11 - Ridgewoodmods.ridgewoodnj.net/.../3_17_2015_PH_LUPE_mini.pdf1 CHAIRMAN NALBANTIAN: Thank you, 08:27PM 2 Michael. 08:27PM 3 No. 6, this is the public hearing on 08:27PM 4 the Land

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VILLAGE OF RIDGEWOODPLANNING BOARD

TUESDAY, MARCH 17, 2015COMMENCING AT 8:27 P.M.

................................... IN THE MATTER OF : TRANSCRIPT OFPUBLIC HEARING - : PROCEEDINGSLAND USE PLAN ELEMENT OF THE :MASTER PLAN AH-2 , B-3-R, C-R and :C ZONE DISTRICTS :...................................

B E F O R E:

VILLAGE OF RIDGEWOOD PLANNING BOARDTHERE BEING PRESENT:

CHARLES NALBANTIAN, CHAIRMAN

RICHARD JOEL, VICE CHAIRMAN

PAUL ARONSOHN, MAYOR

SUSAN KNUDSEN, COUNCILWOMAN

WENDY DOCKRAY, MEMBER

DAVID THURSTON, MEMBER

MICHELE PETERS, MEMBER

ISABELLA ALTANO, MEMBER

KHIDIR ABDALLA, MEMBER

KEVIN REILLY, MEMBER

LAURA A. CARUCCI, C.S.R., R.P.R., L.L.C.CERTIFIED COURT REPORTERS

P.O. BOX 505SADDLE BROOK, NJ 07663

201-641-1812 201-843-0515 FAX

[email protected]

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A L S O P R E S E N T : 2

3 M IC HAEL CAFARELLI, BO A R D SECRETARY

4 B LA IS L . BR A N C H E A U , P .P . V ILLAG E P LANNER5

CH R IS R U TISHAUSER , P .E .6 V ILLAG E E N G IN EER

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A P P E A R A N C E S :8 PR ICE MEESE S H U LM AN & D 'ARM IN IO , P .C . 9 B Y : G A IL PR ICE , ES Q U IRE K ATHRYN J. RAZ IN , ES Q U IRE 10 50 T ice Bou levard W oodc liff Lake , N ew Je rsey 07677 11 C ounse l fo r the P lann ing Boa rd

12 W ELLS JAW ORSK I LIEBM A N LLP B Y: TH O M A S M . W ELLS , ES Q U IRE 13 12 No rth R oute 17 P .O . Box 182714 Param us, N e w Je rsey 07653-1827 Counse l fo r In terested Part ies15

BRU INO O G E & ASSOC IATES16 B Y: TH O M A S H . BRU IN O O G E , ESQ U IRE M eadow lands O ffice Com p lex 17 301 Rou te 17 No rth , Su ite 505 Ru the rfo rd , Ne w Jersey 0707018 Counse l fo r In terested Part ies

19 BEATT IE P A D O V A N O , LLC B Y: IR A E . W E IN ER , ES Q U IR E20 50 Ches tnu t R idge Road M ontva le , N ew Je rsey 07645 21 C ounse l fo r In terested Part ies

22 LA U R A A . C A R U C C I , C .S .R ., R .P .R ., L .L .C . C ER T IFIED C O U R T R EPO R T E R S 23 P .O . B O X 5 0 5 S A D D LE B R O O K , N J 0 7 6 6 324 20 1 -6 4 1 -1 8 1 2 20 1 -8 4 3 -0 5 1 5 F A X25 Laura A C a rucc illc@ gm ail.co m

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SPEAKER P A G E2

Cha irm an N a lban tian 4 , 62 , 83 , 863

V ice-C ha irm an Joe l 94

M r. Re illy 14 , 425

M s. D ockray 14 , 51 , 57 , 62 , 6 69 , 79, 84 , 88 , 92

7M s. Peters 21 , 48 , 67 , 80

8M s. A ltano 23

9M r. Abda lla 26 , 50 , 73 , 75

10M r. Thu rston 26 , 55

11C ouncilw om an Knudsen 28 , 40 , 58 , 62 , 65 , 75 , 78 , 83, 89 , 9312

M ayor A ronsohn 31 , 64 , 69 , 76 , 13 78 , 82, 87 , 89 , 97

14M r. B rancheau 57 , 70 , 77 , 88 , 90 , 9215

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CHA IR M A N NALBANT IA N : Thank you , 08:27PM 1

M ichae l. 08:27PM 2

N o. 6 , th is is the pub lic hear ing on 08:27PM 3

the Land U se P lan E lem ent o f the M aster P lan A H -2 , 08:27PM 4

B-3-R , C -R and C Zone D istr icts.08:27PM 5

Ton igh t is board de libe ra tion . 08:27PM 6

Aga in , I w an t to thank everyone fo r 08:27PM 7

com ing, and happy S t. Patr ick 's D ay to those o f y ou 08:27PM 8

w h o are w earing g reen . 08:27PM 9

M S . PR ICE : Ju st fo r the record, I just 08:27PM 10

w an t to no te tha t w e have rece ived , bo th m y o ffice 08:28PM 11

and the board secreta ry , the requ ired certifica tions 08:28PM 12

from a ll boa rd m em bers who m ay have been absent fo r 08:28PM 13

any o f the proceed ings in th is m a tter, so tha t w e 08:28PM 14

have fu ll s ta tu to ry com p liance regard ing e lig ib ility 08:28PM 15

to pa rtic ipa te in the de liberat ion s and the u lt im a te 08:28PM 16

act ion on th is m a tter. 08:28PM 17

CHA IR M A N NALBANT IA N : Thank you , G a il. 08:28PM 18

O kay . Ton igh t w e 'll beg in our 08:28PM 19

de libe ra tions on the m atter o f the board 's 08:28PM 20

cons iderat ion to am end the Mas ter Plan rega rd ing 08:28PM 21

m ulti- fam ily hous ing . 08:28PM 22

Can everyone hea r m e? 08:28PM 23

AU D IENCE V O ICES: Yes. 08:28PM 24

CHA IR M A N NALBANT IA N : W e have conducted 08:28PM 25

04/06/2015 01:16:40 PM Page 5 to 8 of 114 2 of 39 sheets

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numerous public meetings, heard expert testimony from 08:28PM 1

various parties, and heard comments from the general 08:28PM 2

public over a period spanning almost 15 months, going 08:28PM 3

back to December of 2013. 08:28PM 4

This has been a long process for all of 08:28PM 5

us: Proponents, interested parties, and members of 08:28PM 6

the public. 08:28PM 7

It is very important to the board and 08:28PM 8

to this process that we properly and thoughtfully 08:29PM 9

consider all of what's been brought forward and since 08:29PM 10

the time when the hearings started. We want to get 08:29PM 11

this right, and there's a lot to process in our 08:29PM 12

decision-making, including what's discussed among us 08:29PM 13

tonight. Whether that may involve modification to 08:29PM 14

the language of the amendment or not, there has been 08:29PM 15

a great deal to digest, so please be patient with us 08:29PM 16

while we go through this. 08:29PM 17

I would like to also remind the public 08:29PM 18

that the Master Plan is a policy framework that 08:29PM 19

provides a basis for zoning, but it is not the actual 08:29PM 20

zoning itself, which includes the specifics and a 08:29PM 21

greater degree of detail regarding land use. That is 08:29PM 22

established by the Village Council. 08:29PM 23

So if there's any amendment to the 08:29PM 24

Master Plan, potential new zoning from the Village 08:29PM 25

LAURA A. CARUCCI, C.S.R., R.P.R., L.L.C.

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Council would go hearings as part of that step, 08:29PM 1

separate and apart from this. 08:29PM 2

It's also a good time to mention that 08:29PM 3

if deliberations extend beyond tonight, that our next 08:30PM 4

meeting will be held on April 7th, at Village Hall. 08:30PM 5

However, based on the number of people 08:30PM 6

we anticipate, and if the venue changes, we will 08:30PM 7

change the location to the high school or somewhere 08:30PM 8

else, so please be sure to check the website for 08:30PM 9

confirmation on location for the next meeting. 08:30PM 10

I'll repeat that again at the end of 08:30PM 11

the meeting tonight.08:30PM 12

To kick things off, board members, in a 08:30PM 13

few moments I'm going to ask each of you to simply 08:30PM 14

highlight some of your observations on the matter as 08:30PM 15

a starting point and as a basis for our deliberation.08:30PM 16

So why don't I begin that process. 08:30PM 17

Again, this is a highlight and the 08:30PM 18

starting point for us all. 08:30PM 19

My own general belief, based on the 08:30PM 20

testimony we heard, is that having some form of 08:30PM 21

higher density multi-family housing in and near the 08:30PM 22

CBD will be good for Ridgewood; that the board's 08:30PM 23

identification of suitable locations and zones in the 08:31PM 24

draft amendment was generally sound, especially 08:31PM 25


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because locations offer good proximity to both 08:31PM 1

community transportation and retail services in the 08:31PM 2

village. 08:31PM 3

I also believe that because these 08:31PM 4

locations are largely inactive or underutilized at 08:31PM 5

present, an amendment to the housing element of the 08:31PM 6

Master Plan is timely, and that this might also be a 08:31PM 7

unique opportunity to plan ahead of the curve in 08:31PM 8

support of a continued thriving CBD in Ridgewood for 08:31PM 9

future generations. 08:31PM 10

Now, having said that, the devil is 08:31PM 11

always in the details. 08:31PM 12

I think the amendment reflects 08:31PM 13

appropriate use, but based on the testimony we heard 08:31PM 14

from CBR and several members of the public, there are 08:31PM 15

reasonable questions regarding several of the 08:31PM 16

sub-issues that form those details. And I'd like to 08:31PM 17

take a few moments now to quickly go through those 08:31PM 18

that I have. 08:31PM 19

Height: Is the proposed 55 feet too 08:32PM 20

high? And would it be best if we were to bring the 08:32PM 21

overall mass down to the curb code of 45 feet without 08:32PM 22

affordable housing and 50 feet with affordable 08:32PM 23

housing, while keeping a strong influence towards 08:32PM 24

those architectural elements that give Ridgewood much 08:32PM 25


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of its visual character? 08:32PM 1

2. Concerns regarding adequate 08:32PM 2

parking:08:32PM 3

It seems to me that while we have 08:32PM 4

little choice here but to defer the language to 08:32PM 5

what's currently mandated by the state under RSIS, 08:32PM 6

it's my understanding that state parking calculations 08:32PM 7

under RSIS already contemplate adequate parking for 08:32PM 8

both residents and visitors, which was one of the 08:32PM 9

issues we heard during these hearings. 08:32PM 10

No. 3. Provisions for affordable 08:32PM 11

housing: 08:32PM 12

While the importance of affordable 08:32PM 13

housing has been highlighted and vetted through these 08:32PM 14

hearings, in light of what we heard and read about in 08:32PM 15

the Supreme Court's ruling on affordable housing last 08:33PM 16

week, I believe it should be underscored that high 08:33PM 17

density multi-family housing must be a part of the 08:33PM 18

village's priority in satisfying its affordable 08:33PM 19

housing obligation. 08:33PM 20

Density: This seems to be a factor of 08:33PM 21

concern, and I'm still trying to understand the best 08:33PM 22

approach that would address the effects of density, 08:33PM 23

given the concerns. 08:33PM 24

Density will impact the total number of 08:33PM 25


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units permitted overall. It will impact mass. Also 08:33PM 1

traffic. It also might influence green space and 08:33PM 2

building aesthetics. 08:33PM 3

So after everyone else speaks tonight, 08:33PM 4

and if it's at the heart of many thoughts from board 08:33PM 5

members, I would like to ask Blais for help to work 08:33PM 6

through this in a way that it is consistent with the 08:33PM 7

record and that it could potentially be acceptable to 08:33PM 8

all stakeholders, perhaps to come back at the next 08:33PM 9

meeting with his suggestions against any points 08:33PM 10

raised tonight. 08:33PM 11

So there you have it. 08:33PM 12

So why don't I move to my left, and, 08:34PM 13

Richard, why don't we continue to go down this way 08:34PM 14

and then come this way (indicating). 08:34PM 15

VICE-CHAIRMAN JOEL: Thank you, 08:34PM 16

Charles. 08:34PM 17

Again, I would like to thank the 08:34PM 18

applicants, the attorneys, the public, for their 08:34PM 19

involvement, the village staff, and my fellow board 08:34PM 20

members. There were a lot of public meetings that we 08:34PM 21

had in this matter, there were about 20 of them, 08:34PM 22

starting in 2013 to present. Numerous work sessions 08:34PM 23

before then. So many years of work went into this 08:34PM 24

whole endeavor. 08:34PM 25


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We are considering a Master Plan 08:34PM 1

amendment for multi-family housing. Our focus is, is 08:34PM 2

this good for the general welfare of Ridgewood? 08:34PM 3

We heard testimony from many witnesses, 08:34PM 4

we reviewed and received much evidence in this 08:34PM 5

matter, and we have to determine what's the right 08:34PM 6

course for our Master Plan amendment. 08:34PM 7

And the Master Plan is a policy 08:34PM 8

document. We're not creating an ordinance or 08:34PM 9

anything like that, we're setting the tone for what's 08:35PM 10

the goals and objectives that we want for Ridgewood. 08:35PM 11

So the proponents were entitled to make 08:35PM 12

application here to request a change in the plan, as 08:35PM 13

is the public, anyone can request a change. 08:35PM 14

The first question you have to look at: 08:35PM 15

Does multi-family housing promote the general 08:35PM 16

welfare? 08:35PM 17

And then if you say yes to that, the 08:35PM 18

second question is: If so, how should we go about 08:35PM 19

it? And where should we have it? How should it be 08:35PM 20

done? How much area? What size? Etc. 08:35PM 21

As to the first question, I'd have to 08:35PM 22

answer a yes, multi-family housing will promote the 08:35PM 23

general welfare. 08:35PM 24

The areas at issue in this matter are 08:35PM 25


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underutilized, and I think are kind of ripe for 08:35PM 1

redevelopment. 08:35PM 2

We also have a housing need. 08:35PM 3

To provide additional housing will 08:35PM 4

provide a variety of housing types and choices, it 08:36PM 5

will mix the land use, it will provide additional 08:36PM 6

housing for a younger set of people and 08:36PM 7

empty-nesters. Also, it will provide an opportunity 08:36PM 8

for affordable housing. 08:36PM 9

So on to the second question: How do 08:36PM 10

you go about it and how much is enough? 08:36PM 11

I guess that's the delicate balance 08:36PM 12

that we have to determine and what standards would we 08:36PM 13

have to have. 08:36PM 14

We have to take into consideration all 08:36PM 15

the elements. 08:36PM 16

If you look at traffic, we already have 08:36PM 17

a traffic issue, but this isn't something that was 08:36PM 18

caused by the land owners, so it's something that we 08:36PM 19

have, we have to deal with it, and you also have to 08:36PM 20

look at it, that if something is built there 08:36PM 21

as-of-right, it could even provide for worse traffic 08:36PM 22

issues. 08:36PM 23

We have developers here that could 08:36PM 24

provide a situation where they can mitigate any 08:36PM 25


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traffic effects. 08:36PM 1

Also you have to look at, there's 08:36PM 2

proximity to mass transit, the trains and buses, so 08:37PM 3

that would play into the traffic issue. 08:37PM 4

As for parking, any developer would 08:37PM 5

have to comply with the state requirements, so I 08:37PM 6

don't see that as a big issue. 08:37PM 7

Schools, while it's not the primary 08:37PM 8

factor, but you do consider it. I don't see that 08:37PM 9

this would generate some huge influx of students with 08:37PM 10

this type of housing. I think someone with kids 08:37PM 11

would probably rent a house, where they have more 08:37PM 12

property and be able to have more room for their 08:37PM 13

family, so I don't see this being enticing for people 08:37PM 14

with school-aged children. Also, the enrollment has 08:37PM 15

been trending down over the years. 08:37PM 16

As for the density, the maximum 08:37PM 17

permitted now is 12 units, except on S. Broad, I 08:37PM 18

believe 25.5 units per acre. What's proposed is 30 08:37PM 19

to 40 and with 40 to 50 with affordable rental units. 08:38PM 20

The existing avenue right now for 08:38PM 21

multi-family is about 23.1 units per acre, with 08:38PM 22

variations from about five units per acre up to about 08:38PM 23

128 units per acre, so this becomes the much tougher 08:38PM 24

question and I'm looking forward to more discussion 08:38PM 25


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among the board members to see what the right balance 08:38PM 1

is with respect to it, because that's going to be a 08:38PM 2

tough one, as is height. Right now we have 45 feet 08:38PM 3

and 50 feet for affordable, and it would increase, is 08:38PM 4

looking to be 50 for not affordable and 55 with 08:38PM 5

affordable. It's an additional five feet, but I 08:38PM 6

guess the increase is done with aesthetics in mind, 08:38PM 7

you don't want to have a flat roof. So, again, this 08:38PM 8

is an item I would like open for discussion among the 08:38PM 9

board members. 08:38PM 10

I believe the CBD should be considered 08:38PM 11

in that this will provide additional foot traffic in 08:39PM 12

the area for pedestrians and for the stores and it 08:39PM 13

would add to a vibrant downtown. 08:39PM 14

As for the particular zones, with 08:39PM 15

Chestnut Village and The Dayton, I agree that they're 08:39PM 16

not appropriate for retail in that they're set off 08:39PM 17

the main thoroughfare where the store is. 08:39PM 18

As for the aesthetics, we don't have a 08:39PM 19

site plan before us, but what we've seen are 08:39PM 20

conceptual, and we see that something can be created 08:39PM 21

that's very nice looking and attractive, and that a 08:39PM 22

Master Plan amendment can provide certain language 08:39PM 23

that will have certain controls in place that provide 08:39PM 24

for these aesthetics to create something good. 08:39PM 25


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If someone does nothing, that's 08:39PM 1

progress in its own way in that you would be moving 08:39PM 2

backwards. If we do something, we can try to improve 08:39PM 3

the town. 08:39PM 4

So I'm looking forward to more 08:39PM 5

discussion regarding certain issues, but, again, I'm 08:40PM 6

favorable that multi-family housing will promote the 08:40PM 7

general welfare, and I look to address the tougher 08:40PM 8

questions with my fellow board members. 08:40PM 9

CHAIRMAN NALBANTIAN: Thank you, 08:40PM 10

Richard. 08:40PM 11

Kevin. 08:40PM 12

MR. REILLY: I'm going to defer for the 08:40PM 13

time being. 08:40PM 14

I would say generally, as I've said 08:40PM 15

before, for some of the reasons that Richard 08:40PM 16

mentions, I think the modified use is perfectly 08:40PM 17

appropriate. 08:40PM 18

My concern all along has been height, 08:40PM 19

but we don't have a whole lot of leeway in what we 08:40PM 20

can do about height and also density. I think with 08:40PM 21

reduced density, we certainly reduce some of the 08:40PM 22

impacts, but I'm going to defer for the moment on a 08:40PM 23

final statement on my part. 08:40PM 24

CHAIRMAN NALBANTIAN: Wendy. 08:40PM 25


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MS. DOCKRAY: Okay. As you know, I 08:40PM 1

tend to go right to the details, but I'm not going to 08:40PM 2

do that tonight, because I didn't finish my analysis, 08:40PM 3

and I really wanted to listen to what some of my 08:40PM 4

fellow board members have to say. 08:40PM 5

In terms of some of my observations 08:41PM 6

about what we've heard, I have a number of what I 08:41PM 7

call "yellow flags," I'd like to raise. 08:41PM 8

I think the concept of multi-family 08:41PM 9

housing in the downtown is a good one in principle. 08:41PM 10

I understand the positives of increasing the 08:41PM 11

diversity of our housing stock, but I have some 08:41PM 12

reservations, which hopefully we can work through in 08:41PM 13

our discussions, with regard to some of the elements 08:41PM 14

in the amendment. 08:41PM 15

Just to reference a few: 08:41PM 16

We've had our experts and residents 08:41PM 17

also come forward and speak to the importance of 08:41PM 18

housing for seniors in our community. And as a 08:41PM 19

senior, I have special appreciation for that. But, 08:42PM 20

also, I'm not clear, from what I've heard, that what 08:42PM 21

we have crafted in this amendment or what is proposed 08:42PM 22

in this amendment will actually provide housing for 08:42PM 23

seniors that meets their needs. 08:42PM 24

I know obviously, you know, near 08:42PM 25


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transportation in the downtown, you don't have to mow 08:42PM 1

the lawn or shovel snow or whatever, but I think 08:42PM 2

there are, as I said previously, many other factors 08:42PM 3

that affect one's housing choices, including 08:42PM 4

availability of outside space, affordability, size of 08:42PM 5

units, peace and quiet, to name a few. 08:42PM 6

I'm not sure that the parameters that 08:42PM 7

we have set will provide everything, all those 08:42PM 8

things, or answer all those needs, because we haven't 08:42PM 9

done a study to tell us what the seniors here really 08:42PM 10

want, what they really want. 08:42PM 11

So I know the developers have said 08:43PM 12

well, you know, we know this because we're 08:43PM 13

developers, and we're going to market it this way, 08:43PM 14

but I think we're in some ways missing pieces of 08:43PM 15

information that would help me understand and decide 08:43PM 16

whether or not the parameters we're setting in this 08:43PM 17

Master Plan will actually solve the needs of seniors 08:43PM 18

in our community. 08:43PM 19

So that's No. 1. 08:43PM 20

No. 2, I'm very concerned about the 08:43PM 21

historic character of our village, and no one has 08:43PM 22

come forth in all these hearings saying "Let's change 08:43PM 23

the character." Everyone said we moved here for the 08:43PM 24

character, we like a low-rise town, so I'm very 08:43PM 25


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concerned about the height of the buildings and the 08:43PM 1

scale of the buildings. For example, I believe one 08:43PM 2

of the experts, Mr. Steck, I believe, or maybe it was 08:43PM 3

the architect, I can't remember which, indicated that 08:43PM 4

The Dayton would be a 180,000-square foot building, 08:44PM 5

with 300 feet of frontage along the street. I think 08:44PM 6

it's over 55 feet in height. That's a huge building.08:44PM 7

That to me doesn't match the scale of 08:44PM 8

our town, and for me, that is one of the 08:44PM 9

prerogatives, the preemptive, you got it, 08:44PM 10

prerogative -- parameters -- whatever. The most 08:44PM 11

important thing we do here is make sure whatever we 08:44PM 12

decide, that it fosters something that will not 08:44PM 13

violate the character of our town. Because I think 08:44PM 14

that's so important to all of us. And I think that's 08:44PM 15

probably one of our struggles here, how do we do that 08:44PM 16

and do we do it at 55 feet? I'm not sure. I don't 08:44PM 17

think so. 08:44PM 18

Do we do it with a 180,000-square foot 08:44PM 19

building? I'm not sure. I don't think so. So 08:44PM 20

that's a second concern I have. 08:44PM 21

The third concern is that we're taking 08:44PM 22

ten acres and allowing it to become residential of a 08:45PM 23

sort, multi-family housing, without quite fully 08:45PM 24

grasping, at least from my perspective, what the 08:45PM 25


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ability is of our downtown to grow commercially and 08:45PM 1

retail-wise. 08:45PM 2

Now, we heard from our experts that 08:45PM 3

these sites are no longer going to be car dealers, 08:45PM 4

and I agree with that, it's not likely we're going to 08:45PM 5

have car dealers come, but I really don't know how 08:45PM 6

much more our downtown can grow and what will benefit 08:45PM 7

the most our downtown in terms of growth. 08:45PM 8

Yes, I'm sure having housing units down 08:45PM 9

there will help, but maybe there's another strategy. 08:45PM 10

We have kind of an unusual downtown, a 08:45PM 11

lot of restaurants, and there may be other things we 08:45PM 12

should be doing, rather than taking ten full acres 08:46PM 13

out of that mix, if you know what I'm saying. So I 08:46PM 14

feel there's a little bit of a gap in that. 08:46PM 15

I would have liked to have some sort of 08:46PM 16

market study that tells me yup, this is the best use 08:46PM 17

for those properties in terms, you know, of helping 08:46PM 18

our downtown as well as meeting these other needs. 08:46PM 19

There may be other things we should be doing. 08:46PM 20

Okay. Like, I guess it was Richard and 08:46PM 21

Charles, we all have some concerns about density. 08:46PM 22

We've had testimony that the average 08:46PM 23

for residential structures in the village is 16 units 08:46PM 24

per acre, I think that was the Bogart report, and 08:46PM 25


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23.1 in the CBD area. 08:46PM 1

