The following minutes are a summary of the Planning Board meeting of August 4, 2015. Interested parties may request a CD recording of the meeting from the Board Secretary for a fee.

Call to Order & Statement of Compliance with the Open Public Meetings Act: Chairman Nalbantian called the meeting to order at 7:36 p.m. The following members were present: Mayor Aronsohn, Ms. Bigos, Chairman Nalbantian, Councilwoman Knudsen, Mr. Joel, Mr. Abdalla, Ms. Altano, and Ms. Dockray. Also present were: Katie Razin, Esq.; Blais Brancheau, Village Planner, and Michael Cafarelli, Board Secretary. Mr. Reilly, Ms. Peters, Mr. Thurston, and Christopher Rutishauser, Village Engineer, Gail Price, Esq., Board Attorney was absent.

Public Comments on Topics not Pending Before the Board – No one came forward.

Correspondence received by the Board – Letter from the Bergen County Planning and Economic Development regarding the Liva building.

Reaffirmation for 2015 – Designation of Village Planner as Officer re: Completeness Determination of Development Application – Mr. Brancheau was approved by the Board members.

Referral of Ordinances 3489, 3490, 3491, 3492, and 3493 from the Village Council for Master Plan Consistency – Board members reviewed Mr. Brancheau's draft letter and the letter prepared the letter Mr. Nalbantian with the assistance of Mr. Brancheau. Mr. Dockray asked about the abstention vote and the lack of specificity regarding referral of the letter.

Liva Building, LLC Minor Site Plan and Variance Application, 470 Route 17 South and 625 Franklin Turnpike, Block 4703, Lot 12 – Continued Hearing from July 21, 2015 – Ms. Nancy Hayes  Mr. Liva's attorney introduced the application and the revised plans submitted. Mr. Liva described the plan revisions saying he made the changes as suggested by the Board and he said the paint to be used would be non-reflective. Board members asked questions about the sign dimensions and about the visibility of the sign on Route 17.  Board members asked about the size and information on the sign, the need for illumination, and potential sign pollution on route 17. Mr. Liva said the signs were needed to improve visibility for his patients to find his office.

Board members discussed excess verbiage on the signs and Mr. Liva agreed to reduce the amount of content on the signs to comply with the Board's suggestions.

Ms. Razin suggested Mr. Liva return with revised plans prior to the Board making a decision. Mr. Liva then proposed to eliminate the excess verbiage and replace it with his logo similar to the one on the building, add his telephone number and illuminate the sign.

The Board voted and approved the signs with the changes discussed.

Sonic Wave dba Tito's Burritos, Minor Site Plan and Variance Application, 166 East Ridgewood Avenue, Block 3704, Lot 5 – Mr. Rutherford the applicant's attorney apologized for the installation of the signs without permits and provided a procedural history overview of the applicant's proposal for signage. He said the applicant, Mr. Caldarella, proposed to remove two outer lights and paint the remainder white. Mr. Rutherford said the color was not uncommon in the Village business district and that the choice is subjective. He reminded that Board that the Historic Preservation Commission was only an advisory group and did not make determinations regarding signs.

Mr. Caldarella, a partner in the business, was sworn.  He was asked about other locations and said they have three other restaurants. Mr. Caldarella said the blue color was associated with all of the Tito's Burritos restaurants. He said he was willing to remove and repaint the lights. Board members asked why he did not obtain permits and why blue was painted on the façade. Mr. Caldarella said they were painting the South Orange store and had excess paint. He said one of his partners suggested they use the excess paint for the Ridgewood restaurant. He said that sales improved with the blue paint. Board members asked if other colors were considered, some were in favor of the blue, others thought the color did not work well with the Village's business district, others suggested Tito's install planters.

Board members asked about other considerations for incorporating the blue. Mr. Caldarella said he was open to suggestions regarding the awning, door, window trim and sign background.

Mr. Rutherford said the wide variety of comments from Board members illustrates the subjective nature of the standards. Ms. Razin agreed that the Historical Preservation Commission's role is advisory. However, it she said they do carry weight.

Mr. Parrillo, the Chairman of the Historic Preservation Commission began his presentation of the history of Tito's Burritos and the Commission. He provided a procedural history of the application and said the applicant told the Commission the building would not be painted and that attempts to work with the applicant were ignored. Mr. Parrillo said this application should not be viewed in isolation and that it does not flow with the two adjacent prominent historical buildings on each side. He said approval of the application would set a bad precedent. He suggested the use of blue in the awing, window trim, and signage.

