Flooding Focus of United Water Hearing
Applicant's engineer reviews existing conditions of United Water property; discusses flood plain
Representatives for New Milford Redevelopment Associates LLC appeared before the Board of Adjustment at a special meeting Thursday evening seeking preliminary and final site plan approval for the 13-acre United Water property.
The application includes:
- 70,500 sq ft supermarket
- 221 residential units with 428-spaced parking garage
- 88 one bedroom apartments; 117 two bedroom apartments; 16 three bedroom apartments
- 4300 sq ft bank
Flooding dominated much of the four hours of testimony that was provided by Michael Dipple, an engineer and principal of L2A Land Design in Englewood and expert for the applicant, New Milford Redevelopment Associates (NMRA). During the course of his testimony Dipple explained the water infiltration system and basins that NMRA has included in their site plans.
The existing conditions of the United Water property are the basis of the site plan application. Dipple said that the irregularly shaped 13.61 acres that NMRA is coming before the board for approval on, has the highest elevation of 27 feet at River Rd. and the lowest elevation of 11 feet at Madison Ave. Given those elevations, run-offs would seem to be the problem.
However, Dipple reported that there is very little runoff on the site, but the infiltration systems that the applicant will install--both above and below ground--should alleviate any problems that might occur. Much of his testimony was centered around hydraulic systems pertaining to storm drainage basins that would be installed on the property to alleviate the collection of storm water.
Dipple informed the board that the developer has planned to utilize berms around the property to reduce the rate of surface runoff. Berms are flood protection barriers that serve to direct water to areas that are not susceptible to erosion, thereby reducing the adverse effects of running water on exposed topsoil.
But many members of the board, as well as the audience, who have lived through Floyd, the Palm Sunday storm and Irene expressed concern that if the land is covered by impervious materials, the water will pool.
Board attorney, Scott Sproviero, told Dipple that despite the flood maps that were on exhibit detailing the flood hazard area, the people of New Milford have lived through real storm events, citing the Palm Sunday storm and Hurricane Irene.
Sproviero said, "They know that the area floods."
Also discussed was landscape design. Dipple reported that approximately 261 trees would be removed from the area of the site, but between 450 to 500 will be planted. Members of the board expressed concern about providing some natural screen for the residents of River Road whose properties face the development site. Dipple reported that they were going to landscape the front; however, NMRD wants the retail area to have visibility from the street level in order to attract customers.
At last week's meeting, Dr. David Kinsey's testimony was centered on "inherently beneficial use" and the borough's need to comply with its affordable housing obligation.
Testimony will continue with Dipple on May 8th.