After nearly a year of sometimes boisterous debate involving citizens, members of the Madison Shade Tree Authority, the Mayor and the Borough Council, the controversy surrounding the re-naming and re-alignment of Madison's all-volunteer shade tree organization was quietly resolved this spring. The Borough Council voted unanimously to adopt an ordinance drafted by the Shade Tree Authority (after the original one drafted by the Mayor was scrapped), renaming it the Shade Tree Management Board and keeping its organizational structure, scope of responsibilities and authority largely in place. The discussions focused attention on the exceptional work of the Authority, and brought to light that the program has received more than one grant from the State of New Jersey. The State often references Madison's all-volunteer group as a model when assisting other municipalities to start a shade tree board.

SEAMLESS  - Madison, August 2001

Several Madison residents, along with residents of Chatham Borough, Chatham Township, Morris Township, Hanover, Long Hill Township and other municipalities, continue to gather and share information regarding regional development in southeast Morris County. SEAMLESS (the SouthEast Morris League for Strategic Solutions) seeks to understand, share information and offer solutions to mitigate the negative impacts of regional development, including increased traffic and transportation congestion, environmental impacts -- especially to wetlands, water quality and quantity, public safety, loss of open space, and other concerns. Commercial development approved in southeast Morris County during 1999 and 2000 exceeds 5 million square feet; and in the County as a whole, an astounding 11 million square feet has been approved. Among the planned activities of SEAMLESS in the fall are educational presentations to local groups and advocacy through public meetings of municipal bodies. Visit the website for more information: www.rosenet.org/seamless.

Residential Subdivisions Troubling - Madison, August 2001

Watershed members are closely watching three applications currently before the Madison Planning Board. Two involve subdivisions of large residential properties within the watershed with steep slopes and all three involve properties lying within prime aquifer recharge areas of the Borough. Testimony is continuing on the first, involving Block 4402 Lots 4 and 35 (Midwood Terrace and Green Avenue), and is expected to be extensive, as neighboring residents have secured professional experts to testify to already existing storm and ground water problems. The second application, Block 4903, Lot 10 (Dellwood Pkwy South), will likely begin in September.

The third application before the Board involves Block 4501 Lot 3, a property on Garfield Avenue between Green Avenue and Green Village Road, owned by the Madison Baptist Church, which hopes to build a residence for an assistant pastor. Neighbors downslope of that site have already voiced concern over increased storm water runoff and cite existing water problems on their properties.

A First for Madison -- Conservation Easement Granted  - August 2001

Madison residents Ben and Lois Wolkowitz, whose residential property at 32 Dellwood Drive lies within the watershed, have placed a conservation easement on their property, deeded to GSWA. The family has transferred the development rights for 1.35 acres of the 2.56 acre lot to the Association, ensuring that the aptly named Dellwood property, which includes heavily wooded dells from ancient glacial deposits, cannot be subdivided and/or developed by a subsequent owner. The Wolkowitz's desire was driven in large part by their concern about the continued encroachment of development in the few remaining wooded lots in the Borough.

Madison Matters -- Making an Impact - August 2001

Madison Update - Swamp Watch - March 2001

SEaMLeSS continues to gather information regarding regional commercial development in Southeast Morris County. Founded initially as a response to the sale of the former Exxon/Mobil property in Florham Park and Madison (which lies near the Great Swamp Watershed boundary in Madison), the Southeast Morris League for Strategic Solutions seeks to gather and disseminate information related to the planned/in progress construction of over 8 million square feet of commercial development currently on the boards in the southern portion of the county. Traffic, housing, pressures on schools and other public services, pollution and loss of open space are some of the primary areas of concern. The group continues to expand its membership and currently consists of concerned citizens as well as elected officials from 6 towns, the Executive Director of the Tri-State Transportation Campaign, the President of TransOptions (formerly Mcrides); a member of the Florham Park Environmental Commission, and representatives from the Sierra Club, Great Swamp Watershed Association, Ten Towns Great Swamp Watershed Committee, and the Passaic River Coalition. Look for information on the website: www.rosenet.org/seamless.

