICIAL? HE DOES.
[7. Reports: Insufficient escrow balances over 6 months]
AT THIS POINT IN TIME, UM, WE, THERE IS INSUFFICIENT ESCROWS THAT MS. FELS BEEN WORKING ON.SHE DID, UH, GET THE ESCROW BALANCES ARE MONIES THAT ARE OWED TO OUR PROFESSIONALS.
SO IT IS, UM, UH, UH, AN ISSUE THAT WE TRY TO KEEP TRACK OF.
UM, AND WE DID, MS. BELL DID GET MONEY FROM ONE OF THE BIGGER ONES ON HERE, J AND J DEVELOPMENT.
AND, UM, THERE'S A NEW ORDINANCE THAT, WE'LL, I GUESS WE'RE GONNA TALK ABOUT THAT NEXT, NEXT TIME.
UM, AT THIS TIME, UM, WE'RE GOING TO, I GUESS TURN IT OVER TO, TO, TO MR. TAYLOR.
YOU WANT, WHAT'S THAT? A COUPLE OF MINUTES.
OH, FROM THE LAST MEETING? YEAH.
[5. Minutes]
A CHANCE TO REVIEW THE MINUTES FROM THE PRIOR MEETING? MM-HMMDO I HAVE A MOTION TO APPROVE THE MINUTES? MOTION.
[9. Referral from Township Council]
OKAY.NOW, NOW WE'RE
AND THEN I THINK THE VOTES I WOULD DEFER TO TONY WHETHER OR NOT THE THREE RESOLUTIONS FOR CONSISTENCY, THEY'RE ALL SEPARATE RESOLUTIONS.
THEY DON'T BE APPROVED SEPARATE.
YOU HAVE THREE DIFFERENT RESOLUTIONS.
SO THANK YOU MR. CHAIRMAN AND BOARD MEMBERS.
UM, AS CHAIRMAN INDICATED, WE'RE HERE FOR A MASTER PLAN CONSISTENCY REVIEW OF THREE REDEVELOPMENT PLANS TO EFFECTUATE THE TOWN'S FOURTH ROUND INCLUSIONARY AFFORDABLE HOUSING PROJECTS.
UM, KNOWING WE HAVE SOME PUBLIC HERE AND SOME BOARD MEMBERS, UH, THE SUPREME COURT OF NEW JERSEY HAS DETERMINED THAT EVERY MUNICIPALITY MUST MEET ITS FAIR SHARE OF THE REGION'S AFFORDABLE HOUSING NEEDS AND THE OBLIGATIONS ARE QUANTIFIED AND ASSIGNED TO EACH MUNICIPALITY BY THE DEPARTMENT OF COMMUNITY AFFAIRS.
ON MARCH 20TH, 2024, GOVERNOR MURPHY, UH, ASSIGNED SWEEPING CHANGES TO THE FAIR HOUSING ACT AND DIRECTED DCA TO ASSIGN EACH MUNICIPALITY ITS FOURTH ROUND AFFORDABLE HOUSING OBLIGATION THROUGH 2024 AND MOST OF 2025, MEDFORD TOWNSHIP WENT THROUGH THE PROCESS OF DEVELOPING A HOUSING ELEMENT AND FAIR SHARE PLAN.
THAT PLAN WAS INITIALLY ADOPTED ON JUNE 17TH, 2025 BY THE PLANNING BOARD AS AN ELEMENT OF YOUR MASTER PLAN.
THAT PLAN WAS SUBSEQUENTLY AMENDED DECEMBER 18TH, 2025 BECAUSE THERE WAS A CHANGE IN THE SITES BECAUSE ONE OF THE PRIOR SITES, THE LAFFERTY FARM WAS NO LONGER AVAILABLE DUE TO SOME CONTRACTUAL ISSUES BETWEEN THE PARTIES.
SO THAT'S WHEN THE, UH, THE RICK'S AUTO BODY SITE WAS ADDED INTO THE HOUSING ELEMENT.
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AGAIN, THAT WAS ADOPTED, UH, BY THE PLANNING BOARD DECEMBER 18TH, 2025.SUBSEQUENT TO THAT, THAT HOUSING ELEMENT WAS SUBMITTED TO THE COURT, TO THE FAIR SHARE HOUSING CENTER AND APPROVED BY THOSE ENTITIES AND BY THE SPEC, UM, SPECIAL COURT ADJUDICATOR APPOINTED BY THE COURT TO OVERSEE AN ACT ESSENTIALLY AS A MEDIATOR BETWEEN THE TOWNSHIP AND THE PARTIES.
UH, TO MEET THAT CONSTITUTIONAL OBLIGATION TO EFFECTUATE THE CONSTRUCTION OF THE PROJECTS, MUNICIPALITIES HAVE TO EITHER REZONE THE PROPERTIES OR THEY HAVE TO RE MODIFY THE ZONING TO FACILITATE THE DEVELOPMENT THAT CAN EITHER BE DONE JUST WITH A WRITTEN NARRATIVE.
MEDFORD TOWNSHIP HAS DETERMINED TO DO THIS THROUGH THE REDEVELOPMENT PROCESS TO ALLOW GREATER FLEXIBILITY IN THE DESIGN STANDARDS, THE ARCHITECTURE, THE LIGHTING, THE BUFFERS, THE COMMUNITY AMENITIES TO ALLOW STRONGER CONTROL SO THAT THE QUALITY AND CHARACTER OF THE BUILT ENVIRONMENT FITS BEST WITHIN THE CHARACTER OF THE COMMUNITY, THE SURROUNDING NEIGHBORHOODS TO THE EXTENT THAT THEY CAN.
AGAIN, THIS WAS NOT VOLUNTARY REZONING.
THIS IS ALL PREDICATED ON DCA GIVING THE MUNICIPALITY A NUMBER.
UH, MEDFORD FOR 60 YEARS HAS, HAS REALLY STRIVED TO HAVE A GOOD ZONING IN BOTH THE NORTHERN AND SOUTHERN PARTS OF THE TOWN.
AND THESE PROPERTIES WERE ALWAYS ANTICIPATED FOR LESS DENSE GROWTH.
BUT FOR A PERSPECTIVE FOURTH ROUND NEED OF 171 AFFORDABLE HOUSING UNIT CREDITS.
UM, WE WOULD, WE WOULD NOT ALL BE HERE TODAY.
SO I HAVE HANDED OUT A REDEVELOPMENT PROCESS OUTLINE DOCUMENT THAT IS DATED MARCH 11.
I'VE GONE THROUGH SOME OF THE SUMMARY BASICALLY OF, OF ITEMS ONE, TWO, AND THREE AS FAR AS THE H THE HOUSING ELEMENT, UH, AND FAIR SHARE PROCESS, AGAIN, WHICH IS AN ELEMENT OF YOUR MASTER PLAN.
AS THIS BOARD KNOWS, ALL THREE OF THESE SITES WERE PREVIOUSLY DESIGNATED TO BE AREAS IN NEED OF REDEVELOPMENT UNDER THE LOCAL REDEVELOPMENT AND HOUSING LAW.
SO WE'RE NOW DOWN INTO THE GREEN PHASE, WHICH IS THE REDEVELOPMENT PLAN PHASE, AND WE HAVE CREATED THE REDEVELOPMENT PLANS FOR ALL THREE OF THOSE, THOSE OF THE SITES THAT ARE REFERENCED THIS EVENING, THERE KNOWN AS THE IRON BRIDGE, RICK'S AUTO BODY SITE KNOWN AS BLOCK 8 0 3 LOTS, 6.01 AND 6.02 LANDINGS AT KIRBY'S MILL OR EFS BLOCK 3 0 2 LOTS, 28.02 AND 39.03.
AND THE INGER STONE BOOK, STONEBRIDGE PROJECT BLOCK 3 0 2 LOTS, 14, 16, 27, AND 49.
THE RE REDEVELOPMENT PLANS THAT YOU HAVE BEFORE YOU, UH, THE SITES ARE IDENTICAL TO THOSE IDENTIFIED IN THE HOUSING ELEMENT AND FAIR SHARE PLAN.
THE REQUIRED NUMBER OF AFFORDABLE UNITS FOR EACH SITE AND THE NUMBER OF MARKET RATE UNITS FOR EACH SITE REMAIN COMPLETELY UNCHANGED AND CONSISTENT WITH THAT APPROVED HOUSING ELEMENT AND FAIR SHARE PLAN.
THE REDEVELOPMENT PLANS THEMSELVES HAVE STATUTORILY REQUIRED PROVISIONS IN THEM, UM, THAT ARE IN THERE.
THE THE MAIN THING THAT WE DO IS WE CHANGE THE PERMITTED USES AND THE DENSITIES TO BE ABLE TO, TO FACILITATE THE REQUIRED INCLUSIONARY HOUSING TO MEET THAT, UH, COURT MANDATED AFFORDABLE HOUSING OBLIGATION.
SO THOSE DENSITIES, THOSE UNIT TYPES ARE ALL SET FORTH IN EACH ONE OF THE REDEVELOPMENT PLANS.
UM, I WILL GO THROUGH VERY, UM, QUICKLY ON THESE.
WE DID A VERY LENGTHY PRESENTATION AT INTRODUCTION AT COUNCIL LAST WEEK OR ON MARCH THREE.
UM, AND WHILE TECHNICALLY THIS ISN'T A PUBLIC HEARING, I KNOW THAT WE, WE HAD SOME DISCUSSION BEFOREHAND, UM, THAT IT PROBABLY MADE SENSE KNOWING WE'D HAVE SOME MEMBERS OF THE PUBLIC TO BE ABLE TO OPEN THIS UP FOR PUBLIC COMMENT AND QUESTION AFTER I CONCLUDE MY PRESENTATION.
UM, BUT TO GO OVER AND JUST CLARIFY, UH, A FEW THINGS ON THE PLANS.
SO FOR THE IRON BRIDGE OR RICK'S REDEVELOPMENT AREA, THAT PROJECT WILL ALLOW UP TO 239 MARKET RATE FOR SALE TOWNHOUSE UNITS ON FEE SIMPLE LOTS AND 48 AFFORDABLE RENTAL STACKED TOWNHOUSE UNITS.
AND AGAIN, THOSE NUMBERS REMAIN UNCHANGED.
THE LANDINGS AT KIRBY'S MILL, UM, ALLOWS FOR UP TO 158 MARKET RATE TOWNHOUSE UNITS ON FEE SIMPLE LOTS AND
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40 AFFORDABLE RENTAL THREE BEDROOM STACK TOWNHOUSE UNITS.UM, I WILL NOTE ON THE KIRBY'S MILL EFS SITE THAT THE THREE SINGLE FAMILY LOTS THAT WERE PREVIOUSLY PROPOSED AND SHOWN IN THE HOUSING ELEMENT, THAT FRONT ON CHURCH ROAD, UH, DIRECTLY ACROSS FROM KIRBY'S MILL, HAVE BEEN REMOVED.
AND THOSE AREAS ARE TO BE PRESERVED AS OPEN SPACE AS PART OF THE HOA AND THOSE ARE SHOWN IN THE, I'M GONNA TRY TO POINT FOR THIS FROM HERE WITHOUT BLINDING TONY.
THIS IS CHURCH KIRBY'S MILL IS IN THIS CORNER.
IT IS THOSE THREE, THAT AREA IN GREEN AT THE BOTTOM RIGHT, THAT WAS PREVIOUSLY THREE SINGLE FAMILY LOTS THAT HAS BEEN ELIMINATED.
THAT WILL BE PRESERVED AS HOA OPEN SPACE.
AND THEN THE TINGER STONEBRIDGE AREA INCLUDES, UH, A SENIOR TWIN COMPONENT.
AND THAT CONSISTS OF 36 AGE RESTRICTED, AFFORDABLE TWIN UNITS ON FEE SIMPLE LOTS, AND THEN AN INCLUSIONARY TOWNHOUSE COMPONENT THAT HAS 12 AFFORDABLE RENTAL UNITS.