I think going from what is now 12, all 08:46PM 2

the way up to 40 or 50 units is a huge jump. I don't 08:46PM 3

know why we have to jump that high or go that far. I 08:47PM 4

don't have any testimony that says to me this is what 08:47PM 5

must be done in order to achieve housing in the 08:47PM 6

downtown. So I have concerns in that regard. 08:47PM 7

I think that I see the benefits of 08:47PM 8

having a transit-oriented development in the 08:47PM 9

downtown. I think that's a great planning objective 08:47PM 10

for the village. But I think that we do not need to 08:47PM 11

go to the extent of height and density that we're 08:47PM 12

going to in order to create transit-oriented 08:47PM 13

development, and I have some citations from the 08:47PM 14

report that Blais gave us on that, which shows that 08:47PM 15

to meet the criteria for a transit-oriented 08:47PM 16

development, six dwelling units per acre, that's the 08:47PM 17

state plan. Eight dwelling units per acre, we heard 08:48PM 18

from Sustainable New Jersey, and that's related to 08:48PM 19

bus transportation. And 15 dwelling units per acre 08:48PM 20

relative to rail. 08:48PM 21

So I don't think we need to go the 40 08:48PM 22

or 50, in order to provide the benefits of 08:48PM 23

transit-oriented development, at least according to 08:48PM 24

these planning guidelines. 08:48PM 25


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20

Parking requirements: I think the 08:48PM 1

amendment says RSIS, and it sounds good to me. I 08:48PM 2

don't think we can do much with that, sounds good, so 08:48PM 3

I won't comment on that. 08:48PM 4

I do have some concerns about the 08:48PM 5

fiscal and school impacts. I will say that I 08:48PM 6

understand that honestly we're not going to make a 08:48PM 7

decision based simply on fiscal and school impacts. 08:48PM 8

I did a fairly close review of the data 08:48PM 9

that was provided to us, and I prefer to hold on that 08:48PM 10

until we're through our discussion, because it's 08:49PM 11

going to take a long time to explain that. 08:49PM 12

But, again, I think both fiscal and 08:49PM 13

school impacts, there's some yellow flags that say to 08:49PM 14

me we should be cautious in terms of what we do in 08:49PM 15

terms of this. 08:49PM 16

I know Blais said that, you know, we 08:49PM 17

have the potential of 500 units, if everything is 08:49PM 18

constructed, but most likely wouldn't be. But I 08:49PM 19

think if we're going to prescribe and allow 08:49PM 20

500 units, we should really know, if they're all 08:49PM 21

available, what that would mean for our town, and I 08:49PM 22

don't think we know that. We didn't have any 08:49PM 23

testimony on the Ken Smith site and the extension 08:49PM 24

along Chestnut Street there. I really don't know 08:49PM 25


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21

what's proposed for that, how that will impact us, 08:49PM 1

you know, what the fiscal analysis is for that or the 08:49PM 2

school impact on that. 08:49PM 3

In fact, we don't have much on that at 08:50PM 4

all in terms of any of the impacts, which also 08:50PM 5

concerns me. 08:50PM 6

So I just have a lot of yellow flags, 08:50PM 7

where I'd like to listen more, talk more, see if 08:50PM 8

there aren't some adjustments we can make. And, to 08:50PM 9

be quite honest, there are a couple of places that I 08:50PM 10

thought, wouldn't it be nice if we had some more 08:50PM 11

information? 08:50PM 12

It would be really nice if we really 08:50PM 13

knew we could provide housing that will be used and 08:50PM 14

loved by our residents, just to give an example. 08:50PM 15

So that's it for now, and I defer to 08:50PM 16

Michele. 08:50PM 17

MS. PETERS: I think you made some 08:50PM 18

great points, Wendy, and I thank you so much, I 08:50PM 19

really do. They were just terrific and very much in 08:50PM 20

keeping with the thoughts that I had all along. 08:50PM 21

I wanted to ask the mayor and our 08:50PM 22

councilwoman, please, because they're in the paper, 08:50PM 23

we've been talking about the RFP and the response 08:50PM 24

that has come from that, which I personally found 08:51PM 25


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22

exceedingly exciting, and I also loved the proposal 08:51PM 1

for the hydraulic parking, which was something that 08:51PM 2

I'm a big advocate for. 08:51PM 3

Do you believe, I haven't read, maybe I 08:51PM 4

missed it, nothing has been awarded at this time, so 08:51PM 5

it's all under discussion, but if the parking was to 08:51PM 6

go forward with the RFP, how would that offset, 08:51PM 7

perhaps, if there is, a lack of parking that is being 08:51PM 8

introduced by some of the developments? 08:51PM 9

And why do I say that? 08:51PM 10

Because I know that I have been 08:51PM 11

speaking a great deal about the simple reality of one 08:51PM 12

car households versus two car households versus 08:51PM 13

anybody coming to visit anyone in a household, and 08:51PM 14

everyone needing cars and how the impact that is to 08:51PM 15

our parking in our downtown area. 08:51PM 16

MAYOR ARONSOHN: If possible, perhaps I 08:52PM 17

can speak. 08:52PM 18

I was planning to speak about that when 08:52PM 19

I made my comments, so maybe I could just follow that 08:52PM 20

up later. 08:52PM 21

MS. PETERS: Because I was hoping that 08:52PM 22

we would have more of a real discussion here, that's 08:52PM 23

what I'm hoping for. 08:52PM 24

CHAIRMAN NALBANTIAN: We just want 08:52PM 25


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23

everybody to highlight their views, and then once 08:52PM 1

everybody has had an opportunity to highlight, we can 08:52PM 2

get into boarder discussion. 08:52PM 3

MS. PETERS: Okay. So we'll wait on 08:52PM 4

that one. 08:52PM 5

I feel very expressed by what has been 08:52PM 6

said so far and at this moment tonight, because I am 08:52PM 7

concerned about time, I would like to just move on 08:52PM 8

forward, because I'm hoping to get into a going back 08:52PM 9

and forth on this discussion as quickly as possible. 08:52PM 10

Thank you. 08:52PM 11

CHAIRMAN NALBANTIAN: You don't want to 08:53PM 12

highlight any of your views? 08:53PM 13

MS. PETERS: I'm agreeing with what's 08:53PM 14

been said. 08:53PM 15

CHAIRMAN NALBANTIAN: Isabella. 08:53PM 16

MS. ALTANO: Yes. 08:53PM 17

I wanted to say thank you to everyone 08:53PM 18

for being here. 08:53PM 19

This has been a very long process, but 08:54PM 20

we all know the reason why we're all here is because 08:54PM 21

we care about our village. 08:54PM 22

And after reviewing the plans and after 08:54PM 23

reviewing the proposals made by the proponents and 08:54PM 24

listening to the testimony, I can only agree with 08:54PM 25


201-641-1812

24

what I've heard so far, and I really want to thank 08:54PM 1

everyone else, because basically I think we are 08:54PM 2

taking each other on some of the issues. 08:54PM 3

I'm concerned, although I wholly 08:54PM 4

welcome the proposals, I would like to see some 08:54PM 5

change in the way they finally are built.08:54PM 6

And I believe that some consideration 08:54PM 7

that should be given to how these projects will 08:54PM 8

affect the village, and this is really my main 08:54PM 9

concern. 08:55PM 10

We all came to this village because of 08:55PM 11

its open spaces, because of its beautiful landscape, 08:55PM 12

and because of the way it is designed, and we also 08:55PM 13

came here for the schools. And I question, how will 08:55PM 14

these projects, proposals, affect our quality of 08:55PM 15

life, how we feel and how we act from now on? 08:55PM 16

Because there would be a drastic change. 08:55PM 17

Granted, they will provide additional 08:55PM 18

wonderful opportunity for the downtown to be 08:55PM 19

galvanized by this new group of people coming in, we 08:55PM 20

will also take care of our percentage allocating for 08:55PM 21

affordable housing, which is a wonderful thing. And 08:55PM 22

we will also take into consideration the need for 08:55PM 23

senior citizens and housing for senior citizens, 08:55PM 24

empty-nesters, and the boot camp generation, with 08:55PM 25


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25

kids like my children's age who want to commute to 08:56PM 1

the city. 08:56PM 2

However, more studies need to be 08:56PM 3

conducted to see where will this take us, what is the 08:56PM 4

cost to the village, what is the cost of the 08:56PM 5

infrastructure to the village? When we add all these 08:56PM 6

buildings to our village, what is it going to do to 08:56PM 7

our underground systems and our water and 08:56PM 8

electricity? How will we be affected by all of this? 08:56PM 9

2. I worry about schools. 08:56PM 10

I know there was testimony by Dr. 08:56PM 11

Fishbein, there was also reports done for projecting 08:56PM 12

enrollment. What I haven't seen yet, and I would 08:56PM 13

love to see, is a projected enrollment that includes 08:56PM 14

the proposals. 08:56PM 15

I want to see a study done, and I don't 08:56PM 16

know if this is something that is done by the Board 08:56PM 17

of Education or it's conducted by the village, where 08:56PM 18

we include what is projected, what kind of number 08:57PM 19

will we get from those units? So we have a better 08:57PM 20

idea, as we go forward and we make a decision on the 08:57PM 21

future of our village. 08:57PM 22

We understand that traffic is also 08:57PM 23

going to be affected. We already have a problem. 08:57PM 24

This may cause an additional stress on an already 08:57PM 25


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26

difficult situation we have with parking. So I 08:57PM 1

wonder about that. 08:57PM 2

I would love to see a lower density and 08:57PM 3

an inclusion of additional parking within the 08:57PM 4

structures that are being proposed, as well as 08:57PM 5

allocation to green space. 08:57PM 6

There's been testimony by Ralph Curry 08:57PM 7

from the Open Space Committee, and he stated that we 08:57PM 8

really have a deficiency here in Ridgewood as far as 08:57PM 9

open space is concerned. So why not incorporate some 08:57PM 10

of these concerns in the final project? 08:57PM 11

So reduce density, but now with the new 08:57PM 12

guidelines we'll be hearing for affordable housing, 08:58PM 13

we still have to be very delicate in how we navigate 08:58PM 14

through these concerns. 08:58PM 15

So these are my concerns, and I want to 08:58PM 16

thank you for listening to me. 08:58PM 17

CHAIRMAN NALBANTIAN: Thank you. 08:58PM 18

Mr. Abdalla. 08:58PM 19

MR. ABDALLA: Thank you, Mr. Chairman.08:58PM 20

I'd like to defer my comments for the 08:58PM 21

time being and use my time to my fellow members. 08:58PM 22

CHAIRMAN NALBANTIAN: All right. Thank 08:58PM 23

you. 08:58PM 24

David. 08:58PM 25


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27

MR. THURSTON: Thank you, Mr. 08:58PM 1

Chairman.08:58PM 2

I think that Mr. Weiner put it very 08:59PM 3

well when he described what we were here for. We're 08:59PM 4

not looking at today, we're not looking at tomorrow, 08:59PM 5

we're not looking at five years or 10 years, we're 08:59PM 6

looking at 30 or 40 years from today. 08:59PM 7

So we have to look at what this is 08:59PM 8

going to do to the town in 30 or 40 years. 08:59PM 9

I look at this as alternatives. 08:59PM 10

We have an alternative to reject the 08:59PM 11

proposal and keep where we are, we have the 08:59PM 12

alternative to pass it as is, or we have the 08:59PM 13

alternative to pass it with changes. 08:59PM 14

I believe that if we don't pass it, 08:59PM 15

that we're going to end up either with raw land for 08:59PM 16

many, many years or alternatives we don't want, like 08:59PM 17

CVS in the middle of N. Maple and Franklin, a 08:59PM 18

Wal-Mart neighborhood over on S. Broad or at the 08:59PM 19

corner of Broad, or a medical office building, which 08:59PM 20

will have much more traffic, affect the children and 09:00PM 21

the parking much worse than the alternatives that 09:00PM 22

we're talking about. 09:00PM 23

So I think what we really are here for 09:00PM 24

is to talk about whether we want what we have been 09:00PM 25


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28

proposed or modified. 09:00PM 1

Frankly, I don't consider myself an 09:00PM 2

expert, although I do this for a living, frankly, and 09:00PM 3

I don't know about the other board members, but what 09:00PM 4

I'm concerned about is, we're having our feelings 09:00PM 5

guide what we want, as opposed to reality. What I'm 09:00PM 6

concerned with is that we're going to play chicken 09:00PM 7

with the developers. 09:00PM 8

If we pass an amendment that says let's 09:00PM 9

have 20 units, with the ability to go up to 24, and 09:00PM 10

that's not economically sound, nothing gets built. 09:00PM 11

I think that's a worse result than what 09:00PM 12

we have in the amendment. 09:00PM 13

I think we all agree that multi housing 09:00PM 14

serves a purpose. I think we all agree that the 09:01PM 15

traffic is going to be better than it would be with 09:01PM 16

the alternatives. So I'm a proponent of the 09:01PM 17

amendment. 09:01PM 18


Susan. 09:01PM 20

COUNCILWOMAN KNUDSEN: First, I just 09:01PM 21

want to thank everyone, the proponents and the 09:01PM 22

members of our community that have come out. Just 09:01PM 23

the opportunity to hear everyone speak to this issue 09:01PM 24

and to see the true interest in our community, how 09:01PM 25


201-641-1812


29

engaged we are, is just really fascinating and very 09:01PM 1

much appreciated that everybody comes to speak. 09:01PM 2

So in my view, it's really important to 09:01PM 3

see these properties develop into something that's 09:01PM 4

viable and vibrant, while striking a balance within 09:01PM 5

our village, not just in the Central Business 09:02PM 6

District as the centerpiece to Ridgewood, but as 09:02PM 7

throughout the entire community, a more comprehensive 09:02PM 8

view and review of this. 09:02PM 9

When I hear these proposals that I 09:02PM 10

think my colleague, Vice Chairman Joel, had pointed 09:02PM 11

out the increased foot traffic, I'm fascinated that 09:02PM 12

in all of this there's been no study of the impact of 09:02PM 13

increased foot traffic, because that increased foot 09:02PM 14

traffic in fact impedes the flow of vehicular 09:02PM 15

traffic. 09:02PM 16

So there is a logic in my mind that 09:02PM 17

that could have been something that was incorporated 09:02PM 18

into this entire process. 09:02PM 19

The absence of any survey or canvassing 09:02PM 20

to establish who in our community we're looking to 09:02PM 21

serve: Will this be seniors that want to relocate or 09:03PM 22

is there really not an interest, will this be not 09:03PM 23

affordable? 09:03PM 24

I hear a lot about high-end units, 09:03PM 25


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30

luxury apartments, but I know full well that we can't 09:03PM 1

zone for that, we can only zone for density, height, 09:03PM 2

parking. So that's always just a fluid conversation. 09:03PM 3

My concern certainly would be density; 09:03PM 4

height; increased pedestrian traffic that would 09:03PM 5

result in impeding the flow of vehicular traffic; 09:03PM 6

open space. 09:03PM 7

Not one of the proposals addresses any 09:03PM 8

need for open space, and yet to me it changes the 09:04PM 9

entire character of the Village of Ridgewood in the 09:04PM 10

absence of such. So again it's something that 09:04PM 11

concerns me. 09:04PM 12

I do think that it's important to 09:04PM 13

establish some plan that allows these developers to 09:04PM 14

move forward with something that makes their 09:04PM 15

properties visually appealing, aesthetically 09:04PM 16

appropriate, and viable. 09:04PM 17

But the question for me is and 09:04PM 18

continues to be: At what cost, and where's the 09:04PM 19

balance? 09:04PM 20

So I do feel that we need to look at 09:04PM 21

these proposals and make a determination as to, can 09:04PM 22

we tweak this? 09:04PM 23

I'm not a proponent for this the way it 09:04PM 24

is planned or the way the amendment is written, not 09:04PM 25


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31

whatsoever. 09:05PM 1

I do think we can add components to it 09:05PM 2

and change it that makes it strike a better balance 09:05PM 3

for the Village of Ridgewood. 09:05PM 4

When I hear a transit-oriented 09:05PM 5

community, I recognize that the increase of a 09:05PM 6

500-unit build-out could in fact increase bus 09:05PM 7

traffic. So everything that we do here is very 09:05PM 8

important that we get it just right, that we strike 09:05PM 9

the right balance, and I'm not confident that what's 09:05PM 10

before us right now is the right balance. 09:05PM 11

So I think that it requires our further 09:05PM 12

attention, discussion, and review. 09:05PM 13


CHAIRMAN NALBANTIAN: Thank you, Susan. 09:05PM 15

Mayor. 09:05PM 16

MAYOR ARONSOHN: Thank you very much.09:05PM 17

I too want to start by thanking 09:05PM 18

everybody involved in this process, Planning Board 09:06PM 19

members, past and present, who have been involved in 09:06PM 20

this discussion, the citizens who have come out, our 09:06PM 21

residents, our neighbors who have come out for or 09:06PM 22

against or otherwise on this issue, the proponents of 09:06PM 23

this, the applicants, the developers, everybody 09:06PM 24

involved in this process really deserves to be 09:06PM 25


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32

thanked, because I think the way we've handled this 09:06PM 1

is a good example of how these kinds of big decisions 09:06PM 2

should be discussed by a community. 09:06PM 3

I know at one time or another, all of 09:06PM 4

us probably rolled our eyes at the length of these 09:06PM 5

meetings, but the truth of the matter is, it served a 09:06PM 6

purpose. I mean, we've been talking about this as a 09:06PM 7

board for over four years, it's been in a hearing for 09:06PM 8

about 15 months now. It's been an exhaustive 09:06PM 9

discussion, and I think it's been a good one. But, 09:06PM 10

you know, it's time to make a decision. 09:06PM 11

I know some people have raised concerns 09:06PM 12

about information gaps, you know, we need more 09:06PM 13

information on this, we need a study on that. 09:06PM 14

I'll tell you, you know, I'm a big 09:06PM 15

proponent of getting as much information as possible, 09:07PM 16

both whether it's empirical data or getting input 09:07PM 17

from residents, what have you, but we've done that, 09:07PM 18

and at some point you need to make a decision, and 09:07PM 19

that's where this board is at. I think it's 09:07PM 20

incumbent upon us, for or against or otherwise, to 09:07PM 21

make a decision and I think that's what we're getting 09:07PM 22

ready to do. 09:07PM 23

For me, you know, I mean, as a council 09:07PM 24

member, as mayor, as a member of this Planning Board, 09:07PM 25


201-641-1812


33

and I'm sure everybody will agree, we're guided by 09:07PM 1

one question: What's best for Ridgewood? 09:07PM 2

That guides every decision we make, 09:07PM 3

whether it's, you know, small issues, budget issues, 09:07PM 4

Planning Board issues: What is best for Ridgewood? 09:07PM 5

It's in that spirit that we have been 09:07PM 6

sitting through these meetings, we've been asking our 09:07PM 7

questions, we've been listening to the input, and for 09:07PM 8

me, it's real clear. This is an opportunity for us. 09:07PM 9

This is an opportunity for Ridgewood. It's an 09:07PM 10

important opportunity to do something really 09:07PM 11

meaningful for our town. 09:07PM 12

And I say that, you know, I got into 09:08PM 13

this, and when we first spoke to this issue, before 09:08PM 14

we got to the hearing process, you know, we sort of 09:08PM 15

did a head count of who was in favor going forward, 09:08PM 16

and I was, and one of the main reasons, one of the 09:08PM 17

main drivers then, as now, is for the empty-nesters.09:08PM 18

As someone who has a foot in and out of 09:08PM 19

high school and college, I'm about to become an 09:08PM 20

empty-nester. I know a lot of folks who have left 09:08PM 21

this town, who have given a lot of time, who raised 09:08PM 22

their families in town, who volunteered in the town, 09:08PM 23

but they don't want to live in the big house anymore, 09:08PM 24

they don't want to pay that high tax anymore, they 09:08PM 25


201-641-1812

34

want an alternative. 09:08PM 1

We don't have an alternative for them 09:08PM 2

right now. 09:08PM 3

I'm sure all of us know friends who 09:08PM 4

left town, so that's one of the things that has been 09:08PM 5

driving me in this process. So in that regard and 09:08PM 6

for our downtown, I think this is a real important 09:08PM 7

opportunity, and like any opportunity, it's important 09:08PM 8

for us to seize that, but at the same time we need to 09:08PM 9

take great care. It's about striking the balance, 09:08PM 10

and it's about recognizing that this is in fact an 09:08PM 11

opportunity, but also at the same time realizing that 09:08PM 12

this is going to have repercussions, positive or 09:09PM 13

negative or otherwise, down the road, so we need to 09:09PM 14

think. And as David said, we can't be thinking five 09:09PM 15

and ten years, we need to be thinking 20 and 30 years 09:09PM 16

down to road. And so I'm hoping we do seize this 09:09PM 17

opportunity. 09:09PM 18

You know, we've heard, people talked 09:09PM 19

about the character of Ridgewood. You know, we talk 09:09PM 20

about that all the time on the council, big decision, 09:09PM 21

small decisions, we are always guided by maintaining 09:09PM 22

the character of Ridgewood, keeping Ridgewood 09:09PM 23

Ridgewood. 09:09PM 24

But I don't see any of this taking away 09:09PM 25


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35

from Ridgewood. You know, towns, communities evolve. 09:09PM 1

The key is to do it right. It's not a question of 09:09PM 2

multi-family housing, whether it's good or bad, we 09:09PM 3

have multi-family housing, the question is doing it 09:09PM 4

right. 09:09PM 5

I'm sure when the building went up on 09:09PM 6

the corner of Franklin and Maple or the Board of Ed 09:09PM 7

building went up or the supermarket went in, people 09:09PM 8

had discussions or concerns about maintaining the 09:09PM 9

character, and that's good, that's healthy, but let's 09:09PM 10

not suggest that anything new is going to take away 09:09PM 11

from the character. In fact, it would enhance the 09:09PM 12

character. And if it does what I hope it does, by 09:10PM 13

keeping a lot of our Ridgewood residents in town, it 09:10PM 14

will do a lot to strengthen the character of our 09:10PM 15

community. 09:10PM 16

I think it's really important, you 09:10PM 17

know, this whole issue of as-of-right. You know, 09:10PM 18

these properties aren't going to remain vacant, 09:10PM 19

something is going to be built there, and I think, as 09:10PM 20

David and others have pointed out, we need to be 09:10PM 21

cognizant of that and think that one through. 09:10PM 22

And in terms of the issues, there are 09:10PM 23

really just five issues sort of on my mind right now, 09:10PM 24

sort of my five main issues. I reserve the right to 09:10PM 25


201-641-1812

36

add to that list. 09:10PM 1

One, of course, is density. That seems 09:10PM 2

to be the key issue on everyone's mind, striking that 09:10PM 3

right balance, finding that right number, whatever 09:10PM 4

that is, and we're going to have, I'm sure, a healthy 09:10PM 5

discussion on that topic. 09:10PM 6

One is amenities. 09:10PM 7

As I've said many times, one of my 09:10PM 8

concerns is, we go forward with multi-family housing 09:10PM 9

but we're not able to guarantee that it's something 09:10PM 10

different, that it's a high-end apartment. 09:10PM 11

We have low, moderate income 09:10PM 12

apartments, and that's fantastic, that adds to our 09:10PM 13