The Madison Borough Council agreed with a proposed ordinance change by the Planning Board to rezone the Madison Golf Club, a privately owned property that had originally been zoned as single family residential. Members of the golf club petitioned the borough to permanently designate the land as Private Recreational, hoping to normalize the tax burden of the 26-acre site and to preclude any developer from proposing to build homes on the site. Citing the importance of the property as open space and as a prime aquifer re-charge area, the Council agreed to publicly introduce the ordinance at the Council's next regular meeting on March 26.

The latest example of a disturbing trend in which landowners seek subdivision to build additional lot(s), will come before Madison's Planning Board in April. Adjacent property owners on Green Avenue and Midwood Terrace have applied to the Planning Board to sub-divide each existing lot and yield 3 additional new lots. The existing properties feature steep slopes, numerous trees and vegetation, and lie within Madison's prime aquifer re-charge zone. The Technical Coordinating Committee has reviewed the plans and made suggestions, including requesting further details on storm water run-off, soil erosion, and a Letter of Interpretation from DEP regarding the existence/non-existence of wetlands. The TCC stopped short of requesting a full environmental impact assessment.

Update 300 Madison Ave - Madison, October 2000

An Appeal of the Madison Zoning Board of Adjustment decision on 300 Madison Avenue has been filed by neighbor Tom Ruegg, of Kitchell Road, Harding Township. Ruegg's property adjoins 300 Madison. The appeal, which will be heard by Judge Stanton on November 10 will consider both the May 2000 decision which approved subdivision of the property as well as the June 1999 decision which gave relief from a 1985 resolution relating to the property. The 1985 resolution memorialized an agreement by the property owners that there be no further development and that the remaining property be preserved as open space. Theoretically, the ruling could reverse both recent actions by the Board.

Council Moves to Reduce Shade Tree Authority Power - Madison, June 2000

A move by the Borough Council to substantially reduce the power of the Shade Tree Authority has come under significant public scrutiny. A meeting in June of the Council at which the proposal was discussed was attended by nearly 100 Madison residents, all of whom were surprised and extremely concerned about the Council's proposed actions, as well as the lack of communication between the Mayor's office, the Shade Tree Authority and the public.

'Madison Matters' Update - October, 2000

A group of concerned citizens from all over Madison has formed an organization called "Madison Matters." The organization came into existence earlier this year "to provide a counterweight to development pressures," according to its mission statement. "We are concerned about the special character of Madison—how it looks and feels – and about the average homeowner whose quality of life is threatened. And although change is inevitable, we believe we must not bequeath to future generations a Madison with significantly fewer open spaces, trees, and historic buildings."

The organization will monitor zoning variance applications, planning board cases and other land-use issues. Although not focused exclusively on the watershed, this group will be beneficial to GSWA in its tracking of Madison's zoning and planning.

To join Madison Matters, or for further information, call either Chris Hepburn at 973.966.0931 or Alice Wade at 973.966.1673.

Update 144 Loantaka - Madison

Scorched Earth: On Monday, May 15, just three weeks after the Planning Board denied an application for sub-division at 144 Loantaka Way, developer Joseph DeMarzo demolished a century old manor house on the property to prepare to construct one new home. Adding insult to injury to the hundreds of Madison residents who opposed the sub-division for both historical and environmental reasons, DeMarzo then removed numerous large trees from the property. Witnesses were dismayed that several trees were removed for no apparent reason, forever transforming the lot from wooded to nearly clear cut.

Update 300 Madison Ave - Madison

The Madison Zoning Board of Adjustment voted on May 15 to allow subdivision and 15 related variances on the property at 300 Madison Avenue. Despite compelling testimony related to both planning and environmental issues and unanimous opposition by neighbors in attendance, the Madison Environmental Commission, and the Harding Township Engineer, the Board voted to approve the application, apparently agreeing with the applicant's view that development on the land is inevitable. In approving the application, several conditions were imposed on the applicant related to improving groundwater re-charge systems and increasing a conservation easement to include an existing natural depression which currently acts as a re-charge zone. These conditions came as a direct result of testimony presented at prior meetings by engineer and planner John Thonet, who spoke on behalf of opposing neighbors.

