Latest snuff mill plan needs state approval BY JESSICA SMITH Staff Writer HELMETTA - If Kaplan Cos.' revised version of a state study on a floodplain at the former snuff mill is not approved, its redevelopment plan could be compromised. Representatives of the development firm told borough officials the news last week as it presented conceptual plans for Heritage at Helmetta. "If we don't get this [approval], this [plan] is useless - it can't be built," Michael Kaplan said at the Sept. 27 Borough Council meeting. The developer said his firm brought in a hydrology expert to deconstruct state studies and find flaws. The state report on the 100-year floodplain showed an elevation of 44.8 feet, while Kaplan's study puts it at 42.8 feet. If Kaplan's figure is accepted, the builder would not be required to use as much fill to bring the land to the higher grade for use as residences. The study also established where water from a potential flood would run, saying it would run in a southerly direction. However, the builder found that it would flow west, and not go over the railroad tracks and Main Street, said Charles Tint, project coordinator for Kaplan. The builder has presented a computer model with the results of the study to the state Department of Environmental Protection (DEP) for approval. "This is an extraordinary process," Tint said. "We have spent over a year on that one issue." The new conceptual plan presented by Kaplan is contingent on the results of its new study proving out and gaining approval. If the study is accepted by the state, parcel one, which is on the north side near the existing park, would consist of a 24-space parking lot, along with a public-use recreation area. The specifics of the recreation area have yet to be developed. "Parcel one seems to be working out pretty well," Tint said. Parcel two, which is along Main Street at the farthest point from the municipal building, would consist of twin buildings with a total of 16 housing units and garages. The developers designed the buildings to blend with the nearby existing housing, Tint said. A green area with walking trails would complete the parcel's landscape. The factory buildings on parcels three and four were analyzed by architects to determine whether they could be preserved and reused. These parcels house the two main buildings of the mill, which face Main Street. Parcel four is out of the floodplain. "The buildings have good bones," Tint said. They are slated for residential use, consisting of about 180 units. The buildings are expected to be preserved, with an addition built on for use as a lobby and additional units. Parking for residents there will be on tiers. The DEP gave the developers some relief on the lowest parking tier, allowing it to be a foot below the floodplain since cars can withstand a foot of water. That tier would be used for overflow parking. Parcel five, which is across Main Street, would consist of 20 units of affordable housing, as well as 10,000 square feet of retail space on the first floor. The developer is relying on shared parking concepts for the building, combining shopper and residential parking. "We believe that this works, and if it's acceptable ... then it's time to start the race," Michael Kaplan said. Mayor Nancy Martin said she does not think the floodplain issue would put a stop to the redevelopment. "We don't foresee that being a problem. We've been up to the DEP on several occasions discussing the redevelopment project," she said. Martin said the plan is to preserve the building on parcel three because that spot has the major flooding issue. Parcel two has the same issue but there are too many infrastructure problems with the building, so it will be demolished. "Given the problems on the site, we're very happy with the redesigned concept plan," she said.