THOSE ARE STACKED TOWNHOUSE UNITS AS WELL.
AND THEN UP TO 113 MARKET RATE TOWNHOUSE UNITS ON FEE SIMPLE LOTS.
UH, THE SINGLE FAMILY COMPONENT HAS UP TO 139 MARKET RATE FOR SALE SINGLE FAMILY HOMES ON FEE.
ONE OF THE THINGS WHEN WE WROTE THE PERMITTED USES, WE PUT THE REQUIRED NUMBER OF AFFORDABLE UNITS IN AS AN EXACT ABSOLUTE FIGURE.
AND THE MARKET RATE UNITS ARE WRITTEN IN AS UP TO THAT WAY.
IF THESE PLANS ARE ALL DEVELOPED BASED ON CONCEPTUAL PLANS AND PRELIMINARY ENVIRONMENTAL INFORMATION AND PRELIMINARY ENGINEERING, ONCE FINAL PLANS ARE DEVELOPED FOR THESE, THERE MAY BE SLIGHT SHIFTING OF ROADS, SLIGHT SHIFTING OF UNITS, THE BUFFERS AND SOME OF THOSE OTHER STANDARDS ARE ABSOLUTE AND WILL NOT BE CHANGED, UM, AND, AND WILL CONTINUE TO BE REQUIRED.
UM, THERE MAY BE AN INSTANCE WHERE THE NUMBER OF MARKET RATE UNITS COULD BE REDUCED, BUT THE WAY THE REDEVELOPMENT PLANS ARE WRITTEN, THE NUMBER OF AFFORDABLE UNITS WILL HAVE TO BE PROVIDED THAT WAY THAT TOWNSHIP STAYS COMPLIANT, UM, WITH THE SETTLEMENT AGREEMENT AND THE COURT ORDER AND ALL THOSE OTHER LEGAL THINGS, UM, THAT TONY COULD PROBABLY EXPLAIN BETTER ATE.
BUT THAT GIVES US, UH, FULL PROTECTION, UH, TO BE COMPLIANT WITH OUR FOURTH ROUND PLAN.
UM, I WILL SAY ALSO ON THE TINGER PROPERTY, UH, THAT INCLUDES THE DEDICATION OF LOT 27, WHICH IS THE OLD RAILROAD RIGHT OF WAY.
AND AS PART OF THE REDEVELOPMENT PLAN, THE REDEVELOPER WILL BE REQUIRED TO CONSTRUCT A 10 FOOT WIDE AASHTO COMPLIANT MULTI-USE BIKE TRAIL.
UM, AND THEN IT'S ABOUT NINE TENTHS OF A MILE THAT WILL IN TIME CONNECT UP TOWARD, UH, FLYING W AND EVENTUALLY TO THE OCCUS CREEK GREENWAY TRAIL TO BE PART OF THE COUNTY'S OVERALL BIKE AND TRAIL NETWORK.
MEDFORD TOWNSHIP HAS ALSO GOTTEN AN OVER A MILLION DOLLAR GRANT TO DO BIKE LANES ON ROUTE 5 41.
THAT DOES EXTEND NORTH UP TO WILKINS STATION.
SO SOME OF THE PIECES OF BEING ABLE TO GET THE FOLKS FROM THIS PART OF THE TOWN UP TO REGIONAL TRAILS ALONG THE RAN COCUS AND INTO TOWN, UM, WILL HELP BE FACILITATED THROUGH THIS ON TRIALER ALSO, UH, THERE WAS A REQUIREMENT THAT THE DEVELOPER EXTEND THE SIDEWALKS ALONG ROUTE 5 41 SOUTH TO THE INTERSECTION AT CHURCH DOWN TOWARD THE DUNKING DONUTS INTO THAT AREA.
SO RESIDENTS FROM THAT COMMUNITY CAN GET PEDESTRIANS, UH, SAFE PEDESTRIAN PASSAGE DOWN TO, UH, DOWN TO THAT LITTLE RETAIL NODE.
ALL OF THE REDEVELOPMENT PLANS HAVE SPECIFIC BULK STANDARDS FOR ALL THE VARIOUS UNIT TYPES THAT ARE SET FORTH IN THE REDEVELOPMENT PLAN.
ONE OF THE THINGS OF NOTE, UM, ALL OF THE PROJECTS HAVE A CONTINUOUS 50 FOOT BUFFER THAT, UH, GOES AROUND THE PERIMETER ADJACENT TO, UH, NEIGHBORING DEVELOPMENTS AND ADJACENT TO ALL ROADWAYS, THERE'S REQUIREMENT FOR NATURALISTIC BURNING FOUR TO SIX FEET IN HEIGHT.
SO IT'S NOT JUST A STRAIGHT BURN, BUT IT ACTUALLY HAS A MORE NATURAL, ALMOST SORT OF A GOLF COURSE TYPE OF BURNED FEEL TO IT WITH LAYERED, UH, EVERGREEN TREES, SHADE TREES, EVERGREEN SHRUBS AND VEGETATION TO CREATE, UM, A NICE BUFFER BOTH FOR THE TRAVELING MOTORISTS GOING BY THE, THE EXISTING NEIGHBORS AND ALSO FOR THE FOLKS THAT EVENTUALLY
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WILL LIVE, UH, IN THESE COMMUNITIES AND BE AND BE OUR NEIGHBORS.SO THOSE STANDARDS ARE ALL SET FORTH.
THEY'RE ALSO IN THE REDEVELOPMENT PLAN, UM, REQUIREMENTS FOR THE COMMUNITY.
AMENITIES THAT INCLUDE SHADE, PAVILIONS, GRILLS, PICNIC TABLES, BIKE RACKS, ALL OF THE AFFORDABLE UNITS WHICH DO NOT HAVE THEIR OWN DEDICATED PATIOS OR DECKS, UM, WILL HAVE THEIR OWN SHADED OUTDOOR PAVILION AREA WITH SOME BENCHES AND TABLES AND SEATING.
SO THE RESIDENTS IN THOSE AREAS HAVE THEIR OWN INDIVIDUAL SPOT, WHERE IF THEY WANT TO HAVE A FOUR YEAR OLD'S BIRTHDAY PARTY, THEY CAN, THEY CAN HAVE A LITTLE OUTDOOR THING WITHIN A HUNDRED FEET OF THEIR COMMUNITY OR WITHIN A HUNDRED FEET OF THEIR BUILDING.
UM, FLOOR PLANS AND ELEVATIONS ARE INCLUDED.
WE PUSHED SIGNIFICANTLY IN WORKING WITH THE PROSPECTIVE REDEVELOPER TO COME UP WITH AN ARCHITECTURAL PRESENTATION THAT MINIMIZES ITS IMPACT TO THE SURROUNDING COMMUNITY BY USING A PALLET OF VERY WARM, MUTED EARTH TONE COLORS THAT SHOULD RECEDE, THAT WILL RECEDE MORE SO THAN BRIGHT LIGHTS AND LIGHT GRAYS BEHIND THAT EXISTING VEGETATION.
AND ALSO THOSE PROPOSED BUFFERS AND BURNING THAT WE HAVE AROUND THE SITES.
THERE'S ALSO BEEN A LOT OF ADDITIONAL ROOF LINES, A LOT OF FENESTRATION SHUTTERS, UM, A MORE ENHANCED TRIM AND ALSO, UH, BOARD AND BATTEN, UH, SIDING AND SOME OTHER FEATURES TO MAKE THIS FIT BETTER WITHIN THE CONTEXT OF THAT MORE AGRICULTURAL PART OF OUR COMMUNITY.
AND MEDFORD ITSELF, WE WANTED SOMETHING THAT DIDN'T LOOK LIKE IT FIT IN.
IT WAS JUST TAKEN FROM WEST WINDSOR OR SOME OTHER COMMUNITY ELSEWHERE, BUT SOMETHING THAT FIT THE BEST IT COULD GIVEN THE LAND USE TYPES WITHIN BEDFORD'S CONTEXT.
IN TERMS, UH, WE HAVE A SIGNIFICANT LANDSCAPE REQUIREMENT IN THERE.
UM, ALL OF THE STREETS AND PARKING AND OTHER ELEMENTS THAT ARE COVERED UNDER THE NEW JERSEY RESIDENTIAL SITE IMPROVEMENT STANDARDS ARE ADOPTED BY REFERENCE INTO THESE PLANS.
THEY WILL HAVE TO COMPLY WITH THOSE OR SEEK DE MINIMUS EXCEPTIONS.
ALL STORMWATER MANAGEMENT SYSTEMS AS WELL HAVE TO BE DESIGNED IN ACCORDANCE WITH ALL OF THOSE OUTSIDE AGENCY APPROVALS AS WELL AS METRO TOWN ORDINANCES AND THE DEP STORMWATER MANAGEMENT REGULATIONS.
UM, SIDEWALKS ARE PROVIDED AND ARE REQUIRED CONTINUOUSLY ALONG ALL ROAD FRONTAGES, AND THERE ARE ALSO INTERNAL LOOP SIDEWALKS, SO THE RESIDENTS CAN HAVE LOOP WALKING WITHIN THOSE, UH, COMMUNITIES.
UH, THERE'S ALSO, FOR THE, UH, AFFORDABLE UNITS THAT DO NOT HAVE GARAGES, THERE'S REQUIREMENTS FOR COVERED BICYCLE PARKING, UH, ADJACENT TO THOSE BUILDINGS, AND ALSO TRASH ENCLOSURES THAT USE THE SAME SIDING MATERIALS.
SO THEY SORT OF FIT WITHIN, UH, THE CHARACTER AS WELL.
ALL OF THE LIGHTING IS REQUIRED TO BE FULL CUTOFF OR DARK SKY COMPLIANT, MEANING THERE WILL BE NO EXPOSED BULBS.
THERE WILL BE NO SIDEWAY SIDEWAYS OR UPWARDS LIGHT THIS SPILLAGE.
UM, AND THEY'RE ALSO REQUIRED TO BE 3000 DEGREES KELVIN OR LESS.
AND WHAT THAT BASICALLY MEANS, IT IS THE INTENSITY OF THE LIGHT.
INSTEAD OF BEING THAT SUPER BRIGHT BLUISH WHITE THAT YOU WOULD SEE AT A CAR DEALERSHIP OR AT CITIZENS BANK PARK, THIS HAS A SLIGHTLY MORE SUBTLE, UM, ALMOST MORE SUNSET LOOK TO IT THAT HAS, UH, LESS VISUAL IMPACTS TO NEIGHBORS AND ALSO, QUITE FRANKLY, TO MIGRATORY SPECIES AND EXISTING, UM, AND TO OTHER, UH, WILDLIFE ON THE SITES.
UM, A LOT OF ARCHITECTURAL STANDARDS ARE WRITTEN IN HERE.
WE'VE INCLUDED, AND IT'S SHOWN ON THAT, UM, SORT OF ILLUSTRATIVE BOARD.
AND IN EACH ONE OF THE REDEVELOPMENT PLANS, WE HAVE THE FRONT AND REAR AND SIDE CONDITIONS FOR ALL THE VARIOUS UNIT TYPES AND WHETHER THEY ARE SLAB, AC GRADE, WHETHER THEY'RE BASEMENTS, AND WHETHER THEY HAVE WALKOUT CONDITIONS.
WE HAVE ALL THOSE, UH, SET FORTH IN THE REDEVELOPMENT PLAN SO THAT THE EXPECTATIONS AS THIS PROJECT MOVES FORWARD INTO ADOPTION AND EVENTUALLY INTO, UH, SITE PLAN APPROVAL.
