Village Council Special Public Meeting Minutes 20150812
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 WEDNESDAY, AUGUST 12, 2015 at 9:55 P.M.
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CALL TO ORDER – OPEN PUBLIC MEETINGS ACT – ROLL CALL – FLAG SALUTE – MOMENT OF SILENCE
Mayor Aronsohn called the meeting to order at 9:55 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; and Matthew Rogers, Village Attorney.
2. DISCUSSION
a. PARKING
1. Award Contract – Financial Feasibility Study for Hudson Street
Ms. Sonenfeld explained that this is an award of contract for a Financial Feasibility Study for the Hudson Street Parking Lot. She recalled that the purpose of the study is to determine the levels of revenue and cost for the new parking garage and the utility. Proposed parking rate schedules for Hudson Street as well as other lots and on street parking; increased usage projections; daily and annual income projections; how residential and non-residential commuters are handled; CBD employee parking; cost projections; financing for the project; annual debt service; and operations costs, will also be part of the study.
Ms. Sonenfeld said that three proposals have been received and two proposals are being reviewed. There was a discussion with the Parking Steering Committee who recommended going forward with the Walker Study for Financial Feasibility.
Mayor Aronsohn said that they have been studying the possibility of building a parking garage at the Hudson Street lot. A survey of the land and an environmental analysis has been performed as well as a study comparing automated parking with conventional parking. An ordinance for a bond referendum was adopted in order to hire a firm that would design a parking garage. Information on the Request for Proposal (RFP) is currently on the Village website and the deadline for the RFP is August 27th. There will be a public referendum on the parking garage in November. Mayor Aronsohn explained that hiring a firm to design the garage is one piece of the puzzle and hiring a firm to study the funding of the garage is the other component. The study will give Councilmembers and the public information on fees that would have to be imposed in order to have the garage be self-sustaining.
Councilman Sedon asked for confirmation that this is the first expenditure that would be drawn from the $500,000 bond. Ms. Sonenfeld confirmed that this is the case. He asked if the Walker Study would provide a range of different options for pay schedules and cost projections. He also inquired whether the study would look into any potential impacts on taxpayers if the cost couldn’t be covered by the utility. Ms. Sonenfeld said that the study will look at the various parking options, the times, the hours, etc. along with the expense side associated with paying the debt service on the new garage. Maintenance of the garage will be considered and the study will encompass the entire system and not just Hudson Street.
Mayor Aronsohn expects the report to provide information on an estimated cost of the garage and explain various ways of financing the construction by using parking revenue from the garage and metered parking, etc. Ms. Sonenfeld said that recently the Village has been using offsets such as the private/public partnership of Ken Smith, to handle the CBD employee parking and valet options for off-site parking but some of those options are unavailable during certain time periods. Mayor Aronsohn suggested that they might want to add something about the possibility of grants at the County and State level.
b. POLICY
1. Acceptance of Open Space Committee Recommendations Concerning the Schedler Property
Mayor Aronsohn stated that this comprehensive resolution recommended by the Open Space Committee strikes a good balance and embraces those recommendations. The recommendation refers to a ninety foot baseball field, a multi-purpose overlay field for lacrosse and soccer and accessible trails while recognizing the Schedler House and allowing for a year to develop a plan that has a sustainable funding proposal which meets the needs of Ridgewood residents, particularly children. It states that the Village needs to look at alternatives similar to what is being done at Habernickel Park. The resolution is specific while providing a way forward for the grant. Mayor Aronsohn said that the resolution allows for the house to first be stabilized, and then to be restored. He explained that the second resolution is house specific and recommends that the Council support moving forward with the grant application.
Councilman Pucciarelli said that this is a difficult decision, but there is a history which adds an element of promise about why the property would be acquired. The choice isn’t between the house and a ninety foot field or between a park and a field. He noted that Central Park is comprised of many fields where people love to play and walk and is a wonderful example of the use of land in a developed environment. Councilman Pucciarelli stated that he supports the recommendation of the Open Space Committee for a ninety foot field, but he understands the concerns of the neighbors. He said that locating a ninety foot field here is not optimum. The Village Council must be concerned about the safety element and the increase in noise due to tree removal. The elements of passivity must be preserved as much as possible, and he referred to a plan noting tree removal on the south side of the field which wasn’t necessary. Councilman Pucciarelli would not support lights on the field or artificial turf. Strict time limits as to the use of the field should be imposed. The field has to be maintained and it has to look like well-kept grass. Councilman Pucciarelli stated that the plan needs work, and he hopes that people with good will and intelligence can come together and greatly improve the plans that have been submitted with the needs of the neighborhood in mind.
