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MONTVILLE TOWNSHIP ECONOMIC DEVELOPMENT
Agenda of August
19, 2009
8:00AM
ROLL CALL
Ron Cain, Jr. -
Present Margaret Miller – Sanders - absent
Everett Vreeland - present Mark Tabakin - absent
Ron Soussa - present Deane Driscoll - absent
Jennifer
Horowitz - present
Alexander
Kachmar – Alt. #1 - present
Greg
Milazzo – Alt #2 - present
Liaisons:
Township
Committee: Deb Nielson - present
Township
Officials: Linda White, Land Use
Administrator
Planning
Board Liaison: Gary Lewis - present
OLD BUSINESS
General
discussion ensued on a redevelopment zone created in Jefferson Township
that allowed for a five year tax deferral on improvements made on commercial
properties. Comments indicated that this
didn’t appear to be a bad idea, since the municipality continues to receive
taxes on the original improvement. Ms.
Nielson indicated she would look into it.
Update: Master Plan update
Mrs. Horowitz, Mr. Milazzo & Mr. Driscoll, the
master plan subcommittee, developed a draft of the goals and objectives of the
EDC in view of the upcoming master plan revisions. Mrs. Horowitz presented the report indicating
the Planning Board may wish to
consider reviewing in the future as part of their subcommittee’s task in
preparing for a new master plan in our community and that this may be the
vision we want to offer the community.
She indicated that the vision should be to become a more cohesive
community with places to congregate shop and dine in a charming suburban
village-type community; to encourage development of more places for Montville residents to
see, meet and greet each other.
Also discussed was the suggestion that the
Planning Board plan consider the broad goal of attempting to achieve a
particular look and feel for the community.
While there are a variety of natural characteristics in the different
locations within the Township, it would be desirable to have the Township have
some general consistency with a clear identity.
With this in mind, the Planning Board should consider whether each a
particular type of retail development should be encouraged in the Township and,
if so, in which location(s) such development would be appropriate.
Also indicated was that the Design Review
Committee should ensure that the retailer (upon development of the property and
continuing thereafter) will comply with very stringent requirements with
respect to design of buildings and facades as well as signage and
landscaping. The Planning Board and the
Design Review Committee should be proactive in promoting and encouraging the
types of retail development and the types of aesthetic development it deems
desirable. With respect to appearance on
a property, consider the extensive enhancement to the community of properties
like the Montville Office Plaza
(Changebridge) or the proposed Towaco
Lifestyle Center
(Jacksonville Road).
Recognizing
that the Township generally only wants limited retail development, we propose
encouraging retailers that offer goods and/or services which are generally not
otherwise available within Montville
Township with the hope of
a diverse mix of retailers to serve the community. We would propose encouraging higher-end
boutiques or mom and pop types of stores in the interior of the community to
maintain this country feel.
On
Route 46, we could perhaps encourage more extensive higher-end development like
gourmet markets (e.g. Whole Foods or Trader Joe’s) or other services that are
not available in our community. By way
of example, we generally do not have a bakery, coffee shop/luncheonette/café,
book shop, chocolate/candy shop, cheese shop, gourmet market, fish shop,
butcher or shops offering giftware, housewares, food, clothes or toys. We have very limited restaurants.
These
types of retailers should be encouraged, while banks, gas stations, nail
salons, beauty salons, fast food and other retailers which already provide a
particular good or service offered (and, in some cases, in excess) in the
Township or are not adding to the community should be discouraged.
Retail
development should be primarily in existing retail or industrial zoning,
including the Route 46 corridor, Route 202 and Changebridge Road. Retail may be expanded in areas adjacent to
the existing retail in these zones, but, in any event it should be carefully
considered and designed.
Ideally,
a walkable village could be developed in lieu of some of the many empty offices
spaces and dilapidated warehouses. This
can also be considered at the Pine
Brook Motel
and surrounding retail developments or perhaps on Changebridge. Industrial zoning should not be expanded in
areas ripe for retail or residential development. A listing of areas which the EDC suggests
consideration and potential rezoning or particular consideration was submitted
for review for the membership.
Prior
to further retail development, we propose asking the fundamental questions: Is
this the type of retailer that would best serve on our community? Is this the
type of good/service currently offered and desired within the Township? Does
structure of the storefront give the impression of Montville Township
we want to portray? Is this aesthetically pleasing? Is it consistent with the
community needs? Are we encouraging traffic from other towns beyond the
parameter of our town?
We
should not look at any property in isolation and recognize that each and every
retailer and business added to the Township has an effect on the community--it
is more than just filling one spot.
If
we could offer Montville Township residents more of the products and services
they need or desire, they would likely stay within Montville Township
for their shopping needs. Unfortunately,
our residents do not do extensive shopping/spending in Montville.
They go to Parsippany, Fairfield,
Boonton, Lincoln Park
and other surrounding areas to satisfy their basic needs. Our retailers could
and should get those dollars.
This
vision will require careful planning as well as creative/innovative ideas for
encouraging the types of uses and high-end retailers desired. Nonetheless, like
other communities who have cultivated a particular type of desired village, it
can be done.
The
Planning Board should consult with legal counsel to consider appropriate
methods to encourage and incentivize the type of development that is desired in
this community
We
believe the proposed vision would add to the sense of community, add to the
beauty and charm of the Township, add to the tax ratables to the Township and
add to the money expended in town by residents. This would be a win-win for the
residents, businesses and the municipality.
Selected Target Areas
dsicussed
--Emery Lane
--Stiles Lane
--Rte 46 East and Westbound
--Old Bloomfield
--Chapin
--Changebridge / Rte 202 Intersection
--Towaco train/bus depot
--86 River Road (by BoE and firehouse)—potential walkable village
--Block of land bordered by Changebridge Road and River Road and Church
Lane—potential walkable village
--287/202 properties
--North side of Rt 202 across from 287 South entrance and up to Rte 287 No.
entrance
--Corner of Horseneck/River Road
--Changebridge between Stiles and Old Bloomfield
--From intersection of River
& Rt. 202 up to borders of Boonton
Township
Mrs. Nielson indicated that the
information supplied speaks to retail use and questions whether or not there
should be some discussion as it relates to the industrial properties/zones in
the community. Mrs. Horowitz indicated
that where we can take these larger warehouse units and look to allow retail,
we should encourage same. Tax rates
discussed. Mr. Soussa indicated you
receive a higher ratable for retail than industrial. Discussion ensued on the possibility of using
overlays in industrial zones in place to help promote economic
revitalization? Mr. Soussa also
indicated we should encourage internal connections within industrial areas so
that this promotes less traffic and enhances site usage and also look to see
how we can find incentive monies for existing site improvements.
Ms. Nielson elaborated on the
need to look at all areas of the community and how the community should look in
future. She noted that the township is
looking at the Changebridge Road
connector road and that this area may be an area EDC wants to look at
also.
After lengthy discussion, with
all members agreeing that this vision statement matches their goals and
objectives of the community, Mrs. Horowitz was asked to make the necessary
revisions and this final document will be on the September 19th EDC
agenda.
Website
Development –
update – Mr. Vreeland indicated that the EDC meeting time needs to be changed
to 8AM, and that the vacancy list is outdated and needs to be addressed. Mrs. White will discuss with Mr.
Perkins.
MINUTES
Adoption
of EDC minutes of 7-15-09
– Eligible: Mr. Cain, Mr. Driscoll, Ms. Sanders, Mr. Soussa, Mr. Tabakin, Mr.
Vreeland
Adopted
unanimously
Respectfully
submitted,
Linda
M. White
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