Planning board update: Movie theater replacement
Dear Independence Harbor Community Owners,
We wanted to provide you with a summary of the recent Planning Board meeting regarding the proposed Big Box Store project planned for the space previously occupied by the movie theater just south of our complex.
Here are the key points discussed during the meeting:
Project Overview: The project involves the construction of a Big Box Store that will house a grocery store/retail operation. Currently, five vendors are being considered, with one vendor occupying the entire space. The store may operate 24 hours a day, although specific hours of operation have not been confirmed yet.
Professionals Testifying: Three professionals were originally set to testify during the meeting - Mr. Kaplan, an architect from FX Collaborative in Brooklyn, NY; a civil engineer named Alex Limea; and a traffic study expert due to the length of the meeting the traffic study testimony was not heard.
Architect's Updates: The architect addressed several questions and concerns raised during the meeting. Notably, two staircases have been added to access the top floor (parking area), along with a clearer picture of the access ramp. The ramp will take consumers from the ground to the above parking and while it allows for ambulance use, there is no fire truck access to the roof top parking area. ADA parking spots will be designated on both the roof and ground level. The building's highest section is 39 feet.
Questions and Answers: Various community members raised questions about parking, zoning, ownership, e-commerce integration, pedestrian walkways, garbage disposal, soundproofing, lighting, and more. The professionals provided answers based on the current plans and specifications. See bottom of this post for the full Q&A
Civil Engineer's Testimony: The civil engineer addressed concerns related to parking, handicap accessibility, trash compactors, waterfront walkway, curbs, stormwater management, sanitary sewer lines, impervious space, EV chargers, fire hydrants, building size, and truck traffic.
Community Concerns: Residents expressed concerns about parking, noise pollution, traffic, the impact on local HOAs, and the involvement of Edgewater residents. Suggestions were made regarding the building's location, entrances, and buffer zones.Project Timeline: The construction of the Big Box Store is expected to take approximately 18 months.
While we have done our best to summarize the meeting, if you want the full details, you can obtain them from the official meeting minutes.
The next scheduled planning board meeting is Monday 2/26 at 7:00 PM at Borough Hall - we encourage owners to attend if possible. We will continue to provide updates at future IH open board meetings.
Thanks for your attention,
The Independence Harbor Board
Planning Board Q&A Details
Questions for the Architect:
Q. Promenade Resident wasn’t at first meeting wanted an overview of project, wants to know if Promenade will have use of parking as they have previously.
A. Architect went over the scope of the project it is a big box store they are looking at 5 different options for tenants. It will be one store containing grocery, merchandise what have you. No answer was given on parking for the Promenade.
Q. Promenade Resident wanted to know if this was a spec project? It’s understood that the Developer is talking to lots of operators and most are single use only however do they realize they are building in a residential area not in a commercially zoned area.
A. Architect stated that use of this property is commercial only and it is not zoned for residential.
Q. Marquis resident was interested in hearing who the owner is and who is hiring the professionals, and if it will also be a land lease deal.
A. The answer was given that the owner is 339 River Rd partners and they are the ones hiring the professionals who testify.
Q. IH resident stated that retailers are shifting to e commerce are they setting up for curb pick up etc also asked about the no fire truck on the roof.
A. Beginning part hasn’t been set up yet they will do more once they have an operator. The Architect didn’t feel that the fire truck needed to go up to the roof as it is just one floor up and can be easily accessed with a ladder truck. This did not go over well with Robert Christiansen who made a slight joke on carrying a hose up a 20 ft ladder and how he would not do it.
Q. IH Resident asked if there were pedestrian walkways on the ramp
A. There are no sidewalks on ramps, it is a two wayramp for car use only.
Q. Community member asked about the size of the vestibule that will be built on upper level since it is an open lot.
A. That it will be of a significant size probably around 10x50
Q. Promenade resident asked about garbage and how they will beautify the are
A. The next witness will answer this.
Statement: Community member confirmed that the elevator goes down to one store only, and also added that the width of the ramp, is the same width as Penny Lane and Thompson.
Q. Promenade resident asked about distance from North Side to edge of property, and what about the idea of moving the entrance to the front which is River Rd.
A. Entrance to the building is on River Rd
Q. Marquis resident asked about River Walk and fencing, and how long the project would take.
A. As mentioned previously River Walk will not be altered (this was changed later) project will take about 18 months to build out.
Q. Resident asked if trash receptacles will remain at the back of the property by Promenade, also on roof are there cart drops, and can you advise if elevators will be used for shoppers and carts.
A. Yes receptacles will remain by Promenade, there are cart drops on the garage left and yes elevators will be for shoppers and carts combined.
Q. IH resident questioned on roof and parking spaces will the project go for a variance for parking since the turning radius is tight.
A. There is plenty of parking turning radius is not an issue.
Q. One Hudson Park resident questioned in regards tothe location of the loading docks on River Rd side.
A. Loading docks are on Thompson Road Side. There will be 9 loading docks all together.
Q. Promenade Resident asked question on amount of grocery stores in town
A. What is being built is what is zoned for in the master plan.
Q. Marquis Resident asked about soundproofing and issue of lights on property.
A. Roof parking will have something covering it on the sides, and lights will be shielded down.
Questions for the Civil Engineer
Q. Marquis Resident asked about overflow from loading docks and where trucks would stand by.
A. Store will handle this aspect of operations. They don’t see an issue with trucks idling or waiting around.
Q. Resident asked if it would be possible to move loading and trash to the front of River Rd Side so that it doesn’t affect local residential communities.
A. Moving it to the front wouldn’t work
Q. Promenade Resident also asked about moving the building more towards River Rd and appeasing local residents regarding noise
A. Again no other site plans were drawn for this project.
Q. Marquis resident asked about local HOA’s and their involvement as this project could bring more walkers to the walkway which will then cost more to the HOA’s to keep up the walkway.
A. Little to no understanding why local HOA’s would be involved.
Q. Then the question was clarified to say how many people do they think till park there and utilize the walkway to just walk.
A. This was not thought of.
Q. Promenade resident what are you doing for Edgewater? Increasing traffic, increasing noise pollution, why are the residents of Edgewater not being valued.
Q. Community Member asked about possibly having two different entrances to the store just like the movie theatre had an entrance on the north and south sides.
Q. Pavement and Truck Traffic off of Thompson Lane
A. Anticipating all truck traffic off of Thompson Lane no truck traffic on Penny Lane. Asphalt around loading docks and where trucks enter and exit will be a high use asphalt.
Q. Are there any known issues on the electrical grid due to this project?
A. PSE&G will look into that as project progresses. No known issues as of now.
Q. Environmental impact on Community
A. Project has to comply with what the Borough Standards are.