Village Council Special Public Meeting Minutes 20150908
A SPECIAL PUBLIC MEETING OF THE VILLAGE COUNCIL OF THE VILLAGE OF RIDGEWOOD HELD IN THE ANNE ZUSY YOUTH CENTER ROOM OF THE RIDGEWOOD VILLAGE HALL, 131 NORTH MAPLE AVENUE, RIDGEWOOD, NEW JERSEY ON WEDNESDAY, SEPTEMBER 8, 2015, 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 7:32 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; Donna Jackson, Deputy Village Clerk; Christopher Rutishauser, Village Engineer; Robert Rooney, Parking Utility Director; and Matthew Rogers, Village Attorney.
Mayor Aronsohn explained that the purpose of this meeting is to hear presentations from four vendors who responded to the Request for Proposal (RFP) relative to the design of the parking deck. The Parking Steering Committee consisting of Mayor Aronsohn, Councilman Sedon, the Village Manager, the Parking Utility Director and the Village Engineer met with the four vendors, heard their presentations, and asked questions. It is now time for the presentations to be made to the remaining three Councilmembers, and the public, who will have the opportunity to question the representatives as well. Afterwards, the Parking Steering Committee will present a synopsis. Mayor Aronsohn said that there will be another discussion at tomorrow night’s meeting, and a selection of the successful vendor will be made.
2. COMMENTS FROM THE PUBLIC
Mayor Aronsohn asked if there was anyone present who wished to address the Village Council. No one came forward at this time.
3. PRESENTATIONS BY VENDORS
Mr. Rooney stated that the Parking Steering Committee reviewed proposals by many firms focusing on their strengths, weaknesses, and fees. The Committee narrowed down the number of candidates to four based on their qualifications that would best serve the needs of the Village.
a. Timothy Haahs & Associates, Inc.
Chris Gray, introduced himself and said that Timothy Haahs & Associates, Inc. is an architectural and engineering firm specializing in parking garage design. They have worked with Maser Consulting, and are familiar with the site along with the zoning and traffic issues that exist. They have worked with AKF on many parking designs in New Jersey, Pennsylvania, and Delaware. Timothy Haahs & Associates has a significant amount of municipal experience in parking garage design especially in New Jersey, and they recently finished a design for the Township of Dover, which is similar in size to this proposed garage having 375 spaces. Mr. Gray stated that Timothy Haahs is in the design process for a parking structure in the Borough of Metuchen, and at Princeton University.
Mr. Gray presented information detailing what is needed to make a parking structure successful. The first item for consideration is keeping costs in line. His firm is aware of the constraints and the decisions that have to be made, and they will facilitate the process to ensure that the project is kept within budget. They will focus on architecture and design, which is all done internally, and they will be quick to respond to the challenges and needs of the public.
Mr. Gray referred to the schedule included in the RFP. The first meeting on the garage is scheduled for October 7th, where they are expected to present three concepts and renderings to the Parking Steering Committee. They are prepared to meet that date, and have engaged in some dialogue in advance of that date in order to be better prepared.
Michael App, introduced himself and said he has been an architect for twenty years. He has been involved in hospital additions and renovations; as well as the designs of schools; corporate office buildings; and parking structures. He noted that Timothy Haas is an architectural firm, and not just a parking planning firm. The parking industry is changing as mixed used structures are becoming more common, and this seems to be the trend of the future. Mr. App noted that Ridgewood is a very walkable town, which means that the scale of the buildings would have to be brought down to the pedestrian level. The RFP indicated that this structure would have to blend, and complement the existing architecture of the Village, and it is interesting to incorporate existing materials and shapes into the project. Timothy Haahs & Associates will look to the more iconic buildings in Ridgewood to formulate a design, and Mr. App pointed out that the corners in Ridgewood have interesting designs that add to the pedestrian experience. Bringing these large buildings down to a pedestrian scale is an important challenge in this type of project because this structure will be quite large, and definite strategies will be employed to bring this scale down. The structure will have to blend to achieve a pedestrian feel since most of the buildings in this area are only two or three stories. Mr. App said that design is a collaborative process, and he looks forward to a discussion as to how the structure will evolve based on what already exists in the Central Business District (CBD), and how to bring that pedestrian flavor into the parking garage.
