WOODCLIFF LAKE, N.J.—A newly revised application for 188 Broadway—whose original application for a 60-unit multifamily complex was unanimously rejected in July 2019—reduces the two-building complex to 53 units, lowers the second building to two stories, and provides extra parking spaces.
“This issue isn’t going away and could set a precedent for all development going forward in Woodcliff Lake,” said Veronica Appelle, a resident and member of a local citizens group, WCL SHINE, which is opposed to high-density development in the borough, which they allege would change the borough’s suburban character.
The group opposed the first 60-unit apartment proposal for 188 Broadway and claimed credit after its rejection.
Earlier this year, 188 Broadway LLP submitted a second application to build a 60-apartment unit, two-building complex on the site, citing housing needs created by the pandemic and the site’s suitability for residential housing near a train station. That application was then withdrawn, said officials familiar with the matter.
No hearing date on the new application was set at press time, said Zoning Board secretary Meg Smith, though the board’s next meeting is April 27. She said a public notice must be published prior to the hearing date.
Paul Kaufman, a principal with applicant 188 Broadway LLP, told Pascack Press, “The main objections neighbors seemed to have to the prior submittal was the height of the building blocked their view of the reservoir. With this change, no view will be blocked.”
He said “The pandemic has accelerated a change in the marketplace where office building use has dropped dramatically. In addition, this is not a site conducive to retail, which has also seen a dramatic market decline as a result of online shopping. Essentially, the permitted uses in the Zone are no longer feasible.”
The reduced density application was submitted March 12 by 188 Broadway LLP to the Zoning Board of Adjustment by Kaufman, Semeraro & Leibman, LLP, attorneys for the applicant. The tract is a 3.6-acre property across from Woodcliff Lake Reservoir.
After eight hearings and much local opposition, notably from SHINE that opposed what they called a high-density development, the initial proposal in 2019 was unanimously rejected by the Zoning Board.
SHINE opposed the 188 Broadway development previously, citing quality of life issues such as traffic gridlock, higher taxes, urbanization, safety implications and no further need for additional affordable units since the borough had an already approved low-income housing plan valid through 2025.
The site is in the special office (SO) zone and R-15 residential one-family zone. (No development is eyed there.)
The original 60-unit rental complex included nine affordable units. It was not clear how many affordable units were included in the revised 53-unit complex, but at a 15% affordable set-aside, that amounts to eight rental units.
One major point of public contention during the hearings was traffic safety and congestion in and out of the complex, which is near the intersection of Woodcliff Avenue and Broadway, one of the town’s busiest intersections
In addition to a reduction in units, each building’s unit mix has also been revised. Building One will contain 37 units, 33 one-bedroom and four two-bedroom units. Building Two will contain 16 units, including 12 one-bedroom and four two-bedroom units. Totals include 45 one-bedroom units and eight two-bedroom units. In addition, 111 parking spaces will be provided for 53 units; where 97 parking spaces are required. The 111 spaces were originally proposed for the 60-unit complex.
An appeal by the developer, 188 Broadway LLP, is pending before Judge Gregg Padovano. Previously, the borough attorney said that case has no bearing on any resubmitted application for the 188 Broadway property.
In February, Kaufman, an attorney from Kaufman, Semeraro, and Leibman, and owner of 188 Broadway LLP with Rich LaBarbiera, said that the site was “a perfect residential site because it’s right across the street from a train station.”
This application resolves issues raised by the fire department and board planner and engineer. The Zoning Board had cited density, traffic, current zoning for office space, and quality of life in rejecting the original application.
In rejecting the initial application for the complex, several on the Zoning Board cited problems with traffic, a zoning change required, the project’s high density, lack of open space, and a lack of benefits for the borough.
In addition, the board cited a lack of applicant testimony on why the existing single office building could not be leased out or occupied as office space.
In order to approve a zoning change requested—which would allow a proposed 53-unit residential housing complex in an S-O zone, or Special Office zone, board members will have to weigh whether the proposed development offers a substantial benefit or improvement to the community.
The 7–0 vote in 2019 denying a zoning change and variances followed more than a dozen speakers arguing against the development—and a final statement from applicant attorney James J. Delia quoting the borough’s planner as lauding the project.