Tag: master plan

Posted on by — 1 Comment

Ridgewood developers detail housing proposals

Clock_Ridgewood_theridgewopodblog

Clock_Ridgewood_theridgewopodblog.net_-1610

Ridgewood developers detail housing proposals

January 15, 2015    Last updated: Thursday, January 15, 2015, 2:53 PM
By Laura Herzog
Staff Writer |
The Ridgewood News

Two developers proposing high-density multifamily housing in Ridgewood were the final witnesses in a year-long master plan amendment hearing

At Tuesday’s Planning Board hearing, they discussed their personal Ridgewood connections, the scant number of schoolchildren living in their other existing properties, and what makes their proposals “luxury.”

Garden Homes Development’s principal Scott Loventhal said his 1,000- to 1,800-square-foot units, proposed for a South Broad Street complex that could feature high-end appliances, WiFi café common areas and a doorman, would go for $3 per square foot, plus utilities.

Proposing a more-than-100-unit development at the old Brogan site (The Dayton) that could incorporate affordable housing, Loventhal was the first speaker of the night.

He said more than a dozen homes are currently for rent in Ridgewood, most between $3,000-$4,000 a month.

“They can rent a single-family home if their goal is to place their children in the school system,” Loventhal noted, adding that his expensive, small apartments “are simply not a place where families are going to go.”

https://www.northjersey.com/news/ridgewood-developers-detail-housing-proposals-1.1196105

Posted on by — 5 Comments

Builders testify before Ridgewood board

imgres-1

imgres-1

Builders testify before Ridgewood board

JANUARY 15, 2015    LAST UPDATED: THURSDAY, JANUARY 15, 2015, 1:21 AM
BY CHRIS HARRIS
STAFF WRITER |
THE RECORD

RIDGEWOOD — One developer proclaimed his firm’s apartment building would have “no amenities” for children. Another said some people will pay more for high-end luxury housing in the village. And a third allowed his proposal to speak for itself.

The three developers, who want to bring high-density multifamily housing complexes to Ridgewood, were given the opportunity to testify this week before the Planning Board, which is considering a master plan amendment that would allow such buildings.

Only one developer declined to address the board, saying he didn’t want to be redundant.

Scott Loventhal, the director of development for Garden Commercial Properties in Short Hills, said the development proposals would “fill a void” in Ridgewood’s housing market and help “make the downtown even more vibrant.”

For nearly five years now, the Planning Board has been considering the amendment to allow such projects in three distinct zones in the village. Four developers initially requested the amendment change; since then, one of the projects has been withdrawn.

https://www.northjersey.com/news/builders-testify-before-ridgewood-board-1.1194572

Posted on by — 4 Comments

Multifamily housing hearings dominate Ridgewood 2014 headlines

misterrogers02

Multifamily housing hearings dominate Ridgewood 2014 headlines

January 5, 2015    Last updated: Monday, January 5, 2015, 9:45 AM
By Darius Amos
Staff Writer |
The Ridgewood News

In October 2011, developers publicly detailed an application to rezone a prominent Ridgewood property to allow for an extensive multifamily apartment complex. Originally presented as an individual proposal dubbed The Dayton, those plans today make up a portion of a larger request from multiple developers.

That request has been the source of controversy and debate throughout the past 12 months, pitting neighbor against neighbor, resident versus developer, and past against the future.

For those reasons, the ongoing public hearing on the master plan amendment to rezone parts of the Central Business District (CBD), thus permitting high-density multifamily housing, is The Ridgewood News’ 2014 story of the year.

https://www.northjersey.com/news/housing-hearings-dominate-ridgewood-headlines-in-2014-1.1186256

Posted on by — 11 Comments

Ridgewood will pay the price if zoning changes are approved

Clock_Ridgewood_theridgewopodblog.net_-164

Ridgewood will pay the price if zoning changes are approved

January 2, 2015

Village stands to pay the price

To the Editor:

If the Ridgewood Planning Board grants the proposed zoning changes to allow for higher density buildings in the Central Business District, that would be a financial bonanza. But for whom?