Mr. App stated that this site is a tight footprint, and they must work from property line to property line. The RFP indicated that at least 300 parking spaces are needed, and the building will have to be tall in order to achieve this number. He presented a concept plan that respects the existing easement for retailers on East Ridgewood Avenue. Cars will enter and circulate clockwise through the garage, and he noted the area for the elevator and main stair tower. This concept plan provides parking spaces in the low 370s. The second concept has a similar footprint, but it relocates the stair tower, and offers an area for a possible retail establishment in the future.
Mr. App said that they are pushing hard on the existing Village ordinances to make the concept work. The ordinance requires a 24 foot wide drive aisle with a 9 foot by 20 foot parking stall, which is larger than the requirements of most municipalities. He noted that the requirements existing in New York and Philadelphia call for a 22 foot drive aisle, and stalls that are 8.6 feet wide by 18 foot long. Working within Village ordinances will push the building onto the sidewalk that would not work well with the concept of walkability. The RFP noted the idea of a cantilever structure as well as parallel parking within the garage to make the ground level work, but at the meeting last week, members of the Steering Committee indicated that they really weren’t in favor of that.
Mr. App noted that the restaurant on the corner has limited seating. If they wanted to use the cantilever solution they could provide more outdoor seating for that restaurant by eliminating parking on one side of the street since the parking garage would be available. This would tighten the road slightly, and give more sidewalk space to these businesses.
Mr. Gray presented photos of similar structures done by Timothy Haahs and Associates in Rahway. He spoke about the importance of creating a design and a structure where everyone feels safe and secure. This can be done with the appropriate lighting. He added that eliminating the need for mechanical ventilation will save money for the Village. The Village could consider a concierge inside the garage, and music inside the elevator lobby so that patrons feel more comfortable. Provisions for solar panels and car charging stations could be added, and there are incentives available to offset the cost of these items. He stated that Timothy Haahs has done similar projects many times before, and quality of documentation is extremely important when dealing with public projects to ensure that contractors are not requesting change order after change order. Mr. Gray indicated that they would ensure that there are no loopholes in the documents.
In conclusion, Mr. Gray reiterated the good working relationship Timothy Haahs & Associates has with Maser. The two companies are like minded, work well as a team, and go the extra mile for their clients. They will come to the table with quality solutions for the Village.
Councilman Pucciarelli thanked Timothy Haahs & Associates for their thought provoking presentation, and he said he appreciated their emphasis on walkability in Ridgewood. He thought the concept of the opportunity for some retail was interesting. Upon questioning relative to change orders, Mr. Gray said that they would not be charging the Village. He asked if the bid included engineering drawings and Mr. Gray confirmed that this was the case. They will also create working drawings for the general contractor in order to execute the project, and there will be no charge for the review of shop drawings.
Councilwoman Knudsen said that she liked the idea of incorporating the design and feel of the iconic buildings in Ridgewood into this project. She questioned the traffic flow, and Mr. Gray explained that all vehicle traffic is going midblock, which is where the box trucks and garbage trucks presently enter to serve the retail establishments. Councilwoman Knudsen questioned the experience Timothy Haahs & Associates have had working with constrained lot sizes in congested areas. Mr. App said that they would need Village assistance relative to variances for several of these options. He noted that they have worked in similar situations with landlocked properties.
