Category: Urbanization

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Ridgewood Council adds second hearing on multifamily housing

clock ridgewood NJ

SEPTEMBER 11, 2015    LAST UPDATED: FRIDAY, SEPTEMBER 11, 2015, 12:33 PM
THE RIDGEWOOD NEWS

In response to a request by a local grassroots organization, village officials have decided to extend the public hearing on multifamily housing in Ridgewood’s Central Business District (CBD) to a second evening.

A statement submitted to The Ridgewood News on Thursday by Citizens for a Better Ridgewood (CBR) called for the Village Council to reschedule its public hearing on the ordinances that would approve the changes made to the master plan passed by the Planning Board in June.

The public hearing is scheduled for Sept. 16, which is the same night that four village schools – Hawes, Ridge, Somerville and Willard elementary schools – have their annual back-to-school nights scheduled.

On Friday morning, representatives from CBR sent the statement along with another message urging the mayor and council to reschedule or add more opportunities for residents to voice their concerns for the ordinances.

Mayor Paul Aronsohn replied that village officials could not have known about the conflict when the hearing was originally scheduled in June and noted residents were encouraged to speak on the topic at any meeting during the two months between introduction of the ordinances and the scheduled hearing.

https://www.northjersey.com/news/ridgewood-council-adds-second-hearing-on-multifamily-housing-1.1408234

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“Rubber Stamp ” Approval of High Density Housing in Ridgewood

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Dear CBR friends and supporters,
 
The Ridgewood News editorial today highlights in the importance of the September 16 Village Council meeting for the future of our village, and asks the Mayor and Council, “What’s the Hurry?”   (see link below)
The Ridgewood News approached CBR to make a statement about how the Village Council intends to rush the vote to approve ordinances that would allow high density housing, and asked our opinion on holding the public hearing on a night that conflicts with many Back-to-School nights.  (see our statement to the Ridgewood News below)
 
We have asked the Mayor and Council to reschedule the meeting.  We urge YOU to also email the Mayor and Council and ask them to either reschedule the public hearing, or to schedule additional opportunities for public comment in the future on this very important matter.  The email addresses are below.  Also, please continue to reach out to friends and neighbors and encourage everyone to attend this vital meeting on Wednesday, September 16.
Thank you for your support.
 
Citizens for a Better Ridgewood
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Ridgewood will hear plans for parking garage

Hudson_street_parking_theridgewoodblog

SEPTEMBER 7, 2015    LAST UPDATED: MONDAY, SEPTEMBER 7, 2015, 1:20 AM
THE RECORD

Village to hear plansfor parking garage

Proposals for a potential parking garage in downtown Ridgewood will be discussed during a special council meeting that has been called for Tuesday night.

The meeting will begin at 7:30 p.m. at Village Hall, 131 N. Maple Ave.

Ridgewood officials said the meeting will include presentations from a number of the firms that responded to the village’s request for proposals.

The council will likely choose a firm to design a multilevel parking garage when it meets Wednesday night, with an official vote planned for Sept. 16.

Village residents will vote this fall on the proposed expenditure of $15 million for the garage, slated for a site within the central business district.

https://www.northjersey.com/news/ridgewood-will-hear-plans-for-parking-garage-1.1404971

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Village Council Meeting on Wednesday, September 16 at 7:30 pm at Village Hall Time To Speak Up

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Sept 16 is LAST CHANCE to speak up!

Dear CBR Supporters and Friends,

Please plan to attend the Village Council Meeting on Wednesday, September 16 at 7:30 pm at Village Hall.

This will be your LAST CHANCE to voice your opinion on a series of “sweeping reforms” that will allow high-density housing to be built in our Central Business District.

While surrounding towns like Ho-Ho-Kus and Glen Rock welcome new housing development appropriate for their downtowns at 10-15 units per acre, Ridgewood is ready to change the zoning in our downtown to 35 units per acre.  Is Ridgewood looking to become a more urban village?  If our Village Council approves this Master Plan Amendment, the answer will be yes.

This is YOUR village and you do have a voice.  September 16is your last chance to speak up.

Please come to the Village Council Meeting to speak up, or just to lend your support.  Encourage friends and neighbors to come, too.   Mayor Paul Aronsohn said the Village Council will vote on September 16.   We are hoping a room filled with concerned citizens will sway Council members to reconsider enacting these ordinances.

Thank you for your continued support!  We hope to see you on the 16th!

