(DRAFT) Roselle Golf Club Community Impact Review

Index

Page 1 - Index

Page 2 - Explanation & commentary

Page 3 - Parking for 1,600 apartments on the Roselle Golf Club property

Page 4 - Additional Parking & Traffic

Page 5 - Effect on Roselle Public Schools

Page 6 - New School Construction Cost

Page 7 - Annual cost to Roselle taxpayers

Page 8 - Additional Sewage & Wastewater

Page 9 - Southern California Assoc. of Non-Profit Housing parking example

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 Explanation & Commentary
Milton L. Ehrlich, Inc. the new owners of The Roselle Golf Club, has stated that 1,700 apartment
units will be built above a yet to be determined amount of retail stores. Apartment units will also be
built above the existing Roselle Shopping Center. According to the Erlich organization the Roselle
Golf Club is built on a 60 acre plot of land.

The following is based on information presented at an unadvertised “community meeting" held by

Milton I. Ehrlich, Inc. at the Amalfe Community Center. The representatives of Milton L. Ehrlich,
Inc. stated that there will be 1,700 apartments built and that there will be 5% studio, 45% 1 bedroom,
45% 2 bedroom, and 5% 3 bedroom apartments built in total.
Milton L. Ehrlich, Inc. stated that tax revenues to the Borough of Roselle would be
$9,000,000.00
UPDATE: In an article in the May 6, 2010 Star Ledger it was reported that there are 1,600
apartments planned for the Roselle Golf Club property and 127 apartments planned for the Roselle
Shopping Center property. That makes the new total of new apartments 1,727.
The newspaper article also reported that the developers are planning 1.4 parking spaces for each
apartment.
1,600 apartments x 1.4 = 2,240 parking spaces. 2,240 x 162 SF* = 362,880 SF
One acre is 43,560 SF therefore 362,880 SF  43,560 SF = 8.33 acres
This is almost the SMALLEST possible parking area for these planned apartments. It does not take
into account the number of adults with automobiles that may occupy the apartments.

SEE PAGE 9 for an example of minimum parking requirements from a study done by the Southern
California Association of Non-Profit Housing.
Also, the number supplied by Milton L. Ehrlich, Inc. does not take into account the area needed for
additional parking required for this development. SEE PAGE 4
As best can be discerned at this time the following is realistic information concerning the possible
resident parking at the Roselle Golf Club property.

Parking for 1,600 apartments on the Roselle Golf Club

property:
Distribution of apartment sizes at the Roselle Golf Club:
(Does not include the 127 apartments at the Roselle Shopping Center)
5% studio = 80 apartments
45% 1 bedroom = 720 apartments
45% 2 bedroom = 720 apartments
5% 3bedroom = 80 apartments

* One parking space is 9’x 18’ = 162 square feet (SF)

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#1 - Maximum potential adult occupation:
80 - studio apartments @ 1 adult each = 80
720 - 1 bedroom apartments @ 2 adults each = 1,440
720- 2 bedroom apartments @ 2 adults each = 1.440
80 - 3 bedroom apartments @ 2 adults each = 160

Maximum adult occupation = 3,120

Maximum adult occupation parking requirement:
(Guest & handicapped parking not included)
Parking area needed: 162 SF * x 3,120 spaces = 505,040 SF without turning area or driving lanes.
One acre is 43,560 SF therefore: 505,040 SF  43,560 SF = 11.59 acres minimum

#2 - Minimum potential adult occupation:

80 - studio apartments @1 adult each = 80
720 - 1 bedroom apartments @ 1 adult each = 720
720 - 2 bedroom apartments @ 2 adults each = 1440
80 - 3 bedroom apartments @ 2 adults each = 160

Minimum adult occupation = 2,400

Minimum adult occupation parking requirement:
(Guest & handicapped parking not included)
Parking area needed: 162 SF * x 2,400 spaces = 388,800 SF without turning area or driving lanes.
One acre is 43,560 SF therefore: 388,800 SF  43,560 SF = 8.92 acres minimum

#3 - Probable adult minimum occupation:

80 - studio apartments with 1/4 @ 2 adults each = 100
720 - 1 bedroom apartments with 1/3 @ 2 adults each = 960
720 - 2 bedroom apartments @ 2 adults each = 1440
80 - 3 bedroom apartments @ 2 adults each = 160

Probable adult occupation = 2,660

Probable adult occupation parking requirement:
(Guest & handicapped parking not included)
lf 1/3 of 1-bedrooms & 1/4 studios are occupied by 2 adults the total adult occupation will be 2,660.
Parking spaces needed: 162 SF * x 2,660 spaces = 430, 920 SF without turning area or driving lanes.
One acre is 43,560 SF therefore: 430,920 SF  43,560 SF == 9.89 acres minimum
With tens of acres of impervious ground coverage what are the planned sizes of the retention
& detention ponds?