Councilwoman Hauck referred to the overall cost of the proposal and commented that Timothy Haahs & Associates seems to fall in the middle range of the proposals that were submitted. Councilman Sedon thanked Mr. Gray and Mr. App for their presentation this evening.
b. Clarke Caton Hintz
George Hibbs, Principal in Charge of Clarke Caton Hintz, introduced himself, and said that his firm will take care of every aspect of this project. They handle civil engineering, mechanical engineering, electrical, and plumbing. He stated that he understands that cost estimates are crucial to this project. Mr. Hibbs described the experience that Clarke Caton Hintz would bring, and he said that his firm has performed over $500 million worth of parking garage projects. This includes a vast range and scale of projects, and he described projects at Montclair State University, and Newark Bears Ball Park, which is similarly scaled to the project in the Village. Clarke Caton Hintz worked on a very complex parking garage project at Liberty International Airport built and located over operational roadways. Mr. Hibbs stated that his firm specializes in parking garages, and this garage will be of a high caliber, and will be a good fit in the downtown.
Mr. Hibbs referred to three parking garages adjacent to the new Yankee Stadium, which are products of Clarke Caton Hintz. He said that each building had its own set of challenges. Mr. Hibbs stated that working on these three garages was one of the most complicated projects he has ever undertaken during his thirty years of professional architectural design. This was a three year, $280,000,000 project. The project consisted of multiple buildings, done in multiple phases, including renovations, and new construction. The unidentified speaker described a roof top bar located on top of a parking garage, which connects to the Old Yankee Stadium field. He also noted renovations done to existing parking structures at Yankee Stadium using stainless steel mesh and concrete, which were quite challenging logistically. Mr. Hibbs noted an area where a mix of four shades of green and yellow brick were used on a dark gray palate. This demonstrates the attention to detail used by this firm.
Mr. Hibbs described two projects at Montclair State University highlighting the aesthetic quality of these projects. He referred to the rich quality of the train station in Ridgewood, and said he would like to have those same types of deep red colors incorporated into the parking garage. Clarke Caton Hintz wanted to be more detailed oriented with the second parking garage at Montclair State University, and Mr. Hibbs described the method used to construct pronounced arches that were seamlessly connected using two separate pieces in order to save money.
Mr. Hibbs said that they use a building information model, which is a three dimensional drawing showing depth, weight, and height. This model can be shown to the public in order to gain perspective, and get a feel for what the garage will look like. The structure is built using a computer, and shows how the architectural structure is coordinated with mechanical systems. Mr. Hibbs said that there seems to be a prevailing notion that parking garages are generally hideous buildings. The overpowering look of the typical parking garage can be addressed by breaking down scale, using architectural shapes, and using detail to make the facilities more attractive. A parking garage in Ridgewood needs to be worthy of the buildings existing in the Village such as the Wilsey Building and the train station.
Mr. Hibbs pointed out that one of the issues on the site of the proposed parking garage is the ability to retain and keep open the access easement from Hudson Street to the rear of Lot 5. There is no easement to the rear of the buildings on the right hand side, and this is something that they will have to look at further. Mr. Hibbs referred to the floor plan, and said that the building is proposed to be built on the property lines. The back wall and the side wall are fire rated walls without openings, and it will be complicated to provide fire egress access. In the lower level there are stairs on the left, and two elevators. There is an exit from Hudson Street, and a ramp from the back wall. Mr. Hibbs presented a rough hand sketch using the 36 foot spacing, which would allow an arch to be built in two separate pieces that would then be clipped onto the structure. This is similar to the columns he pointed out earlier at Montclair State University. The openings above in the second and third level would be divided in half to break down the scale that would result in much smaller windows. The columns would be pulled down from the façade and the openings would be lowered as much as possible to try to achieve openness. Mr. Hibbs said he would like to use bricks in some combination of burgundy, green and gray on the outside of the building.
Mr. Hibbs said that they look forward to receiving critical input from Village professionals, Councilmembers, and members of the public. He stated that at the sidewalk level they are considering a variation of the cantilever idea to bring the structure out to the edge of the sidewalk with parking above. He spoke about safety, using lighting inside and out to maximize lines of site and air. He added that everything is ADA accessible, and will meet all current building codes.