UH, WE ALL HAVE A, A CONSISTENT SET OF EXPECTATIONS MOVING FORWARD, REQUIREMENTS FOR FENCES AND DECKS AND LANDSCAPING, AS I MENTIONED BEFORE, UM, THEY RANGE FROM, YOU KNOW, THEY'RE ABOUT A HUNDRED PAGES EACH WITH, WITH A LOT OF THE ATTACHMENTS THAT ARE, THAT ARE INCLUDED WITH THEM.
UH, IN, IN TERMS OF THE CONSISTENCY.
AND THE BOARD'S CHARGE TONIGHT, AS, AS TONY CAN EXPAND ON, IS TO DETERMINE IF ANY OF THE ITEMS OF THE REDEVELOPMENT PLAN ARE INCONSISTENT WITH THE MUNICIPAL
[00:20:01]
MASTER PLAN.AND AS A PLANNER, WHAT I WOULD SAY IS THESE ARE NOT INCONSISTENT.
THESE ARE SPECIFICALLY CONSISTENT WITH YOUR MASTER PLAN AND ARE EXPRESSLY DESIGNED TO IMPLEMENT YOUR HOUSING ELEMENT AND FAIR SHARE PLAN, WHICH WAS ADOPTED IN JUNE AND AMENDED IN DECEMBER.
THAT IS AN ELEMENT OF YOUR MASTER PLAN.
THESE REDEVELOPMENT PLANS EXPRESSLY IMPLEMENT THOSE REQUIRED PLANS.
SO I BELIEVE IT IS CONSISTENT WITH WITH YOUR MASTER PLAN.
UM, I GUESS THE ONE OTHER THING I WILL SAY IS, SO THAT GETS US RIGHT NOW, WE, WE ARE AT ITEM NUMBER 11.
AFTER YOUR REVIEW OF CONSISTENCY, THIS STILL HAS TO GO BACK TO GOVERNING BODY FOR A SECOND, READING, PUBLIC HEARING AND ADOPTION.
THERE ARE ALSO NUMEROUS OTHER STEPS WHERE IT HAS TO BE SENT TO THE FAIR SHARE HOUSING CENTER AND THE COURTS AND EVERY, EVERYBODY ELSE THROUGH THIS PROCESS.
UM, AND THEN ULTIMATELY THE REDEVELOPER STILL HAS TO BE NAMED AND DESIGNATED REDEVELOPMENT AGREEMENTS HAVE TO BE IN PLACE.
AND AFTER ALL THOSE THINGS HAPPEN, ALL THREE OF THESE PROJECTS WILL STILL HAVE TO SUBMIT FOR SITE PLAN APPLICATIONS AND APPROVALS FROM THE PLANNING BOARD.
SO THESE REDEVELOPMENT PLANS SIMPLY PUT IN PLACE THE ZONING AND THE, AND THE DESIGN STANDARDS TO ALLOW THIS TO MOVE FORWARD.
BUT EVERYONE STILL HAS TO COME UP, HAS TO COME BACK TO THIS BOARD FOR SITE PLAN APPROVAL IN THE NORMAL COURSE OF ANY LAND DEVELOPMENT APPLICATION IN MEDFORD UNDER THE LAND USE LAW, THAT DOESN'T INCLUDE PUBLIC NOTICE TO ANYBODY WITHIN 200 FEET OF ANY OF THOSE PROJECTS.
SO THIS IS JUST, YOU KNOW, WE'RE AT STEP 11, I'M SAYING 15.
THERE'S REALLY ABOUT 400 STEPS
BUT JUST TO GIVE THE PUBLIC AND EVERYBODY ELSE AN UNDERSTANDING THAT WE'RE, WE STILL HAVE QUITE A WAYS TO GO.
UM, I'LL ALSO MENTION THAT AS, AS PART OF THAT APPROVAL PROCESS, UH, THE APPLICANT WILL HAVE TO SUBMIT TRAFFIC STUDIES.
THERE WILL BE INFRASTRUCTURE IMPROVEMENTS REQUIRED, UH, AS DETERMINED NECESSARY, UH, BY MR. NOLL AT THE TOWNSHIP AND PLANNING BOARD LEVEL.
UH, THERE WILL BE REVIEW BY THE COUNTY, UH, FOR PROJECTS THAT FALL WITHIN THEIR JURISDICTION ON, UH, PROJECTS THAT FRONT ON COUNTY ROADS.
ALL OF THE PROJECTS WILL HAVE TO GET SOIL EROSION SEDIMENT CONTROL PERMITS, UH, FROM THE SOIL DISTRICT AT THE COUNTY LEVEL.
AND THE APPLICANTS WILL HAVE TO COMPLY WITH ALL N-J-D-E-P REQUIREMENTS IN TERMS OF DELINEATING AND GETTING THE WETLANDS AND THE BUFFERS APPROVED AND ANY OTHER PERMITS NECESSARY, UH, TO BE ABLE TO, UH, IMPLEMENT THESE PROJECTS.
SO THEY ARE STILL HELD TO ALL OF THOSE STANDARDS AS THE PROJECTS MOVE FORWARD.
I SAID IT WAS GONNA BE 12 MINUTES.
QUESTIONS, UH, YEAH, THAT'S WHAT I WAS GONNA DO NEXT.
IS THERE ANY QUESTIONS FROM MEMBERS, MEMBERS OF THE BOARD? SO I HAVE A QUESTION, UM, UH, IN THE, IN THE RENDERINGS UP THERE AND, AND WHAT I'M LOOKING FOR IN THE PAST FOR, IN TERMS OF THE BUFFERS, AND THAT'S MY BIGGEST ISSUE, IS HOW BUFFERED, HOW SCREENED IT IS MAINLY FROM THE EXISTING HOMEOWNERS WHO LIVE ACROSS THE STREET FROM THIS SURE.
SO WE SEE THE OVERHEAD SHOT LOOKING DOWN, AND THEN WE SEE A, LIKE A SIDE VIEW CUT THROUGH LOOKING DOWN, WHAT'S IT GONNA LOOK LIKE TO THOSE PEOPLE ACROSS THE STREET? I DON'T SEE THAT RENDERED.
SO THOSE KINDS OF PHOTO SIMS ARE VERY DIFFICULT.
THAT'S WHY WE PUT THE SITE SECTION AT THE BOTTOM BECAUSE THAT'S A, A MUCH MORE TECHNICALLY ACCURATE WAY TO TRY TO DEPICT THAT.
SO THE BOTTOM SECTION THAT YOU SEE IN THAT 50 FOOT BUFFER AREA, IT REQUIRES A FOUR TO SIX FOOT HIGH BERM.
ON TOP OF THAT BERM, THERE WILL BE EVERGREEN TREES.
THERE IS A REQUIREMENT IN THE LANDSCAPE PORTION OF THIS THAT SAYS THAT PER 100 LINEAR FEET OF BUFFER AREA, THERE WILL BE A MINIMUM OF EIGHT EVERGREEN TREES PLANTED IS ALSO REQUIREMENTS FOR EVERGREEN SHRUBS, DECIDUOUS SHRUBS, ORNAMENTAL TREES AND SHADE TREES TO GET THAT LAYERED EFFECT.
UM, IN TIME, THIS WILL GROW TOGETHER TO BE A SOLID EVERGREEN LAYERED BUFFER.
IF YOU LOOK AT THE WINDGATE PROJECT AND SOME OF THE OTHER COMMUNITIES THAT HAVE BEEN BUILT IN THE LAST 20 YEARS, 30 YEARS HERE IN MEDFORD, IT WILL LOOK SIMILAR TO THOSE.
UM, OR IF YOU GO UP HARTFORD ROAD CROSSROAD 38 INTO MORRISTOWN, THERE ARE A LOT OF, UM, TOWNHOUSE AND SINGLE FAMILY COMMUNITIES THAT
[00:25:01]
HAVE VERY SIMILAR BUFFERED AREAS THAT HAVE THOSE MIXED LAYERED BUFFERS.SO THE REASON FOR THE BI IS THE PLANTING, UH, THE EVERGREEN TREES.
I I WILL ALSO SAY THE EVERGREEN TREES WILL BE PLANTED AT A MINIMUM HEIGHT OF SIX TO EIGHT FEET.
AND 25% OF THOSE EVERGREEN TREES HAVE TO BE EIGHT TO 10 FEET IN HEIGHT AT THE TIME OF PLANTING TO TRY TO GET A LITTLE INITIAL MASS, YOU HAVE TO LEAVE SOME SPACE BETWEEN THOSE TREES TO ALLOW THEM SOME TIME TO GROWTH JUST FOR THE HORTICULTURAL, UM, STABILITY OF THOSE TREES.
UM, THAT'S WHERE THE LAYERING OF THE SHRUBS AND WHAT WE NORMALLY DO IS WHEN THEY GET INTO SITE PLAN APPROVAL, WE WANNA MAKE SURE THAT THAT VEGETATION IS LARGELY ON THE TOP HALF OF THE BERM.
SO IT MAXIMIZES THAT INITIAL IMPACT.
THE FOUR TO SIX FOOT HEIGHT HELPS WITH SOUND REDUCTION OF THE BERM ITSELF.
VEGETATION ITSELF DOESN'T ACTUALLY REDUCE DECIBEL LEVELS UNTIL YOU HAVE A COUPLE HUNDRED FEET OF DENSE EVERGREEN PLANTINGS.
BUT THAT EARTH AND BERM WILL HELP DEFLECT SOME OF THE NOISE FROM THE ROADWAYS INTO THESE SITES AND, AND HEADLIGHT GLARE FROM THESE SITES IN THE SURROUNDING ROADWAYS.
SO THAT'S ONE OF THE NICE THINGS ABOUT THAT FOUR TO SIX FOOT HIGH EARTH AND BERM IS ITS IMMEDIATE HEADLIGHT SCREEN.
AND EVEN AS 30, 50 YEARS AS SOME OF THE VEGETATION MAY DIE IN THESE BERMS LIKE THEY DO IN ANY HOA OPEN SPACE, THOSE BERMS WILL BE THERE FOREVER, UH, TO TRY TO CREATE THE BEST BUFFER POSSIBLE.
IS THAT 50 FOOT BUFFER, IS IT BERM TREES PLANTED ON TOP LONG ON EITHER SIDE OR ARE THERE OTHER IT IS.
AND THERE, THERE'S SOME SWELLING TO IT.
IT'S, WHAT WE WEREN'T LOOKING TO ACHIEVE HERE WAS JUST HAVE SORT OF THIS FLAT SLOPE THAT LOOKED LIKE IT WAS A D**E AROUND A RESERVOIR, BUT TO ACTUALLY HAVE A MORE NATURALIZED LAND FORM THAT'S SHOWN IN THOSE EXHIBITS ON THE LEFT HAND SIDE THERE.
SO YOU CAN SEE ALONG THOSE FRONTAGES, YOU KNOW, I'M GONNA DRAW, IT HAS A LITTLE BIT OF MOVEMENT THE WAY YOU WOULD SEE A GOLF FAIRWAY OR SOMETHING ELSE TO CREATE A MORE NATURALIZED FORM.
IS IT LIKE THE ONE ON FIVE MEMORIAL MILL ROAD THAT THEY, THEY THEY KIND OF SIMILAR TO THAT THEY WERE VERY CONSTRAINED FOR SPACE ON THAT SITE.
WE WERE ABLE TO GET AHEAD OF THE CURVE HERE AND DO A MUCH MORE SIGNIFICANT, BUT THAT SAME PRINCIPLE LOOKS NICE.
UM, UH, HOW ABOUT IN BETWEEN THE BERM AND THE STREET? CAN ANY MORE PLANTINGS BE PUT IN THAT AREA? UH, THERE WILL BE.
SO THERE IS A STREET TREE REQUIREMENT.
SO THERE WILL BE STREET TREES PROVIDED THROUGH THERE.
AND THEN, LIKE I SAID, THERE IS A PRETTY SIGNIFICANT LANDSCAPE REQUIREMENT, UM, FOR THAT WHOLE BERMED AREA.
