Speedwell redevelopment plan nears approval by Morristown plan board

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By Marie Pfeifer

At a special meeting last week, the Morristown Planning Board directed Attorney John Inglesino to draft a resolution for April 26 approving phase one of the Morristown Development LLC’s Speedwell Avenue redevelopment plan, including changes from an earlier version of plans for the 268-unit apartment building.

Northeast corner view of proposed first phase of Speedwell Avenue redevelopment. Image courtesy of architect Dean Marchetto
Northeast corner view of proposed first phase of Speedwell Avenue redevelopment. Image courtesy of architect Dean Marchetto

Introduced by Vice Chairman Richard Tighe and seconded by Stefan Armington, the resolution passed with just one dissenting vote, from board member Michael Pooler.

Thursday’s meeting, a continuation of a March 22nd hearing, focused primarily on storm water management, traffic flow, sidewalks and the exterior design of the first phase of the four-phase project at Clinton Place, Prospect and Early streets.

There was lengthy discussion about traffic flow from Early Street onto Speedwell Avenue. Project engineer Bill Deane said he would ask the state Department of Transportation “to change the lane configuration so that the right turn flows at the same time as left and straight turns flow.”

Revised plans for phase one of the Speedwell Avenue redevelopment. Image courtesy of archietect Dean Marchetto
Revised plans for phase one of the Speedwell Avenue redevelopment, at Early Street. Image courtesy of archietect Dean Marchetto

Michael Pooler said the traffic plan should include Flagler Street, which is not part of the plan. After more discussion, Mayor Tim Dougherty asked, “Would somebody explain it to him again, he’s not getting it.”

“The traffic issues for this part of town will not be resolved easily. The issues will take some really complex discussions,” said Richard Murphy, representing the redevelopers.

Phil Abramson, town planner with Jonathan Rose Companies, said that initially, the agreement  put the burden on the developer for traffic in Phase I. But now, he said, “the traffic plan is under a different redevelopment agreement because we want to proceed with this project.”

Architect Dean Marchetto addressed recommended changes to the exterior of the project from the prior meeting.

“We created more windows and changed the design of the buildings and added some color in the mid-section,” Marchetto said. “Juliet balconies have been added and we enhanced the color of the materials. Pella windows will be installed. They are a high quality aluminum-clad wood window.

“I would like to use hardy plank, instead of vinyl inside the building. It is in keeping with the green sustainable theme in Morristown,” he added.

The southeast corner of the proposed Speedwell Avenue redevelopment in Morristown
The southeast corner of the proposed Speedwell Avenue redevelopment in Morristown

Chris Cirrotti, part of the engineering team, reviewed the deviations from the original plan.

They included a monument sign at the southeast corner of the proposed building that will be set back about 20 feet from the proposed extension of Prospect Street.

In addition, a variance is needed from approved plans for a four-foot vegetated or brick paver sidewalk buffer between the sidewalk and the curb along Prospect and Early streets. Storm water management provisions along Prospect Street violate this standard.

The sidewalk along Early Street has been designed with a meandering alignment in order to accommodate placement of street trees and the stairs to accommodate direct access to proposed brownstone-type units along Early Street.

Also, a variance is needed from the corner clearance requirement at Prospect Street and Early Street, and at Prospect Street and Clinton Place.

That requirement dictates that a triangular area measuring 50 feet in both directions along the curb lines of an intersection shall not be encumbered by any structures above 2 1/2 feet or by on-street parking, except for trees and shrubs that do not obstruct the view of the driver.

At Prospect and Early streets, a proposed building column and a portion of the building overhangs within the limits of this area. The building overhang is about 10 feet above the ground, allowing for sight beneath the building overhang. And the column is about three feet-by-three feet, which is not a continuous obstruction.

At the intersection of Prospect and Clinton streets, the existing residential structure at the northeast corner of the new intersection is just north of the existing right-of-way line of Clinton Place and within the corner clearance area.

The proposal is to shift the north curb line of Clinton Place in the area of the new intersection to allow for adequate sight distance from this new intersection. In addition, the proposal includes the installation of an all-way stop intersection at Prospect and Clinton streets to further control traffic through this intersection.

It should be noted that a sight distance of 280 feet or greater has been provided at both intersections in accordance with the American Association of State Highway and Transportation Officials. It was recommended that a parking restriction be placed in these areas.

MORE ABOUT THE SPEEDWELL REDEVELOPMENT

 

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