Mr. Hibbs stated that after spending time observing the Village they have tried to come up with something that would meet its needs based on the look and feel. They understand the aggressive nature of the schedule, and are prepared to offer three different concept ideas on October 7th after the Steering Committee and the Village Council makes its selection. Mr. Hibbs stressed the importance of feedback from everyone involved as quickly as possible in order to meet the schedule.
Councilman Pucciarelli thanked Mr. Hibbs for a very thought provoking presentation. He pointed out that safety is a definite factor for consideration. Mr. Hibbs agreed, and said that the area in a parking garage where people feel the most vulnerable is in the stairwell where there are no windows. He stated that some of their more contemporary looking projects have glass enclosures around the stairs. Mr. Hibbs stated that there are 386 (might be 306 – couldn’t hear) parking spaces in this plan. Councilman Pucciarelli questioned whether any retail could be put in the ground level even if it means sacrificing some parking spaces. Mr. Hibbs said they would look into this possibility.
Councilman Pucciarelli questioned Mr. Hibbs on his dealings with contractors. Mr. Hibbs stated that his firm knows exactly what contractors are looking for, and what questions they need answered. Their drawings are always 100% ready to go.
Councilwoman Knudsen said that this was a very thorough presentation. She agreed with the emphasis on the importance of the aesthetic component, and how well the garage would integrate with the existing structures.
Councilwoman Hauck said that she likes the idea of glass, and open areas to help with the feeling of added security in the parking garage. She wondered how that would work in the winter when there is ice and snow. Mr. Hibbs stated that the critical spaces are the stairs and the elevator which are normally boxed in by solid walls, but from his experience with open areas the amount of wind driven snow that lands on the inner levels is generally inconsequential.
c. Desman Design Management
Tim Tracy, introduced himself, and said he would be the Principal in Charge. He introduced Bob Weissenborn, Project Manager, and said that the other members of the team were here also. Mr. Tracy stated that this project deserves a team effort, and Desman will provide the best of the best. They are excited about the project, and feel that partnering with Keith and Ken of SNS Architecture will provide the Village with a project that will enhance the downtown area. He introduced Rick Roseberry from Maser Associates, who has done a lot of traffic work for the Village and a good fit for Desman.
Mr. Tracy referred to the packet of information, which contained many examples of parking garages. Mr. Tracy stated that no one should assume any of the examples would be good for Hudson Street, but Desman Design Management wanted to give Councilmembers a flavor of their capabilities. He stated that this site has challenges due to its constraints. Desman wants to focus on an efficient parking facility that will be suitable for all use groups. The facility must also be cost responsive, and Mr. Tracy pointed out that every square foot has a cost associated with it. The design must respect the zoning requirements in order to stay within the character of the downtown. The site sits at the corner of Hudson St. and South Broad St., and there is an access easement to several of the properties fronting on East Ridgewood Avenue. This garage is an open parking structure meaning that it requires sprinklers and ventilation which add another $5 or $6 per square foot. The goal is to provide a 20 foot setback from the property line. This is a critical number because it allows the garage to be fully open requiring no fire walls. There is a linear distance and vertical distance which provides access or a path to Lot 5. A 20 foot easement is needed, and the question is whether there is a feasible reason to stay within the existing constraints of the north/south direction dimension of the site. Another consideration is whether they could continue to use some of the existing Hudson Street parking.
Mr. Tracy said that they are using parking stall sizes of 9 feet by 8 feet even though the Village has a 9 feet by 20 feet standard for planning purposes. The first concept stays within the footprint on the north south dimension creating a flat space for parking within the body of the structure. This will yield just over 300 parking spaces staying within the zoning envelope of 45 square feet. This should be a revenue neutral facility meaning that it will be funded by parking revenue, and if the cost per square foot can be lowered it will result in more parking spaces and will become more cost effective.