Board members asked if color palettes were in the regulations and it was indicated they were not.

Mr. Rutherford offered to meet with the Historical Preservation Commission and carry the matter to a future date.  Applicant agreed to meet with the Commission at the September 8, 2015 meeting.

The application was carried to the September 15, 2015 Planning Board meeting.

Approval of Minutes – The minutes from December 16, 2014, June 9, 2014, and February 3, 2105 were adopted as written.

Executive Session – Mr. Nalbantian adjourned the meeting at 10:08 p.m.

                                                                                                Respectfully submitted,

                                                                                                Michael Cafarelli

                                                                                                Board Secretary

Date approved:

The following minutes are a summary of the Planning Board meeting of June 16, 2015. Interested parties may request an audio recording of the meeting from the Board Secretary for a fee.

Call to Order & Statement of Compliance with the Open Public Meetings Act: Chairman Nalbantian called the meeting to order at 7:47 p.m. The following members were present: Mayor Aronsohn, Ms. Bigos, Chairman Nalbantian, Councilwoman Knudsen, Mr. Joel, Ms. Altano, Mr. Thurston, Mr. Abdalla, Mr. Reilly, Ms. Dockray, and Ms. Peters. Also present were: Gail Price, Esq., Board Attorney; Blais Brancheau, Village Planner, and Michael Cafarelli, Board Secretary. Mr. Christopher Rutishauser, Village Engineer, was not present.

Public Comments on Topics not Pending Before the Board – No one came forward.

Correspondence received by the Board – Ms. Dockray said the Board received a letter from the Open Space Committee asking the Board to include the Open Space Committee plan in the Master Plan. The Board agreed to schedule a review of the items in the letter and to add it to the Planning Board agenda for a future meeting.

Memorializing Resolutions – Amendments to the Land Use Plan Element of the Master Plan: AH-2, B-3-R, C-R and C Zone Districts – Ms. Price said there are four separate resolutions, each of which mirror each other, and which were done in a manner to allow the Village attorney to move forward to represent the Planning Board with action being taken in connection with the Affordable Housing matter. She said the C Zone is different because it does not contain any reference to housing. However, there was a typo on page 3 in the C Zone; it should read "C District" not "B-3-R." Ms. Price said the total page numbers need to be revised to reflect the actual page numbers. Ms. Price summarized the resolutions and said there will be a separate vote for each resolution. Ms. Bigos put forth an objection because she said the Planning Board vote was done too quickly, as it conflicts with the Historic Preservation Commission recommendations to include the areas next to the railroad station.

AH-2 Zone - There was a discussion about the AH-2 Zone. Ms. Price said the number of pages needs to be revised to reflect all pages from 10 to 11 and it was decided to delete "a" on page 7, paragraph 14. Mr. Joel suggested language to include adding alternate member votes. Some members objected to adding alternates and others wanted to keep them in the language. Ms. Price said there was not a full Board to make the original votes. She said having the alternate votes could be significant if there is a court challenge and it is deemed one of the eligible votes was ineligible, they would look to the alternates. Board members discussed whether to include alternates in the resolution and if the process is deviating from procedure. Ms. Price said the Board has always heard from alternates. Board agreed to change paragraph last sentence to add a sentence in the resolution to include alternates and Ms. Knudsen said further study was necessary, that the density was out of character and inconsistent with existing development patterns in the area.

B-3-R Zone - The Board discussed the B-3-R Zone; the same changes added to the AH-2 Zone would be applied to the B-3-R Zone.

C -R Zone – Ms. Price read the list of changes, to include the same changes as in the AH-2 zone except for paragraphs 14 and 22.  The amendment was adopted with the revisions. Motion by Mr. Thurston to move, Ms. Bigos seconded, and all other eligible Members approved.

C Zone - Ms. Price read the list of changes, that included a modification on page 3 to change the B-3-R Zone to C Zone, paragraph B.1, three lines up is repeated as in AH-2 except for paragraph 14 and 22.

Mr. Thurston made a motion, seconded by Ms. Bigos and all other eligible members approved. Ms. Price said she would make the changes and coordinate with Mr. Cafarelli to prepare and send out the notice.

The amendment was adopted with the revisions.

Mr. Thurston left the meeting at 8:44 p.m.

