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Planning Board Public Meeting

April 21, 2015 

Minutes

The following minutes are a summary of the Planning Board meeting of April 21, 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 7:30 p.m. The following members were present: Mayor Aronsohn, Ms. Bigos, Councilwoman Knudsen, Chairman Nalbantian, Mr. Joel, Mr. Abdalla, Ms. Altano, Mr. Thurston, Ms. Dockray, Mr. Reilly, and Ms. Peters. Also present were; Gail Price, Esq., Board Attorney, Katie Razin, Esq., Blais Brancheau, Village Planner, Christopher Rutishauser, Village Engineer, and Michael Cafarelli, Board Secretary.

7:30 p.m. Executive Session

8:20 p.m. - Return from Executive Session.

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

Correspondence received by the Board – Mr. Cafarelli said there was a correspondence from Michele Lenhard.  

 

Benjamin Franklin Phase II Solar Panel and rooftop solar at George Washington Middle School Courtesy Review - Mr. Jim Wavle and Mr. Bagwill from Fister Energy talked about the freestanding solar panels that would be installed. Mr. Wavle said they would be similar to those installed in William Patterson High School. He discussed some of the details about the panels and said the panels would be tilted towards center, to direct snow sliding, the height would be 16 to 17 feet, the projected savings would be $20,000 per year, there would not be a loss of parking spaces, and no effect on bus flow. Board members asked questions about sun reflection, maintenance, other similar facilities, the effect upon an existing fence, related mechanical equipment, stormwater runoff, and the construction timeline that were answered by Mr. Wavle.

 

The Board voted to approve the solar panels.

 

World Mission Society, Church of God, Preliminary and Final Site Plan Application, 305 Godwin Avenue, Block 2403, Lot 23 - Marc Liebman, attorney for the applicant, provided a summary of the application. Robert Costa, engineer for the applicant, described the plan revisions dated April 1, 2015 marked as exhibit A-7.  He addressed issues raised in Mr. Rutishauser's report marked as exhibit B-6.

 

Mr. Rutishauser was asked to address any unanswered questions. He said the fixtures are problematic as the photos suggest they are more extensive than solar lights, there is conduit to the boxes, and he did not find any permits for the lights. He said if they replace the fixtures with typical shoebox fixtures that project downward without any side view it would ameliorate the problems with neighbors.

 

Mr. Brancheau read his report marked exhibit B-7 and said the parking is now working properly, the applicant agreed to remove two parallel spaces and one end perpendicular space. He said he would recommend being more specific about the lighting plan, as the current plan is confusing and there is little information to suggest that there is adequate lighting in the parking area. He said it could mean more fixtures and he did not want any misunderstanding between the Board and the applicant and staff reviewing the plan. 

 

Mr. Costa responded to Mr. Brancheau's report and said they would shield light fixtures, remove two parallel spaces, and the end perpendicular space. He said the Church is amenable to make any changes to comply with Mr. Brancheau and Mr. Rutishauser's report.

 

Board members had questions about the lighting fixtures, the effect of lighting on adjacent residents, safety concerns, shielding of lights and the orientation of the light fixtures. Mr. Costa said additional lighting would offend neighbors. He said they want to provide lighting for parking and keep the lights down to one to one and a half candles so as not to offend the residents and to keep the lot safe. Mr. Costa said they could shield the light effect using downward lighting.

 

The discussion about the parking lights continued and it was suggested the priority be shielding the lights to the neighbors and adequate lighting for attendees. Mr. Costa said he could put additional fixtures in the rear of the lot. He said he did not think the Board wants the average amount of light to increase at the rear of the lot, as this would have an adverse impact on residents and he would work with the Village Engineer and Planner to look at the lights.

 

Board members asked if installing lights in trees is normal practice and if installing a privacy fence would help shield neighbors from the light. Mr. Costa said it is not normal to install lights in trees and privacy fencing would not work because a high fence would be needed that would affect the residents homes.

 

Mr. Rutishauser responded to issues raised in his report on environmental storm water management. He said the seepage tanks are good but he is concerned about the depth and the possibility of ground water, and the west side driveway trench drain has an incorrect elevation. Mr. Costa said there was a typo on the plans and they will correct the depths for the seepage tanks.

 

Mr. Costa responded to Mr. Brancheau's report on the revised plans to show the rear parking area revised, a circulation scheme, elimination of parallel parking spaces, angle other parking spaces, provide greater directional controls through striping of paved areas. Parking on the east side, near the entrance several parking spaces were converted to barrier-free parking, three parallel parking spaces were eliminated, and two barrier-free parking spaces were eliminated one on the east side and one on the west side of the building. He described the work they did in response to Mr. Brancheau's report and said if they need a variance or waiver for the parking aisle width and depth, they would request one. Mr. Costa said the applicant was amenable to make any changes to comply with Mr. Brancheau's report.