Mr. Tracy said that they have a solution that will respect the setbacks of the two adjoining properties, and provide an access easement. Another consideration is whether some of the curbside parking on Hudson Street could be preserved in order to expand the north south dimension of the lot. This would improve the number of spaces. One area of curbside parking could be eliminated on the north side of Hudson Street. The existing curb could be shifted south while maintaining the cart way of 26 feet or 27 feet. This would enable curbside parking on the south side of the street to be maintained. Mr. Tracy stated that a more typical arrangement of parking at a 90 degree angle, with a circulation aisle, and three rows of parking will improve efficiency and help with the cost. This plan increases parking to approximately 340 spaces meaning more cars in the same envelope of the structure. This is possible because there are more cars per square foot of structure. The ten foot sidewalk will remain.
Mr. Tracy stated that as they get further into the project they will have to question, challenge, and test Hudson Street under its current configuration of parking on both sides with a travel lane and the increased traffic from an additional 300 cars on this property. The question is whether on-street parking is still a good idea for Hudson Street, or is there an adequate supply of spaces to sacrifice the on-street parking. A decision would have to be made when they get further into the traffic analysis.
Mr. Tracy referred to a column line set off the curb so that it is not a vehicular impediment. It is in this area where he is suggesting that the last two or three levels of the structure be cantilevered. This would be roughly 25 feet above the street which would present an opportunity to capture a last row of parking on the south side. This would offer a more traditional circulation aisle, with parking on both sides raising the space count significantly to perhaps as many as 400. The true benefit is that the efficiency goes to down to 350 sq. ft. per car resulting in a savings of $6,000 to $7,000 in savings per space.
Mr. Tracy said that these are some ideas which could make the site more efficient while minimizing the impacts to the adjoining properties as well as the need to mechanically ventilate and sprinkler this facility. This will reduce operating and maintenance costs. Mr. Tracy stated that the collaboration with the parking architect will give Ridgewood the benefit of the combination of a parking architect and engineer with a true a building architect.
Ken Schier said that he has been involved with different clients over the past ten years on every parking garage project the Village has attempted. This is the second time he has worked on this site. He has worked on numerous projects in Ridgewood, including residential, and he was pleased when Desman called asking them to join their team. He noted that each building in Ridgewood seems to have its own individual face, and there are very few large scale buildings. This is a large scale building and it is important to ensure that it is complimentary to the existing pattern of development in the Central Business District (CBD). Mr. Schier displayed an earlier concept for a parking garage project for the Walnut Street parking garage in 2008, and he stated that it reflects the flavor that a building façade should have. The downstairs has a retail look, but it is open for parking. He pointed out another concept of an elevation reflecting a much larger and taller structure, which shows different materials, open spaces, and pedestrian scale. He stated that aesthetics are the most important factor, and he noted the experience the firm has in working for municipalities. They have worked on the Department of Public Works for Oakland, and are currently doing work in Paramus, and Glen Rock. He stated that their parking garage in downtown Bloomfield won the Downtown Gold Medal Award.
Keith Lesser, the Design Partner, was introduced. Mr. Lesser referred to a page in the brochure that talks about building articulation, which is the trick to designing buildings. The proposal contains three design options and they have provided three distinct approaches. Architectural style, human proportion, and providing architectural elements will diminish the scale of a large building bring it to a more humane scale. Mr. Tracey agreed stating that they want to create a building that blends in completely, and feels like it has existed for some time. The arcade concept provides a mixed use feel for the parking facility, and could serve as a farmer’s market, an artist exhibit, or could be used as event space. The larger footprint provides the potential for more than just a parking structure.
Mr. Tracy pointed out that everyone who will be working on this project are local people, who live both in and around Ridgewood, and are very familiar with the area. He reiterated that these are only ideas at this point, but Desman Design Management is very excited about the project.
