TOWNSHIP OF WASHINGTON—A third Zoning Board of Adjustment hearing on a proposed 17,000-square-foot retail development — 4 Seasons Marketplace — near the Pascack–Washington intersection is set for Tuesday, Dec. 20 at 7:30 p.m.
Meanwhile, neighbors at the Northgate Condominium complex and on Meisten Street continue to mobilize against the proposed complex. The 2.1-acre property, at 660-682 Pascack Road, requests a zoning change from “AA” single-family residential on half-acre lots to a commercial use.
Applicant 660 Pascack Realty LLC owns nearby Seasons Catering as well as the long-vacant properties to be developed at Block 2110, Lots 6-11, from 660-682 Pascack Road. 660 Pascack Realty LLC owners include James Kourgelis (67.3%); George Kourgelis (16.7%); and Carl Carfello (16.7%).
The meeting is planned as the ZBA’s first “hybrid” meeting that allows both in-person attendance at Township Council chambers, 350 Hudson Ave., and participation via Zoom. Meeting access information is posted on the meeting agenda and on the Zoning Board website’s application page.
Northgate resident James Case and Northgate Condominium Association President Missy Valantassis wrote letters to the ZBA, with copies provided anonymously to Pascack Press, opposing the development in part over its alleged “adverse impact” on their neighborhood. The condos are just north of the proposed center.
(See “Northgate residents rip strip mall,” Nov. 26, 2022, and “Northgate Association rips mall proposed at intersection,” Dec. 5, 2022. Both stories are in print, and live at thepressgroup.net.)
“Residents Against 4 Seasons Strip Mall in Twp. of Washington” took out an ad with us Dec. 5 that stated “Stop Re-Zoning, STOP Strip Mall @ Pascack & Washington, Keep Our Neighborhood Residential.”
The ad quotes the 2019 Master Plan Re-Examination Report and one goal as “Maintain the quiet, single-family residential suburban community character, with community-oriented services and facilities.”
Opponents launched a petition on change.org, “Oppose proposed ‘4 Seasons Town Square’ strip mall – in the Township of Washington,” alleging three major negatives as proposed: that it “adds to our existing traffic problem,” “risks child safety,” and “detracts from a residential community.”
The petition reads in part, “Any benefit that another strip mall provides would be offset many times over by its negative impact upon the community. The application … should be denied, as the costs and risks to our community are too great.”
At the Dec. 20 hearing, applicant architect John Montoro of Montoro Architectural Group of Saddle River will answer questions from the board and public.
The applicant’s traffic consultant, Gary Dean, Dean & Dolan of Somerville, is expected to report on its traffic impact analysis study that states the site is “particularly well-suited” for a retail complex and that the study “conclusively demonstrates that the proposed development will not result in any unfavorable traffic conditions.”
Applicant planner Paul Grygiel, of Phillips, Preiss, Grygiel, Leheny, Hughes LLC of Hoboken, was expected to testify.
We reached out to applicant attorney Bruce Whitaker of McDonnell & Whitaker LLC of Ramsey for comment on criticisms from the public. He told us that questions and comments would be addressed at the hearing.
Openings on ZBA
Separately, the Township Council is soliciting résumés and/or letters of interest/qualifications from residents to be appointed to the Zoning Board for one regular member, four-year term and one alternate member, two-year term. The functions of the board are described in Township Code, Chapter 585. Submit documents by midnight, Jan. 11, 2023 to be considered for the appointment. Submit letters to town clerk Susan Witkowski, 350 Hudson Avenue, Township of Washington, NJ 07676 or email to switkowski@twpofwashington.us, subject: ZBA Appointment.