 

Mr. Costa said he would restripe and add an additional barrier free parking space to bring the total spaces to four. He said they would stripe aisles for fire lanes so there will be no parking in those spaces to comply with the fire department.

 

9:30 p.m. Opened to the public.

 

Ms. Michele Lenhard, 22 South Hillside Place, was sworn. She said the lights are on seven days a week and the existing lights are not turned off when congregants leave. Mr. Costa said they would be willing to work with the Village professionals on the lighting issue. He said they would also work with residents to achieve a balance. Mr. Costa said they would remove or replace the lights in the trees with downward facing lights.

 

Ms. Price marked the photograph of the lights as exhibit L-1. Mr. Costa offered to put in evergreen plants as a buffer between the church and the residents property.

 

Mr. Paul Mularz,28 South Hillside Place, asked how many square feet of asphalt was added to the property since the Church took possession. Mr. Costa said 757 square feet and 491 square feet on the east side. He asked if asphalt was added to the parking lot. Mr. Rutishauser said 3,787 sq. ft. of additional impervious coverage was added and they were issued two summonses. Mr. Rutishauser said the applicant is asking the Board, after the fact, to approve changes that were made.

 

Mr. Mularz said the impervious coverage was added to the north and west and grandfathered

in and the Church is adding seepage pits to the south, not where the impervious coverage was added, and they were cited by the Village after the meeting.

 

The meeting was carried to May 19, 2015 and the applicant does not have to re-notice. Mr. Leibman asked to meet with residents.

 

Public Hearing: Land Use Plan Element of the Master Plan AH-2, B-3-R, C-R and C Zone Districts – Board Deliberations – Mr. Brancheau discussed his red-lined copy of the proposed Amendment to Land Use Plan Element to the Master Plan. He highlighted key changes to amend the Zoning map, eliminate property in one zone to another zone with lower density, floor area ratio and other changes.

 

Ms. Peters had questions about keeping the Enclave property in the B-1 and B-2 Zones. Ms. Knudsen was concerned that the density was too high. A majority of the Board agreed to move forward with Mr. Brancheau's draft plan and to schedule a public hearing on May 5. Members gave Mr. Brancheau feedback on the draft.

 

Approval of Minutes: The minutes from January 29, 2015 were approved as drafted.

 

The meeting was adjourned at 11:30 P.M.

 

                                                                                      Respectfully submitted,

                                                                                      Michael Cafarelli

                                                                                      Board Secretary

 

 

Date approved:

 


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20151201 Planning Board Minutes

 

The following minutes are a summary of the Planning Board meeting of December 1, 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: Ms. Bigos, Councilwoman Knudsen, Mr. Nalbantian, 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, Mayor Aronsohn, Mr. Thurston, and Mr. Abdalla were not present.

             

Public Comments on Topics not Pending Before the Board – Lorraine Reynolds asked about public comment during the reexamination of the master plan. Mr. Brancheau said no public hearing is required and that the reexamination is not an amendment.

 

Administration of Oath to Debbie Patire and Isabella Altano – Debbie Patire was sworn in as a new alternate member of the Planning Board, filling the unexpired term of Isabella Altano, and Isabella Altano was sworn in as Class IV Board member for the unexpired term of Michelle Peters, from alternate member.

 

Committee Reports - Ms. Dockray said the Open Space Committee survey is ready but it needs $1,032 in funding.

 

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

 

Continued discussion of the reexamination of the Master Plan and development regulations - Residential Land Use – Mr. Brancheau provided the Board an overview of his report and redefined split-zones. He said his goal was to obtain feedback on what the Board wants him to include in the draft report. He said the entire Master Plan needs to be updated and digitized. He discussed the documents he provided the Board and talked about split-zones, corner properties, FAR in undersized lots, front yard setbacks, teardowns, clusters, and churches in split zones. He said subdivisions or lot mergers result in some properties being split by zone boundaries. His recommendation is to move some of the properties identified in the documents as split-zones into one zone.

 

Mr. Brancheau described a 'teardown' when a property owner retains a nonconforming basement or wall in a building to be demolished, which enables the structure to be grandfathered. Board members asked if this reduced taxes. Mr. Brancheau said it did not.

 

There was a discussion about obtaining the Zoning Board's annual report and that it would be helpful for the Planning Board to see what properties came before them and what was approved. Mr. Nalbantian agreed to write a letter to ask for a copy of their annual reports.

