Overview of the Post Office Proposals

Important Post Office Site Zoning Regulations

Detailed explanation of the zoning can be found here

The types of construction permitted at the Post Office site has been documented in the zoning that was approved by the Township Committee in July, 2013. The complete document can be found here.

The list below highlights the factors that relate most strongly to the size and use of the site. They allow a wide variety of building types, sizes, building usages, parking, open spaces, etc.

Request for Qualifications Chart

Company

RPM

L&M

Wainco

Sharbell

Langan

Kander Sechzer 1

Kander Sechzer 2

Petrucci

Murray

Location

Montclair

Robbinsville, NJ

South Orange

Robinsville

Elmwood Park

Maplewood

Maplewood

Asbury Park

Millburn

Architect

Unknown*

Beyer Blinder Belle

Ring

Feinberg and Assoc.

G3

Kander Sechzer

Kander Sechzer

Minno and Wasko

Unknown

Concept Drawings?

Unknown*

Unknown*

Yes*

Yes*

Yes*

Yes

Yes

No

Unknown

Retail

5200 sq ft

Unknown

Ground floor

Retail/Commerical 3500-7000 sq ft

Yes

None

10-12 rentable spaces; proposed studios/galleries; possible offices and/or retail

4950 sq ft

Unknown

Kings?

Maybe Kings, or smaller boutique spaces

Unknown

Yes

Maybe. Some reservations

Lead Tenant

No Supermarket

No Supermarket

Unknown

Unknown

Postal Services?

Unknown

Unknown

Unknown

Unknown

Unknown

Unknown

Unknown

Unknown

Unknown

Residential

24 units

Yes

Yes

30 units

Yes

None

None

25 units

Unknown

Building

12,200 sq ft

Unknown

Not described

L shaped

Unknown*

None on PO Site; small bldg. on Ricalton Sq.

Adds two stories – approx. 6500 SF footprint

3 stories, third floor set back

Unknown

Parking

33 public spaces, 13 retail spaces. Residential spaces in a basement garage

Unknown

“maintain existing parking”

Unknown*

13 grade level spaces upper pavillion?

Adds approx. 20-25 spaces

A “wash” – approx. same # of spaces in redesigned locations

7 additional parking spaces.Parking Plan submitted*

Unknown

Public Space

1700 sq ft plaza

“green space”

Unknown

Unknown*

Public access on eastern side? Small green space near Ricalton Sq.

Unknown

“Public living room” located in a small structure in a re-designed, expanded Ricalton Park

“Public living room” as in concept 1 plus bldg. noted above

“public green” included

Unknown

Relationship to NJ Transit

Pedestrian path “conserves and improves access to train station”

Unknown

Unknown*

Unknown*

Unknown

Access to NJT at both tunnels improved - allees marking pathways

Pedestrian “street” through building on PO site; allee at north end

Unknown

Unknown

Other Design Aspects

State that site would accommodate one of the “L&M’s multiple models”

States that: As gateway from north, will set tone for Village. Emphasizes design that provides next-generation urban mixed use living; upscale, sophisticated transit hub lifestyle.

Unknown

Unknown

Small scale intimate to complement context of Village; integrates train and town

Small scale intimate to complement context of Village; integrates train and town

Brick and cast stone

Landownership

Land would be sold to developer

Land would be sold to developer

Land would be sold to developer

Land would be sold to developer

Land would be sold to developer

Township retains land ownership

Township may retain some or all land ownership

Land would be sold to developer

Land would be sold to developer

Other Info

Expressed desire to engage community.

Describes finding the right mix of uses (retail/residential) as a challenge. Emphasizes experience of new tenants without discussing impact on Village and existing residents. Describes neighborhood and trade-area as “limitations”

Improved public green for village events

Concept 2 builds upon Concept 1 as a combo on expanded Ricalton Square and PO site

Developed Station House

Murray is known to have visited site and TC meetings before RFI was released. Murray has developed Kings supermarkets in nearby towns.

*The portion of information published by the town indicates that details for this item were provided in portions of the respondents proposal that were not published by the Township.

*The portion of information published by the town indicates that details for this item were provided in portions of the respondents proposal that were not published by the Town.

“Unknown”, without an accompanying asterisk, means that the materials released by the township do not address the topic.

Miscellaneous Remarks

Does basement level parking mean at the same level as the post office basement, i.e., exposed on the Village Coffee side? Or is this below that level?

What does 3 stories mean? Measured from which point on the sloped lot?

The language around parking is vague in most proposals—net change in number of public spaces relative to current situation is not always clear.

While most proposals suggest 24-30 units, they seem to vary considerably in some related parameters (parking, green space, building footprint, retail space) making it hard to compare them on any of these other aspects.

No mention of residential unit sizes…so overall structure size is impossible to even guess.

Square footage of retail space is generally small (if it is mentioned); not clear that the direction developers are headed in this regard is making sufficient room for a Kings.

Access to train seems to mean only extending the path from the Ricalton side to the Baker street side…we have to see the plans. Most plans do not consider more extensive ways to improve pedestrian and visual connectivity with train station and tunnels.

Few of the documents discuss impact on Village, or any analysis of what aspects complement existing Village. Most lean on the “transit village” concept as the justification for their choices. Some emphasize how the proposal itself will make the experience of new tenants exceptional.

*Heights along Maplewood Avenue and Ricalton Square must be lower.