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RARITAN, NJ - As redevelopment projects and apartment complexes continue to roll into Raritan Borough and along Route 206, residents said they fear traffic and flooding will worsen, and an influx of people will overburden their small town – and they feel like they can do little to stop it.

"In a period of time of like three years, it blew up," said borough resident Irma Mooney during a planning board meeting Jan. 25. "Realtors have told me they're going after the area, people are moving out of the city, and they're just throwing up these damn buildings. And they're putting them anywhere they can."

With numerous meetings, boards and little information on how the redevelopment process works, residents said they feel the borough can do better to keep them informed or involved in the redevelopment process. For example, meeting minutes have been backlogged for months, and residents say that when they go to a meeting to voice their concerns about a project, it’s already approved, and they have no idea when it was.

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However, the borough is trying to take small actionable steps to help better transparency. Mayor Zachary Bray said the council is finally catching up on their minutes, approving three sets on Feb. 7 that date as far back as November 2022, and as recent as Jan. 17.

While there was no point-person in town for a developer to contact if they were interested in redevelopment, council president Nicolas Carra said that anyone interested in any redevelopment project could contact the mayor, and, if not, whoever is contacted would refer them to borough engineer Stanley Schrek to see if they're eligible, have a good engineer, good financing and if it's a project that would suit the borough.

Carra also said it's crucial that the borough administrator, Eric Colvin, is notified.

"And he can make sure the full council's aware," Carra said. "That started the process, and then obviously continue with the process we've been doing with TRC [Technical Review Committee] meetings and public hearings."

Schrek and Colvin said they’re already in constant communication, so the process should work fine. And as usual, no redevelopment projects can occur unless an ordinance adopts a redevelopment plan.

“And every step in the process up to that point happens at a public meeting as well,” said Bray, and the public can make any comments during public meetings.

Public hearings are also held during public meetings, but relate to a specific resolution or ordinance.

Borough attorney Bill Robertson explained that the redevelopment process starts with the borough council in the form of a resolution authorizing the planning board to conduct a preliminary investigation to see if an area is in need of redevelopment. A resolution is an action taken by the council that is put into writing and can be adopted at the same time it's introduced.

The planning board then authorizes its professionals, such as Schrek or his office – Van Cleef Engineering Associates – to prepare a preliminary investigation report outlining whether the subject area meets some of the statutory criteria under the Local Redevelopment and Housing Law (LRHL. at N.J.S.A. 40A:12A-5) to be determined an area need of redevelopment or rehabilitation.

Once the board professionals complete their report, the planning board conducts a public hearing on the redevelopment area, where evidence from the preliminary investigation report is presented, as well as evidence from residents and other members of the public. All properties within 200 feet of the subject area are given public notice, but meeting agendas, posted on the borough website, will list these public hearings as well.

Based on the evidence presented in a public hearing, the planning board makes a recommendation to the council, in the form of a resolution, on whether the subject area meets the statutory criteria to be considered an area in need of redevelopment or rehabilitation.

The council can agree or disagree with the planning board's recommendation. If the council believes the subject area is in need, then a formal resolution designates it in need of redevelopment.

Once formally designated, the council charges the planning board or township professionals with creating a redevelopment plan.

Robertson said a redevelopment plan is basically a zoning overlay that permits special provisions in addition to the underlying base zone.

“It’s in order to encourage and promote the redevelopment of an underused, obsolete, dilapidated area,” he said.

After the redevelopment plan is created, it's referred to the council to be adopted by ordinance. However, ordinances are first listed on the council agenda for introduction, and if introduced on first reading, a public hearing on whether the council should adopt the redevelopment plan is scheduled, usually one or two meetings later.

After a public hearing, the council votes on the ordinance's adoption.

Redevelopment can only take place if the redevelopment plan is adopted by ordinance, allowing the new zoning use. Any interested redeveloper must appear before the planning board with a site plan that meets the bulk and use standards identified in the redevelopment plan. A public hearing on the site plan is held to assist in designing the project and ensuring it meets all standards and requirements.

