OLD TAPPAN, N.J.—An applicant hoping to build one of the largest residential developments ever in Old Tappan will likely present initial testimony Nov. 13 at 7:30 p.m. before the Planning Board.
If approved, the “inclusionary development” proposal will create 110 rental apartments and 79 market-rate townhomes—plus 40 affordable units—including 20 units to be located above 21,000 square feet of new retail space.
“Inclusionary developments” are multifamily developments of five or more units, with generally 15 percent of rental units and 20 percent of market-rate units set aside for affordable housing.
The hearings will feature applicant experts testifying about the proposed complex. Following each expert, Planning Board members and residents can question the professional but must ask questions germane to testimony.
At the conclusion of applicant hearings, board members and residents may offer personal opinions or criticisms of the proposed development.
First ‘mixed-use’ complex
According to people familiar with Old Tappan, it will likely be the largest development in Old Tappan in at least half a century and the borough’s first mixed-use development.
Probably the largest development to date was construction of adjacent Bi-State Plaza, which was opened in 1958.
Preliminary testimony from applicant 200 OTR LLC is set to begin Nov. 13 to construct 229 units on a 19.1-acre site formerly occupied by Pearson Education.
Pearson was previously known as Simon and Schuster and prior to that as Prentice-Hall. The Prentice-Hall facility opened there in 1978.
The-on site buildings—including an office and warehouse and several others at 200 Old Tappan Road—will be demolished to make way for development on three lots.
The three lots to be carved from 19.1 acres include: Lot A, a 5.25-acre lot to feature a 110-unit multifamily residential apartment development; Lot B, a 11.2-acre parcel slated to include a 99-unit townhouse development with 79 market-rate townhouse units and 20 affordable townhouse units; and Lot C, at 2.65 acres, to include 20 affordable units above 21,000 square feet of first-floor retail space.
Pearson site rezoned
On June 17, the council voted 4-0 to adopt a rezoning measure that paved the way for the 229-unit development on the 19-acre property—including the affordable units which are an integral part of Old Tappan’s affordable housing settlement plan.
When voting in June, the council faced a June 24
compliance deadline required by state Superior Court to satisfy its affordable obligations.
The rezoning ordinance created a PRD-2 zone, Planned Residential Development Affordable Housing District, on Lot 7, Block 1606, the former Pearson site.
Overlay zone: 12 per acre
Previously, Borough Administrator Anna Haverilla, a councilwoman in 2017 when the borough’s settlement plan was approved, said the borough included the then for-sale Pearson Education property with an affordable housing overlay zone at 12 units per acre.
It turned out to be a smart move, said Haverilla, because had the borough lost immunity from a “builder’s remedy” suit due to non-compliance with its plan, a builder could have sued to construct much higher-density housing on the former Pearson site.
“This could have been a lot worse,” Haverilla told Northern Valley Press Nov. 5.
No development name yet
On preliminary and final site plan documents submitted in advance, the development has no definitive name but some simply call it “200 Old Tappan Road/Mixed-Use Community.” An entire packing box of planning and impact studies, including detailed engineering documents, and traffic and environmental impact studies was reviewed by Northern Valley Press Nov. 4 at Borough Hall.
All documents are available for public inspection between 8:30 a.m. and 4 p.m. in the Municipal Building, Monday to Friday.
Four townhome models
From architectural specifications and drawings, it appeared four models of two-story townhomes were planned, including two models of approximately 2,500 square feet; another for 2,728 square feet, and a 3,047-square-foot model.
The affordable townhouse units are estimated at 1,200 square feet.
Approximately 160 property owners within 200 feet—including scores of Lakeview Drive townhome owners—were notified by the applicant.
A “Notice of Hearing” was published Nov. 1 in a local newspaper. Copies of print public notices may be found at njpublicnotices.com.
About 10 minor modifications of applicant 200 OTR LLC preliminary site plans were required by planners at the Oct. 9 meeting and any final outstanding concerns should be addressed prior to applicant experts’ testimony beginning Nov. 13.
Planners must deem the site plan application “complete” on Nov. 13 before expert testimony commences.
A ‘good compromise’
Haverilla said she did not think the proposed 200 Old Tappan Road development will “intrude much on the town” and that developer 200 OTR LLC, listed on several documents as Hornrock Properties, of Park Ridge, “is trying to do the best it can.”
“I think it’s a good compromise and that it will be a plus for our town,” she said, noting extra tax revenue and an “economic boost” from more residents for local businesses.
She said it was unsure what the impact on local schools will be from the new residents.
“There are pros and cons. I have mixed feelings. I liked it small and manageable and everybody knows each other,” she said of Old Tappan.
“Some people are up in arms about this but I don’t think it’s going to affect them as much as they think it will,” she added.
‘A positive part’
Mayor John Kramer, who previously served as police chief and a Planning Board member, said he was “proud of being part of the development of this community” over the decades and said “the Hornrock development will become a positive part of our community.”
He said the proposed development “fits into the location” and that local officials “made the best effort” to provide affordable units without high-density development.
“Things have constantly changed here,” said Kramer, remembering when the elementary school was comprised of three classrooms handling all eight grades.
“It’s going to fit in well and we’ll continue to have a small town feel with the changes. I’m comfortable with the manner that we arrived at the decision” on developing the former Pearson property, he said.
‘Fits within…community’
A principal in 200 OTR LLC, Elliott Hornblass, said previously he felt “it’s important that the development fits within the overall feel and fabric of the community.”
After Pearson Education vacated the site in 2014, Mayor Kramer told Northern Valley Press he hoped the site could remain commercial but market conditions were not suitable and Fair Share Housing Center had targeted the site for high-density inclusionary housing.
The property was purchased by 200 OTR LLC of Park Ridge on Oct. 15, 2018, for a sum of $11.49 million.