Councilwoman Hauck stated that she enjoyed this presentation, and indicated that Desman Design Management expressed her thoughts relative to this property. She liked the three different concepts, and she appreciated the cost predictions. She was pleased that they understand that the facility must be revenue neutral, and that space must be maximized. She stated that she had not found the cantilever concept appealing until this presentation, and she added that the idea of humane scale also resonates. Mr. Tracy said that the cantilever concept provides some architectural opportunities to treat the building differently. The elevators and stair towers can be converted into tower elements that continue the theme which is noticeable throughout the downtown. This will break up the façade and act as a gateway element when coming down Broad Street from Glen Rock.
Councilman Pucciarelli observed that much thought and creativity had gone into this proposal, however, he wondered whether it didn’t look enough like a parking garage. Mr. Tracy understood, and said that they don’t want this to look like a “Main Street, Disney World” concept, but they need to celebrate that this is a building that houses vehicles, which has been sorely needed in Ridgewood for some time. Councilman Pucciarelli asked about the possibility of having the structure cantilevered over the right-of-way. Mr. Tracy explained that this would be a challenge because they are trying to respect the 20 foot separation from the “thrift store”, which allows for unlimited openings. Councilman Pucciarelli asked who would prepare the engineering drawings. Mr. Tracy said they are a full service engineering and structural engineering firm.
Councilwoman Knudsen agreed that aesthetics are critical in integrating the parking garage into the existing adjacent structure. She appreciates that this utilitarian structure has been able to respect the surrounding area. Mr. Tracy pointed out that ordinances in many municipalities require that the ground floor of a structure of this type be populated, either false or otherwise. This look decreases the scale of the building and promotes the idea that the building is contributing to the town. He added that people would feel safe and comfortable walking next to this colonnade element.
Councilman Sedon thanked Desman Design Management for their presentation.
d. SNS Architects & Engineers, PC
John Lignos, the Design Principal of SNS Architects & Engineers, stated that this firm is a full service architectural and engineering office employing architects, interior designers, and planners, as well as structural and civil engineers. Walker Parking Consultants have joined the SNS office, and Mr. Lignos noted that Ridgewood has worked with Walker in the past. He introduced Carolyn Krasnow, who is the Acting Principal and Founding Partner of Walker Parking Consultants, along Scott Ashby, Project Manager. Mr. Lignos stated that they also use TMG Engineering, a mechanical, electrical, plumbing and fire protection engineering consulting firm. The team is further enhanced by the addition of Cambridge Construction, who handle construction management and cost estimating expertise for SNS. In addition, SNS uses Gallo Surveying for surveying verification. A geo-technical engineer will be utilized by Walker Parking Consultants to verify foundation information. Mr. Lignos stated that SNS has been in business for over fifty years. They have a vast experience, and understand the limitations of parking structures.
Mr. Lignos explained the organizational structure, and stated that each member is a senior member in their respective firms. The civil engineer will come from SNS; Walker Parking Consultants will provide the structural engineer; TMG will handle the mechanical and plumbing; and the interior designers at SNS will handle color selections. Mr. Lignos listed many of the companies they have worked with in Bergen County, including Westwood, where they are presently involved in the construction of a storage facility. He stated that Ridgewood is similar to Westwood in that there is a thriving downtown with restaurants, and a train station. The scale of the two municipalities are a similar with many retail establishments on the ground floor, and residential areas on one or two upper floors, capped off by a cornice of some type.
Scott Ashby, Project Manager for Walker Parking Consultants, said that he is the Chief Engineer for the New York office. He indicated that he would be the person responsible for this project and the face that the Village would be working with. He noted that he has a large resume of municipal and transit experience in this region. Walker Parking Consultants is a national company with offices in seventeen cities employing over two hundred and thirty people. Mr. Ashby offered several examples of parking garages designed and built by SNS and Walker, including the award winning Wyandanch Intermodal Facility in New York. Other examples of open air, non-mechanically ventilated garages were presented that successfully blended with the surrounding downtown. He noted that pre-cast can be used to make a more architecturally appealing structure that functions well with existing buildings in the downtown.
