2023-24 Revaluation Trends for Teaneck

Revaluation 2023-24

Here’s some data from the preliminary numbers


Average Change Across Teaneck

Average Change in Assessed ValueAverage Change in Assessed ValueAverage Change in Yearly Tax paymentNumber of houses in category
$237,949.1262.08%-$51.3510,974

Check your assessments by taking a look at the links below.  Assessments are grouped by voting district.

(use the slider to see additional information)

District 1 District 2 District 3 District 4
District 5 District 6 District 7 District 8
District 9 District 10 District 11 District 12
District 13 District 14 District 15 District 16
District 17 District 18 District 19 District 20
District 21 District 22 District 23

Changes in Annual Tax Levy by Voting District

Voting DistrictNumber of PropertiesAvg. Change in Yearly Payment
1444-$113.46
2514$120.91
3508-$331.03
4566$23.19
5334$329.00
6413$46.37
7432-$0.89
8613$140.11
9548-$87.98
10591-$119.95
11492-$271.53
12544-$463.60
13474-$26.48
14619$56.20
15154$175.51
16332-$61.53
17543$125.47
18545-$60.58
19554$15.18
20366-$410.78
21571-$166.43
22408$127.88
23409-$25.13
Continue reading “2023-24 Revaluation Trends for Teaneck”

Teaneck Cannabis Survey: Why Haven’t Results Been Released?

Until today, results from the survey conducted by the Cannabis Subcommittee have never been published.

  • Who created the Cannabis Survey and sent it out to residents?
  • Who created the Cannabis Forum at the Rodda Center?
  • Who directed employees to attend/work at the event?

The answers matter because the Council may only act as a body, not as individuals or even a subcommittee (a group of 1-3 members of the council formed to discuss issues)

It is the intention of this article that the municipal council shall act in all the matters as a body, and it is contrary to the spirit of this article for any of its members to seek individually to influence the official acts of the municipal manager… The council and its members shall deal with the administrative service solely through the manager and shall not give orders to any subordinates of the manager, either publicly or privately.”
source: NJ Rev Stat § 40:69A-91

Sebastian Castillo

On April 5, 2022, Mr. Sebastian Castillo appeared before Council to give a presentation as to why the Township should grant him a letter authorizing him to apply for a license to open a Cannabis Dispensary in Teaneck. [video]

In Resolution 106-2022, the Council granted Mr. Castillo local support for the granting of a license to his company, Galaxy Express NJ, LLC.

Mr. Castillo continued coming to council meetings through December, requesting zoning expansion (beyond Alfred Avenue) for Cannabis dispensaries.

Then, after the new Council was seated in January, Mr. Castillo wrote to the Cannabis Subcommittee indicating that he created a google form, which they could use to determine whether the residents were willing to see an expansion of Cannabis zoning for retail stores.

Through an Open Public Records Act (OPRA) request, you can see he email below.  The link for the form is still active and is available on archive.org.

The Survey and the Forum

As you may be aware, the council sent out this survey earlier this year, seeking resident comments regarding cannabis zoning in Teaneck.
(Note: The original municipal page with the survey has been deleted from the Township website, but is available here via archive.org)
The survey link indicates it is no longer open or available:

“The form Township of Teaneck | Cannabis Zoning Survey | January 2023 is no longer accepting responses.”

That survey had raised many questions (see our former Mayor Dunleavy’s post here), and Open Public Records Act (OPRA) requests seeking to find the derivation of the survey have thus far gone unanswered (the post will be updated if any additional responses are received).

Deputy Mayor Danielle Gee promoted the forum as well as the survey

Cannabis Survey Results (obtained via OPRA):

Should the zoning for cannabis be expanded beyond Alfred Avenue?
For Cultivation:Yes325No638
33.7%66.3%
For Manufacturer:Yes317No646
32.9%67.1%
For Wholesale:Yes315No648
32.7%67.3%
For Distribution:Yes331No632
34.4%65.6%
For Retail:Yes376No587
39.0%61.0%
For Delivery:Yes354No609
36.8%63.2%
Are you in favor of limiting the number of each type of license?Yes677No286
70.3%29.7%

So what happened to the survey?