If one answered the developers, he/she is correct. More allowed units per property increases scale and return on capital. With the approval, even before the developers dig an ounce of dirt, the land they own will be worth quite a bit more. The developers could even flip the plots for a profit.

In the world of commerce, one of few things could happen when there is financial windfall. The best case is the virtuous win-win. If what the developers build, on net, benefits the town in terms of life and finances, that would be win-win.

Another possibility, the darker alternative, is that the case becomes a zero-sum game. In such an instance, there will be a clear winner and the winnings are transferred from a losing counterparty.

By allowing for higher density buildings in downtown, Ridgewood risks increased traffic congestion and fewer available public parking per resident. Moreover, Ridgewood faces potential crowding at its schools, which impacts the quality of education and drains the town’s budget. As for benefits, there is none convincing as any increased tax revenues are unlikely to be enough to pay for additional infrastructure and resources necessary to accommodate the gap up in the number of residents.

If the Planning Board passes the zoning changes, there will be a clear winner: the developers. On the flip side, Ridgewood will be the loser as it will have to pay the price to enrich the few developers whose core objective is to exploit attractive rental cap rates at historically favorable funding. So why does the Planning Board think the proposed zoning change is a good idea? Why are select members of the board open to granting a financial bonanza to the developers at the town’s expense?

Steve Kim

Ridgewood

https://www.northjersey.com/mobile/opinion/opinion-letters-to-the-editor/letter-to-the-editor-ridgewood-will-pay-the-price-if-zoning-changes-are-approved-1.1184844

 

Posted on by — Leave a comment

TONIGHT VILLAGE COUNCIL SPECIAL PUBLIC MEETING 7PM

Ridgewood_-Village_Hall_theridgewoodblog.net_17

TONIGHT VILLAGE COUNCIL SPECIAL PUBLIC MEETING 7PM

December 22, 2014 @ 7PM

The Village Council will hold a Special Public Meeting on December 22, 2014 at 7:00 p.m. in the Sydney V. Stoldt, Jr. Court Room of the Ridgewood Village Hall. The purpose of this meeting is to hold a Public Hearing on and consider for adoption Ordinance #3455, changing parking meters in the Central Business District parking lots to 3 hours. Formal action will be taken by the Village Council at this Special Public Meeting.

Coffee.clubshow?id=mjvuF8ceKoQ&bids=363195

Posted on by — 2 Comments

Ridgewood developer hosts meeting on proposal

p4pb1899267

Ridgewood developer hosts meeting on proposal

DECEMBER 12, 2014    LAST UPDATED: FRIDAY, DECEMBER 12, 2014, 12:31 AM
BY LAURA HERZOG
STAFF WRITER |
THE RIDGEWOOD NEWS

A developer proposing multifamily housing held an on-site public meeting to separate “fact” from “conjecture” on Tuesday night.

The audience of about 30 attendees included developers, the president of the Chamber of Commerce and several village seniors, who expressed interest in the apartments.

While most attendees appeared favorable of the development in their comments, a couple argued against points made by the developer, longtime resident John Saraceno.

Saraceno, who is proposing the 52-unit Enclave development at 253-257 E. Ridgewood Ave., touched on several “hot-button issues” over two hours, including: property taxes, schoolchildren, traffic, parking, architecture and how many units an amendment to the master plan that allows higher density housing might result in.

