Tag: Planning Board

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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.

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Parking garage may now cost up to $15 million

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June 24,2015
Boyd A. Loving

Ridgewood NJ, Despite the contention by Ridgewood Deputy Mayor Albert Pucciarelli that nobody on the dais knows exactly how much the new parking garage will cost (“. . . no price has been set. . . “) the number $15 million was put into play during Wednesday evening’s Village Council Work Session.  The last I heard (just a few weeks ago), the number being kicked around was $10 million.  A 50% increase in less than 60 days; I must say, somewhat surprising, but not utterly shocking.

Ridgewood Mayor Paul Aronsohn said on Wednesday evening that between $10-$15 million in public finding would “presumably” be “asked for.”  Then the Mayor read the draft of a question intended to be part of a non-binding referendum the Council is considering including on the ballot of November’s general election.

The draft question was read as follows:  “Do you support a proposal to finance and build a downtown parking garage on the Hudson Street lot, located on the corner of Hudson Street and South Broad Street, by bonding up to $15 million of public funds through Parking Utility revenues.”

Remember folks; following damage caused by Hurricane Floyd, renovations to Village Hall were expected to cost $4.5 million (or at least that’s what taxpayers were told).  Change orders approved by the Village Council back then escalated the actual costs to above $11 million.  How far above $11 million we spent is a closely guarded secret.

So now we’re being told, by our mayor, that we might spend up to $15 million to build a single garage.  Anyone out there want to hazard a guess on what the real number will turn out to be?  Will history (the Village Hall renovation fiasco) repeat itself?

And what about the language of that draft question (and you can insert any number you want into the equation).  Is it just me, or would many of you interpret that language to indicate Parking Utility revenues will completely pay for the project (including bond interest?).  Translation, our property taxes won’t increase?  Am I the only one who’s a bit worried by that statement?

I am neither for nor against the financing and construction a parking garage at this point, but I am completely against being misled as to projected costs and the impact on an average homeowner’s property tax bill.  I refuse to be fooled again.

If there is a non-binding referendum on your November ballot, be sure to read the entire financing plan very carefully before you make a choice.

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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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Ridgewood Land Use Plan Element of the Master Plan – Vote Results

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PLANNING BOARD PUBLIC MEETING NOTICE/AGENDA

Tuesday, June 2, 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. – 10:15 p.m. – Public Hearing: Land Use Plan Element of the Master Plan AH-2, B-3-R, C-R and C Zone Districts
  3. 10:15 p.m. – 10:30 p.m. – Approval of Minutes: June 2, 2014; May 20, 2014
  4. 10:30 p.m. – 11:00 p.m. – Executive Session (if needed)

 

  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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Planning Board retroactively approves Ridgewood church’s improvements

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file photo by Boyd Loving

MAY 26, 2015    LAST UPDATED: TUESDAY, MAY 26, 2015, 9:56 AM
BY MARK KRULISH
STAFF WRITER |
THE RIDGEWOOD NEWS

The Ridgewood Planning Board approved the site plan application of the World Mission Society Church of God on Godwin Avenue on May 19.

The plans were approved by an 8-1 vote, with Mayor Paul Aronsohn dissenting. Alternate board member Isabella Altano cast a vote in the absence of board member Kevin Reilly.

Over the course of several meetings, changes requested by the Planning Board and members of the public were included in the site plan, which now includes three 150-watt high pressure sodium lights to be installed on 18 foot poles in place of the current solar lights, car bumpers for parking spaces along the rear of the property and a buffer of trees to protect neighboring properties from excessive lighting.

Engineer Robert Costa said the new lights would be pointed downward, but if they are causing a nuisance to the church’s neighbors, the applicant would work with village professionals to install additional shielding.

The site plan calls for 75 parking spaces on the property, but at the request of the board, perpendicular spaces were scrapped in favor of angled spots. The applicants were concerned that a few more spaces would be lost – the original plan called for 98 – but since the drive aisle would no longer need to be 24 feet, those lost spots could be regained.

The church also agreed to remove planters at the southeastern portion of the building at the request of the Ridgewood Fire Department.

https://www.northjersey.com/news/ridgewood-approves-church-s-application-1.1342441

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Ridgewood church presents revised site plan to Planning Board

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APRIL 29, 2015    LAST UPDATED: WEDNESDAY, APRIL 29, 2015, 10:15 AM
BY MARK KRULISH
STAFF WRITER |
THE RIDGEWOOD NEWS

Representatives from the World Mission Society Church of God returned to the Planning Board on April 21 with a revised site plan for work that has already been completed, as well as proposed seepage pits.

Attorney Marc Leibman and Engineer Robert Costa previously appeared before the board on March 3 and discussion revolved around a revision of spaces in the parking lot as well as lighting and the seepage pits to aid drainage on the Godwin Avenue property.

At the end of that meeting, the board asked Costa and Leibman to touch base with the village’s professional staff to work out a safer parking setup and less impactful lighting scheme.