"So even after all of that, there is a public hearing on the actual development," said Robertson. "Any developer would have to go back to a board, we'll review it, and again, work on the site plan and subdivision or something like that."

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RARITAN, NJ - After seeking a road opening permit requesting a 20-foot-wide access way to his driveway on lot 19.02 – and after several Alpine Way residents voiced their concerns over the request in July 2022 – resident Sergio Seijas said his lawyer has sent hundreds of documents to the borough from maps to engineer reports supporting his right to an access way, but feels ignored in a swell of misinformation and miscommunication.

“I’ve been cornered in many ways, ignored in many ways,” he said. “All the things, papers I tried to submit, all the thousands of dollars that I spent unnecessarily being ignored. And I get to the point that I need an answer and the only word that comes to my mind is why, why I can't put an access driveway to your paper street on my property within the minimum code that’s 20 feet wide. Show me the resolution. Show me the book. Show me the arguments. Show me the violation.”

The access way would cross over a paper street or “right of way” that appears on the borough’s tax map, essentially creating a driveway from Alpine Way to lot 19.02. However, along with the size of the driveway and taxes, some residents have expressed concern about increased traffic on Alpine Way since lot 19.02 borders Route 202.

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In July 2022, borough attorney Bill Robinson said he wanted to continue the conversation to understand the request, how they could permit access over the paper street in compliance with the law and to review a range of historical documents.

On Jan. 17, borough resident Roger Copt, who inherited lot 19.02 from his father before Seijas and who is the owner of lot 19.01, said he has a letter granting his father and his successors the right to use the paper street or right of way for a private driveway from the borough engineer nearly 40 years ago when the subdivision was put in.

"I don't know what the big problem is," he said. "We made sure that we exercise our right to put in that driveway and close that driveway to the highway because I'm the guy that has to maintain it. I didn't know who was going to buy the house. So I didn't want to have a problem."

Copt said his father bought the property in 1940 and put a private driveway from Route 202 to the back of the property, which was the only way to access several properties at the time, so it's been a private driveway for nearly 82 years. He said when curbing was put in, everybody got a 20-foot cut for their house, including the paper way for his father's property.

"Why is one person being discriminated against and not allowed to have a 20-foot driveway?" he asked. "It isn't out of character with the neighborhood. Everybody has one. The cul-de-sac cut was put in when it was done. Obviously, that is the intention of it. So what I would ask you for is I would like a copy of that subdivision to see what information is in the subdivision. "

Copt said nobody's denying Seijas the use of it. The problem seems to be over how wide the driveway will be, but the minimum width for access under the state fire code is 20 feet.

Seijas said several of his neighbors have a 20-foot access drive to their properties on the same cul-de-sac, one measuring 20 feet, 1 inch. He said he doesn’t understand why he and his wife can’t have the same, and neither does Copt.

“I don't know what the big deal is,” Copt said. “I don't know why the neighbors are down here complaining. That subdivision was hassled out in the 80s. The time to talk about subdivision was when it was put in and not 42 years later.”

RARITAN, NJ - Pending a referendum vote on March 14, the Bridgewater-Raritan Regional School District (BRRSD) is looking to fund a district-wide facilities renovation program that will include infrastructure and classroom renovation projects and school additions.

"If you've been inside the buildings and walked around, I think it's hard to really debate the fact that they certainly need a little facelift," said superintendent Robert Beers in a presentation to the Raritan Borough Council Jan. 17. "They're well-maintained, but they need an update."

Some of the oldest sections date back to the 1960s.

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While public-school referendums in New Jersey are based on conceptual concepts – so districts don’t spend thousands in design fees if a referendum fails – the BRRSD referendum will total about $155.3 million. However, Frank Messineo, an architect with Solutions Architecture who helped audit BRRSD schools, said state aid is available and will cover $42.2 million, bringing the final referendum cost to about $113.1 million.

