Village Council Special Public Meeting Minutes 20160127
A SPECIAL PUBLIC MEETING OF THE VILLAGE COUNCIL OF THE VILLAGE OF RIDGEWOOD HELD IN THE SYDNEY V. STOLDT, JR. COURT ROOM OF THE RIDGEWOOD VILLAGE HALL, 131 NORTH MAPLE AVENUE, RIDGEWOOD, NEW JERSEY ON JANUARY 27, 2016 AT 7:30 P.M.
1. CALL TO ORDER – OPEN PUBLIC MEETINGS ACT – ROLL CALL – FLAG SALUTE – MOMENT OF SILENCE
Mayor Aronsohn called the meeting to order at 8:31 P.M. and read the Statement of Compliance with the Open Public Meetings Act. At roll call, the following were present: Councilmembers Hauck, Knudsen, Pucciarelli, Sedon and Mayor Aronsohn. Also present were Roberta Sonenfeld, Village Manager; Heather Mailander, Village Clerk; and Matthew Rogers, Village Attorney.
Mayor Aronsohn explained that the BCIA must meet and agree for the leasing agreement with the Village of Ridgewood for the Hudson Street parking deck. The plan for this evening is to hold a Public Hearing on Ordinance 3519 concerning the leasing agreement and close the Public Hearing. The final vote on adopting Ordinance 3519 will take place at the February 10, 2016 Regular Public Meeting.
Mayor Aronsohn stated that he met with the BCIA in June 2013 about funding for the parking deck in Ridgewood. Mayor Aronsohn and Councilman Sedon then met with the new County Executive and there has been an on-going conversation about partnering with the BCIA since that time, and the BCIA was enthusiastic about that partnership. Mayor Aronsohn said that Ms. Sonenfeld and Bob Rooney, Village Chief Financial Officer and Director of the Parking Utility, have met with BCIA representatives as well.
Ms. Sonenfeld explained that there are some benefits to partnering with the BCIA which includes the fact that the BCIA and the Village both have a AAA bond rating. Any bonds issued by the BCIA are 3.8 points lower. The BCIA is also able to negotiate a bid, which may result in substantial savings. The BCIA also has flexible amortization schedules.
Ms. Sonenfeld said that she and Mr. Rooney met with the Village’s Bond Counsel and their financial advisors who have estimated that the Village will pay $2,200 less if the parking deck is funded through the BCIA, so it is basically flat. Ms. Sonenfeld said that both the Village and the BCIA have prevailing wage requirements for the hiring of workers for the project.
Councilwoman Knudsen asked if the Village partners with the BCIA, will the Village still be able to charge more to non-residents for a Ridgewood Parking Pass (RPP). Ms. Sonenfeld said that if the Village partners with the BCIA, the only place that the parking rates will be the same for both Ridgewood residents and Bergen County residents will be in the parking deck. Councilwoman Knudsen wanted to confirm that the savings in partnering with the BCIA would be $2,200. Ms. Sonenfeld confirmed that $2,200 will be saved over the twenty-five year life of the bond.
2. PUBLIC HEARING ON ORDINANCE #3519 – LEASING AGREEMENT WITH THE BERGEN COUNTY IMPROVEMENT AUTHORITY
Mayor Aronsohn moved the second reading of Ordinance 3519 and that the Public Hearing be opened. Councilman Pucciarelli seconded the motion.
Roll Call Vote
AYES: Councilmembers Hauck, Knudsen, Pucciarelli, Sedon, and Mayor Aronsohn
NAYS: None
ABSENT: None
ABSTAIN: None
The Village Clerk read Ordinance 3519 by title:
AN ORDINANCE OF THE VILLAGE OF RIDGEWOOD, IN THE COUNTY OF BERGEN,
NEW JERSEY APPROVING THE FORM AND AUTHORIZING THE EXECUTION AND
DELIVERY OF A LEASE PURCHASE AGREEMENT WITH THE BERGEN COUNTY
IMPROVEMENT AUTHORITY RELATING TO THE ISSUANCE OF COUNTY
GUARANTEED LEASE REVENUE BONDS, SERIES 2016 (VILLAGE OF RIDGEWOOD
PARKING DECK PROJECT) BY THE BERGEN COUNTY IMPROVEMENT AUTHORITY
Mayor Aronsohn announced that the Public Hearing was open. Dave Slomin, 36 Heights Road, said that the Maser report has not been read correctly. He said that the following questions have been raised by residents:
- Why is the Village rushing this project before there is a full plan?