community, but I'm hoping we get something different 09:11PM 14

here for those empty-nesters. And so to the extent 09:11PM 15

we can put amenities or create some kind of mechanism 09:11PM 16

by which we can not guarantee but help sort of 09:11PM 17

incentivize to build high-end apartments, something 09:11PM 18

we don't have, I think would be beneficial. 09:11PM 19

Specialty housing: We really don't 09:11PM 20

have much of it here. 09:11PM 21

You know, we talked about affordable 09:11PM 22

housing and Ridgewood's obligation. You know, as 09:11PM 23

we've talked about, that obligation can be met in 09:11PM 24

affordable units on these sites, if we go forward 09:11PM 25


201-641-1812


37

with them, but it can also be putting money or 09:11PM 1

putting units toward special needs housing, and 09:11PM 2

that's something I think our community desperately 09:11PM 3

needs. 09:11PM 4

Parking: I'm glad you raised parking. 09:11PM 5

That's the issue that's sort of front and center in 09:11PM 6

all that I do these days. 09:11PM 7

You know, I have an idea, I'm just 09:11PM 8

going to throw it out there and we can discuss it 09:11PM 9

more. I think the standard is a 1.4 I think cars per 09:11PM 10

unit. I know some concerns have been expressed, 09:12PM 11

well, that's not necessarily realistic, maybe, 09:12PM 12

Ridgewood residents like to have, you know, two cars, 09:12PM 13

what have you, and there might be visitors to the 09:12PM 14

parking. 09:12PM 15

One of the things I'd like to explore 09:12PM 16

is the possibility that we can maybe use some money 09:12PM 17

or do something with the developers to sort of put 09:12PM 18

into a general fund that we can use to develop as we 09:12PM 19

go forward with parking on Hudson Street and at other 09:12PM 20

places. There might be a way that we can sort of 09:12PM 21

alleviate some of the village's overall parking 09:12PM 22

burden through this process, and I want to explore 09:12PM 23

some of that, hopefully. 09:12PM 24

And then lastly, you know, just the 09:12PM 25


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38

form of the amendment. At one point I talked about 09:12PM 1

bifurcation or maybe breaking this up, you know, and 09:12PM 2

I think it's been suggested maybe we should be 09:12PM 3

looking at four separate amendments, because we're 09:12PM 4

looking at four separate zones. I think that's 09:12PM 5

something that warrants our discussion also. 09:12PM 6

So just in conclusion, again, I really 09:12PM 7

do see this as an opportunity. It's something we 09:12PM 8

need to get right, though. It deserves and demands 09:12PM 9

great care. 09:12PM 10

I think this board and this community 09:12PM 11

have given it great care. And I assume that in the 09:13PM 12

following weeks, we will continue doing so. 09:13PM 13

CHAIRMAN NALBANTIAN: Will you address 09:13PM 14

Michele's question? 09:13PM 15

MS. PETERS: Specifically it had to do 09:13PM 16

with, because I believe it's 100 parking spaces. 09:13PM 17

MAYOR ARONSOHN: Oh, are you talking 09:13PM 18

about the redevelopment zone? 09:13PM 19

MS. PETERS: Yes, the redevelopment 09:13PM 20

zone. I believe there's 100 parking spaces that are 09:13PM 21

in the RFP itself, and would that help to offset what 09:13PM 22

we're -- no? The answer is no? 09:13PM 23

MAYOR ARONSOHN: So we're looking at a 09:13PM 24

couple of things, and I'll try to be brief. 09:13PM 25


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39

One is on the redevelopment zone, 09:13PM 1

that's the area of N. Walnut Street and Franklin, 09:13PM 2

there's a municipal lot there and there's a town 09:13PM 3

garage that's there. 09:13PM 4

That's been a redevelopment zone, I 09:13PM 5

think since 2006, 2007. We had looked back in that 09:13PM 6

time period to build something there. Nothing ever 09:13PM 7

came of it. 09:13PM 8

Essential to the concept of our 09:13PM 9

redevelopment zone is additional parking. So when we 09:13PM 10

went through this process this time, we kept that 09:14PM 11

front and center, and we made it in the RFP that 09:14PM 12

anybody who sort of we agreed to move forward with in 09:14PM 13

developing something there would have to at least net 09:14PM 14

the village 100 parking spots, on top of what's 09:14PM 15

already there. 09:14PM 16

We got a couple of proposals before us 09:14PM 17

now, one of them has a semiautomatic proposal. 09:14PM 18

Frankly, while I think it's a cool 09:14PM 19

idea, I am not too sure if it makes sense for us, but 09:14PM 20

that's something we're looking at. 09:14PM 21

So that's that site, and then we're 09:14PM 22

looking at Hudson Street, presumably. That would be 09:14PM 23

a place where we would either build just a garage by 09:14PM 24

ourselves or with the county, perhaps. We haven't 09:14PM 25


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40

looked at mixed use, we haven't talked about it, we 09:14PM 1

are just talking about parking. 09:14PM 2

So those are the two areas where we 09:14PM 3

hope to provide some relief and alleviate some of the 09:14PM 4

parking issue right now. 09:14PM 5

COUNCILWOMAN KNUDSEN: Actually I would 09:14PM 6

also like to speak to Michele's question. 09:14PM 7

So, Michele, no, the 100 spaces will 09:14PM 8

not alleviate any parking issue here, it will barely 09:14PM 9

alleviate the issues that we have existing. 09:15PM 10

But just as a point to my comments 09:15PM 11

earlier is the comprehensive view, overview, as to 09:15PM 12

the impact across the village, not just in the 09:15PM 13

Central Business District but the village as a whole.09:15PM 14

The two proposals that are before 09:15PM 15

Village Council actually six RFPs came in, and 09:15PM 16

narrowed down by a subcommittee, I think the mayor 09:15PM 17

and Councilwoman Hauck were on, and those two 09:15PM 18

proposals were narrowed down. And the two proposals 09:15PM 19

that were presented in front of the Village Council, 09:15PM 20

I believe it was last week, one was by Langan and 09:15PM 21

that included retail, parking, that was the one with 09:15PM 22

the very cool, I loved, the automatic parking, and 09:15PM 23

that included 13, I think they call them "duplex 09:15PM 24

townhouses." The other proposal was from Kensington, 09:15PM 25


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41

which is an assisted living facility, which actually 09:15PM 1

in their presentation was 98 units per acre. And 09:16PM 2

that that was a huge number, and it certainly is 09:16PM 3

something that needs to be considered in this big 09:16PM 4

picture. 09:16PM 5

So, you know, we talk about traffic 09:16PM 6

impacts and a comprehensive view. As a matter of 09:16PM 7

fact, I wanted to go to, turn to a page, something 09:16PM 8

that Gail wrote in her comments, just give me a 09:16PM 9

minute. 09:16PM 10

So Gail, in her comments, spoke about, 09:16PM 11

and maybe she'll just remind me, maybe she'll 09:16PM 12

actually remember what it was, as to a comprehensive 09:16PM 13

and well-ordered plan -- oh, here we go. 09:17PM 14

"The tests for proper zoning ordinance 09:17PM 15

should be whether it reasonably promotes a 09:17PM 16

balanced and well-ordered plan for the entire 09:17PM 17

municipality." 09:17PM 18

And so I think that's when we're 09:17PM 19

talking about that particular 100 spaces in the 09:17PM 20

parking lot, the addition, that's just the net gain, 09:17PM 21

I think that we're looking at a well-ordered, 09:17PM 22

comprehensive plan for the entire community, the 09:17PM 23

entire municipal municipality, and that is certainly 09:17PM 24

a factor in this mix. 09:17PM 25


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42

MS. PETERS: Thank you. 09:17PM 1

CHAIRMAN NALBANTIAN: Thank you, Susan. 09:17PM 2

Kevin, do you want to offer? 09:17PM 3

MR. REILLY: Sure. 09:17PM 4

I wanted to listen to my fellow board 09:17PM 5

members for a couple minutes. 09:17PM 6

We have so much evidence and so much 09:17PM 7

testimony, plowing through this will take forever. I 09:17PM 8

think I'll probably hit a couple of highlights where 09:17PM 9

there is the most controversy. 09:18PM 10

As I said in the past, I support the 09:18PM 11

modified use for several reasons that are on the 09:18PM 12

record. I think it's the trend of the past couple of 09:18PM 13

decades. You see much more residential use downtown, 09:18PM 14

particularly when you have a transit village and the 09:18PM 15

access to the train here. As more business is 09:18PM 16

downtown, it is better certainly for the retail 09:18PM 17

establishment, more bodies walking around at 09:18PM 18

nighttime. I think you can easily justify the change 09:18PM 19

in use, I'm fine with that. 09:18PM 20

The impacts are uneven. I think we can 09:18PM 21

live with some of the impacts. 09:18PM 22

Traffic, there's going to be impacts. 09:18PM 23

Now, it can be mitigated somewhat, because I do think 09:18PM 24

that the location of at least a couple of projects 09:18PM 25


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43

will reduce the morning and evening traffic, because 09:18PM 1

I think there's probably going to be some degree, we 09:18PM 2

can't tell how much, of course, but I think there 09:18PM 3

will be some degree of commuting into the city or 09:18PM 4

elsewhere. 09:18PM 5

To the extent that the empty-nesters, 09:18PM 6

they're probably not going to be getting out at 8:00 09:18PM 7

in the morning or arriving at 5 or 6:00 in the 09:18PM 8

afternoon. So there is going to be traffic. There 09:19PM 9

are a couple of choke points. I think Broad Street 09:19PM 10

and Ridgewood, and Maple and Ridgewood, they are 09:19PM 11

choke points now, they're going to be choke points 09:19PM 12

then. 09:19PM 13

I think we can tolerate a certain 09:19PM 14

degree of traffic. 09:19PM 15

I never really accepted some of the 09:19PM 16

evidence from our own property expert, whose 09:19PM 17

testimony, whose explanation is that the as-of-right 09:19PM 18

development would generate greater traffic. 09:19PM 19

The examples he used struck me as being 09:19PM 20

implausible. I think the three he used were: 09:19PM 21

Supermarket, office building, restaurants. 09:19PM 22

I don't think we're going to have 09:19PM 23

another supermarket in Ridgewood. We already got 09:19PM 24

several supermarkets. 09:19PM 25


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44

I don't see why we would have office 09:19PM 1

buildings developed at these sites. We're too far 09:19PM 2

from Route 17, we're too far from business centers, I 09:19PM 3

just don't see that as being plausible. 09:19PM 4

And a restaurant of the size that would 09:19PM 5

generate the traffic that's being proposed, we 09:19PM 6

already have a lot of restaurants, some of them have 09:19PM 7

trouble staying alive, so I don't see that either. 09:19PM 8

I don't think we can get around it, 09:19PM 9

there's going to be some traffic, but I don't think 09:19PM 10

there is going to be as much traffic as some people 09:20PM 11

feared. 09:20PM 12

I don't think that the village should 09:20PM 13

be responsible for the expense of signaling. The 09:20PM 14

proposal was made both to change the signaling and, 09:20PM 15

if we modified the signal, update the signal, we will 09:20PM 16

reduce the traffic and we'll alter the traffic flow.09:20PM 17

I think it was left unresolved how much 09:20PM 18

the village would be responsible for paying for that 09:20PM 19

signaling. 09:20PM 20

That I would oppose. I don't think 09:20PM 21

it's our responsibility to accommodate the 09:20PM 22

developers. 09:20PM 23

In terms of schools, I simply don't see 09:20PM 24

this being a significant impact. 09:20PM 25


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45

Now, I've seen the evidence that the 09:20PM 1

schools are pretty full right now, and I understand 09:20PM 2

that they're pretty much built-out, as built-out as 09:20PM 3

feasible, so we're probably not going to see 09:20PM 4

additions to school buildings to accommodate more 09:20PM 5

students. And there's some leeway, but I gather that 09:20PM 6

there's not a whole lot of leeway to accommodate a 09:20PM 7

lot more students, but I just don't see these 09:20PM 8

projects generating that many school-aged children. 09:20PM 9

They're 1 and 2 bedrooms, basically one bedrooms, I 09:20PM 10

just don't see the likelihood that from these 09:20PM 11

particular projects we're going to get a lot of 09:21PM 12

children out of them. 09:21PM 13

Plus, as Richard pointed out, the 09:21PM 14

numbers seem to be trending down, demographically 09:21PM 15

with smaller families now, we don't have families 09:21PM 16

with 4, 5 or 6 kids, we have families with 1, 2, 09:21PM 17

maybe three kids, so I just don't see that being an 09:21PM 18

immediate or long-term problem, the schools. 09:21PM 19

There seemed minimal impacts, if any, 09:21PM 20

on municipal services such as sewer and water. I 09:21PM 21

think the evidence was that's not a real problem. 09:21PM 22

I join other board members in being 09:21PM 23

sensitive to the historic look and small scale 09:21PM 24

character of the community. Now, the aesthetics can 09:21PM 25


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46

be addressed on the site plan review. 09:21PM 1

Conceptually I liked the projects, they 09:21PM 2

looked good, they looked nice, they were massive -- 09:21PM 3

at least one of them was massive. They were very 09:21PM 4

attractive, but large. That concerns me a little. 09:21PM 5

It seemed a little overwhelming. 09:21PM 6

Now, maybe we can tolerate that. 09:21PM 7

That's just a concern that I had, and density kind of 09:21PM 8

relates to that. 09:21PM 9

If we can reduce density, as I said in 09:21PM 10

the beginning, I think that we can mitigate some of 09:22PM 11

impacts, for instance, traffic. 09:22PM 12

Perhaps also size.09:22PM 13

I realize that we're somewhat limited 09:22PM 14

in what we can do as far as size, but if we reduce 09:22PM 15

density, maybe that's a way to address size. It also 09:22PM 16

brings down, I think, the number of people, the 09:22PM 17

number of cars, and all the impacts the density has.09:22PM 18

So that's a concern of mine. 09:22PM 19

The scale, I think I've said in the 09:22PM 20

past, I've looked around all over Bergen County for 09:22PM 21

buildings I think of comparable size, just to get a 09:22PM 22

sense of how they fit in the pockets that are 09:22PM 23

proposed for Ridgewood, and it concerns me. It's not 09:22PM 24

a nonstarter for me, it's just something I'm 09:22PM 25


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47

concerned with, but again if we can reduce density, I 09:22PM 1

think it solves that problem. 09:22PM 2

We can certainly, I think, accept some 09:22PM 3

density increase, and I think in Mr. Wells' summation 09:22PM 4

last week, which was very articulate, very 09:22PM 5

persuasive, I got a sense there might be a little bit 09:23PM 6

of give there in density, I'm not exactly sure, but 09:23PM 7

maybe I'm reading too far into that. 09:23PM 8

The affordable housing component is 09:23PM 9

something I think we have to seriously consider. We 09:23PM 10

have recent case law, I want to think that through, 09:23PM 11

as to how much overall room we have in addressing the 09:23PM 12

affordable housing aspects of these projects and the 09:23PM 13

village's responsibility. 09:23PM 14

So that's where I stand right now. 09:23PM 15

Generally speaking, I like the 09:23PM 16

projects, I like the change. In fact, I support the 09:23PM 17

change in use. I do have these couple of concerns.09:23PM 18

I thank you, Charles. 09:23PM 19

CHAIRMAN NALBANTIAN: Thank you, Kevin. 09:23PM 20

Michele, did you want to elaborate? 09:23PM 21

MS. DOCKRAY: A little follow-up on 09:23PM 22

that, Kevin. I thought that was terrific -- were you 09:23PM 23

pointing to me, did you say me? 09:23PM 24

CHAIRMAN NALBANTIAN: No, Michele 09:23PM 25


201-641-1812

48

deferred her comments. I was giving people who 09:23PM 1

deferred their comment an opportunity. 09:23PM 2

MS. DOCKRAY: Okay, because I'm ready. 09:24PM 3

I got some more comments. 09:24PM 4

MS. PETERS: It's quite okay, if you 09:24PM 5

want to, but, Kevin, I want to thank you, because I 09:24PM 6

feel as if I'm hearing people say what's been on my 09:24PM 7

mind for a very, very long time. So that's why I 09:24PM 8

feel very expressed by what persons are saying, 09:24PM 9

because my concerns are about the density and in 09:24PM 10

terms of the characterization. 09:24PM 11

I know all of the proponents for change 09:24PM 12

have spoken about a ten percent for affordable 09:24PM 13

housing, and I have, as Mayor Aronsohn had said, that 09:24PM 14

there was one project that did make a concerted 09:24PM 15

effort to include special needs housing, which I 09:24PM 16

think is a very important component. 09:24PM 17

I'm still very, very concerned about 09:24PM 18

the density. I'm very concerned about the height. 09:24PM 19

I'm very concerned about setbacks. 09:24PM 20

Every time I come down Ridgewood Avenue 09:24PM 21

from Route 17, I'm very aware of the scope, the 09:24PM 22

landscape, as it's introducing going into the CBD. 09:24PM 23

There's congestion. 09:25PM 24

What is the best way to maintain the 09:25PM 25


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49

quality of the personality, the characterization, and 09:25PM 1

see new development happening? 09:25PM 2

I think, Susan, thank you how you spoke 09:25PM 3

about the blending and also the importance about the 09:25PM 4

pedestrian traffic, because how many times do we have 09:25PM 5

to read about another person being hit when there's a 09:25PM 6

left turn being made? 09:25PM 7

These are concerns. 09:25PM 8

And I know many residents spoke about 09:25PM 9

where Chestnut Village having to traverse going 09:25PM 10

underneath the train -- do we call that a train 09:25PM 11

trestle -- the train trestle, having to park there, 09:25PM 12

but that's a very important traffic light that is 09:25PM 13

there. 09:25PM 14

And I do believe, and keeping, Kevin, 09:25PM 15

with what you were just saying about Mr. Wells, I 09:25PM 16

know he's here, I'm sure, somewhere, is that he has 09:25PM 17

always spoken that if a developer's had more than an 09:25PM 18

idea about what we were assessing and how we were 09:26PM 19

viewing the projects, I think that they would be able 09:26PM 20

to incorporate those ideas, and they perhaps would 09:26PM 21

have different thinking and a different thought 09:26PM 22

process. That's why I think the conversation is so 09:26PM 23

important to what we're doing, but I think I'm 09:26PM 24

digressing again, Charles, and I don't want to keep 09:26PM 25


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50

doing that to you here, I know Wendy has a lot to 09:26PM 1

say.09:26PM 2

CHAIRMAN NALBANTIAN: Before Wendy, 09:26PM 3

Khidir. 09:26PM 4

MR. ABDALLA: Thanks again. Thank you 09:26PM 5

to my fellow citizens for all the time that they 09:26PM 6

spent on this. 09:26PM 7

I think my colleagues here on the board 09:26PM 8

raised a lot of concerns and issues that I had in 09:26PM 9

mind as well. 09:27PM 10

But one thing that I want to say, and 09:27PM 11

it goes against the grain here and what everybody was 09:27PM 12

raising in regard to density and scale, one thing 09:27PM 13

that I want to remind everyone, we are talking about 09:27PM 14

downtown and we are talking about proximity to 09:27PM 15

transportation, and the most appropriate way for 09:27PM 16

sustainability in terms of urban planning and in 09:27PM 17

terms of revitalizing downtown is giving some leeway 09:27PM 18

with density so you will have the pedestrian traffic 09:27PM 19

that everybody wants to have, so it can generate the 09:27PM 20

traffic that the retailers would like to see in our 09:27PM 21

downtown. 09:27PM 22

Again, there's many good points and 09:27PM 23

many good concerns here in terms of traffic and in 09:28PM 24

terms of parking and all that, but I guess this is 09:28PM 25


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51

why we are discussing all the lists now. 09:28PM 1

I would just like to remind everyone, 09:28PM 2

I'm sure you are already aware of this, we should 09:28PM 3

look at this as an opportunity, you know, to address 09:28PM 4

a lot of needs for the town, for the community, and 09:28PM 5

not be afraid of changing certain characters in the 09:28PM 6

community. 09:28PM 7

Again, we're not talking about an 09:28PM 8

unforgiving area, downtown usually has its own lively 09:28PM 9

character, if it's allowed to be, and density and 09:28PM 10

scale, all these things, you know, again when we get 09:28PM 11

to the site plan review, I'm sure they could be 09:28PM 12

addressed by our professionals, but it doesn't worry 09:28PM 13

me personally, given where the zones that we are 09:28PM 14

describing and we're discussing at this point. 09:29PM 15

CHAIRMAN NALBANTIAN: Okay. Thank you, 09:29PM 16

Khidir. 09:29PM 17

Wendy.09:29PM 18

MS. DOCKRAY: Okay. I just want to 09:29PM 19

speak briefly, so people can think about fiscal and 09:29PM 20

school impacts. I know it's not supposed to be at 09:29PM 21

the top of our list in terms of how we evaluate our 09:29PM 22

plans. 09:29PM 23

The amendment -- I just want to be, 09:29PM 24

before I do that, I want to reflect a little bit on 09:29PM 25


201-641-1812

52

something Kevin said, and I need a clarification.09:29PM 1

This amendment, while we regulate 09:29PM 2

density, it doesn't regulate bedroom distribution. 09:29PM 3

So that if we say you can have 40 units an acre, it 09:29PM 4

could be 40 one-bedroom units, it could be 43 09:29PM 5

one-bedroom units, as long as it fits within the 09:29PM 6

scale of what we have set forth. Is that not 09:30PM 7

correct? 09:30PM 8

COUNCILWOMAN KNUDSEN: (Shakes head.) 09:30PM 9

MS. PRICE: You can't regulate bedroom 09:30PM 10

distribution other than for affordable units. 09:30PM 11

MS. DOCKRAY: Right, okay, just the 09:30PM 12

affordable units. So that actually relates a little 09:30PM 13

bit to my thoughts on school and fiscal impacts, 09:30PM 14

because a lot of what we heard was based on 09:30PM 15

developments with 1 and 2 bedroom apartments, and a 09:30PM 16

lot of one bedroom apartments. 09:30PM 17

This could play out with all three 09:30PM 18

bedroom apartments. Not likely, not likely, but it 09:30PM 19

could, probably fewer units, given the size of the 09:30PM 20

buildings. And so I have a little bit of concern 09:30PM 21

when I think about that in terms of school impacts. 09:30PM 22

And I'm particularly concerned with 09:30PM 23

regard to Blais' statement in his report that the -- 09:30PM 24

I'm going to read it. 09:30PM 25


201-641-1812


53

"The current condition of our school 09:30PM 1

system is that it is full or nearly so." 09:31PM 2

That to me is an amazing thing, very 09:31PM 3

important thing that needs to be thought about. 09:31PM 4

If he had reported to us that we had 09:31PM 5

excess capacity, I would have said this is of less 09:31PM 6

concern, even 100 students would, you know, great. 09:31PM 7

But we're at full capacity, it sounds like, based on 09:31PM 8

what Blais has said. 09:31PM 9

And even though there's background data 09:31PM 10

that indicates somehow the school has been able to 09:31PM 11

absorb, what is it, 75, 100 students a year, and even 09:31PM 12

though it was declining, we're at full capacity. And 09:31PM 13

I know the school system has worked vigorously in the 09:31PM 14

last few years to put an addition on Willard, work at 09:31PM 15

GW whenever, and we're still at capacity. 09:31PM 16

So as we look ahead in terms of this 09:31PM 17

amendment, I think we need to think about that, you 09:31PM 18

know, as compared to, we have an excess capacity in 09:32PM 19

our schools. I believe we need to think about that a 09:32PM 20

little bit.09:32PM 21

And we had a lot of debate. We had a 09:32PM 22

presentation by Mr. Burgis and Mr. Steck on the 09:32PM 23

