Redeveloper, residents discuss Ford Ave. plan
Architect, engineer discuss project, respond to concerns from public
BY MICHAEL ACKER
Staff Writer

"It is early in the process, but so far the presentations have been very enlightening for the public." - Gloria Bradford

MILLTOWN - The borough's Ford Avenue redeveloper presented updated plans Tuesday as dozens of residents looked on, some against the plans, others in support.

The Planning Board meeting marked the start of testimony on plans from Boraie Development Ltd., New Brunswick, to turn the former Michelin Tire Co. site into a senior community with commercial and open space alongside the Mill Pond.

Boraie's representatives recognized the importance of the project and the property itself to the community, and said it was a lengthy process that led to the redevelopment concept, which the borough has approved. The Planning Board will eventually vote on approval of the site plan.

Civil Engineer George Kelley, of Langan Engineering & Environmental Services, said the site was first developed in the mid-1800s, but the operation was closed in 1896. The Michelin Tire Co. then began operations on the property in 1907.

"The Depression finished them off in 1930," Kelley said, adding that other companies moved in after Michelin, but with comparatively smaller uses.

The property is currently owned by Lawrence Berger, of U.S. Land Resources, who earlier this year expressed dissatisfaction with negotiations on the redeveloper's purchase of his property. Berger contended that Boraie has not offered fair market value for the property. If an agreement is not reached, the borough can pursue eminent domain to take possession of the property.

Boraie's architect, Allen Kopelson, of Morristown-based Nadaskay Kopelson Architects, began his presentation Tuesday with background on the redevelopment process to date. He noted that the redeveloper's initial talks with the borough began in January 2003 when Boraie responded to an RFP [request for proposals] from the Ford Avenue Redevelopment Agency.

Kopelson said 85 to 95 percent of the 22-acre property is covered with impervious materials, including buildings, parking spaces and paving.

While planners initially intended to preserve the buildings, the smoke stack and water tower on the site, environmental reviews in 2004 showed this was not an option, Kopelson said.

"We found out that the buildings were so contaminated that there was no way we could save any of them," he said, adding that the smoke stack and its foundation have the highest level of contaminants.

Residents at Tuesday's meeting raised concerns about the removal of these structures, saying the buildings have distinctive architectural designs and stand as icons in the borough.

Resident Edward Holton was among those concerned about the removal of the smoke stack in particular.

"There is nothing wrong with that tower and smoke stack," Holton said. "... It can stay up for another 100 years."

Michael Lewycky, a resident and member of the Shade Tree Commission, raised concerns about the lack of a replica for the smoke stack and tower in the new plans if those structures are torn down. He added that the new housing should use the standard roof lines found in the borough.

Mayor

"We were told that this project would respect the past, and it hasn't," Lewycky said.

Carol Jegou of the citizens group Milltowners for a $ensible Ford Avenue Redevelopment, said the proposed housing is too dense, adding that the architecture being proposed is too contemporary compared to the surrounding Victorian style in town.

"It is not what most people would desire," she said. "A four-story building is not compatible with the rest of the area and the homes on the street already ... Milltown is not a city. Our town has always been quaint, and I hope it stays that way."

Kopelson responded that the highest point within the existing factory buildings is also four stories high, or 40 feet in height.

Resident Michael Shakarjian said he thinks the state historical preservation office should be contacted before any action is taken on the site. Kelley acknowledged that the site is eligible for the historical register, but only by age.

"It is eligible for the historical register by the age," Kelley said, "but nothing was deemed to be significant, as far as preservation."

The project was originally going to have 471 residential units scattered throughout the site, Kopelson said, but that number was lowered to 276 at the request of residents like those with Milltowners for a $ensible Ford Avenue Redevelopment.

Resident John Lucs spoke in support of the redevelopment plan, including the elimination of the smoke stack.

"What is being proposed here is the best thing for Milltown," Lucs said, adding that the influx of people who will move to the new residential units will support existing businesses in Milltown.

The plan originally included 75,000 square feet of retail and office space, Kopelson said, but this has been reduced to 30,000 square feet.

The site would have a 50/50 split between impervious coverage and pervious, or green space, under the updated plan, Kopelson said.

"Environmentally, we think it is a real success," Kopelson said of the ratio of construction to open areas.

Kelley said the buffer between the building and the pond will be 100 feet in width to satisfy the requirements of the RFP. A pedestrian walkway extends along the Mill Pond in the plan, Kopelson said.

"We cannot touch the pond," Kopelson said. "We can't dredge it. We can build a walk path, which is a nice amenity for the town. The whole community can enjoy it, not just the people living in this development."

Retail is proposed at the front of the property, facing Main Street and Ford Avenue, and will include space for restaurants and a low-intensity health care facility, Kopelson said.

A clubhouse will also be built for those who live in the residential units, Kopelson said.

Some of the residential properties in the plan will have underground parking, which Kopelson said will be one level below the ground.

Kelley said the plan satisfies all requirements, with 702 spaces to be shared by residents and the office and retail users.

The redeveloper is proposing to install a new sanitary sewer system and remove stagnant water that has collected inside manholes over the years, Kelley said.

Lewycky raised concerns about environmental consequences of increased traffic, and runoff going into the pond.

Charles Jegou, Carol's husband and the founder of Milltowners for a $ensible Ford Avenue Redevelopment, raised concerns about stormwater, particularly coming from the roofs of the buildings, into the neighboring source of water.

"That is our drinking water," Jegou said. "We are trying to improve the situation."

Kelley responded that the site and its engineering will be designed better than it was in the past, noting that roof water is considered to be clean.

"We are improving the existing condition," Kelley said. "We are reducing the volume and increasing the pervious area."

Kelley told the Sentinel that he thinks residents will be satisfied with Boraie's plans for redeveloping the site.

"I do believe that we have addressed the significant concerns of the public and the technical reviewers, and we will be presenting more information on that. I think it is an excellent project," Kelley said. "I think that the town will be proud of it when it is built."

Planning Board Chairman Jack Sulzinsky said the next board meeting on the redevelopment plan will be held Jan. 9 at 8 p.m. He added that additional meetings are likely in both January and February.

Mayor Gloria Bradford told the Sentinel that these public sessions help officials and residents separate facts from emotions regarding the project.

"It is early in the process," Bradford said, "but so far the presentations have been very enlightening for the public."

mental consequences of increased traffic, and runoff going into the pond.

Charles Jegou, Carol's husband and the founder of Milltowners for a $ensible Ford Avenue Redevelopment, raised concerns about stormwater, particularly coming from the roofs of the buildings, into the neighboring source of water.

"That is our drinking water," Jegou said. "We are trying to improve the situation."

Kelley responded that the site and its engineering will be designed better than it was in the past, noting that roof water is considered to be clean.

"We are improving the existing condition," Kelley said. "We are reducing the volume and increasing the pervious area."

Kelley told the Sentinel that he thinks residents will be satisfied with Boraie's plans for redeveloping the site.

"I do believe that we have addressed the significant concerns of the public and the technical reviewers, and we will be presenting more information on that. I think it is an excellent project," Kelley said. "I think that the town will be proud of it when it is built."

Planning Board Chairman Jack Sulzinsky said the next board meeting on the redevelopment plan will be held Jan. 9 at 8 p.m. He added that additional meetings are likely in both January and February.

Mayor Gloria Bradford told the Sentinel that these public sessions help officials and residents separate facts from emotions regarding the project.

"It is early in the process," Bradford said, "but so far the presentations have been very enlightening for the public."