The Enclave at 257 East Ridgewood Avenue. Photo credit: 257 East Ridgewood Avenue LLC
Reader makes suggestions for the Enclave Development
The Enclave invites the community to an open exchange of information, pros and cons and all views, on Thursday, June 26 at 7 p.m. at the Ridgewood Library Arts Studio. I’ll certainly be there, and would like to suggest that we review these websites in advance for more background: downtownridgewood.com and citizensforabetterridgewood.com
The website for the developments is interesting. But a few suggestions:
The site should have more continuity. Each development should have its drawing on the first page. Then they should list the number and size of the units, the maintenance and the anticipated taxes.
They claim that they will be self sufficient for parking, but based on what? How many spots per unit?
There is no way that the addition of that many families will not impact congestion in the downtown.
They talk about “1.5 million net tax” but where did they pull that number from? The rumor v Reality section is not very good.
As I mentioned above, if I am going to downsize from a 4+ bedroom house I do not just want a smaller residence. i expect the carrying expenses to be downsized too. Otherwise I can buy a house in Saddle River.
Someone was listening besides the Planning Board :A place to downsize
JUNE 20, 2014 LAST UPDATED: FRIDAY, JUNE 20, 2014, 12:31 AM
A place to downsize Tess Giuliani to the editor:
Ridgewood reminds me of the village I grew up in, Garden City, N.Y., where my family still lives. Both are beautiful, historic towns.
I remember how the Garden City Hotel, a 1901 historic landmark designed by Stanford White, stood proudly in the middle of town. Sadly, this magnificent building came down in 1973. An ugly gaping hole remained on the site for 10 years, surrounded by a chain link fence. Finally, a new Garden City Hotel with Wyndham luxury condos was opened in 1983
Why did it take 10 years? Longtime residents tell me that 40 years ago, the idea of downtown condos in Garden City was unacceptable to many villagers. What changed? Over time the residents got tired of the eyesore, and their personal concerns also changed as they got older.
In 2001, I put my Ridgewood home on the market and found that the best housing for me was an apartment complex right here. I wanted to stay in town and stay involved. Though as it happened, I stayed in my house another 11 years, the apartment prospects had not changed. The best complex in 2001 was still the best in 2012 – so I moved in.
As a designer I’ve worked with hundreds of clients in Ridgewood, developing creative spaces from the smallest full bathroom to the most stately, grand house dubbed The New American Classic by DesignNJ. Today’s clients among the “young seniors” ask me to “create uncluttered, beautiful spaces that reflect our tastes and make our lives easy.”
They hope to downsize from a big house to a nice apartment in Ridgewood, with covered parking, elevators, central air, large windows, nice kitchens and baths and ample closets. But where are they? I found only one.
The Enclave invites the community to an open exchange of information, pros and cons and all views, on Thursday, June 26 at 7 p.m. at the Ridgewood Library Arts Studio. I’ll certainly be there, and would like to suggest that we review these websites in advance for more background: downtownridgewood.com and citizensforabetterridgewood.com – See more at: https://www.northjersey.com/opinion/opinion-letters-to-the-editor/letter-a-place-to-downsize-1.1038600#sthash.PNUkkp9Q.dpuf
JUNE 12, 2014 LAST UPDATED: THURSDAY, JUNE 12, 2014, 5:42 PM Lisa Baney
To the Editor:
Let me start by saying I could never be a Planning Board member, but if I were, I would be so tired. Over the past 14 months, they have had to attend 26 sometimes very long hearings, and listen to and dissect thousands of pages of testimony focusing on details and information that any normal human could scarcely nail down. All in response to a prestigious applicant, Valley Hospital, and its application for a master plan amendment that would allow its near-doubling of size at its location at South Van Dien Avenue next to the Benjamin Franklin Middle School.