Parking spaces deemed unsafe by the village staff were removed and Costa said the entire parking lot will be restriped to better conform to the necessary aisle width to allow safe travel for vehicles.

Spaces compliant with the Americans with Disabilities Act, including one that was adjacent to a refuse area, were moved to the eastern side of the building at the request of village professionals.

Costa said that side of the building also provides handicap access to the church. The plans show a striped or painted crosswalk that forms a path into the building for those with special needs.

https://www.northjersey.com/news/ridgewood-church-revises-site-plan-application-1.1321286

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Planning Board begins reexamination of Ridgewood master plan

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April 13, 2015    Last updated: Monday, April 13, 2015, 9:24 AM

By Darius Amos
Staff Writer |
The Ridgewood News

Already mired with the downtown multifamily housing public hearings, the Ridgewood Planning Board has taken on the state-mandated task of reexamining its master plan.

For the next several months, board members will be expected to review the municipality’s current master plan and a list of corrective action items created during the village’s previous reexamination, which took place in 2006.

Their objective, according to Ridgewood Planner Blais Brancheau, is to identify areas that require change and any outdated language within those planning documents.

The board is not necessarily required to rewrite the master plan, but members must complete their review and adopt an official reexamination report, to be drafted by the municipal planner, by February 2016.

In part, the report should evaluate major problems and objectives related to land development at the time of the adoption of the previous report, determine the extent to which problems have changed, and propose any recommended changes to the master plan.

“It’s a report that will say this is what we looked at … this is what we think going forward,” said Brancheau, who detailed the reexamination process during last Tuesday’s Planning Board work session.

https://www.northjersey.com/news/master-plan-to-be-reexamined-1.1307862

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Ridgewood residents argue against allowing proposed dense development downtown

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Ridgewood residents argue against allowing proposed dense development downtown

FEBRUARY 3, 2015, 10:24 PM    LAST UPDATED: TUESDAY, FEBRUARY 3, 2015, 10:24 PM
BY CHRIS HARRIS
STAFF WRITER |
THE RECORD
Print

RIDGEWOOD — A proposed master plan amendment permitting high-density multifamily housing projects downtown needs a reduction in allowed density before it can be adopted, village residents contended in testimony before the Planning Board on Tuesday night.

The second and final night of public commentary on the proposed master plan change took place at the board’s weekly meeting.

More than a dozen Ridgewood residents asked the board to exert caution as it proceeds with its ongoing consideration of the proposal.

For five years, the Planning Board has been mulling the merits of amending the master plan. The amendment’s passage — first, by the board and later, the Village Council — would clear the way for three planned housing developments.

At the Planning Board’s meeting last week, more than 30 residents spoke, some in favor of the proposal and others opposed.

Residents wary of the changes said the density submitted in the amended language was too intense, suggesting it be reduced from 40 to 50 units per acre to etween 20 and 25.

https://www.northjersey.com/news/ridgewood-residents-argue-against-allowing-proposed-dense-development-downtown-1.1263727

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Ridgewood church postpones site plan hearing

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Ridgewood church postpones site plan hearing

JANUARY 22, 2015    LAST UPDATED: THURSDAY, JANUARY 22, 2015, 2:42 PM
BY LAURA HERZOG
STAFF WRITER |
THE RIDGEWOOD NEWS

A site-plan application from World Mission Society Church of God will be dismissed by the Planning Board if the Godwin Avenue congregation misses a March 3 meeting.

The group, a South Korea-based religious organization that previously attracted neighborhood opposition when it was pursuing a now-defunct expansion proposal, is before the board now because it performed minor work on its property about three years ago without getting the required permits, village officials said.

The church is now also seeking permission for new work, none of which includes structural changes to the property, a lawyer representing the church said this week.

But the group has delayed its review before the Planning Board several times – most recently delaying a meeting scheduled for Tuesday, Jan. 20 – leading village officials to state they will dismiss the application if the applicants do not come prepared for the meeting on March 3.

In that case, the group would then have to attend to court penalties for failure to get approval for the work that has already been done, according to Village Planner Blais Brancheau.

https://www.northjersey.com/news/ridgewood-church-postpones-hearing-1.1233774

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Reader says The Village Council and the Planning Board need to step up and make decisions that are in the best interest of a vibrant and healthy village.

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file photo Boyd Loving

Reader says The Village Council and the Planning Board need to step up and make decisions that are in the best interest of a vibrant and healthy village.
The Citizens For a Better Ridgewood (CBR) website states that the group:

-Favors economic growth for our downtown
-Favors new housing that is appropriate in scale
-Favors new housing designated for empty nesters and special needs residents, where there is an established need
-Favors new parking solutions that support commerce
-Favors more open space and athletic fields for our youth sports

Hotwire US

That all sounds good. But, their public actions suggest different agendas, at least for some of the founders. Specifically, they have opposed ALL new multi-family housing projects in Ridgewood, regardless of “scale”. Clearly, we don’t need all three of the proposed developments in town. But, it is also clear that one or two of the proposed housing projects would benefit economic growth in the CBD and would help advance the parking solution in town. It is also clear that the most desirable projects would be those that are moderate in overall size, with high-end units that cater to young professional couples or empty nesters, who wish to downsize. Such projects would have less impact on our infrastructure and schools than when families with children move into existing homes in Ridgewood as empty nesters leave town each year, when their children graduate from RHS.

