Tag: high density housing

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Who will benefit from high-density housing in Ridgewood?

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

Who will benefit from high-density housing plans?

To the Editor:

My family moved to Ridgewood in the early 1950s, living first on Lincoln Avenue then buying our family home in 1957. I was born here and went through the public schools, for which my father worked most of his adult life. So if anyone has seen “change” in this town, I have.

Some change has been for the better; for instance, the ethnic and racial mix is a bit more diverse. Some has not. While superficially we are more varied, with a wider range of skin tones and ancestry than in my youth, Ridgewood is increasingly homogenized economically. Growing up, I knew families from all socioeconomic levels. Now, blue-collar and other regular working folks — people who made things — are crowded out, and only investment bankers, hedge fund managers, and others who “make” only money dominate. With that comes a certain mindset, one which, to borrow Oscar Wilde’s quip, knows the price of everything and the value of nothing. Of that group, some may have come for good schools or even because they like it here. Others may have moved here for the cachet of a “golden zip code” or snob appeal, or as a rung on the ladder toward someplace more exclusive, say Alpine or Short Hills, or with the hope of making some money in a town where housing values have held steady even in downturns, due to the precise thing that high-density housing would destroy, namely, Ridgewood’s small-town ambiance.

It’s no mystery why the advocates of high-density housing would want it: this being Ridgewood, it will be high-priced, and there will be lots of money to be made in the short run. Unfortunately, when Ridgewood loses the character that made it desirable in the first place and becomes just Fort Lee with a longer commute, values will drop; but by that time, they will have pocketed their profits and have no reason to care.

To discuss in detail all the reasons high-density housing is wrong for Ridgewood would expand this letter to un-publishable length. I will simply end by quoting two Latin maxims: “cui bono?” (Who benefits?) and “res ipsa loquitur” (the thing speaks for itself).

A.C. Willment

Ridgewood

https://www.northjersey.com/opinion/opinion-letters-to-the-editor/letter-to-the-editor-who-will-benefit-from-high-density-housing-in-ridgewood-1.1384087

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Obama making bid to diversify wealthy neighborhoods that means Ridgewood

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By Tim Devaney – 06/11/15 06:00 AM EDT

The Obama administration is moving forward with regulations designed to help diversify America’s wealthier neighborhoods, drawing fire from critics who decry the proposal as executive overreach in search of an “unrealistic utopia.”

A final Department of Housing and Urban Development (HUD) rule due out this month is aimed at ending decades of deep-rooted segregation around the country.

The regulations would use grant money as an incentive for communities to build affordable housing in more affluent areas while also taking steps to upgrade poorer areas with better schools, parks, libraries, grocery stores and transportation routes as part of a gentrification of those communities.

“HUD is working with communities across the country to fulfill the promise of equal opportunity for all,” a HUD spokeswoman said. “The proposed policy seeks to break down barriers to access to opportunity in communities supported by HUD funds.”

It’s a tough sell for some conservatives. Among them is Rep. Paul Gosar (R-Ariz.), who argued that the administration “shouldn’t be holding hostage grant monies aimed at community improvement based on its unrealistic utopian ideas of what every community should resemble.”

“American citizens and communities should be free to choose where they would like to live and not be subject to federal neighborhood engineering at the behest of an overreaching federal government,” said Gosar, who is leading an effort in the House to block the regulations.

Civil rights advocates, meanwhile, are praising the plan, arguing that it is needed to break through decades-old barriers that keep poor and minority families

https://thehill.com/regulation/244620-obamas-bid-to-diversify-wealthy-neighborhoods

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Ridgewood introduces ordinances to change downtown zoning

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JULY 16, 2015    LAST UPDATED: THURSDAY, JULY 16, 2015, 3:37 PM
BY MARK KRULISH
STAFF WRITER |
THE RIDGEWOOD NEWS

The Village Council took the next step toward allowing more residential buildings in the Central Business District with the introduction of five ordinances pertaining to the master plan amendments approved by the Planning Board in June.

All five ordinances were introduced by a 3-2 margin with Mayor Paul Aronsohn, Deputy Mayor Albert Pucciarelli and Councilwoman Gwenn Hauck voting in favor and Councilman Michael Sedon and Councilwoman Susan Knudsen voting against introduction.