SO THERE WILL BE SORT OF ROLLING LAWN ADJACENT TO THE SIDEWALKS THAT WILL ROLL UP INTO THE BERMS. AND THEN THAT, THAT BERMED AREA, LIKE I SAID, SO THROUGH THAT 100 FEET OF BUFFER AREA, IT WILL HAVE EIGHT EVERGREEN TREES.
SO YOU'RE AVERAGING ROUGHLY AN ONE OF THOSE LARGE EVERGREEN TREES ABOUT EVERY 12 FEET ON CENTER, UH, TWO SHADE TREES, THREE ORNAMENTAL TREES, 25 EVERGREEN SHRUBS, AND 15 DECIDUOUS SHRUBS.
SO THERE'S A, A PRETTY SIGNIFICANT AMOUNT OF VEGETATION THROUGH THOSE AREAS.
AGAIN, TO TRY TO MINIMIZE THOSE VISUAL IMPACTS, UM, FOR THE NEW RESIDENTS OF THIS COMMUNITY FROM THE ROADWAY, BUT ALSO VICE VERSA.
THAT'S, THAT'S THE NICE THING ABOUT THESE BUFFERS.
UM, THAT'S, THAT'S PRETTY MUCH MY CONCERN TOO, IS LIKE THIS BUFFER AREA.
UM, ONE, I JUST WANT TO CLARIFY THAT THIS IS TAILORED DESIGN GROUP'S VISION FOR THIS PARCEL, AND YOU'RE GONNA FIND A BUILDER WHO CAN ACCOMPLISH THIS.
SO PART OF WHAT WAS DEVELOPED, THE ARCHITECTURAL PRESENTATIONS THAT ARE IN HERE MM-HMM
THEY WERE OBTAINED FROM AND WORKED AFTER A LOT OF PUSHING WITH THE PROSPECTIVE RE DEVELOPERS.
SO THE BUFFER DESIGN, THE AMENITIES, THE TRASH ENCLOSURE, THE BIKE STORAGE MM-HMM
THEY WERE GENERATED BY OUR OFFICE BASED ON INITIAL DISCUSSIONS AND MEETINGS WITH THE TOWNSHIP, THE TOWNSHIP ATTORNEY'S OFFICE.
THEY ARE, THEY ARE NOW INCLUDED AS REQUIREMENTS.
SO THERE, THERE IS A PROSPECTIVE BUILDER YES.
THAT YOU'VE DEALT WITH, YOU'RE WORKING WITH.
AND THEN HE SAID, THIS IS WHAT WE CAN ACCOMPLISH AS FAR AS AFFORDABLE HOUSING.
THIS IS THE GROUPING WE THINK WE CAN BUILD.
UM, I LIKE WHAT YOU DID, UH, ON THE CURRYS MILL STALL PROPERTY.
THOSE, THOSE HOUSES BEING DELETED.
[00:30:01]
BUFFER.RICK'S AUTO BODY, UM, IT SEEMS LIKE YOU'RE BUILDING RIGHT UP TO THE POINT THERE BETWEEN ARIS TOWN AND UH, CHURCH ROAD.
UM, AND THERE'S AN OLD HOUSE THERE THAT'S NOT A HISTORIC FARMHOUSE THAT THERE'S NO CONCERNS WITH THAT.
UM, SO PART OF THE CONCERN JUST GLOBALLY, THE CONCEPT PLANS THEMSELVES MM-HMM
WERE DEVELOPED NOT BY OUR OFFICE, BUT BY THE PROSPECTIVE DEVELOPERS, BY THE OKAY.
AND THAT BECAME A PRODUCT OF THE TOWNSHIP HAVING TO MEET THE SPECIFIC NUMBERS ALRIGHT.
FOR THE AFFORDABLE AND THE MARKET RATE UNITS.
UM, WE, WE TRY DESPERATELY AND WE'LL CONTINUE TO TRY TO PULL, ESPECIALLY THOSE THREE BUILDINGS AT THE POINT EXACTLY.
I WILL SAY, UH, UM, I'M GLAD YOU MENTIONED THAT.
WE PUT HEIGHT LIMITATION REQUIREMENTS IN.
FOR THE THIRD ROUND HOUSING SITES, THOSE HOMES WERE ALLOWED TO BE THREE STORIES AND 45 FEET IN HEIGHT.
THESE HAVE A 39 FOOT MAXIMUM HEIGHT.
THERE ARE UNITS THAT ARE CLOSEST TO BROOKSIDE AND CLOSEST TO THAT POINT WHERE THERE IS A TWO FOOT LIMITATION ON HOW HIGH THE FOUNDATION CAN EXTEND ABOVE GRADE.
AND WE'VE ALSO PUT ADDITIONAL PARAMETERS IN, UH, IN TERMS OF MINIMIZING THE AMOUNT OF FILL FOR THE CALCULATION OF BUILDING HEIGHT SO THAT THESE DON'T BECOME UNEXPECTEDLY HIGHER.
'CAUSE THE SITE IS RAISED REALLY TRYING TO BE MINDFUL OKAY.
OF THE CHARACTER AS MUCH AS POSSIBLE.
AND WHAT DO WE HAVE WETLANDS IN BETWEEN THESE? IT'S KIND OF DISJOINTED THERE.
WE, WE HAVE THE, THE REASON THAT THESE SITES ARE STILL UNDEVELOPED IS BECAUSE THEY ARE, THEY ARE CONSTRAINED WITH FRESHWATER WETLANDS HABITAT.
UM, AND ALSO EVEN THE FARM DITCH THAT BISECTS RICK'S SITE.
THAT'S A DITCH THAT, THAT DITCH PREVIOUSLY HAD A RIPARIAN ZONE BUFFER OF 50 FEET ON EITHER SIDE.
UM, BUT BASED ON THE PRESENCE OF, AND I'M NOT SURE IF IT'S THE ATLANTIC OR THE SHORT NOSE STURGEON, UH, DEP IS NOW REQUIRING A 150 FOOT BUFFER ON EITHER SIDE OF THAT FARM DITCH.
SO THERE WAS A STUDY DONE AND THIS IS WHAT TURNED OUT.
THERE HAVE BEEN STUDIES, THOSE ARE CONTINUING AND ONGOING.
UM, IF FOR SOME REASON THINGS CHANGE MM-HMM
AND THAT BUFFER, WHEN THEY GET THEIR LETTER OF INTERPRETATION FROM DEP SHOWS A, A REDUCED WETLANDS BUFFER, WE CAN WORK TO TRY TO MAXIMIZE THOSE BUFFERS.
BUT UNFORTUNATELY, UM, THAT IS ALL SOMETHING THAT HAS HAPPENED WITHIN THE LAST YEAR.
SO THE THREE CONCEPT PLANS WERE, WERE NOT MY ITERATION.
THESE WERE PART OF THE HOUSING ELEMENT AND FAIR SHARE PLAN.
AND THEY ARE ACTUALLY ATTACHED VERY CLOSE TO WHAT YOU SEE ON THESE PLANS.
IN THOSE, UH, 20, 25 HOUSING ELEMENT DOCUMENTS THAT WERE ADOPTED LAST YEAR.
BUT TAYLOR DESIGN CAN HAVE AN INPUT ON THE ARCHITECTURAL ELEMENTS.
YOU KNOW, WE DID, WE GOT INITIAL, UM, IN THE, IN THE EARLIEST MEETINGS THAT IN THE PRIOR TOWNSHIP ATTORNEY, MR. NOLAN AND I HAD, UM, THE, THE PERIMETER BUFFER ISSUE WAS DRIVEN HOME MINIMIZING OR ELIMINATING REVERSE FRONTAGE UNITS, UH, WAS A BIG PRIORITY.
AND THEN THE ARCHITECTURE OF THE COLORS AND HAVING SOMETHING THAT IS, UM, LESS VISUALLY, MORE VISUALLY CONSISTENT WITH THE CHARACTER OF THE NEIGHBORHOOD AS MUCH AS IT CAN BE.
UM, WE'RE WE'RE THREE OF THE MAJOR OBJECTIVES.
REALISTICALLY, WE CAN'T GET MORE TREES IN THOSE BUFFERS CAN WE? WE'RE WE'RE, WE'VE PUSHED IT TO THE ABSOLUTE MAXIMUM THAT WE CAN REQUIRE.
I WOULDN'T SAY THAT THERE'S STILL A SITE PLAN APPROVAL THAT WILL BE PENDING AT SOME POINT.
SO, SO DO WE GET ANOTHER CRACK AT THIS WHEN THE SITE PLAN APPROVAL FROM THAT? SO THE BOARD GETS, GETS TO COME BACK AND LOOK AT THIS AND SO YOU WILL HAVE A CHANCE TO LOOK AT ALL THE SITE PLANS AND APPROVE THE SITE PLANS FOR THIS PROJECT? WELL, I GUESS WHAT I'M SAYING IS IF, IF THE DEVELOPER COMES BACK AND HE SHOWS US THIS AND WE SAY, WELL, WE WANT MORE TREES, CAN HE TURN AROUND AND SAY, WELL NO, THAT'S WHAT YOU GUYS APPROVED ON MARCH 12TH.
WE'RE NOT REALLY APPROVING TREES, ARE WE? I MEAN WE'RE, IT'S, WE ARE APPROVING A MINIMUM QUANTITY HERE.
THERE ARE OTHER, THIS IS CONCEPTION, THIS IS NOT DETAILED TO THE LAST BE BECAUSE YOU CAN ALWAYS CHANGE A SPECIES OF TREE AND THEY HAVE STANDARDS FOR HOW FAR ANY PARTICULAR SPECIES NEEDS TO BE SEPARATED.
AND THESE ARE MINIMUMS. THESE ARE MINIMUMS. YES.
[00:35:01]
AND THE DEVELOPER CAN'T SAY, WELL, I'VE MET THE MINIMUM AND I DON'T HAVE TO DO ANYTHING ELSE.UH, I DON'T, I'M I'M NOT GONNA PRACTICE LAW.
BUT IT IS, IT IS COMMON FOR THERE TO BE ADDITIONAL REQUESTS.
UM, THE, THE COURTS WILL TELL PLANNING BOARDS GOING EXCESSIVELY FAR WITH COST GENERATIVE ELEMENTS ON AN INCLUSIONARY PROJECT IS NOT CONSISTENT WITH MEETING THE FAIR HOUSING OBJECTIVES.
BUT THERE IS OFTEN MOVEMENT ON ISSUES.
SO YOU DON'T WANT IT ALWAYS BE A TRADE OFF TOO, CLARK.
I MEAN WHERE WHEN WE ACTUALLY GET A PLAN THERE, WE MAY SEE SOMETHING THAT'S NOT QUITE HOW WE LIKE IT AND THERE MIGHT BE A REASON TO SAY, WELL, I, OKAY, BUT GIVE US MORE TREES.
I MEAN, THERE'S ALWAYS THAT POSSIBILITY WE, WHERE WE GET INTO THE DETAILS IS WHERE YOU CAN GET INTO THOSE ISSUES.
SO WE DON'T WANT, I DON'T THINK SCOTT HAS, HAS DESIGNED THIS IN A WAY SO THAT THERE'S GONNA BE X NUMBER OF TREES AND THERE CANNOT BE
THAT'S CERTAINLY NOT THE CASE.
SO WE DON'T WANT TO PUSH IT SO FAR WITH THE DEVELOPER THAT HE TURNS AROUND AND SUES AND SAYS IT'S UNFAIR.
I, I JUST HAD A QUESTION AND MAYBE JUST TO REPEAT FROM THE COUNCIL MEETING AS WELL.
ARE WE HERE TO DISCUSS ANY OF THE DEED RESTRICTED OR HOA ELEMENTS OF THESE DEVELOPMENTS? YOU HAD SAID, LIKE, FOR INSTANCE, PARKING CARS AND, UM, I'M TRYING TO THINK OF THE EXACT, UM, TERMS WHERE THE GARAGE COUNTS AS PART OF THE VEHICLE PARKING AND THINGS THAT NATURE.
