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On August 9, 2011, the Planning Board saw a presentation on "lot coverage" in "Downtown Long Hill".
The current lot coverage limit for properties in the "B-2" and "O" zones is 40%. The ordinance proposed by the Planning Board in early 2011 raises that limit to 60%.
The purpose of this presentation was to demonstrate to the members of the Planning Board that about 2/3 of the existing developed properties already exceed 40% AND (the proposed new) 60% lot coverage. I give benefit of the doubt to the property owner, and I assume that the current excessive lot coverages are legitimate - based on either grandfathering or prior bulk variances.
The presentation was also intended to highlight the choices available to the owner/developer, if the ordinance is adopted.
- Attempt to redevelop the property to improve its appearance and economic potential, but preserve the current lot coverage, This would involve application to the Zoning Board for a bulk variance (i.e. more than 60% coverage.) The Zoning Board would be faced with the choice of denying the variance (because the new ordinance has specific goals in mind, and the Zoning Board might respect those goals) OR approving the variance (which dilutes the effectiveness of the new ordinance.)
Further, requiring a variance application does nothing to ease the "process" burden on the business owner/developer - which is one of the stated intents of the Downtown Long Hill element of the 2009 Master Plan. Of course, the outcome of this variance application is not certain.
- Redevelop the property in strict accordance with the ordinance, which would mean shrinking the size of the building and the number of parking places to conform to the 60% lot coverage rule. This would avoid a variance application to the Zoning Board, but would entail a decision by the owner/developer to spend significant money on redevelopment, and have a smaller commercial space at the end of the process.
- Do nothing. Keep selling in exactly the same building as is there now. This strategy will not hasten the development of the "Downtown Long Hill" vision.
With those few words to set the stage, the Planning Board then saw a series of aerial photos of the current development on Valley Road. These photos were taken from the Morris County GIS website, and show lot lines overlaid on the aerial photos. The intent was to show that many of the properties already have buildings and pavement right to the property lines, and exceed both the current 40% and the proposed 60% lot coverage limits.
In conclusion, the Board was challenged to re-think the lot coverage criteria and factor in the economic choices that would influence any owner/developer over the next 20 years.
A handout containing the pictures from the presentation is here. A color printer is required if you want to make a useable hard copy.
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