number of schoolchildren, and Blais introduced the 09:32PM 24

concept that the predictors they were using from the 09:32PM 25


201-641-1812

54

Rutgers study did not predict what happens well here 09:32PM 1

in Ridgewood, but he didn't know why. And he showed 09:32PM 2

that we have, you know, a much larger percentage -- 09:32PM 3

it's not even a percentage, but our number of 09:32PM 4

students, children, public schoolchildren per unit is 09:32PM 5

higher than the Rutgers study would have predicted. 09:32PM 6

But, anyway, putting all that together 09:32PM 7

says to me that with a possibility of larger units 09:32PM 8

and with our school capacity and disagreements in 09:32PM 9

testimony -- not so much testimony but analysis about 09:33PM 10

how many students we're going to get, I think we need 09:33PM 11

to be really careful and cautious. 09:33PM 12

I don't think we have credible fiscal 09:33PM 13

analysis of any of these projects in terms of the 09:33PM 14

town. I know we got some from Mr. Burgis, but that 09:33PM 15

was predicated on the lower school number, on the 09:33PM 16

Rutgers predictor. And even if you accepted that 09:33PM 17

analysis and said, okay, I will accept the lower 09:33PM 18

predictors, the number of schoolchildren, it wasn't 09:33PM 19

overly persuasive to me that the projects he analyzed 09:33PM 20

for us would bring us, would be, you know, a terrific 09:33PM 21

addition to our town budget. 09:33PM 22

Not that we were looking for that, but, 09:33PM 23

you know, I would hate to think, as I said earlier, 09:33PM 24

we're talking here, you know, ten acres, potentially 09:33PM 25


201-641-1812

55

500 units, or if you want to say 400 units, 450, 09:34PM 1

whatever. And if, you know, this were to have 09:34PM 2

negative fiscal impact, I don't know that's such a 09:34PM 3

good thing either, so that just says to me caution, 09:34PM 4

caution. 09:34PM 5

MR. THURSTON: If I can address that, 09:34PM 6

Wendy? 09:34PM 7

MS. DOCKRAY: Sure. 09:34PM 8

MR. THURSTON: I think it's important 09:34PM 9

to note that if you have an FAR, whatever that is, 09:34PM 10

and at the same time you want to reduce the number of 09:34PM 11

units, that's going to create the problem that you're 09:34PM 12

looking to avoid. So your argument is, if we have 09:34PM 13

the same FAR but we have larger units with more 09:34PM 14

bedrooms, creating more kids, the opposite argument 09:34PM 15

is let's have more units, smaller units, so we don't 09:34PM 16

have as many kids, so I think you need to look at 09:34PM 17

that in a circular way. 09:34PM 18

MS. DOCKRAY: Right. Well, I am not 09:34PM 19

addressing FAR, I'm only addressing number of units. 09:34PM 20

MR. THURSTON: But the FAR will judge 09:35PM 21

how many square feet you can have, and then if you 09:35PM 22

want to reduce the number of units per acre, you're 09:35PM 23

going to necessarily increase the size, which 09:35PM 24

necessarily increases likely the number of bedrooms 09:35PM 25


201-641-1812

56

in those units. 09:35PM 1

MS. DOCKRAY: Right, but I would say 09:35PM 2

contingent, coming with reducing the number of units 09:35PM 3

will be reducing the height of the buildings, maybe 09:35PM 4

increasing setbacks, making other adjustments so that 09:35PM 5

the size of the units stay in scale with what has 09:35PM 6

already been crafted. 09:35PM 7

Is that okay? Am I answering you, your 09:35PM 8

concern? 09:35PM 9

MR. THURSTON: Well, it's not my 09:35PM 10

concern, I think it's just a fact. 09:35PM 11

MS. DOCKRAY: I know. You asked. 09:35PM 12

MR. THURSTON: The more you reduce the 09:35PM 13

FAR, the more you reduce the height, the more you 09:35PM 14

reduce these things, you begin to make it different 09:35PM 15

than what everybody is thinking of at that point. 09:35PM 16

MS. DOCKRAY: Right, I understand, but 09:35PM 17

as it stands now, would be whoever built under these 09:35PM 18

guidelines can do a whole range of different things, 09:36PM 19

and we're not guaranteeing, and saying to us, you 09:36PM 20

know, we're going to have, you know, so many two 09:36PM 21

bedrooms and so many one bedrooms or whatever, I 09:36PM 22

think that's site plan analysis, not Master Plan 09:36PM 23

analysis, and I think we have to keep it at a 09:36PM 24

slightly different level and try to craft this better 09:36PM 25


201-641-1812


57

so it, you know, recognizes all of these 09:36PM 1

considerations more carefully. That's all. 09:36PM 2

MR. THURSTON: Blais, where did you get 09:36PM 3

the FAR from? 09:36PM 4

MR. BRANCHEAU: Where did I get the FAR 09:36PM 5

from? 09:36PM 6

MR. THURSTON: Yes. How did you 09:36PM 7

determine the FAR? 09:36PM 8

CHAIRMAN NALBANTIAN: Blais, I think 09:36PM 9

this was part of your testimony. 09:36PM 10

MR. BRANCHEAU: Rather than re-hearing 09:36PM 11

it again -- 09:36PM 12

MR. THURSTON: Can he answer that 09:36PM 13

question? I'm sorry. 09:36PM 14

MS. PRICE: If it's a clarification as 09:36PM 15

to where something is in the record. 09:36PM 16

MR. THURSTON: Right, that's what I'm 09:36PM 17

asking. 09:36PM 18

MR. BRANCHEAU: I can tell you what it 09:36PM 19

is. 09:36PM 20

MS. DOCKRAY: David, what I was 09:37PM 21

thinking, just while he is looking, if we were to 09:37PM 22

reduce density, I assume we would reduce height as 09:37PM 23

well and maybe increase setback. You know, there 09:37PM 24

would have to be appropriate adjustments. I 09:37PM 25


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58

understand what you're saying, okay, in that regard. 09:37PM 1

CHAIRMAN NALBANTIAN: While Blais is 09:37PM 2

looking, and you mentioned a lot of people indicated 09:37PM 3

height is a concern or question, I threw out: Why 09:37PM 4

change it? Maybe we should consider leaving it as 09:37PM 5

is. Maybe we should focus on specific elements at 09:37PM 6

this point. 09:37PM 7

We have about 20 minutes, roughly 09:37PM 8

20 minutes left.09:37PM 9

COUNCILWOMAN KNUDSEN: Just for 09:37PM 10

clarification from Wendy, obviously if the 09:37PM 11

conversation is reducing the height, increasing 09:37PM 12

setbacks, increasing green space, reducing density, 09:37PM 13

and then by nature we would be reducing floor area 09:38PM 14

ratio, so that goes without saying, so the FAR is 09:38PM 15

reduced just by virtue of those reductions that we 09:38PM 16

were making, but if that is the direction that we're 09:38PM 17

going in, that would be part of this entire 09:38PM 18

conversation. 09:38PM 19

MS. DOCKRAY: Yes, yes. 09:38PM 20

COUNCILWOMAN KNUDSEN: So just to be 09:38PM 21

clear, I want everybody in the world to know that is 09:38PM 22

the point. 09:38PM 23

MS. DOCKRAY: Yes, exactly. I'm not 09:38PM 24

saying let's reduce the density but allow the 09:38PM 25


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59

structures to be the same physical size, because then 09:38PM 1

David is right, we're going to end up with much 09:38PM 2

larger units. 09:38PM 3

COUNCILWOMAN KNUDSEN: I understood. I 09:38PM 4

wanted to just sort of rephrase it so we're all on 09:38PM 5

the same page. 09:38PM 6

MS. DOCKRAY: Okay. Great.09:38PM 7

MR. BRANCHEAU: The range of floor area 09:38PM 8

ratio is from 140 to 160 percent of the lot area. 09:38PM 9

And all of these standards sort of work together, so 09:38PM 10

we had talked about and the mayor spoke tonight about 09:39PM 11

wanting higher-end units, so there was the thinking 09:39PM 12

that generally means larger units. 09:39PM 13

So if you have a density, just do some 09:39PM 14

simple math, of 40 units, say 43 units per acre, 09:39PM 15

that's roughly one unit per 1,000 square feet. 09:39PM 16

And if that unit, including hallways 09:39PM 17

and stairwells, was 1,500 square feet, that would be 09:39PM 18

150 percent floor area ratio. So it shows you how 09:39PM 19

the math works. 09:39PM 20

MR. THURSTON: And you determined that 09:39PM 21

when you made the amendment or did you use the 09:39PM 22

former? 09:39PM 23

MR. BRANCHEAU: I'd have to go back and 09:39PM 24

check in the details. 09:39PM 25


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60

MR. THURSTON: Okay. 09:39PM 1

MR. BRANCHEAU: But I'll tell you what 09:39PM 2

it is and how they work together. 09:39PM 3

MR. THURSTON: Okay. 09:39PM 4

MS. PRICE: This is something that, 09:39PM 5

Blais, you could look into that? 09:40PM 6

CHAIRMAN NALBANTIAN: Could you speak 09:40PM 7

up, Gail. Sorry. 09:40PM 8

MS. PRICE: I wasn't on, I don't think. 09:40PM 9

That's a bad use of the English language, "I wasn't 09:40PM 10

on." 09:40PM 11

(Laughter.) 09:40PM 12

MS. PRICE: Blais, you could look into 09:40PM 13

that question, correct, and get that -- 09:40PM 14

MR. BRANCHEAU: Yes. 09:40PM 15

MS. PRICE: -- answer from the record 09:40PM 16

in terms of where that was determined? 09:40PM 17


MS. DOCKRAY: I'd like to ask a 09:40PM 19

question. 09:40PM 20

Gail, if we were to say to Blais, tell 09:40PM 21

us, you know, given the -- I think he had used the 09:40PM 22

metric of 1,500 square feet per unit. If we were to 09:40PM 23

say we wanted to reduce density to 30, and without 09:40PM 24

changing setbacks yet, what would be the associated 09:40PM 25


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61

height, can he do that for us? 09:40PM 1

MS. PRICE: Tonight? 09:40PM 2

MS. DOCKRAY: Not tonight, no, but at 09:40PM 3

some point can he do that so that we could see what 09:40PM 4

that relationship would be? You know, we're talking 09:41PM 5

about density. 09:41PM 6

MS. PRICE: Yes, I think that we can 09:41PM 7

ask Blais to respond in kind to questions that relate 09:41PM 8

to the testimony that's already been provided and 09:41PM 9

that are in exhibits. 09:41PM 10

The questions need to be phrased as 09:41PM 11

they relate to the documents that are already in 09:41PM 12

evidence and the testimony. So I think by addressing 09:41PM 13

the different issues that I think I've heard from all 09:41PM 14

of you already, you know, height, density, mass, that 09:41PM 15

you can ask Blais, based upon wherever the board ends 09:41PM 16

up, to take those issues back and utilize the scope 09:41PM 17

of review that he had already used and take tonight 09:41PM 18

and then come back to the board. 09:41PM 19

MS. DOCKRAY: And then tell us -- 09:41PM 20

MS. PRICE: And that would be a fair 09:41PM 21

exercise to do. 09:41PM 22

MS. DOCKRAY: Okay. 09:41PM 23

MS. PRICE: And I think, for instance, 09:41PM 24

if you wanted to start talking about height, I think 09:42PM 25


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62

it's at 55 right now in the amendment, and our code 09:42PM 1

is at 45 and 50. 09:42PM 2

So if the board wanted to discuss, 09:42PM 3

okay, if we're not going to go above the 50, because 09:42PM 4

we've already talked about rights that exist, you 09:42PM 5

know, then that would be an issue then Blais would 09:42PM 6

have guidance on in that exercise. 09:42PM 7


MS. PRICE: So by way of example. 09:42PM 9

CHAIRMAN NALBANTIAN: Okay. 09:42PM 10

COUNCILWOMAN KNUDSEN: So, Wendy, 09:42PM 11

actually you had mentioned something, I made a note, 09:42PM 12

you said earlier, and I just would hope that you 09:42PM 13

would elaborate a little further on your thoughts in 09:42PM 14

this regard, you mentioned, and it was something that 09:43PM 15

we discussed earlier, I had brought up, the 09:43PM 16

encroachment of residential into the retail 09:43PM 17

environment and you momentarily, a moment ago, 09:43PM 18

earlier actually used the word "eroding" the retail 09:43PM 19

component of the Central Business District. And 09:43PM 20

because I do agree wholly that there is that 09:43PM 21

encroachment, I just wanted to know if you wouldn't 09:43PM 22

elaborate on your thoughts regarding that? 09:43PM 23

MS. DOCKRAY: No, because this is a 09:43PM 24

fairly extensive change, it's not one acre, it's not 09:43PM 25


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63

two acres, it's ten acres, where we have, I know, you 09:43PM 1

know, The Dayton site is a parking lot right now and 09:43PM 2

Chestnut Village has nothing there, but, you know, 09:43PM 3

the Sealfon's building is partly in our B-1 zone, and 09:43PM 4

it's at a major retail location, as far as I'm 09:43PM 5

concerned, major retail location, if we, you know, 09:44PM 6

have one. 09:44PM 7

I'm not sure that taking that much 09:44PM 8

acreage potentially out of retail is something that 09:44PM 9

would be necessarily or commercial beneficial, 09:44PM 10

because I don't have information that tells me what 09:44PM 11

is really happening in terms of our downtown and what 09:44PM 12

would strengthen it. 09:44PM 13

I'll just say, years ago I did an 09:44PM 14

analysis of a downtown and I looked at, you know, the 09:44PM 15

composition of what was there in terms of how many 09:44PM 16

shoe stores, how many this or that, and then I 09:44PM 17

happened to have compared it to what a mall would 09:44PM 18

look like, you know, what the normal distribution for 09:44PM 19

a mall is, so I could get a sense of how it might 09:44PM 20

better grow. 09:44PM 21

And I don't know how Ridgewood might 09:44PM 22

better grow. I'm not necessarily afraid of a CVS is 09:45PM 23

a really bad thing. I've actually seen some pretty 09:45PM 24

nice ones. There's one in Park Ridge, it's very 09:45PM 25


201-641-1812

64

attractive. So what I'm saying, if we're looking at 09:45PM 1

doing this to help our downtown, I would like to have 09:45PM 2

a better idea in terms of what retail-wise and 09:45PM 3

commercial might help our downtown, before we take so 09:45PM 4

much out of that type of development. That's all. 09:45PM 5

MAYOR ARONSOHN: If I could speak to 09:45PM 6

this? 09:45PM 7

MS. DOCKRAY: Sure. 09:45PM 8

MAYOR ARONSOHN: Two things. 09:45PM 9

One is I think in the context of this 09:45PM 10

conversation about what's good for the downtown and 09:45PM 11

sort of taking this much out of it, sort of the 09:45PM 12

retail mix, I think what's important to note is you 09:45PM 13

had both the president of the Chamber of Commerce and 09:45PM 14

the president of Ridgewood Guild both speak very 09:45PM 15

enthusiastically in support of this. 09:45PM 16

So in terms of people who might live 09:45PM 17

and breathe this on a regular basis, I think their 09:46PM 18

testimony should be weighed with that. 09:46PM 19

MS. DOCKRAY: That's true. Thank you. 09:46PM 20

MAYOR ARONSOHN: I'm just sort of, you 09:46PM 21

know, I'm struck by again here we are four years 09:46PM 22

later and 15 months into the hearing, wanting more 09:46PM 23

information, more analysis. 09:46PM 24

You know, one of the things I've 09:46PM 25


201-641-1812


65

learned, being in sort of local government now six 09:46PM 1

and a half years, it's really easy to do nothing, and 09:46PM 2

sometimes doing nothing is the right answer, but in 09:46PM 3

this case, I really believe it will be doing a 09:46PM 4

disservice. 09:46PM 5

MS. DOCKRAY: No, I'm not -- 09:46PM 6

MAYOR ARONSOHN: If I could, to 09:46PM 7

continually sort of allude to this fact, that we 09:46PM 8

don't have this information, we don't have that 09:46PM 9

information, we need this information; we have a lot 09:46PM 10

of information, and at some point -- you're not going 09:46PM 11

to have perfect information -- you have to make 09:46PM 12

decisions at some point. 09:46PM 13

MS. DOCKRAY: Right, I agree with you 09:46PM 14

on that, but I'm just saying that because of the 09:46PM 15

extent of this, and the fact, you know, that to me 09:46PM 16

there are pieces of information, you know, yes, 09:46PM 17

they're missing, they're missing, that that says to 09:46PM 18

me to exercise caution, it doesn't say don't do it. 09:47PM 19

MAYOR ARONSOHN: Absolutely, caution. 09:47PM 20

MS. DOCKRAY: That's all I'm saying. 09:47PM 21

I'm not saying, oh, don't do any of 09:47PM 22

this because we don't have everything here, that's 09:47PM 23

not what I'm saying, I'm just saying I think this is 09:47PM 24

something, you know, as we proceed in deciding how 09:47PM 25


201-641-1812

66

much of this we want to do and how it's crafted, then 09:47PM 1

we exercise caution. 09:47PM 2

COUNCILWOMAN KNUDSEN: I also just want 09:47PM 3

to make two points. 09:47PM 4

I agree, I don't think we should do 09:47PM 5

nothing, I just think we have to strike the balance 09:47PM 6

and get it exactly right. 09:47PM 7

The other point I would like to make, 09:47PM 8

and it's just a point of clarification, that while 09:47PM 9

Paul Vagianos and Tom Hillmann came and spoke -- 09:47PM 10

Tony, I'm sorry, guild and chamber, while they did 09:47PM 11

come and speak, I don't know necessarily that they 09:47PM 12

testified on behalf of their membership. I think 09:47PM 13

they testified or they spoke as residents, but I do 09:47PM 14

not believe that they proffered any testimony or any 09:47PM 15

commentary on behalf of their membership. 09:48PM 16

You said they were here as the 09:48PM 17

president of both. 09:48PM 18

MAYOR ARONSOHN: I just said they were 09:48PM 19

here, I didn't say they spoke on behalf of their 09:48PM 20

organizations. 09:48PM 21

COUNCILWOMAN KNUDSEN: Let me just 09:48PM 22

finish my thought. 09:48PM 23

You stated that Paul was here and Tony, 09:48PM 24

as the president of the Chamber of Commerce and the 09:48PM 25


201-641-1812

67

Guild, so I just wanted to make a point of 09:48PM 1

clarification. I know that you didn't say that they 09:48PM 2

were here, but you pointed out that that's who they 09:48PM 3

were, so I just want to make that point that they 09:48PM 4

didn't testify or comment on behalf of the their 09:48PM 5

membership. That's all. 09:48PM 6

MAYOR ARONSOHN: Sure. 09:48PM 7

MS. PETERS: I agree with that, Susan. 09:48PM 8

COUNCILWOMAN KNUDSEN: Thank you. 09:48PM 9

MS. PETERS: And if we could also, 09:48PM 10

really, I would love for us to go back to the actual 09:48PM 11

document, Section 190, 110 (b)(1), let us go back to 09:48PM 12

what is written as to the uses in these districts, in 09:48PM 13

the areas that we're looking at. 09:49PM 14

I don't want to hear CVS talked about 09:49PM 15

and berated again, leave that poor place alone.09:49PM 16

There are uses that are proposed that 09:49PM 17

are permitted in all these areas, we should be 09:49PM 18

examining this, should these continue to be allowed 09:49PM 19

uses in the areas in the same respect that we are 09:49PM 20

considering perhaps making a change to include this 09:49PM 21

use? 09:49PM 22

Now, this is what, I don't know, I was 09:49PM 23

asking about the use of mandatory versus permissive 09:49PM 24

as to the requirements of changing to multi-housing, 09:49PM 25


201-641-1812

68

because if it become mandatory, does that mean that 09:49PM 1

none of these other uses are permitted any longer in 09:49PM 2

the areas if we make that change or not? 09:49PM 3

COUNCILWOMAN KNUDSEN: I think Gail 09:49PM 4

will answer, because I think that there was that on 09:50PM 5

the one particular zone there was an either/or 09:50PM 6

scenario, so perhaps you'll elaborate. 09:50PM 7

MS. PRICE: On the one property that 09:50PM 8

has been in our housing plan and labeled and known as 09:50PM 9

"affordable housing," and the board has addressed 09:50PM 10

that all along and that's The Dayton site. So that's 09:50PM 11

been in our affordable housing plan, but never 09:50PM 12

implemented by ordinance, dating back to the 09:50PM 13

initiation of the third round. 09:50PM 14

When the board was working through work 09:50PM 15

session and then voted to have Blais do the draft, 09:50PM 16

the old members will recall the struggle that ensued 09:50PM 17

with the mandatory versus non-mandatory inclusion of 09:50PM 18

housing and what many members felt was very 09:50PM 19

important, not to take away uses from property owners 09:50PM 20

that existed -- 09:51PM 21

MS. PETERS: Yes. 09:51PM 22

MS. PRICE: -- because there is the 09:51PM 23

important right that exists with these property 09:51PM 24

owners and other property owners in the village, that 09:51PM 25


201-641-1812


69

you can't just divest them of existing rights, 09:51PM 1

without having very, very, very sound legal grounds. 09:51PM 2

And by way of proposed Master Plan amendment to add 09:51PM 3

multi-family housing, I would suggest that taking 09:51PM 4

away rights would be not the right thing to do. 09:51PM 5


MS. PRICE: So in our next project, 09:51PM 7

which is coming up on our reexamination of the Master 09:51PM 8

Plan, that's something globally that could be looked 09:51PM 9

at, because the zoning ordinance and revisions to the 09:51PM 10

zoning ordinance on a global basis rather than on 09:51PM 11

this amendment request is proper. You know, look at 09:51PM 12

the goals and objectives, look at what revisions and 09:51PM 13

tweaks need to be done, but to get into a serious 09:51PM 14

discussion about taking away or potentially taking 09:52PM 15

away rights of property owners is a very slippery 09:52PM 16

slope. 09:52PM 17

MAYOR ARONSOHN: If I could, because I 09:52PM 18

was one of the proponents of keeping that flexibility 09:52PM 19

and maintaining so it's not mandatory, just to 09:52PM 20

clarify the point, this draft amendment does not make 09:52PM 21

it mandatory. 09:52PM 22

MS. PRICE: Correct. 09:52PM 23

It makes it mandatory in the one site 09:52PM 24

that it was all along -- not mandatory but was in the 09:52PM 25


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housing plan. 09:52PM 1

MS. DOCKRAY: It was in the housing 09:52PM 2

element, but it wasn't mandatory, but now we're 09:52PM 3

making it mandatory. Is that a correct 09:52PM 4

interpretation? 09:52PM 5

MR. BRANCHEAU: It was mandatory in the 09:52PM 6

housing element, except that it did allow the 09:52PM 7

existing dealership to remain. It was only if the 09:52PM 8

dealership were to be removed, then housing would 09:52PM 9

have to be built. 09:52PM 10

MS. PRICE: Right. 09:52PM 11

MR. BRANCHEAU: That's the only thing 09:52PM 12

that could be built there. 09:52PM 13

MS. DOCKRAY: But as it stands now, 09:52PM 14

though, it's just B-2. Am I correct? 09:52PM 15

MR. BRANCHEAU: Correct. As Gail said, 09:53PM 16

it was never implemented by ordinance. 09:53PM 17

MS. PRICE: So it's in the plan, but 09:53PM 18

the ordinance was never done to implement the plan. 09:53PM 19

MS. DOCKRAY: But now we're going to 09:53PM 20

take that away, now we're going to say they can't 09:53PM 21

function, we're going to reduce what they can do with 09:53PM 22

the site. We're saying they can only do housing. Is 09:53PM 23

that correct? 09:53PM 24

MS. PRICE: Well -- 09:53PM 25


201-641-1812

71

MR. BRANCHEAU: That's what it's in the 09:53PM 1

plan. 09:53PM 2

MS. PRICE: That's what's in the 09:53PM 3

proposed amendment right now. 09:53PM 4

MS. DOCKRAY: Right. 09:53PM 5

MS. PRICE: And the board needs to 09:53PM 6

decide whether that's consistent with the housing 09:53PM 7

element that's been adopted by prior iterations of 09:53PM 8

this board and prior iterations with COAH. 09:53PM 9

MS. DOCKRAY: But we are then reducing 09:53PM 10

what they can do with the site? 09:53PM 11

MS. PRICE: Well, we also have a 09:53PM 12

request for that specific use. 09:53PM 13

MS. DOCKRAY: So that's the only 09:53PM 14

difference, that they're requesting it. 09:53PM 15

If they weren't requesting it, you 09:53PM 16

would not recommend that we do that? 09:53PM 17

MS. PRICE: Well, I'm not going to tell 09:53PM 18

you what I would recommend or not right now. 09:54PM 19

MS. DOCKRAY: No, but you just said -- 09:54PM 20

I'm trying to understand. That's all. 09:54PM 21

MS. PRICE: I think that there's a lot 09:54PM 22

that goes into it, Wendy, particularly in light of 09:54PM 23

the Supreme Court's decision last week, and that 09:54PM 24

there are a lot of different issues at play here in 09:54PM 25


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terms of, you know, what would be recommended and 09:54PM 1

