Franklin Lakes November 21, 2012 THE VILLADOM TIMES I • Page 7 Borough to consider rezoning for residential lot by Frank J. McMahon Franklin Lakes residents who reside near a 3.2-acre lot on Franklin Avenue near Shirley Avenue have been notified that the borough council will be considering a developer’s request to rezone that lot in order to permit the construction of an office building. The subject property fronts on Franklin Avenue and currently contains a single family house and a garage. The potential developer, Joseph Commorata, is asking the council to rezone the lot from residential to light business. He is proposing the construction of a 13,500 square foot, two-story office building that would be built 50 feet back from Franklin Avenue in a Dutch colonial residential style, with parking for 57 cars at the rear of the building. Joseph Burgis, a professional planner, gave the council an overview of the plan proposed by Commorata at the November work session. He explained the benefits of the plan, pointing out that that the zoning of the property is not specifically designated in the borough’s master plan. He said office use probably makes the most sense for the property because of the physical features of the site. Burgis said the proposal includes heavy landscaping on the site that would be in keeping with the goals and objectives of the borough’s master plan. The proposed plan also includes a buffer to separate the property from the residential neighbors on Shirley Avenue. In addition, he said the proposed plan conforms with all of the requirements of the LB-1 light business zone proposed for the site which, he claimed, as a residential lot could not accommodate more than one single family home because of its narrow width. He also pointed out that there is a gas station across the street from this site, and the commercial, although permanently preserved, nursery property is adjacent to it. He added that the business district begins 500 feet farther to the west on Franklin Avenue. “The project makes a lot of sense,” Burgis told the council. “It will bring ratable value to the site, which will be a significant benefit to the borough.” Commorata explained that he tried to acquire the two small lots adjacent to the one he wants to rezone, but could not reach an economically beneficial agreement with the current owners, although they would like to have their property, which contains a single-family home, rezoned along with his property. Under this proposal, the two smaller lots would remain as is under separate ownership. He also advised that he expects his building to be occupied by five to six professionals, such as doctors, dentists, lawyers, Realtors, accountants, or a bank. He told the council he would agree to a condition that the 50-foot wide strip of vacant land that extends from his property to Shirley Avenue would never be developed. Several council members voiced concerns about the project’s impact on the adjacent residential neighbors, especially if the two corner lots were rezoned for light business. They also discussed the potential for increased traffic in an area where there is a middle school nearby at a busy intersection, and they were reluctant to agree to introduce any rezoning ordinance before getting input from those neighbors. Councilwoman Paulette Ramsey referred to the proposed 57 parking spaces and expressed concern about what she described as major problems with traffic in the area, especially at school dismissal time. Councilman Frank Pedone voiced his concern about rezoning the two lots on the corner of Shirley Avenue and the traffic the development of those two lots might bring to the area. He also commented on the adequacy of any buffer to the homes on Shirley Avenue. “I want to know the feelings of the homeowners before I vote on this proposal as a councilman,” Pedone said. Councilman Thomas Lambrix questioned why those two lots were included in the request for a zoning change. Commorata explained that it was to avoid any criticism about spot zoning and because the owner of those two lots recognizes that the future of his property is commercial and not residential due to the location of the gas station across the street. “I see the merits (of the proposal),” Lambrix said, “but there are a lot of questions, and I don’t believe I as a councilman can support it.” Mayor Frank Bivona pointed out that the plan is consistent with what is happening in that neighborhood. Councilman Charles Kahwaty noted that the borough’s professional planner has written a report favorable to the developer’s proposal, and he would like to move forward on the proposal with notice to the homeowners. The council engaged in a lengthy discussion about the proposal, and ultimately came to the consensus that an ordinance to rezone Commorata’s lot only should be placed on the Nov. 20 council agenda for introduction. It was agreed, however, that notices about the developer’s proposal must be sent to all residents of Shirley Avenue, Fieldstone Court, Cherry Street, the Twinbrook Nursery, and any other properties within 200 feet of this site so those property owners could have an opportunity to contribute their opinions about the rezoning proposal at that meeting.