Saraceno was the first of four developers to make a multifamily housing proposal to the village. He began his quest for multifamily housing in 2008, he said, when he met with then-Mayor David Pfund.

https://www.northjersey.com/news/developer-hosts-meeting-on-proposal-1.1152207

Posted on by — Leave a comment

Planning Board Meeting Schedule : Land Use Amendment of the Master Plan

imgres-1

Planning Board Meeting Schedule : Land Use Amendment of the Master Plan

Planning Board Amended Meeting Schedule – December 16th at BFMS

PLANNING BOARD AMENDMENT TO MEETING SCHEDULE

Special Public Meeting: Tuesday, December 16, 2014

Change of Location

In accordance with the provisions of the “Open Public Meetings Act,” please be advised that the Planning Board has scheduled a special public meeting and work session for TUESDAY, DECEMBER 16, 2014, in the Benjamin Franklin Middle School Auditorium, 335 North Van Dien Avenue, Ridgewood, NJ – 7:30 P.M

The Board may take official action during this Special Public Meeting at which time the Board will continue the public hearing concerning a proposed amendment to the Land Use Plan Element of the Master Plan which would recommend changes in zone district classifications and boundaries within the Central Business District and surrounding area, creating the AH-2, B-3-R, and C-R Zone Districts and amending the existing C Zone District.

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.

wine.comshow?id=mjvuF8ceKoQ&bids=209195

Posted on by — 7 Comments

Enclave to Host On-Site Open House at 257 East Ridgewood Avenue

View-8-

Enclave to Host On-Site Open House at 257 East Ridgewood Avenue

Enclave to Host On-Site Open House December 9th

RIDGEWOOD, NJ, December 9, 2014 – The developers of Enclave, a proposed 52-unit luxury apartment building on Maple Avenue between East Ridgewood and Franklin, will host an open house to present new data that answers lingering questions about prospective resident populations and other issues that have arisen during recent Planning Board hearings.

The meeting will be held at 257 East Ridgewood Avenue – the property that has applied to be considered to a Master Plan Amendment that would allow upscale apartments in Downtown Ridgewood – at 7:30 p.m. on Tues., Dec. 9th.

“Ridgewood’s planner has done a thorough job in modeling impacts and assessing benefits from prospective luxury apartment development in Downtown Ridgewood, but the legally required format to convey information has frustrated the public,” says John Saraceno, developer of the Enclave and himself a Ridgewood resident.

“Ridgewood residents have asserted a nearly unprecedented challenge to their planning professionals and planning board members to assure rents and household sizes,” says Mr. Saraceno.  “Some cynics believe those demands are a ploy to confound the process; but we took our neighbors at their word and we have developed data that supports the previous submissions of professionals – including those employed by the Village.  The numbers are undeniably persuasive and to sincerely interested people, the resulting data set that should allay their concerns.”

Of the four properties that have applied for consideration as luxury apartment locations, two are on the sites of former car dealerships; one is the site of the former DMV inspection location; and the final is the Enclave.  Each of the sites is zoned for office and/or other commercial uses whose traffic and quality of life impacts will be greater than the proposed residential development, but whose property tax contributions will be lower.  Each site essentially allows the same scope of development for other uses and each allows residential development.   The proposed amendment increases allowable heights modestly (by less than 4 feet) and would allow the developers to use their current buildable area (square footage) for residential rather than the currently permitted commercial or residential-above-retail.

“We have held five previous sessions in discussion formats where we can explore the data and explain things in a friendlier environment, and it is very helpful for people who are truly interested in obtaining information.  We also think that actually having people on the site will bring the project to life and demonstrate the advantageous of allowing retail rather than currently permitted uses.

“With the testimony of the Planner behind us and the final public comment period in front of us – plus now knowing the prospective resident profile – we felt it was a good time to have one last session to clear up any remaining doubts about the appeal of adding luxury residences downtown to sites where they are clearly the most beneficial, least impactful future use.”

www.downtownridgewood.com hosts a variety of documents related to the submissions to the Planning Board from the four developers applying for status under the proposed amendment.

Esurance

Posted on by — 12 Comments

Ridgewood gets 7 proposals for downtown site

imgres-1

Ridgewood gets 7 proposals for downtown site

DECEMBER 9, 2014    LAST UPDATED: TUESDAY, DECEMBER 9, 2014, 1:21 AM
BY CHRIS HARRIS
STAFF WRITER |
THE RECORD

RIDGEWOOD — The village has received seven proposals from four developers who are all interested in redeveloping a 2.07-acre portion of Ridgewood’s downtown.

