Plans for a proposed high-rise for West New York have been postponed for at least another month due to the organized efforts of area residents.
In a special Board of Adjustments meeting on Wednesday at Town Hall, the developers of 6609-6615 Boulevard East requested variances for the proposed 22-story building, which will be comprised of 107 multi-family units and 136 parking spaces.
Directly across from the proposed location is The Versailles highrise. Residents there have been sending out information and petitions to stop this proposal from going through since receiving notice a few days ago. They had also reached out to their neighbors within a six-block radius.
“We got the notice Tuesday, August 11, and the board of directors sent out our first notices August 16,” said Gail Graham, property manager of the Versailles. “Immediately [after receiving the notice] I went to Town Hall to see exactly what the plans were.”
Banding together
In accordance with municipal statute, property owners within 200 feet of the land in question were informed of the proposed development, so they could voice their opinions at the Board of Adjustment meeting.
Each of the surrounding co-ops and condominiums, including the Riviera and Tower West, were represented at Wednesday night’s meeting. Over 100 residents turned up by the busloads.
“This a good turnout [considering the short notice], and some people are still out of town,” said Kim Dumais, president of the Board of Directors for the Versailles. “It shows how adamant and strongly unified the buildings are against the project.”
“People from 60th to 80th streets came and every co-op or condominium is represented here tonight,” said Graham.
In addition, representatives of the Versailles are trying to coordinate with property owners to form a coalition named Concerned Boulevard East Citizens (CBEC).
Area concerns
The major causes for their concerns are the dangerous traffic conditions that could further plague this already congested area on the boulevard.
“This happens to be the narrowest portion of Boulevard East, from about 65th to 67th streets,” said Dumais. “Our prime concern is a safety issue, and we have an expert witness that will testify to the accident ratios.”
The biggest cause for concern is among pedestrian accidents. As per the design of the development, it would have its main garage entrance and exit on the boulevard, where the Versailles have their main pedestrian entrance.
“There is a blind corner [in that area], and the volume of people passing by is considerable,” said Dumais, who also pointed out the volume of cars and jitney buses already going through the area, especially during the early morning commute.
“In addition, they have only allotted 139 parking spaces for 107 apartments; that’s not even a space and a half per apartment when every household has at least one to two cars,” said Graham, who pointed out the already difficult parking situation on Boulevard East. Currently on the property being zoned for the development, which encompasses 6609-6615 Boulevard East and 67th Street, is a gasoline station and one-family house. The space itself is only legally zoned for 22 residential units, compared to the existing 289 units of the Versailles.
“[Also], nowhere on the boulevard do you have two high-rise buildings directly face to face,” said Graham.
This also causes problems for residents of the first five floors of the Versailles, who would be face to face with the garages that will be emitting exhaust fumes.
Hired an attorney
Going before the board to address some of these concerns is corporate attorney Bob Buckalew, who will be representing the area residents throughout the process.
“Our ultimate goal is to get the variances to be vetoed by the board, and [create a development] more appropriate for the neighborhood; not a high rise,” said Dumais. “It’s a quality-of-life issue and it’s a safety issue.”
Residents have stated that they are not opposed to new development in that section of Boulevard East, but the current proposal is not appropriate for the neighborhood.
“It has to be appropriate for that side of the street and the size of that lot,” said Dumais. “It’s like they are trying to put a 10-pound item on a 2-pound back.”
“We live in one of the densest areas of the country,” said Graham. “Why do you need to take this small piece of property and just put up another whole 100 units?”
Plans on hold
The named applicant on the residential notice, who is being represented by the law office of Jose A. Izquierdo, II, Esq. was 6609-6615 Boulevard East, LLC. They are requesting the approval of several variances including “D” Variances of building use, dwelling unit density, floor area ratio and building height; and “C” Variances for lot width, lot area, front yard, side yard, rear yard, building coverage, lot coverage, and number of parking spaces among many others.
“[Without the variances] they are not permitted in the zone, period,” said John Szabo, professional planner hired by the Versailles. “[The plan] exceeds the height, and it’s too many units; it is the equivalent of 300 units per acre.”
According to zoning regulations, a 12,000 square-foot site can legally support 22 units at about 12 stories high. “They need variances for nine out of 11 standards, which [consist] of building coverage, height, parking and so on,” said Szabo. “That site was just not designed for that level of intensity.”
Technicalities table it
However, these arguments against the project will not be heard as of yet, as the attorney for the objectors managed to get the application rejected on the technicality of appropriate jurisdiction.
The attorney said the board didn’t give proper notification to residents, and failed to meet certain other legal requirements, which must be corrected and resubmitted.
Although the variances themselves have yet to be discussed by the board, it will be a least another month before any further action can be taken.