May 2, 2012 THE VILLADOM TIMES IV • Page 5 Mahwah Architectural plan for Crossroads draws concerns by Frank J. McMahon The Crossroads Town Center architectural plan that was presented to the Mahwah Planning Board generated multiple questions about the potential appearance of the buildings proposed for the site. The project includes a 600,000 square foot retail center that would surround the Sheraton Mahwah Hotel on the 140-acre International Crossroads property. Plans call for two big box stores with three smaller anchor store buildings, a tenplex theater, 200,000 square feet of retail shops along a pedestrian corridor, and an athletic field. Charles Dietz, a managing partner in the East Hanover Dietz Partnership architectural firm that designed the project, presented conceptual renderings. His drawings represent the potential appearance of the buildings along with black and white floor plans and elevations. He emphasized that the final look of the project will not be known until tenants are obtained. Dietz said his 22-page architectural plan was prepared in conformance with the township’s ordinance which rezoned the Crossroads property for retail use. He said his plans meet the minimum requirements of that ordinance for the proposed big box stores, mid-sized stores, and small shops. The plan shows the various construction materials that would be used and the potential facades with earth tone colors throughout the project. Dietz pointed out that the ultimate design of the facades would depend on the tenants, who may want their stores to have a certain look. The facades would have to be reviewed by the board after the project is approved. According to Dietz, the ultimate design will have to meet the standards set by the board, and the board will be able to insist on what they want in terms of the look of the buildings, within reason. Tenants will have to abide by the board’s requirements. James Delia, an attorney for Crossroads Developers, emphasized that the look of the buildings would have to follow the provisions of the ordinance. He reiterated that an agreement about that look cannot be reached until the tenants are obtained, and that would be after the project is approved by the board. Planning Board Chairman Todd Scherer said the black and white drawings do not show much use of paver stones in the walkways. Dietz replied that pavers would be used if the ordinance mandates their use. Delia explained that Dietz’s drawings are conceptual to show respect for the design criteria. “I don’t want pretty pictures,” Scherer responded. “I want to see what you are going to do.” Mayor William Laforet, who is also a member of the planning board, asked Dietz for an example of how the buildings will look. “Without tenants, this is the best we can do,” Dietz replied. He explained that he can only give general guidelines of the design at this time, but the tenants must meet the minimum standards of the ordinance or they will have to come to the board and show the board what they want. Delia said those standards are set in the ordinance. “Sounds like the ordinance was written with certain elements, but it didn’t depict the aesthetics of the buildings,” Laforet said. “I think it is a bad ordinance.” Delia explained that there is always “a pull between the tenants and the landlord.” Delia emphasized that his client is willing to cooperate with the board. Dietz advised the board that, when they know who the tenants are, he and the township engineer will be able to design the buildings to the satisfaction of the tenants and the township. Mahwah Township Engineer Michael Kelly said he did not want to be the one responsible for deciding the aesthetics of the project. The township’s professional planner, Joseph Layton of Mazur Consulting, pointed out that, while the ordinance sets parameters for the appearance of the project, “aesthetics are in the eye of the beholder” and the board needs to see pictures of the proposed project. “We want control over the design of the project,” Laforet told Dietz and Delia. “Your idea of control is less than my idea of control. Your idea is abiding by the ordinance that is loosely written.” The hearing will continue May 17 with testimony about drainage and environmental issues.