* One parking space is 9’x 18’ = 162 square feet (SF)

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 Additional parking
Guest parking Retail customer parking Retail employee parking

ADA handicapped parking Retail truck delivery areas

Additional traffic on Roselle streets

Jitney Service: The Ehrlich organization has stated that they will provide jitney buses to the
Linden and Roselle Park train stations. Why? Are there a lot of Newark and NYC commuters that
will choose to live in Roselle and send their children to failing Roselle public schools? There is no
study that could be performed that could answer this question. The idea of a jitney service alleviating
vehicle traffic on Roselle streets is not provable and is therefore a false premise.

Residential Street Traffic

The only way to exit or enter the golf club and shopping center properties is Raritan Rd.
Between the hours of 6am & 8:30am thousands of cars will be leaving this development. Depending
upon the operating hours of the retail businesses, there will be yet unknown numbers of employees
arriving at the development for work. There will also be an unknown number of delivery trucks
entering and leaving all day long. All vehicular traffic will be using Raritan Road.

Routes that golf course & Roselle Shopping Center residents will use:
Access to the Garden State Parkway (GSP):
 Raritan Rd. to GSP interchange 136.
 Raritan Rd. to Wood Ave. to Amsterdam Ave. to the Gordon St. bridge to GSP interchange 137.
 Washington Ave. to Dermody St. to Amsterdam Ave. to the Gordon St. bridge to interchange 137.
If these routes become congested the golf course residents will find alternate routes to get to the GSP
such as Christiani St., Robins St., Aldene Rd., Pine St., and Locust St.
Access to points south, east & west by way of St. Georges Ave. and Route's 1 & 9:
 Raritan Rd. to Wood Ave to St. Georges Ave.
 Raritan Rd. to Crescent Ave. or Wheatsheaf Rd. to St. Georges Ave.
 Raritan Rd. to Dennis St., W. Williams St., or Clark St. to Chestnut St. to St. Georges Ave.

Access to points north and First Ave & Westfield Ave. for points east and west:
 Amsterdam Ave,, Pine St., Locust St., Chestnut St., and Walnut St.
Roselle Catholic High School is on Raritan Rd. and an average of 18 school busses will be entering
and leaving the school parking lot while golf course residents will be leaving for work.
Washington School is on Washington Ave. An average of 333 students will be being dropped off or
be walking to school while golf course and shopping center residents will be leaving for work, some
of whom will be using Washington Ave to get to First Ave or the Gordon St. bridge.

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 Effect on Roselle Schools
Considering the facts of current economic conditions and the unknown nature of future conditions
over at least the next 50 years, Roselle must be prepared to accommodate the maximum amount of
students attributable to this project.

These figures include both the 1,600 apartments planned for the Roselle Golf Club and the 127
apartments planned for the Roselle Shopping Center.

Historically the State of New Jersey has paid approximately 51% of Roselle's school costs. If that
trend continues the taxpayers of Roselle will continue to pay approximately 49% of school costs.

Total number of apartments: 1,727

Distribution of apartment sizes at the Roselle Golf Club & Roselle Shopping
Center:
5% studio = 86.35 apartments
45% 1 bedroom = 777.15 apartments
45% 2 bedroom = 777.15 apartments
5% 3bedroom == 86.35 apartments

Maximum amount of school age children by number of apartments:

777 - 2 bedroom apartments @ 1 child each - 777
86 - 3 bedroom apartments @ 2 children each = 172

777 + 172 = 949 maximum number of school age children

Maximum number of school age children = 949

Public School Cost for Additional Students

The latest available student cost for Roselle is the NJ Department of Education School Report Card
2009 Total Cost per Student which is $16,775 per year per student.

$16,775 x 949 potential students = $15,919,475 per year

If the state of New Jersey continues to pay approximately 51% of Roselle's public school costs the
cost to Roselle taxpayers will be as follows.

49% of $15,919,475 = $7,800,543 additional dollars per year minimum to be paid by Roselle
taxpayers for the maximum number of school age children attributable to this project.

That's IF the state continues to pay 51% of our school cost.

Future annual costs will grow on a yearly basis as shown on Page 7.