It has become evident through this process that there are many different ways to slice and dice the data. By that, I mean a litany of measurements such as square footage, lot coverage, floor area ratios, shadow lines, changes of buffers, heights and setbacks at various sections of the buildings and property. Moreover, the board members have needed to distinguish each of these measures according to the current 2014 expansion proposal, the former 2010 proposal and what exists today. Add differing testimony on hospital beds needed, numbers and types of trucks during specific years and stages of construction, possible impact on child safety and schools, and a magnitude of other information – most importantly village character.
If I were a Planning Board member, I would see three things through all these nights.
1. Land use is primary as the basis of a master plan change.
2. As a key burden of proof, the applicant for the master plan change has not substantiated why it is absolutely necessary to conduct this degree of expansion on its main hospital campus. Valley affirms that this scale of expansion, at its current location, is the only way to well serve both our village and region, and that it is cost-prohibitive to relocate additional services, re-think its bed counts here, or follow other paths to modernize – based on elements of a business plan that it chooses not to make clear.
3. There is more than enough reason to believe that the detriments of this permanent change to our village outweigh the positives, and that the hospital has not made a convincing case to the contrary.
– See more at: https://www.northjersey.com/opinion/opinion-letters-to-the-editor/letter-planning-board-members-have-much-to-consider-1.1034646#sthash.6Qg61KBE.dpuf
Reader says It does not take much to turn a real estate market and we are likely on the tipping point.
Perhaps the most interesting indication of this is the No Valley and No Apartment signs that appear on the lawns of houses that have recently sold to young families moving into town. They came here for the schools and the neighborhood feel of the town. Then, they learn that what they just bought into is under the threat of the massive hospital and apartment complexes. Having just sunk their young fortunes into new homes, they are justifiably worried.
Think now of what happens if that worry becomes known to those currently looking. Through this blog, for instance, or newspaper coverage of the planning board hearings or letters to the editors. Real estate can very quickly take a nose dive in Ridgewood when towns in close proximity offer almost as much without the looming risk.
If you were 30-35 again, with two young children and enough money to buy a house in Ridgewood, and there was a chance Ridgewood was going to turn into something more along the lines of the hustle and bustle found in a small city sometime in the next 5 to 10 years, would you risk your hard earned down payment money on Ridgewood property? And for those of us in the 45 to 55 range, on the verge of being empty nesters, do we risk riding the property market to the bottom when we can cash out now?
No, make no mistake, Ridgewood is very much on a precipice formed by the intersection of a monolithic hospital concerned about its future revenue stream, developers who want to increase their profits and well meaning Villagers who are buying into false arguments and fears generated by the Hospital and developers.
Readers begin to face prospect of declining Real Estate Values
If your scenario plays out take whatever money you win and put it towards moving costs since it will not be worth staying in a town that gives into a group that lies, manipulates figures, distorts, deceives, etc.
What they are asking to do defies logic, and then another group(PB) agrees that it is o.k. to insult both their intelligence, and the people that they are representing ?
Simply put, the bad press will only get worse if this gets past the PB.
Reader says the Village should Follow the rules that are in place to protect all of us. Valley Hospital, developers, and tax paying residents!
Follow the rules that are in place to protect all of us. Valley Hospital, developers, and tax paying residents!
It’s not East vs. West. When you change H-Zones, Master plans, and variances…you are asking for future problems. Double Valley’s size, allow heights too high for the CDB, etc. You will get higher taxes, due to the need for more services. Traffic is bound to increase and cause problems getting to any side of town.
The answer has always been no to these requests. Why would the current board or council even entertain any of these requests? Your job and elected jobs are to follow the rules and in force them. Stop the nonsense. Logic and reasoning will prevail?
The master plan needs to be changed so that developers cannot ask for ‘spot zoning’ to suit them.
Leave the zoning as is, and make everyone, whether Valley, or an apartment developer have to operate within the current zoning, and get variances approved.