 

Ms. Dockray motioned to authorize Mr. Brancheau to move forward with his recommendations. The motion was seconded by Mr. Joel and all approved.

 

Discussion of the Housing Element Mr. Brancheau reported he provided the Village Attorney a housing summary that was submitted to the court. He said the court gave the Village an extension until March 2016. He said he received a confidential draft report regarding the Village's housing obligation. However, he could not disclose the information as it is a confidential report. He anticipated receiving the final draft report in late December. Mr. Brancheau said the Planning Board should be considering an increased obligation.

 

Approval of Minutes – The minutes from November 9, 2015 were adopted with one revision to add 'plan summary' to the third from the bottom paragraph.

 

Other Business – Board members asked about the status of the Church of God and Tito's Burritos. Mr. Rutishauser said he would investigate the status of the Church if God and that Tito's Burritos were working with the Historic Preservation Commission to finalize a suitable rendering.

 

Executive Session – 9:30 p.m. The Board went into executive session to discuss pending and threatened litigation.

 

The meeting adjourned at 11:51 p.m.

 

Respectfully submitted,

                                                                                      Michael Cafarelli

                                                                                      Board Secretary

 

 

Date approved: February 16, 2015


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Planning Board Minutes - May 3, 2016

The following minutes are a summary of the Planning Board meeting of May 3, 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: Mr. Joel called the meeting to order at 7:50 p.m. The following members were present: Councilwoman Knudsen, Mr. Abdalla, Mr. Thurston, Ms. Patire, Mr. Joel, Ms. Bigos, and Ms. Dockray. Also present were: Gail Price, Esq., Board Attorney, Blais Brancheau, Village Planner; and Board Secretary Michael Cafarelli. Mayor Aronsohn, Mr. Nalbantian, Mr. Reilly, Ms. Altano, and Christopher Rutishauser, Village Engineer, were not present.

Ms. Dockray asked about the status of the Church of God and Ms. Price said she spoke with their attorney who said the initial prices for the site work were higher than anticipated but he anticipated that work would be completed by the end of the summer. Ms. Price told him the Planning Board is concerned.

Other members suggested that Ms. Price recommend to the Church of God that they have a representative report to the Board in person to demonstrate that they have a plan in place to meet the conditions. Board members suggested that a representative come to the next Planning Board session and report on the status on work performed or planned to be performed to meet the conditions of approval.

Mr. Thurston stated that he wanted to correct an inaccurate statement made at Candidates Night concerning a recommendation in the draft housing plan for a multifamily housing zone. Councilwoman Knudsen said she also heard the same information and would clarify the matter at the next Council meeting. Mr. Brancheau said there were two articles in the newspapers that misstated the facts. He talked about the complexity of the inaccuracies in the newspaper.

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

Ms. Price gave an update on the status of the court actions concerning affordable housing. She said that the Fair Share Housing Center petitioned the court to have the appeal filed on behalf of the municipalities dismissed and the Supreme Court denied it. She indicated there is an appeal pending on the “gap” issue that will be decided by the Appellate Division. Judges Tracone, Obrien, and Perry took the decision from the Appellate Division and issued an omnibus order putting everything on hold in their counties until the Appellate Division issues their decision on the gap period, saying there is no final action to be taken in any municipality. As of now, the June 30 deadline for filing the Village’s housing plan with the court is still in place and the Village's affordable housing obligation remains the same.

Mr. Brancheau said timing is important. He said the Village is not able to meet any of its obligations, not even the “gap” obligation. He said the State continues to add to the Village’s affordable obligation each round even though there is a lack of vacant land in the Village.

Reexamination Report Action Items – Mr. Brancheau discussed the reexamination report action items from an updated list distributed to Board members. He said it was updated by numbering each item and he added a status column. Councilwoman Knudsen suggested a method to move through the items in a more efficient way and suggested Board members could take the document home and provide Mr. Brancheau with feedback. He said not all 'easy items' are easy and gave an example of an easy item that has dependencies and said many items are a precursor to other items.

Board members discussed the 'easy' items to determine which were housekeeping and those that needed to be discussed. Members asked for clarification on houses of worship and Mr. Brancheau responded. He agreed to go through all items, pull together the quick fixes, and bundle the package for the next meeting.

Approval of Minutes – The minutes from November 3, 2015 were adopted approved as written.

The meeting adjourned at 9:10 p.m.

Respectfully submitted,

                                                                                                Michael Cafarelli

                                                                                                Board Secretary

 Date approved: October 18, 2016

 

 

 

 

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