YEAH, SO, SO ONE OF THE THINGS, AND IT WILL, IT, IT IS WRITTEN INTO THESE REDEVELOPMENT DOCUMENTS, UM, WHERE ANY GARAGE SPACE IS COUNTED TOWARD AN RSIS PARKING REQUIREMENT, THERE WILL BE DEED RESTRICTION LANGUAGE THAT THOSE GARAGES CANNOT BE CONVERTED FROM A GARAGE TO A BEDROOM OR ANY OTHER HABITABLE SPACE.
UM, SO THAT WE MAINTAIN THE INTEGRITY OF THE PARKING SUPPLY THAT'S PROVIDED CONSISTENT WITH RSIS.
AND, AND THERE'S ROOMS FOR TRASH CANS IN THE GARAGE.
ROOM FOR TRASH CANS IN THE GARAGE.
AND IS THAT SOMETHING THAT WE CAN IMPLEMENT OR REQUIRE THROUGH THE HOA BYLAWS? SO THE HOA BYLAWS WILL REQUIRE THAT IT IS A REQUIREMENT OF THE REDEVELOPMENT PLAN.
IT HAS TO BE REFLECTED THAT ALL OF THE UNITS THAT HAVE GARAGES, ALL TRASH AND RECYCLING RECEPTACLES WILL BE STORED IN THERE, ESPECIALLY FOR THE TOWNHOUSE UNITS.
THERE IS NO OTHER WAY, UH, FOR THE TOWNHOUSE UNITS TO STORE, UH, ESPECIALLY FOR THE INTERIOR UNITS.
UM, BUT WE FIND IN MOST OF THOSE COMMUNITIES THAT BECOMES SELF-POLICING MM-HMM
AND EVERY HOA HAS, YOU KNOW, SOME OF THOSE FOLKS THAT HELP POLICE IT FOR THE TOWN AS FAR AS LIKE PARKING OF COMMERCIAL VEHICLES AND STREET PARKING AND THINGS OF THAT NATURE.
WHAT'S THE, HOW DO WE DEAL WITH THAT? UM, SO ON STREET PARKING, WE HAVEN'T GOTTEN TO THAT POINT YET.
THAT WOULD BE GOVERNED BY RSIS IF NECESSARY.
OR PERMITTED ANY OF THE TOWN'S EXISTING COMMERCIAL PARKING RESTRICTIONS WOULD APPLY IF THERE ARE ANY OTHER SPECIFIC RE REQUESTS THEY CAN BE HANDLED AT THE TIME OF SITE PLAN APPROVAL, UM, AND THEN INCORPORATED INTO HOA DOCUMENTS AS WELL.
AT THIS POINT IN TIME, I, I CAN, DO YOU WANT ME TO OPEN UP FOR THE, TO THE PUBLIC? SURE.
IS THAT REQUIRED? IT'S, IT'S NOT REQUIRED.
NO, BUT I KNOW WE IS JUST REQUIRED.
BUT YOU WOULD, YOU GUYS HAD MENTIONED THAT YOU'D WANNA OPEN IT UP.
SO YOU MEAN MAKE A MOTION FOR THAT OR JUST OPEN IT UP? MAKE A MOTION TO OPEN IT UP PUBLIC.
[10. General Public ]
PUBLIC THAT WISHES TO SPEAK? IF YOU DO, PLEASE COME FORWARD AND, AND STATE YOUR NAME AND ADDRESS.AND I'D JUST LIKE TO SAY THAT, UM, APPRECIATE YOU GUYS COMING HERE.
UM, WE, WE NORMALLY LIMIT IT TO FIVE MINUTES, BUT IT'S NOT THAT CROWDED TONIGHT, SO WE'LL BE A LITTLE, LITTLE LEEWAY WITH IT.
BUT, UM, WE'RE HERE TO ANSWER ANY AND ALL QUESTIONS.
I'M A 21 HERON COURT, BUT I'M HERE REPRESENTING STOKELY WINERY.
IF YOU DON'T MIND, I'LL ASK YOU AS I'LL ASK EVERYONE.
SO I'LL JUST ASK ONCE IF EVERYONE, FOR THE BENEFIT OF THE SECRETARY, IF YOU COULD, UH, SPELL YOUR LAST NAME.
UM, SO I HAD A COUPLE QUESTIONS AND THE, I HAD SOME CONVERSATION
[00:40:01]
BEFORE THE MEETING WITH SCOTT.UM, SO SOME OF THOSE QUESTIONS HAVE BEEN ANSWERED, BUT ONE OF THE BIGGEST CONCERNS THAT WE HAVE IS THE BUFFER.
UM, AND THAT CONCERN, UH, CONTINUES EVEN AFTER OUR CONVERSATION.
AND TONIGHT A LITTLE CONCERNED ABOUT THE SIZE OF THE TREES, UM, THE SPACING BETWEEN THE TREES.
UM, AND WHAT I SEE IS NOT ENOUGH OF THE EVERGREEN TREES BECAUSE DURING THE WINTER, THE DECIDUOUS TREES ARE GOING TO LOSE THEIR LEAVES.
THERE'S GONNA BE A LARGE SPACE IN BETWEEN UNTIL THOSE TREES GROW.
SO THAT'S OF A MAJOR CONCERN FOR US.
UM, THE OTHER THOUGHT THAT I HAVE IS ABOUT IRRIGATION TO GET THOSE TREES STARTED.
UM, HAVING BEEN A PART OF THE FARM AREA UP THERE FOR A LONG TIME NOW THE WIND IS INCREDIBLE, WHICH MEANS THEY DRY OUT.
IF IT'S GONNA BE, IF THOSE TREES ARE GONNA BE PLANTED ON A HIGHER BERM, THEY'RE GONNA BE MORE SUSCEPTIBLE TO THE WIND.
IT WILL DRY IRRIGATION IS GOING TO BE A MAJOR, MAJOR ISSUE.
AND YOU DID GIVE ME A HEADS UP ON THAT ONE AND I FORGOT TO TOUCH ON IT, BUT AS I MENTIONED BEFORE, THE REDEVELOPMENT PLAN REQUIRES THAT SITE ENTRANCES, SITE FRONTAGES AND BUFFER AREAS AS WELL AS FRONT YARDS OF ALL UNITS WILL BE IRRIGATED.
DOES IT, I THINK IT ALSO, ISN'T THERE AN ORDINANCE TO BE BONDED AND, AND, AND IS THERE A MAINTENANCE BOND FOR TWO YEARS? SO WE DID, WE ACTUALLY WROTE A REQUIREMENT IN THE REDEVELOPMENT PLANS THAT ALL PLANT MATERIAL ON THESE SITES WILL BE BONDED UNDER PERFORMANCE BOND AND THEN UNDER A TWO YEAR MAINTENANCE BOND.
SO FOR TWO YEARS, IF THEY, SO ANYTHING THAT DIES WOULD HAVE TO REPLACE.
THAT WAS THE NEXT THING I WAS GOING TO ASK.
SO MY MAJOR CONCERN WOULD BE THIS SIZE OF THE TREES AND THE DISTANCE BETWEEN THEM AND THE AMOUNT OF POTENTIAL EVERGREENS, UM, OF A LARGER SCALE.
SO JUST CONCEPTUALLY, AND I KNOW WE TALKED ABOUT SOME OF THAT OTHER PLANT MATERIAL OF THE ORNAMENTAL TREES MM-HMM
AND IF YOU LOOK AT THESE EXAMPLES, THAT LINE OF EVERGREEN TREES WILL BE ALL MOST CONTINUOUS.
SO WE DON'T DO, WE WOULDN'T HAVE THESE DESIGNED SO THAT IT WOULD BE FIVE EVERGREEN TREES AND THEN A 20 FOOT GAP WHERE THERE WAS A SHADE TREE.
THE SHADE TREE WOULD EITHER COME FORWARD OR BE BEHIND THAT ESSENTIALLY NEAR CONTINUOUS LINE OF EVERGREEN TREES.
AND THEN THE SHRUBS WOULD BE FACING THAT.
SO THERE WOULDN'T BE ANY MAJOR SEPARATIONS IN THE HUNDRED FOOT.
WE WE'RE GONNA ELIMINATE ANY MAJOR GAPS, UM, IN THOSE BUFFERS.
UH, AND THOSE, THOSE EVERGREEN TREES IN THE ORNA ORNAMENTAL TREES WILL USUALLY FACE TOWARD THE OUTSIDE BECAUSE THEY'RE A LITTLE BIT LOWER.
THE SHADE TREES CAN GO IN ON THE BACKSIDE.
SO THAT LINE OF EVERGREEN TREES KEEPS A, A PRETTY SOLID BUFFER AS THEY MATURE.
PUTTING THEM ANY CLOSER IS REALLY SORT OF A NEGATIVE LONG-TERM EFFECT.
IF YOU PLANT THEM TOO CLOSELY, THE BRANCHES OF THE EVERGREEN TREES WILL SHADE OUT THE LOWER BRANCHES AS THEY MATURE.
AND THEN, AND YOU'LL SEE THIS IN SOME BUFFERS, THE FIRST 15 FEET HAS NO BRANCHES.
THE PLACE WHERE YOU ACTUALLY NEED THE BUFFERING THE MOST HAS NO BUFFERING.
BUT YOU'VE GOT VEGETATION UP HIGH, WHICH DOES NOTHING GOOD.
SO THAT'S WHY IN SORT OF A BELT AND SUSPENDERS APPROACH, WE'RE DOING THAT LAYERING OF SHRUB MATERIAL IN THE FACE AND THEN KEEPING GOOD HORTICULTURAL SPACING OF ABOUT, OF ABOUT 12 FEET ON THE CENTER.
FOR THOSE EVERGREENS THAT ARE, YOU KNOW, 25% OF THEM WERE EIGHT TO 10 FEET IN HEIGHT.
YOU, YOU SEE THAT ALONG TAUNTON ROAD, THOSE WHITE PINES THAT WERE PLANTED MM-HMM
I MEAN, THEY'RE 50 FEET HIGH, BUT THE
WHICH IS WHY WHEN WE GET THE SITE PLANTED, AND WE'LL EVEN REMIND THEM BEFOREHAND, GENERALLY SPEAKING, I DON'T ALLOW WHITE PINES TO BE USED AS, AS BUFFER TREES BECAUSE THEY'RE ONLY GOOD FOR ABOUT 15 YEARS.
THEY'RE INEXPENSIVE AND THEY GROW KIND OF FAST.
BUT THEY'RE NOT A GOOD MULTI-GENERATIONAL TREE.
THE ALSO THE, UM, THE, THE EVERGREENS, THEY'RE NOT GONNA BE PLANTED IN A STRAIGHT LINE.
AND THEY WILL, THE WAY THAT BERM HAS, YOU KNOW, SOME HORIZONTAL AND VERTICAL MOVEMENT AS WELL, THAT EVERGREEN PLANTING WILL AS WELL.
AND THAT WAY IF ONE DIES AND A SMALLER ONE HAS TO BE REPLACED, IT DOESN'T LOOK OUT OF PLACE.
AND THAT CREATES, THAT SORT OF ADDS TO THAT, THAT MORE NATURALISTIC PLANTING APPROACH.
IT STILL REMAINS A CONCERN, BUT ONGOING.
UM, THE SECOND MAJOR QUESTION WAS ABOUT ROAD WIDENING.
I KNOW YOU MAY NOT BE AT THAT POINT NOW TO HAVE AN ANSWER, BUT WE ARE IN PROCESS AND WE'LL PROBABLY
[00:45:01]
BE COMING TO THIS BOARD SHORTLY WITH A NEW, UH, PROJECT ABOUT CHANGING OUR ENTRANCE AND TRYING TO MAKE THAT A LITTLE BIT MORE DRAMATIC.WE OBVIOUSLY DON'T WANNA MAKE THAT SIGNIFICANT INVESTMENT IF THE ROAD'S GONNA BE WIDENED AND LAND'S GONNA BE TAKEN AWAY.
