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Planning Board hears proposal for Broadway study
(by Karen F. Mrnarevic - May 13, 2008)
At the meeting of the Woodcliff Lake Planning Board on Monday, May 12, Donna Holmqvist of Burgis Associates, the borough’s planner, made a presentation for a study the firm would like to conduct of the Broadway corridor.
The corridor study, which has not yet been approved, would include an evaluation of the development potential of the borough’s land along Broadway, and suggest zoning changes to encourage mixed-use development and eventually spur the emergence of a more pedestrian-friendly downtown area – something the borough is currently lacking. The presentation comes as the planner and the board are tasked with the periodic reexamination of the borough’s Master Plan, which happens every six years.
At the outset of the presentation, Holmqvist stated that the Broadway corridor is “one of the last remaining areas of the community requiring planning attention.” Her presentation was based on the area’s demographics as well as newly emerging planning principles and was focused on establishing an identity for the properties along Broadway and increasing property values.
“Of paramount importance in good land use practices is stabilizing property values and enhancing them.”
From mixed-bag to mixed-use
Holmqvist, who has been the borough planner since 1999, emphasized that the area is currently a hodgepodge of commercial and industrial buildings as well as single family housing. “I’m sure you’re aware that some of the properties there are somewhat underutilized,” she said. However, said Holmqvist, given the proximity of the area to mass transit, the scenic location of the reservoir and the desirability of Woodcliff Lake to prospective home and business buyers, “this is an asset hidden in plain sight of the community.”
She underlined the importance of reevaluating the zoning in the corridor to allow for mixed-use development. Currently, Holmqvist pointed out, “there’s a real separation of residential and commercial zones in this area.” However, given the location of the train station, she believes that the area is better suited to mixed-use developments, such as rental housing, restaurants and shops. “It attracts more pedestrian activity for the businesses and results in overall efficiency of land use,” she said.
For the good of everybody
Demographics play a large part in Holmqvist’s encouragement of mixed-use development. “Part of what I want to get across tonight,” she said, “is the demographic foundation for why mixed-use would be appropriate in Woodcliff Lake in this area.”
Not only is the population of Bergen County projected to increase substantially in the next few years, but according to Holmqvist, there is also a shortage of rental housing in the county (only about four percent of housing). At the same time, the percentage of people with incomes above $50,000 who choose to rent is on the rise. “They like to eat out a lot… they want services close to them.”
Her evaluation of the current area demographics revealed that a large segment of the population (58 percent in Woodcliff Lake) consists of young singles and couples and empty-nesters and retirees, all of whom she believes would be receptive to more available rental properties. “It represents a real change from post-war where everyone was moving to the suburbs with older children in tow.”
Using examples from other towns that Burgis Associates has assisted with downtown planning, including the Borough of Wharton in Morris County and the Borough of Oakland, Holmqvist described in detail the possible results of the study. Included is “transit-oriented development,” consisting of multi-family rental housing close to the train station, as well rejuvenation of the streetscape of the area to encourage pedestrians to spend more time shopping and dining in the area and “street-calming” measures to slow vehicle traffic through the area. The study will consist of conceptual plans for the area, focusing on green building practices using recycled materials and conserving energy and water.
Attention to detail in appearance of new developments is vital, she said. “Places that we, as the public, feel good in… they all have very similar details,” she said. “People are generally oblivious to them, but they know when they are in a good place.”
By rezoning the area, she suggested, the borough would have the power to control the stylistic elements of new developments, making for a more comfortable, attractive downtown. “It helps everyone in the end,” she said. “It enhances everyone’s property.”
The ‘time has come’
The members of the board on the whole seemed receptive to the idea of the study. Mayor Joe LaPaglia commented, “I think it’s a concept plan whose time has come. I’ve lived in this community now for 35 years… and not a lot has been done here.” The fact that the town does not have a “downtown” per se is a concern to him, and the Broadway corridor is a good area to encourage that type of growth. “The concept of coming up with a unified approach to Broadway is a good idea,” he said.
He pointed out that there is already money set aside in the 2008 municipal budget for the purpose of financing the study. The Planning Board has appropriated $37,600 for this purpose. Therefore, said LaPaglia, “it’s not something that will have a negative impact on future property taxes, and ultimately I think it will be an enhancement to the assessed values,” which he said are currently very low along the corridor. On the other hand, he stated, “change comes very slowly in Woodcliff Lake because there is a lot of resistance to change… But if it’s something for the better, then hopefully, you can win these people over.”
The Planning Board has a favorable opinion of the study, and has decided pass a recommendation on to the council to consider approving funding. According to Councilman John Glaser, the liaison to the board, the council is not likely to authorize going ahead with the study without further deliberation, which may include a review of Holmqvist’s presentation. “There is more work to be done on this,” he said. “We’ll see what the council wants to do next.”
Karen F. Mrnarevic's e-mail address is Mrnarevic@northjersey.com.
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