- The details of the parking improvements must be known in full.
- Why is the Village rushing it?
- Why is the cost of the project set in stone?
- More financials need to be done.
- More data is needed.
- Why is the Village going to the BCIA, since the bonding has already been defeated in Ridgewood?
Mr. Slomin stated that the size of the garage needs to be negotiated and there must be presentations from the BCIA.
Chris Wilson, 512 Smith Place, asked how much is being bonded. Ms. Sonenfeld replied that the bond ordinance is for $12.3 million, but debt will not be issued for that amount. Mr. Wilson asked what BCIA brings to the table. He said that he also wants various other financial questions answered.
Ms. Sonenfeld stated that the Maser report has indicated that the parking deck will be 80%-90% full by 9:00 a.m. She explained that the Maser report is a traffic analysis.
Rick Boesch, 64 Park Slope, said that the fact that studies mean more studies has been downplayed. He said that the parking deck is not a work in progress as evidenced by the fact that the residents forced the Village Council to change the size of the deck.
Jeff Voigt, 99 Glenwood Road, explained that the 1999 Rich and Associates report stated that there should be two garages, one at the Ken Smith site, and one at the Walnut Street lot. This report stated that the Hudson Street lot would not be good for a parking garage. Blais Brancheau, the Village Planner, also stated that a parking garage should be built on Walnut Street and not Hudson Street.
Mr. Voigt said that former Mayor Patrick Mancuso would put together groups to get residents excited about a project. He said that this Village Council has to get people to buy into the concept of the parking deck on the Hudson Street lot, especially Mt. Carmel Church.
Councilwoman Knudsen said that she also thought that the parking garage should be located at the North Walnut Street lot, especially if the Kensington Assisted Living project is no longer a viable option for that site. By putting the parking deck on Walnut Street, Councilwoman Knudsen said that it will serve the entire CBD.
Ms. Sonenfeld said that she does not agree with Councilwoman Knudsen, because Desman said that the Walnut Street lot would be worse than the Hudson Street lot because the Walnut Street lot is not as deep as the Hudson Street lot, and there is underground contamination at the Walnut Street lot, which clean-up may be able to be paid by a developer. Councilman Pucciarelli said that the Walnut Street lot is designated as a Redevelopment Zone by the Planning Board.
Saurabh Dani, 390 Bedford Road, said that if the Village partners with the BCIA, fifteen years from now, people will wonder what happened to Ridgewood and caused the changes. He said that no one has seen the new design for the parking deck. He also pointed out that the change orders are not final, and he thinks so may come back in to be paid.
Mr. Dani asked if the new design is acceptable to the neighbors. He asked why the Village is rushing into a Leasing Agreement with the BCIA. He encouraged them to work together, and bond the money only within Ridgewood. He said that the residents want a garage that is correct for the Village, and it will not solve the parking problem to invite commuters from other towns to park in the parking deck.
A resident from Andover Terrace asked if the new design of the parking deck is still going out into Hudson Street or is it just encroaching onto the sidewalk. Councilwoman Knudsen said that it will encroach onto the sidewalk five feet. He said that he is a member of the Knights of Columbus, and their club house is across from the Hudson Street lot. He asked that the Village meet with them, because they are neighbors.
Jim McCarthy, 153 Hope Street, said that he is disappointed where the Village stands with the parking deck. Tonight will conclude the public input on the garage, if this bond ordinance is adopted this evening. He would like to see ranges of costs, which will be highly speculative. He said that the Village uses numbers when it is convenient, and there are cost differentials.