Reexamination of Master Plan and Development Regulations – Discussion of Historic Preservation and Environmental Protection Provisions - Mr. Brancheau introduced the document and the role of the Historic Preservation Commission. Mr. Brancheau said Mr. Suplicki, the vice-chair of the Historical Preservation Commission was at the meeting to comment and answer questions. Mr. Brancheau said he provided the Board with his recommendations, comments, and responses from the Historical Preservation Commission. Mr. Brancheau discussed the history of the Historical Preservation Commission and said the Commission provides an advisory role. He gave a summary of the Historic Preservation Commission and discussed how it is divided by ordinance and the differences between local sites and sites in the Master Plan. Mr. Brancheau said if a property is in the Master Plan, and designated by ordinance, there are regulations adopted that pertain to that district and the applicant has to apply for variance because the regulations cannot be violated unless a variance is granted.

Mr. Brancheau said the Historical Preservation Commission is tasked with an interpretive role to determine if a property complies with regulations. He said the current reexamination has to study the inclusion of the entire B-1 zone in the Village Center Historical District. Mr. Brancheau said currently only a portion of the zone is in the district and he recommends that it continue to remain unchanged until additional study is done and Mr. Suplicki agreed.

Mr. Suplicki said that the entire area should be included in the historic district; however, Mr. Brancheau recommended further study. Board members asked Mr. Suplicki if the Commission has its own studies that can be forwarded to the Board. Mr. Suplicki said he believed the original recommendation was in a 2006 study. Mr. Brancheau said the original report goes back to 1990 and does not contain any studies.

The Historic Preservation Commission recommended that the Council designate the Prospect Street/Woodside Park historic district in the zoning ordinance. Mr. Suplicki said most residents in this area are in the historic district. Mr. Brancheau said the area is a historic district in the Master Plan but not in the zoning ordinance.

The Historic Preservation Commission also recommended adding the area surrounding the railroad station to the Village Center Historic District, designate a new historic district on Doremus Avenue, and that renovations and new construction conform to the historic streetscape. Mr. Suplicki proposed that prior to the demolition of any building in the historic district that it be referred to the Historic Preservation Commission. Board members discussed the demolition of a home on Circle Avenue. Ms. Price said it is difficult to prohibit a demolition and could be costly for the Village. She said it would need to be reviewed by the Village attorney. Mr. Brancheau said there is a cooling off period in the code and he discussed complications associated with a demolition.

Board members discussed examples as to why the Historic Preservation Commission needs to review applications. Ms. Price said if it is advice, it is irrelevant, and that it would need to be in the ordinance to have teeth.

Mr. Brancheau suggested in his report to revise and refine the Village Center Historic District design guidelines to a) eliminate the procedural provisions, some of which are contrary to law or conflict with the procedures in the Land Use Ordinance, and b) delete those guidelines that are non-historic or which the HPC does not administer, e.g., HVAC equipment.

The Board agreed to have Mr. Brancheau review and revise the design guidelines.

Approval of Minutes – The minutes from June 2, 2014 and May 20, 2014 were adopted as drafted.

Executive Session – The Board moved to executive session. At the conclusion of the executive session, the Board reconvened the public session and adjourned the meeting at 10:35 p.m.

                                                                        Respectfully submitted,

                                                                        Michael Cafarelli

                                                                        Board Secretary

Date approved:          

The following minutes are a summary of the Planning Board meeting of February 16, 2016. Interested parties may request an audio recording of the meeting from the Board Secretary for a fee.

Call to Order & Statement of Compliance with the Open Public Meetings Act: Chairman Nalbantian called the meeting to order at 7:30 p.m. The following members were present: Mr. Nalbantian, Councilwoman Knudsen, Ms. Bigos, Mr. Thurston, Mr. Reilly, Ms. Altano, Mr. Joel, Ms. Dockray, and Ms. Patire. Also present were: Gail Price, Esq., Board Attorney; Blais Brancheau, Village Planner; and Board Secretary Michael Cafarelli. Christopher Rutishauser, Village Engineer, Mr. Abdalla were not present.

Committee/Professional Updates – Ms. Altano said that the Historical Preservation Commission discussed the Schedler Property and will be writing a letter and organizing a visit to the property. Ms. Patire said that the town of Summit subsidized the fare with Uber drivers for residents traveling to and from the downtown area and that this might be an idea for Ridgewood to test.

Correspondence received by the Board – Michael Cafarelli said there was none.

Public Comments on Topics not Pending Before the Board – No one came forward.

