The Summit Planning Board could vote Nov. 9 on a proposal to replace an office building at 190 River Road with 198 apartments.

Developers Russo Development and Onyx Equities are seeking approval for the project on the roughly 4.4-acre property near John F. Kennedy Parkway and Summit's municipal golf course, according to Jersey Digs. The plan calls for 168 market-rate units and 30 affordable apartments in a four-story building above the site's existing two-level parking garage.

The board heard public testimony on Oct. 14 and is scheduled to take up the application again on Nov. 9, when members could cast a vote.

What the deal includes

The project grew out of a January settlement between Summit and Russo Development over the city's affordable housing obligations, according to Jersey Digs. Under that agreement, Russo committed to:

  • A $1 million contribution to Summit's Affordable Housing Trust Fund
  • Up to $100,000 in landscaping improvements at the municipal golf course across the street
  • Donating approximately 1.8 acres at 47 and 53 Shunpike Road for a 25-unit veterans supportive housing project
  • Providing up to 25 downtown business parking spaces with shuttle access

The city's Fourth Round Affordable Housing Plan confirms the settlement terms. Summit was assigned a prospective need of 345 new affordable housing units under the 2024 amendments to the Fair Housing Act. Judge Daniel R. Lindemann approved the city's housing plan and related settlement agreements on Feb. 12, according to the city document.

The project still needs board approval. Summit has already rezoned the property to allow residential development, but construction cannot begin without the Planning Board's sign-off.

Safety and infrastructure questions

Pedestrian safety along River Road has drawn close attention from the board, particularly for children who may need to cross the road to reach school, Jersey Digs reported. The developers proposed new sidewalk connections and flashing pedestrian warning lights. Board members have discussed whether lowering the speed limit could help.

Fire access was an early concern. In an April 22 letter, the Summit Fire Department warned that ladder trucks would not be able to reach most exterior windows, NJ21st reported. Portable ground ladders also could not reach the top two floors facing interior courtyards, the department said. After meeting with the developer, the department said in an April 28 follow-up that it would accept a revised plan adding a fourth emergency staircase and dividing the building into four independent structures. The department still noted concerns about removing people from exterior balconies and asked the developer to confirm all four staircases would have standpipe connections for firefighting.

Fire Battalion Chief Matthew Lemons told the board on July 23 that the department had no additional comments or concerns, according to NJ21st.

Drainage and traffic

An underground channel on the property carries water as part of an existing flood-conveyance system. The board's engineering consultant asked for an inspection and condition assessment of the channel before any approval, NJ21st reported. The consultant also asked for proof that the channel has enough capacity and that the new building would not harm the flood system.

The developer's traffic study estimated the project would generate 75 vehicle trips during the weekday morning peak hour and 74 during the afternoon peak. The study found those numbers were lower than the previous office use, according to NJ21st. Summit's engineer asked the developer's traffic expert to explain and support those conclusions.

The existing 584-space parking garage would remain. Of those spaces, 384 would serve apartment residents, at least 25 would go to city use, and roughly 175 could be leased to a third party.

What's next

The Planning Board meets monthly and all meetings are open to the public, according to the city's Planning Board page. Board Chair Jennifer Balson Alvarez presides over the nine-member panel. Residents can check the board's agenda and offer comments during application hearings at the Nov. 9 meeting.