Residents questioned the validity of the survey and forum held by the township.  Some sought information about cannabis zoning/council actions on Facebook.  In response, the husband of Deputy Mayor Danielle Gee indicated:

“Just to be clear, only Mayor Pagan, CW Goldberg, and CW Belcher along with the Manager etc were involved in planning this forum.”
(source)

This again raised several questions, namely:

  1. Who planned the forum?
  2. Did the Subcommittee take action outside of a council meeting?
  3. Who directed town personnel to hold the forum?
  4. Was the Council involved in the decision to hold the forum?

 

The clerk’s office responded:

“This was discussed at the Jan. 10, 2023 Meeting. The subcommittee report and accompanying minutes may be found here: http://teanecktownnj.iqm2.com/Citizens/default.aspx
This the record responsive to this portion of the request.”

The minutes for the first three meetings held this year did not indicate any vote for the survey, its language, or the forum (page 24 of the minutes from the 1/10 meeting indicates it was already scheduled).  So who is running the show?

An email from Councilwoman Goldberg states:

The current cannabis subcommittee planned and executedthe successful Town Hall which tookplace on January 25th at the Rodda Center, with more than 100 attendees in person andonline, marking the first such event held by the township in several years. Thank you again toDean, Tom Rowe, Doug, Ronn Goodman, MIS, and the panelists and participants for all of thehard work that went into planning and executing the event.” (emphasis added)

also from the Goldberg email:

“Additionally, a google doc survey was created by the cannabis subcommittee and shared with residents.  Several
hundred people submitted their responses and the results are still being collected and reviewed by the subcommittee.
The feedback we have received from the town hall, the survey, comments at good and welfare, conversations andemails from residents and stakeholders, as well as consultation with experts including our planner and the explorationof retaining legal counsel will all be used to determine next steps.” (emphasis added)

and

[W]e have asked the attorney to draft an ordinance to limit publicconsumption of cannabis in public spaces.”

The subcommittee, apparently through some authority has:

  1. Planned and executed events on behalf of the municipality including the direction of township personnel
  2. Created documents sent and shared with residents
  3. Directed the town attorney to draft ordinances

 

SIX MONTHS LATER: Where are the survey results?

Teaneck Today submitted an OPRA request and received the survey results (which included some data on the individuals filling out the survey).  Using emails and IP address info, along with a review of responses, it appears that several people submitted the survey results multiple times, making any assertions from the survey’s results, problematic.

Council Minutes from August 8, 2023, indicate “Cannabis” was a closed-session discussion topic.

 

Should the zoning for cannabis be expanded beyond Alfred Avenue?
For Cultivation:Yes325No638
33.7%66.3%
For Manufacturer:Yes317No646
32.9%67.1%
For Wholesale:Yes315No648
32.7%67.3%
For Distribution:Yes331No632
34.4%65.6%
For Retail:Yes376No587
39.0%61.0%
For Delivery:Yes354No609
36.8%63.2%
Are you in favor of limiting the number of each type of license?Yes677No286
70.3%29.7%
Percentage
Total Number of Responses981
Unique Responses963
Individuals Identified40642.16%
Individuals Not Identified55557.63%
Number of ResponsesPercentage
District 163.20%0.80%
District 263.20%0.80%
District 3137.00%1.80%
District 4137.00%1.80%
District 521.10%0.30%
District 652.70%0.70%
District 7115.90%1.50%
District 8126.50%1.60%
District 91910.20%2.60%
District 10168.60%2.20%
District 11147.50%1.90%
District 12147.50%1.90%
District 1321.10%0.30%
District 1410.50%0.10%
District 1563.20%0.80%
District 1600.00%0.00%
District 1742.20%0.50%
District 18158.10%2.00%
District 1994.80%1.20%
District 2084.30%1.10%
District 2131.60%0.40%
District 2273.80%0.90%
District 2300.00%0.00%
Unknown55574.90%
Totals
Township of Teaneck Cannabis Survey Jan. 2023 Results(1)(1)_Redacted_Redacted

Has the Teaneck Cannabis Subcommittee been operating in violation of State law?