what is the wise thing to do. 09:54PM 2

MAYOR ARONSOHN: But to answer 09:54PM 3

Michele's question, again, of the four sort of zones 09:54PM 4

that we're looking at, three of them maintain the 09:54PM 5

right as-of-right ability, so we're not taking 09:54PM 6

anything away from those, at least not proposed. 09:54PM 7

MS. PRICE: Right. 09:54PM 8

Can I just add something, just on 09:54PM 9

Kevin's, as long as I was, it will just maybe 09:54PM 10

address, because, and I know, Michele, you've 09:54PM 11

mentioned on several occasions the importance of not 09:54PM 12

mixing site plan with Master Plan issues. 09:54PM 13


MS. PRICE: And, Kevin, just to your 09:54PM 15

one concern about the traffic improvements and, you 09:54PM 16

know, where does that fall and responsibility. While 09:55PM 17

traffic is certainly something that you should look 09:55PM 18

at and, you know, look hard at in terms of negative 09:55PM 19

impacts on pedestrian safety and vehicular movements 09:55PM 20

and whatnot, the guts of that would be addressed at 09:55PM 21

site plan and in the ordinance, because the 09:55PM 22

responsibility and liability for both on-site and 09:55PM 23

off-track, off-site traffic improvements, both via 09:55PM 24

the village through Chris' office and through the 09:55PM 25


201-641-1812


73

county Planning Board would all hit at the time of 09:55PM 1

site plan application. 09:55PM 2

So the mitigation that would be 09:55PM 3

necessary to address anything that was done on any of 09:55PM 4

these sites, commercial, residential, mix use, would 09:55PM 5

all need to be done as an absolute requirement at 09:55PM 6

site plan approval.09:55PM 7

MR. REILLY: Right, I believe I said I 09:56PM 8

recognize there will be impacts. I believe there was 09:56PM 9

some testimony there wasn't going to be substantial, 09:56PM 10

there's is going to be impacts, but I also think 09:56PM 11

those impacts can be mitigated. So yes, and I 09:56PM 12

realize that's deferred down the road.09:56PM 13

And as far as, I think it is called the 09:56PM 14

traffic improvement district that was proposed or 09:56PM 15

something like that, that's not ours, I think that's 09:56PM 16

probably the council's job, not our job. 09:56PM 17

MS. PRICE: Correct.09:56PM 18

MR. REILLY: So I was just putting that 09:56PM 19

out there as a concern. 09:56PM 20

MS. PRICE: Okay. 09:56PM 21

COUNCILWOMAN KNUDSEN: Someone's next. 09:56PM 22

CHAIRMAN NALBANTIAN: Are there any 09:56PM 23

other comments? 09:56PM 24

I would just say -- 09:56PM 25


201-641-1812

74

MS. PETERS: Right here. 09:56PM 1

CHAIRMAN NALBANTIAN: Please. 09:56PM 2

MR. ABDALLA: Two comments. 09:56PM 3

Wendy mentioned earlier the school 09:56PM 4

capacity and obviously it's a real concern for us 09:56PM 5

here on the board and for our fellow citizens. And 09:56PM 6

my question again, maybe I'm asking myself the 09:56PM 7

question, should the fact that our schools are near 09:56PM 8

capacity, should that influence our decision in the 09:57PM 9

sense that, you know, we limit the change that some 09:57PM 10

of us would like to see, but the fact that there's, I 09:57PM 11

want to say, you know, that other schools reach 09:57PM 12

capacity? Because I'm not sure about that, and the 09:57PM 13

testimony that I heard and the exhibits that I read 09:57PM 14

and all that doesn't really tell me that they're at 09:57PM 15

full capacity and I'm not quite sure, how would -- 09:57PM 16

I'm asking -- a Master Plan amendment address 09:57PM 17

something that specific and should it be our 09:57PM 18

responsibility here to decide whether okay, are the 09:57PM 19

schools at capacity or not and should that prevent us 09:57PM 20

from moving forward or not? 09:57PM 21

And the other question that I had, 09:57PM 22

because I heard I believe the mayor and councilwoman 09:58PM 23

talked about amenities and luxury housing. That's 09:58PM 24

another, yeah, exactly, site plan and I'm not sure, 09:58PM 25


201-641-1812

75

these things are dictated by market anyway. And when 09:58PM 1

it comes to zoning, I don't think anybody can tell 09:58PM 2

anybody that they should be building this way or that 09:58PM 3

way, so I'm not quite sure that should be also a 09:58PM 4

concern.09:58PM 5

COUNCILWOMAN KNUDSEN: Well, let me 09:58PM 6

just be clear, not to interrupt. 09:58PM 7

The only reason I raise it is because 09:58PM 8

it's essentially what's been somewhat promoted here, 09:58PM 9

and with luxury housing and with these amenities just 09:58PM 10

being promoted, I'm just take making the point that 09:58PM 11

we cannot include that, even in a site plan, you 09:58PM 12

cannot zone the amenities, the granite countertops, 09:58PM 13

stainless steel appliances. You cannot include that, 09:58PM 14

and so what is being presented is a conceptual, but 09:59PM 15

it's certainly not something that we have any control 09:59PM 16

over and I think that that was my point, it's not 09:59PM 17

that it matters to me, I just want to make it clear 09:59PM 18

that if that's what's being promoted it can't be, 09:59PM 19

it's not bearing on any of this. 09:59PM 20

Actually something you said earlier I 09:59PM 21

just thought, hoped you would clarify. 09:59PM 22

Earlier you made a comment that this 09:59PM 23

would help revitalize the Central Business District. 09:59PM 24

And I was just curious to what data you have to 09:59PM 25


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76

suggest that, other than underutilized properties, 09:59PM 1

what data do you have that suggests that the 09:59PM 2

Ridgewood CBD is not vital? 09:59PM 3

Because I go down there a lot, and it 09:59PM 4

seems to be pretty happening. So I'm just curious to 09:59PM 5

expand on your comment. 09:59PM 6

MR. ABDALLA: Let me just clarify, 09:59PM 7

maybe I didn't word it right. 09:59PM 8

I wasn't suggesting that this would 10:00PM 9

revitalize, but I said that dealing in this process 10:00PM 10

there was a lot of talk about revitalizing downtown, 10:00PM 11

and my point was specifically the density and mass. 10:00PM 12

And from my personal knowledge, usually, you know, 10:00PM 13

the downtowns that I've seen and I've witnessed, 10:00PM 14

there's a lot of pedestrian traffic that helps the 10:00PM 15

retail shops and helps giving the downtown a very 10:00PM 16

lively feel. And that's usually how to revitalize 10:00PM 17

any downtown. I wasn't specifically talking about 10:00PM 18

Ridgewood. 10:00PM 19

COUNCILWOMAN KNUDSEN: Oh, thank you. 10:00PM 20

MAYOR ARONSOHN: If I could, just a 10:00PM 21

couple of points on the amenities issue. 10:00PM 22

What I'm talking about is not 10:00PM 23

necessarily countertops and things like that. We had 10:00PM 24

talked at some point about common space, common 10:01PM 25


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rooms, a fitness center, something that could help 10:01PM 1