Steve Belloise, 171 Clifton Avenue, Newark, NJ, said that he is representing the Archdiocese and Mt. Carmel Church, and thanked the Village representatives for meeting with them. Before they can be fully comfortable, Mr. Belloise said that they need to look at a final design for the parking deck. Mt. Carmel Church is going to lose six parking spots on Hudson Street, which is a concern. Councilwoman Hauck stated that no parking spaces will be removed on the side of Mt. Carmel Church, and there will be increased parking for the church due to the parking garage.
Charles Nowiniski, 2 Betty Court, said that the Village should let the public see the renderings of the new design for the parking deck so that they can buy into the design. He asked if Desman & Associates has billed the Village in full for their services. Ms. Sonenfeld said that the Village has spent an additional $120,000 for the new design drawings. Councilwoman Knudsen said that it is a new structure and a new footprint for the parking deck.
Tony Damiano, 274 South Broad Street, owner of the store Mango Jam and President of the Ridgewood Guild, thanked the Village Council for speaking for the businesses, because they need parking. He said the Walnut Street lot is in the Redevelopment Zone, the Ken Smith lot is privately owned, so the Hudson Street lot is the right location. He thanked them also for modifying the design of the parking deck.
Mr. Damiano said that 65% of those who voted in the referendum for the parking garage in the November General Election voted yes. He said that he does research before he votes. Some people do not want to honor that vote and the outcome; however, Mr. Damiano believes it is the voice of the people and the Village Council should listen to the people.
Mr. Damiano said that the CBD businesses need this parking deck. He emphasized that Ridgewood’s CBD is a jewel and urged the Village Council to let it survive.
Hans-Jurgen Lehmann, Union Street, said that he was one of the 65% who voted yes to a parking deck at last November’s General Election. He said that he approves of the garage, and he urged the Village Council to move forward with the garage as soon as possible. Mr. Lehmann said that so many people are suspicious and they need to trust their elected officials and expect that the Village Council will do their best for the residents.
Bill McCandless, 71 Ridge Road, stated that he had sent emails to the Village Council. He said that the lack of accountability and transparency is disappointing. He also said that the Village Manager has not accountability and no transparency.
Anne Loving, 342 South Irving Street, said that she did not understand that the Village would still go to the BCIA for funding with a new design for the parking garage. Mayor Aronsohn said that it is a great opportunity to go to the BCIA. Ms. Loving said that there is no agreement on the design. She also said that it is very clear that the Village is doing a lease agreement with the BCIA because the Village Council defeated the Village’s bond ordinance. It was defeated because two Councilmembers said that the funding should be delayed until they saw new drawings for the parking deck. She asked why they didn’t wait two weeks for new pictures of the parking deck.
Ms. Loving said that she is not sure that she knows what was said, but it seems like having a leasing agreement with the BCIA will cost the Village less money. Ms. Sonenfeld said that it looks like either option is equal in cost, according to estimates and the market today. Ms. Loving stated that originally the residents were told that it may cost more to go to the BCIA.
Ms. Loving asked about the three lanes on Hudson Street, once the parking deck is built, with two lanes of traffic and one lane for parking. Ms. Sonenfeld pointed out that this is a safety feature. Ms. Loving was disappointed that there were no drawings of the new design, because she expected to see them at this meeting.
Lorraine Reynolds, 550 Wyndemere Avenue, said that there are no plans and no visuals at this meeting. She asked about the height of the towers on the parking deck. She emphasized that the neighbors have to be involved, including Mt. Carmel Church, the Knights of Columbus, and the nearby businesses, and they have to see the new plans and the height of the parking deck.
Ms. Reynolds said that the Village Council should not fund with the BCIA because they will give away what they own. She said that 65% of the residents voted in favor of a parking garage at the November General Election, and they wanted it to be a parking garage on the Hudson Street lot, not five feet over the lot. She emphasized that the Village Council is not prepared to vote tonight.
