Ten-Unit Housing Complex Approved

An August 2018 screen shot from Google Maps shows 192 Livingston Street as it then appeared. The building will soon be demolished and replaced with a three-story, 10-unit rental building. | Courtesy Google Maps

NORTHVALE, N.J.—A proposed 10-unit multifamily three-story residence—with two affordable units—is coming to a site near downtown Northvale.

A boarded-up, partially collapsed auto parts store and adjacent lot at 192 Livingston Street near the center of Northvale was approved to be demolished and replaced by a three-story, 10-unit multifamily residential apartment building by the Planning Board on Feb. 5.

The property is a 14,945-square-foot lot, with frontage on Firenze Street and Livingston Street.

From 14 units to 10

The development was originally proposed for 14 units, but was reduced by the developer to 10 units, in keeping with Planning Board recommendations. 

The approved 10 one-bedroom rental units include two affordable units, required under a set-aside ordinance requiring 15 percent of rental units in multifamily housing be affordable.

The building was condemned in early November due to water leaking inside, mold, and potential safety issues, said a local building official.

Eastern Allied Construction, Inc., of Old Tappan, plans to demolish the long-neglected auto parts building and construct the first affordable units in the Northvale’s new Paris Avenue Inclusionary Overlay District, created by ordinance in August 2019 as part of the borough’s affordable housing settlement.  

10 units vs. 30 units?

In minutes recorded from the Jan. 8 Planning Board meeting, Mayor Patrick Marana said he voted to reconsider the application and approve it—which in December had been adjourned after a 4-4 vote—noting that should a developer take the borough to court, he might be awarded the maximum per-acre density permitted of 30 units.  

That density was set as part of the new affordable housing district created by the council in August. 

A 30-unit building would have required five affordable units, based on a 15 percent set aside.

However, Marana told Northern Valley Press that the Planning Board approval of the 10-unit building adds a new ratable and also improves an area near downtown that needed to be addressed. 

At the Jan. 8 meeting, Marana said after reviewing previous testimony and transcripts, it was important to take action and that a zoning official should make an annual inspection of the property.

Teddi Andreopolis, representing her parents, who reside at 183 Firenze Street, said they had concerns about parking, how pedestrians can traverse the property and exit onto Firenze Street, garbage concerns and impacts of traffic added to Livingston Street. 

She asked that her objections be recorded. She also asked why previous hearing minutes were not posted online; generally, minutes are not posted until the board authorizes approval at the next scheduled meeting.

The vote to approve Eastern Allied Construction’s proposal was 7-2 in favor. 

No comments by members were noted in the minutes. 

Seven variances granted

Seven variances were  requested and granted. These included variances for minimum lot area, minimum lot width, rear-yard setback, Dumpster location, driveway width, and street tree replacement.

The Feb. 5 Planning Board resolution of approval notes “there were minimal negative criteria associated with the project” and that the project complies with the borough’s Master Plan.

The board found “that special reasons do exist for the relief requested and that the benefits…of requested variances substantially outweigh the detriment.”

The three-story building planned will be a 13,638-square-foot residential building with a 4,642-square-foot footprint.

Marana said it was his understanding that the property sale of 192 Livingston Street was likely contingent on Planning Board approval of the multifamily building. The property is owned by Daniel Rieken, Bradley Avenue, Northvale.

Throughout Pascack and Northern valleys, more opportunities for development and redevelopment—in part driven or aided by affordable housing settlements—are transforming communities. 

The affordable settlements often require communities to create the opportunity for affordable units in multifamily housing (usually five or more units) as well as allow special zoning for mixed-use development (retail with rental units) and allow zoning for higher-density multifamily housing.