Amendment to the Land Use Plan Element of the Township of Millburn Master Plan RE: Block 5303, Lots 3 and 4 Prepared for: Township of Millburn Planning Board By: Phillips Preiss Grygiel LLC Planning and Real Estate Consultants 33-41 Newark Street Hoboken, NJ 07030 Adopted by the Township of Millburn Planning Board: September 17, 2014 The original of this report was signed and sealed in accordance with N.J.A.C. 13:41-1.2 Paul A. Phillips, AICP, PP New Jersey Professional Planner License #3046 August 2014 Township of Millburn Planning Board Members Kenneth Leiby – Chairman Mary Esquivel – Vice Chairwoman Elaine Becker Justin Blackhall Sandra Haimoff Roger Manshel Ian Mount Lisa Chenofsky Singer Joseph Steinberg Matt Lipp, Alternate #1 Eileen Davitt, Board Secretary Edward Buzak, Board Attorney Paul A. Phillips, Board Planner i Table of Contents I. Introduction and Planning Framework .................................................................. 1 Overview .................................................................................................................... 1 Existing Master Plan and Zoning Classifications ....................................................... 2 II. Surrounding Land Uses and Zoning ...................................................................... 5 III. Planning Basis for the Master Plan Amendment .................................................. 8 IV. Land Use Plan Element and Mixed-Use Development Parameters ................... 10 Introduction .............................................................................................................. 10 Permitted Mix and Locations of Uses and Development Parameters ..................... 10 V. Relationship to State Development and Redevelopment Plan and Adjacent Municipalities ....................................................................................................... 13 Relationship to State Development and Redevelopment Plan (SDRP) ................... 13 City of Summit ......................................................................................................... 13 Borough of Chatham ................................................................................................ 14 Borough of Florham Park ......................................................................................... 15 Township of Livingston ............................................................................................ 15 VI. Benefits of the Master Plan Amendment and Relationship to Master Plan Goals and Purposes of the Municipal Land Use Law ....................................... 16 VII. Conclusion ............................................................................................................. 18 ii List of Figures Figure 1: Location Map of the OR-3 Zone ......................................................................... 3 Figure 2: Aerial Photograph of the OR-3 Zone ................................................................. 4 Figure 3: Surrounding Land Uses ..................................................................................... 6 Figure 4: Adjacent Zoning ................................................................................................. 7 Figure 5: Land Use Map Change .................................................................................... 11 List of Tables Table 1: OR-3 Office and Research Zone: Bulk Standards .............................................. 2 iii I. Introduction and Planning Framework Overview The Township of Millburn Planning Board is amending the Land Use Plan Element of the Township Master Plan to include mixed-use development among the permitted uses within the existing OR-3 zone classification. There is currently a single OR-3 zone classification as part of Millburn’s Land Use/Zone Plan. It is located in the extreme westerly portion of the Township near the confluence of Route 24 and John F. Kennedy Parkway. This district is served by an extensive transportation network which includes Route 24, John F. Ken- nedy Parkway, Route 124 and South Orange Avenue (see Figure 1: Location Map of the OR-3 Zone). The district is also within 2 miles of the Chatham Station on the NJ Transit Morristown Line (which provides train access to midtown Manhattan); and is approxi- mately 3 miles to the Summit Station and 4 miles to the Short Hills Station both on the NJ Transit Morristown Line and Gladstone Branches. The OR-3 Office Research designation encompasses two properties: Block 5303, Lots 3 and 4 (the “Subject Parcels”). Block 5303, Lot 3, otherwise known as 233 Canoe Brook Road, is approximately 1.96 acres in size. The property is currently improved with a 2- story, 19,000 square foot, brick office building constructed in 1961 