Councilman Pucciarelli referred to the Schedler House and said that history is worth preserving; however, he disagreed with the comment that history should be preserved at all costs. He asked the area residents to consider alternative uses of the funds that would be required to preserve the house. He suggested a community center but not a sports house or a field house. He said he envisions a one floor, accessible building with new plumbing and bathrooms that are ADA compliant. Councilman Pucciarelli pointed out that some structures are not worth preserving and he suggested looking a new construction as an alternative. For the same amount of money a building could be constructed that could contain a meeting room, an art room and a kitchenette similar to Lester Stable. It could look historic, but be something new which is ADA compliant and, this option might be more beneficial to the neighborhood.
In conclusion, Councilman Pucciarelli said that he is in favor of the report supporting the ninety foot field; however, the plan needs some revisions. He favors preserving the house, but doesn’t think that public money should be spent until they have a cost estimate for this house versus new construction.
Councilwoman Knudsen stated that everyone who spoke this evening has presented a compelling case as to why this Council should act one way as opposed to another. She has three sons who played every sport that was offered; however, she was struck by the words “play” and “life” and she noted that quality of life is important. She walked the property and noticed that from there was a significant change in the noise level from one side of the area to the other. She questioned whether or not anyone would want their son or daughter playing on a field with that kind of traffic. Councilwoman Knudsen said that when the property is leveled for the field all that anyone will see is traffic. She had to agree with Crystal Matsibekker’s concerns relative to the impact of noise and traffic on people’s health.
Councilwoman Knudsen suggested tabling this vote in order to review the CMX report which was mentioned by Isabelle Altano, and to conduct an impact study. The primary goal of the Council is to ensure the health and safety of the residents. She added that they should conduct a thorough analysis of whether the burden of this ninety foot field would outweigh any potential benefit and it is incumbent that the Mayor and Council conduct a cost benefit analysis before they go further with this resolution.
Councilwoman Knudson referred to the Scheduler house and said that although she understands what Councilman Pucciarelli is saying about new construction, there is a presence that you can feel when entering a historic house. This house is listed on the historic preservation element plan component of the Master Plan of the Village of Ridgewood which was recently reaffirmed by the Historic Preservation Commission and the Planning Board. Bergen County also recognizes the historical significance of the house which holds a certificate of eligibility from the State of New Jersey. Councilwoman Knudson has to agree with the various organizations that have indicated the importance of the preservation of his structure. The house should be looked at as a gift to the Village and they need to ensure the health, safety and quality of life for all of the residents which must trump any baseball field.
Councilwoman Hauck said she enjoyed listening to everyone’s opinions tonight and opinions seem to be split down almost evenly in both directions. She agreed that everyone had a compelling case to present, but ultimately compromise is needed. She will never become part of the west side of town versus the east side of town mentality. She respects everyone’s opinion and understands that the quality of life concerns are real, as is fear of the unknown. Councilwoman Hauck agreed with a speaker who mentioned that the same type of concerns that were expressed during the Habernickel Park hearings.
Councilwoman Hauck stated that everything about the first resolution is comprehensive and allows for everyone’s wishes to be met. It has been vetted through four committees including the Open Space Committee, Parks and Recreation Committee, Historic Preservation Committee and Conservation for Public Lands Committee. The comprehensive resolution takes into consideration reasonable requests from all interested groups and allows for sound, long term financial sustainability and support without over burdening the general tax fund. Councilwoman Hauck pointed out that Resolution One allows for another year of consideration to be given to a use that would provide economic sustainability for the historic house. In conclusion, Councilwoman Hauck said she supports the comprehensive resolution number one.
Councilman Sedon questioned whether or not any approvals were needed from the County regarding this property. Mr. Rogers explained that when a development plan is agreed to, it would require County Planning Board approval. Christopher Rutishauser, Borough Engineer, came forward and stated that he disagrees with Mr. Rogers because West Saddle River Road is a Village road. He would recommend that the Department of Transportation (DOT) be contacted relative to anything that is done on the Schedler property because the property borders Route 17. A courtesy review could be required with Bergen County due to the proximity of Route 17. Mr. Rutishauser added that the site has no wetlands or other environmental constraints.
Councilman Sedon said that he is unaware of any traffic studies or environmental impact studies. Mr. Rogers referred to an environmental study that Mr. Rutishauser noted which concluded that there are no environmental issues. Mr. Rutishauser stated that traffic studies are currently underway by the Police Department which include speed and volume counts with readings being completed at one location on West Saddle River Road. The initial findings indicate that the road in its current condition has a very low volume of traffic. The peak of volume is around 2 P.M. and there will be more information to come when the speed study is complete. Ms. Sonenfeld reported that she and Mr. Rutishauser have been meeting with John Ward and his team to look at the plans for this conceptual design. She explained that there is a lot that will change, and she stated that Mr. Rutishauser has designed a large berm with trees. Mr. Rutishauser explained that the goal is to put various ideas on paper in response to comments that have been received. The Police raised concerns regarding an extension of the berm further south along the parking lot that is shown on the plan. The Police were also concerned about how people would park, and parallel parking was added along the edge of the park. Mr. Rutishauser stressed the fact that these are all options.