DO WE KNOW ANYTHING ABOUT THAT AT THIS MOMENT IN TIME? WE DON'T HAVE THAT INFORMATION YET.
THE, UH, APPLICANT OR THE PERSPECTIVE OF APPLICANT IS IN THE PROCESS OF DOING A TRAFFIC IMPACT STUDY.
AND THAT STUDY WILL DETERMINE WHAT, IF ANY IMPROVEMENTS ARE NECESSARY.
SO WE'LL KNOW AT THAT POINT IN TIME, YOU'RE FAIRLY CLOSE TO THE INTERSECTION OF CHURCH ROAD.
I DON'T KNOW IF ANYTHING WILL HAPPEN AT THAT INTERSECTION THAT WOULD BE, UH, UP TO THE COUNTY AS WELL AS US.
AND IT'S POSSIBLY, POSSIBLY THERE COULD BE ANOTHER LANE THERE.
I KIND OF DOUBT IT WOULD EXTEND AS FAR BACK AS YOUR ENTRANCE, BUT I WOULD WAIT UNTIL THEIR PLANS COME IN BEFORE YOU DO ANYTHING.
AND HOW LONG DO YOU THINK THAT WOULD BE FOR RICK'S? PROBABLY SIX TO NINE MONTHS.
AND IT'S NOT THAT YOU COULDN'T CONTINUE WITH YOUR PLANNING, BUT, AND EVEN POTENTIALLY COME TO THE BOARD, BUT IT MAY BE THAT THERE IS SOME FLEXIBILITY AND I THINK BY THE TIME YOU WOULD COME TO THE BOARD, WE MAY HAVE A BETTER IDEA AND THEN EXACTLY WHERE THOSE THINGS GO COULD BE BASED ON INFORMATION.
SO I, I DON'T WANNA SAY I, I DON'T THINK IT MAKES SENSE FOR YOU TO PUT EVERYTHING ON HOLD FOR NINE MONTHS OR WHATEVER THAT TIMEFRAME IS MM-HMM
BUT WE WILL HAVE THAT INFORMATION.
UM, AND RELATIVE TO THAT, ONE OF THE REQUESTS THAT WE HAD WAS DURING THIS CONSTRUCTION PROCESS, THE ENTRANCE TO THIS NEW DEVELOPMENT IS DIRECTLY ACROSS FROM OUR BUSINESS ENTRANCE.
IS IT POSSIBLE TO DIVERT CONSTRUCTION ENTRY TO ANOTHER ENTRANCE DURING OUR BUSINESS HOURS? WE CAN, WE CAN LOOK AT THAT WHEN WE GET THE
JUST MAKE SURE THERE'S NO IMPACT, NEGATIVE IMPACT ON YOUR BUSINESS.
UM, THE OTHER THING IS, CAN WE GET INFORMATION ABOUT THE IMPACT ON SURROUNDING BUSINESSES? I THINK WE ARE ONE OF THE ONLY OTHER BUSINESSES, CERTAINLY IN THAT PORTION OF THE ROAD, WE WOULD BE THE ONLY BUSINESS BECAUSE NEXT TO US IS PRESERVED FARMLAND.
AS FAR AS IMPACT YOU'RE TALKING ABOUT IN TERMS OF WHAT THE TRAFFIC WOULD MEAN, THAT'LL BE ALL IN THE TRAFFIC IMPACT STUDY.
UM, WOULD THERE BE A TRAFFIC LIGHT THERE? UM, WE ALL JUST DON'T KNOW, BUT THAT'S A CONCERN.
I DON'T ANTICIPATE A TRAFFIC LIGHT GOING INTO THE DEVELOPMENT.
UM, WE TALKED ABOUT THE LIGHTING.
SO WE HAD A CONCERN ABOUT SUBDUED LIGHTING, WHICH I THINK WAS REASONABLY ADDRESSED.
UM, AND THE OTHER CONCERN THAT WE HAD WAS REALLY, UM, ABOUT THE WATER TABLE AND THE RUNOFF.
UM, BECAUSE WE ARE NEXT TO PRESERVE FARMLAND, WE HAVE A WELL AND A SEWER SYSTEM.
IT'S A CONCERN NOW THAT HAS BEEN RAISED BY THE COMMUNITY TO US TO, TO EXTEND OUR RUNOFF, OUR, OUR DRAINAGE NOW.
SO I'M JUST TREMENDOUSLY CONCERNED ABOUT WHAT THAT IMPACT MIGHT BE ON OUR LAND.
SO AS, AS SCOTT SAID DURING HIS PRESENTATION, UH, WE HAVE TO FOLLOW THE, UH, THE STATE REGULATIONS, WHICH MEANS THERE'S NO INCREASE IN, UH, THE PEAK RUNOFF RATE AND YOU ARE UPGRADING OF RICK'S.
SO YOU WOULD NOT BE IMPACTED BY ANY ADDITIONAL RUNOFF, WHICH THERE WON'T BE FROM RICK'S.
SO YOUR RUNOFF ACTUALLY RUNS INTO RICK'S AUTO BODY.
ANYONE ELSE? UM, BACK IN NOVEMBER OF 2015, WAS ANY, ANY MEMBER? WELL YOU COULD IDENTIFY YOURSELF PLEASE.
UM, WAS ANY MEMBER OF THE BOARD HERE IN 2015? MARTY, WERE YOU HERE, UH, ON PLANNING BOARD? YEAH.
IN, UH, NOVEMBER OF 2015, ENVIRONMENTAL RESOLUTIONS, UM, PREPARED A REPORT FOR VACANT LAND INVENTORY AND ANALYSIS.
BACK THEN DURING THE ROUND THREE.
IT'S ALWAYS GOOD TO KNOW WHERE YOU'VE BEEN SO YOU KNOW WHERE YOU'RE GOING.
SO THERE WAS A SUBSTANTIAL REDUCTION IN THE UNITS THAT WERE REQUIRED TO BE BUILT.
AND A FAIR SHARE HAD GIVEN AN AMOUNT AND IT WAS REDUCED.
THE TOWN FOUGHT HARD AT THAT TIME.
IN THIS REPORT, THERE WAS A PROOF DONE BY THE ENGINEERS TO SHOW THAT THE, UM,
[00:50:02]
LACK OF VACANT LAND AND DEVELOPABLE LAND TO PRODUCE THE NUMBER OF UNITS IDENTIFIED TO BE PROVIDED BY DAVID KINSLEY KINSEY IN THE FAIR SHARE HOUSING CENTER IN 2015.AND EITHER NUMBER OF UNITS PROVIDED IN THE CO IS JUNE 2ND, 2014 DRAFT.
AND THE REGULATIONS, THE TOWNSHIP'S ABILITY TO SATISFY THE 40 AFFORDABLE HOUSING OBLIGATIONS STATED THEREIN IS LIMITED.
THIS REPORT WAS THE, ONE OF THE REASONS, IF NOT THE BIGGEST REASON WHY THE NUMBERS OF UNITS BACK THEN WAS SIGNIFICANTLY REDUCED.
IT APPEARS THAT IN THE ROUND THREE FOR THE AMOUNT OF VACANT LAND THAT WE HAD THAT WAS BUILDABLE AND HAD THE POTENTIAL OF OF BEING DEVELOPED FOR THE PURPOSES OF HIGH DENSITY HOUSING OR FOR AFFORDABLE HOUSING, WAS SIGNIFICANTLY LIMITED AND FAIR SHARE.
AGREED AND REDUCED THE NUMBERS.
THIS REPORT, I I HANDED IT TO THE SUBCOMMITTEE THE OTHER DAY, IT'S ON FILE.
UM, I HAVE NO IDEA HOW WITHIN A 10 YEAR SHORT PERIOD OF TIME LAND ALL OF SUDDEN CHANGES THE ENVI I HANDED, I FILED A FORMAL COMPLAINT OF, UH, WITH FAIR SHARE, UH, ON ALL THE ENVIRONMENTAL RESTRAINTS.
I'M NOT QUITE SURE IF I REMEMBER IF I GAVE IT TO YOU.
I DO THINK I GAVE IT TO YOU WITH THE, UM, OBJECTIONS FOR THE ENVIRONMENTAL IMPACTS.
IT SEEMS LIKE ANYTHING THAT IS BROUGHT UP, LIKE THIS IS IGNORED AND ALL THAT IS HAPPENING IS MOVING FORWARD WITH THE DEVELOPER'S DRAWINGS AND MOVING FORWARD WITH HIGH DENSITY HOUSING.
UM, CAN I ASK WHY THIS REPORT WASN'T GIVEN TO YOU FOR, FOR, UH, REVIEW AND WHY ALL OF A SUDDEN THIS IS NOT SIGNIFICANT? CAN YOU GIVE ME THE TITLE, THE NAME OF THAT REPORT? WHAT WAS IT? I HANDED IT TO YOU AT THE SUBCOMMITTEE.
I'D BE MORE THAN GLAD TO GIVE IT TO YOU AGAIN.
DO YOU HAVE A, UH, IN ANY EVENT MM-HMM
THE THIRD ROUND HOUSING, UH, NUMBERS AND I WASN'T PERSONALLY INVOLVED, WERE NEGOTIATED BETWEEN, UH, THE TOWN, THE SOLICITOR AND HAIR AND FAIR SHARE HOUSING.
AND I DON'T BELIEVE THAT THE, UM, REPORT YOU'RE, YOU'RE REFERENCING WAS SIGNIFICANT IN THAT DECISION.
BUT IT WENT FROM, I THINK IT WAS REDUCED BY ABOUT 40%.
IT WAS, AND I DON'T, I DON'T THINK IT HAD ANYTHING TO DO WITH THE, UH, VACANT LAND ADJUSTMENT.
THAT'S, THAT'S MY UNDERSTANDING.
BUT I WASN'T PERSONALLY INVOLVED.
SO EVERYTHING THAT I READ AND EVERYTHING THAT'S ON RECORD SAYS IT WAS.
SO IF A, IF A REPORT SAYS THAT THE LAND IS INCAPABLE OF HOLDING IT, OF, OF BEING DEVELOPED, AND IT IS LIMITED, AND IT WAS DONE BY OUR TOWNSHIP AND IT WAS PRESENTED AND IT WAS ONE OF THE MAJOR REASONS WHY THE REDUCTION HAPPENED, WHAT HAPPENED IN 10 YEARS, HOW ALL OF A SUDDEN IS IT? OKAY, I DON'T AGREE WITH WHAT YOU SAID, BUT OKAY.
I IT'S NOT ME SAYING IT, IT'S A REPORT FROM THE TOWNSHIP THAT'S ON FILE.
I'LL TAKE A LOOK AT IT AND GET BACK TO YOU.
DOES ANYBODY ELSE? I CAN EMAIL IT TO EVERYBODY.
UM, HOW, I JUST WOULD LIKE TO KNOW, DOES ANYBODY KNOW HOW THAT HAPPENS? HOW DOES ALL OF A SUDDEN WE HAVE BUILDABLE LAND WHEN WE DIDN'T HAVE IT IN A THIRD ROUND? WELL, OBVIOUSLY THE LAND IS BUILDABLE WHERE WE WOULDN'T BE HERE NOW.
I'M GONNA, I'M NOT GONNA GO BACK AND FORTH.
ENVIRONMENTAL RESOLUTIONS REPORT SAYS IT ISN'T AND ALL OF A SUDDEN IT IS.
I'LL THE REPORT, I WILL LOOK AT THE REPORT AND I'LL GET BACK TO YOU.
