RIVER VALE—A third public hearing scheduled for July 17 on a controversial application to build nine buildings and 52 townhomes on 5.4 acres at 691–693 Rivervale Road was postponed for a second time by the applicant, according to a notice on the Joint Planning Board website.
“At the request of the applicant, the Incandescent Development, LLC application for 691 & 693 Rivervale Road, Block 813, Lots 17 & 18, will be adjourned to a future meeting date. The township website will be updated once a meeting date is determined. Proper notice will be provided and published by the applicant,” reads the online notice.
As of press time, July 11, no new hearing date was yet scheduled. Planning Board officials urged residents to check the joint board’s website for the new hearing date.
The application was originally scheduled for a third hearing on April 24 when the applicant delayed the hearing until July 17. On July 8, the Joint Planning Board website broadcast the latest postponement. No reasons for the delay were given.
The proposed development includes eight affordable townhouse units. Officials told Pascack Press that it was likely the board would have voted on the application July 17 if all testimony was concluded at the meeting and the public had an opportunity to make final comments on the proposal.
Land use administrator Maria Haag told Pascack Press, “There should only be one more meeting which will end with a vote by the board.”
Haag previously said the applicant’s planner was scheduled to testify at the third hearing, followed by questions from the board, public, and then public comments.
Incandescent Development LLC, Hackensack, is the applicant and developer of the 5.4-acre property. The property is currently owned by Nicholas Forcellati, who is listed as owner of VER Corporation, LLC. They are both separate entities.
The development includes eight affordable units that consist of four townhomes with two affordable units in each, in addition to 44 separate, single-family market-rate townhomes.
The developer, Incandescent Development LLC, has presented testimony and experts at two prior special meetings on Jan. 24 and March 27. The minutes from the January meeting are posted on the joint board’s website, and the March 27 minutes were due to be posted after board approval at the April 17 meeting, said Haag.
“Applicant is respectfully requesting preliminary and final site plan approval with bulk variance relief, a use variance, height variance, and major soil movement approval, as well as any and all other relief and design waivers or exceptions required,” reads the public notice published on Jan. 9, 2024, for the application.
The notice says the applicant is requesting a use variance for townhouse use and a height variance where maximum building height is 32 feet and 38 feet is requested.
Applicant seeks the following bulk variance relief from the township’s zoning ordinance:
- A variance for impervious coverage where 40% is requested and 48.1% is proposed;
- A design waiver is requested for minimum area for active recreation where 0% is required and approximately 7% is proposed.
The applicant also proposes associated site improvements, which will include improvements to the landscaping, drainage, impervious surface reduction, and lighting on the property.
Officials anticipate hearing from a final applicant witness, planner Brigette Bogart, of Wyckoff, at the next meeting. After that, it’s likely her testimony will be opened for board and public questions.
Then, if the applicant does not recall any prior witnesses, chair Scott Lippert will likely open the meeting to final comments from Joint Planning Board members and the public. If time allows, the board might vote on the application or delay a vote if more information or testimony is needed.
Residents can access more than 30 Incandescent Development application documents on the Joint Planning Board page at rivervalenj.org.
The upcoming special public meeting follows two prior meetings where dozens of residents questioned the application and whether it was appropriate for the site.
At the January meeting, nine residents questioned townhome elevations, drainage, stormwater management, whether an analysis had been done to compare single-family homes versus townhomes, and if affordable housing gives priority to residents (it does not) and the impact of the proposed multifamily development on local schools.
Answering a resident’s question in January, board attorney Marc Leibman said “the potential number of children that will be entering the school system cannot legally be discussed by the board,” noted the meeting’s minutes.
Replying to another question asking if residents get priority on the eight affordable housing units planned, Leibman said, “The law doesn’t allow the township to have any control of who is able to obtain the affordable housing. Affordable housing is controlled by a lottery process in the county,” according to meeting minutes.
Its two prior hearings were well-attended by neighbors who asked many questions and expressed concerns about the high-density, multifamily proposal in an area zoned for residential.
During the January meeting, engineer Daniel LaMothe said the 52 townhouse units will include two one-bedroom units, four two-bedroom units, and 46 three-bedroom units.
According to the meeting minutes, “There will be a two-way access private road. All of the main units will have driveways. The end units will have a two-car garage, and the interior units will have a one-car garage. The eight affordable housing units will not have a garage but will have driveways that will allow room for two cars.”