“One of the big pieces was that we needed to do this work and keep in mind the significant amount of debt rolling for the community so that we can produce a net neutral tax impact,” said Messineo. “The district was adamant, the board was adamant, that we needed to be net neutral when we're looking at these projects.”

The current debt service payment will end in 2023, helping offset the new debt under the March referendum, and the cost of referendum projects cannot exceed the amount approved by voters, but there are contingencies in place to address unforeseen conditions and construction issues.

Most of the referendum cost covers mechanical, pumping and air conditioning upgrades at $57.3 million, and the middle school addition and the building envelope – such as upgrading and renovating walls and windows – at $21.3 million each.

Renovations include capital, educational and facilities infrastructure projects with no tax impact.

Beers said surveys went out to the community, and a community committee was formed to help identify and prioritize school projects.

“The number one response, when we asked the community what do we want in this referendum, they wanted air-conditioned classrooms,” he said.

Climate-controlled classrooms and improved ventilation systems have become a priority since the COVID-19 pandemic, and the upgrades will occur across all buildings in the district.

Another significant project the community supported was security enhancements, such as the renovation of secure vestibules with transaction windows across all buildings, except the Wade Administration Building. Messineo said there is a vestibule at the high school in the 900 building, which the district intends to make larger and provide a transaction window so people can give their licenses to be vetted and approved before entering the building.

The third major request was for full-day kindergarten.

The district plans to add 12 new classrooms, three science labs, two sets of restrooms, one copy room, one office and two small group instruction spaces to create a traditional sixth, seventh and eighth grade middle school. This will free up space at the elementary schools so the district can implement a full-day kindergarten program.

“Thinking back to my time, I don't know how all three grade levels got 750 kids to fit in that building,” said Mayor Zachary Bray, who is also a teacher in the district. “And we're confident that that addition is going to be sufficient enough for those three grade levels.”

Between sixth, seventh and eighth grade, Beers said, the student population will decrease and fall to between 1,700 and 1,800.

Unlike renovations, additions will have tax impacts. For example, on the average assessed home of $488,933 in Bridgewater, there will be a $90 increase per year and a $66 increase for homes at $320,525 in Raritan – a one-time impact, one-time increase, said Messineo.

Although not every school will receive every upgrade or additions, Beers said the recommendations are based on existing conditions and need. For example, BRRSD is one of only 10 districts in the state that has a half-day kindergarten program.

"And that's a major equity issue for our kids," said Beers. "And we want to make sure that we offer the same opportunities as our neighboring schools and our peers."

Raritan Borough resident Colleen Kempe noted that the John F. Kennedy Primary School in Raritan doesn’t have a music or computer room, yet, that school is getting the second to the lowest amount of funds, at $6.4 million.

Beers explained that pushing a grade up to create room for full-day kindergarteners should also open a room or two for those spaces, and noted that although costs and projects differ between buildings, the district is renovating classroom spaces throughout the district so all students will benefit.

“Our entire student body, our entire student population, is going to benefit from these renovations,” he said, “whether you’re special ed or regular, because those rooms are going to be updated as well.”

While some projects could begin construction as early as summer – given the timing of a March referendum – projects that require more time to develop and design could start later in the summer or in the summers of 2024 thru 2028, which would allow the district to bid at better times in the year and in turn receive the best pricing for projects.

If the March referendum passes, the total cost to operate and staff additions and renovations will be voted on in November, and is estimated at $2.4 million.

Raritan Crossing experts testify about plans for a new apartment building on Route 206 at the Feb. 22 Raritan Planning Board meeting.