BUT I ALREADY STATED WHAT MY IMPRESSION WAS AND UNDERSTANDING WAS OF WHY THAT NUMBER WAS REDUCED.
I'M GONNA GIVE OUT THE REPORT AGAIN AND I'LL MAKE SURE EVERYBODY GETS IT.
UM, THE OTHER THING THAT HAS HAPPENED IS I'VE BEEN IN TOUCH WITH DCA, I GAVE A, I GAVE A, UM, BREAKDOWN OF THE LAWS FOR, UM, FOR, UH, THE LAW ON EXTENDING THE D RESTRICTIONS AND HOW THEY APPLIED ROUND FOUR.
AND IT APPEARS THAT I MAY BE RIGHT.
SO I HAVE NO IDEA WHY ALL OF THIS IS BEING IGNORED, DISMISSED, AND MOVING FORWARD WHEN THERE'S OPTIONS TO DO THIS.
WELL, I NEED BE RIGHT OF, I'M SORRY.
OR DCA SAYS THAT YOU'RE RIGHT.
DCA WHO SAID THAT? ALRIGHT, SO HERE'S WHAT IT IS.
THE LAWS THAT, AND I SHOULD HAVE BROUGHT IT WITH ME AND I APOLOGIZE.
THE LAWS PERTAINING TO IF A DEED RESTRICTION IS EXTENDED APPLYING TO ROUND FOUR, THERE IS NO LANGUAGE IN THE LAW THAT RESTRICTS IT FROM BEING APPLIED TO ROUND FOUR.
[00:55:01]
POINT TONIGHT IS THAT DCA AGREES WITH YOU DCA, I'M TRYING TO GET IT FROM THEM IN WRITING.WHO, WHO AT DCA YOU SAID YOU FROM, I, I REACHED OUT TO, UM, THE SAME PERSON THAT MR. COX REACHED OUT TO.
UM, I'M TRYING TO GET IT BACK IN WRITING.
THERE'S THINGS GOING BACK AND FORTH WHERE A DEED HAS TO EXPIRE AT THIS TIME, OR IT HAS TO DO THAT.
THERE'S NOTHING IN STATUTES THAT SAY THAT THERE'S NOTHING.
SO THOSE EXTENSIONS STILL HAVE, IF THE TOWNSHIP WANTS TO FIGHT OR AT LEAST TRY TO PROTECT THE TOWN, HAVE THE ABILITY TO TRY TO APPLY TO ROUND FOUR.
AND NOW WE HAVE A REPORT THAT THE TOWNSHIP DID THAT SAYS THAT THE LAND IS RESTRICTED.
IT'S, WE HAVE A WHOLE INVENTORY, I'LL GIVE IT, BUT I JUST DON'T KNOW WHY THIS INFORMATION ISN'T FORTHCOMING AND WHY YOU DON'T HAVE IT BEFORE YOU'RE MAKING THESE TREMENDOUS DECISIONS.
I BELIEVE MR. MCGUFFIN AND MR. COX ADDRESSED THOSE POINTS, THAT LAST POINT AT THE LAST COUNCIL MEETING.
I LIVE IN THE MEDFORD CHASE DEVELOPMENT.
SO THAT'S, UH, RIGHT NEXT TO THE PROPOSED RICKS DEVELOPMENT THAT'S GOING IN.
UM, I HAVE CONCERNS ABOUT THE LACK OF RECREATIONAL AMENITIES THAT, UH, THE PLAN, UH, CURRENTLY HAS.
SO IN THE MEDFORD CHASE DEVELOPMENT AND THE, UH, BROOKSIDE DEVELOPMENT, WE HAVE 213 RESIDENTIAL UNITS AND WE SHARE TWO BASKETBALL COURTS, TWO TENNIS COURTS, TWO TOT LOTS A BALL FIELD, AND ALSO, UM, A MULTIPURPOSE FIELD.
IN THE PROPOSED RICKS DEVELOPMENT, THERE ARE GONNA BE 287 RESIDENTIAL UNITS.
SO, UH, WHAT IS THAT? UH, APPROXIMATELY 74 MORE THAN WE HAVE.
AND THEY'RE PROPOSING ONE TOP LINE, JUST ONE AND FOUR VERY SMALL GAZEBO, UH, PATENTS.
THAT'S ALL THE RECREATIONAL AMENITIES THEY'RE PROPOSING.
SO OBVIOUSLY I HAVE A CONCERN WITH THAT BECAUSE YOU'RE GONNA HAVE A DEVELOPMENT WITH SO FEW AMENITIES RIGHT NEXT TO OUR DEVELOPMENT WHERE WE DO HAVE AMENITIES.
AND, UH, SO EVENTUALLY, INEVITABLY THESE NEW RESIDENTS ARE GONNA COME OVER AND THEY'RE GONNA TRY TO USE OUR AMENITIES.
NOW, THAT'S GONNA CAUSE A LOT OF PROBLEMS. ONE, IT'S GOING TO CREATE OVERCROWDING OF OUR FACILITIES.
OUR TENNIS COURTS WILL BE OVERCROWDED.
OUR BASKETBALL COURTS WILL BE OVERCROWDED.
YOU'RE ESSENTIALLY MORE THAN DOUBLING THE POTENTIAL USERS OF OUR FACILITIES BECAUSE OF THE COMPLETE LACK OF AMENITIES IN THIS NEW, UH, DEVELOPMENT.
TWO, UH, THE OVERUSE IS GOING TO INCREASE OUR MAINTENANCE COSTS, OUR REPAIR COSTS, AND EVENTUALLY, UH, ACCELERATE, UH, THE REPLACEMENT COSTS THAT WE'RE GONNA HAVE TO INCUR WHEN WE HAVE TO, UH, REPLACE THE TENNIS COURT SURFACES OR THE BASKETBALL COURTS OR THE EQUIPMENT IN THE TOT LOTS.
AND ALL OF THOSE COSTS ARE GONNA BE ON US.
THE MEDFORD, UH, CHASE RESIDENCE AND THE BROOKSIDE RESIDENCE WILL BE PAYING FOR THAT, UH, NOT THE RESIDENTS OF THIS NEW DEVELOPMENT.
AND I DON'T THINK THAT'S FAIR.
UH, ANOTHER ISSUE THAT WE'RE ALREADY DEALING WITH, WITH OUR COMMON GROUNDS IN OUR, IN OUR AMENITIES IS THE, UM, THE ENTRY OF NON-RESIDENTS THAT TRY TO USE OUR FACILITIES NOW.
AND, UH, WE ARE WORKING CONSTANTLY TO TRY TO AVOID THAT.
WE DON'T ALLOW THE PUBLIC TO USE OUR FACILITIES BECAUSE OBVIOUSLY FOR THE REASON I SAID IT, IT, IT STRAINS THEM.
UM, WE'VE PLACED LOCKS ON OUR TENNIS COURTS IN THE PAST AND PEOPLE HAVE CUT THEM.
NOW YOU'RE GONNA PUT ANOTHER 287 UNITS RIGHT BEHIND US WITH NO AMENITIES.
OF COURSE, THESE ISSUES ARE ONLY GONNA GET WORSE.
UM, I DON'T WANT OUR RESIDENTS TO HAVE TO CALL THE POLICE AND, UH, REPORT PEOPLE FOR TRESPASSING.
I DON'T WANT TO HAVE OUR RESIDENTS HAVE TO APPROACH OUR NEIGHBORS AND SAY, HEY, WHAT ARE YOU DOING HERE? UH, THIS CAN ALL BE SOLVED QUITE EASILY IF THEY JUST PUT, UH, SUFFICIENT RECREATIONAL AMENITIES IN THE RICK'S DEVELOPMENT, UH, ON HARRIS TOWN ROAD.
UM, YOU KNOW, UH, IT'S GETTING LATE.
SO OUR MUNICIPAL CODE SECTION 6 0 9 DEALS WITH HOW MUCH RECREATIONAL AMENITIES NEED TO GO INTO NEW DEVELOPMENTS.
AND ACCORDING TO OUR CODE, THIS DEVELOPMENT OF 287 UNITS WOULD BE REQUIRED TO HAVE
[01:00:03]
11 TENNIS COURTS, FIVE BASKETBALL HOOPS, FIVE TO LOTS, UH, A BALL FIELD, A TURF FIELD, AND A MULTI MULTIPURPOSE FIELD.THEY'RE PUTTING IN ONE TOT LOT.
AND I KNOW THAT THE RESPONSE WILL BE, OKAY, WELL THIS IS AN AREA IN NEED OF REDEVELOPMENT.
AND BECAUSE OF THAT, THEY'RE NOT REQUIRED TO FOLLOW OUR CODE.
BUT THAT DOESN'T MEAN THAT YOU ALL SHOULD NOT AT LEAST CONSIDER IT.
THE CODE WAS ESTABLISHED FOR A VERY IMPORTANT REASON TO MAKE SURE THAT NEW DEVELOPMENTS HAVE THE NECESSARY RECREATIONAL AMENITIES.
WHY WOULD WE IGNORE THAT? NOW, CLEARLY ONE TOP LOT FOR ALL THESE RESIDE RESIDENTIAL UNITS IS INAPPROPRIATE.
AND, UH, I JUST ASK THAT THE BOARD RECONSIDER, UH, AND REQUIRE THAT THIS DEVELOPMENT INCREASE THE, UH, CONSTRUCTION OF ITS, UH, UH, A RECREATIONAL AMENITIES.
THANK YOU FOR YOUR TIME AND CONSIDERATION.
IS THERE, UM, AMENITIES MORE THAN THAT IS, I MEAN, IT'S, I KNOW IT'S NOT DESIGNED YET, BUT SO IT'S NOT DESIGNED YET.
BUT THE CONCEPT PLAN IN PART IN THE NEGOTIATION AND THE LAYOUT WAS TO REALLY PROVIDE THE YIELD THAT WAS NECESSARY.
AND THE REMAINING SPACE IS OCCUPIED LARGELY BY DETENTION BASINS, WETLANDS AND TRANSITION AREAS.
ONE OF THE THINGS THAT WE CAN TRY TO DO, SO THESE PLANS LARGELY ARE WHAT WAS REPRESENTED AND INCLUDED IN THE HOUSING ELEMENT THAT WAS ADOPTED IN 2025.
WE'VE EXPANDED THAT TO REQUIRE SOME ADDITIONAL AMENITIES.
UM, WE CAN CONTINUE TO HAVE THAT DISCUSSION AND REQUEST TO SEE, AND I DON'T KNOW IF MR. JAMESON HAS A RECOMMENDATION OF WHETHER BASKETBALL COURT, WHAT WE'VE SEEN, A LOT OF TOWNS THAT WE'RE GROWING IN THE SEVENTIES DEVELOPED VERY ONEROUS RECREATION REQUIREMENTS.
THE NUMBERS THAT WERE LISTED, AND WE'VE HAD THIS IN A NUMBER OF MUNICIPALITIES THROUGHOUT THE STATE, SOMETIMES DEVELOPERS ARE WILLING TO BUILD THEM.
BUT FOR THAT, THIS COMMUNITY TO HAVE, I THINK, WAS IT 11 TENNIS COURTS? MR. JAMESON? IT WOULD BE, UH, 1110 OR YEAH, 11 TENNIS COURTS, FIVE BASKETBALL COURTS,
A LOT OF TOWNS DEVELOPED STANDARDS DIDN'T FOLLOW THE NATIONAL RECREATION AND PARK ASSOCIATION POPULATION BASED STANDARDS.
AND, AND THEY CREATED CRAZY REQUIREMENTS.
AND A LOT OF THOSE HOAS SAID, WE, WE CAN'T HANDLE ALL OF THIS.
THAT BEING SAID, WE CAN TRY TO WIN.
I MEAN, THEY CAN'T AFFORD IT FOR ONGOING YEARS.
I MEAN, I MEAN, MY, MY HOA IS 200 HOMES AND WE HAVE ONE HALF BASKETBALL COURT NOW.