Mr. Rooney stated that the original interest rate savings that the Village would have received by partnering with the BCIA is no longer there, and two financial analysts have agreed with that conclusion. Councilwoman Knudsen asked what are the fees that the Village will pay. Mr. Rooney said that the fees include fees for: Bond Counsel, General Counsel, ratings, and publication fees.
Carrie Giordano, 57 North Hillside Place, said that it would not be a good idea for Ridgewood to go to the BCIA for funding, and a main reason is that the Village will lose some of the revenue. She said that she wants to see the new design. She also hopes that the Village Council can work together and compromise. Ms. Giordano recommended that the process should stop and then proceed slowly so that it can be examined more closely. She concluded by stating that she wants more parking in the CBD.
Councilwoman Knudsen agreed, and said there is a great opportunity to compromise. She would like to take the designs to the community, and she believes that the Village should bond this project themselves.
A resident of 244 Pershing Avenue asked what contamination is in the North Walnut Street lot. Mr. Rogers responded that there is an underground plume, with contamination. The Town Garage, located on the lot, set up monitoring wells. There are four or five underground tanks that need testing and removal. Mayor Aronsohn said that this was estimated to $800,000 and $1,000,000 in 2007. Mr. Rogers said that VOCs are present in the soil and the NJ Department of Environmental Protection may force the Village to clean it up in the near future. Councilman Pucciarelli explained that it is possible that a developer on North Walnut Street may pay for the environmental cleanup.
Chris Wilson, 512 Smith Place, said that the Village Council is not that far apart in their views, and he believes that they can have at least a 4-1 vote on a Ridgewood bond ordinance to finance the parking deck. He urged the Village Council not to go to the BCIA to fund the parking deck.
Dave Slomin, 36 Heights Road, said that everyone agrees that there is a parking problem in Ridgewood, but the Village Council voted a bond ordinance to finance it here in Ridgewood down, 3 votes to 2 votes. He said that the Village Council is 60% of the way there, and they should look at other options. For example, Mr. Slomin asked if anyone has investigated buying the Ken Smith parking lot. If the Village bought that property, it could be another surface level lot, which would cost the same as a parking deck, but be less maintenance. Mr. Slomin said that another option is the North Walnut Street lot. Since the Town Garage is located there, the owner of that should clean up the contamination.
Paul Vagianos, 280 Rivera Court, said that if the BCIA finances the parking deck, then it will be open to commuters around the County. Ms. Sonenfeld explained that the Village will make the decision on how to stack the lot with commuter parking, and shopper and dining parking. The same fees must be charged to Ridgewood residents and non-residents in the parking deck if the BCIA finances it.
Mr. Vagianos said that the Village Council is very close, and although they are currently divided, if the Village goes to the BCIA, then Ridgewood will not control the parking deck. Mr. Vagianos stated that all five of the Councilmembers need to compromise and keep the parking deck funding in Ridgewood.
Councilwoman Knudsen stated that Mr. Vagianos was not present at the beginning of tonight’s meeting where she described a meeting she and Councilman Pucciarelli had with Desman Associates on January 19, 2016 where a new design was agreed upon at that meeting. She said that she wants to bring the new design to the neighbors, and if they are in favor of it, then she thinks that the bond ordinance will be re-introduced in Ridgewood. She reiterated that she wants to show simulations to the Hudson Street neighbors so that they will know how they will be impacted by the new design of the parking deck.
Councilman Pucciarelli agreed that he and Councilwoman Knudsen did a good job in compromising, but he believes that the Village should continue to pursue the funding through the BCIA at the same time. By doing so, one way or the other, the parking deck will be financed.
Bob Fuhrman, 49 Clinton Avenue, said that the Village needs to move forward with the parking deck. He noted that there was a large turnout at the November General Election, due to the referendum question.
Jim McCarthy, 153 Hope Street, said that the benefit of going to the BCIA in the negotiated rate for the project offsets the fees. He said that there will be many transaction fees to go to the BCIA. He said that the Village is counting on a rate benefit because of the AAA rating of both the Village and the BCIA as well as the negotiated project rates. Mr. McCarthy said that he would like to know the best case or the worst case scenario. Ms. Sonenfeld said that she would let Mr. McCarthy know the exact interest rates.