Citizens for a Better Ridgewood
citizensforabetterridgewood@aol.com

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Reader says Former Red Cross Building points out the problems with spot zoning

Projects_theridgewoodblog

I fully support using this structure for affordable housing. But it points out the problems with the spot zoning created by the planning board’s decision to open up downtown ridgewood to developers.. More and more property owners are going to seek to build apartments in downtown Ridgewood. If i owned a one story structure for which I got one rent from one tennant, i would be a fool not to want to build a four story structure and bring in 50 tenants like the developers have now been given the green light to do. This is the floodgate that the planning board foolishly or intentionally opened. While Gail Price said it wasn’t spot zoning, she was wrong on that issue as she has been on so many of her irrational decisions pro-development, pro-hospital rulings over the past four or five years.

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Bergen United Way weighing bid on Red Cross building in Ridgewood for affordable-housing project

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AUGUST 21, 2015, 6:25 PM    LAST UPDATED: FRIDAY, AUGUST 21, 2015, 7:59 PM
BY CHRIS HARRIS
STAFF WRITER |
THE RECORD

RIDGEWOOD — Bergen County’s United Way is considering acquisition of the American Red Cross building on Godwin Avenue, having deemed the two-storied structure ideal for a possible affordable-housing project.

Tom Toronto, the president of Bergen County’s United Way, confirmed Friday his organization “is interested” in procuring the Red Cross site in Ridgewood, which recently hit the market following a reorganization of the non-profit’s real estate holdings.

Toronto said village officials approached him a few weeks ago to suggest the building as a potential location for a United Way-funded supportive housing project.

“Our interest would be to convert that building into housing, and there is some appeal to the structure: It lends itself to adaptation for housing relatively easily and efficiently,” Toronto said, mentioning that it’s asking price could be “a hurdle.”

Toronto said Bergen County’s United Way could end up making an offer on the Ridgewood parcel as soon as next week, but as of now “We’re in the process of assessing whether we can make a meaningful offer for the building,” Toronto said.

The Red Cross building needs an elevator, Toronto said, noting the building’s first floor would likely be devoted to living spaces for the physically and developmentally disabled. Other units in the building, Toronto said, could be allocated as senior-citizen residences, depending on the village’s affordable housing needs.

https://www.northjersey.com/news/bergen-united-way-weighing-bid-on-red-cross-building-in-ridgewood-for-affordable-housing-project-1.1396607

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Ridgewood Public Hearings on Multi-Family Housing in CBD

public hearing

file photo by Boyd Loving

August 21,2015

the staff of the Ridgewood blog

Ridgewood NJ, The Village Council has scheduled public hearings on five (5) ordinances which, if approved, would permit the development and construction of high density multi-family housing in Ridgewood’s Central Business District.

The Ordinance #’s are:  3489, 3490, 3491, 3492, and 3493.  Full text of each ordinance is available via these links:

https://www.njpublicnotices.com/Details.aspx?SID=gjwu1xsp3tkogmnc3awsou0b&ID=15039

https://www.njpublicnotices.com/Details.aspx?SID=gjwu1xsp3tkogmnc3awsou0b&ID=15040

https://www.njpublicnotices.com/Details.aspx?SID=gjwu1xsp3tkogmnc3awsou0b&ID=15041

https://www.njpublicnotices.com/Details.aspx?SID=gjwu1xsp3tkogmnc3awsou0b&ID=15042

https://www.njpublicnotices.com/Details.aspx?SID=gjwu1xsp3tkogmnc3awsou0b&ID=15043

These hearings will be held on Wednesday, September 16, 20015 beginning at 8:00 PM.

BUT WHERE WILL THE HEARINGS BE HELD?

If held in the Village Hall Courtroom, there will not be enough room to accommodate the anticipated number of attendees/those wishing to speak.

Will the Council deliberately try to lock some of us out by not holding the hearings at an appropriately sized venue?

Stand by ladies and gentlemen.  Let’s see if our mayor and his cohorts do the right thing.

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Citizens for a Better Ridgewood (CBR) Calls for Residents to Attend Village Councils Public Hearing on September 16th ,730pm

village council meeting

file photo by Boyd Loving

PLEASE mark your calendar for the MOST IMPORTANT meeting to date:

Wednesday, September 16 at 7:30 pm – VILLAGE COUNCIL PUBLIC HEARING before ordinances are approved allowing multi-family housing in downtown Ridgewood at 35-units per acre

Please take time to read this important message from CBR Trustees:

For over two years, Citizens for a Better Ridgewood (CBR) actively participated in the Ridgewood Planning Board’s review of a Master Plan Amendment that would allow several large, high-density housing projects to be built downtown.  CBR enlisted the help of a professional planner and an expert Land Use attorney to give residents a voice in the process, and to urge caution and advocate for proper planning.  Unfortunately, our voices were not heard.

