Falls Township continues Lake View Terrace proposal after debate over parking, recreation and buffers

The Falls Township Zoning Hearing Board continued consideration of an application by Lake View Terrace 2023 LLC to add 28 residential units to its townhome community at 251 South Boulevard and seek multiple variances, the board decided Aug. 11 would be the next hearing date.

Leonard Alieri, attorney for the applicant, told the board the proposal would increase the complex from 288 to 316 units and add a 3,000-square-foot amenity building (including a 500-square-foot leasing office and about 2,500 square feet of indoor recreation). He said the requested variances include an increase in building coverage to about 20.4% (the ordinance maximum is 15%), impervious coverage to roughly 60.5% (ordinance 25%), reduced parking counted against the ordinance requirement, reduced outdoor active recreation and a narrower buffer yard in one area.

Eric Case, the project's civil engineer with Gilmore Associates, described the site's baseline: approximately 16.9 acres, 288 existing units and 361 existing parking spaces. Case said the plan would add 173 parking spaces by restriping previously unstriped areas, bringing the total to about 534 spaces; he noted the site’s existing nonconforming conditions and said, “we're only required to add 84 parking spaces, but we're going to be adding 173.”

Township counsel and multiple board members pressed the applicant about the absence of outdoor active recreation. The ordinance, the board noted, would otherwise require roughly 79,000 square feet of outdoor recreation across the property; the applicant proposes none and instead offers 2,500 square feet of indoor amenity space. The township asked whether a historic pool or other outdoor facilities once met that requirement; Case said a pool existed around 2006–2008 but the applicant’s title and plan research did not produce definitive record plans documenting prior compliance.

Board member Nasta questioned the applicant on hardship and site constraints; Eric Case and counsel characterized the lot’s irregular shape as the primary practical constraint and said the proposed adjustments are limited in location and scope. Joe Heler, regional property manager for Chelsea Management (the site's manager), told the board Chelsea took over management in 2023, that the property is “99% occupied,” and that he had not received complaints from residents about outdoor space; Heler said planned indoor amenities aim to improve resident retention and appeal.

Despite the applicant’s explanations, several board members expressed concerns that the plan removes longstanding green space used by residents and that reduced buffer yards (an 8-foot buffer proposed where 75 feet is required in one area) would place new development close to neighboring homes. The township solicitor cautioned that substantial changes might require readvertising and additional notice if the applicant returns with materially altered plans.

During an off-the-record conversation the applicant offered to make concessions; counsel later told the board they were prepared to reduce the proposed unit increase by four units (reducing the request from 28 to 24) and to consider a playground or other outdoor amenity. The board and township counsel advised that any negotiated changes be returned as a formal, revised plan rather than resolved informally during the hearing.

Bill moved to continue the application to the Aug. 11 meeting, a second was recorded and the motion passed unanimously. The board left the record open and urged the applicant to provide revised plans and any resident feedback prior to the continued hearing.

The record on variances remains open; the board did not vote on the variances themselves and no final approvals were granted at the meeting.