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 New School Construction Cost
Additional schoolrooms will have to be added to existing schools. The only schools with enough
open land area that would accommodate any building expansions are Abraham Clark High School
(A.C.H.S.), Grace Wilday and Washington schools.
When computing the size of a new school the standard is to assign a student a certain amount of
square feet (SF). The minimum per student is 160 SF and the maximum is usually 240 SF. It can be
more for special needs students.
Variations of building design such as auditoriums, gyms, cafeterias, laboratories, libraries, and more
cause this wide variation of square footage per student.
For this exercise the minimum of 160 SF and the $290 PSF cost of New Brunswick's new high
school are used.
Therefore, if the amount of students attributable to the additional housing intended for the former
Roselle Golf Club property and Roselle Shopping Center were at the maximum, the cost for one
single building to accommodate these students would be:
949 students x 160 SF per student = 151,840 SF
151,840 SF x $290 PSF = $44,033,600.00
One single building would reflect the minimum cost for additional classroom space.
The logical solution would be to build additions onto A.C.H.S., Washington and Grace Wilday
schools.
These connected additions to existing schools would add an additional construction cost of
20% or more.

Approximate Cost of New Classrooms & New Students

The following information was arrived at by the use of 2 Microsoft Excel Mortgage Amortization
Templates. They both came up with the same numbers.
Please remember that the new school cost is for one single freestanding school that will
accommodate the 949 additional students. Additions onto existing schools will cost more.

New School Classroom Loan/Bond Amount: $44,033,600.00

Loan/Bond is for 30 years/360 months

Interest rate: 5%

Monthly loan payment: $236,381.89

Annual loan payment: $2,836,582.68

Total interest paid: $41,063,880.40

Total of 360 payments: $85,097,480.40

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Annual cost to Roselle taxpayers for maximum additional students:
(One new school building)

Annual 2009 total cost per public school student: $7,800,543

(This will rise every year)

Annual loan/bond payment: $2,836,582.68

$7,800,543 + $2,836,582.68 = $10,637,126 per year for 30 years

Additional per student cost information:

Possible maximum per student cost increase per year:
In 2003 the Actual Cost per Student* was $8.482.
In 2009 the Total Cost per Student was $16,775.

$16,775 - $8,482 = $8,347 increase of per student cost over 6 years.

$8,347  6 years = $1,391.17 average increase per year per student.
Maximum number of school age children = 949
949 x $1,391 average increase per year since 2003 = $1,320,059 increase of public
school costs per year for the maximum 949 additional students.
Possible minimum per student cost increase per year:
These are the most recent Total Cost per Student figures from the NJ Department of
Education School Report Card website.
2007 per student cost - $15,163
2008 per student cost - $15,589
2009 per student cost - $16,775
$16,775 - $15,163 = $1,612 increase per student over 3 years.
$1,612  3 years = $537.33 average per student cost increase over the last 3 years.
949 x $537.33 = $50,509 minimum increase of public school costs per year for the
maximum 949 additional students.

* Actual Student Cost is all that is available for 2003, the earliest year available from
the NJ Department of Education website.

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 Additional Sewage & Wastewater
The sewage and wastewater from these additional 1,775 apartments will flow or be pumped into the
existing sanitary sewer system.

Every retail business will have at least one toilet room and one maintenance sink. If there is a health
club located at this new development there will be men's and women's toilet rooms and showers.

All of it will flow into the 18" sewer line under Clark St. then to these following streets all of which
have 24" sewer lines. Chestnut St. for 1/2 a block and then to Bella Vista Ave. for 3 blocks and then
down Cavell St. to St. Georges Ave. The 24" St. George Ave. line runs down past Thompson Ave to
the apartments at Warinanco Park and connects to the 30" Linden sewer line.

Existing sewer lines that surround the golf course are located under Douglas Rd. (8"), Brooklawn
Ave. (15"), and two small lines under the northern leg of Raritan Rd. These are an 8" line that
connects to Washington Ave. and a 6" line that that connects to the 18" line that runs between the
RR tracks and Morse's Creek along Roselle Catholic.

These sewer lines all run to the 18" pipe under Clark St.

How many different sewer connections will there be to existing sewer lines?

What existing street sewer lines will be used by the new connections?

Will new larger diameter sewer lines need to be added? If so, where?

Will there be pumping stations, where will they be located, and to what existing or new sewer lines
will they pump?

When considering the following study on Page 9, I suggest that the lowest and
highest minimum parking requirements be ignored.

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