Update on 300 Madison Ave - Madison

The special meeting to continue the application of Samuel Masucci for subdivision and 15 variances on 300 Madison Avenue was to take place on April 6. However, the applicant failed to submit revised site plans before the meeting and the Zoning Board adjourned the hearing until May 15. The applicant had been asked by the Borough Engineer to submit revised site plans to include Topographical details of the site. The Board wants to review the plans as well as provide them to the Environmental Commission for review and comment. For more, see below.

Update on 144 Loantaka Way - Madison

On April 4, the Planning Board heard testimony from Planner John Thonet, of Thonet Associates criticizing the proposed sub-division and variance application for 144 Loantaka Way submitted by builder Joseph DeMarzo. Thonet described the threat he saw to the R-1 zone, describing how more non-conforming subdivision applications could follow. Thonet also pointed out that, "Every single large lot in this zone has an historic structure on it", and reminded the Board that an applicant cannot be granted a variance when he/she has created their own "hardship". DeMarzo has claimed a hardship due to the fact that, if sub-divided, the resulting two lots would be too narrow to conform to the requirement for lot width in the R-1 zone. However, the existing lot fully conforms to the R-1 requirements. The lots only become non-conforming when the developer divides to get two from one.

The application has generated substantial public scrutiny of the Board and its proceedings. Over 100 residents have consistently attended meetings and the Mayor received over 350 letters opposing the application. The next meeting will be April 25 at 7:00 pm when the Board is expected to hear closing summations by attorneys representing opposing neighbors and the applicant as well as deliberate and vote on the application.

Madison Board of Adjustment Continues to Hear Testimony regarding 300 Madison Avenue

In March, neighbors of the proposed housing development at 300 Madison Avenue and the Great Swamp Watershed Association joined together at the Madison Board of Adjustment meeting to oppose developer Samuel Masucci's engineering and stormwater management plan.

Environmental engineer John Thonet testified on behalf of the opposition, providing a scathing review of the stormwater management plan and the site plan in general. Thonet cited numerous flaws in Masucci's stormwater management plan, developed by Engineer Richard Schommer, The problems include Schommer's plan to discharge polluted run-off directly into the soil of this prime aquifer recharge site, lack of complete topographical maps which would demonstrate the movement of stormwater in and around the site, and a proposed fill-in of an existing natural drainage depression.

In terms of preserving the town's historical and spacious residential character, Thonet pointed out to the board that it's desire to preserve the mansion by granting 15 variances for non-conforming lots adjacent to it would ultimately backfire because they would be encouraging the owner of the mansion to demolish it in favor of more non-conforming (but profitable) residential lots. Thonet termed the scheme "zoning by variance."

When the matter is continued on April 6, GSWA Attorney Dan Somers is representing the opposition, and will be cross examining the applicant's witnesses, who attempted to refute Thonet's findings.

Background on the development at 300 Madison Avenue:

In 1984, the Zoning Board of Adjustment of Madison approved the renovation of the former Enos Wilder mansion at 300 Madison Avenue into medical/professional offices. As part of the approval there was an agreement by the property owners that there be no further development and that the remaining property be preserved as open space.

Since that time the owner has attempted numerous changes to the property including the creation of a methadone clinic in 1990, a proposal for an 80-unit assisted living facility on approximately 3 undeveloped acres of the property in 1996, and a proposal for 7 single family homes in 1997. Each time neighbors organized successfully against this inappropriate development and the property has remained as it was in 1984.

In June of 1999, however, the Board released the owner from the restriction of "no further development" and opened the door to a developer, who has proposed dividing the property into 6 lots, retaining the office building and re-configured parking on one lot and building 5-single family homes on the remaining 5 lots.

Throughout the application process, the Madison Zoning Board has worked with the applicant to develop a site plan that is agreeable to both, but the result has been the need for 15 variances for the subject property, including numerous variances for lot size and width and a variance for impervious coverage (31% proposed vs. 20% allowable).