Who created the Cannabis Survey and sent it out to residents?
Who created the Cannabis Forum at the Rodda Center?
Who directed employees to attend / work at the event?

The answers matter, because Council may only act as a body, not as individuals or even a subcommittee (a group of 1-3 members of council formed to discuss issues)

It is the intention of this article that the municipal council shall act in all the matters as a body, and it is contrary to the spirit of this article for any of its members to seek individually to influence the official acts of the municipal manager… The council and its members shall deal with the administrative service solely through the manager and shall not give orders to any subordinates of the manager, either publicly or privately.”
source: NJ Rev Stat § 40:69A-91

Continue reading “Has the Teaneck Cannabis Subcommittee been operating in violation of State law?”

Fmr Mayor Jim Dunleavy: Dear Teaneck Council…

Countup
On January 29, 2023, I wrote to the Teaneck Council regarding the survey related to re-zoning for Cannabis licensing.

To date I have received back a single response:

Thank you for your email.
Hillary Goldberg <hgoldberg@teanecknj.gov>

I would have hoped for a  more informative, transparent response indicating the sub-committee would review my email and respond as I know a number of people expressed similar concerns.

I hope that is forthcoming.  If so, I will update the post here.

Fmr Mayor, Jim Dunleavy

Email to  Council:

Thank you for following through on holding the Cannabis Forum that the last Council scheduled. I’m sure many got good information from it.
I appreciate the effort to solicit comments from the residents. I have though a few concerns and Continue reading “Fmr Mayor Jim Dunleavy: Dear Teaneck Council…”

AUCC Lawsuit Update: Dismissed

In October 2020, the Al Ummah Community Center (also known as AUCC) commenced a lawsuit against the Township, the Zoning Board of Adjustment, Building Department officials, and others.

This week, Judge Kevin McNulty dismissed the amended complaint (without prejudice) largely for the reasons I outlined back in October 2020.
Teaneck was represented by Thomas B. Hanrahan of Hanrahan Pack, LLC.

11/15/2022 127 OPINION. Signed by Judge Kevin McNulty on 11/15/2022. (sm) (Entered: 11/15/2022)
11/15/2022 128 ORDER that the motions to dismiss 94 , 95 , 96 and 97 are granted. ***CIVIL CASE TERMINATED. Signed by Judge Kevin McNulty on 11/15/2022. (sm) (Entered: 11/15/2022)

What was the suit about?

UPDATE (11/20/22): Plaintiffs filed another amended complaint on Friday, 11/18.  It will take a little while to evaluate the new / changing claims)

As per Plaintiffs:

“This case is about religious liberties and the discriminatory and unequal practices of the Teaneck, its employees, and its Zoning Board of Adjustments… Despite years and thousands of dollars spent to appease the Defendants’ unlawful and discriminatory requirements, Defendants continue to act in violation of the Constitutions of the United States and New Jersey, as well as the Federal law explicitly prohibiting religious discrimination by discriminating against the Plaintiffs and imposing an unlawful burden on the practice of their faith.”
– Page 2 of amended complaint (Introduction)

Did the town discriminate against AUCC? Or was something else going on?

As it turned out, Judge McNulty said the case was more about the difficulties of land use and getting projects through boards.