It keeps everything more within reasonable sizes, footprints, etc. As it currently is, allowing someone to change zoning is a lottery ticket for the speculator who bought the land.
Reader saysFailure to turn the Ken Smith lot into a parking garage with some kind of overpass walkway to get to and from it would be to miss a once-in-a-lifetime opportunity to fix much of the parking problem, at least for commuters, for once and for all. VILLAGE COUNCIL–HELLO–THIS IS IMPORTANT. Take out a bond and pay it back with parking revenue.
Other readers disagree and say It will never become a government operated parking garage. They don’t want to lose the property tax revenue.
Others sarcastically argue toAdd a few more buildings to vacant lots and soon no traffic at all! The perfect solution to our parking and traffic problems. Why didn’t we think of this earlier?
And finally one reader observers Although only 3 applicants are currently before the board, the Ken Smith site’s property still will fall within the new high density zone. Apparently that property owner is buying up more land surrounding what they currently own. Probably a smart tactic to sit on the sidelines while others duke it out. Either way any zoning benefit will be realized on this site as well.
JUNE 6, 2014 LAST UPDATED: FRIDAY, JUNE 6, 2014, 12:31 AM
Issues with road project Kira Semler
LETTER TO THE EDITOR:
With regard to the article that appeared in the Friday, May 30, 2014 edition entitled, “Road project moving ahead,” I am in agreement with the thoughtful editorial letters submitted by Ridgewood residents regarding the fiasco with the paving of the road under the railroad bridge. I would like to add my comments:
1. The decision to reduce the lanes to one each way is ridiculous and seems to lack even a small thread of common sense.
2. Concerned residents attended this meeting with a panel of Village of Ridgewood employees and council members. Residents’ opinions/concerns fell on deaf ears.
3. How much are the cameras going to cost for the monitoring of this insanity? How about the extra manpower? Another cost the residents of the Village of Ridgewood will have to bear.
4. Will any cost overruns for later modifications be borne by the Village Council and the village manager? You know the answer to that question: There is no accountability and costs will come out of the pockets of the residents of the Village of Ridgewood.
5. What about the impact on the CBD? Of course, no one even gave that a thought.
6. I do not believe there was a study done on this project. No one heard about it until it was printed in the newspaper two weeks ago. The reason this project was not previously announced is simply because the village council did not want to hear any feedback.
Traffic engineers testify on Ridgewood housing proposals
JUNE 5, 2014 LAST UPDATED: THURSDAY, JUNE 5, 2014, 3:40 PM BY LAURA HERZOG STAFF WRITER
Echoing the earlier findings of a consultant hired by the village, traffic engineers testifying at the latest multifamily housing hearing said that their proposed use would result in less additional downtown traffic than other allowable uses.
About 15 residents, including several leaders of the grassroots group opposing unrestrained development, Citizens for a Better Ridgewood (CBR), attended the hearing on Tuesday in the Benjamin Franklin Middle School auditorium.
In the case of The Dayton, where 106 units are proposed for the abandoned Brogan Cadillac site (currently used as a commuter parking lot), an expert said a residential use would generate less traffic than the current use.
“What’s proposed would not result in a detrimental traffic impact … I think that’s important to understand,” said The Dayton’s traffic expert Karl Pehnke, an associate for Langan Engineering. “The applicant could actually produce less traffic than could otherwise be expected.”
The 52-unit Chestnut Village complex proposed for Chestnut Street, on the site of a former vehicle inspection station, would also generate less traffic than other permitted uses, including medical offices, an expert for the developer said.
Where is the vision for the current leadership of our community?
JUNE 2, 2014 LAST UPDATED: MONDAY, JUNE 2, 2014, 5:38 PM
Letter: Our future as an inclusive community Martin Walker
To the editor:
Congratulations to the winning candidates of our recent council election. We are extremely fortunate to have had three such talented and committed villagers running, but I am dismayed that not one of them articulated a vision of Ridgewood’s future as an inclusive family community, one that includes and fosters all generations.