Knudsen asked the council to table the introduction of each based on receiving a copy of the ordinances for the first time at the beginning of last week’s work session meeting.

“At that exact moment we received five ordinances, which were a total of 40 pages of complicated, detailed information regarding the changes to the master plan,” said Knudsen. “And I felt at that time because we had just received those documents at 7:30, we didn’t have an opportunity to have discussion and question the village planner in a proper work session.”

https://www.northjersey.com/news/zoning-changes-brought-forward-1.1375736

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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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Readers say at the end of the Taxpayers will be on the hook for the garage while business,developers and NJT will all benefit from it

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Readers say at the end of the Taxpayers will be on the hook for the garage while business,developers and NJT will all benefit from it

My questions:

1. What happens if parking revenues fall short of expectations?

2. What is the proposed parking fee structure for the new garage?

These are very important questions and I will explain why. For the first one, the answer is pretty obvious. The Village taxpayers will be on the hook for it as the construction bond cannot be reneged on just because you hoped there would be enough revenue. The second one will absolutely dictate the success or failure of the entire project. Any fee structure that is more than street parking will completely disincentivize most people from using the garage. They will circle the blocks until a street space frees up, or they will go somewhere else to eat/shop. As I’ve stated before, this garage will represent the parking location of absolute last resort, and I predict it will be viewed in years to come as one of those “what were they thinking” buildings.

Its called a shell game. money from the parking revenue is now used to support the town budget. money from the new garage if a surplus will be used to pay the loan off on the new garage. If revenue from the new garage isn’t adequate the town (I mean taxpayers) will have to make up the shortfall.

Or should the Village tax the CBD landlords for the garage or local businesses, their the ones that are going to profit from it.

Maybe the developers should pay or NJT ?
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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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Reader says Let me make one thing perfectly clear: Paul Aronsohn and Albert Pucciarelli will not, I repeat WILL NOT, be swayed by public opinion, common sense, or realistic facts

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Discussion? No need for discussion! Gwenn, Paul, and Albert are our 3-person council. Ms. Gwenn might want to recall that she won by 6 votes, while Mike and Susan were voted in on a huge margin. It won’t be too much longer before sanity will rule again. No way are the thre of them getting re-elected

Let me make one thing perfectly clear: Paul Aronsohn and Albert Pucciarelli will not, I repeat WILL NOT, be swayed by public opinion, common sense, or realistic facts. They are going to build this god-forsaken garage and look out anybody who gets in their way. They feel this will make their mark in town. Yep, it will be a mark alright, a gigantic debt and a garage with so few cars in it that it will look like an abandoned property. But they won’t care. In a couple of years Aronsohn will be in DC (he hopes) working as a gopher for Hillary, and Pucciarelli will be living in MidlandPark, and we will be left with this mess, their legacy.

maybe, maybe Gwenn will decide to rein this project in and make it mor sensible and less colossal. Say what you will about Gwenn, but she of the three of them truly TRULY cares about Ridgewood. lately there have been glimmers of hope that she might be standing on her own away from the two of them on a couple of issues. Maybe she will back off on this folly. We can hope.

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RIDGEWOOD PLANNING BOARD PUBLIC MEETING

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PLANNING BOARD PUBLIC MEETING NOTICE/AGENDA

Tuesday, June 16, 2015

Village Hall Court Room– 7:30 P.M.

(all timeframes and the order of agenda items below are approximate and subject to change)

  1. 7:30 p.m. – Call to Order, Statement of Compliance, Flag Salute, Roll Call – In accordance with the provisions of Section 10:4-8d of the Open Public Meetings Act, the date, location, and time of the commencement of this meeting is reflected in a meeting notice, a copy of which schedule has been filed with the Village Manager and the Village Clerk, The Ridgewood News and The Record newspapers, and posted on the bulletin board in the entry lobby of the Village municipal offices at 131 North Maple Avenue, and on the Village website, all in accordance with the provisions of the Open Public Meetings Act.

