In casting his vote to reject the Meridia Le Boulevard high-rise, West New York Zoning Board of Adjustment President Kenneth Blaine said the project violated the new master plan.
“To approve this application would be to usurp the powers of the Board of Commissioners,” he said at the May 20 meeting.
The board voted down the controversial Meridia project by a vote of 5-2, ending a battle between Boulevard East residents and Capodagli Property Co. Although board members Mohamed Elmaksoud and Jesus Alvarado voted in favor of the project, the majority of the other members – Theresa Cruz, Ramon Morejon, German Albert Chapin, Almer Martins, and Blaine – voted against it.
The rejection comes after nearly three years of public hearings, during which hundreds of residents spoke out against the project, a proposed 13-story multi-family complex at 6609-15 John F. Kennedy Boulevard East and 9-67th St.
“None of those who spoke at these hearings spoke in favor of the project,” Blaine said.
The Capodagli Property Company was asking for 20 significant use variances from the city for height, residential density, and other factors, all of which must be granted by the Zoning Board for the project to move ahead.
“To approve this project would set a bad precedent.” – Kenneth Blaine
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Opponents argued that the neighborhood is already too congested, and that a high-rise would add more cars to an area already short of parking spaces. Joshua Breakstone, a spokesman for Concerned Citizens for the Preservation of Quality of Life Along the Palisades, said Capadagli’s proposal violates several town zoning codes, would block views of the New York skyline, and limit sunlight.
Other opponents said the building would overwhelm mass transit, arguing that the buses are already overcrowded and that the developer misled the board on the availability of mass transit, citing the availability of bus routes that are actually more than a mile away from the proposed site.
Although originally approved by the Zoning Board in 2013, the matter was vacated by a court after opponents claimed two members at the time had a conflict of interest. The zoning board had to reconsider.
A bad precedent
Blaine said one of the most critical variances would have allowed the building to be constructed on a site half the size required for such a tall building. Another would allow four times the residential density for which it is zoned.
Blaine said the elimination of all setbacks and the building’s location near existing high rise apartment buildings would create overcrowding and would reduce the property values along what he called “the most iconic and scenic roadway in America.”
He said he voted against the project because in the end it could not balance any positive aspects with the negatives it would impose on the neighborhood.
“At the same time our board was holding public hearings about this project, the town Board of Commissioners developed a new master plan,” Blaine said. “This did not change the number of variances needed for this project. The municipal town fathers were given chance to amend the master plan to accommodate some of these issues, but they chose not to. If we approved this project we would be doing a rezoning of the master plan. This would be illegal since it would be usurping the commissioners’ authority.”
He said any benefits don’t even come close to making up for the detrimental impact of the project in the area.
“To approve this project would set a bad precedent,” Blaine said.
Critic thrilled
Breakstone, one of the most outspoken residents against the Meridia project, was thrilled with the decision.
“The zoning board of West New York acted to protect the residents of our neighborhood from the deleterious and damaging effects of the project proposed by the Capodagli development company,” Breakstone said. “The zoning board made it clearly understood that developers cannot come into our town with proposals that either sidestep or ignore the zoning statutes which are in effect and were written to specifically protect West New York residents from overcrowding, loss of views, the loss of the character of their neighborhoods, etc.
“The zoning board received a standing ovation by all present after they delivered their 5-2 vote against the proposal, and the group I work with, concerned-citizens, continues to applaud their action on behalf and in defense of their fellow West New Yorkers.”
Al Sullivan may be reached at asullivan@hudsonreporter.com.