“AUCC’s frustration is palpable. It emphasizes in the amended complaint that it has been “going through this process for years with no end in sight.” (Compl. ¶213.) Adding insult to injury, the ZBA has demanded that AUCC put up more money to fund its continued application process. (Id. ¶162.) The delay and AUCC’s frustration, however, are hardly unique in the annals of local land use regulation, and the process does seem to be at least potentially moving ahead, on a revised legal basis.”
Opinion at page 14

Let’s run through the opinion: Continue reading “AUCC Lawsuit Update: Dismissed”

Combatting Misinformation: Stop & Shop (American Legion Drive)

In my previous post, I spoke about misinformation regarding bonding and how taxation works for various projects.  Today, I want to speak to the projects contemplated for Stop & Shop, American Legion Drive, and Cedar Lane.

  • Fact: Teaneck wants and has always wanted, Stop & Shop to stay and thrive (and even expand) in its current location.
  • Fact: Teaneck never asked or pressured Stop & Shop to close or move; Stop & Shop is not looking to close or move.
  • Fact: Other than concepts discussed by the parties, no plans exist for the area and no plans have been approved either by the Council or the Planning Board.
  • Fact: Any future plans for the area are still subject to many open public meetings, with legal notice
  • Fact: All plans being contemplated are voluntary to help businesses in the area.

So what’s been happening with Stop & Shop?

Of all the issues I speak to residents about, this may be one where the most misinformation is being spread.

Let’s talk about what’s been happening here.

Most people agree that we want a robust Stop & Shop that serves the needs of the town.  At that point, the rumors spread like wildfire.

On the Township Website, Stop & Shop & the Township posted a joint statement:

“Stop & Shop, in conjunction with the Township of Teaneck, is issuing this memo in the hope of dispelling the rumors circulating in the community that Stop & Shop’s Teaneck store might close.  The Township never asked or pressured Stop & Shop to close its store and Stop & Shop is not looking to close or move from its present Teaneck location on American Legion Drive.”

So what is the Town trying to do?

Continue reading “Combatting Misinformation: Stop & Shop (American Legion Drive)”

The Value of Predictions

In 2019, the Teaneck Board of Education hired Whitehall Associates, Inc. (a qualified demographer by the New Jersey Department of Education) to conduct an independent analysis of the effects of new development on the Teaneck Schools.  The analysis (available here) projected enrollments based on particular projects and to the overall school system through the 2023-24 school year.  Some of the numbers were purely projections (as the pre-k and K classes hadn’t been born yet), but the rest were based on trends and the scientific methodology as outlined in the report and consistent with NJDOE practices.

So how good were the predictions?

To find that out, I contacted Superintendent Dr. Christopher Irving and asked for information regarding the number of students in these locations.

Below is a list of the predictions from Table 4 of the report and the corresponding chart indicates how well those predictions have been borne out in reality.

Location# of Apartment
Units
Predicted #
of school age
children
Actual # of
school age
children
Difference
1500 Teaneck Road2264414-30
1775 Windsor Road (Avalon)2486328-35
890 Palisade Avenue740-4
1387 Hill Street720-2
764 New Bridge Road1910-1
1475 Palisade Avenue120284-24
227 Teaneck Road24711+4
Totals65114957-92

Out of the predicted 150 school-age children attending the Teaneck Schools, only 57 have moved into these developments.

Broken down by school, the numbers show an average of 1-2 kids per class, max.  In short, there is roughly zero impact on the top line item in the school budget: staff, based on the people moving into new developments.

School# of students
Bryant Elementary School6
AUCC‐ PK Location1
Theodora Smiley
Lacey School
4
Lowell Elementary School8
Whittier Elementary School10
Benjamin Franklin Middle School5
Thomas Jefferson Middle School2
Teaneck High School19
Out of District1
Charter School1
Total57

Teaneck BOE: Independent Demographic Study of Impact of New Development

Developer Sues Teaneck For Not Permitting Off-Site Affordable Housing

The Township said only on-site affordable housing units.  The Developer agreed.

Then they sued to change the terms.