Raritan Crossing experts testify about plans for a new apartment building on Route 206 at the Feb. 22 Raritan Planning Board meeting.Photo Credit: Andrea Crowley-Hughes/TAPinto

Photo Credit: Andrea Crowley-Hughes/TAPinto

Raritan Crossing experts testify about plans for a new apartment building on Route 206 at the Feb. 22 Raritan Planning Board meeting.Photo Credit: Andrea Crowley-Hughes/TAPinto

Raritan Crossing experts testify about plans for a new apartment building on Route 206 at the Feb. 22 Raritan Planning Board meeting.Photo Credit: Andrea Crowley-Hughes/TAPinto

By Andrea Crowley-Hughes

PublishedMarch 7, 2023 at 9:00 AM

RARITAN, NJ - The planning board on Feb. 22 heard part of the application for a 60-foot apartment complex near the Raritan Mall on Route 206, as well as concerns from borough residents about flooding, noise, traffic and other issues that engaged various experts in questions during a hearing that stretched past 10 p.m.

Raritan Crossing is proposing to build a new apartment complex where a three-story retail building currently stands, north of the Raritan Mall. That building would be demolished, and the property redeveloped to accommodate a four-story, 75-unit residential building.

The planned complex will include 12 affordable one-, two- and three-bedroom units as required to fulfill the borough’s affordable housing obligation. Its other one- and two-bedroom units would be market rate, the developers said.

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Plans also include an underground parking lot with 85 parking spaces and 133 surface parking spaces, inclusive of a deck and a rooftop recreation area.

Raritan Crossing attorney Susan Rubright initially asked for “preliminary and final site plan approval” at the meeting. Board attorney Larry Cohen and borough engineer Stanley Schrek, however, said the board would only consider preliminary approval at this point as the developer awaits a flood plan level determination from the state Department of Environmental Protection (DEP).

Flooding continued to be a topic of concern, as residents questioned plans for the evacuation of future residents of the complex and their cars.

Civil engineer Craig Stires said that the lower level of the property “allows for water during a flood event to come in.”

“The north side of the parking garage is at an elevation of 52 [feet], flood elevation as we've determined is around 51.6,” he said. “And then the lower portion on the south side of the parking garage is down at around 50.3. There's a potential based on that design for a flood of about 1.3 feet on the southern end of that parking deck.”

But residents asked how the people would evacuate the building.

“I'm questioning if people are in this building - forget about cars - how do people get in and out of the building if it floods?” Glaser Avenue resident Irma Mooney asked.

Stires said the main entrance to the apartment level is “significantly higher than the flood elevation.”

“The requirement from DEP is that you have an evacuation route that's above the flood elevation to get a DEP permit,” Stires said. “You can drive out to Somerset to the front parking.”

But residents said they doubted how the plan would work in extreme events, such as Hurricane Ida.

Comments such as, “When it floods, it’s bad” could be heard from the audience.

A Woodmere resident asked if the developer is increasing percolation, the movement of water into the soil to reduce stormwater runoff. She asked what the plans are for flood mitigation and increasing any sort of water retention and percolation on the property.

“We're increasing the impervious coverage, and we're required to go to DEP,” Stires said in answer to her question. “It's a major development, and they go through all the bells and whistles, and we will comply with the DEP criteria.”

Schrek acknowledged the resident’s point that the state DEP’s new inland flood protection rule is yet to take effect, saying this is why the board is now considering preliminary, not final, approval.

“We're holding at a preliminary because we still have to have discussions with the DEP,” Schrek said. “We're fully aware that new rules are being promulgated, actually supposed to be more rolled out in the first quarter of this year. That's what we have to understand. We have to make sure this fully comports with what those rules are going to be.”

Traffic engineer Jay Troutman said the plan is to relocate cars to Raritan Valley Professional Center on Route 28, located a four-minute drive away from the proposed apartments.

“The overall site has 287 parking spots on it, and what's currently being experienced at that site, even as the heaviest times of parking usage at that site, is that there's a large amount of unused parking,” Troutman said.

Robert Larsen, the architect and planner for the project, followed up on some concerns about the building being close to homes on the north and west sides.

“We have taken what is called a B1 unit, which faces west, which faces towards the backyard of that home, its terrace was closer, and we've flipped it so that its terrace is further from their backyard,” he said.

