ROUTE 202 OVERDEVELOPMENT: THIS PROJECT IS WRONG FOR BERNARDS

I support responsible redevelopment. I do not support using redevelopment as an

excuse to dramatically increase residential density where it does not belong, which is

why I oppose the proposed townhouse development at 131 Morristown Road on Route

202.

The property currently contains a largely vacant office complex near Interstate 287. The

developer is seeking approval to replace it with a large age-restricted townhouse

community. Because the property is not currently zoned for this use, the application

requires significant zoning variances in addition to site-plan approval.

THE DENSITY IS TOO GREAT

The proposal has changed repeatedly. It began at 119 homes, increased to 131, and

has now been reduced to 125 following concerns raised during the approval process,

but reducing the project by a handful of homes does not solve the fundamental problem.

This is still a large residential development proposed for a property that is not zoned for

this use. Zoning exists so communities can determine where different types and

intensities of development belong.

In my view, this proposal asks too much of this site.

THE ENVIRONMENTAL IMPACT MATTERS

Under the 131-unit version of the plan, testimony identified approximately 437,814

square feet of impervious coverage. That is a substantial amount of rooftops, pavement

and other surfaces that do not naturally absorb water. Stormwater, drainage and

environmental impacts matter. Once a property is intensely developed, that decision is

very difficult to reverse.

“SENIOR HOUSING” DOES NOT AUTOMATICALLY MAKE A PROJECT

APPROPRIATE

I support housing choices that allow older residents to remain in Bernards Township, but

every age-restricted development still needs to fit the property, the surrounding area

and the character of the community.

Calling a project “senior housing” does not answer legitimate questions about density,

traffic, design and infrastructure.

TRAFFIC CANNOT BE DISMISSED

This property sits directly on Route 202 near the Interstate 287 interchange. The

applicant has argued that the residential development would generate less peak-hour

traffic than a fully occupied office complex.

But residents live with the actual conditions on Route 202 every day and a residential

development brings residents, visitors, deliveries, service vehicles and other traffic

throughout the day and week. The real question is whether this level of residential

density makes sense at this particular location.

I don’t believe it does.

BERNARDS DOES NOT NEED THIS PROJECT TO MEET ITS CURRENT

AFFORDABLE-HOUSING OBLIGATION

Bernards Township’s adopted Fourth Round housing plan states that the projects

already selected satisfy the Township’s affordable-housing obligation and that additional

sites are not currently needed. The Township specifically considered a much larger

proposal at 131 Morristown Road and did not select it for inclusion in that plan.

Township representatives also reiterated at the September hearing that Bernards has

already met its current Fourth Round obligation, meaning this project should be judged

on whether it is actually good for Bernards, not treated as something the Township must

accept.

VACANT OFFICE SPACE SHOULD NOT BECOME A BLANK CHECK FOR

HOUSING

Bernards should absolutely look for productive new uses for struggling commercial

properties, but converting commercial land into dense residential development should

not become the automatic answer every time an office building becomes difficult to

lease.

We should pursue redevelopment that strengthens our tax base, protects our

infrastructure and respects the character of our community.

WE CAN SAY NO

Bernards can’t stop every change, nor should it. Responsible planning requires the

willingness to reject projects that ask too much of a property. I believe this one does.

I oppose the proposed development at 131 Morristown Road.

Reducing the number of units from 131 to 125 does not change my conclusion.

Bernards Township should remain a community where zoning matters,

development is carefully planned, and preserving the character of our town

comes before maximizing density.