EMERSON—A fourth hearing on a proposed 122-unit assisted living facility at the 3.5-acre Armenian Nursing Home site is set for Thursday, April 9 at 8 p.m. at Borough Hall, 146 Linwood Ave.
The hearing is expected to focus on traffic impacts and zoning issues. The prior March 19 session was canceled and rescheduled, according to Land Use Board Secretary Marie Shust. Testimony April 9 is expected from a traffic expert, planner and Aviva Senior Living’s chief operating officer.
It remains unclear whether Aviva is purchasing the site or leasing it from applicant Armenian Home for the Aged Inc.
Residents have raised concerns about the project’s impact on emergency services, infrastructure and property taxes. The former nursing home, which closed in April 2021, operated as a tax-exempt nonprofit. The borough and Armenian Home Foundation remain in Tax Court over unresolved tax appeals from 2022 through 2025.
A key issue is whether prior “conditional use” zoning approvals — including a 40-foot height allowance granted to the former nursing home — apply to the new proposal. Board planner Caroline Reiter has questioned that assumption, noting the site’s R-7.5 zoning may instead limit height to 32 feet.
The previous facility had 86 beds; the proposed development would include 122 units across three stories (described by the applicant as 2½ stories).
Several variances are also being sought, including for building height, floor area ratio and parking dimensions.