WOODCLIFF LAKE—While an applicant attorney said the conversion of first-floor retail space at 216 Broadway to rental apartments will “bring an important old and new asset” back to the borough, a half dozen residents criticized the proposal’s housing density, traffic, parking, and possible precedent being set for rental apartments along the Broadway Corridor.
A first hearing was held Dec. 14 on the application to add three first-floor apartments at 216 Broadway, formerly retail space for Faber Carpet, and presented by applicant 216 Broadway LLC.
The public hearing continues Tuesday, Jan. 25, 2022.
An architect, engineer, and planner are scheduled to testify, with a board decision expected by March, said the applicant attorney.
In addition to three rental units allowed on the second floor as part of the existing site’s nonconforming zoning, the proposal plans to convert the first floor retail space to three rental units: two 2-bedroom units and one studio apartment.
[See “Broadway applicant proposes more units,” Michael Olohan, Dec. 13, 2021.]
Applicant attorney Arthur Neiss of Beattie Padovano LLC of Montvale noted that 216 Broadway was built 151 years ago and is showing “considerable signs of age.”
He said the applicant proposes to “maintain and accentuate its historical architectural elements,” and restore the building’s original cupola, which will require a height variance if permitted.
He said the applicant proposes parking and vehicle circulation improvements to the site, plus adding a lawn and fence to a parking area at the Highview–Broadway corner.
The plan includes 12 angled parking spaces and one-way circulation entering off of Broadway and exiting onto Highview.
John DaCosta Jr., applicant principal and owner of DaCosta Development & Construction, said he acquired the property in February and owns two other properties on Woodcliff Avenue.
He said he read about the building’s history in a Pascack Press “Back In Time” feature, by assistant editor Kristin Beuscher, president of the Pascack Valley Historical Society.
He noted the “building has been neglected for some time” and he has worked with contractors to add 6,500 pounds of new steel structural support to its foundation.
DaCosta said he saw the building settling and brought on a structural engineer to develop a permanent structural shoring plan for the building.
He said the new two-bedroom rental units will be about 1,100 square feet and the studio apartment rental about 300 square feet.
Member Christina Hembree said there’s already a problem with people getting into and out of the 216 Broadway site.
Resident Veronica Appelle said she had problems with entering from Broadway and exiting onto Highview Avenue turning left or right. She said 16 affordable units are being built nearby, possibly adding up to 32 cars coming and going along Highview.
She questioned whether the 216 proposal would have any visitors’ parking and suggested visitors would be parking up and down Highview since Broadway has no parking.
Anthony Bagget said he had some concerns with density given the six apartment units proposed. He noted the site has always “been a multi-use property” although it is zoned R-15 (Residential One-Family, 15,000 square foot) District and had been a nonconforming use.
Asked why it couldn’t continue with the first floor as commercial space, DaCosta said it could stay a rug store but a variance would be needed for any other use such as a doctor’s office.
DaCosta said should the property stay a commercial use it would require more parking and additional amenities on site.
Gwenn Levine wondered if granting six units on 0.4 acre would set a precedent for up to 16 units per acre elsewhere in town.
Alex Cuto also asked whether approval for a six-unit rental dwelling on a small parcel would set a legal precedent for other local developments. He also said the proposed cupola, though aesthetically pleasing, might also set a precedent for building height.
“If you could modify the density, I’d love to support it,” said Cuto.
Residents asking questions about legal precedents for variances and density were advised to ask planner Joseph Burgis at the Jan. 25, 2022 hearing.
One resident questioned whether large fire apparatus could turn into the complex driveway and chair Robin Malley said she would send the plan for fire department review and approval.
Resident Ann Marie Borelli asked DaCosta whether he planned to convert 216 Broadway into multi-family units when he bought it and DaCosta said he did. Borelli said she would like to go to 216 Broadway “and sit there in a cafe and enjoy” the reservoir views.
Borelli asked if DaCosta considered that option.
DaCosta said there were “a number of flags” about doing or continuing retail on the first floor including retail space needs that would change the look of the entire building.