On June 1st, CBR circulated an online petition advocating for responsible planning and densities lower than the 35-units per acre that was before the Planning Board.  The petition gained more than 1,000 signatures in just a few short hours, demonstrating that many Ridgewood residents oppose the jump from 12 to 35 units per acre.  This petition was decidedly ignored.  Despite our calls for visionary planning and densities more appropriate for Ridgewood, on June 2nd the Planning Board approved four separate amendments to the master plan that pave the way for high-density, multifamily housing projects at 35 units per acre.

On August 10, a group of concerned residents enlisted the service of CBR’s attorney to file a complaint in the Superior Court in Bergen County appealing the Planning Board’s decision.  The Complaint seeks a Judge’s order to reverse the Planning Board’s June 2 decision based on several counts, including spot zoning violations, procedural irregularities during the master plan proceedings, violations to the Open Public Meetings Act, conflicts of interest among Planning Board members, inappropriate admittance of a threatening letter regarding affordable housing that wrongly swayed some votes, and insufficient comprehensive studies and evidence to warrant a substantial change in zoning.

As you return from your summer break, please know that our cause is strong and alive.  Since the June vote, we have a new influx of dedicated and impassioned residents and donors leading the CBR charge.  As such, we feel the time is right to change CBR’s leadership to energize this new chapter in our efforts.  In the next few weeks, the CBR will have a new set of trustees and the current group will be stepping down.  We are fortunate that we have zealous supporters ready to take over and embark on this next stage.  If you would like to volunteer to help, please contact us and you can join them!

WE WILL NEED YOUR SUPPORT on WEDNESDAY, SEPTEMBER 16 AT 7:30 PM when the Village Council holds a public hearing in advance of approving four ordinances that will amend the master plan and allow multi-family housing in downtown Ridgewood at 35-units per acre.  This may be the last chance residents will have to speak out about zoning changes that will negatively impact our Village.  Given the speed with which the Council accepted the Planning Board’s decision without meaningful discussion, we are concerned the Council may try to effect a premature final vote that same night!

We want to thank all of you for your support over these last two years. Thank you, thank you, thank you!

CBR’s new leadership will continue to keep you updated.  Please stay tuned… we need you!

Best Regards,

Amy Bourque, Lori Weil, Carol Bicknese and Jen Ditommasso

NOTE:  To be clear, CBR has always favored development in downtown Ridgewood.  CBR is not against change, but rather favors VISIONARY (not reactionary) planning that considers the impact zoning changes will have on Ridgewood’s severe parking deficit, traffic issues, lack of open space, and overcrowded schools.  CBR continues to advocate for a density limit that is more in line with what currently exists in downtown Ridgewood (approximately 20-24 units per acre.)  CBR is in favor of providing alternative housing choices and meeting affordable housing obligations, but believes these objectives can be achieved at a much lower density than 35 units per acre.

Citizens  for a Better Ridgewood
citizensforabetterridgewood@aol.com

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Ridgewood sued over high-density housing plan

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AUGUST 17, 2015, 7:26 PM    LAST UPDATED: TUESDAY, AUGUST 18, 2015, 6:31 AM
BY CHRIS HARRIS
STAFF WRITER |
THE RECORD

RIDGEWOOD — A grassroots citizens group long opposed to any change to the master plan that would permit the construction of high-density multifamily housing projects downtown is suing the village and its Planning Board.

The lawsuit — filed by Citizens for a Better Ridgewood on Aug. 10 in Bergen County’s Superior Court in Hackensack — seeks a judge’s order reversing the Planning Board’s June 2 decision.

Ridgewood officials — including Mayor Paul Aronsohn, a member of the Planning Board — refused to comment on pending litigation.

The board’s June vote to raise the number of allowable housing units per acre in four of the village’s zones to 35 from 12 ended five years of meetings, public hearings, and expert testimony on the master plan amendments, which were first requested by developers keen on building in town.

The developments pitched include The Dayton, a 106-unit luxury garden apartment complex at the site of the former Brogan Cadillac dealership; the 50-unit Chestnut Village, on Chestnut Street; and the 52-unit Enclave, on East Ridgewood and North Maple avenues.

The suit alleges board members and village professionals met privately with the developers requesting the master plan revisions, violating the state’s Open Public Meetings Act.