Sonic Wave dba Tito's Burritos, Minor Site Plan and Variance Application, 166 East Ridgewood Avenue, Block 3704, Lot 5 – Mr. Rutherford summarized the history of Tito's Burritos with the Village. He described the sign rendering with gooseneck lamps and said they could not reduce the size of the sign and maintain the company brand. Mr. Rutherford said they received approval from the building owner to paint both storefronts white.  He said he sent a letter to the building department for a Zoning determination and had not received a response.

Mr. Rutherford said if his client compiled it would significantly reduce the sign. Mr. Rutherford referenced the store across the street Orange leaf. He said they are proposing something not uncommon where they would paint the navy blue across the storefront and have the sign as a separate item placed over the navy blue. He noted that the Historic Preservation Commission is the advisory body but the Planning Board can grant the variance.

Board members questioned the color of the window borders, compared Tito's to Orange Leaf, asked if the Historic Preservation Commission issued an updated report, to which they were told none was written. Board members inquired about signs on other stores.

Mr. Brancheau read his report discussed the variance criteria and said the Blue rectangular is seventeen inches wide. The Board discussed the interpretation of the code regarding the sign height and width.

Board members commented on the sign, color, size, use of blue as background, and other storefronts with similar signs.

Mr. Rutherford said that the applicant could paint the entire building with the Blue banner and they would not need a variance. 

The hearing was closed and the Board began deliberations.

The Board discussed the sign and colors. There was a debate as to whether the Board should wait for an updated Historic Preservation Commission report, and testimony. Ms. Price said the Planning Board should focus on the Zoning issues not Historic Preservation issues.

Board members suggested they center the sign vertically and horizontally above the windows. Most Board members supported the variance for relief and some were disappointed with the process.

Councilwoman Knudsen motioned for a vote. The motion passed seven to one.

Approval of Minutes – The minutes from December 1, 2015 were adopted as written.

Adoption of Resolution Memorializing Adoption of Reexamination Report – Mr. Joel motion to adopt the Resolution, and all approved.

Executive Session – The Board moved to executive session at 9:27 p.m. and the meeting reconvened and adjourned at 12:00 a.m.

Respectfully submitted,

                                                                                                Michael Cafarelli

                                                                                                Board Secretary

Date approved: March 21, 2017

The following minutes are a summary of the Planning Board meeting of February 2, 2016. Interested parties may request an audio recording of the meeting from the Board Secretary for a fee.

Call to Order & Statement of Compliance with the Open Public Meetings Act: Chairman Nalbantian called the meeting to order at 7:40 p.m. The following members were present: Mr. Nalbantian, Ms. Bigos, Mr. Thurston, Mr. Reilly, Ms. Altano, Mr. Joel, Ms. Dockray, Ms. Patire, and Mr. Abdalla. Also present were: Gail Price, Esq., Board Attorney; Blais Brancheau, Village Planner; and Board Secretary Michael Cafarelli. Christopher Rutishauser, Village Engineer, Mayor Aronsohn, and Councilwoman Knudsen were not present.

Committee/Professional Updates – Ms. Bigos shared community survey

Correspondence received by the Board – Michael Cafarelli said there was none.

Public Comments on Topics not Pending Before the Board – No one came forward.

Reexamination of the Master Plan and Development Regulations – Adoption of Final Report – Mr. Brancheau said many of the items on the list were not as straight forward as they appeared and were codependent on other items. Mr. Nalbantian asked Mr. Brancheau to go through all of the items on the list providing a brief overview.  Mr. Brancheau went through his report, discussed each section and item in detail, and explained the rationale for his recommended zoning changes.

Board members asked about the zone changes, the recommendation to move churches out of the R Zone, if there would be a public hearing before adoption, and other questions about his final report. Mr. Brancheau said there would be a public hearing. Members suggested that parking be adopted in the ordinance. There was a discussion about adding Mt. Carmel property in the P Zone.

Mr. Brancheau said what was proposed will be impacted by the housing plan, Valley Hospital, and other Village matters. He said there were three errors, one page 24 that he would delete, move Mt. Carmel to the P Zone, and  change the P, Q to the R -1 Zone in the final report.

Mr. Joel motioned to move forward with the final report. The motion was seconded by Mr. Thurston and all approved.

Approval of Minutes – The minutes from August 5, 2014 were adopted as written.

Executive Session – 9:08 p.m. the Board went into executive session and the meeting adjourned at 11:10 p.m.

Respectfully submitted,

                                                                                                Michael Cafarelli

                                                                                                Board Secretary

Date approved: March 21, 2017