Redevelopment Plan Changes
The evening began with Township Planner Leah Furey-Bruder discussing ordinance 16-7-2018, an ordinance to alter the Redevelopment Plan currently in place on Main Street. The major change would allow new 3 story apartment buildings on the east side of Cooper Ave. I previously wrote a lengthy blog about the process, so I won't repeat the details here. Ms Furey-Bruder explained that the redeveloper that was designated by Town Council for the Harvest House lot wanted to purchase a lot on Cooper Avenue for a stormwater management basin in an area that was part of the designated Redevelopment Area, but not part of the Redevelopment Plan. Rather than just adding the one plot that was needed, it made sense to add the whole block.
The Redeveloper intends to move the Harvest House forward 100 feet and build a four story apartment complex behind it. The changes requested to the Redevelopment Plan are consistent with the Evesham 2020 Vision and the Master Plan.
 |
| Apartments at Main Street to the left, Harvest House to the right, with new 4 story apartment complex behind. |
No members of the public spoke for or against the changes. The vote was 5-0 in favor of altering the Redevelopment Plan.
Affordable Housing Update
Ms Furey-Bruder gave an update on Evesham's affordable housing obligations. The new development behind Harvest House would be 15% affordable housing. In attempting to determine the number of affordable housing units Evesham would be required to build, different experts have given a range of required units. Evesham knows that the final number will be somewhere within that range, and Ms Furey-Bruder stated that the township is close to an agreement with Fair Share (a public interest organization that has been negotiating with townships to settle lawsuits regarding affordable housing requirements), but are working on finalizing terms. The projects being discussed later in the evening will go a long way towards satisfying Evesham's obligations.
Republic Bank
Next up was a request for a sign variance for Republic Bank. This is for a new Republic Bank to be built next the CVS at 178 Greentree Road, located approximately in the blue box in the picture below.
 |
| New Republic Bank coming to Greentree Road |
At issue was Republic's request to have their own freestanding sign. When the site plan was approved on March 1, 2018, one of the variances requested was not approved, to have a freestanding sign. Since there is already a sign for the shopping center at both entrances, for Republic to have their own freestanding sign requires a variance. Republic wanted to have their own sign, rather than a placard on the existing sign below, thinking it would help with both branding and traffic flow, making it easier to find the bank.
The variance was granted by a vote of 5-0.
There was a 20 minute break. Ms Walters, the Planning Board Solicitor, explained that Mr DiEnna had to recuse himself from the next two items on the agenda. As there were only 4 board members remaining, there were not enough to conduct Planning Board business. However, Mr Dave was en route. When he arrived, the meeting continued.
Evesham Senior Apartments
Next on the agenda was item PB18-03, preliminary and Final Site plan approval for Evesham Senior Apartments. This is to be a 4 story, 68 unit Senior affordable housing complex at 16 Stow Road. I previously wrote about this project back in December.
The location is in an area that was zoned IP, for Industrial Park, and was mostly light industrial and service industries. Many of the buildings in the Park are currently vacant. This particular plot of land was rezoned to SEN-3 back in December to allow for Senior Affordable Housing.
 |
| 16 Stow Road shown in yellow |
The Walters Group was presenting the application, represented by their attorney Damien Del Duca. Mr Del Duca, along with several experts, gave a history of the site. It was approved for offices in 1999, and clearing of much of the land was done back in 1999. Because of this, most of the site has been cleared of large trees, and what remains are bushes, poison ivy and scrub. The new project will be 100% Senior Affordable and no variances or waivers are required. Because of this, the Planning Board job is mostly administrative at this point, there is no reason for them to deny the project.
The review letters that the Walters Group have received from the township experts have been favorable. Mr Del Duca did note that tax credit financing submissions are due to the state by July 24th and they need to get site plan approval before applying. Ms Furey-Bruder noted this timing issue at the last Town Council meeting as well.
Mr Joseph Del Duca (brother of the attoney) of the Walter Group noted that they currently have 15 affordable communities built or being built in the area. They have been working with Evesham officials for 18 months to try to find a suitable location for one of their complexes, and they currently own the property they are applying to build on.
The building will have a partially underground parking garage with 42 parking spaces, along with an additional 26 spaces in an outside lot. There will also be additional parking in the shoulder of Stow Road if needed. There will be 5 two bedroom apartments (856 square feet) and 63 one bedroom apartments (661 square feet). 5% will be fully accessible and 2% will be for hearing and visually impaired. Each unit will have a balcony which are normally 4 feet by 10 feet.
During public comment, the owner of the Hollingshead House, Lee Hudson, spoke. The Hollingshead House is an old home that is on the registry of both National Historic Landmarks and New Jersey Historic Landmarks.
 |
| The Hollinshead House |
The Hollingshead House is right next to where the new 4 story apartment building will be.
 |
| The Hollingshead House, indicated by arrow. Evesham Senior Apartments will be built in the field to the left of the house. |
Mr Hudson began making the case that this seemed to be a case of 'spot zoning', however the Planning Board Solicitor Ms Walters noted that this was not the Zoning Board. The Planning Boards job is to determine whether an application complies with the Zone that already exists. Mr Hudson also questioned the timeline, that 'Evesham Senior Apartments' was formed as an company (LLC) on September 17th, 2017 and purchased the property on Stow Road on October 19th. At the time of the purchase, the land was still zoned as Industrial Park. Why would they have purchased land in an Industrial Park?
Mr Hudson noted that his biggest concern was the recreation area which was very close to his property and was concerned with noise. He requested a high berm to separate the properties.
The Ordinance passed by a vote of 5-0.
Evesham Family Apartments
 |
| Cornerstone at Marlton |
The next ordinance was another affordable housing project being built by the Walters Group. It is to be 64 unit apartment complex consisting two buildings of 24 units and one building of 16 units.
The grassy area will contain walking paths, a basketball court, tot lot and swings. There will be 53 new parking spaces on the lot, and will share 63 spaces on the lot just to the south. (When the lots were zoned in 2003 for office buildings to be built, there was a cross easement to share parking spaces. That cross easement is still in effect.) As part of the project, the spaces on the south lot will be milled, overlayed and re-striped.
There will be 12 one bedroom, one bath units (650 sq feet), 36 two bedroom, one bath units (850 sq feet) and 16 three bedroom two bath (1150 square feet). All units will have balconies and 'beautiful kitchens with oversized islands'.
Ms Furey-Bruder noted that of the 8 acres on the lot, only 2.4 were available for development because the rest are considered wetlands. She did note that other plots on Executive Drive may be looked at for future development, but not for affordable housing. This lot was chosen because it was 'available, suitable, developable and approvable.'
There were more than a dozen members of the public from Glenview Court at the meeting and many of them spoke. The new complex abuts some of the houses on Glenview Court.
 |
| New 3 story building located in blue box, with Glenview Court just to the west |
The residents of Glenview expressed concerns over the height of the buildings. The buildings will be 38 feet tall, much taller than the houses. Residents of the new buildings will be able to look directly into the back yards of the residents of Glenview. They are also concerned that many of trees that currently are on the site will be removed. (Ms Furey noted that there would be a 25 foot buffer where no trees would be removed). Residents were also concerned about the noise, and the lights from both the complex and the cars of the residents.
The developer and Ms Furey-Bruder agreed that after the complex was built, they would meet on-site to look at additional landscaping that would be required to be certain there was an adequate buffer between the property. The developer noted they will be complying with all noise and light pollution regulations in the town and the state.
The Ordinance passed by a vote of 5-0.