The change in positioning could “limit the number of people that would be possibly be looking that way, as the privacy concern was raised,” Larsen said.

He also explained a 6-foot solid masonry wall would be added to stop vehicles on the parking deck from shining lights toward a nearby home.

Addressing concerns with the rooftop recreation area, Larsen said landscaping and hard architectural elements would prevent anyone from standing within 10 feet of the roof’s edge, “so anyone on the roof, that maximum height of the building, is not going to be able to go to the edge and look down.”

“There was a concern about noise, and noise does travel when it’s at a higher level,” planning board chair Debra Thomas added.

Larsen said they usually think about noise because there's rooftop equipment, and everything is really loud, but HVAC from the proposed building would be limited to its own residents, since heating and cooling is inside the units.

Recreational noise from the rooftop gathering area would be governed by local rules, he said.

“Any clubhouse cannot have excessive noise, this would be like that,” he said. “Building management would close off these areas after hours.”

Troutman said there would be a decrease of 178 vehicle trips during the weekday afternoon peak hours, and a decrease of 200 trips on Saturdays due to the elimination of some retail uses.

Residents and board members spoke of current traffic congestion in the area, particularly around the bagel shop and Tae Kwon Do studio.

“The infrastructure is really not built for all this building, that's the elephant in the room today,” resident Chris Allen said. “You can say all you want about this, but it's congested.”

Mayor Zachary Bray said he was concerned about overflow parking from the residential lots into the retail areas.

“If the situation presents where they do have a second car, it’s going to be forced above, which then takes away from a potential retail parker especially if that person works from home,” Bray said.

“The typical parking demand of these types of units is one-and-a-half per unit, one of every two units would have a second car,” Troutman said. “That's typically what we're experiencing with this proximity to a train station.”

The board adjourned testimony due to time constraints, and the hearing will be continued at the next board meeting on March 22.

RARITAN, NJ — Business is definitely brewing for Bridgewater native Steven Chiocchi who just opened his second Ambee Coffee location.

The new location at 101 Second Ave. in Raritan in the shopping center off Route 202 near the Somerville Circle serves as an easy grab-and-go for commuters.

His first location in Somerville only offered coffee and pastries but with the demand for more food options. With his Raritan launch, Chiocchi decided to add on a vegan- and gluten-free bakery and a kitchen and a chef to offer farm-to-table breakfast and lunch items such as avocado toast, french toast, and egg sandwiches.

Find out what's happening in Bridgewaterwith free, real-time updates from Patch.

"Everything we offer in Somerville we offer here but more," said Chiocchi on Monday.

The soft opening kicked off Monday and a grand opening with a ribbon cutting is being planned for December.

Find out what's happening in Bridgewaterwith free, real-time updates from Patch.

The opening is a collaboration with the owner of Epic Cookies and 22 West Tap & Grill Kevin Trimarchi to be able to offer more of a food element.

Chiocchi noted that the menu is still developing and "we will be relying heavily on customer feedback."

One item only available at the Raritan location is the Churro Doughnut, which is made from chickpea flour and is vegan-and gluten-free.

Additionally, Ambee is also the first in New Jersey to carry Nu Milk - a plant-based milk maker that was featured on Shark Tank.

Customers can also order ahead online at ambee.coffee to pick up and go.

The name of the cold brew shop, Ambee is definitely unique. The name Ambee is a word Chiocchi, a Bridgewater-Raritan High School graduate, made up and is a play on the word ambient. He launched Ambee on Amazon and online before opening his coffee shop in 2018 for his coffee product line. Read More: Somerville Coffee Shop Rebrands Itself Again, This Time For Good

The name also aligns with his organic coffee line that is light- or ambient-themed. The coffee product names include Aurora, Orion, Eclipse, and more.

For more information visit ambee.coffee or facebook.com/ambeecoffee or instagram.com/ambee_coffee.