Mahwah March 23, 2011 THE VILLADOM TIMES IV • Page 3 Rezoning deemed inconsistent with master plan by Frank J. McMahon The Mahwah Planning Board decided last week that an ordinance introduced by the township council to rezone the 140-acre International Crossroads property is inconsistent with the township’s master plan, although the ordinance might meet one or more of the plan’s goals and objectives. The ordinance would rezone the subject property from office park to a mixed retail, office space, hotel, theater, and recreational use. Another ordinance that would establish fees business owners at the mixed use site would have to pay to fund $2.5 million for infrastructure improvements and provide the township with $4 million to mitigate the project’s traffic impact, appeared to be consistent with the master plan’s objective of improving traffic circulation, the planners said. However, the board members felt they did not have enough information to make that determination. The board also decided that the ordinance pertaining to the security that would have to be provided at the site is not within the jurisdiction of the board. The planning board meeting was attended by about 30 residents, several of whom voiced their objections to the rezoning of the Crossroads property. Several board members also voiced concern about the potential impact of the ordinances. The township council introduced the ordinances in February. The three proposals were then sent to the planning board for review, a determination as to whether the ordinances are consistent with the master plan, and any other recommendations the board would like to propose. The planners found that the rezoning ordinance was not consistent with the master plan in the area of land use and mapping because the master plan does not recognize retail use at this site. The board also found that certain goals and objectives of the master plan, such as preserving and the environment, minimizing traffic generating uses, and encouraging recreation space may be achieved by this ordinance, but there was insufficient information available to the board to make a proper analysis and determination. Prior to the board’s votes on the consistency of the ordinances with the master plan, the township’s professional planner, Joseph Burgis, explained to the board that the current zoning of the property as an office park would permit 1.8 million square feet of office space. If developed under the current zoning, Burgis said 3,100 vehicle trips to the site would be generated at a peak time in the mornings and 2,700 vehicle trips from the site during the peak evening time versus 700 trips in the mornings and 2,100 trips in the evenings if the property were developed per the rezoning ordinance. Burgis acknowledged, however, that the vehicle trips on a Saturday would be much greater under the rezoning ordinance. He agreed that the ordinance is not consistent with the master plan because the master plan does not permit retail at this site, but he suggested that the rezoning plan does meet some of the goals and objectives ������������������������ ��������������������������� ����������������������������� ������������������������� of the master plan. Several board members noted that the township did not conduct a traffic study for them to consult. They also said they did not have a plan to review and they were not provided enough time to adequately consider the ordinances. They also voiced concern about the project’s potential impact on Route 17 traffic, the impact it might have on traffic and water use and on the character of the township. They also questioned whether the $4 million the township would receive would be enough to mitigate the traffic problems that might be created by the project. Michael Kelly, the township’s engineer, advised the board that the developer did conduct a traffic study and he concurred with that study and said it reflected the worst case traffic scenario. Burgis also advised the board that the timing for their review and report to the council is governed by the state’s land use law and cannot be extended. Peter Scandariato, the board’s attorney, also addressed the timing issue, telling the board that the only issue before them is whether the ordinances are consistent with (continued on page 14) ������������������������������������� ADVERTISER Just as you are reading this AD, others read your AD. April 09, 2011 Meadowlands Expo Center, Secaucus, NJ 205 FREE MEDITATION &YOGA 2011 An evening with H.H. 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