Susan Knudsen and Michael Sedon rightfully insisted that village planning must shift from ad hoc responses to individual developer’s proposals, but our village politics as a whole seems stuck in the “tail(s) wagging the dog” syndrome. Some folks don’t like taller poles, our council must respond. Other folks don’t like construction, our council must respond. Others don’t want trees cut down, our council must respond. Still others don’t want public land fully public, but instead devoted to their kid’s favorite sport … ditto.
Now we read that one Planning Board member objects to a Walnut Street downtown location for assisted living because of “traffic.” Earlier objections reported have been “height.”
When will Ridgewood ever progress beyond the “not this, not that” level of leadership in community development? At what point can we break away from Washington, DC’s politic gridlock mentality by fully acknowledging that “NO” is not a plan?
Leadership requires elaborating on and then acting on choices. The greatest level of authority in community leadership accrues to those whose vision encompasses the widest sectors of a community projected the farthest into the future. Leadership for property value enhancement via educational excellence only looks as far into the future as the high school graduation dates of our current school population.
Leadership for family-oriented community includes allowances for the possibility that babies being born into our community could live out their lives and also die here. I see no plan addressing whether or not our children should have the ability to live here at all. I see no plan addressing whether or not our Ridgewood community should even include grandparents. No plan addressing whether Ridgewood should be a place to retire to versus retiring from.
– See more at: https://www.northjersey.com/opinion/opinion-letters-to-the-editor/letter-our-future-as-an-inclusive-community-1.1027823#sthash.8zWkLHY0.dpuf
Reader says this past election was a mandate against Valley and overdevelopment of the CBD
For anyone with any doubts – this election was a mandate against Valley and overdevelopment of the CBD. This was also a wake up call for the Mayor, Mrs Hauck and Mr. Pucciarelli.
As for Mrs. Hauck’s outrage over a political divide, well, maybe you should look yourself in the mirror to see who created it. You’ve alienated everyone that does not see things the way you do and you only make things worse for yourself by commenting publicly. Remember the one about the Library being as important as the Police Department? Oh yes, and make sure to air all of your views in social media.
The Mayor and his team have had this “we know what’s best and we know better than you” attitude which has clearly put reasonable people off.
If anyone wasn’t sure about what most people feel are the most important issues in town, read the election results. Valley needs to be put in its place and there should be no Master Plan amendments to allow for over development of the CBD.
Architects detail designs for proposed housing developments in Ridgewood
MAY 16, 2014 LAST UPDATED: FRIDAY, MAY 16, 2014, 12:31 AM BY DARIUS AMOS STAFF WRITER
Though planning and school impact considerations, among other areas of concern, have stimulated more scrutiny than building design, the architects of three downtown multifamily housing proposals were put through cross examination and public questioning at last week’s Planning Board meeting.
Board members are currently hearing three developers’ combined application to amend Ridgewood’s master plan to essentially rezone portions of the Central Business District and permit high-density apartment complexes as an acceptable use of land.
Last Tuesday’s hearing was the latest meeting in a process that stems back more than two years. It also bridges the course to a June 3 meeting, where traffic experts for each proposal are expected to begin testimony.
Enclave design
Architect Bruce Englebaugh explained the details of the Enclave, which his firm Minno and Wasko Architects designed for developer 257 Ridgewood Avenue LLC. The Enclave, as proposed, includes 52 dwelling units and approximately 30,000 square feet of retail space built along North Maple Avenue on property currently occupied by the Hallmark Floor Company and Arthur Murray Dance Studio.
“We tried to go through downtown Ridgewood and analyze the architectural vocabulary. We took that, analyzed it and put it in our building,” Englebaugh said, explaining the varied design elements. “We started with a homogenous façade. Through feedback, we started to subdivide the façade to make it look more like buildings in downtown Ridgewood.”