make this different than what we already have. 10:01PM 2

Again I think we have a lot of low, 10:01PM 3

moderate income apartments. I think that's great, 10:01PM 4

but we don't need more necessarily. 10:01PM 5

What I think what we do need is when we 10:01PM 6

talk about the empty-nesters, something nice, 10:01PM 7

something on a different scale. 10:01PM 8

And so to the extent we can help ensure 10:01PM 9

that, and I don't know if we can, I think that would 10:01PM 10

go a long way just with my concerns. 10:01PM 11

Second, I think it would address the 10:01PM 12

school concern, because the fact of the matter is, I 10:01PM 13

would imagine that if these apartments and say they 10:01PM 14

are rental apartments go for 2 to $3,000 a month, I 10:01PM 15

would imagine a family would rather spend that paying 10:01PM 16

a mortgage with a house with a backyard and more 10:01PM 17

space than they would with an apartment, so it might 10:01PM 18

go to address that issue also. 10:01PM 19

MR. BRANCHEAU: On that issue, I had 10:01PM 20

said in my testimony that while it's true that we 10:01PM 21

cannot legislate the rent levels or the sale prices 10:02PM 22

of the units, nor can we legislate the amenities and 10:02PM 23

the bathrooms and so forth, the countertops and that 10:02PM 24

sort of thing, my point in my testimony was that you 10:02PM 25


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78

wanted to zone in a way that would allow for that, 10:02PM 1

not mandate it. In other words, if your zoning 10:02PM 2

forces smaller units, you're sort of like preventing 10:02PM 3

higher-end apartments, as opposed to what we talked 10:02PM 4

about a few moments ago, about the relationship of 10:02PM 5

floor area ratio. 10:02PM 6

If you want to have 800-square foot 10:02PM 7

apartments, you can have a lot smaller floor area 10:02PM 8

ratio and that was the point I was trying to make, 10:02PM 9

it's not mandated but gives the opportunity for that 10:02PM 10

to happen, if the market is there. 10:02PM 11

COUNCILWOMAN KNUDSEN: I think to 10:03PM 12

Paul's point, and I don't disagree with the concept 10:03PM 13

of pricing, however, one would always have to 10:03PM 14

acknowledge that market conditions, supply, demand, 10:03PM 15

recession, all of that impacts cost. And so I think 10:03PM 16

that there's no guarantee that any unit per se will 10:03PM 17

be at that rate at any given point in time. There 10:03PM 18

are a lot of economic conditions that factor into 10:03PM 19

what that rate is, and so I think that's a really 10:03PM 20

important point to raise. 10:03PM 21

MAYOR ARONSOHN: If I can also say two 10:03PM 22

things on the schoolchildren issue. 10:03PM 23

First of all, I'm struck by the table 10:03PM 24

that Blais gave us about the fluctuation in the 10:03PM 25


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79

number of schoolchildren. It's a hard thing to 10:03PM 1

predict, it's a variable. And I think, and I won't 10:03PM 2

put words in his mouth, and I think Dr. Fishbein had 10:03PM 3

said at one point, somebody had said this, if we have 10:03PM 4

50 kids who all go to Ridge fourth grade, well, that 10:03PM 5

might be an issue and a real challenge, but 50 kids 10:03PM 6

all going to a different schools and different ages, 10:04PM 7

that's less of a challenge, and it's hard to predict 10:04PM 8

to guarantee one way or the other. 10:04PM 9

And the second thing I want to say, I 10:04PM 10

know we all agree on this, this is a community that 10:04PM 11

embraces families, embraces children, and it's 10:04PM 12

something that's sort of part of our identity. So I 10:04PM 13

don't want somebody to take away from this 10:04PM 14

conversation, that we don't want schoolchildren here, 10:04PM 15

we love schoolchildren, and I think that's an 10:04PM 16

important thing to come back to, because it's a 10:04PM 17

vibrant part of our community, so it's just striking 10:04PM 18

that balance. 10:04PM 19

MS. DOCKRAY: Right, but I think we're 10:04PM 20

looking ahead, you know, 10, 20, 30 years here, 10:04PM 21

whatever it is, and we have the option to think about 10:04PM 22

the fact that we have the school system that's at 10:04PM 23

capacity and we have the option to think about 10:04PM 24

different options, you know, different possibilities 10:04PM 25


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80

for these sites, and it just something to keep out 10:04PM 1

there a little bit. That's all. 10:04PM 2

MAYOR ARONSOHN: Sure. 10:04PM 3

MS. DOCKRAY: As I said, if we knew we 10:04PM 4

had a lot of capacity, I think we could even cross 10:04PM 5

that completely off our worry list, but I just read 10:05PM 6

that, it gave me some pause. That's all. 10:05PM 7

MAYOR ARONSOHN: If you look at the 10:05PM 8

numbers that Blais gave us, and I know Michele is 10:05PM 9

jumping in here, but there was a decrease of almost 10:05PM 10

40 students from the last year. 10:05PM 11

MS. DOCKRAY: But that decrease came, 10:05PM 12

and then he said "We're at capacity," so -- 10:05PM 13

MAYOR ARONSOHN: It's supposed to 10:05PM 14

decrease again next. It's a hard thing to control. 10:05PM 15

MS. PETERS: I thought it was one of 10:05PM 16

the more interesting statistics was looking at the 10:05PM 17

past history. We had more students in the schools in 10:05PM 18

past years. What we've been doing is getting less 10:05PM 19

students per class. I mean, we're changing how we're 10:05PM 20

teaching, we're changing the structure, that's the 10:05PM 21

difference. It's called if we had to change, how 10:05PM 22

many students are in a class, I think we can have 10:05PM 23

greater capacity of what's there. It's just at today 10:05PM 24

how many students we have per class per teacher, 10:05PM 25


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81

we're at capacity as far as the statistics go for 10:06PM 1

right now. 10:06PM 2

COUNCILWOMAN KNUDSEN: So, thank you 10:06PM 3

Michele. 10:06PM 4

Actually I wanted to go back one more 10:06PM 5

time and read Gail's line here, because the test for 10:06PM 6

proper zoning ordinance should be thus whether it 10:06PM 7

reasonably promotes a balanced and well-ordered plan 10:06PM 8

for the entire municipality, and those words resonate 10:06PM 9

with me, because as we're talking about school-aged 10:06PM 10

children, and we love our school-aged children, 10:06PM 11

there's no doubt at it, we do adore them; however, we 10:06PM 12

are very focused on these particular units and this 10:06PM 13

proposal, and it's been suggested that our seniors 10:06PM 14

would want to utilize this opportunity and shift 10:06PM 15

their residence to an apartment, which means there's 10:06PM 16

an inventory, likely an increase, an abundant 10:06PM 17

inventory of single family dwellings that will 10:06PM 18

subsequently be filled with families with children, 10:07PM 19

because once you displace those seniors from those 10:07PM 20

homes, they will put their homes on the market. And 10:07PM 21

I think when we're talking about the comprehensive 10:07PM 22

plan, well-ordered for the entire municipality, these 10:07PM 23

are these unintended consequences. We're very, very 10:07PM 24

hyper focused on these apartments, but when we talk 10:07PM 25


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82

about the residual, how it affects the entire 10:07PM 1

community, is really very relevant. 10:07PM 2

And to Wendy's point, you know, it 10:07PM 3

won't be 50 children in perhaps the fourth grade at 10:07PM 4

Ridge School, but I always look at my own block, and 10:07PM 5

I think that 60 percent of the homes on my little 10:07PM 6

street are occupied by individuals who are 10:07PM 7

empty-nesters or have no children in the school 10:07PM 8

system. 10:07PM 9

So if we were to sell our homes and 10:07PM 10

move into an apartment, I could sell my home to a 10:07PM 11

family with five kids, and they'd all live 10:07PM 12

comfortably. 10:07PM 13

MAYOR ARONSOHN: If I could respond to 10:07PM 14

that. 10:08PM 15

A couple of clarifications. 10:08PM 16

First of all, for us non-seniors, and 10:08PM 17

soon to be empty-nester, not every empty-nester is a 10:08PM 18

senior. 10:08PM 19

COUNCILWOMAN KNUDSEN: You're a kid. 10:08PM 20

He's a kid. 10:08PM 21

MAYOR ARONSOHN: But -- 10:08PM 22

COUNCILWOMAN KNUDSEN: I call him the 10:08PM 23

kid. 10:08PM 24

MAYOR ARONSOHN: But, you know, one of 10:08PM 25


201-641-1812

83

the things I think we need to consider, again, 10:08PM 1

there's a lot of variables that go to this, but I 10:08PM 2

don't think providing an apartment for an 10:08PM 3

empty-nester is going to necessarily be the reason 10:08PM 4

they go. If they want to downsize, they're going to 10:08PM 5

downsize, and hopefully they'll do it in Ridgewood. 10:08PM 6

Right now they're downsizing outside of Ridgewood, 10:08PM 7

and so they're leaving, a lot of these folks, 10:08PM 8

regardless, and so they're making room for that 10:08PM 9

family to come in, regardless, the only difference is 10:08PM 10

we're not keeping them here in Ridgewood. 10:08PM 11

COUNCILWOMAN KNUDSEN: To some extent.10:08PM 12

Some are just not leaving Ridgewood, 10:08PM 13

some are simply staying here and, for whatever 10:08PM 14

reason, you know, my parents are really old, I mean, 10:08PM 15

sorry, but they're seniors and they live in Ridgewood 10:08PM 16

and they're in a house, and so, you know, I just 10:08PM 17

think to that end, I don't know, but we are 10:09PM 18

suggesting that seniors would utilize this as an 10:09PM 19

opportunity and it's just something, I think to my -- 10:09PM 20

and I agree with you, and you're not a senior 10:09PM 21

citizen, but I would say that it's something to 10:09PM 22

contemplate when we talk about a well-ordered plan 10:09PM 23

for the entire municipality. That's all I'm saying. 10:09PM 24

CHAIRMAN NALBANTIAN: I tend to agree 10:09PM 25


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84

with Paul on this. I think we can overanalyze the 10:09PM 1

what-ifs to death and say the what-ifs, you know, but 10:09PM 2

at the end of the day, there will be turnover of 10:09PM 3

homes and there will be families that leave and 10:09PM 4

families that come in. And I think part of the 10:09PM 5

testimony we heard is that there will be a number who 10:09PM 6

will leave Ridgewood because they don't have this 10:09PM 7

amenity and find a place somewhere else. And if this 10:09PM 8

can provide opportunity for them to remain here, 10:09PM 9

contribute to the culture of our town, to help 10:09PM 10

maintain and help preserve some of the other 10:09PM 11

amenities that are important to the village, it's 10:09PM 12

always a positive thing. 10:09PM 13

COUNCILWOMAN KNUDSEN: But, again, we 10:09PM 14

have no data to suggest that the price would be 10:10PM 15

something that would even be approachable for a 10:10PM 16

retiree in Ridgewood, so I think and, really, to that 10:10PM 17

end, I think it's just pieces of a puzzle that we're 10:10PM 18

missing, and I think maybe we'll all just agree to 10:10PM 19

disagree on this. 10:10PM 20

MS. DOCKRAY: Susan, that's why I keep 10:10PM 21

using the word "caution," because there are some 10:10PM 22

pieces of the puzzle missing, and this is a very 10:10PM 23

large change. So, you know, in my mind, I'm sort of 10:10PM 24

looking for a smaller change, be more conservative, 10:10PM 25


201-641-1812


85

that's all. 10:10PM 1

COUNCILWOMAN KNUDSEN: Cautious, I 10:10PM 2

agree. Thank you. 10:10PM 3

MS. PRICE: And I just want to throw in 10:10PM 4

caution from my seat in terms of when you're weighing 10:10PM 5

of all this, that the goals of the Municipal Land Use 10:10PM 6

Law should be where you're looking, and to see 10:10PM 7

whether the goals and objectives of the Municipal 10:10PM 8

Land Use Law are furthered in relationship to the 10:10PM 9

Village of Ridgewood. 10:10PM 10

The fiscal impact and the school impact 10:10PM 11

are certainly things that you can consider, I mean, 10:11PM 12

we talked about that, but they should be considered 10:11PM 13

in proper proportion to your overall consideration. 10:11PM 14


MS. PRICE: They should not be a large 10:11PM 16

consideration, nor should they be a determinative 10:11PM 17

factor in deciding this particular amendment, because 10:11PM 18

they're not proper, they've been held to be improper 10:11PM 19

just on their basis alone, but you can certainly 10:11PM 20

throw them into the pot and consider them as part of 10:11PM 21

the pot. 10:11PM 22

MS. DOCKRAY: That's it, I just threw 10:11PM 23

it into the pot. 10:11PM 24

MS. PRICE: Okay. I just want to 10:11PM 25


201-641-1812

86

caution how much we're stirring the pot, how much 10:11PM 1

salt and pepper, just make sure it's the right 10:11PM 2

balance, as everybody is saying.10:11PM 3


Gail, can we ask -- I know, Charles, 10:11PM 5

I'm guessing we're getting near the end of the time. 10:11PM 6

CHAIRMAN NALBANTIAN: I think what we 10:11PM 7

need to do is collect those elements that we're 10:11PM 8

looking to better understand and clarify. At the 10:11PM 9

beginning of my testimony, I asked if some of my 10:11PM 10

points were consistent, that we get some help from 10:12PM 11

Blais, which I think he's beginning to do, issues 10:12PM 12

like density and height seem to be a common theme 10:12PM 13

with most people, and it's perhaps common in Susan's 10:12PM 14

perspective also, maybe it's a question of balance 10:12PM 15

and trying to better understand how these pieces fit 10:12PM 16

together so we can achieve a balance within the scope 10:12PM 17

of providing benefit to those who expressed concern 10:12PM 18

about that, all of stakeholders, which would include 10:12PM 19

the potential folks who would be building, and also 10:12PM 20

the public who expressed their concerns, which is 10:12PM 21

part of the reason why I brought density up in the 10:12PM 22

first place as the primary concern, because that 10:12PM 23

impacts everything, it seems to impact a lot of 10:12PM 24

things.10:12PM 25


201-641-1812

87

So maybe we can take a moment to 10:12PM 1

identify those elements that are our concern that we 10:12PM 2

can then bring back and ask Blais to help us better 10:13PM 3

comprehend how we can work that into the current 10:13PM 4

framework that we have. 10:13PM 5

Does anybody want to start? 10:13PM 6

MAYOR ARONSOHN: Again, can I elaborate 10:13PM 7

on my parking idea a little bit? 10:13PM 8

So one of the thoughts I had is, right 10:13PM 9

now I guess that requirement is 1.4 spaces per unit. 10:13PM 10

If this board felt it made sense, maybe we could, and 10:13PM 11

I'm just throwing this, this is just an arbitrary 10:13PM 12

number, what if we made it 2.0 spaces per unit, and 10:13PM 13

for those developers that didn't want to close that 10:13PM 14

.6 gap, maybe there's a way we could sort of quantify 10:13PM 15

that and they could put that that money into a fund 10:13PM 16

that we, the village, could us to help build our 10:13PM 17

garage, because that would go, if in fact there is a 10:13PM 18

concern that there more than 1.4 vehicles per unit 10:13PM 19

and we know we need to build a garage and we need to 10:14PM 20

find the money somewhere, maybe this would be a place 10:14PM 21

that we could provide relief to the town as we go 10:14PM 22

forward. 10:14PM 23

I don't know if that's doable, I don't 10:14PM 24

know how plausible that is, but maybe that's 10:14PM 25


201-641-1812

88

something that Blais can opine on now or come back at 10:14PM 1

some point. 10:14PM 2

CHAIRMAN NALBANTIAN: I think you need 10:14PM 3

to clarify that, Blais. 10:14PM 4

MR. BRANCHEAU: I'd rather come back on 10:14PM 5

that one. 10:14PM 6

MS. DOCKRAY: Blais, just relative to 10:14PM 7

Paul's statement, I thought that, and correct me, 10:14PM 8

that we are required to specify RSIS and that we 10:14PM 9

cannot vary from that until there's a site plan in 10:14PM 10

front of us, in which case we could make an 10:14PM 11

adjustment. 10:14PM 12

Is that correct or you got to think 10:14PM 13

about that some more? 10:14PM 14

MR. BRANCHEAU: No, I can answer that.10:14PM 15

MS. DOCKRAY: Okay.10:14PM 16

MR. BRANCHEAU: The standard is the 10:14PM 17

standard. The state has basically preempted 10:14PM 18

municipal regulations. 10:14PM 19

MS. DOCKRAY: So we are preempted? 10:14PM 20


And the state in its regs, however, 10:14PM 22

does allow you to reduce, I think, the requirement in 10:15PM 23

cases where it's clearly demonstrated that they don't 10:15PM 24

need that much. 10:15PM 25


201-641-1812


89

MS. PRICE: At the time of site plan. 10:15PM 1

MR. BRANCHEAU: At the time of site 10:15PM 2

plan. And that would typically be someone coming in 10:15PM 3

with a senior project, they're going to say seniors 10:15PM 4

aren't owning that many cars, they don't have kids, 10:15PM 5

yada, yada, yada, they don't need that much parking. 10:15PM 6

They also mentioned transit as a thing. Again, 10:15PM 7

there's transit in Manhattan and there's transit in 10:15PM 8

the suburbs, you have to look at each case on the 10:15PM 9

facts of that case, but that's all site plan. 10:15PM 10

But the standard I know is RSIS is not 10:15PM 11

1.4 today, it ranges from 1.7 to 2 per unit, in that 10:15PM 12

range, I may be off by a 10th somewhere, but it's 10:15PM 13

higher than that. So we can go down to 1.4, if 10:15PM 14

circumstances warrant, but it's not -- 10:16PM 15

MAYOR ARONSOHN: But if we did decide 10:16PM 16

to do that, we can potentially, and this is something 10:16PM 17

I want you to explore, sort of say that this board, 10:16PM 18

if we're allowed to go up to 1.7 or 2, if the state 10:16PM 19

allows us to do that -- Susan is shaking her head. 10:16PM 20

COUNCILWOMAN KNUDSEN: I'm confused, 10:16PM 21

because I thought -- I'm sorry I didn't mean to do 10:16PM 22

that to you, but I thought we were at the RSIS 10:16PM 23

standard, and that's what I started to ask you, is 10:16PM 24

1.7. So we don't want to further reduce our compound 10:16PM 25


201-641-1812

90

parking issues.10:16PM 1

MR. BRANCHEAU: The default is 1.7 to 10:16PM 2

2, in that range, and we would only reduce it if we 10:16PM 3

were satisfied that it wouldn't overload the already 10:16PM 4

deficient downtown. 10:16PM 5

MAYOR ARONSOHN: To go back to the 10:16PM 6

point, but there's a range.10:16PM 7

MR. BRANCHEAU: Well, it depends on the 10:16PM 8

number of bedrooms. Basically, they tell you if it's 10:16PM 9

a one bedroom unit or a two bedroom unit or a three 10:16PM 10

bedroom unit, the number of parking spaces goes up 10:16PM 11

that's required. 10:17PM 12

But as far as what you actually require 10:17PM 13

at site plan, whether you grant -- I don't think 10:17PM 14

that's technically a waiver, it's just an 10:17PM 15

acknowledgment that they don't need it. What it goes 10:17PM 16

down to is different in each case, depending on the 10:17PM 17

circumstances of each case. 10:17PM 18

MAYOR ARONSOHN: Well, then if I could 10:17PM 19

ask you just if you could, when you're going back and 10:17PM 20

thinking through all these issues, is there any way 10:17PM 21

to use this opportunity, this exercise, to address 10:17PM 22

one of the biggest concerns in the village, which is 10:17PM 23

parking? 10:17PM 24

MR. BRANCHEAU: We can look at that. 10:17PM 25


201-641-1812

91


Are there other comments for Blais?10:17PM 2

(No response.)10:17PM 3

CHAIRMAN NALBANTIAN: There are a lot 10:17PM 4

of points that would be very useful. In terms -- 10:17PM 5

MAYOR ARONSOHN: I'm sorry one other 10:17PM 6

one is the special needs housing in the context of 10:17PM 7

affordable housing, and what we can and can't do 10:17PM 8

there. 10:17PM 9

MR. BRANCHEAU: We could certainly look 10:17PM 10

at that as well. It's a cloudy issue at the moment, 10:17PM 11

because of the court decision, we're still sorting 10:18PM 12

out the implications of the court decision and what 10:18PM 13

it means. So I may not be able to have an answer in 10:18PM 14

two weeks on that one, but right now the plan does 10:18PM 15

not go into detail of the composition of that 10:18PM 16

affordable housing, it basically says in accordance 10:18PM 17

with the law. So it might be something that when we 10:18PM 18

get to the housing element and to the ordinance, that 10:18PM 19

that might be the time to deal with that issue, we'll 10:18PM 20

know more then, and we'll be able to better 10:18PM 21

understand what we can and cannot do. 10:18PM 22

MAYOR ARONSOHN: Great. Thanks. 10:18PM 23

CHAIRMAN NALBANTIAN: Blais, it's 10:18PM 24

actually three weeks, you'll have. 10:18PM 25


201-641-1812

92

MR. BRANCHEAU: Well, three weeks or 10:18PM 1

two months, I don't think it's going to make a 10:18PM 2

difference. 10:18PM 3

MS. DOCKRAY: Blais, could you, given 10:18PM 4

everyone's concern about height, could you tell us if 10:18PM 5

we were to specify the height at what basically it 10:19PM 6

currently is now, 45, and then 50 with affordable 10:19PM 7

housing, what the relevant density would be based on 10:19PM 8

I think you had -- the current parameter you had 10:19PM 9

used, which I think was 1,500 square feet per unit, 10:19PM 10

and tell us what the associated density would be, 10:19PM 11

could you do that? 10:19PM 12

MR. BRANCHEAU: I can give you a range, 10:19PM 13

I think. 10:19PM 14


MR. BRANCHEAU: There's a whole host of 10:19PM 16

parameters that would go into calculating a density 10:19PM 17

yield, that would include such things as coverage, 10:19PM 18

parking, size of the units -- 10:19PM 19

MS. DOCKRAY: Right, right. You're 10:19PM 20

right. 10:19PM 21

MR. BRANCHEAU: -- height of the 10:19PM 22

building, you know, all those things together give 10:19PM 23

you really what density you could achieve, shape of 10:19PM 24

the lot, all kinds of things. Like I say, I'll give 10:19PM 25


201-641-1812


93

you some examples and ranges of what that can result 10:20PM 1

in. 10:20PM 2

MS. DOCKRAY: That would be helpful.10:20PM 3


COUNCILWOMAN KNUDSEN: Blais, I 10:20PM 5

actually wanted to ask -- I'm sorry, Kevin, did you 10:20PM 6

want to go first? Were you going to jump in there or 10:20PM 7

can I speak? 10:20PM 8

Okay, sorry. 10:20PM 9

So when we're talking about density and 10:20PM 10

height and floor area ratio, I just wanted to 10:20PM 11

approach the idea of density units per acre. And I 10:20PM 12

wondered if, and actually based on a lot of numbers 10:20PM 13

that were approached or --10:20PM 14

(Interruption over loudspeaker.)10:20PM 15

CHAIRMAN NALBANTIAN: Why don't we 10:20PM 16

continue. 10:20PM 17

COUNCILWOMAN KNUDSEN: Okay. 10:21PM 18

So back to where I was. 10:21PM 19

Many who came to the podium spoke about 10:21PM 20

supporting these changes, but also spoke to the 10:21PM 21

number of units per acre. 10:21PM 22

And in the 2008 report for the Master 10:21PM 23

Plan Fair Share Housing Element, it lays out somewhat 10:21PM 24

of a plan and I wondered if, and I don't know if Gail 10:21PM 25


201-641-1812

94

will agree to this or as a starting point, if anyone 10:21PM 1

even had the opportunity to review that, as somewhat 10:21PM 2

of a starting point, to give us some guidance and 10:21PM 3

direction as it already is laid out in a plan with a 10:21PM 4

certain density? And I just wondered if that wasn't 10:21PM 5

just an idea in terms of floor area ratio, height, 10:21PM 6

and as a starting point with that, is that 10:21PM 7

appropriate? 10:21PM 8

MS. PRICE: I mean, I think that the 10:21PM 9

board can take judicial notice of documents that have 10:21PM 10

been adopted by this board and by the Village 10:22PM 11

Council. 10:22PM 12

To the extent that Blais has not done 10:22PM 13

exercises, is relying upon those particular 10:22PM 14

documents, is a question that we need to ask Blais. 10:22PM 15

And if he can do so -- Blais, you're writing -- if 10:22PM 16

you can do so based upon your testimony and your 10:22PM 17

individual review without going back and doing a full 10:22PM 18

blown additional study. 10:22PM 19

COUNCILWOMAN KNUDSEN: And I'm just 10:22PM 20

saying it as somewhat of a starting point, because it 10:22PM 21

seems to me that logically in 2008, there was a 10:22PM 22

tremendous amount of work put into a plan. And so I 10:22PM 23

don't know that much has -- 10:22PM 24

MS. PRICE: Go ahead, Blais. 10:22PM 25


201-641-1812

95

MR. BRANCHEAU: I know how I arrived at 10:22PM 1

that density figure in the plan. 10:22PM 2

COUNCILWOMAN KNUDSEN: Right. I'm just 10:23PM 3

saying, not to get lost in the weeds here, just 10:23PM 4

somewhat of a starting point in terms of to Wendy's 10:23PM 5

point about looking at height and what number you 10:23PM 6

come to and density and floor area ratio, if that's 10:23PM 7

not something that you can weave into your analysis 10:23PM 8

and look at that as somewhat of a starting point. 10:23PM 9

MR. BRANCHEAU: If it's allowed without 10:23PM 10

breaking some rule -- 10:23PM 11

COUNCILWOMAN KNUDSEN: It's part of our 10:23PM 12

Master Plan. 10:23PM 13

MR. BRANCHEAU: -- I could explain what 10:23PM 14

the analysis was for that, and as an example of how 10:23PM 15

density can be arrived at, I can do that as one of my 10:23PM 16

examples, but there's so many parameters to consider. 10:23PM 17

MS. PRICE: Well, I think I need to 10:23PM 18

talk to Blais and see exactly what's necessary to 10:23PM 19

stay within the parameters of this hearing process to 10:23PM 20

ensure no procedural violations occur, because there 10:23PM 21

are some components of prior affordable housing 10:24PM 22

elements that were reviewed and included, and I don't 10:24PM 23

think we want to mix those items with this record. 10:24PM 24

COUNCILWOMAN KNUDSEN: And I'm not 10:24PM 25


201-641-1812

96

looking to mix, I'm just looking, in terms to Wendy's 10:24PM 1

point, she spoke about height and density and floor 10:24PM 2

area ratio and whether or not that's something he can 10:24PM 3

look at as a starting point. I didn't mean to do an 10:24PM 4

overanalysis of it, it doesn't mean to study how he 10:24PM 5

arrived at those numbers, it's just as a piece that 10:24PM 6

already exists, and whether or not, to Wendy's point, 10:24PM 7

that's an area to start. 10:24PM 8

MS. PRICE: Okay. So why don't I look 10:24PM 9

at that post meeting, and I'll talk to Blais about 10:24PM 10

it. And I certainly think that the requested 10:24PM 11

analysis, because I think several board members, I 10:24PM 12

think the consensus is that you want to hear from 10:24PM 13

Blais on -- 10:25PM 14


MS. PRICE: -- a lot of these issues.10:25PM 16

I mean, I wrote down height, parking, 10:25PM 17

affordable housing, density. "Density" I wrote down 10:25PM 18

about ten times. 10:25PM 19

MS. PETERS: It's the setback open 10:25PM 20

space concept. 10:25PM 21

MS. PRICE: Open space and green areas. 10:25PM 22

COUNCILWOMAN KNUDSEN: I think if the 10:25PM 23

shared parking was still on the table, that was a big 10:25PM 24

issue as well. 10:25PM 25


201-641-1812


97

CHAIRMAN NALBANTIAN: We need clarity. 10:25PM 1

COUNCILWOMAN KNUDSEN: Yes, the shared 10:25PM 2

parking. 10:25PM 3

CHAIRMAN NALBANTIAN: This is the only 10:25PM 4

comment I would make. I think our current amendment 10:25PM 5

is the starting point, but maybe using that as a 10:25PM 6

basis of comparison, if that's what you're trying to 10:25PM 7

do. 10:25PM 8

COUNCILWOMAN KNUDSEN: Yes, thank you. 10:25PM 9

MS. PETERS: Paul, because I know, I 10:25PM 10

think Susan's the only person who said that she was 10:25PM 11

not for the amendment as it has been presented, and I 10:26PM 12

wanted to say that I'm in agreement with that, I am 10:26PM 13

not for, I'm not in support of the amendment as it 10:26PM 14

has been presented to us. I want that clear. And 10:26PM 15

that when we're asking about this additional 10:26PM 16

information to be provided to us, it's in order to go 10:26PM 17

toward further amendment. 10:26PM 18

CHAIRMAN NALBANTIAN: Right. 10:26PM 19

Understood. 10:26PM 20

MS. PETERS: Thank you. 10:26PM 21

MAYOR ARONSOHN: Charles, just one 10:26PM 22

other issue I raised earlier. 10:26PM 23

At some point, I'd love to have the 10:26PM 24

discussion of the idea of looking at all four zones 10:26PM 25


201-641-1812

98

in one as we are now or breaking up into a bifurcated 10:26PM 1

into a core and periphery or looking at four 10:26PM 2

different amendments because it's four different 10:26PM 3

zones and what the implications of that are. 10:26PM 4

MS. PRICE: Blais can do that. 10:26PM 5

MAYOR ARONSOHN: Blais can do that. 10:26PM 6

MS. DOCKRAY: Paul, do you want 10:26PM 7

Blais -- I'm thinking the next time we come, I mean, 10:26PM 8

this sounds like maybe our best opportunity to ask 10:26PM 9

Blais for information, so that we don't necessarily 10:26PM 10

have to come back another meeting if we don't need 10:26PM 11

to, but if we do, we do, do you need information on 10:27PM 12

your amenity concept? Can he give us any guidance on 10:27PM 13

that? 10:27PM 14

MAYOR ARONSOHN: Yes, I think anything 10:27PM 15

more he can speak to on that issue, sure, if there is 10:27PM 16

anything we can do. 10:27PM 17

MR. BRANCHEAU: You're not talking 10:27PM 18

about faucets? 10:27PM 19

Recreational amenities, is that what 10:27PM 20

you're talking about? 10:27PM 21

MAYOR ARONSOHN: Fitness center, yes, 10:27PM 22

why not? 10:27PM 23

MS. PRICE: I will ask Blais to look at 10:27PM 24

that and address whether that's Master Plan or 10:27PM 25


201-641-1812

99

whether that's something that could be included in 10:27PM 1

the ordinance and how it can be included in the 10:27PM 2

ordinance, and then how it would be reviewed at site 10:27PM 3

plan, that's a fair question. 10:27PM 4

MS. DOCKRAY: Okay. Good. 10:27PM 5

MS. PRICE: So that can be asked. 10:27PM 6

CHAIRMAN NALBANTIAN: Okay. Good? 10:27PM 7

All right. So why don't we then plan 10:27PM 8

at this point to carry this meeting to April 7th.10:27PM 9

Again, everyone, please look at the 10:28PM 10

website to verify venue and date, should there be any 10:28PM 11

change, but the plan is without further notice to 10:28PM 12

carry until the next meeting, until the seventh, at 10:28PM 13

Village Hall, as I said earlier, I'm just looking at 10:28PM 14

our agenda tonight. 10:28PM 15

(Whereupon, the matter is adjourned at 10:28PM 16

10:28 p.m., to be continued on 4/7/15.) 17

18

19

20

21

22

23

24

25


201-641-1812

100

C E R T I F I C A T I O N1

2

3

I, KIM O. FURBACHER, License No. 4

XIO1042, a Certified Court Reporter, Registered Merit 5

Reporter, Certified Realtime Court Reporter, and 6

Notary Public of the State of New Jersey, hereby 7

certify that the foregoing is a verbatim record of 8

the testimony provided under oath before any court, 9

referee, board, commission or other body created by 10

statute of the State of New Jersey.11

I am not related to the parties 12

involved in this action; I have no financial 13

interest, nor am I related to an agent of or employed 14

by anyone with a financial interest in the outcome of 15

this action.16

This transcript complies with 17

Regulation 13:43-5.9 of the New Jersey Administrative 18

Code.19

20

21

22

KIM O. FURBACHER, CRCR, CCR, RMR

License #XIO1042, and Notary Public 23

of New Jersey

24

My Commission Expires:

7/11/19 25


201-641-1812


#

#XIO1042 [1] - 100:23

$

$3,000 [1] - 77:15

0

07070 [1] - 2:18

07645 [1] - 2:21

07653-1827 [1] - 2:14

07663 [2] - 1:24, 2:24

07677 [1] - 2:11

1

1 [4] - 16:20, 45:10,

45:17, 52:16

1,000 [1] - 59:16

1,500 [3] - 59:18,

60:23, 92:10

1.4 [5] - 37:10, 87:10,

87:19, 89:12, 89:14

1.7 [4] - 89:12, 89:19,

89:25, 90:2

10 [2] - 27:6, 79:21

100 [7] - 38:17, 38:21,

39:15, 40:8, 41:20,

53:7, 53:12

10:28 [1] - 99:17

10th [1] - 89:13

110 [1] - 67:12

12 [3] - 2:13, 12:18,

19:2

128 [1] - 12:24

13 [1] - 40:24

13:43-5.9 [1] - 100:18

14 [2] - 3:5, 3:6

140 [1] - 59:9

15 [4] - 5:3, 19:20,

32:9, 64:23

150 [1] - 59:19

16 [1] - 18:24

160 [1] - 59:9

17 [5] - 1:2, 2:13, 2:17,

44:3, 48:22

180,000-square [2] -

17:5, 17:19

1827 [1] - 2:14

190 [1] - 67:12

2

2 [10] - 8:2, 16:21,

25:10, 45:10, 45:17,

52:16, 77:15, 89:12,

89:19, 90:3

2.0 [1] - 87:13

20 [6] - 9:22, 28:10,

34:16, 58:8, 58:9,

79:21

2006 [1] - 39:6

2007 [1] - 39:6

2008 [2] - 93:23, 94:22

201-641-1812 [2] -

1:24, 2:24

201-843-0515 [2] -

1:25, 2:25

2013 [2] - 5:4, 9:23

2015 [1] - 1:2

21 [1] - 3:7

23 [1] - 3:8

23.1 [2] - 12:22, 19:1

24 [1] - 28:10

25.5 [1] - 12:19

26 [2] - 3:9, 3:10

28 [1] - 3:11

3

3 [1] - 8:11

30 [6] - 12:19, 27:7,

27:9, 34:16, 60:24,

79:21

300 [1] - 17:6

301 [1] - 2:17

31 [1] - 3:13

4

4 [2] - 3:3, 45:17

4/7/15 [1] - 99:17

40 [11] - 3:11, 12:20,

19:3, 19:22, 27:7,

27:9, 52:4, 52:5,

59:15, 80:11

400 [1] - 55:1

42 [1] - 3:5

43 [2] - 52:5, 59:15

45 [4] - 7:22, 13:3,

62:2, 92:7

450 [1] - 55:1

48 [1] - 3:7

5

5 [2] - 43:8, 45:17

50 [15] - 2:10, 2:20,

3:9, 7:23, 12:20,

13:4, 13:5, 19:3,

19:23, 62:2, 62:4,

79:5, 79:6, 82:4,

92:7

500 [3] - 20:18, 20:21,

55:1

500-unit [1] - 31:7

505 [3] - 1:23, 2:17,

2:23

51 [1] - 3:6

55 [6] - 3:10, 7:20,

13:5, 17:7, 17:17,

62:1

57 [2] - 3:6, 3:14

58 [1] - 3:11

6

6 [3] - 4:3, 45:17,

87:15

60 [1] - 82:6

62 [3] - 3:3, 3:6, 3:11

64 [1] - 3:13

65 [1] - 3:12

67 [1] - 3:7

69 [2] - 3:6, 3:13

6:00 [1] - 43:8

7

7/11/19 [1] - 100:25

70 [1] - 3:14

73 [1] - 3:9

75 [3] - 3:9, 3:12,

53:12

76 [1] - 3:13

77 [1] - 3:14

78 [2] - 3:12, 3:13

79 [1] - 3:6

7th [2] - 6:5, 99:9

8

80 [1] - 3:7

800-square [1] - 78:7

82 [1] - 3:13

83 [2] - 3:3, 3:12

84 [1] - 3:6

86 [1] - 3:3

87 [1] - 3:13

88 [2] - 3:6, 3:14

89 [2] - 3:12, 3:13

8:00 [1] - 43:7

8:27 [1] - 1:2

9

9 [1] - 3:4

90 [1] - 3:15

92 [2] - 3:6, 3:15

93 [1] - 3:12

97 [1] - 3:13

98 [1] - 41:2

A

ABDALLA [5] - 1:18,

26:20, 50:5, 74:3,

76:7

Abdalla [2] - 3:9,

26:19

ability [3] - 18:1,

28:10, 72:6

able [6] - 12:13, 36:10,

49:20, 53:11, 91:14,

91:21

absence [2] - 29:20,

30:11

absent [1] - 4:13

absolute [1] - 73:6

absolutely [1] - 65:20

absorb [1] - 53:12

abundant [1] - 81:17

accept [2] - 47:3,

54:18

acceptable [1] - 9:8

accepted [2] - 43:16,

54:17

access [1] - 42:16

accommodate [3] -

44:22, 45:5, 45:7

accordance [1] -

91:17

according [1] - 19:24

achieve [3] - 19:6,

86:17, 92:24

acknowledge [1] -

78:15

acknowledgment [1] -

90:16

acre [15] - 12:19,

12:22, 12:23, 12:24,

18:25, 19:17, 19:18,

19:20, 41:2, 52:4,

55:23, 59:15, 62:25,

93:12, 93:22

acreage [1] - 63:9

acres [5] - 17:23,

18:13, 54:25, 63:1

act [1] - 24:16

action [3] - 4:17,

100:13, 100:16

actual [2] - 5:20, 67:11

add [6] - 13:14, 25:6,

31:2, 36:1, 69:3,

72:9

addition [3] - 41:21,

53:15, 54:22

additional [10] - 11:4,

LAURA A. CARUCCI, C.S.R., R.P.R., L.L.C.201-641-1812

101

11:6, 13:6, 13:12,

24:18, 25:25, 26:4,

39:10, 94:19, 97:16

additions [1] - 45:5

address [13] - 8:23,

14:8, 38:14, 46:16,

51:4, 55:6, 72:11,

73:4, 74:17, 77:12,

77:19, 90:22, 98:25

addressed [4] - 46:1,

51:13, 68:10, 72:21

addresses [1] - 30:8

addressing [4] -

47:12, 55:20, 61:13

adds [1] - 36:13

adequate [2] - 8:2, 8:8

adjourned [1] - 99:16

adjustment [1] - 88:12

adjustments [3] -

21:9, 56:5, 57:25

Administrative [1] -

100:18

adopted [2] - 71:8,

94:11

adore [1] - 81:12

advocate [1] - 22:3

aesthetically [1] -

30:16

aesthetics [5] - 9:3,

13:7, 13:19, 13:25,

45:25

affect [4] - 16:4, 24:9,

24:15, 27:21

affected [2] - 25:9,

25:24

affects [1] - 82:1

affordability [1] - 16:5

affordable [28] - 7:23,

8:11, 8:13, 8:16,

8:19, 11:9, 12:20,

13:4, 13:5, 13:6,

24:22, 26:13, 29:24,

36:22, 36:25, 47:9,

47:13, 48:13, 52:11,

52:13, 68:10, 68:12,

91:8, 91:17, 92:7,

95:22, 96:18

afraid [2] - 51:6, 63:23

afternoon [1] - 43:9

age [1] - 25:1

aged [4] - 12:15, 45:9,

81:10, 81:11

agenda [1] - 99:15

agent [1] - 100:14

ages [1] - 79:7

ago [3] - 62:18, 63:14,

78:5

agree [16] - 13:16,

18:5, 23:25, 28:14,

28:15, 33:1, 62:21,


65:14, 66:5, 67:8,

79:11, 83:21, 83:25,

84:19, 85:3, 94:1

agreed [1] - 39:13

agreeing [1] - 23:14

agreement [1] - 97:13

AH-2 [2] - 1:5, 4:4

ahead [4] - 7:8, 53:17,

79:21, 94:25

alive [1] - 44:8

alleviate [4] - 37:22,

40:4, 40:9, 40:10

allocating [1] - 24:21

allocation [1] - 26:6

allow [5] - 20:20,

58:25, 70:7, 78:1,

88:23

allowed [4] - 51:10,

67:19, 89:19, 95:10

allowing [1] - 17:23

allows [2] - 30:14,

89:20

allude [1] - 65:8

almost [2] - 5:3, 80:10

alone [2] - 67:16,

85:20

Altano [1] - 3:8

ALTANO [2] - 1:17,

23:17

alter [1] - 44:17

alternative [5] - 27:11,

27:13, 27:14, 34:1,

34:2

alternatives [4] -

27:10, 27:17, 27:22,

28:17

amazing [1] - 53:3

amend [1] - 4:21

amendment [32] -

5:15, 5:24, 6:25, 7:6,

7:13, 10:2, 10:7,

13:23, 15:15, 15:22,

15:23, 20:2, 28:9,

28:13, 28:18, 30:25,

38:1, 51:24, 52:2,

53:18, 59:22, 62:1,

69:3, 69:12, 69:21,

71:4, 74:17, 85:18,

97:5, 97:12, 97:14,

97:18

amendments [2] -

38:4, 98:3

amenities [9] - 36:7,

36:16, 74:24, 75:10,

75:13, 76:22, 77:23,

84:12, 98:20

amenity [2] - 84:8,

98:13

amount [1] - 94:23

analysis [12] - 15:3,

21:2, 54:10, 54:14,

54:18, 56:23, 56:24,

63:15, 64:24, 95:8,

95:15, 96:12

analyzed [1] - 54:20

answer [10] - 10:23,

16:9, 38:23, 57:13,

60:16, 65:3, 68:5,

72:3, 88:15, 91:14

answering [1] - 56:8

anticipate [1] - 6:7

anyway [2] - 54:7,

75:1

apart [1] - 6:2

apartment [5] - 36:11,

77:18, 81:16, 82:11,

83:3

apartments [12] -

30:1, 36:13, 36:18,

52:16, 52:17, 52:19,

77:4, 77:14, 77:15,

78:4, 78:8, 81:25

appealing [1] - 30:16

appliances [1] - 75:14

applicants [2] - 9:19,

31:24

application [2] -

10:13, 73:2

appreciated [1] - 29:2

appreciation [1] -

15:20

approach [2] - 8:23,

93:12

approachable [1] -

84:16

approached [1] -

93:14

appropriate [7] - 7:14,

13:17, 14:18, 30:17,

50:16, 57:25, 94:8

approval [1] - 73:7

April [2] - 6:5, 99:9

arbitrary [1] - 87:12

architect [1] - 17:4

architectural [1] - 7:25

area [17] - 10:21,

13:13, 19:1, 22:16,

39:2, 51:9, 58:14,

59:8, 59:9, 59:19,

78:6, 78:8, 93:11,

94:6, 95:7, 96:3,

96:8

areas [7] - 10:25, 40:3,

67:14, 67:18, 67:20,

68:3, 96:22

argument [2] - 55:13,

55:15

ARONSOHN [32] -

1:12, 22:17, 31:17,

38:18, 38:24, 64:6,

64:9, 64:21, 65:7,

65:20, 66:19, 67:7,

69:18, 72:3, 76:21,

78:22, 80:3, 80:8,

80:14, 82:14, 82:22,

82:25, 87:7, 89:16,

90:6, 90:19, 91:6,

91:23, 97:22, 98:6,

98:15, 98:22

Aronsohn [2] - 3:13,

48:14

arrived [3] - 95:1,

95:16, 96:6

arriving [1] - 43:8

articulate [1] - 47:5

as-of-right [4] - 11:22,

35:18, 43:18, 72:6

aspects [1] - 47:13

assessing [1] - 49:19

assisted [1] - 41:1

associated [2] -

60:25, 92:11

ASSOCIATES [1] -

2:16

assume [2] - 38:12,

57:23

AT [1] - 1:2

attention [1] - 31:13

attorneys [1] - 9:19

attractive [3] - 13:22,

46:5, 64:1

AUDIENCE [1] - 4:24

automatic [1] - 40:23

availability [1] - 16:5

available [1] - 20:22

Avenue [1] - 48:21

avenue [1] - 12:21

average [1] - 18:23

avoid [1] - 55:13

awarded [1] - 22:5

aware [2] - 48:22, 51:3

B

b)(1 [1] - 67:12

B-1 [1] - 63:4

B-2 [1] - 70:15

B-3-R [2] - 1:5, 4:5

background [1] -

53:10

backwards [1] - 14:3

backyard [1] - 77:17

bad [3] - 35:3, 60:10,

63:24

balance [14] - 11:12,

13:1, 29:5, 30:20,

31:3, 31:10, 31:11,

34:10, 36:4, 66:6,

79:19, 86:3, 86:15,

86:17

balanced [2] - 41:17,

81:8

barely [1] - 40:9

based [10] - 6:6, 6:20,

7:14, 20:8, 52:15,

53:8, 61:16, 92:8,

93:13, 94:17

basis [6] - 5:20, 6:16,

64:18, 69:11, 85:20,

97:7

bathrooms [1] - 77:24

bearing [1] - 75:20

BEATTIE [1] - 2:19

beautiful [1] - 24:12

become [3] - 17:23,

33:20, 68:1

becomes [1] - 12:24

bedroom [10] - 52:3,

52:5, 52:6, 52:10,

52:16, 52:17, 52:19,

90:10, 90:11

bedrooms [7] - 45:10,

55:15, 55:25, 56:22,

90:9

begin [3] - 4:19, 6:17,

56:15

beginning [3] - 46:11,

86:10, 86:12

behalf [4] - 66:13,

66:16, 66:20, 67:5

BEING [1] - 1:9

belief [1] - 6:20

beneficial [2] - 36:19,

63:10

benefit [2] - 18:7,

86:18

benefits [2] - 19:8,

19:23

berated [1] - 67:16

Bergen [1] - 46:21

best [7] - 7:21, 8:22,

18:17, 33:2, 33:5,

48:25, 98:9

better [12] - 25:20,

28:16, 31:3, 42:17,

56:25, 63:21, 63:23,

64:3, 86:9, 86:16,

87:3, 91:21

beyond [1] - 6:4

bifurcated [1] - 98:1

bifurcation [1] - 38:2

big [8] - 12:7, 22:3,

32:2, 32:15, 33:24,

34:21, 41:4, 96:24

biggest [1] - 90:23

bit [8] - 18:15, 47:6,

51:25, 52:14, 52:21,

53:21, 80:2, 87:8

Blais [38] - 9:6, 19:15,


102

20:17, 53:9, 53:24,

57:3, 57:9, 58:2,

60:6, 60:13, 60:21,

61:8, 61:16, 62:6,

68:16, 78:25, 80:9,

86:12, 87:3, 88:1,

88:4, 88:7, 91:2,

91:24, 92:4, 93:5,

94:13, 94:15, 94:16,

94:25, 95:19, 96:10,

96:14, 98:5, 98:6,

98:8, 98:10, 98:24

BLAIS [1] - 2:4

Blais' [1] - 52:24

blending [1] - 49:4

block [1] - 82:5

blown [1] - 94:19

BOARD [3] - 1:1, 1:9,

2:3

board [32] - 4:6, 4:12,

4:13, 5:8, 6:13, 9:5,

9:20, 13:1, 13:10,

14:9, 15:5, 28:4,

32:8, 32:20, 38:11,

42:5, 45:23, 50:8,

61:16, 61:19, 62:3,

68:10, 68:15, 71:6,

71:9, 74:6, 87:11,

89:18, 94:10, 94:11,

96:12, 100:10

Board [7] - 2:11,

25:17, 31:19, 32:25,

33:5, 35:7, 73:1

board's [2] - 4:20,

6:23

boarder [1] - 23:3

bodies [1] - 42:18

body [1] - 100:10

Bogart [1] - 18:25

boot [1] - 24:25

Boulevard [1] - 2:10

BOX [2] - 1:23, 2:23

Box [1] - 2:14

Brancheau [1] - 3:14

BRANCHEAU [31] -

2:4, 57:5, 57:11,

57:19, 59:8, 59:24,

60:2, 60:15, 60:18,

70:6, 70:12, 70:16,

71:1, 77:20, 88:5,

88:15, 88:17, 88:21,

89:2, 90:2, 90:8,

90:25, 91:10, 92:1,

92:13, 92:16, 92:22,

95:1, 95:10, 95:14,

98:18

breaking [3] - 38:2,

95:11, 98:1

breathe [1] - 64:18

brief [1] - 38:25


briefly [1] - 51:20

bring [3] - 7:21, 54:21,

87:3

brings [1] - 46:17

broad [1] - 27:20

Broad [3] - 12:18,

27:19, 43:10

BROOK [2] - 1:24,

2:24

brought [3] - 5:10,

62:16, 86:22

BRUINOOGE [2] -

2:16, 2:16

budget [2] - 33:4,

54:22

build [6] - 31:7, 36:18,

39:7, 39:24, 87:17,

87:20

build-out [1] - 31:7

building [12] - 9:3,

17:5, 17:7, 17:20,

27:20, 35:6, 35:8,

43:22, 63:4, 75:3,

86:20, 92:23

buildings [8] - 17:1,

17:2, 25:7, 44:2,

45:5, 46:22, 52:21,

56:4

built [9] - 11:21, 24:6,

28:11, 35:20, 45:3,

56:18, 70:10, 70:13

built-out [2] - 45:3

burden [1] - 37:23

Burgis [2] - 53:23,

54:15

bus [2] - 19:20, 31:7

buses [1] - 12:3

Business [4] - 29:6,

40:14, 62:20, 75:24

business [2] - 42:16,

44:3

BY [4] - 2:9, 2:13,

2:16, 2:20

C

C.S.R [2] - 1:22, 2:22

CAFARELLI [1] - 2:3

calculating [1] - 92:17

calculations [1] - 8:7

camp [1] - 24:25

cannot [6] - 75:12,

75:13, 75:14, 77:22,

88:10, 91:22

canvassing [1] - 29:20

capacity [16] - 53:6,

53:8, 53:13, 53:16,

53:19, 54:9, 74:5,

74:9, 74:13, 74:16,

74:20, 79:24, 80:5,

80:13, 80:24, 81:1

car [4] - 18:4, 18:6,

22:13

care [5] - 23:22, 24:21,

34:10, 38:10, 38:12

careful [1] - 54:12

carefully [1] - 57:2

carry [2] - 99:9, 99:13

cars [5] - 22:15, 37:10,

37:13, 46:18, 89:5

CARUCCI [2] - 1:22,

2:22

case [7] - 47:11, 65:4,

88:11, 89:9, 89:10,

90:17, 90:18

cases [1] - 88:24

caused [1] - 11:19

caution [8] - 55:4,

55:5, 65:19, 65:20,

66:2, 84:22, 85:5,

86:1

cautious [3] - 20:15,

54:12, 85:2

CBD [6] - 6:23, 7:9,

13:11, 19:1, 48:23,

76:3

CBR [1] - 7:15

CCR [1] - 100:22

center [4] - 37:6,

39:12, 77:1, 98:22

centerpiece [1] - 29:7

centers [1] - 44:3

Central [4] - 29:6,

40:14, 62:20, 75:24

certain [6] - 13:23,

13:24, 14:6, 43:14,

51:6, 94:5

certainly [12] - 14:22,

30:4, 41:3, 41:24,

42:17, 47:3, 72:18,

75:16, 85:12, 85:20,

91:10, 96:11

certifications [1] -

4:12

Certified [2] - 100:5,

100:6

CERTIFIED [2] - 1:23,

2:23

certify [1] - 100:8

CHAIRMAN [38] -

1:10, 1:11, 4:1, 4:18,

4:25, 9:16, 14:10,

14:25, 22:25, 23:12,

23:16, 26:18, 26:23,

28:19, 31:15, 38:14,

42:2, 47:20, 47:25,

50:3, 51:16, 57:9,

58:2, 60:7, 62:10,

73:23, 74:2, 83:25,

86:7, 88:3, 91:1,

91:4, 91:24, 93:16,

97:1, 97:4, 97:19,

99:7

Chairman [5] - 3:3,

3:4, 26:20, 27:2,

29:11

challenge [2] - 79:6,

79:8

Chamber [2] - 64:14,

66:25

chamber [1] - 66:11

change [21] - 6:8,

10:13, 10:14, 16:23,

24:6, 24:17, 31:3,

42:19, 44:15, 47:17,

47:18, 48:12, 58:5,

62:25, 67:21, 68:3,

74:10, 80:22, 84:24,

84:25, 99:12

changes [4] - 6:7,

27:14, 30:9, 93:21

changing [5] - 51:6,

60:25, 67:25, 80:20,

80:21

character [14] - 8:1,

16:22, 16:24, 16:25,

17:14, 30:10, 34:20,

34:23, 35:10, 35:12,

35:13, 35:15, 45:25,

51:10

characterization [2] -

48:11, 49:1

characters [1] - 51:6

Charles [6] - 9:17,

18:22, 47:19, 49:25,

86:5, 97:22

CHARLES [1] - 1:10

check [2] - 6:9, 59:25

Chestnut [5] - 2:20,

13:16, 20:25, 49:10,

63:3

chicken [1] - 28:7

children [11] - 12:15,

27:21, 45:9, 45:13,

54:5, 79:12, 81:11,

81:19, 82:4, 82:8

children's [1] - 25:1

choice [1] - 8:5

choices [2] - 11:5,

16:4

choke [3] - 43:10,

43:12

CHRIS [1] - 2:6

Chris' [1] - 72:25

circular [1] - 55:18

circumstances [2] -

89:15, 90:18

citations [1] - 19:14

citizen [1] - 83:22

citizens [5] - 24:24,

31:21, 50:6, 74:6

city [2] - 25:2, 43:4

clarification [5] - 52:1,

57:15, 58:11, 66:9,

67:2

clarifications [1] -

82:16

clarify [5] - 69:21,

75:22, 76:7, 86:9,

88:4

clarity [1] - 97:1

class [3] - 80:20,

80:23, 80:25

clear [6] - 15:21, 33:9,

58:22, 75:7, 75:18,

97:15

clearly [1] - 88:24

close [2] - 20:9, 87:14

cloudy [1] - 91:11

COAH [1] - 71:9

Code [1] - 100:19

code [2] - 7:22, 62:1

cognizant [1] - 35:22

colleague [1] - 29:11

colleagues [1] - 50:8

collect [1] - 86:8

college [1] - 33:20

comfortably [1] -

82:13

coming [6] - 4:8,

22:14, 24:20, 56:3,

69:8, 89:3

COMMENCING [1] -

1:2

comment [6] - 20:4,

48:2, 67:5, 75:23,

76:6, 97:5

commentary [1] -

66:16

comments [11] - 5:2,

22:20, 26:21, 40:11,

41:9, 41:11, 48:1,

48:4, 73:24, 74:3,

91:2

Commerce [2] - 64:14,

66:25

commercial [3] -

63:10, 64:4, 73:5

commercially [1] -

18:1

commission [1] -

100:10

Commission [1] -

100:24

Committee [1] - 26:8

common [4] - 76:25,

86:13, 86:14

communities [1] -

35:1


103

community [20] - 7:2,

15:19, 16:19, 28:23,

28:25, 29:8, 29:21,

31:6, 32:3, 35:16,

36:14, 37:3, 38:11,

41:23, 45:25, 51:5,

51:7, 79:11, 79:18,

82:2

commute [1] - 25:1

commuting [1] - 43:4

comparable [1] -

46:22

compared [2] - 53:19,

63:18

comparison [1] - 97:7

completely [1] - 80:6

Complex [1] - 2:17

compliance [1] - 4:15

complies [1] - 100:17

comply [1] - 12:6

component [3] - 47:9,

48:17, 62:20

components [2] -

31:2, 95:22

composition [2] -

63:16, 91:16

compound [1] - 89:25

comprehend [1] -

87:4

comprehensive [6] -

29:8, 40:12, 41:7,

41:13, 41:23, 81:22

concept [6] - 15:9,

39:9, 53:25, 78:13,

96:21, 98:13

conceptual [2] -

13:21, 75:15

conceptually [1] -

46:2

concern [23] - 8:22,

14:19, 17:21, 17:22,

24:10, 30:4, 46:8,

46:19, 52:21, 53:7,

56:9, 56:11, 58:4,

72:16, 73:20, 74:5,

75:5, 77:13, 86:18,

86:23, 87:2, 87:19,

92:5

concerned [13] -

16:21, 17:1, 23:8,

24:4, 26:10, 28:5,

28:7, 47:1, 48:18,

48:19, 48:20, 52:23,

63:6

concerns [24] - 8:2,

8:24, 18:22, 19:7,

20:5, 21:6, 26:11,

26:15, 26:16, 30:12,

32:12, 35:9, 36:9,

37:11, 46:5, 46:24,


47:18, 48:10, 49:8,

50:9, 50:24, 77:11,

86:21, 90:23

concerted [1] - 48:15

conclusion [1] - 38:7

condition [1] - 53:1

conditions [2] - 78:15,

78:19

conducted [3] - 4:25,

25:4, 25:18

confident [1] - 31:10

confirmation [1] -

6:10

confused [1] - 89:21

congestion [1] - 48:24

consensus [1] - 96:13

consequences [1] -

81:24

conservative [1] -

84:25

consider [9] - 5:10,

12:9, 28:2, 47:10,

58:5, 83:1, 85:12,

85:21, 95:17

consideration [6] -

4:21, 11:15, 24:7,

24:23, 85:14, 85:17

considerations [1] -

57:2

considered [3] -

13:11, 41:4, 85:13

considering [2] - 10:1,

67:21

consistent [3] - 9:7,

71:7, 86:11

constructed [1] -

20:19

contemplate [2] - 8:8,

83:23

context [2] - 64:10,

91:7

contingent [1] - 56:3

continually [1] - 65:8

continue [4] - 9:14,

38:13, 67:19, 93:17

continued [2] - 7:9,

99:17

continues [1] - 30:19

contribute [1] - 84:10

control [2] - 75:16,

80:15

controls [1] - 13:24

controversy [1] -

42:10

conversation [6] -

30:3, 49:23, 58:12,

58:19, 64:11, 79:15

cool [2] - 39:19, 40:23

core [1] - 98:2

corner [2] - 27:20,

35:7

correct [10] - 52:8,

60:14, 69:23, 70:4,

70:15, 70:16, 70:24,

73:18, 88:8, 88:13

cost [4] - 25:5, 30:19,

78:16

council [3] - 32:24,

34:21, 40:16

Council [4] - 5:23, 6:1,

40:20, 94:12

council's [1] - 73:17

COUNCILWOMAN

[32] - 1:13, 28:21,

40:6, 52:9, 58:10,

58:21, 59:4, 62:11,

66:3, 66:22, 67:9,

68:4, 73:22, 75:6,

76:20, 78:12, 81:3,

82:20, 82:23, 83:12,

84:14, 85:2, 89:21,

93:5, 93:18, 94:20,

95:3, 95:12, 95:25,

96:23, 97:2, 97:9

Councilwoman [2] -

3:11, 40:18

councilwoman [2] -

21:23, 74:23

Counsel [4] - 2:11,

2:15, 2:18, 2:21

count [1] - 33:16

countertops [3] -

75:13, 76:24, 77:24

county [2] - 39:25,

73:1

County [1] - 46:21

couple [11] - 21:10,

38:25, 39:17, 42:6,

42:9, 42:13, 42:25,

43:10, 47:18, 76:22,

82:16

course [3] - 10:7,

36:2, 43:3

Court [2] - 100:5,

100:6

COURT [2] - 1:23,

2:23

court [3] - 91:12,

91:13, 100:9

Court's [2] - 8:16,

71:24

coverage [1] - 92:18

CR [2] - 1:5, 4:5

craft [1] - 56:25

crafted [3] - 15:22,

56:7, 66:1