 

Roll call: Aronsohn, Bigos, Knudsen, Nalbantian, Joel, Reilly, Dockray, Peters, Thurston, Altano, Abdalla

 

  1. 7:35p.m. – 7:40 p.m. – Public Comments on Topics not Pending Before the Board

 

  1. 7:40 p.m. – 7:45 p.m. – Committee/Commission/Professional Updates for Non Agenda Topics; Correspondence Received by the Board
  2. 7:45 p.m. – 8:15 p.m. – Memorializing Resolutions – Amendments to the Land Use Plan Element of the Master Plan: AH-2, B-3-R, C-R and C Zone Districts
  3. 8:15 p.m. – 10:30 p.m. – Reexamination of Master Plan and Development Regulations – Discussion of Historic Preservation and Environmental Protection Provisions
  4. 10:30 p.m. – 10:40 p.m. – Approval of Minutes: June 2, 2014; May 20, 2014
  5. 10:40 p.m. – 11:00 p.m. – Executive Session

 

  1. Adjournment

In accordance with the Open Public Meetings Act, all meetings of the Ridgewood Planning Board (i.e., official public meetings, work sessions, pre-meeting assemblies and special meetings) are public meetings, which are always open to members of the general public.

         Members: Mayor Paul Aronsohn, Nancy Bigos, Councilwoman Susan Knudsen, Charles Nalbantian, Richard Joel, Kevin Reilly, Wendy Dockray, Michele Peters, David Thurston, Isabella Altano, Khidir Abdalla

        Professional Staff: Blais L. Brancheau, Planner; Gail L. Price, Esq., Board Attorney; Christopher J. Rutishauser, Village Engineer; Michael Cafarelli, Board Secretary

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Readers say another parking study?

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Another study and a referendum huh? Here’s to hoping that we get a study on the demand and impact with regard to multi-family housing and a referendum on the ballot…

$500 K for Pre-Construction? what a joke! the people of Ridgewood are getting hosed and not a one cares…

So we’re spending more than Millburn to get their report with about ten pages changed. Nice work if you can get it

A blank check to do whatever the Council wants. What will be the cost of this bond at its payment end. Oh that right the 3 Amigos and their supporters will not be here.

Here are the result of the study, for free. The downtown business district doesn’t have enough parking. Build a garage. Land and construction are expensive, the village can’t afford it. Don’t build a garage. The parking meters aren’t providing the revenues that everyone says they will, even without theft. $500,000 down the drain with the bond being paid for years and the parking problem still won’t have a solution. The Three Amigos are un-seated in the next election and it becomes the next mayor and council’s problem. End of story.

 

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Planning Board decision on housing draws mixed reaction in Ridgewood

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

Last week, the Ridgewood Planning Board ended a five-year process of work session meetings, testimony from experts, board deliberation and public comment hearings with the approval of a master plan amendment that will allow for higher density and mixed use housing projects in the Central Business District (CBD).

The amendment allows housing in the AH-2 zone, an affordable housing district encompassing the Brogan Cadillac site on South Broad Street, the B-3-R zone, which includes the Ken Smith property on Franklin Avenue and the section of North Maple Avenue between East Ridgewood and Franklin avenues, and the C-R zone, which is a small plot of land on Chestnut Street intended for commercial and mixed use development.

These zones will allow 30 units per acre of for-sale affordable housing and 35 units per acre of for-rent affordable housing and cap the height of the buildings at 50 feet. The original amendment allowed for as much as 50 units per acre, but was scaled back in a revised amendment presented to the Planning Board in late April.

Throughout the process, developers representing three potential housing projects presented testimony regarding their respective proposed developments. The projects presented were The Dayton, a 106-unit complex in the old Brogan Cadillac lot; the 52-unit Enclave proposed for the intersection of East Ridgewood and North Maple Avenues; and Chestnut Village, a 52-unit luxury development slated for Chestnut Street near the village’s central garage.

https://www.northjersey.com/news/decision-draws-mixed-reactions-1.1354518

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Obama making bid to diversify wealthy neighborhoods

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By Tim Devaney – 06/11/15 06:00 AM EDT

The Obama administration is moving forward with regulations designed to help diversify America’s wealthier neighborhoods, drawing fire from critics who decry the proposal as executive overreach in search of an “unrealistic utopia.”

A final Department of Housing and Urban Development (HUD) rule due out this month is aimed at ending decades of deep-rooted segregation around the country.