So, why doesn’t the CBR come out and publicly endorse one of the proposed projects? Or, if they support a specific project, but would like to see minor modifications, why don’t they tell us which project and what modifications they recommend?

The reason is that they don’t really want ANY new multi-family housing! Why? Two reasons… which the Ridgewood News has been remiss in reporting and the CBR has failed to disclose.

1) Amy Bourque is one of the founders of the CBR and is its most vocal advocate. Her family is the long-standing owner an existing multi-family housing development that would be most adversely impacted by ANY new multi-family housing in Ridgewood. This is a major conflict of interest that she should have disclosed long ago. Her failure to do so openly raises serious questions about her motivations.

2) Several CBR supporters have repeatedly and publicly expressed concern that new multi-family housing will attract more foreign families to Ridgewood, who wish to take advantage of our school system for a few years, potentially with an inappropriate number of family members or more than one family in a single unit. This concern was clearly expressed at a recent public meeting. However, the press inexplicably glossed over the comment.

The debate over multi-family housing projects has gone on for far too long in Ridgewood. We need SOMETHING. The Village Council and the Planning Board need to step up and make decisions that are in the best interest of a vibrant and healthy village. Perhaps a little honesty from those who have been stalling the debate out would help residents understand the CBR’s real motivations and allow the Village to move forward.

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Questioning of Ridgewood planner coming to close

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Questioning of Ridgewood planner coming to close

DECEMBER 19, 2014    LAST UPDATED: FRIDAY, DECEMBER 19, 2014, 12:31 AM
BY LAURA HERZOG
STAFF WRITER |
THE RIDGEWOOD NEWS

The Planning Board got a chance to question the village planner about multifamily housing this week.

The past few hearings have been devoted to resident questions about Village Planner Blais Brancheau’s testimony on multifamily housing, which discussed the benefits for Ridgewood as well as some factors of concern to residents.

In a four-hour hearing in Benjamin Franklin Middle School on Tuesday night, about 10 residents asked remaining questions, followed by queries from Planning Board members.

This hearing, during which several questions were raised, brought the Planning Board a step closer to the eventual end of the year-long proceedings. These hearings analyzed a proposed amendment to the master plan, available on the village website, that would allow high-density multifamily housing in three downtown zones.

The next hearing will be held on Tuesday, Jan. 6 in Ridgewood High School, said Planning Board Chairman Charles Nalbantian. Board questions will continue, followed by attorney cross-examination.

https://www.northjersey.com/news/questioning-of-village-planner-coming-to-close-1.1169562

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Ridgewood Waters FAQ could take out downtown development with a flush

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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 cswater@ridgewoodnj.net

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Reader says It’s absurd that we would be considering a Master Plan change that would allow such a monumental increase

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Reader says It’s absurd that we would be considering a Master Plan change that would allow such a monumental increase

The property owners are already entitled to develop their property, but within the current zoning regulations. At this moment, a residential development may have up to 12 units per acre. The Master Plan Amendment is proposing 40+ units per acre (actual # depends on which development they are talking about). Quite a jump, huh? It’s absurd that we would be considering a Master Plan change that would allow such a monumental increase. I don’t believe most people are against some downtown housing, but the proposal on the table is for 200+ apartments and could be (according to Blaise) expanded to 300-500 units.

The problem right now is that the PB has been stringing these developers along for 2 years now and no one has the guts to just say no and rethink the whole issue from the viewpoint of “What do WE want Ridgewood to be in the future?” If we want it to be multigenerational, then how do we want to accomplish that? What can we do to assure that the intrinsic character of Ridgewood will remain? These are the conversations that need to take place. Instead, we are reacting to a proposed Master Plan change requested by DEVELOPERS. These developers are trying to maximize their return. That’s understandable, but it is up to our PB and our Village Planner to guide this conversation and protect OUR RETURN (the interests of the tax payers) and the character of our Village.

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Reader says the first requirement for a town planner is to care about the town

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Reader says the first requirement for a town planner is to care about the town 

The first requirement for a town planner is to care about the town and what it is and why residents don’t want high density development.

Blais has no affection for Ridgewood. He sings Ridgewood like a robot, comparing him to Bruce Spingsteen singing Rise Up.

If I were making plans for anything I CARED about I would not say the proposed huge change would benefit on one side of my mouth and on the other say the devil is in the details and there will be some (unknown) impact. I wouldn’t recommend unless I was damn sure for something so truly lovely, and charming as Ridgewood. Why turn Ridgewood into a high density town, Blais and company?

Blaise doesn’t care about this town.