Boro may zone for schools, dorms, houses of worship Proposed ordinance would affect 109 acres of 1,240-acre town BY JANE MEGGITT Staff Writer Roosevelt may create an area in town to accommodate the construction of more schools and houses of worship. At its March 26 meeting, the Borough Council unanimously voted to introduce a zoning ordinance that would affect the town's rural/agricultural 400 zone. Within that zone, the ordinance would permit the creation of houses of worship, public and private schools, athletic facilities for public and private schools, and dormitories for private schools. Borough Planner Thomas A. Thomas prepared the ordinance, which is scheduled for a public hearing on April 11. According to Planning Board member Michael Ticktin, there are approximately 109 acres in the borough's rural/agricultural 400 zone that could still be subdivided. He said the Wong and Brottman farms in that zone could be subdivided into two or possibly three lots. The other farm in the zone, which belongs to Mayor Elsbeth "Beth" Battel, has already been subdivided into two lots but may contain enough land for a third lot, according to Ticktin. Borough Attorney Richard Shaklee said the yeshiva, which operates in the Homestead Lane synagogue, is not located in the zone affected by the ordinance. "Anyone who meets the conditions, a public or private school with a dormitory, [gets] a place in town where it is a permitted use," he said, adding that the ordinance is not the result of specific negotiations. Joshua Pruzansky, vice president of the yeshiva, which has been looking to expand the use of the synagogue property for yeshiva-related facilities, said he had not read the proposed ordinance prior to the council's March 26 meeting. He declined to comment on it, saying only that the yeshiva's attorneys would look at the ordinance. In December, the borough's Planning Board could not reach a decision as to whether the yeshiva's use of the home at 53 N. Rochdale Ave., which is being leased to the yeshiva by owner Paul Brottman, is in accordance with borough ordinances. Before resigning from his position as the borough's zoning officer, Robert Francis issued a violation to Brottman because he did not consider the current living situation in the home, which is located in a zone for single-family residences, a single-family use. During the hearing on the matter, Rabbi Yisroel Eisenberg said 25 yeshiva students, all of whom are under the age of 18, live in the Brottman house. None of the yeshiva students' families reside in Roosevelt, nor do their families have a contract with the yeshiva in terms of their living arrangements, he said. Eisenberg said the students live in the Brottman house as his guests. The proposed ordinance is an attempt at accommodation, Battel said, and could give such uses their place in Roosevelt. The proposed ordinance would allow for the creation of dormitories in the specified zone. Dormitory is defined in the proposed ordinance as a housing unit with sleeping rooms, complete sanitary facilities and other facilities and equipment related to dormitory functions such as kitchens, dining areas, recreation areas, libraries and instructional facilities. The description goes on to note that the housing unit would primarily be occupied by students or employees of any private school in the borough. The ordinance would exclude spouses and children of students and supervisory staff from living in the dorms. The proposed ordinance would also permit public and private schools in the specified zone, as well as athletic and recreation facilities ancillary to those schools. The athletic and recreation facilities would have to be located on the same parcel as the school in the rural/agricultural 400 zone. The facilities could not use field lighting, and any scoreboard structure would have to be located a minimum of 500 feet from any off-tract residential use. None of the yeshiva students' families reside in Roosevelt, nor do their families have a contract with the yeshiva in terms of their living arrangements, he said. Eisenberg said the students live in the Brottman house as his guests. The proposed ordinance is an attempt at accommodation, Battel said, and could give such uses their place in Roosevelt. The proposed ordinance would allow for the creation of dormitories in the specified zone. Dormitory is defined in the proposed ordinance as a housing unit with sleeping rooms, complete sanitary facilities and other facilities and equipment related to dormitory functions such as kitchens, dining areas, recreation areas, libraries and instructional facilities. The description goes on to note that the housing unit would primarily be occupied by students or employees of any private school in the borough. The ordinance would exclude spouses and children of students and supervisory staff from living in the dorms. The proposed ordinance would also permit public and private schools in the specified zone, as well as athletic and recreation facilities ancillary to those schools. The athletic and recreation facilities would have to be located on the same parcel as the school in the rural/agricultural 400 zone. The facilities could not use field lighting, and any scoreboard structure would have to be located a minimum of 500 feet from any off-tract residential use.