Developer promised affordable units in Teaneck but hasn’t built any, lawsuit says

As per the Bergen Record:

“Teaneck is facing another lawsuit regarding affordable housing after a developer failed to provide two affordable units agreed upon in the site plan, the Fair Share Housing Center alleges.”

The developer signed an agreement to build two affordable units on-site.  But when the Township wouldn’t let them renegotiate the agreement, they filed suit.

Back in May, attorney Gail Price filed a lawsuit for her client Red Realty against Teaneck and the head of our Building Department.  At issue was the denial of a temporary certificate of occupancy to the builder.

In short, the builder applied to the Zoning Board of Adjustment (“ZBOA”) for permission to build 19 apartments back in 2015/16.  Among the requirements set forth by the ZBOA, he had to:

  • Build 2 Affordable Apartments in addition to Market Rate units
  • Sign a developers agreement with the Township

The ZBOA grant of variance allowed for the affordable units to be built on or off site (the appeal pre-dated the ordinance requiring only on-site affordable housing units), but the developer’s agreement required only on-site and inclusionary affordable apartments.

  • “E. Affordable Housing. The Applicant shall be required to provide 2 affordable housing units either within the development. Or in the alternative, the Applicant may provide 2 units elsewhere in the Township. A contribution to a fund will not be considered an option or be permitted.”
  • “F (3): The within Approval is conditioned upon the Applicant entering into a Developer’s Agreement with the Township. The Developer’s Agreement shall contain the applicable conditions of this resolution.

Resolution of the ZBOA

  • 59. Affordable Housing UnitsThe Developer shall provide not less than 2 on-siteaffordable housing units in connection with the proposed development.  The Developer shall be required to comply with all legal requirements necessary to render the aforedescribed affordable housing units as affordable housing units to low and moderate income families as those terms are defined pursuant to the regulations established by the Council on Affordable Housing (COAI-l) or its successor and the Housing Affordability Controls regulations (N.J.A.C. 5:80-26 et seq.). The Applicant shall be required to take all actions necessary to insure that the unit is deemed to be an affordable housing unit acceptable to COAI-I, and shall be affirmatively marketed in compliance with the requirements of the Fair Housing Act. The units shall also be deed restricted in accordance with COAH regulations and only be rented or sold to an income qualified individual.
    Developer’s Agreement with Township

When the applicant asked for permission to do off-site affordable housing units, the Township emphatically said: No!

When asked if they could have a Temporary Certificate of Occupancy (“TCO”) to allow them to rent their market-rate units, the Township said: No!

So they sued.  And a Judge granted their papers, ordering the Teaneck building department to give them a TCO.  You can read the decision here.

But the case is not over

As per the complaint filed this week,

57. After Judge Farrington’s June 11, 2021 Order, counsel for the Township of Teaneck contacted counsel for Fair Share Housing Center.
58. Counsel for Teaneck informed FSHC of the action and what had transpired.
Complaint filed by Fair Share (available here)

Fair Share filed a letter in the existing litigation and sued on their own as well.

“FSHC is gravely concerned that if RREA receives its TCOs for all its market-rate units before it has provided any of the required affordable housing units, the affordable homes will never be built.”
Fair Share Housing Letter

Now, as per the Record:

“The center filed the suit Tuesday in Superior Court in Bergen County, naming not only the developer but also Teaneck and its Board of Adjustment. The attorneys for the township, the Board of Adjustment and Red Real Estate Associates were not immediately available for comment.”

Complaint available here

Stay tuned.

 

The End of Prohibition in Teaneck? [Part 1]

It seems that the end of prohibition may officially be on the horizon.  Once a never-ending war on the foul drugs of decadence, those in the temperance movement on the waning side of history.

What will the future be like in the USA, NJ, and Teaneck in particular once prohibition is finally over?

It’s unclear for sure, but we will track developments here. Continue reading “The End of Prohibition in Teaneck? [Part 1]”