Mr. Ashby pointed out that the industry average of change orders is 4% to 5%. He explained that change orders occur as a result of errors, omissions, and incomplete documents. The average rate of change orders for Walker Parking Consultants is 0.14% because an effort is made at the outset to deliver a complete set of construction documents. As a result, they have a repeat client base of 80% because people value this team.
Mr. Liqnos recognized that security is an important concern in the Village, and having a team member who is a security specialist is important. The necessary security system, including cameras will be put in place to connect with the Police Department. Most structures in the immediate neighborhood are two to two and a half stories in height, and this rectangular lot has challenges. There is a need to cross through the lot for an easement, and there are buildings with a zero lot line. Mr. Liqnos explained that a zero lot line requires a structural engineer to make a footing that stays only on the side of Village property. This could be handled through easements or fire ratings, but in order to keep costs down they must keep the building that houses the restaurant open, so that it does not have to be counter ventilated. He said that the most important point for the Village Council to consider is how to get the value for the dollar and how maximize parking numbers.
Mr. Liqnos said that the road in front is a municipal right-of-way. He proposed keeping the sidewalk on the first level and using a cantilever on the upper two floors, which will maximize the number of parking spaces. The street scape would be preserved, people can use the sidewalk naturally, and an arcade would be created. They have been able to maintain 17 feet on the first floor from floor to floor, which allows room to get through along with access to the easement to the rear, which is required. With a railing they should be able to keep the highest point at 45 feet, while providing spaces for between 350 and 370 cars. The fourth floor will not be visible. Mr. Lignos stated that if the character and scale can be maintained through materials, the parking garage would mimic the look of the downtown. Cambridge Construction Management will act as the design police on the financial side so costs don’t get out of hand.
Mr. Lignos promised a high end, sustainable, and coordinated design. He stated that the team has worked together for many years. SNS Architects & Engineers is a 56 year old firm that handles design, interior design, structural engineering and civil engineering. Walker Parking Consultants specializes in functionality design and the design of parking structures. TMG does mechanical, electrical, and plumbing, and each team member is chosen because they are the very best at what they do. Mr. Lignos stated that they have met every milestone required by the RFP. They can have the parking deck portion estimated by the time they submit the three designs. They are ready to meet with the Planning Board, the Parking Steering Committee, and Historic Preservation to discuss the façade wall to make sure it works with the Village.
Mr. Ashby said that the question of what to do about interim parking while the parking deck is being constructed will have to be addressed. They have considered this issue and others like it, and they intend to hit the ground running on all of the issues.
Councilman Pucciarelli thanked Mr. Lignos for his thorough presentations.
Councilwoman Knudsen said she like the attention to detail placed on the surrounding area and the adjacent buildings. She questioned Mr. Lignos on the cantilever, and he said that a true cantilever would not have the columns. She said it is important to maintain the visual street scape, and she asked how this cantilever impacts the other smaller buildings. Mr. Lignos said that the tower was brought in line so that people could walk underneath on the available six feet of sidewalk. He does not think it will be an eyesore if it is done carefully and to scale.
Councilwoman Hauck commented that business owners and residents are not offended if a building appears to be integrated into the neighborhood. Mr. Lignos pointed out that there is a church on the other corner. The height of the church, and the fact that it is set back will balance the size of the parking garage. He indicated that they have tried to incorporate elements of scale and content into the structure. Councilwoman Hauck stated that she would not favor using the cheap pre-cast material for the garage. Mr. Lignos said that Councilwoman Hauck is probably referring to the resin that is supposed to look like pre-cast that is sometimes used. This is a cheap imitation, but he would recommend using resin on the higher areas of the garage to save money since it is difficult to distinguish any difference at a certain height.