Bernadette Walsh, 444 Red Birch Court, asked if the BCIA would be involved in setting the rates for the parking meters on the streets. Ms. Sonenfeld said that they would not be able to do so. Ms. Walsh wanted to confirm that the parking deck would be open to Bergen County residents. Ms. Sonenfeld said that it would be open to both Ridgewood residents and out of town people. The Village will decide how the parking spots in the parking deck will be allocated, even if it is funded by the BCIA. Ms. Sonenfeld emphasized that the parking deck will not be 100% commuter parking. Ms. Walsh said that the 65 residents who currently park in the Hudson Street parking lot will want to park in the parking deck. Ms. Walsh said that there are some challenges with the BCIA, and she knows that in the past, the BCIA also wanted to control the parking meter rates on the streets. Ms. Sonenfeld said that the Village can limit the number of parking permits issued to commuters. Ms. Walsh asked for the grid for the financing to be put on-line.
Lorraine Reynolds, 550 Wyndemere Avenue, said that the abandoned property ordinance should be used on the Town Garage property.
Ms. Sonenfeld explained that the Desman Associates report indicated that the North Walnut Street lot is narrower than the Hudson Street lot. Ms. Reynolds said that she wants to confirm the height of the parking deck is 38 feet tall and the towers are 58 feet tall. Ms. Sonenfeld said that the towers are taller because the elevator shaft is located there. Ms. Reynolds said that they should think about voting on the Hudson Street parking deck design, but they don’t know the specifics.
Carrie Giordano, 57 North Hillside Place, asked the Village Council not to vote tonight on the BCIA Lease Agreement and to work together.
John Saraceno, 17 Coventry Court, said that he had a proposal before the Village Council in 2007 for the North Walnut Street lot. He noted that a majority voted yes on the referendum question for the parking garage on Hudson Street. He emphasized that now is the time to move forward with the parking garage, and the Village Council should vote.
Jeannette LaRocco, 454 Bogert Avenue, stated that she wants what is best for Ridgewood, because it is their lives and their kids’ town. She said that 65% voted yes and she voted yes on the referendum in November because the Village needs a garage and they need the right decision for the future. She said that she is horrified by the garage plan because it does not fit the neighborhood. She said that she and others really care about Ridgewood as a whole.
Melanie McWilliams, 431 Bogert Avenue, said that the Town Garage property should be cleaned up. Mr. Rogers said that he could look at the property to see if it qualifies for an abandoned property.
Mayor Aronsohn pointed out that in the Master Plan for Franklin Avenue, the can be stores at the sidewalk level. Ms. McWilliams said that she would like to see other areas investigated, and wonder how the Village could move forward with the North Walnut Street lot. Mr. Rogers explained that the environmental cleanup for the North Walnut Street lot is estimated at over $1,000,000. Part of the reason for this is the underground storage tanks on that property. Ms. McWilliams said that a parking deck on North Walnut Street would not be as big the parking deck on Hudson Street because the lot is narrower. She wondered if putting a parking deck on North Walnut Street would save the Village money.
Councilwoman Knudsen said that Desman Associates was hired to do three designs, and the Parking Committee said to proceed with the design that went into Hudson Street. Mayor Aronsohn pointed out that the Village Council could have stopped the parking deck from going into Hudson Street. Councilwoman Hauck said that the parking deck has been reduced from 425 parking spots to 325 parking spots. She said that after this project is completed, they will move onto other projects.
Ms. McWilliams said that there must be another solution. She said that everyone can keep debating, and it won’t get done. If there is a firm commitment, it can get done on the Hudson Street lot. At some point, the Village Council has to say that they are willing to move forward. Councilwoman Hauck said that she wants consensus tonight. Councilwoman Knudsen said that she asked for one simulation to be done, and she wondered why it was not available to her. Ms. Sonenfeld pointed out that Desman Associates is trying to put together the simulation of the newly designed parking deck. Councilman Pucciarelli said that if there could be a 5-0 vote in favor of funding would be a true consensus. Ms. McWilliams said that they should move forward, once they have a firm plan.
