Date: Fri 12-Jan-1996

Publication: Bee

Author: ANDYG

Quick Words:

Kasper-Shopping-Center-Big-Y

Full Text:

P&Z Backs Kasper's Shopping Center Plans

B Y A NDREW G OROSKO

The Planning and Zoning Commission (P&Z) is recommending that the Borough

Zoning Commission approve a commercial redevelopment proposal involving the

construction of a Big Y supermarket, plus new stores at a renovated and

expanded Newtown Shopping Center.

P&Z members endorsed the development plan January 4 after having details of

the project presented to them by Joseph Kasper, president of The Kasper Group

and the owner of Newtown Shopping Center.

The P&Z recommendation is being forwarded to the borough zoners who will hold

a January 30 public hearing on a special exception to the borough zoning

regulations for Mr Kasper's proposal.

Mr Kasper told P&Z members that the site plan application he is presenting to

the town completely complies with applicable regulations.

After he buys the adjacent Wiehl property on Church Hill Road, The Kasper

Group will have an 11.6-acre site for the redevlopment of the shopping center,

Mr Kasper said.

The proposed work includes construction of a 56,000-square-foot building to

house a Big Y supermarket similar to one which is operating on Route 111 in

Monroe. Work also would include the demolition of the 20,000-square-foot

southern section of the main bulding at the shopping center, as well as the

construction of 25,500 square feet of new retail space attached to the

northern end of the main building. The section of the main building containing

the former A&P Supermarket would remain standing.

Buffer Zone

Mr Kasper explained to P&Z members he had purchased a 1.4-acre landlocked

parcel lying to the west of the area proposed for the Big Y on January 4.

Town land records show Mr Kasper bought the land from Joseph and Charlotte

Chase for $95,000. The same day, Mr Kasper transferred the land for $1 to a

new entity known as The Borough of Newtown Land Trust, Inc., a non-profit land

conservation group. The parcel is intended to remain as open space property to

create a buffer zone between the back of the proposed supermarket and the rear

of private properties along the east side of Main Street.

The tenants who are in the shopping center now would move to other spaces

there in connection with the redevelopment proposal, according to Mr Kasper.

Some of the tenants may relocate into the space formerly occupied by Drug

Center, a drug store which has relocated. These tenants include the Village

Barber Shop, Dunkin' Donuts, Main Moon Chinese Restaurant, and Dr S.F.

Abriola's Village Eye Care.

My Place, a restaurant at Newtown Shopping Center which was recently

renovated, would relocate to either to the former post office building on

Queen Street or to the space formerly occupied by Drug Center, according to Mr

Kasper. Mr Kasper suggested that the post office building have additional

windows installed in it to make it more suitable for use as a restaurant.

Mr Kasper said he's given much thought to what would make for the best future

use of the former post office.

The package store at the shopping center would remain in its current quarters.

Design

"It's a very excellently designed solution to this site," Mr Kasper said of

The Kasper Group's redevlopment proposal for the shopping center.

If all proposed structures are built, the development plan would add more than

60,000 square feet of space to the site, bringing its total square footage up

to almost 115,000 square feet.

"The theme is to...develop a downtown area, a center of Newtown that I can be

proud of and Newtown can be proud of," he said. Architectural elements of the

development would include a brick sidewalk along Church Hill Road and a

section of Queen Street. The sidewalk would be lined with ornamental lighting

fixtures. A large planter would be installed at the intersection, and a berm

bearing flowering foliage would be built.

No new driveways would be added along Queen Street. A traffic signal would be

installed at the Queen Street intersection near the former post office.

Landscaping trees would be placed in the development.

Mr Kasper termed what he has in mind for the central business district as "a

very upscale and good looking facility." Mr Kasper said he's seeking tenants

for the new stores planned for the shopping center.

"The site was designed so (that) it could be built in phases," Mr Kasper said,

noting that the shopping center project wouldn't necessarily all be built at

the same time. Such construction phasing would be keyed to the ability to

discharge wastewater from the site. The area is planned to have municipal

sewer service by late 1997.

Sewage holding tanks could be installed on the site to handle wastewater

disposal until sewer lines become available, according to Mr Kasper.

Traffic

P&Z member Todd Richardson said "I'm sure that the biggest concern that most

people have is `What happens with the traffic?'"

P&Z member John Deegan urged that the proposed redeveloped shopping center be

practical for pedestrian use.

Using construction plans, Mr Kasper then explained how pedestrians would walk

through the shopping center and how the center relates to other sections of

the central business district.

Mr Kasper said that although he has spent more than $1 million improving

Newtown Shopping Center during the past decade, the property "still doesn't

look right."

By combining the existing shopping center property with the adjacent strip of

land along Church Hill Road which is known as the Wiehl property, the

development prospects for "this very important corner" are enhanced, according

to Mr Kasper.

A redeveloped Newtown Shopping Center would have 24-hour security to eliminate

loitering problems there, he said.

Mr Kasper said that as soon as he gains ownership of the Wiehl property, he

would demolish the former Oberg Teaxco Service Station on Church Hill Road.

"Upscale Development"

Resident James Gaston of 18 Main Street said the plans presented by Mr Kasper

are good for the borough as well as good for the town's tax base.

"It really appears to be an upscale development," Mr Gaston said.

People living in the area of the proposed development have discussed the plans

with Mr Kasper and agree that they are good plans that are consistent with the

area's historic character, Mr Gaston said. "It looks like a pretty good

project."

Resident Lyndon Thomas, chairman of the town's Economic Development

Commission, said he expects that his panel will support the development

proposal.

Mr Thomas said he hopes that the proposed development would economically

support both sides of Queen Street and maintian that street as a prime

shopping street.

Mr Thomas made suggestions on how Mr Kasper could change his plans to improve

traffic flow in the area.

Mr Kasper said he will address traffic flow improvement issues raised at the

P&Z meeting when he presents his project to the State Traffic Commission for

review.

According to a traffic engineering study prepared for the developers "The

proposed development at Newtown Shopping Center should have no impact on the

area traffic flow patterns and will improve traffic flow through the area as a

result of the proposed intersection improvements along with proposed site

access modifications."

P&Z members voted to back the proposal. "It looks like a first class

opportunity for the town," Mr Richardson said.