The regulations would use grant money as an incentive for communities to build affordable housing in more affluent areas while also taking steps to upgrade poorer areas with better schools, parks, libraries, grocery stores and transportation routes as part of a gentrification of those communities.

“HUD is working with communities across the country to fulfill the promise of equal opportunity for all,” a HUD spokeswoman said. “The proposed policy seeks to break down barriers to access to opportunity in communities supported by HUD funds.”

It’s a tough sell for some conservatives. Among them is Rep. Paul Gosar (R-Ariz.), who argued that the administration “shouldn’t be holding hostage grant monies aimed at community improvement based on its unrealistic utopian ideas of what every community should resemble.”

“American citizens and communities should be free to choose where they would like to live and not be subject to federal neighborhood engineering at the behest of an overreaching federal government,” said Gosar, who is leading an effort in the House to block the regulations.

https://thehill.com/regulation/244620-obamas-bid-to-diversify-wealthy-neighborhoods

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In aftermath of Edgewater fire, construction code legislation considered by Senate committee

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TRENTON – A mixed group of firefighters, labor leaders, local residents, architects and real estate developers descended on a state Senate community and urban affairs committee meeting in Trenton on Monday to debate an issue burning in their minds: should construction code regulations change statewide, especially in the aftermath of a Bergen County blaze earlier this year that torched an Edgewater apartment complex.  (Bonamo/PolitickerNJ)

In aftermath of Edgewater fire, construction code legislation considered by Senate committee | New Jersey News, Politics, Opinion, and Analysis

 

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Ridgewood Planning Board approves master plan amendment

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JUNE 5, 2015    LAST UPDATED: FRIDAY, JUNE 5, 2015, 12:31 AM

BY MARK KRULISH
STAFF WRITER |
THE RIDGEWOOD NEWS

Minutes after the clock signaled a transition from Tuesday night to Wednesday morning, the Ridgewood Planning Board capped a years-long master plan amendment debate with the approval of four new zones in downtown Ridgewood.

An evening that began with comment from the public, most of whom stated their opposition to the master plan amendment, came to an anticlimactic end nearly four hours later – after many residents had left their seats – with a majority of the board members giving their approval.

The board voted on each amendment separately, with each zone receiving yes votes from board members David Thurston, Nancy Bigos, Charles Nalbantian, Richard Joel, Kevin Reilly and Mayor Paul Aronsohn. Board member Wendy Dockray voted against all four zones while Michele Peters opposed all but the C-R zone and Councilwoman Susan Knudsen only cast an affirmative vote for the C zone.

The amendments will now go before the Village Council, which will consider an ordinance to change the master plan.

https://www.northjersey.com/news/board-approves-master-plan-amendment-1.1349573

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Opinion: 35 Units an Acre is Too Many

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We thought we would share an opinion piece that was written by a resident for the “Tips From Town” website.

The recent decision by the Planning Board to approve the amendment of our master plan to allow for 35 units an acre, three times what is currently allowed, has me experiencing a flood of negative emotions, everything from sadness, to fear, to anger.

A recent article in North Jersey.com, notes all three of the builders left the vote with big smiles on their faces, and why wouldn’t they? It feels very much as if the 6 out of 9 members who voted “Yes” had exactly the builders’ satisfaction and approval in mind when they cast their careless vote. Many are arguing they may have had some more selfish motives in mind, but I won’t speculate. The four builders who originally petitioned for the change asked for 55 units/acre, probably hoping for half that, and the Town Planning Board, whose responsibility should be to the residents of Ridgewood, nodded their heads like puppets, and essentially said, “Whatever you need to turn a profit at the expense of our village.” Thank you to the three members who voted no.

I know the town needs to change with the times. I support multi-family housing development, just not at this density. There is no doubt if the Village Council supports the Planning Board’s recommendation, we Ridgewood residents are in for a helluva time. I can barely drive through town now with all the congestion. Imagine what this will do to traffic. It took months to “improve” the underpass at Garber square, what will this kind of massive construction do to the safety and usability of downtown? And, that is just in the short term.

https://ridgewood.tipsfromtown.com/2015/06/05/opinion-35-units-an-acre-is-too-many/

 

If you agree, please share with your neighbors and consider signing the petition to let our council know just how many residents are opposed to the proposal before them