The proposals are being considered as the Planning Board continues hearing testimony on a master plan amendment sought by three developers who want to build high density, multifamily housing complexes downtown.

Officials said the seven plans, which were opened last week, include provisions for much-needed parking. The parcels to be redeveloped are at the corner of Franklin Avenue and North Walnut Street.

Most of the proposals would augment the amount of available housing and retail space in downtown Ridgewood, said Village Manager Roberta Sonenfeld. However, she would not provide specific details or costs “relative to the plans,” claiming in an email that doing so could “impact our future negotiations” with the four developers.

https://www.northjersey.com/news/ridgewood-gets-7-proposals-for-downtown-site-1.1148868

Posted on by — 9 Comments

Ridgewood should not settle for average

Clock_Ridgewood_theridgewopodblog.net_-163

Ridgewood should not settle for average

December 6, 2014

To the Editor:

The developers proposing high-density developments have said traffic shouldn’t be an issue and schools would experience minimal increases in enrollment. It appears that they might have succeeded in convincing some of the Planning Board members.

Before accepting developers’ conclusions, we need to decide on a proper analytical framework. To do so, we can employ the elementary concepts of statistics. The developers are showing us the average cases. Traffic should be fine most of the time. Schools should not be incrementally crowded for many of the grades. However, we know this is not the way to look at the problem. Instead of the average, we need to focus on the bottlenecks and the possible extremes the proposed plans could generate.

What the developers are telling us is analogous to a stranger telling us that it’s safe to walk across a lake because the average depth of the lake is five feet. Clearly, this piece of information is insufficient. What we should find out is the maximum depth of the lake, the worst-case scenario.

Using the worst-case framework, we can reach the following conclusions:

High-density development will exacerbate traffic when it counts the most — the commuting hours. These are compact few hours of the day, but the number of people affected and the amount of pain experienced will be exponentially higher.

High-density development will also create overcrowding at certain (not all) grade levels. Moreover, the volatility of student enrollment is likely to rise with ongoing tendency for spikes. Therefore, for students, being impacted by class overcrowding will be based on the luck of the draw.

Given these negative scenarios, why would we want high-density development? How could certain members of the Planning Board possibly think this is a good idea? Why are we playing a treacherous game of three-card Monte with the future of this town?

Steve Kim

Ridgewood

Posted on by — 6 Comments

Ridgewood developer to hold open house

View-8--300x199

https://downtownridgewood.com/253-257-east-ridgewood-ave-the-enclave-253-257-ridgewood-avenue-llc-6/

Ridgewood developer to hold open house

DECEMBER 5, 2014    LAST UPDATED: FRIDAY, DECEMBER 5, 2014, 12:31 AM
THE RIDGEWOOD NEWS

Enclave developer to hold open house

The development team proposing the Enclave upscale apartment building on Maple Avenue between East Ridgewood and Franklin avenues will host an open house beginning at 7:30 p.m. Tuesday, Dec. 9 at 257 E. Ridgewood Ave.

The meeting is open to all village residents.

Developers for the 52-unit Enclave complex, as well as those proposing the Chestnut Village and the Dayton luxury housing projects, are seeking an amendment to the Ridgewood master plan that would permit high-density, multifamily housing in and around the Central Business District.

The master plan application is currently in the public hearing process before the Planning Board.

https://www.northjersey.com/news/ridgewood-developer-to-hold-open-house-1.1146850

Posted on by — 10 Comments

Ridgewood Waters FAQ could take out downtown development with a flush

waterheader2

 

Ridgewood Waters FAQ could take out downtown development with a flush 
December 4, 2014
the staff of the Ridgewood blog

Ridgewood NJ, On July 17 , during the annual summer water restrictions David Scheibner, Ridgewood Water’s business director, said the developments, proposed for the Central Business District (CBD) would not strain the village’s water supply. https://www.northjersey.com/news/ridgewood-experts-weigh-in-on-housing-proposals-1.1053299?page=all

Yet according to Ridgewood Waters recent FAQ posted on the Village website , we are told  the vast majority of unexpectedly high consumption is due to lawn sprinklers and toilets .

