BY MICHAEL OLOHAN
OF PASCACK PRESS
RIVER VALE, N.J.—An attorney for residents of a nearby condominium association told Joint Planning Board members Jan. 16 that he was not provided two critical studies while reviewing the 249-unit Fairways at Edgewood proposal and provided seven objections to the proposal just prior to the first hearing attended by over 100 residents.
The attorney, Jameson P. Van Eck, of Verde, Steinberg Pontell LLC, Hackensack, was representing the River Vale at Holiday Farm Condominium Association, a group of homeowners whose multifamily housing complex lies directly across Piermont Road from the proposed 249-unit multifamily development.
Many residents who spoke to question what many view as a large development sure to impact local traffic, taxes and quality of life were from the Holiday Farm townhome development as well as homeowners on adjoining streets.
Van Eck said when he showed up to review the Fairways at Edgewood proposal at Town Hall, he was not provided studies on stormwater and traffic prepared by applicant consultants which should have been available for public inspection.
Approximately 150 residents filled the Holdrum Middle School gymnasium, spreading out to bleachers behind 100 seats set up for an expected crowd. Before and throughout the proceedings, two River Vale police officers stood by the gym entrance screening residents and monitoring proceedings.
Legal challenge possible
Before testimony even began, Van Eck said he would let the hearing continue that night but reserved the right to later challenge the decision as he was not previously shown the applicant’s stormwater and traffic studies despite his request for them.
Joint Planning Board attorney Marc Liebman said he did not anticipate testimony on those topics but Van Eck said he reserved the right to later challenge the proceedings.
In a letter submitted Jan. 15, Van Eck notes seven issues to be addressed, including redesigning the affordable housing lot and building to comply with zoning code, adequate buffers along Piermont Avenue, verifying 30 percent of site area is dedicated for landscaping, stormwater management and flooding concerns, traffic impacts and a request for a deed restriction for the remaining 18-hole golf course property.
‘Serious concerns’ with design
The lawyer’s letter states Holiday Farm “does not seek to stop the project outright, it has serious concerns with the present design and layout of the project.”
Over the next three-plus hours, Peter Wolfson, an attorney for Woodmont Properties, offered testimony from Stephen Santola, executive vice president and general counsel, Woodmont Properties, Fairfield, and Daphne Galvin, an engineer and planner with Partner Engineering and Science, Inc., Eatontown, to discuss the proposal.
Due to intense public interest in the application, Planning Board Chairman Scott Lippert allowed residents to question both professionals before allowing questions from planning board members and township professionals.
Santola said similar to other golf country clubs in Bergen County, Edgewood Country Club suffered declining membership, dropping from 375 members to just around 200 and decided that they would attempt to bring a luxury, golf lifestyle development to North Jersey.
He said they patterned the proposed development after similar luxury golf course developments in Florida—hoping to offer that lifestyle to older “empty-nesters” in North Jersey who no longer wanted a house but wanted to stay nearby family and friends here.
He said the so-called “empty-nester” market was “totally underserved” in the area. Empty-nesters are defined as parents whose children have grown up and left home.
He said the proposed target market—empty-nesters—would not likely add many children to the school system.
A consultant’s demographic study included with the proposal predicts 31 additional students from the development, 20 from 225 luxury units and 11 from 24 affordable housing units.
Santola said the $800,000 to $1 million price tag for luxury units and marketing approach “with all amenities geared to empty nesters and no playground on premises” is not likely to appeal to many families with children.
He said buyers of townhomes or quadplexes have the option to join Edgewood Country Club, but are not required to do so. He said management hopes to “incentivize” purchasers to join the nearby golf club, which, in turn, should support the country club for a long time.
Santola said Woodmont Properties “hopes to be part of the solution” to affordable housing obligations in River Vale, where the township is currently in litigation over its affordable housing settlement.
Fairness hearing delayed
Mayor Glen Jasionowski told Pascack Press Jan. 16 that a Superior Court fairness hearing on the township’s affordable housing settlement plan—scheduled for Jan. 14 and Jan. 15—was postponed until after the current proposal and its affordable housing component is decided.
When Van Eck asked Santola if the applicant would put a deed restriction on the remaining 18 golf holes to prevent development, Santola said that would be a conversation Woodmont should have with the township.
Santola said current zoning does not permit development on the remaining 18 holes. Despite the zoning restriction, Van Eck said he would ask for a deed restriction on the remaining 18 holes permanently dedicating it as as open space or a golf course as a condition of approval.
Questions for experts
One resident requested “a general estimate” of population increase due to the proposed development, and was redirected by Liebman to only ask questions to the appropriate expert who presents specific testimony and not ask general questions.
Liebman urged questioners to limit questions to testimony offered and not ask unrelated questions or give opinions. Opinions and public comments on the overall proposal are permitted only at a certain time, generally the conclusion of all testimony.
Throughout the night following both Santola and Galvin’s engineering and planning testimony, many questions were asked by residents and deferred to other specific experts yet to testify, including traffic, stormwater and landscaping experts.
At one point, Liebman said the board was considering to post materials on the development proposal online to allow greater access for residents to view application documents.
Other residents questioned why three bedrooms would not mean more children from the development, impacts from the development’s population increase, vehicle access to and from the development and impacts on local traffic, affordable housing building driveway access, buffers along Piermont Avenue for screening the development, and how affordable units will be managed and made available.
Galvin testified how access driveways to the development will be widened to 24-foot wide and how curb designs at intersections will be modified to allow greater emergency vehicle access. She said 787 parking spaces are planned for residents. She said all building setbacks meet code and the applicant “exceeds the town’s requirement for parking.”
She said two variances, one for fencing along Piermont Road and one for a second sign (only one is permitted) at the corner of Piermont Road and Rivervale Avenue are being sought. She noted the townhomes and quadplex units are only two stories in height.
She also pointed out that the intersection of Piermont and Rivervale will be widened and plans are pending with the county engineering department. Galvin said further details on the intersection plans will be offered by the traffic engineer at an upcoming hearing.
Additionally, Galvin went through a point-by-point response to many of Township Engineer Christopher Statile’s engineering review of the application, requesting additional waivers, and suggesting options and site plan adjustments, or not, in response to Statile’s project review letter.
Galvin provided specifics for fencing around the trash enclosure near the 24 affordable unit complex, which is separate from the luxury development, and touched on a list of engineering items including, site grading, utilities, sanitary sewer connections, replacement of fencing along Piermont Road, signage and sidewalks.
The next hearing is scheduled for Feb. 28 at 7:30 p.m. at River Vale Community Center, 628 Rivervale Road, behind the firehouse.
She provided details about stream protection areas, including buffers and grading, to a resident concerned about possible runoff impacts. She noted a stormwater expert would be testifying about stormwater flows and a new detention basin to absorb site runoff. She said the detention pond runoff water would be used to irrigate the existing golf course, helping to recharge groundwater and conserve water.
Anticipated testimony is planned from planning, traffic and architectural experts Feb. 28, said Wolfson.