Saurabh Dani, 390 Bedford Road, pointed out that as of November 1, 2015 the Village had the final designs for the parking deck. They did not agree to the design, just the concept of a parking deck on Hudson Street. Mr. Dani said that the BCIA has fixed costs, which is a waste of taxpayer money.
Anne Loving, 342 South Irving Street, said that for Resolution #16-31, there are no pictures for the Village Council, so they cannot vote on a plan. Ms. Loving asked if it was the second option, and Ms. Sonenfeld said that Ms. Loving was correct. Ms. Loving said that they met eight days ago to redesign the parking deck, and they could wait another week for the drawings. Ms. Sonenfeld said that it is four weeks from now until they receive the updated designs. Councilman Pucciarelli said that the resolution states that the arcade/cantilever has been removed and that there will instead be arches on the walls.
Councilwoman Knudsen explained that she wants the neighbors to be comfortable with the new design. Councilman Pucciarelli said that he is not afraid of the process and that this Village Council needs to make a decision and vote. Ms. Loving said that the Village Council should wait a few more weeks to make a decision, because they have come so far. Councilman Pucciarelli said that they are not frozen on the design, and they have addressed the majority of the concerns with the new design. Ms. Loving asked why they would vote with no drawing.
John Saraceno, 17 Coventry Court, asked if it is possible for the BCIA and the Village to do the bond together. Mr. Rogers said that there is no bond until it is funded. Ms. Sonenfeld indicated that it is a leasing agreement with the BCIA, and Councilman Pucciarelli noted that the fixed payment with the BCIA funding is a positive. Mr. Saraceno wondered if the Village Council could be more involved as a co-underwriter of the bond.
Boyd Loving, 342 South Irving Street, said that he is opposed to the bond ordinance for $12.3 million. Since the redesign of the parking deck is smaller, he thinks that the bond ordinance should be for about $9.3 million, because in this way, the Village is not bonding more money than is needed. Ms. Sonenfeld explained that with the redesign of the garage, the cost estimate is at $10.7 million, which is $33,000 per parking space. Mr. Loving said that the bond ordinance should be pared down to what is actually needed. He also stated that he would like visuals.
Melanie McWilliams, 431 Bogert Avenue, reviewed the costs per space and number of spaces for various designs of the parking deck.
There were no other comments from the public, and Mayor Aronsohn moved that the Public Hearing be closed. Councilman Pucciarelli seconded the motion.
Roll Call Vote
AYES: Councilmembers Hauck, Knudsen, Pucciarelli, Sedon, and Mayor Aronsohn
NAYS: None
ABSENT: None
ABSTAIN: None
Councilman Pucciarelli moved that the final vote on Ordinance 3519 be carried to February 10, 2016. Councilwoman Knudsen seconded the motion.
Roll Call Vote
AYES: Councilmembers Hauck, Knudsen, Pucciarelli, Sedon and Mayor Aronsohn
NAYS: None
ABSENT: None
ABSTAIN: None
3. RESOLUTIONS
THE FOLLOWING RESOLUTIONS, NUMBERED 16-28 THROUGH 16-31, WERE ADOPTED BY A CONSENT AGENDA, WITH ONE VOTE BY THE VILLAGE COUNCIL, AND WERE READ BY TITLE ONLY:
4. ADJOURNMENT
There being no further business to come before the Village Council at the Special Public Meeting, on a motion by Councilman Pucciarelli, seconded by Councilwoman Hauck, and carried unanimously by voice vote, the Special Public Meeting was adjourned and the regularly scheduled Work Session was reconvened at 11:11 P.M.
_________________________________ Paul S. Aronsohn Mayor
_________________________________ Heather A. Mailander Village Clerk
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