EMERSON—Family Promise of Bergen County has time to appeal the Borough of Emerson’s decision to reject its proposal to open The Family Promise Center, which aimed to provide temporary housing for working parents with children facing homelessness.
During a hearing on Feb. 20, the Emerson Municipal Land Use Board voted against the nonprofit’s plans to renovate a commercial property at 436 Old Hook Road to serve as a permanent location for its headquarters and programs.
Family Promise said it is raising funds foor the move, to provide temporary housing for up to eight families, along with comprehensive support services and eviction prevention programming. Renovations would create eight living units, each equipped with individual kitchenettes and bathrooms, as well as a library, playroom, laundry facilities, and classrooms for workshops. The organization is eager to relocate its offices, based in Ridgewood, to the Emerson site.
“In its nearly 40-year history, Family Promise has helped families from every single municipality in the county,” said Kate Duggan, executive director. “Certainly, during these times, any one of us could need the services that we offer. We feel that The Family Promise Center would be an asset in any town and are disappointed that the Land Use Board rejected our proposal.”
The hearing was the fourth for the application, submitted in April 2024. The organization, located in Ridgewood since 2011, had requested a use variance for the property, zoned RC (retail commercial), along with bulk variances for driveway width, number of parking spaces (44 required, 22 proposed), maximum illumination at the property line, and minimum distance for a freestanding sign.
The vote was 6-1. Voting to deny the application were Rich Taub, chair, and members Anthony Khiami, Michael Cimino, Paul Hulburt, Rich Worthington, and Dominick Aramini. Voting in favor was Eric Ciavaglia.
It was unclear why the board denied the application. Borough officials did not respond to requests for comment by press time. The LUB is due to issue a detailed resolution memorializing its decision later this month.
The decision came despite the appeal of resident and Bergen County Commissioner Germaine Ortiz, who said at the hearing—the proposal’s fourth—in part, “I urge you to support this initiative. When we lift up families in need, we strengthen our entire community.”
Ortiz said, “I understand concerns about the term homeless, but what we are really talking about are parents and children working tirelessly to rebuild their lives. They are not statistics; they are people with dreams, goals, and determination. This could happen to any of us.”
She said “Approving this application is more than a zoning decision — it’s a statement about the community we want to be. It’s about standing together to ensure no family, no child, falls through the cracks due to circumstances beyond their control.”
And, said Ortiz, “Family Promise helps hardworking parents who, despite doing everything right, face a housing crisis due to rising costs and unforeseen challenges. These families don’t seek charity—they seek stability. Through job training, financial education, childcare, and transportation assistance, Family Promise empowers them to rebuild their lives.”
Family Promise told Pascack Press on Feb. 25 that it might formally appeal the denial after the Land Use Board approves its resolution of memorialization either March 6 or 20.
Organization does good
Duggan told Pascack Press, that the organization, whose programs include the Bridge Network, the Walk-in Dinner Program in Hackensack, Camp Lots of Fun, and the Youth Council for the Homeless, has raised $2 million toward its $6 million capital campaign for the proposed facility. She noted that only 2% of Family Promise’s funding comes from government grants.
The organization provides temporary housing and individualized support services, including case management, job training, financial education, transportation, and enrichment programs for children.
According to its application, the volunteer-driven nonprofit receives financial support from 164 corporations and 137 congregations. It operates with a staff of eight and a 10-member, hands-on board of trustees.
The application also highlights Family Promise’s recognition for excellence: “It is a recipient of the prestigious 4-star rating from Charity Navigator and the Candid Gold Seal of Transparency from Guidestar. From 2018–2023, Family Promise has either won the distinction of being named Best Non-Profit in Bergen County (three times) or ranked number two.”
Family Promise had envisioned its Emerson center as being “located close to jobs, mass transportation, schools, shopping, parks, houses of worship, and other essential services that are important to our families.”
‘Inherently beneficial’
Duggan told Pascack Press that the new facility would improve what’s on site and said the applicant attorney, Mark Madaio, and planner both said during hearings that the social services facility was an “inherently beneficial use.”
Generally, inherently beneficial uses are given leeway in terms of meeting the exacting standards that are needed to qualify an application for a use variance. Duggan said a traffic study was done to show the low traffic impacts at a Family Promise transitional housing facility.
During hearings, the applicant said concerns were raised about illegal left-hand turns being made off of Old Hook Road into the driveway, and safety concerns about children having possible access to Old Hook Road.
Most temporarily homeless residents do not have cars, Duggan said. She said the second floor conversion to eight temporary housing units was planned to include six two-bedroom units and two one-bedroom units.
Duggan said most families stay a few months in transitional housing though some may stay up to a year before being ready to rejoin the workforce and afford market-rate lodging or housing.
And she said a police officer testified at one hearing that the Old Hook Road location was not safe for children due to the busy road’s proximity.
Duggan said it appeared the use variance was a major stumbling block to the application’s approval. However, she said the temporary shelter provided by Family Promise was needed more and more by families in Bergen County, noting a study found that nearly 40% of families cannot afford a $400 unanticipated expense.
She said the cost of housing has increased 20% to 40% since the COVID pandemic, and that temporary homelessness “could happen to anyone, This is any one of us that we’re talking about here.”
Though there were some board questions on whether the transitional housing project might count towards affordable housing obligations, Duggan told us the state Department of Community Affairs told them that it had yet to develop criteria for evaluating transitional housing and possible affordable credits.
Despite the setback, Family Promise continues fundraising efforts. Upcoming events include:
- Hike for Hope on May 4
- Annual Family Promise Golf Outing on June 16
- Annual Gala on Oct. 15
For more information, visit bergenfamilypromise.org.