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New Restaurant, Retail Shops May Come to Boonton Ave.

Kinnelon Board of Adjustment hears continued testimony on application for former Marco's Market location.

The Kinnelon Zoning Board of Adjustment got some clarity Tuesday on the possible intended uses for a development HMR Properties, LLC, is hoping to build on Boonton Avenue where Marco's Market used to be.

The property, located at 84 Boonton Avenue and adjacent to Kinnelon Country Wine & Liquor, has been vacant for nearly two years after a fire destroyed the produce and grocery store that stood there. Now, HMR Properties, in affiliation with Badanco Holding Co., is seeking to construct a two-story, 10,000-square foot mixed office and retail building on the 9.5-acre site.

The board heard three hours worth of testimony on Tuesday relating to changes made to the application since the applicant's, Michael Rubin, first approached the land use body in October. The changes that seemed to be of highest concern to board members related to parking on the property and sight distance when pulling out of the property's parking lot and on to Boonton Avenue.

Mark Palus, HMR Properties' engineer, presented the changes and explained that the application includes 32 parking spaces on site. He spoke about a parking lot study done on the Famularo's Deli strip mall, located just a few hundred feet away, and the Route 23 strip mall that is home to Dunkin Donuts, Sleepy's and Subway. While he said it is difficult to compare the property involved in the application on Boonton Avenue with a retail strip mall on Route 23, he noted that during peak hours, 42 parking spaces were occupied. In the Famularo's parking lot, 25 spaces were in use during the highest usage peak.

"We broke it down to three time periods: morning, noon and night," Palus said.

Borough statute designates that one parking space is needed for every 270 square feet of retail space. But Borough Engineer Tom Boorady said that for the development under consideration in the application, he did not feel 32 spaces was adequate. He said the engineer should have taken into account the average number of parking spaces filled, not in the peak times, in the parking lot study and that the Route 23 property study also did not take into account cars flowing through the Dunkin Donuts drive-thru window that would have otherwise parked in the lot if that option was not available.

Board members were also concerned about the parking availability with relation to the 2,000-square foot restaurant included in the project's plans. They compared the application's restaurant inclusion to Sangiorgio's, an Italian restaurant located next door, and said that a second restaurant could create an influx of cars.

"Even that parking lot is difficult and it's only one restaurant," Board Member Robert Stack said.

The restaurant the applicant is proposing would be limited to 30 seats, with some types of restaurants prohibited in the area. For instance, an ice cream shop would likely not be permitted on the site. The applicant has also expressed that the site would not be appropriate for a diner or steakhouse.

Palus said the restaurant would be unlike Sangiorgio's and be more of a takeout type of option. Gary Hillen, HMR's director of acquisitions and land development, listed some of the potential restaurants and businesses the developers are hoping to attract. For restaurants, he said they are interested in bringing some type of Asian cuisine to the building, if not a gourmet coffee shop, deli or brick oven pizza restaurant. The other retail businesses the developer is interested in bringing to the plaza would be a bicycle shop or upscale pet store.

"This type of small shopping center will fit in Kinnelon very well," Hillen said.

After hearing the concerns of board members as they related to parking, Hillen said he would be willing to elminate the 4,000 square feet of second-story office space included in the application if it put the board more at ease. By eliminating the office space, more parking spaces could be available for store patrons and restaurant diners. Hillen said the office space was included in the original proposal because the developers feel it would be a good investment for the future, but noted the difficulty in leasing office space under the current economic climate.

A three-bedroom house is also located on the property, something the developers would like to keep intact despite board members questioning whether its removal would also open up more space for parking. Palus said New Jersey Highlands Act restrictions would not allow the developers to place parking wherever they would like.

"If we're going to do something on this property, we're going to have to bend and move it to what the Highlands will let us do," Palus said.

Boorady was concerned that the house, along with two telephone poles, the 50-foot proposed pylon sign on the property and typography of the land, would create visibility issues for drivers leaving the property.

"I think we're all familiar with the site. We just want to make sure it's safe to get out of there," Boorady said.

Palus acknowledged that there are limitations with the sight distance, but said that enough visibility is maintained for safe exit. Board Chairman John Carpenter said he was also concerned with the safety of volunteer firefighters who may need to get to the back of the property to fight a fire, where, as included in the most recent design, there is not room for a fire truck to turn around. But Palus said the fire truck would have enough room to back up from behind the building and that space for fire trucks to turn around behind a property is not common for this type of development.

Fayson Lakes resident Judy Schmidt had some concerns about the design of the building and, specifically, design of the pylon sign. She did not think the backlit illimunation would be attractive and fit in with the Fayson Lakes atmosphere.