Councilman Sedon thanked SNS for their presentation, and stated that his questions were answered at the Parking Steering Committee meeting last week.
4. SYNOPSIS BY PARKINGSTEEING COMMITTEE
Mr. Rooney stated that two of the firms have most likely been eliminated due to cost, and the remaining two firms are very close in their cost. Ms. Sonenfeld stated that the pricing for Timothy Haahs & Associates is $275,000; Clarke Caton Hintz is $369,700; Desman Design Management is $255,000; and Clarke Caton Hintz is $495,000. The cost for Desman does not include shop drawings, which when factored in actually makes Timothy Haahs & Associates the low bidder. Several Councilmembers pointed out that the cost for the traffic studies have not been added to these prices.
Ms. Sonenfeld stated that Timothy Haahs & Associates, and Desman Design Management are virtually the same in price. The four presentations were credible, and the Village Council and the Parking Steering Committee were able to extract ideas from each one. There was an emphasis on aesthetics by each of the firms. Mayor Aronsohn commented that they all seem to understand the Village’s main concerns of cost, scheduling and aesthetics. They also understand that their proposals will be subject to comments from the Planning Board, Historic Preservation Commission, members of the public, and Village professionals.
Councilman Pucciarelli stated that all four firms seem to indicate their readiness to make their public presentations on October 7th. Councilwoman Knudsen commented that she was impressed that SNS offered details relative to the rate of change orders. She suggested that this be explored because even though they are the most expensive, cost over runs are the big unknown with the other firms. Ms. Sonenfeld said that they are already working with Walker Parking Associates on defining revenues.
Mayor Aronsohn said that they will continue this conversation tomorrow with the hopes of coming to a decision, with a vote to take place on September 16th, 2015.
5. VILLAGE COUNCIL COMMENTS
Mayor Aronsohn asked if any Councilmembers had any further comments this evening. No one had anything further to say.
6. COMMENTS FROM THE PUBLIC
Jim Griffith, 159 South Irving Street, said he was impressed by all four firms who made presentations this evening because they are equally talented. He noticed that the third presenter seemed to be more familiar with the specifics of Ridgewood, and gaining more parking spaces through the use of the cantilever.
Charles DeMarco, 225 Circle Avenue, asked Ms. Sonenfeld to repeat the fees for each of the four firms. She repeated the prices for Mr. DeMarco.
Anne Loving, 342 South Irving Street, asked whether the prices quoted by Ms. Sonenfeld were for the entire project. Mr. Rooney said that SNS did not submit a price for the entire project. Two other firms estimated a cost of $10 million for the entire project, and Clark Caton Hintz estimated $11.6 million. Ms. Sonenfeld stated that they should have a better idea of costs by October 7th, and at that time Walker Parking Consultants will be able to make a revenue projection. Ms. Loving asked if these four firms were aware of the referendum on parking in November, and Ms. Sonenfeld said that they knew about it. The firms know that the Village Council wants to have as much public input as possible before the referendum.
Councilwoman Knudsen asked when the financial information would be prepared. Ms. Sonenfeld indicated that the goal is the end of the month, or the beginning of October. Mr. Rooney explained that the Parking Steering Committee meets every Friday to discuss the process, and he expects to have financial information at the end of the month. This will include information on the revenue stream, debt service, expenditure, and maintenance costs. Walker Parking Consultants will have information on CBD employee parking and peripheral parking based on on-site visits made in August, and future visits to be made in September.
Boyd Loving, 342 South Irving Street, said he was concerned about the comment made by one of the firms that they will do everything they can to avoid the installation of sprinklers in this structure.
7. ADJOURNMENT
There being no further business to come before the Village Council, on a motion by Councilman Pucciarelli, seconded by Councilman Sedon, and carried unanimously by voice vote, the Special Public Meeting was adjourned at 11:41 P.M.
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Paul S. Aronsohn, Mayor
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Donna M. Jackson, Deputy Village Clerk
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