The lawsuit calls the Ridgewood Planning Board’s decision “arbitrary, capricious and unreasonable,” and contends two of the board’s members should have recused themselves.

 

https://www.northjersey.com/news/ridgewood-sued-over-high-density-housing-plan-1.1393932

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Housing ordinances ready for hearing before Ridgewood Council

days are numbered

AUGUST 4, 2015    LAST UPDATED: TUESDAY, AUGUST 4, 2015, 11:14 AM
BY MARK KRULISH
STAFF WRITER |
THE RIDGEWOOD NEWS

Ordinances dealing with the amendment to the village master plan will soon be headed back to the council after a consistency review was performed by the Planning Board.

At the July 21 Planning Board meeting, members undertook the review required by Municipal Land Use Law and found the ordinances were consistent with the master plan amendment that was adopted in June.

A letter reflecting this determination will be sent to the village clerk and council, said Planning Board Chairman Charles Nalbantian.

The Planning Board as a whole will review the letter with Nalbantian at its next meeting on Aug. 4. Then, the council will take up final discussions, culminating in a final public hearing and vote.

After a lengthy public hearing process, the Planning Board approved in June zoning changes to allow multifamily housing in the Central Business District (CBD).

The AH-2 zone was created purely for housing and is intended to require affordable housing in new development. The B-3-R and C-R zone ordinances are also written to incentivize affordable housing, but allow mixed-use development.

A fourth zone, the purely commercial C zone, was also adopted.

https://www.northjersey.com/news/housing-ordinances-ready-for-a-final-vote-1.1385919

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We need serious discussion of the combination of these affordable housing developments and the planning board’s decision to allow hundreds of new families to move into a few acres of land in downtown Ridgewood

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We need serious discussion of the combination of these affordable housing developments and the planning board’s decision to allow hundreds of new families to move into a few acres of land in downtown Ridgewood. I think one of the consequences of the housing projects approved by the planning board will be to set ourselves up for these very builder suits as well as claims of “spot zoning.”

Affordable housing is a great goal. But what we completely don’t understand is how the courts will enforce the means to that goal. So, we are on the verge of approving 400 to 500 new family units in the middle of town at selected sites. Some of that will be designated for low income. What if it is not enough in the eyes of some judge? What if the judge measures the need for low income housing against the entire town as a whole. Is it possible the judge could say we need to designate 50% of all new housing to low income?

Frankly, that might bring a nice diversity to the town and I think we all love to hear about hard working families that are given a chance. But, what will the effect be on the speculators / builders who think they just hit the jackpot with the planning board. Low income means less profit. Will that profit come out of the facades of the buildings we have to look at? Will it come out of the taxes the developers said would be generated when the developers go in and demand tax reductions? Will it come out of the structures themselves so that we are the cusp of creating tenements in our downtown. Remember, the planning board did not approve “quality housing.” It approved increased housing density, period. If the developers are forced to give up profit by the courts, they will have no incentive to build quality units and we will have no ability to stop them from building sub-standard units.

And then there is the issue of surrounding properties. Once one property owner sees that they can tear down a store and put up 50 to 100 family units, why won’t they? The planning board randomly picked spots in town and said they were suitable for high density living. There is no rhyme or reason to what they did, other than that is what the developers asked for first. The planning board did not “plan”, it “reacted” to what the developers demanded. These same developers or the next set will come in and ask for the same treatment. And when they don’t get it, they will make the same arguments that hoodwinked the current planning board – – we need to do this to satisfy affordable housing rules. And regardless of what the planning board says, they only need to convince one judge that they are right.

The Village council needs to seriously consider these issues in detail before it approves the massive over-development of downtown Ridgewood.

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Ridgewood should not rush public hearing process

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Ridgewood should not rush public hearing process

JULY 10, 2015    LAST UPDATED: FRIDAY, JULY 10, 2015, 12:31 AM
THE RIDGEWOOD NEWS
Print

Council should not rush hearings on downtown housing

To the Editor:

Re: “Council sets up meeting timeline,” The Ridgewood News, July 3, page A1.

Why is the Village Council eyeing its mid-September public meeting as the one and only date on which an official public hearing will be held for as many as four ordinances related to a master plan amendment approved by the Planning Board last month which would permit high-density multifamily housing in the village’s Central Business District?

