BY MICHAEL OLOHAN
OF PASCACK PRESS
MONTVALE, N.J.—A traffic engineer told planning board members Feb. 19 that any traffic coming from a proposed 185-unit, 50-foot multifamily development will have a “complementary effect” on traffic volumes at intersections in Montvale.
Traffic engineering consultant Nicholas Verderese, of Dynamic Engineering, Chester, said while there will be an increase of 63 trips in and out of the proposed units during morning peak hours and 80 trips in and out during evening peak traffic times “switching from office to residential has a complementary effect” on traffic flows.
Verderese said while commuters are coming to Montvale destinations, residents of the new development will be heading out of Montvale.
The second hearing featured three hours of technical testimony from the applicant’s architect, engineer and traffic engineer.
Hornrock Properties is proposing to construct an inclusionary development that provides 20 percent of units as affordable housing (37 units) on a seven-acre lot in the borough’s AH-26 affordable housing zone.
The site straddles the border of Montvale and Park Ridge, and Hornrock is seeking to build more units in Park Ridge in a concurrent effort.
The development is part of Montvale’s already approved affordable housing settlement, in which Hornrock Properties was an intervenor.
While the bulk of the Feb. 19 hearing focused on applicant architect David Minno and applicant engineer Brett Skapinetz addressing preliminary site plan questions raised at the Jan. 2 hearing, the hearing was almost sidetracked by two concerns that caught the applicant by surprise.
After listening to the architect David Minno of Minno and Wasko, Lambertville, answer scores of questions on site modifications requested during the first hearing, board chairman John DePinto asked why the applicant had not submitted revised plans incorporating the changes requested so that board professionals could review them prior to the meeting.
DePinto asked board attorney Robert Regan whether the hearing should continue without such plans submitted and though Regan said that was not traditional way the board operates, the hearing could continue for preliminary approval.
Applicant attorney Peter Wolfson said they did not submit revised plans because they were waiting to revise the plans until after they heard all the concerns of Planning Board professionals, a stance that appeared to surprise most members—as well as Regan.
Later on, after two-plus hours hearing from the applicant’s architect, engineer, and traffic engineer, Mayor Michael Ghassali, a member, raised a concern about whether the traffic study took into account a full build-out in Park Ridge on the Sony site.
Concerns were raised whether the traffic study needed to account for a full Sony site build-out in Park Ridge, but board attorney Regan said the applicant’s proposal could continue although the applicant may need to seek an amended approval in Montvale should Park Ridge allow more units than the study anticipates.
Verderese said the “build-out” assumption for the Park Ridge Sony development was 972 units.
He noted should Hornrock get approval to build more than 972 units, they will possibly need a traffic signal to mitigate traffic flow.
Park Ridge attorney
Park Ridge Borough Attorney Carmine Alampi, representing the borough at the hearing, said the traffic study did not take the increase in weekend traffic volumes into account and Verderese told him an updated study will look at possible traffic volumes on weekends.
Park Ridge and Hornrock Properties are in legal discovery over Park Ridge’s proposed affordable housing settlement, as the borough’s proposal allows only limited development on an adjacent 30-acre Sony property due to environmental constraints.
In addition, an application by Hornrock to construct an access road to the Montvale development through a one-acre sliver of land in Park Ridge is scheduled March 19 before the borough’s Zoning Board of Adjustment.
Verderese said morning peak traffic counts were taken at 7:45 a.m. and evening counts at 5 p.m.
“This [volumes] doesn’t even rise to the level of looking at the intersections,” said the consultant, although he noted the study examined projected traffic impacts on at least three nearby intersections. He said the county engineer had not yet reviewed the traffic study.
Board engineer Andy Hipolit said the county engineering department was considering possible synchronization of 12 traffic signals throughout Montvale, costing about $50,000 per signal.
Hipolit asked if Hornrock would contribute to such an undertaking and Wolfson said the applicant would assist the effort.
Brett Skapinetz, an engineer with Dynamic Engineering, Chester, noted that Hornrock Properties will provide 357 total parking spaces for the development, the exact number required by code.
Under questioning from Alampi, he said that access to some parking spots on the Montvale site involve passing through adjacent Park Ridge locations.
However, Skapinetz said all 357 parking spaces required are located on the Montvale site.
Skapinetz said minor alterations to parking configurations occurred based on Jan. 2 feedback, in addition to a sidewalk added, larger corner turning radius for emergency vehicles, indications of three fire hydrants on site, and the revised site plan includes a 30-foot-wide buffer of trees.
Wolfson said the applicant only received a letter dated Jan. 23 from the police department that night which expressed concerns about emergency access.
DePinto said issues were raised about “secondary access” to the multifamily site from nearby Garden State Parkway, and whether such access could be possible.
Alampi said he was not receiving applicant correspondence and documents, such as the traffic study presented, and DePinto assured him they would “stay on top of that for you.”
Another hearing was scheduled for March 19, but DePinto urged the applicant attorney to ensure arrival of amended documents and studies by March 7 so that board members and professionals might review materials in advance.
If revised applicant materials do not arrive by March 7, DePinto said the hearing may be postponed until April 16.