RIVER VALE—The multifamily Collignon Estates complex proposed along Rivervale Road now includes two new rental apartments, one fewer townhome, and one fewer variance.
A virtual second hearing before the Joint Planning Board on a revised application for the 1.25-acre site is set for Feb. 16 at 8 p.m.
The 13-unit townhome complex, with two apartments, on the site on adjoining lots at 234 and 238 Rivervale Road, is pitched as being part of four “pods.”
It was unclear at press time which of the townhome units the new apartments will be in. Both pods A and B pods contain three townhomes and face Rivervale Road; pods C and D contain four townhome units each, situated to the rear of the site.
The hearing was moved up nearly six weeks from its scheduled March 30 hearing date. A public notice was published Feb. 5 with the new hearing date. A letter accompanying revised site plans noted that revisions were “to address comments” raised at the first hearing, Jan. 26.
The notice lists 13 townhomes proposed, as opposed to the original 14, and two new apartments, which are likely to be affordable housing.
At a 20% set-aside for market-rate units of five or more, the 13 townhomes would equal 2.6 units. It was not clear if the applicant would owe additional funding to the local affordable housing trust fund for the difference.
No information was provided on the website nor in new application site plans or a letter from applicant attorney Matthew G. Cappizzi Law Offices, Tenafly. Calls to the applicant attorney for comment were not returned by press time.
On Feb. 16, the public will be allowed to question applicant architect John Lignos, who finished testifying on Jan. 26.
Moreover, the applicant planner and traffic expert are scheduled. A board vote may occur if testimony, questions and public comment are concluded.
It was unlikely the changes would have a major impact on the hearings’ outcome, as the borough engineer’s review had highlighted the lack of affordable housing units provided. It appears that issue has been resolved, although questions may remain about the units.
Moreover, the Feb. 5 public notice lists one fewer variance, going from 11 bulk or “C” variances requested down to 10 “C” variances.
The applicant, Collignon Estates, deleted a variance previously requested for a maximum building height on Building Pod D, where 35 feet is allowed and 35.36 feet was proposed. No explanation was provided.
Moreover, the proposal still requests two “use” variances: one for townhouses and apartments in a commercial zone, and one to exceed maximum allowable density.
At the first hearing, attorney Jameson Van Eck, representing nearby Lindvale Gardens, strongly opposed the new development, alleging code, height, and density violations. (See “Lindvale Gardens attorney faults proposed 14-unit development,” Pascack Press, Feb. 7, 2022.)
Van Eck raised safety concerns for vehicles coming and going to the new complex. An applicant traffic expert has yet to testify.
He further raised questions about whether the Joint Planning Board had jurisdiction over the application due to the applicant’s alleged failure “to apply for or provide adequate notice of multiple variances and waivers, which if accurate would affect the jurisdiction of the planning board to proceed with the application as designed and submitted.”
Without resolving Van Eck’s objections, the applicant agreed to proceed at its own risk, offering testimony from its engineer and architect.
For the Feb. 16 hearing, landscape plans were provided by the applicant on Feb. 3.
You can access and download documents on the Collignon Estates application at rivervalenj.org/236/Joint-Planning-Board.