ROUTE 202 OVERDEVELOPMENT: This Project is Wrong For Bernards

I am Paul Humbert, running for Bernards Township Committee, and I support responsible redevelopment. I do not support using redevelopment as an excuse to dramatically increase residential density where it does not belong, which is why I oppose the proposed townhouse development at 131 Morristown Road on Route 202.

The property currently contains a largely vacant office complex near Interstate 287. The developer is seeking approval to replace it with a large age-restricted townhouse community. Because the property is not currently zoned for this use, the application requires significant zoning variances in addition to site-plan approval.

THE DENSITY IS TOO GREAT

The proposal has changed repeatedly. It began at 119 homes, increased to 131, and has now been reduced to 125 following concerns raised during the approval process, but reducing the project by a handful of homes does not solve the fundamental problem.

This is still a large residential development proposed for a property that is not zoned for this use. Zoning exists so communities can determine where different types and intensities of development belong.

In my view, this proposal asks too much of this site.

THE ENVIRONMENTAL IMPACT MATTERS

Under the 131-unit version of the plan, testimony identified approximately 437,814 square feet of impervious coverage. That is a substantial amount of rooftops, pavement and other surfaces that do not naturally absorb water. Stormwater, drainage and environmental impacts matter. Once a property is intensely developed, that decision is very difficult to reverse.

“SENIOR HOUSING” DOES NOT AUTOMATICALLY MAKE A PROJECT APPROPRIATE

I support housing choices that allow older residents to remain in Bernards Township, but every age-restricted development still needs to fit the property, the surrounding area and the character of the community.

Calling a project “senior housing” does not answer legitimate questions about density, traffic, design and infrastructure.

TRAFFIC CANNOT BE DISMISSED

This property sits directly on Route 202 near the Interstate 287 interchange. The applicant has argued that the residential development would generate less peak-hour traffic than a fully occupied office complex.

But residents live with the actual conditions on Route 202 every day and a residential development brings residents, visitors, deliveries, service vehicles and other traffic throughout the day and week. The real question is whether this level of residential density makes sense at this particular location.

I don’t believe it does.

BERNARDS DOES NOT NEED THIS PROJECT TO MEET ITS CURRENT AFFORDABLE-HOUSING OBLIGATION

Bernards Township’s adopted Fourth Round housing plan states that the projects already selected satisfy the Township’s affordable-housing obligation and that additional sites are not currently needed. The Township specifically considered a much larger proposal at 131 Morristown Road and did not select it for inclusion in that plan.

Township representatives also reiterated at the September hearing that Bernards has already met its current Fourth Round obligation, meaning this project should be judged on whether it is actually good for Bernards, not treated as something the Township must accept.

VACANT OFFICE SPACE SHOULD NOT BECOME A BLANK CHECK FOR HOUSING

Bernards should absolutely look for productive new uses for struggling commercial properties, but converting commercial land into dense residential development should not become the automatic answer every time an office building becomes difficult to lease.

We should pursue redevelopment that strengthens our tax base, protects our infrastructure and respects the character of our community.

WE CAN SAY NO

Bernards can’t stop every change, nor should it. Responsible planning requires the willingness to reject projects that ask too much of a property. I believe this one does.

I oppose the proposed development at 131 Morristown Road. Reducing the number of units from 131 to 125 does not change my conclusion. Bernards Township should remain a community where zoning matters, development is carefully planned, and preserving the character of our town comes before maximizing density.

Vote for me, Paul Humbert, for Bernards Township Committee! Learn more at www.HumbertForBernards.com