In 2011, Village Council members scheduled its official public hearing on The Valley Hospital’s proposed expansion over six separate dates. The schedule was developed to ensure there would be ample opportunity for residents to express their views on the issue, and that no individual(s) would miss out due to planned business travel/vacation, family emergency, illness, etc. Council members then were also concerned about meeting room capacity and allowing ample time for comments. Current Mayor Paul Aronsohn was a member of that council.

Although Mayor Aronsohn has indicated that the issue may be brought up during the public comment portion of any council meeting held between now and mid-September, strict time limits may be imposed on comments made during those meetings, and individual speakers desirous of speaking again may not be given the opportunity to do so as is required during an official public hearing.

The question now becomes, what’s the rush here? Why are Mayor Aronsohn and his fellow council members planning to schedule just one official opportunity for residents to comment? The mayor was a primary proponent of a former council’s plan to allow multiple opportunities for official public comment regarding The Valley Hospital expansion plan. Why the change in attitude related to a proposal for high-density, multifamily housing in our Central Business District? Am I missing something here?

Boyd A. Loving

Ridgewood

 

https://www.northjersey.com/opinion/opinion-letters-to-the-editor/letter-to-the-editor-ridgewood-should-not-rush-public-hearing-process-1.1371964

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Ridgewood Planning Board – July 7th Special Public Meeting

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Planning Board – July 7th Special Public Meeting

PLANNING BOARD

AMENDMENT TO MEETING SCHEDULE

SPECIAL PUBLIC MEETING ANNOUNCEMENT

In accordance with the provisions of the “Open Public Meetings Act,” please be advised that the Planning Board will hold a special public meeting on Tuesday, July 7, 2015, in the Village Hall Court Room, 131 North Maple Avenue, Ridgewood, NJ. The purpose of the meeting is to hold the Annual Reorganization Meeting beginning at 7:30 p.m. A regular business meeting will follow.

All meetings of the Ridgewood Planning Board (i.e., official public meetings, work session meetings, pre-meeting assemblies and special meetings) are public meetings which are always open to members of the general public.

Michael Cafarelli

Secretary to the Board

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Ridgewood Council sets timeline for multifamily housing hearings

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JULY 3, 2015    LAST UPDATED: FRIDAY, JULY 3, 2015, 12:31 AM
BY MARK KRULISH
STAFF WRITER |
THE RIDGEWOOD NEWS

Residents looking to weigh in on the issue of multifamily housing should circle September on their calendars.

The Village Council set forth an ideal timeline for consideration of ordinances relating to a master plan amendment approved by the Planning Board last month.

Although the issue can be brought up during comment portions of any council meeting, officials are eyeing the mid-September public meeting as the date for a public hearing. An exact date will not be fixed until the ordinances are formally introduced.

In early June, the Ridgewood Planning Board approved a master plan amendment that would create four new zones in the Central Business District, three of which would allow for multifamily housing projects to be built at a maximum density of 35 units per acre for affordable rental units.

https://www.northjersey.com/news/council-sets-up-meeting-timeline-1.1367858

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Floodgates Open for High Density Housing plans in Central Business District

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June 25,2015
the staff of the Ridgewood blog

RIDGEWOOD NJ, On its June 2nd Vote the Planning Board has approved resolutions of four master plan amendments permitting high-density, multifamily housing projects downtown.The resolutions were passed by the Village Planning board last week in its first meeting since its recent vote increasing the number of allowable housing units per acre in four distinct village zones to 35 from 12.

35 Units per acre was approved by the Ridgewood Planning Board in a 6  to 3 vote, in what can only be described as a victory for special interests over the residents of the Village . Last night the Planning Board approved a  change to the Village master plan from a density of 12 units per acre (current) to a density of 35 units per acre (almost triple) , giving the Village Central Business District a higher density than Hackensack 22 units per acre, Teaneck 28 units per acre, or Fair Lawn 17 units per acre. https://theridgewoodblog.net/ridgewood-planning-board-approves-high-density-35-unit-per-acre-plan-for-central-business-district/

The Village Council still has to approve the changes in the Master Plan .The amendments will be discussed by the council for the first time at its meeting Wednesday  July 8, were the council will review the draft ordinances and suggest changes. These changes could be formally adopted by September.

There are three proposed developments are The Dayton, a 106-unit luxury garden apartment complex at the site of the former Brogan Cadillac dealership; the 50-unit Chestnut Village, on Chestnut Street; and the 52-unit Enclave, on East Ridgewood and North Maple avenues and of coarse there is also the matter of the new parking garaged planned for Hudson Street.

All three developers still need to file applications with the village, seeking approval from the Planning Board for each of their projects.