Two weeks after adopting an ordinance on first reading creating an Affordable Multifamily District at the Miles Technology site located on the corner of Route 38 and Pleasant Valley Avenue and zoning the location for 76 residential units, council adopted two resolutions at its latest meeting pushing the project further ahead with a potential developer.
The first supports developer The Walters Group’s financial application to the New Jersey Housing and Mortgage Finance Agency in connection with the project, and the second authorizes Mayor Lisa Petriello to execute a letter of intent with the developer.
At the top of the meeting, Joseph Del Duca, a partner and the director of affordable housing with The Walters Group, gave a presentation about his company’s proposed plan for redevelopment at the Miles site.
In introducing the representative from The Walters Group, Petriello informed residents that what was being presented was only a proposal and that, as yet, nothing is binding. The resolution authorizing the mayor to execute a letter of intent with the developer simply recognizes them as a partner in advancing the affordable housing initiative.
According to Del Duca, the advantages of the Miles site begin with the fact that it is a fully developed site that has been vacant for a number of years. A redevelopment project, he said, is always easier than simply developing on a virgin piece of property.
One of the criteria for qualifying for available federal tax credit dollars, which the township is hoping to utilize for this project, is that the property be within a half mile of public transportation. Del Duca pointed out that while Moorestown is limited when it comes to public transportation routes, a fact that limits where this development can take place, there is actually a bus stop directly adjacent to the Miles site.
“That was a very positive thing about this site,” said Del Duca.
Given that the site is fully developed, Del Duca also noted that the environmental impact of redevelopment would be negligible.
“We don’t have the negative impact that you have when you take a virgin site and you put a new development on it,” said Del Duca.
Following the presentation, the meeting was opened to the public for questions concerning the proposed redevelopment. Many residents took the opportunity to approach council and voice their concerns, several expressing a belief that council was moving ahead in this particular direction before exploring all available options. Issues were also raised over the site’s location away from other residential zones and possible effects of heavy traffic on Route 38.
Resident Gregory Lane took issue with the location of the Miles site, seeing it as a lone residential zone surrounded by commercial and separated from other residential zones by Route 38.
“We’re going to call this one piece residential? Separated from any other community, separated from the rest of the residential portions of Moorestown by a very large highway, the largest highway in the municipality. I don’t understand how that’s not viewed as discriminatory location,” said Lane.
Deputy Mayor Nicole Gillespie responded reminding residents that access to public transportation is a limiting factor in where the site can be placed.
Resident Joseph DeLorenzo expressed his belief that the decision had already been made by council and felt they were misleading the public by suggesting they were considering other options.
“What I’m trying to avoid here is the appearance that council is trying to show as if there are other properties being considered when in reality there are not. You hear words like, ‘we would like to do this’ or ‘we’re thinking of doing this,’ but from my standpoint it appears to be a foregone conclusion,” said DeLorenzo.
Resident Stephen Merion, a former school nurse, expressed concern over the amount of traffic on Route 38 and the fact that the redevelopment project at the Miles site would be putting children in close proximity to the major highway.
“They do not pay attention to what’s going on around them. They will run after a ball or after a Frisbee right out onto 38,” said Merion.
Del Duca responded that if he didn’t think it was an appropriate and safe site his company wouldn’t build there, noting they have never had a problem with child safety. He further stated that they would take all measures from a management standpoint to make sure the children they serve will be safe.
Councilwoman Victoria Napolitano voted “no” on both resolutions related to the project, stating she did not believe in the plan or the site for the project.
“I think there are a lot of outstanding questions,” said Napolitano. “I think excellent questions were raised about traffic. I go through that intersection twice a day, my children go through it four times a day and I’ve seen firsthand just how bad it already is and I’m very concerned about that.”
She acknowledged several residents’ frustration about lack of notice given before additional steps were taken with the new site and developer for the project.
“I understand that we’re fairly locked in because we have already made this a part of our plan but I understand people’s frustration in feeling like this has been forced upon them without any kind of transparency. They had a lot more discussion about Pennrose before everything down the road and before we got towards compliance on that,”
The remaining members of council all voted “yes” on both resolutions.
A public hearing on the Miles site is set for the Aug. 19 meeting. The next regular meeting of council is scheduled for Monday, Aug. 5.