Councilman Sedon asked if there had been any studies of the health impact that clear cutting the property would have on residents given the particulate, fuel and general pollution coming from Route 17. Mr. Rutishauser said that definitive studies have not been done and they designed the concept drawing to include a lot of vegetation going back in on the six to seven foot high berm below Route 17 which will be topped with deciduous trees. The berm extends along the entire west boundary with Route 17 and will contain a guiderail. They are contemplating installing a guide rail on top underneath the trees to stop heavy vehicles from entering the part from Route 17.
Councilman Sedon said he reviewed the application to the County for the Schedler House and noticed two discrepancies. The first is that the house is listed as 21,200 square feet which should be corrected to indicate 2,100 square feet. There is a question referring to any potential historic structures on the site and this was answered as no. He asked if the application would have to be amended and if that would impact any discussions about the property going forward. Councilman Sedon confirmed that he was referring to the original application for the grant to purchase the property and Mr. Rutishauser said that the Village has already received the grant money from the County.
Mayor Aronsohn recalled that when the committee went before the Open Space Trust Fund in 2009, the house was recognized. Janet Fricke., Assistant to the Village Manager, said that the Planning Board Secretary who kept the ledgers on historic preservation said that the house was locally identified and this was noted on page 7 of the grant application. Ms. Fricke added that when the grants are considered, every member of the grant team must inspect every location and they couldn’t miss the house on the property.
Councilman Sedon said that it seems that although there is a conceptual plan, there is no driving force moving this forward and there is no money available. He questioned why the Village Council was considering this because it seems like there is a lot that is subject to change. The house has potential historic value and a larger buffer is needed between Route 17 and the neighborhood. It unfair to the neighborhood and the sports teams to go forward with a plan if there are no funds available. There was no discussion of the Schedler property during the budget presentation and Councilman Sedon doesn’t recall anyone saying that the Village Council was interested in funding to develop a plan. He agreed with Councilwoman Knudsen that this should be tabled because there are too many unanswered questions and the plan could change drastically between what is approved and the final product. He referred to Councilman Pucciarelli’s comment that the plan needs to be revised and this is one reason why he doesn’t feel the Village Council should endorse the plan.
Mayor Aronsohn recalled that when he became a member of the Village Council in 2008, one of the first issues they considered was the acquisition of the Schedler property. This was also the time of the recession when municipalities had to think hard about how and where to spend their money. He recalled a conversation with Phil Dolce who made a compelling argument that this is a matter of equity and that there was not enough open space in that section of Ridgewood. This discussion convinced Mayor Aronsohn that purchasing the Schedler property was the right thing to do and subsequently the Village Council did agree to the purchase of the property. There were concerns that if the Village didn’t purchase the property it would be developed commercially or used for multi-unit residential dwellings. Mayor Aronsohn noted that the use of the property was for both active and passive recreation, and at that time there was no talk of the house.
Mayor Aronsohn said that in 2012, the Open Space Committee held three public meetings on the property resulting in a report recommending a ninety foot baseball field, a multi-purpose overlay and park like amenities. The Committee recognized that there were those who wanted to preserve the house and provided for a six to twelve month period for a plan to be developed relative to the use of the house. There were numerous meetings with those who wanted to preserve the house along with himself, Tim Cronin, Director of Recreation and Parks, and Christopher Rutishauser, the Village Engineer. Councilmembers Knudsen and Hauck have been involved with the grant application process over the last two years.
Mayor Aronsohn stated that he continues to believe that the Village Council needs to take a holistic approach. They need to make a decision about what should be done with the property as a whole and the recommendations of the Open Space Committee provide this blueprint. The comprehensive resolution which incorporates the recommendations of the Open Space Committee strikes a balance between active and passive recreation. Mayor Aronsohn said that the resolution also recognizes that public safety is paramount. He pointed out that several speakers have stated that it is such a wonderful thing to have so many children interested in sports, and the Village should do everything they can to encourage it. He hopes that the Village Council can move forward in the spirit of community they bring to all issues, and make this work for those who live in the neighborhood. He stressed the fact that there are not making a decision on the house at this time.
Councilman Pucciarelli commented that this has been an amazing exercise in public discussion and a tribute to how democracy can work at a grass-roots level.
Councilwoman Knudsen made a motion to adjourn this Special Work Session and reconvene the Regular Public Meeting. Councilman Pucciarelli seconded the motion.
Roll Call Vote
AYES: Councilmembers Hauck, Knudsen, Pucciarelli, Sedon, and Mayor Aronsohn
NAYS: None
ABSENT: None
ABSTAIN: None
_________________________________ Paul S. Aronsohn Mayor
_________________________________ Donna M. Jackson
Deputy Village Clerk
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