Why does the Millburn Planning Board not honor our request
to have a meeting regarding our questions
about the proposed Downtown Redevelopment Plan?
July 29, 2008
WeLoveMillburn, has been trying to arrange a meeting with Michael Gorman, Chairman of the Planning Board and several of our officers. We requested this meeting because of serious questions we have about the Downtown Redevelopment Plan.
Our request goes back to July 2nd. At that time, the Planning Board was going to vote on July 16th which has since been put off. Mr. Gorman requested that we send written questions in advance which we did on July 7th. We also copied the Township Committee members with those same questions in writing. Now it is July 29th and his most recent response is that he will try to facilitate a meeting with our group by the end of August. This is not satisfactory since they will be voting again at the beginning of September. Attached are the questions we asked July 7th. They are basic questions that should have been answered before the public meetings. Now here is what Michael Gorman wrote on July 26th:
The answers to some of your questions can only come from other township departments which has delayed the process. I would suggest that perhaps a Saturday morning might be most productive and with vacation schedules, perhaps something towards the end of August would work best.
— Michael Gorman
At the end of August will be close to 2 months since we requested a meeting. This is not acceptable. The Planning Board could be voting as early as the first meeting in September.
We feel this is so important the town should be allowed to vote on it in a referendum. We are looking into that as a legal issue. Many residents in town have the same questions we are asking. This should be a referendum and not rushed through at the first meeting after the summer.
Please read our questions we sent in on July 7th.
Questions our organization has for The Planning Board
regarding the Downtown Redevelopment Plan.
July 7, 2008 — While these questions were generated by our non profit, grassroots, informational organization WeLoveMillburn, many of them were asked by other residents at various meetings including public meetings.
What will the Town hope to achieve through the proposed redevelopment? Are there other communities with projects similar to ours in size and scope that we can learn from or use as models that have added value to their communities?
What research was performed to indicate a need for additional retail and residential development in the downtown? Who specifically advised the Planning Board in this process?
When will the specific details of the financial models be released to the public for review?
Have any retailers been contacted to determine the level of interest in the proposed retail spaces? What specific types of retailers are contemplated?
What size residential units are contemplated in the financial model? What is the proposed mix of single, two-bedroom, and three-bedroom units? How much leeway will the developers be given regarding the mix?
How can the town control or guide the resulting development once the rights are sold to a developer?
Will township entities be consulted for review of the actual design to make sure that the town maintains its character, for example, the Historical Society, or a volunteer task force of local architects?
What specs will be included in the final plan to meet residents' concerns for green design?
What specifics in the Master Plan will need to be amended to permit this proposed redevelopment plan to be implemented?
Who on the Township Committee will be held accountable as to the progress, problems, and questions in relation to the DRP?
When will the cost impact on Millburn Township services for this proposed development be assessed, in terms of increased population and visitors needing Township services: police, fire, public works, and schools?
A critical issue associated with the DRP is its impact on school enrollment and the cost of school district services. You are on record as indicating enrollment increases connected with this plan are projected to be 20 students. What specific studies were used to justify this projection? Is the Planning Board prepared to address the tax and curriculum impact should this projection prove wrong? Who will be the 'responsible person' to address the student enrollment issue as the project moves forward?
Has the police department been consulted to assess potential challenges regarding crime in an expanded downtown with new retail, parking decks and new roadways? If Yes, what has been their response? What are the additional costs and who will fund these costs?
Has our fire department assessed the cost of new equipment needed to scale five story buildings as well as the addition of other buildings both residential and retail? If new fire equipment is necessary, what will be the cost of that equipment and will the current fire house be able to house this equipment? Who will fund the additional costs?
What will be the impact on the average taxpayer of Phase 1 of the plan which will be paid for by taxpayers initially (new Town Hall, two-tiered parking at DPW, and the relocation of DPW)?
Where is the municipal yard and DPW being relocated? Has the Planning Board discussed the option of discarding the DPW and procuring the services of private sanitation removal to be paid for by residents? What, if any, additional costs and expenses are projected from the move of the DPW? Will there be any additonal fees or taxes for residents due to this move?
Have the DPW and Rimback properties been tested for environmental contamination? What are the potential costs of soil remediation? Who would be responsible for these costs?
How will the proposed plan impact on the portion of downtown not undergoing redevelopment in terms of retail sales, parking, and traffic?
How will the proposed plan be impacted by the reconstruction of the bridge in the center of town which is already anticipated to impact negatively on traffic?
When will the traffic study be performed examining the impact on the downtown of this proposed development? Should the traffic plan be incorporated into the plan or even performed in advance of the plan?
Considering the scale of the proposed development, have any architectural assessments been made addressing the impact of this development on sun and shade in the downtown?
Why is the old Town Hall being demolished instead of being modified for retail or office use when it has historical significance to the town? What study determinied that a new Town Hall was required and that the existing facilities could not be more cost effectively modified or added to?
Of the total number of parking spaces anticipated for the downtown, how many spaces will be situated on public roadways, within the newly developed property in parking decks for retailers and condo residents, and in public parking decks and lots strictly for public use? How does this compare to the current parking? How many spaces currently exist for public use in parking lots and as street parking? What parking rates were used in the financial models? Who will set the parking rates, the township or the developer?
How will this plan succeed in the current economic climate?
What development might be considered in the future to create a fully integrated downtown?
WeLoveMillburn, Inc. is a non-profit, grassroots, informational organization made up of involved residents. This mission, as we have stated on our website, is to help all residents to be better informed about the issues that affect our community. We do this in a positive spirit of informing one another about what is happening, what is not happening and what is possible. We are all neighbors and this is our town. WeLoveMillburn.com
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