So the new multi housing plan for the Central Business district will not involve flushing toilets ?

As for handling waste water  no mention here.

 

Ridgewood Water – Quarterly Billing FAQ

Quarterly Billing FAQ

The following facts may be useful:

Each meter removed is tested for accuracy. If over-registering were to be discovered, we would follow the refund procedure New Jersey Board of Public Utilities requires.

New meters are similarly high in accuracy. They also have features that can be used to help determine the causes of unusually high consumption.

In certain circumstances where a customer had been receiving estimated bills, over/underestimation may have occurred which could result in an unusually high bill or credit.

Any customer receiving an unusually high bill after a period of estimated bills is eligible for a deferred payment arrangement with no interest charges. Any account that was improperly charged interest will be credited for those charges.

The new meters will provide actual readings remotely with no hindrance to the customer.

If you would like to obtain a reading yourself on the new meter, simply shine a flashlight on the display and it will activate. Two screens will then cycle. The first will be the current read and the second is a rate screen which shows the current gallons per minute passing through the meter.

The vast majority of unexpectedly high consumption is due to lawn sprinklers and toilets.

Many people do not realize or notice that water may be trickling from the toilet tank into the bowl and down the drain. This can really add up when it’s happening 24/7. Ridgewood Water has free dye tablets that can be used to determine if this is happening.

Verizon announced in May 2014 that they would be discontinuing the access to their system for meter reading by the end of the month. That deadline was extended to the end of December.

If you have any further question please contact our Customer Service Department at 201-670-5500 ext. 269 or 275 M-F 8:30 – 4:30. You can also contact us by email at [email protected]

Posted on by — Leave a comment

Ridgewood panel to review master plan

DSCF3241

file photo Councilwoman Susan Knudsen

Ridgewood panel to review master plan

AUGUST 12, 2014    LAST UPDATED: TUESDAY, AUGUST 12, 2014, 1:21 AM
BY CHRIS HARRIS
STAFF WRITER
THE RECORD

RIDGEWOOD — The Village Council plans to create a committee of residents, business owners and officials who will be charged with taking a long, hard look at Ridgewood’s master plan.

The decision came during a lengthy discussion at a recent council meeting, spurred by Councilwoman Susan Knudsen’s suggestion that an ordinance — known as “3066” — be modified.

That ordinance requires that developers requesting changes to the village master plan cover the costs associated with those changes, including, for example, the retention of experts to testify on the proposed changes.

Residents opposed to three high-density, multifamily housing developments proposed for downtown contend the ordinance, adopted in 2007, has made it easier for developers to propose changes to the master plan. Some residents, who suggested the ordinance be repealed, said it limits master plan amendment requests to those who can afford to pay for the process.

– See more at: https://www.northjersey.com/news/ridgewood-panel-to-review-master-plan-1.1066076#sthash.iuSs2ucD.dpuf

Posted on by — Leave a comment

Planning Board – Executive Session at 7pm – August 5, 2014 Meeting

Clock_Ridgewood_theridgewopodblog.net_

Planning Board – Executive Session at 7pm – August 5, 2014 Meeting

PLANNING BOARD AMENDMENT TO MEETING SCHEDULE

SPECIAL PUBLIC MEETING ANNOUNCEMENT

Executive Session – 7 PM

to Precede August 5, 2014 Meeting

In accordance with the provisions of the “Open Public Meetings Act,” please be advised that prior to the start of the August 5, 2014 Planning Board Special Public Meeting which is scheduled to begin at 7:30 p.m. in the Ridgewood High School Student Center, 627 East Ridgewood Avenue, Ridgewood, New Jersey, the Planning Board will hold an executive session at 7:00 p.m.

With the exception of Executive Sessions, 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.

wine.comshow?id=mjvuF8ceKoQ&bids=209195