September 28, 2011 THE VILLADOM TIMES IV • Page 13 ‘Modernization’ of permitted D zone uses eyed by John Koster The Allendale Council met with property owners and residential neighbors of the D zone, the borough’s central light industrial tract, to discuss changes to permitted uses in the zone that would enable the owners to contribute to the tax base without impacting the neighbors. “Our D zone is antiquated…it hasn’t been changed since the 1950s,” said Councilman Jim Strauch, chairman of the council’s Land Use Committee, who had convened the meeting with Ed Snieckus of Burgis Associates, Allendale’s professional planner. Strauch said the zone was originally intended for light industrial uses but that these manufacturers had largely moved South or overseas, making it difficult for the owners of the single-story factory-style buildings on the site to locate tenants and maintain tax payments. Strauch cited an instance where the ultimately successful variance appeals to locate a martial arts studio in part of one building had cost the owner of the business $35,000. He said the need for expensive litigation was scaring away other viable proprietors. “The intent here is to modernize the uses that could be used in the zone,” Snieckus said at last week’s special public meeting. Strauch and Snieckus both stressed that the plans would attempt to allow uses that would not impact negatively on the homeowners who live nearby. The smaller D zone in the Chestnut Street area was not involved in the proposed zoning change, and residential neighbors who live within 200 feet of the zone were notified of the special meeting, which was also mentioned on the borough’s website and legal advertisement. “What I’m trying to do is not make the town worse, I’m trying to make it better,” said Mark Borst, a property owner inside the central D zone, which is bordered by West Crescent Avenue, Hamilton Street, and the railroad tracks. “I don’t see a dental clinic in that area. I don’t see a child care center in there.” “You own it now, but we have to look 20 or 30 years down the road to when you sell it, and we want to get it right,” Mayor Vince Barra said. Borst said he understood and would attempt to cooperate with the borough. The mayor and council, the owners, and the residential neighbors were all in substantial agreement about the concept of changing the uses permitted to accommodate a changing industrial pattern without allowing uses that would contribute to traffic congestion, particularly during school drop off and pickup hours. “There’s one thing that kind of sets my hair on fire and that’s child care centers,” said Councilwoman Elizabeth White. “From 7 a.m. to 9 a.m. that area is just bedlam. I would really like to almost see that as one of the options we’re not considering.” Snieckus said, however, that excluding child care centers as such in a commercial zone was not permitted by federal regulations, which supersede local ordinances, but that an argument might be made that the buildings did not The Concerned Citizens of Allendale will hold an Oktoberfest celebration on Friday, Sept. 30 at 7 p.m. at The Red Barn at Crestwood Lake in Allendale. Tickets are $45 per person (adults only) and will include a traditional Oktoberfest meal catered by Allendale Bar & Grill, Oktoberfest beer donated by the Brooklyn Brewery, and DJ music. Oktoberfest to benefit Fell House have adequate parking for that type of use. Snieckus mentioned a central food preparation center for catering (without a banquet hall on premises), physical therapy offices for one-on-one physician-patient activities, and studios for instruction in music, art, or gymnastics as what he thought were optimal uses for the D zone. Residents who spoke concurred that they did not want any operations that generate noise or substantial increases in traffic. One resident said she did not want a bowling alley or any other use that could turn into a venue for loitering teenagers or other young people. “I don’t want it to become a hang-out, with noise annoying people who have little kids who need to sleep,” the citizen said. “I’m not looking to put a bowling alley in,” Borst said. “I’m not looking to put a recreation center in.” Council members and neighbors appeared to concur that a centralized computer backup center might be a good use, but that a self-storage center probably would not. Black Millworks, as a pre-existing use, would not be impacted by any zone change as long as it remains in operation. Mayor Barra and Councilman Strauch said that, based on the consensus of the special meeting, new uses would be acceptable if they were not unduly intrusive in terms of noise and traffic. They said plans to change to uses in the D zone would move ahead gradually, with ample notification before any formal action takes place. The borough council will formalize the decision to move forward some time in October after the Allendale Planning Board has examined the concept and contributed suggestions. Checks may be made payable to Concerned Citizens of Allendale may be dropped off or mailed to: Maureen Mamunes, 165 Forest Road, Allendale, NJ 07401. All proceeds from the Oktoberfest will go toward the restoration of The John Fell House on Franklin Turnpike. For more information, contact Maureen Mamunes at (201) 248-8240 or via e-mail at mhmamunes@yahoo.com.