Zoning Amendment For Apartments Proposed For Mall Approved

Formal land development plans for a 600-unit apartment complex adjoining the Oxford Valley Mall are expected to be submitted after the Middletown Board of Supervisors approved an amendment for the zoning for the site.

On Monday evening, the Supervisors unanimously approved alterations to the General Business District Zoning regulations to allow for the development at the Oxford Valley Mall site.

Among the changes to the General Business District Zoning, were stipulations that allow mall owner Simon Property Group and developer CornerstoneTracy submit land development plans for 390- and 210-unit buildings that would have common spaces, a dog park, pools, two parking structures, and a fitness center. The changes permit “high-quality” mixed-use development of the mall site. The ordinance would allow for multi-family dwellings (like the proposed apartments), a recreational entertainment facility, health club and fitness center, a museum, and structured parking. It also would put restrictions in place to make sure the 190-acre mall property isn’t turned into all residences. It has provisions to make sure additional apartments would not be built at the site.

Scott Richardson, vice president of development at Simon Property Group, called the development “exciting” for the mall property when he testify on the zoning change Monday evening. He added that the higher-end apartments would create an “exciting opportunity” to reuse an empty portion of the property and push forward future mixed-use redevelopment at the mall.

The proposed residential development with the two four-story residential buildings at the mall would take up a 20-acre footprint, including the 165,000-square-foot former Boscov’s location. With the demolition of the Boscov’s and removal of empty parking lot, the project would add 8 acres of green space around the residences, CornerstoneTracy co-owner David Della Porta has previously explained.

In August, LevittownNow.com broke the story that Simon Property Group was looking to redevelopment of 1,336,000-square-foot aging mall to be in line with the current business and shopping climate. Richardson confirmed in his statements that Simon Property Group is using the proposed apartments as a “catalyst” for an potential overhaul of the mall.

Don Tracy, a co-owner of CornerstoneTracy, stated he felt the zoning amendment was good for the community.

Christopher Jensen, a department manager for engineering consulting firm T&M Associates, testified the apartment plan would fit in the township’s 1994 comprehensive plan.

Officials connected to the proposal publicly stated that they believe the mall and surrounding roads can handle the addition of 600 apartments. It was noted that there will be multiple access points to the development.

Richardson stated that other portions on the mall fall under leases and reciprocal easement agreements that government the property. He explained that the apartment development is planned for an area that does not fall under those existing multi-year agreements.

Supervisors Vice Chairperson Mike Ksiazek asked Richardson why Simon Property Group isn’t offering a full plan for the mall. Richardson said there are no guarantees, but the mall “needs a story to tell” to lock in more redevelopment.

Residents raised concerns about impacts on traffic along area roads, including already-busy Woodbourne Road, and additional students in the schools.

Attorney Denise Yarnoff, who is representing the mall development, said traffic is a concern being looked at, while noting the development would remove an existing 1,000 parking spots from the complex.

The development is expected to bring the township $220,000 in additional property tax revenue and $1 million to the school district. The figures do not include revenue from the earned income tax.

Resident Natalie O’Donnell raised concerns about the limited tax revenue to the township and the strain on services the 600-unit apartment complex could bring.

“When our budget is strained, you guys come to us to bail you out,” she said.

Supervisors Chairperson Tom Totsi said he voted for amending the voting because he wanted to “take that leap” and spur redevelopment of the mall. He assured residents that traffic would be considered.

Supervisors Amy Strouse said all the members of the board will be “vigilant in addressing these concerns” and are also impacted by increasing traffic.

“We’ve heard constantly from residents ‘you gotta do something about the mall,’ and this is a challenge that can lead to an opportunity,” she said.

The Oxford Valley Mall was constructed on farmland and a sod airfield in 1973. The facility underwent a large upgrade in 1998. The mall features just under 150 stores of varying sizes and is next to the 115,000-square-foot, eight-story One Oxford Valley office building.