According to Englebaugh, one of the key elements was the reduction of the Enclave’s fourth story. The adjustment, he said, makes the building’s top level unnoticeable when viewed from the ground level on North Maple Avenue.
Property owner John Saraceno and Englebaugh reviewed the site’s projected parking layout. Both testified that the proposed plan incorporates 134 parking stalls, 56 of which will be reserved for public use. In comparison, the site currently boasts 74 parking spots with roughly 14 of those reserved, Saraceno said.
Ridgewood’s Project Pride Day Saturday, May 17th, 9:30 a.m. All Ridgewood residents, church groups, local social service agencies, students, scouts, and those with or without green thumbs, are invited to join the leaders of Project Pride in a community effort to beautify our Village. Volunteers are to meet on Saturday, May 17th, at 9:30 a.m. near the Clock Tower (corner of Oak Street and Ridgewood Avenue). Located throughout the Central Business District of Ridgewood are many large containers that are filled with blooming flowers and foliage which line East and West Ridgewood Avenue and the side streets of Oak, Walnut, Chestnut, Broad and Franklin Avenue. This beautification project is accomplished with the assistance of volunteers each year, and the enhancement of our local parks, business district and downtown brings about a true sense of community and pride. This community building effort also provides ownership, accountability and respect. The Project Pride Committee is responsible for the summertime floral hanging baskets, the winter’s illuminated kissing balls, presentation of the HomeScape Awards, and maintenance of local pocket parks and seasonal garden plantings. If interested in obtaining Project Pride membership, or to obtain further information, please contact the Recreation Office at 201-670-5560 weekdays between the hours of 8:30 a.m. and 4:30 p.m.
Photo courtesy of Tax Assessor’s office, Village of Ridgewood Proposals For the Long Term Ground Lease for Development On Village Owned Property May 15,2014 Boyd A. Loving 12:16 PM
Ridgewood NJ, Today at 11:00 AM, proposals were opened in connection with the Village Council’s plan to develop VOR owned property on East Ridgewood Avenue between Gilsenan Realty and The Gap. This property now serves as a metered, surface parking lot.
It is the Council’s intent to lease the property to a developer, with the expectation of collecting ground lease fees and property taxes on any structure constructed thereon. Council members envision that a developer might wish to construct a 2-story building with retail on floor one and office space above. The developer would be responsible for finding suitable tenants and leasing/managing the property.
Two (2) proposals were received today. Submitters were:
Langan Development 200 Riverfront Boulevard Elmwood Park, NJ https://www.riverdrive.com/overview.html
Initial ground lease fees = $75K per year
Tantum Realty LLC 66 York Street Jersey City, NJ https://www.facebook.com/pages/Tantum-Realty-LLC/434182256712388
Initial ground lease fees = $30K per year
VOR staff members will shortly begin the process of reviewing each proposal to ensure conformity to established criteria and then forwarding compliant proposals to the Village Manager and Council for review
Ridgewood officials mull plan to address abandoned properties
MAY 16, 2014 LAST UPDATED: FRIDAY, MAY 16, 2014, 12:31 AM BY LAURA HERZOG STAFF WRITER
Ridgewood officials will soon have new guidelines to refer to when dealing with owners of abandoned commercial and residential properties.
The Village Council introduced an ordinance on Wednesday to adopt the state’s “Abandoned Property and Rehabilitation Act” for Ridgewood’s own village code.
The council has been discussing abandoned properties in Ridgewood since the issue was raised by Councilwoman Gwenn Hauck earlier this year. Hauck discussed the guidelines with the council at a meeting in March.
Hauck said she knew of a few locations within Ridgewood, which she did not name, where owners have let their properties go into disrepair, and she believed that putting the state’s guidelines in Ridgewood’s code could help village officials put more pressure on these individuals.
“We have to create a system whereby people know that they’re on record as being a problem,” she said at last Wednesday’s council meeting.
