An Open Letter from Kensington Senior Living to the Village of Ridgewood

Dear Village of Ridgewood Community,

Kensington Senior Living recently presented a concept plan to the Ridgewood Village Council for a 95+/- room assisted living community to be built on the current site of Ridgewood Vehicle, Barry’s Ridgewood Auto Body and a single-family home (246, 256, and 264 South Broad Street).  Specifically, Kensington asked that the Village Council refer the project to the Village’s Planning Board in order to study the property to determine if it meets the criteria to be designated an Area in Need of Redevelopment. It is Kensington’s belief that the property meets several of the necessary criteria to be designated as an Area in Need of Redevelopment, including the fact that it is a non-conforming use and is likely environmentally contaminated.  

Kensington’s ask of the Council to refer the project to the Planning Board is not ask for approval – it is simply an ask to direct the Planning Board to study the property as an Area in Need of Redevelopment and evaluate the concept and proposal based on facts and merits in an open and objective forum. This is the very first step in what we hope to be an open and collaborative process.

BENEFITS TO THE VILLAGE OF RIDGEWOOD

• First Class Housing Option for Ridgewood’s Seniors

We believe it is important to provide a housing option that allows Ridgewood’s seniors the opportunity to stay in Ridgewood as they age.  They should be able to continue to live in community where they raised their families and helped build for many years. Today, that housing option does not exist.

• Significant Investment and Positive Local Economic Impact

Kensington is proposing to invest tens of millions of dollars into the South Broad Street area.  Additionally, Kensington’s buildings spend a significant amount of money and typically look to spend locally if the goods and services are available (pharmacy, art, flowers, music, wine & spirits, food, supplies and tools, upholstery and furniture, medical supplies, building maintenance contracts, entertainment contracts with local artists and musicians, etc). It is our experience that the local merchants and vendors experience an uptick in business resulting from Kensington’s local spend.

• Low Traffic Impact

Generally, assisted living is one of the lowest traffic generating uses.  A recent survey of all 7 of Kensington’s properties revealed that less than 2% of Kensington’s residents have their cars on site (usually temporary). Additionally, employee shift changes occur during off-peak hours (6:30am/7am and 2:30pm/3pm, before peak hour traffic in the morning and afternoon).  Kensington anticipates its shift changes would not conflict with the normal traffic patterns of the nearby apartment building or heavy peak-hour traffic experienced in the Village. As it pertains to deliveries and loading, Kensington can control frequency of deliveries and the size of trucks used to deliver goods to the property.

• Self-Contained Parking

To reduce parking impacts on the Village, Kensington is proposing to provide approximately 50% more parking than is required by the State of New Jersey for assisted living facilities.

• No School Impact

Kensington’s project will result in zero additional school children.

• Significant Job Creation

Kensington’s project will generate approximately 120 full-time jobs and an additional approximate 50 part-time jobs within a variety of fields and skill-sets (nurses, care managers, dining staff, cooks & chefs, maintenance staff, drivers, concierge, marketing & sales, activity coordinators, human resources, business office staff, managers, directors, etc).

• Positive Community Impact & Partnerships

Kensington’s communities draw 15,000 to 20,000 visits annually – we typically become a destination for family members, friends, and community groups. Not only does Kensington generate activity inside the building, we promote activities outside of the building as well.  We become part of the fabric of the community by partnering with local groups to encourage community involvement and cross-promotion of goals (churches, senior citizens groups, arts, and music groups, entertainment groups, educational groups, local economic and professional groups, sponsorships of local events and community activities, etc).

• Area in Need of Redevelopment

By designating the property as an Area in Need of Redevelopment, Ridgewood has complete discretion over the project’s details, including all aspects of the program, design, and land use.

• Significant Tax Generator

Kensington is proposing to generate significantly more in taxes than the property currently generates.  Additionally, the property currently pays taxes based on the current tax rate. Here’s how it is approximately split:

• 65% to the school district 
• 22% to the Village of Ridgewood
• 11% to Bergen County
• 2% to the library

If the property is designated an Area in Need of Redevelopment, it is eligible for a PILOT (“Payment In Lieu of Taxes”), which provides advantages to the Village of Ridgewood.  Under a typical PILOT arrangement, 95% of the payment would go to the Village versus 22% under the current tax rate.

Because Kensington’s project will result in no additional school children, we believe a PILOT structure could be a big advantage to the Village should the Village be willing to enter into such agreement.

ACTIONS

The Ridgewood Council is holding a regularly scheduled work session on December 4^th at 7:30pm and a regular public meeting on December 11^th at 7:30pm in Village Hall in the Council Chambers.  We encourage those who wish to give their support regarding Kensington’s proposal attend and give their thoughts in three minutes starting at 7:30pm.

We also invite anyone who wishes to contact Kensington directly to reach out via the email address below to discuss any thoughts on the proposal.  

We look forward to working and collaborating with Ridgewood’s residents, its merchants, and local community groups. 

Best Regards,

Michael Rafeedie

Kensington Senior Living

mrafeedie@kensingtonsl.com