THE FULL BASKETBALL COURT, ONE TOP LOT AND NO TENNIS COURTS.
BUT THE MEANT FOR TOWNSHIP ORDINANCE IS, UH, MAYBE THE MOST STRINGENT I'VE I'VE EVER SEEN.
AND, UM, YOU KNOW, WE CAN TRY TO WORK WITH THEM AND, AND SEE IF THEY HAVE, I LIVE IN OAKWOOD AND WE HAVE 300 AND SOME HOMES AND WE HAVE A HALF BASKETBALL COURT.
IT'S HARD TO CALL IT A HOT LOT.
UM, THERE'S SOME PLAY EQUIPMENT IN THE SAND.
UM, BUT THERE ARE TWO TENNIS COURTS.
BUT WE CAN TRY TO TALK TO THE DEVELOPER AND SEE IF, UH, WHEN THEY GET THEIR WETLANDS DELINEATION OF WHETHER PUTTING IN A HALF BASKETBALL COURT OR SOME OTHER ACTIVE WRECK IS A POSSIBILITY.
JUST, JUST BY, UM, JUST TO CONTINUE THE CONVERSATION SYSTEM, UH, WE'RE TALKING ABOUT OTHER DEVELOPMENTS.
UH, THE OTHER DEVELOPMENTS THAT ARE, UH, INCLUDED IN FOR THE OTHER TWO, UH, THEY'RE BOTH SMALLER AND INCLUDE MORE RECREATIONAL AMENITIES THAN THE, UH, RICK'S, UH, SITE.
SO, AND YOU KNOW, YOU'RE TALKING ABOUT THE SMALLEST SITE, MOST DENSELY GONNA BE THE MOST DENSELY POPULATED WITH THE LEAST AMOUNT OF RECREATIONAL AMENITIES.
I MEAN, YOU KNOW, ALL DUE RESPECT, IT JUST, AND THE PROBLEM IS THAT WITH SUCH A, A LACK OF AMENITIES SO CLOSE TO OUR DEVELOPMENT, IT'S A STONE THROW AWAY.
IT'S, THERE'S, IT'S A NO BRAINER THAT PEOPLE ARE GONNA COME OVER THERE AND USE IT IF THE PLAN STAYS I AS IT'S RIGHT.
UH, THERE ARE SOME COMMENTS ABOUT OUR MUNICIPAL CODE MAYBE BEING A LITTLE BIT, UM, TOO, UH, UH, AGGRESSIVE OR ONEROUS, BUT IT'S OUR CODE AND IT WAS CREATED FOR A REASON.
AND THAT REASON IS TO ENSURE THAT NEW DEVELOPMENTS HAVE ADEQUATE AMENITIES AND WE'RE REALLY GONNA FALL SHORT IF WE LET THIS STAY.
THAT, THAT ISN'T THIS DEVELOPMENT 'CAUSE IT'S IN A REDEVELOPMENT IS NOT SUBJECT TO THAT CODE, IS THAT CORRECT? NO, IT'S NOT.
SO WE RIGHT, BASED ON THE CONCEPT PLAN THAT WAS IN THE HOUSING ELEMENT, WE EXPANDED IT AND HAD DISCUSSIONS, UH, WITH THE PROSPECTIVE DEVELOPER ABOUT THAT.
UM, AND THEY WERE AGREEABLE TO PROVIDING SOME OF THOSE ADDITIONAL AMENITIES.
[01:05:01]
DIFFICULT BECAUSE I, I UNDERSTAND YOU'RE TRYING TO GET YIELD ON IT, BUT I, I CAN EM HAVE EMPATHY FROM MR. JAMES.LIKE, YOU KNOW, WE, WE HAVE MY COMPANY, WE HAVE A DEPARTMENT COMMUNITY WITH A TON OF AMENITIES AND RYAN HOLMES BUILT 200 HOMES RIGHT NEXT TO US WITH NONE.
AND IT'S AN ISSUE ALL THE TIME.
I, I CAN UNDERSTAND HIS ISSUE.
IT IS, THEY'RE, THEY JUMPED THE FENCE.
THEY USED THE POOL, THEY USED THE DOG PARK, AND YOU KNOW, IT IS, IT'S A STRAIN, RIGHT.
SO WE CAN TRY TO FIND SOME SPACE AND SEE IF THEY CAN, PART OF THE STRUGGLE HERE WAS WHEN THE LAFFERTY SITE DROPPED OUT YEAH.
OF THE PLAN, THAT UNIT COUNT HAD TO BE TRANSFERRED TO THIS PROPERTY, WHICH MADE IT MORE CONSTRAINED AND THAT, THAT MADE IT MORE OF A CHALLENGE.
AND AGAIN, I WAS NOT PART OF THAT, BUT FROM READING THE, THE HOUSING ELEMENT AND SEEING WHAT HAD TO BE DONE THERE, BUT WE CAN TRY TO WORK WITH THEM.
SO YOU'RE SAYING WHEN THE APPLICATION COMES BACK TO YOU AND TO THIS BOARD, YOU COULD SAY, SO I THINK, I THINK WHAT WE'LL DO IS, UM, WE WILL HAVE THAT CONVERSATION IMMEDIATELY, UH, WITH THE REDEVELOPER.
SO AS THEY WORK ON THEIR FINAL LAYOUTS, UM, THEY CAN TRY TO INCORPORATE A HALF COURT OR A FULL COURT OR WHATEVER THOSE AMENITIES ARE IN, IN SOME OF THOSE AREAS TO THE EXTENT THAT THEY CAN, IT MAY BE SOMETHING THAT OVER THE NEXT FEW WEEKS, AS THE TOWNSHIP WORKS ON THE REDEVELOPMENT AGREEMENTS, THAT WE CAN, UM, INCLUDE SOME OF THAT IN, IN THAT LANGUAGE AS WELL.
SO WHEN THEY DO COME BACK BEFORE THE BOARD, HOPEFULLY THERE'S AN OPPORTUNITY TO EXPAND THOSE AMENITIES.
I MEAN, THE DEVELOPER WANTS TO CREATE A COMMUNITY THAT PEOPLE ARE GOING TO WANT TO, TO MOVE INTO, BUT, SO, YOU KNOW, THERE, THERE'S A BENEFIT TO THEM OF INCLUDING AS MUCH AS POSSIBLE, NOT NECESSARILY 11 TON OF SPORTS, BUT ONE.
SO I, I THINK WE CAN WORK ON THAT.
YOU'RE SAYING THE OTHER TWO PROPERTIES HAVE MORE OF THOSE AMENITIES BECAUSE THIS PROPERTY IS, HAS MORE CHALLENGES AS FAR AS THE WETLANDS AND THINGS? YEAH.
THAT, THAT'S MY UNDERSTANDING WHEN, WHEN THE LAFFERTY SITE DROPPED OUT AND THAT DENSITY HAD TO BE ACCOMMODATED HERE, WHICH IS ONE OF THE REASONS THOSE HOMES ENDED UP PUSHING FURTHER UP TOWARD THE POINT.
ANYONE ELSE FROM THE PUBLIC SEEN IS THERE NO ONE? DO I HAVE A MOTION? WOULD WOULD YOU FOLKS LIKE TO SPEAK? OH, I'M SORRY.
SEEN, IS THERE NO ONE NEED A MOTION TO CLOSE THE PUBLIC? I NEED A MOTION, RIGHT? WE MOTION? I'LL DO THE SECOND.
HE'S MAKING A MOTION TO DO THE SECOND FIRST BY SECOND.
UM, AT THIS POINT IN TIME, UM, SEEN AS THERE'S NO MORE COMMENTS ON THE APPLICATION.
WHAT, WHAT, UM, WHAT, WHAT DO WE HAVE TO DO AT THIS POINT? SO YOU HAVE THREE RESOLUTIONS BEFORE YOU MM-HMM
AND THEY ALL REQUIRE A VOTE BY THE BOARD AND THEY SHOULD ALL BE HANDLED SEPARATELY AND ALL BY
AND JUST FOR THE MEMBER OF THE PUBLIC WHO ARE HERE, THAT THIS, THIS APPROVAL IS NO WAY APPROVING ALL THESE HOMES AND ALL THESE THINGS, IT'S JUST A PLAN.
IT'S NOT A SITE PLAN APPROVAL CORRECT.
WHAT YOU, WHAT THE BOARD WOULD BE SAYING IS BASED ON THE RECOMMENDATION OF THE BOARD PLANNER, THAT THESE REDEVELOPMENT PLANS ARE CONSISTENT WITH THE MUNICIPAL MASTER PLAN CENTER.
SO ALL THESE HAVE TO COME, HAVE TO COME IN AND PRESENT FORM ALL CYCLE.
IT'S CONCEPTUAL AT THIS POINT AND WHATEVER ACTUAL DEVELOPMENT COMES IN WOULD HAVE TO COME BACK TO THIS BOARD FOR, FOR REVIEW.
SO HOW WOULD YOU LIKE TO HANDLE THAT? WELL, THERE ARE THREE RESOLUTIONS, SO IF YOU CAN, ALRIGHT, SO CONSIDERATION OF RESOLUTION
[9.a. Consideration of Resolution 102026 – consideration of Ordinance 20266 adopting a Redevelopment Plan for the NonCondemnation Redevelopment Area Consisting of Block 803, Lots 6.01 & 6.02]
10 DASH 2026, UM, ADOPTING A REDEVELOPMENT PLAN FOR THE NON CONDEMNATION REDEVELOPMENT AREA CONSISTING OF BLOCK 8 0 3 6 0 1 AND 6 0 2.UH, IT'S IS, UH, IT DOESN'T SAY IT'S
IS THAT IRON BRIDGE RICK'S, I'M SORRY.
IRONRIDGE RESERVE AT IRON BRIDGE.
YEAH, WE'LL JUST REFER TO IRON BRIDGE.
[01:10:01]
MR. BULL? AYE.VICE CHAIRMAN PERS AYE AND CHAIRMAN JULIANA AYE.
[9.b. Consideration of Resolution 112026 – consideration of Ordinance 20267 adopting a Redevelopment Plan for the NonCondemnation Redevelopment Area Consisting of Block 302, Lots 14, 26, 27 & 49 ]
RES RESOLUTION IS CONSIDERATION OF RESOLUTION 11 DASH 2026 CONSIDERATION IN ORDINANCE 2026 DASH SEVEN ABOUT BEING A REDEVELOPMENT PLAN FOR THE NON CONDEMNATION REDEVELOPMENT AREA CONSISTING OF BLOCK 3 0 2 UHS 14 26, 27 AND 49.MR. TAYLOR, WHICH ONE IS THAT ONE? SO WE COULD JUST SAY IT.
THAT IS INGER STONEBRIDGE INGER STONEBRIDGE MOTION.
VICE CHAIRMAN PE, VICE CHAIRMAN.
[9.c. Consideration of Resolution 122026 – consideration of Ordinance 20268 adopting a Redevelopment Plan for the NonCondemnation Redevelopment Area Consisting of Block 302, Lots 28.02 & 39.03]
RESOLUTION 12 DASH 2026 CONSIDERING A CONSIDERATION OF ORDINANCE 2026 DASH EIGHT ADOPTING A REDEVELOPMENT PLAN FOR THE NON CONDEMNATION REDEVELOPMENT AREA CONSISTING OF BLOCK 3 0 2, LAST 28.02 AND 39.03.THIS ONE LANDINGS AT KIRBY'S MILL OR E-F-S-E-F-S.
THERE'S LANDINGS AT KIRBY'S MILL.
UM, AT THIS POINT IN TIME, I GUESS, IS THERE ANYONE, UM, DO WE NEED TO OPEN UP AGAIN? WE ALREADY DID THAT.
IS THERE, YEAH, IS THERE A MOTION TO ADJOURN? I'LL MAKE THAT MOTION SECOND.