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Planning board backs Long Ridge mixed‑use conversions, flags affordable housing and design concerns
Summary
The CFRA Planning Board recommended approval of two related Long Ridge Road zoning referrals — a 196‑unit conversion of an office building and 102 for‑sale townhomes/carriage homes — while urging sewer/traffic mitigation and registering objections to the use of fee‑in‑lieu for below‑market units and tree impacts; votes were split on the projects.
The CFRA Planning Board on Oct. 7 recommended approval of two related Zoning Board referrals for redevelopment at 120 Long Ridge Road, advancing a conversion of a 300,000‑square‑foot office building into 196 apartments and a separate plan to build 102 carriage homes and townhomes on an adjacent parcel.
Lisa Feinberg, counsel for the applicants, told the board the office conversion would reuse existing infrastructure and keep the large parking garage but use only one level for residents. "They're proposing a fee in lieu payment to satisfy the below‑market rate obligation, which for conversions is 7%," she said, explaining that the conversion produces smaller unit types that the applicant said are difficult to match with on‑site affordable units.
Feinberg said the combined proposals would contribute nearly $500,000 toward local traffic and pedestrian improvements and provide about 60,000 square feet of publicly accessible trails. On traffic, she summarized the study’s estimate for combined vehicle trips: "Our traffic study estimated a 133 weekday morning peak trips, and ... a 163 weekday afternoon peak trips," and she argued that the projected trips are smaller than many alternative uses permitted in the CD zone.
Board members split over whether to urge on‑site affordable units. Bill, voicing what he described as a central‑location concern, said he was "very disappointed that they don't wanna do [BMR units] on‑site," and questioned whether a fee‑in‑lieu would actually deliver affordable homes near downtown. Other members pointed out that zoning changes made fee‑in‑lieu an option of right and said the Affordable Housing Trust Fund provides oversight for spending those dollars.
The board approved a recommendation for ZB‑225‑28 (the apartment conversion) with an amendment suggesting the Zoning Board consider exterior façade changes; the motion passed with a majority and a recorded abstention noted in the minutes. The board separately approved a favorable referral for ZB‑225‑29 (the Toll Brothers for‑sale townhomes and carriage homes). Opposition recorded in the public minutes focused on tree removal (referrals noted about 189 trees inside the construction envelope), grading and the sufficiency of usable open space for families.
Environmental Protection Board (EPB) comments were discussed at length: staff said EPB had flagged construction‑period erosion controls, site drainage and upland landscaping and asked that a retaining wall along the river be constructed early in phasing to protect the riparian edge. Board members said those conditions would normally be enforced through EPB’s permit process and could be incorporated into zoning approvals.
Next steps: both applications move to the Zoning Board. The planning board’s record recommends approval but notes the objections on affordable unit placement, open‑space configuration and environmental safeguards that the Zoning Board and EPB should address before permits or building permits are issued.