"It's not Route 23. It's Boonton Avenue. It's Fayson Lakes," she said.

Hillen said he would be willing to reconsider using a wooden sign that shines light on the businesses names instead.

The board will continue to hear testimony on the application at the Jan. 8 meeting.

Building buddies December 06, 2012 at 02:11 PM
Have no doubt, considering Badan's relationship with the town's hierarchy, this WILL go through and the stores will be empty like the condos built at Argonne Woods. Why doesn't the town consider finding ways to help the landlords fill the empty stores at Meadtown and Pathmark before building more stores? If we're going to do something on this property, we're going to have to bend and move it to what the Highlands will let us do," Palus said. I also have no doubt that with the right palms greased, this will not be an issue. As far as the comparison to the DD parkling lot and drive through, let's not forget that Ktown doesn't allow drive-thrus, except if it's the former Mayor's friend that's doing the building. Anyone that has lived here long enough, knows the venues that filled the old Marco's spot and how they quickly folded. And anyone with insight could predict that a pet shop (Petco anyone?), a coffee shop (I'd rather visit Lakeside or DD), or bicycle shop (just what we need, to invite MORE bicyclers to the area), would follow suit. With the increase of small businesses closing, this is a fail and I hope the citizens of Ktown wake up and fight this like the impound lot.
Pizza Pie December 06, 2012 at 02:18 PM
Giovanni's Place, Anthony Francos, AJ's, Positanos, Kinnelon Pizza Pasta Cafe, Pizza Kings, Pizza One, Dominoes, Ferreti's, and don't forget Lakeside also sells pizza! Did I leave any out? Just what we need, ANOTHER pizzeria!
Poor Planning December 06, 2012 at 03:19 PM
This type of small shopping center will fit in Kinnelon very well," Hillen said Does Mr. Hillen reside in Kinnelon? How does he know what will fit here? Given Mr.Badan's local ventures, why should we trust him either? Do these builders even do market studies? Why don't you ASK the people of Kinnelon what they would like to see, instead of shoving it down their throats. "developers are hoping to attract...", why don't you get some firm rental agreements before building? If Badanco needs a tax write off, donate the land to Kinnelon and do something constructive with it that the people actually want or need.
JenE December 06, 2012 at 03:27 PM
Wait wasn't Mr. Badan just at the Butler Planning Board crying the blues that he needs their help to save his Argonne Woods project? When this project fails he will be crying to the Kinnelon council to save it by building a mega mall instead. And what about the Castle he's going to build on 23?
randi freed December 06, 2012 at 07:18 PM
I live on Boonton Ave and the traffic is already causing a problem We DONT need any more strip malls or fast food eateries. Build something that Kinnelon can be proud of. A dog park or a playground for the children which does not require extensive parking and would add to the wonderful lifestyle that empowers the community of Kinnelon.
JohnA December 06, 2012 at 08:02 PM
A playground or small community park (with some benches and tables) and a short paved walkway would be a great addition. Nothing really like that in town. The library is the only real playground and Silas only has gravel paths. Low impact, residents would love it. But that isn't going to make Badan $$$. Kinnelon should be leary of teaming up with him given what he has done in forcing Argonne Woods and then asking Butler for a "bailout" by basically changing what he agreed to to get it approved to start.
Take me Hunting December 06, 2012 at 11:31 PM
Look Kinnelon the bought and paid for council appoints the planning board. This guy will get what ever he wants. Get used to it. The planning board wiill put up a good pretend show but the deal is done. So save your energy and look for more empty retail space.
John Barbato December 09, 2012 at 03:07 PM
Is this the guy that just went to the Butler Council, hat in hand, begging for help because he was broke and couldn't finish Argonne Woods? Apparently he is not so broke or is under the impression that Kinnelon will be handing out free money! No more strip malls in Kinnelon!!!! I would much rather see a park or something in the vein of a Vermont Country Store on that property. Chinese food, Pizza or any other 'fast food' type of establishment would be redundant and go belly up in 6 months.
no strip mall December 09, 2012 at 03:58 PM
I agree with John, this town ain't big enough for the type of venues Badan is proposing. What this town needs is more rec fields! A park with a playscape or dog park would be wonderful! While we're at it, for what Kinnelon is trying to market itself as, an upper middle/upper class town, and I know the council doesn't have control over them but can we get rid of the Pathmark? maybe re-do Meadtown? design it to fit the environment that Kinnelon and the surrounding towns are trying to convey? Maybe it would attract more rentals! Right now it's very dumpy and depressing to even want to shop there.

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