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Allendale board delays vote on 65 New Street renovation after neighbors raise drainage, massing and screening concerns
Summary
The Land Use Board carried the continued application for 65 New Street (file 2024-13) to Jan. 15, 2025, after applicants submitted revised plans and neighbors pressed for clearer drainage, tree replacement and visual screening plans.
The Allendale Land Use Board agreed to carry the continued variance application for 65 New Street (applicant Lewis Clemons, file 2024-13) to its Jan. 15, 2025 meeting after hearing revised plans and extensive public concerns about massing, drainage and tree removal.
Applicant counsel Gail Price presented revised architecturals, a topographical survey with one-foot contours and stated the applicant had reduced the second-floor bedroom count and made other plan changes intended to address board and neighbor concerns. Price said a professional planner would be retained to present the statutory proofs on the zoning relief (C1 vs. C2 criteria) at a later date.
Board members and neighbors focused on several recurring issues: whether the proposed 3-foot setback intrusion on one corner would increase water intrusion on adjacent basements, how drainage and stormwater would be handled on the flat rear yard, where removed trees would be replaced and how HVAC and other equipment would be screened from neighboring properties. Neighbor John Cromie asked specifically whether the applicant would include stormwater retention on-site and requested screening for visible HVAC units. "I will be staring at those air conditioning units," Cromie said, asking for more screening between properties.
Several board members also questioned whether the project constituted a large renovation that effectively rebuilds the house (and whether the application should be judged more strictly) or whether it fit the municipal standard for a C2 variance focused on public benefit and neighborhood fit. One member suggested design changes could shave the contested three feet and improve the elevation's appearance.
Because the board and the public requested additional specifics, including revised, accurate plan sheets and planning testimony, the board did not close the hearing. The applicant agreed to submit final revised plans that reflect the evening's suggested changes. The board carried the application to its Jan. 15, 2025 meeting (same time, same place) and stated no new mailed notice would be issued for that continued hearing.
What happens next: Applicant must file accurate revised plans and planning proofs for the board to review on Jan. 15, 2025; borough engineering will review drainage and soil/contour questions as part of post-approval or ongoing review.
