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Neighbors oppose outdoor ceremonies at Old Tappan Manor; applicant proposes airlocks, berms and a circular driveway
Summary
Neighbors and the planning board debated an amended Old Tappan Manor application seeking changes including a circular driveway, porte‑cochere, relocated ADA spaces and outdoor ceremony adjustments. Objectors said outdoor ceremonies have increased noise; the applicant proposed vestibules (airlocks), a sound‑attenuation wall and additional landscaping; the hearing was continued to October.
Attorney Matthew Capizzi presented an amended application and described supplementary studies (traffic, acoustics and revised landscaping) filed for Old Tappan Manor’s proposed changes. Neighbor counsel said residents object to the practice of holding outdoor ceremonies and amplified sound, and urged the board to enforce prior resolutions limiting outdoor events. “That is the biggest issue,” an objector’s counsel said, adding that sound spillage from the patio and its marketing for ceremonies has increased neighbor disturbance.
The applicant’s team described several mitigations. Architect Lazarus presented design revisions that include two vestibules (described as airlocks) at doors that open toward the ceremony area, revised elevations and a porte‑cochere at the front entrance. Traffic engineer Barag Tombalakian described a circular driveway and updated vehicle circulation intended to improve safe drop‑off and pickup operations; he said the revised drainage report classifies the site as a DEP major development and accounts for additional impervious coverage. The applicant said the acoustical engineer’s report was previously filed (March 2024) and that a further site measurement could be arranged at an event if the acoustical witness is available.
Board professionals and residents asked for specific follow‑ups: soil/infiltration testing for seepage pits required by DEP rules, accessible‑route slope details for the relocated ADA stalls, clearer drainage numbers and a measurement of amplified sound at the property line near the ceremony doors. The applicant agreed to provide additional documentation; the board continued the hearing to October 9 without further notice.