which was formerly the headquarters of Roseland Property Company. The building is currently vacant. The site also accommodates a surface parking area. Mack-Cali, the owner of adjacent Lot 4 in Block 5303, recently acquired Roseland Property Company and now owns Lot 3 in this same block. The parcel is located on the north side of Canoe Brook Road. Across Canoe Brook Road to the south is the Canoe Brook Country Club. The Mall at Short Hills (the “Mall”) is located immediately to the west and is separated from the parcel by a mall access road which runs between John F. Kennedy Parkway and Canoe Brook Road. Block 5303, Lot 4 forms the northern and eastern boundary of Lot 3. Block 5303, Lot 4, otherwise known as 150 John F. Kennedy Parkway, is approximately 12.98 acres in size. The property is improved with a multi-story, roughly 250,000 gross square foot office building constructed in 1980, together with approximately 900 surface parking spaces. The parcel is located on the south side of John F. Kennedy Parkway. The property extends from the mall access road on the west to New Jersey American Water Company lands on the east. It also shares interior lot lines with Lot 3 in Block 5303 near the corner of Canoe Brook Road and the mall access road. It is bordered on the south by Canoe Brook Road, which ends in a cul-de-sac near the southeast portion of the property. Across John F. Kennedy Parkway to the north are lands owned by New Jersey American Water Company. 1 The subject parcels are characterized by level topography. There is a detention basin in the easternmost section of Lot 4 with mature woodlands surrounding it. According to the New Jersey Department of Environmental Protection’s environmental mapping tool, i- MapNJ DEP, there are no environmentally sensitive lands (i.e., wetland areas, regulated slopes, flood hazard areas, streams and watercourses, etc.) associated with the subject parcels. There are landscaped areas surrounding the buildings and along the roadways, as well as interspersed within the parking areas. (See Figure 2: Aerial Photograph of the OR-3 Zone.) Access to Lot 3 is currently provided via two driveways located on Canoe Brook Road. Access to Lot 4 is currently provided via a two-way driveway on the Mall access road, as well as a two-way driveway on Canoe Brook Road. There are two curb cuts on Lot 4’s John F. Kennedy Parkway frontage: one is an eastbound exit only drive- way; and the other is an eastbound entrance and exit driveway. Existing Master Plan and Zoning Classifications The Subject Parcels are located in the Township’s OR-3 Office and Research zone and are similarly designated in the Land Use Element of the Master Plan. The purpose of the OR-3 zone is “to provide administrative, research, or engineering facilities related to sci- entific research, product development, or related activities; office uses; hotel; and service facilities.” The OR-3 district permits the development of office and financial institutions; and retail services, such as beauty salons and barber shops. Permitted accessory uses include parking and loading areas. The bulk requirements of the district are depicted in Table 1. Table 1: OR-3 Office and Research Zone: Bulk Standards OR-3 Zone Minimums Lot Area 10 acres Lot Width 400 feet Lot Depth 400 feet Front Setback 75 feet* Side Setback 50 feet Rear Setback 50 feet Maximums Building Coverage 15 percent Floor Area Ratio 0.40 Lot Coverage 55 percent Building Height 60 feet *Front setbacks for accessory uses shall be 25 feet or equal to the height of the accessory struc- ture, whichever is greater. 2 AMENDMENT TO THE LAND USE PLAN ELEMENT OF THE TOWNSHIP OF MILLBURN MASTER PLAN | BLOCK 5303, LOTS 3 & 4 TOWNSHIP OF TOWN OF LIVINGSTON WEST ORANGE BOROUGH OF FLORHAM PARK BOROUGH OF CHATHAM TOWNSHIP OF OR-3 ZONE TOWNSHIP OF MILLBURN MAPLEWOOD CITY OF SUMMIT TOWNSHIP OF UNION TOWNSHIP OF SPRINGFIELD 0 2,000’ 4,000’ 3 FIGURE 1: LOCATION MAP OF THE OR-3 ZONE PHILLIPS PREISS GRYGIEL LLC | AUGUST 2014 AMENDMENT TO THE LAND USE PLAN ELEMENT OF THE TOWNSHIP OF MILLBURN MASTER PLAN | BLOCK 5303, LOTS 3 & 4 AY PARKW KENNEDY JOHN F. BLOCK 5303 LOT 4 BLOCK 5303 LOT 3 K ROAD E BROO CANO 0 125’ 250’ 4 FIGURE 2: AERIAL PHOTOGRAPH OF THE OR-3 ZONE PHILLIPS PREISS GRYGIEL LLC | AUGUST 2014 OR-3 ZONE SOURCE: BING.COM II. Surrounding Land Uses and Zoning Lands immediately surrounding the Subject Parcels are developed for a mix of retail and open space/recreational use. In the general vicinity are also watershed lands and addi- tional office development (see Figure 3: Surrounding Land Uses). The Canoe Brook Coun- try Club is located to the south; the Mall at Short Hills is located to the west; and lands owned by the New Jersey American Water Company (the “Water Company”), a water and wastewater