TOWNSHIP OF WASHINGTON, N.J.—Following questions and objections from more than a dozen residents, the Planning Board voted unanimously to approve an affordable housing plan to satisfy the township’s proposed 11-unit affordable housing obligation for 2025 through 2035, bringing changes to the status of 370 and 660 Pascack Road.
The plan is part of the township’s 2025 Housing Element and Fair Share Plan, which includes both a comprehensive housing element—covering township demographics, land use, and housing stock—and a fair share plan that addresses its state-mandated affordable housing obligation.
That obligation has been reduced to a “realistic development potential” (RDP) of 11 units following a Vacant Land Adjustment. The two rezonings are intended to meet that target—and exceed it.
At a 90-minute June 18 presentation, planner Joseph Burgis said the township’s affordable housing obligation would be met through two future developments:
- 370 Pascack Road: Site of the shuttered Valley Bank, on the westerly side of Pascack Road south of Crest place: a proposed 72-unit development, including 15 affordable units.
- 660 Pascack Road: A proposed 28-unit development, including six affordable units, at the northwest corner of Pascack Road and Washington Avenue, most recently eyed as a strip mall at the site of a number of razed homes.
Combined, the sites are expected to yield 21 affordable units, satisfying the township’s 11-unit RDP and contributing 10 additional units toward its unmet need.
The Township Council was expected to endorse the plan at its June 23 meeting. The full document is available online and may be amended even after its June 30 filing deadline with the state.
Municipalities must submit their Housing Element and Fair Share Plans (HEFSPs) by June 30 or risk losing zoning immunity to builder’s remedy lawsuits that could force high-density development.
No developers were identified for the proposed rezoned sites, and no formal plans had been submitted as of the June 18 meeting.
In May 2023, the Zoning Board rejected a 17,100-square-foot retail plaza proposed for 660 Pascack Road, spanning five lots. That plan was filed by 660 Pascack Realty LLC, majority-owned by James Kourgelis, owner of Seasons Catering. The developer’s appeal was denied last summer.
Burgis said the township is only obligated to rezone the properties—not to ensure development. Officials will be required to submit a report in 2030 assessing whether a “reasonable opportunity” for development still exists.
The township’s original fourth-round affordable housing obligation was 184 units. After a Vacant Land Adjustment, the RDP was calculated at 11 units, leaving an unmet need of 173 units.
A recent state law requires municipalities to add 25% to their adjusted numbers, but how that 25% is calculated—whether based on RDP or unmet need—is still unclear. Burgis said most planners believe the law applies the 25% increase to the RDP. Fair Share Housing Center, however, interprets the law to apply it to unmet need—adding 43 more units to the township’s RDP. “As you can see, that number would be a heck of a lot,” Burgis said.
The township is one of 27 municipalities participating in Local Leaders for Responsible Planning (LLRP), a coalition spearheaded by Montvale Mayor Michael Ghassali challenging aspects of the state’s Fourth Round affordable housing process in court. Among its stated concerns are the exemption of urban-aid municipalities from future obligations and what it describes as a lack of oversight in how obligations are determined for towns such as this.
Six retired judges will review plans submitted across the county this summer and make recommendations to a judge overseeing Bergen County municipalities. “All of this process will continue through winter and spring until we get answers on all these housing plans,” said Burgis.
After adopting a plan, municipalities must file it with the state within 48 hours or risk losing legal immunity. The next major deadline is March 31, 2026, when towns must adopt zoning ordinances to implement their plans.
During public comment, Linda Galli, of Wayne Place, asked whether the affordable units could be limited to seniors. Burgis said the law allows only 30% of RDP units to be age-restricted.
Other residents raised concerns about school overcrowding, increased traffic, infrastructure strain, and public safety needs.
Vicky Beck, of Viola Terrace, said Washington Elementary School was “getting overcrowded” and that the proposed 74-townhouse development at 370 Pascack Road would worsen the issue.
Burgis criticized the state’s June 30 deadline, noting that many municipalities received adjusted obligation numbers only in April or May. He attributed the delays to ongoing legal challenges from Fair Share Housing Center, the New Jersey Builders Association, and other intervenors.
Members of the Planning Board: Leonard Sabino, chairman; Bill Carroll, vice chairman; Peter Calamari, mayor; Michael Ullman, council representative; and Brian Murphy, V. Wojno-Oranski, Michael Polito, Said Toro, and George O’Toole.