CRCR [1] - 100:22

create [4] - 13:25,

19:13, 36:16, 55:12

created [2] - 13:21,

100:10

creating [2] - 10:9,

55:15

credible [1] - 54:13

criteria [1] - 19:16

cross [1] - 80:5

culture [1] - 84:10

curb [1] - 7:22

curious [2] - 75:25,

76:5

current [4] - 53:1,

87:4, 92:9, 97:5

curry [1] - 26:7

curve [1] - 7:8

CVS [3] - 27:18, 63:23,

67:15

D

D'ARMINIO [1] - 2:9

data [6] - 20:9, 32:17,

53:10, 75:25, 76:2,

84:15

date [1] - 99:11

dating [1] - 68:13

DAVID [1] - 1:15

David [5] - 26:25,

34:15, 35:21, 57:21,

59:2

days [1] - 37:7

Dayton [4] - 13:16,

17:5, 63:2, 68:11

deal [4] - 5:16, 11:20,

22:12, 91:20

dealers [2] - 18:4,

18:6

dealership [2] - 70:8,

70:9

dealing [1] - 76:10

death [1] - 84:2

debate [1] - 53:22

decades [1] - 42:14

December [1] - 5:4

decide [5] - 16:16,

17:13, 71:7, 74:19,

89:16

deciding [2] - 65:25,

85:18

decision [12] - 5:13,

20:8, 25:21, 32:11,

32:19, 32:22, 33:3,

34:21, 71:24, 74:9,

91:12, 91:13

decision-making [1] -

5:13

decisions [3] - 32:2,

34:22, 65:13

declining [1] - 53:13

decrease [3] - 80:10,

80:12, 80:15

default [1] - 90:2

defer [5] - 8:5, 14:13,

14:23, 21:16, 26:21

deferred [3] - 48:1,

48:2, 73:13

deficiency [1] - 26:9

deficient [1] - 90:5

degree [4] - 5:22,

43:2, 43:4, 43:15

deliberation [2] - 4:6,

6:16

deliberations [3] -

4:16, 4:20, 6:4

delicate [2] - 11:12,

26:14

demand [1] - 78:15

demands [1] - 38:9

demographically [1] -

45:15

demonstrated [1] -

88:24

density [51] - 6:22,

8:18, 8:21, 8:23,

8:25, 12:17, 14:21,

14:22, 18:22, 19:12,

26:3, 26:12, 30:2,

30:4, 36:2, 46:8,

46:10, 46:16, 46:18,

47:1, 47:4, 47:7,

48:10, 48:19, 50:13,

50:19, 51:10, 52:3,

57:23, 58:13, 58:25,

59:14, 60:24, 61:6,

61:15, 76:12, 86:13,

86:22, 92:8, 92:11,

92:17, 92:24, 93:10,

93:12, 94:5, 95:2,

95:7, 95:16, 96:2,

96:18

described [1] - 27:4

describing [1] - 51:15

deserves [2] - 31:25,

38:9

designed [1] - 24:13

desperately [1] - 37:3

detail [2] - 5:22, 91:16

details [4] - 7:12, 7:17,

15:2, 59:25

determination [1] -

30:22

determinative [1] -

85:17

determine [3] - 10:6,

11:13, 57:8

determined [2] -

59:21, 60:17

develop [2] - 29:4,

37:19

developed [1] - 44:2


104

developer [1] - 12:5

developer's [1] -

49:18

developers [9] -

11:24, 16:12, 16:14,

28:8, 30:14, 31:24,

37:18, 44:23, 87:14

developing [1] - 39:14

development [7] -

19:9, 19:14, 19:17,

19:24, 43:19, 49:2,

64:5

developments [2] -

22:9, 52:16

devil [1] - 7:11

dictated [1] - 75:1

difference [4] - 71:15,

80:22, 83:10, 92:3

different [18] - 36:11,

36:14, 49:22, 56:15,

56:19, 56:25, 61:14,

71:25, 77:2, 77:8,

79:7, 79:25, 90:17,

98:3

difficult [1] - 26:1

digest [1] - 5:16

digressing [1] - 49:25

direction [2] - 58:17,

94:4

disagree [2] - 78:13,

84:20

disagreements [1] -

54:9

discuss [2] - 37:9,

62:3

discussed [3] - 5:13,

32:3, 62:16

discussing [2] - 51:1,

51:15

discussion [15] -

12:25, 13:9, 14:6,

20:11, 22:6, 22:23,

23:3, 23:10, 31:13,

31:21, 32:10, 36:6,

38:6, 69:15, 97:25

discussions [2] -

15:14, 35:9

displace [1] - 81:20

disservice [1] - 65:5

distribution [3] - 52:3,

52:11, 63:19

district [1] - 73:15

District [4] - 29:7,

40:14, 62:20, 75:24

districts [2] - 4:5,

67:13

DISTRICTS [1] - 1:6

diversity [1] - 15:12

divest [1] - 69:1

doable [1] - 87:24


Dockray [1] - 3:6

DOCKRAY [49] - 1:14,

15:1, 47:22, 48:3,

51:19, 52:12, 55:8,

55:19, 56:2, 56:12,

56:17, 57:21, 58:20,

58:24, 59:7, 60:19,

61:3, 61:20, 61:23,

62:8, 62:24, 64:8,

64:20, 65:6, 65:14,

65:21, 70:2, 70:14,

70:20, 71:5, 71:10,

71:14, 71:20, 79:20,

80:4, 80:12, 84:21,

85:15, 85:23, 86:4,

88:7, 88:16, 88:20,

92:4, 92:15, 92:20,

93:3, 98:7, 99:5

document [2] - 10:9,

67:12

documents [3] -

61:12, 94:10, 94:15

done [13] - 10:21,

13:7, 16:10, 19:6,

25:12, 25:16, 25:17,

32:18, 69:14, 70:19,

73:4, 73:6, 94:13

doubt [1] - 81:12

down [17] - 7:22, 9:14,

12:16, 18:9, 34:14,

34:17, 40:17, 40:19,

45:15, 46:17, 48:21,

73:13, 76:4, 89:14,

90:17, 96:17, 96:18

downsize [2] - 83:5,

83:6

downsizing [1] - 83:7

downtown [28] -

13:14, 15:10, 16:1,

18:1, 18:7, 18:8,

18:11, 18:19, 19:7,

19:10, 22:16, 24:19,

34:7, 42:14, 42:17,

50:15, 50:18, 50:22,

51:9, 63:12, 63:15,

64:2, 64:4, 64:11,

76:11, 76:16, 76:18,

90:5

downtowns [1] -

76:14

Dr [2] - 25:11, 79:3

draft [3] - 6:25, 68:16,

69:21

drastic [1] - 24:17

drivers [1] - 33:18

driving [1] - 34:6

duplex [1] - 40:24

during [1] - 8:10

dwelling [3] - 19:17,

19:18, 19:20

dwellings [1] - 81:18

E

easily [1] - 42:19

easy [1] - 65:2

economic [1] - 78:19

economically [1] -

28:11

Ed [1] - 35:7

Education [1] - 25:18

effects [2] - 8:23, 12:1

effort [1] - 48:16

eight [1] - 19:18

either [4] - 27:16,

39:24, 44:8, 55:4

either/or [1] - 68:6

elaborate [5] - 47:21,

62:14, 62:23, 68:7,

87:7

electricity [1] - 25:9

element [6] - 7:6,

70:3, 70:7, 71:8,

91:19, 93:24

Element [1] - 4:4

ELEMENT [1] - 1:5

elements [7] - 7:25,

11:16, 15:14, 58:6,

86:8, 87:2, 95:23

eligibility [1] - 4:15

elsewhere [1] - 43:5

embraces [2] - 79:12

empirical [1] - 32:17

employed [1] - 100:14

empty [11] - 11:8,

24:25, 33:18, 33:21,

36:15, 43:6, 77:7,

82:8, 82:18, 83:4

empty-nester [4] -

33:21, 82:18, 83:4

empty-nesters [7] -

11:8, 24:25, 33:18,

36:15, 43:6, 77:7,

82:8

encroachment [2] -

62:17, 62:22

end [12] - 6:11, 27:16,

29:25, 36:11, 36:18,

59:2, 59:12, 78:4,

83:18, 84:3, 84:18,

86:6

endeavor [1] - 9:25

ends [1] - 61:16

engaged [1] - 29:1

ENGINEER [1] - 2:6

English [1] - 60:10

enhance [1] - 35:12

enrollment [3] - 12:15,

25:13, 25:14

ensued [1] - 68:17

ensure [2] - 77:9,

95:21

enthusiastically [1] -

64:16

enticing [1] - 12:14

entire [11] - 29:8,

29:19, 30:10, 41:17,

41:23, 41:24, 58:18,

81:9, 81:23, 82:1,

83:24

entitled [1] - 10:12

environment [1] -

62:18

eroding [1] - 62:19

especially [1] - 6:25

ESQUIRE [5] - 2:9,

2:10, 2:13, 2:16,

2:20

essential [1] - 39:9

essentially [1] - 75:9

establish [2] - 29:21,

30:14

established [1] - 5:23

establishment [1] -

42:18

etc [1] - 10:21

evaluate [1] - 51:22

evening [1] - 43:1

evidence [6] - 10:5,

42:7, 43:17, 45:1,

45:22, 61:13

evolve [1] - 35:1

exactly [5] - 47:7,

58:24, 66:7, 74:25,

95:19

examining [1] - 67:19

example [5] - 17:2,

21:15, 32:2, 62:9,

95:15

examples [3] - 43:20,

93:1, 95:17

exceedingly [1] - 22:1

except [2] - 12:18,

70:7

excess [2] - 53:6,

53:19

exciting [1] - 22:1

exercise [5] - 61:22,

62:7, 65:19, 66:2,

90:22

exercises [1] - 94:14

exhaustive [1] - 32:9

exhibits [2] - 61:10,

74:14

exist [1] - 62:5

existed [1] - 68:21

existing [4] - 12:21,

40:10, 69:1, 70:8

exists [2] - 68:24, 96:7

expand [1] - 76:6

expense [1] - 44:14

expert [3] - 5:1, 28:3,

43:17

experts [3] - 15:17,

17:3, 18:3

Expires [1] - 100:24

explain [2] - 20:12,

95:14

explanation [1] -

43:18

explore [3] - 37:16,

37:23, 89:18

expressed [5] - 23:6,

37:11, 48:9, 86:18,

86:21

extend [1] - 6:4

extension [1] - 20:24

extensive [1] - 62:25

extent [7] - 19:12,

36:15, 43:6, 65:16,

77:9, 83:12, 94:13

eyes [1] - 32:5

F

facility [1] - 41:1

fact [15] - 21:4, 29:15,

31:7, 34:11, 35:12,

41:8, 47:17, 56:11,

65:8, 65:16, 74:8,

74:11, 77:13, 79:23,

87:18

factor [5] - 8:21, 12:9,

41:25, 78:19, 85:18

factors [1] - 16:3

facts [1] - 89:10

fair [3] - 61:21, 93:24,

99:4

fairly [2] - 20:9, 62:25

fall [1] - 72:17

families [8] - 33:23,

45:16, 45:17, 79:12,

81:19, 84:4, 84:5

family [19] - 4:22,

6:22, 8:18, 10:2,

10:16, 10:23, 12:14,

12:22, 14:7, 15:9,

17:24, 35:3, 35:4,

36:9, 69:4, 77:16,

81:18, 82:12, 83:10

fantastic [1] - 36:13

FAR [9] - 55:10, 55:14,

55:20, 55:21, 56:14,

57:4, 57:5, 57:8,

58:15

far [12] - 19:4, 23:7,

24:1, 26:9, 44:2,

44:3, 46:15, 47:8,


105

63:5, 73:14, 81:1,

90:13

fascinated [1] - 29:12

fascinating [1] - 29:1

faucets [1] - 98:19

favor [1] - 33:16

favorable [1] - 14:7

FAX [2] - 1:25, 2:25

feared [1] - 44:12

feasible [1] - 45:4

feelings [1] - 28:5

feet [14] - 7:20, 7:22,

7:23, 13:3, 13:4,

13:6, 17:6, 17:7,

17:17, 55:22, 59:16,

59:18, 60:23, 92:10

fellow [7] - 9:20, 14:9,

15:5, 26:22, 42:5,

50:6, 74:6

felt [2] - 68:19, 87:11

few [6] - 6:14, 7:18,

15:16, 16:6, 53:15,

78:5

fewer [1] - 52:20

figure [1] - 95:2

filled [1] - 81:19

final [2] - 14:24, 26:11

finally [1] - 24:6

financial [2] - 100:13,

100:15

fine [1] - 42:20

finish [2] - 15:3, 66:23

first [8] - 10:15, 10:22,

28:21, 33:14, 78:24,

82:17, 86:23, 93:7

fiscal [9] - 20:6, 20:8,

20:13, 21:2, 51:20,

52:14, 54:13, 55:3,

85:11

Fishbein [2] - 25:12,

79:3

fit [2] - 46:23, 86:16

fitness [2] - 77:1,

98:22

fits [1] - 52:6

five [7] - 12:23, 13:6,

27:6, 34:15, 35:24,

35:25, 82:12

flags [3] - 15:8, 20:14,

21:7

flat [1] - 13:8

flexibility [1] - 69:19

floor [9] - 58:14, 59:8,

59:19, 78:6, 78:8,

93:11, 94:6, 95:7,

96:2

flow [3] - 29:15, 30:6,

44:17

fluctuation [1] - 78:25

fluid [1] - 30:3


focus [2] - 10:2, 58:6

focused [2] - 81:13,

81:25

folks [3] - 33:21, 83:8,

86:20

follow [2] - 22:20,

47:22

follow-up [1] - 47:22

following [1] - 38:13

foot [8] - 13:12, 17:5,

17:19, 29:12, 29:14,

33:19, 78:7

forces [1] - 78:3

foregoing [1] - 100:8

forever [1] - 42:8

form [3] - 6:21, 7:17,

38:1

former [1] - 59:23

forth [4] - 16:23,

23:10, 52:7, 77:24

forward [15] - 5:10,

12:25, 14:5, 15:18,

22:7, 23:9, 25:21,

30:15, 33:16, 36:9,

36:25, 37:20, 39:13,

74:21, 87:23

fosters [1] - 17:13

four [8] - 32:8, 38:4,

38:5, 64:22, 72:4,

97:25, 98:2, 98:3

fourth [2] - 79:5, 82:4

framework [2] - 5:19,

87:5

Franklin [3] - 27:18,

35:7, 39:2

frankly [3] - 28:2,

28:3, 39:19

friends [1] - 34:4

front [4] - 37:6, 39:12,

40:20, 88:11

frontage [1] - 17:6

full [9] - 4:15, 18:13,

30:1, 45:2, 53:2,

53:8, 53:13, 74:16,

94:18

fully [1] - 17:24

function [1] - 70:22

fund [2] - 37:19, 87:16

FURBACHER [2] -

100:4, 100:22

furthered [1] - 85:9

future [2] - 7:10, 25:22

G

Gail [9] - 4:18, 41:9,

41:11, 60:8, 60:21,

68:4, 70:16, 86:5,

93:25

GAIL [1] - 2:9

Gail's [1] - 81:6

gain [1] - 41:21

galvanized [1] - 24:20

gap [2] - 18:15, 87:15

gaps [1] - 32:13

garage [4] - 39:4,

39:24, 87:18, 87:20

gather [1] - 45:6

general [7] - 5:2, 6:20,

10:3, 10:16, 10:24,

14:8, 37:19

generally [4] - 6:25,

14:15, 47:16, 59:13

generate [4] - 12:10,

43:19, 44:6, 50:20

generating [1] - 45:9

generation [1] - 24:25

generations [1] - 7:10

given [9] - 8:24, 24:8,

33:22, 38:12, 51:14,

52:20, 60:22, 78:18,

92:4

glad [1] - 37:5

global [1] - 69:11

globally [1] - 69:9

goals [4] - 10:11,

69:13, 85:6, 85:8

government [1] - 65:1

grade [2] - 79:5, 82:4

grain [1] - 50:12

granite [1] - 75:13

grant [1] - 90:14

granted [1] - 24:18

grasping [1] - 17:25

great [10] - 5:16,

19:10, 21:19, 22:12,

34:10, 38:10, 38:12,

53:7, 77:4, 91:23

Great [1] - 59:7

greater [3] - 5:22,

43:19, 80:24

green [5] - 4:9, 9:2,

26:6, 58:13, 96:22

grounds [1] - 69:2

group [1] - 24:20

grow [4] - 18:1, 18:7,

63:21, 63:23

growth [1] - 18:8

guarantee [4] - 36:10,

36:17, 78:17, 79:9

guaranteeing [1] -

56:20

guess [5] - 11:12,

13:7, 18:21, 50:25,

87:10

guessing [1] - 86:6

guidance [3] - 62:7,

94:3, 98:13

guide [1] - 28:6

guided [2] - 33:1,

34:22

guidelines [3] - 19:25,

26:13, 56:19

guides [1] - 33:3

guild [3] - 64:15,

66:11, 67:1

guts [1] - 72:21

GW [1] - 53:16

H

half [1] - 65:2

Hall [2] - 6:5, 99:14

hallways [1] - 59:17

handled [1] - 32:1

happy [1] - 4:8

hard [4] - 72:19, 79:1,

79:8, 80:15

hate [1] - 54:24

Hauck [1] - 40:18

head [3] - 33:16, 52:9,

89:20

healthy [2] - 35:10,

36:5

hear [7] - 4:23, 28:24,

29:10, 29:25, 31:5,

67:15, 96:13

heard [18] - 5:1, 5:2,

6:21, 7:14, 8:10,

8:15, 10:4, 15:7,

15:21, 18:3, 19:18,

24:1, 34:19, 52:15,

61:14, 74:14, 74:23,

84:6

HEARING [1] - 1:4

hearing [8] - 4:3,

26:13, 32:8, 33:15,

48:7, 57:11, 64:23,

95:20

hearings [5] - 5:11,

6:1, 8:10, 8:15,

16:23

heart [1] - 9:5

height [27] - 7:20,

13:3, 14:19, 14:21,

17:1, 17:7, 19:12,

30:2, 30:5, 48:19,

56:4, 56:14, 57:23,

58:4, 58:12, 61:1,

61:15, 61:25, 86:13,

92:5, 92:6, 92:22,

93:11, 94:6, 95:6,

96:2, 96:17

held [2] - 6:5, 85:19

help [15] - 9:6, 16:16,

18:10, 36:17, 38:22,

64:2, 64:4, 75:24,

77:1, 77:9, 84:10,

84:11, 86:11, 87:3,

87:17

helpful [1] - 93:3

helping [1] - 18:18

helps [2] - 76:15,

76:16

hereby [1] - 100:7

high [9] - 6:8, 7:21,

8:17, 19:4, 29:25,

33:20, 33:25, 36:11,

36:18

high-end [3] - 29:25,

36:11, 36:18

higher [5] - 6:22, 54:6,

59:12, 78:4, 89:14

higher-end [2] -

59:12, 78:4

highlight [5] - 6:15,

6:18, 23:1, 23:2,

23:13

highlighted [1] - 8:14

highlights [1] - 42:9

Hillmann [1] - 66:10

historic [2] - 16:22,

45:24

history [1] - 80:18

hit [3] - 42:9, 49:6,

73:1

hold [1] - 20:10

home [1] - 82:11

homes [5] - 81:21,

82:6, 82:10, 84:4

honest [1] - 21:10

honestly [1] - 20:7

hope [3] - 35:13, 40:4,

62:13

hoped [1] - 75:22

hopefully [3] - 15:13,

37:24, 83:6

hoping [5] - 22:22,

22:24, 23:9, 34:17,

36:14

host [1] - 92:16

house [4] - 12:12,

33:24, 77:17, 83:17

household [1] - 22:14

households [2] -

22:13

housing [65] - 4:22,

6:22, 7:6, 7:23, 7:24,

8:12, 8:14, 8:16,

8:18, 8:20, 10:2,

10:16, 10:23, 11:3,

11:4, 11:5, 11:7,

11:9, 12:11, 14:7,

15:10, 15:12, 15:19,

15:23, 16:4, 17:24,

18:9, 19:6, 21:14,

24:22, 24:24, 26:13,

28:14, 35:3, 35:4,


106

36:9, 36:20, 36:23,

37:2, 47:9, 47:13,

48:14, 48:16, 67:25,

68:9, 68:10, 68:12,

68:19, 69:4, 70:1,

70:2, 70:7, 70:9,

70:23, 71:7, 74:24,

75:10, 91:7, 91:8,

91:17, 91:19, 92:8,

93:24, 95:22, 96:18

Hudson [2] - 37:20,

39:23

huge [4] - 12:10, 17:7,

19:3, 41:3

hydraulic [1] - 22:2

hyper [1] - 81:25

I

idea [9] - 25:21, 37:8,

39:20, 49:19, 64:3,

87:8, 93:12, 94:6,

97:25

ideas [1] - 49:21

identification [1] -

6:24

identify [1] - 87:2

identity [1] - 79:13

ifs [2] - 84:2

imagine [2] - 77:14,

77:16

immediate [1] - 45:19

impact [12] - 8:25, 9:1,

21:1, 21:3, 22:15,

29:13, 40:13, 44:25,

55:3, 85:11, 86:24

impacts [21] - 14:23,

20:6, 20:8, 20:14,

21:5, 41:7, 42:21,

42:22, 42:23, 45:20,

46:12, 46:18, 51:21,

52:14, 52:22, 72:20,

73:9, 73:11, 73:12,

78:16, 86:24

impedes [1] - 29:15

impeding [1] - 30:6

implausible [1] -

43:21

implement [1] - 70:19

implemented [2] -

68:13, 70:17

implications [2] -

91:13, 98:4

importance [4] - 8:13,

15:18, 49:4, 72:12

important [21] - 5:8,

17:12, 17:15, 29:3,

30:13, 31:9, 33:11,

34:7, 34:8, 35:17,


48:17, 49:13, 49:24,

53:4, 55:9, 64:13,

68:20, 68:24, 78:21,

79:17, 84:12

improper [1] - 85:19

improve [1] - 14:3

improvement [1] -

73:15

improvements [2] -

72:16, 72:24

IN [1] - 1:4

inactive [1] - 7:5

incentivize [1] - 36:18

include [7] - 25:19,

48:16, 67:21, 75:12,

75:14, 86:19, 92:18

included [5] - 40:22,

40:24, 95:23, 99:1,

99:2

includes [2] - 5:21,

25:14

including [3] - 5:13,

16:4, 59:17

inclusion [2] - 26:4,

68:18

income [2] - 36:12,

77:4

incorporate [2] -

26:10, 49:21

incorporated [1] -

29:18

increase [8] - 13:4,

13:7, 31:6, 31:7,

47:4, 55:24, 57:24,

81:17

increased [4] - 29:12,

29:14, 30:5

increases [1] - 55:25

increasing [4] - 15:11,

56:5, 58:12, 58:13

incumbent [1] - 32:21

indicated [2] - 17:4,

58:3

indicates [1] - 53:11

indicating) [1] - 9:15

individual [1] - 94:18

individuals [1] - 82:7

influence [3] - 7:24,

9:2, 74:9

influx [1] - 12:10

information [16] -

16:16, 21:12, 32:13,

32:14, 32:16, 63:11,

64:24, 65:9, 65:10,

65:11, 65:12, 65:17,

97:17, 98:10, 98:12

infrastructure [1] -

25:6

initiation [1] - 68:14

input [2] - 32:17, 33:8

instance [2] - 46:12,

61:24

interest [4] - 28:25,

29:23, 100:14,

100:15

interested [1] - 5:6

Interested [3] - 2:15,

2:18, 2:21

interesting [1] - 80:17

interpretation [1] -

70:5

interrupt [1] - 75:7

Interruption [1] -

93:15

introduced [2] - 22:9,

53:24

introducing [1] -

48:23

inventory [2] - 81:17,

81:18

involve [1] - 5:14

involved [4] - 31:19,

31:20, 31:25, 100:13

involvement [1] - 9:20

IRA [1] - 2:20

Isabella [1] - 23:16

ISABELLA [1] - 1:17

issue [23] - 10:25,

11:18, 12:4, 12:7,

28:24, 31:23, 33:14,

35:18, 36:3, 37:6,

40:5, 40:9, 62:6,

76:22, 77:19, 77:20,

78:23, 79:6, 91:11,

91:20, 96:25, 97:23,

98:16

issues [21] - 7:17,

8:10, 11:23, 14:6,

24:3, 33:4, 33:5,

35:23, 35:24, 35:25,

40:10, 50:9, 61:14,

61:17, 71:25, 72:13,

86:12, 90:1, 90:21,

96:16

item [1] - 13:9

items [1] - 95:24

iterations [2] - 71:8,

71:9

itself [2] - 5:21, 38:22

J

JAWORSKI [1] - 2:12

Jersey [9] - 2:11, 2:14,

2:18, 2:21, 19:19,

100:7, 100:11,

100:18, 100:23

job [2] - 73:17

JOEL [2] - 1:11, 9:16

Joel [2] - 3:4, 29:11

join [1] - 45:23

judge [1] - 55:21

judicial [1] - 94:10

jump [3] - 19:3, 19:4,

93:7

jumping [1] - 80:10

justify [1] - 42:19

K

KATHRYN [1] - 2:10

keep [5] - 27:12,

49:25, 56:24, 80:1,

84:21

keeping [7] - 7:24,

21:21, 34:23, 35:14,

49:15, 69:19, 83:11

Ken [1] - 20:24

Kensington [1] -

40:25

kept [1] - 39:11

KEVIN [1] - 1:19

Kevin [9] - 14:12,

42:3, 47:20, 47:23,

48:6, 49:15, 52:1,

72:15, 93:6

Kevin's [1] - 72:10

key [2] - 35:2, 36:3

Khidir [2] - 50:4, 51:17

KHIDIR [1] - 1:18

kick [1] - 6:13

kid [3] - 82:20, 82:21,

82:24

kids [10] - 12:11, 25:1,

45:17, 45:18, 55:15,

55:17, 79:5, 79:6,

82:12, 89:5

KIM [2] - 100:4, 100:22

kind [6] - 11:1, 18:11,

25:19, 36:16, 46:8,

61:8

kinds [2] - 32:2, 92:25

knowledge [1] - 76:13

known [1] - 68:9

Knudsen [1] - 3:11

KNUDSEN [32] - 1:13,

28:21, 40:6, 52:9,

58:10, 58:21, 59:4,

62:11, 66:3, 66:22,

67:9, 68:4, 73:22,

75:6, 76:20, 78:12,

81:3, 82:20, 82:23,

83:12, 84:14, 85:2,

89:21, 93:5, 93:18,

94:20, 95:3, 95:12,

95:25, 96:23, 97:2,

97:9

L

L.L.C [2] - 1:22, 2:22

labeled [1] - 68:9

lack [1] - 22:8

laid [1] - 94:4

Lake [1] - 2:11

land [4] - 5:22, 11:6,

11:19, 27:16

Land [3] - 4:4, 85:6,

85:9

LAND [1] - 1:5

landscape [2] - 24:12,

48:23

Langan [1] - 40:21

language [4] - 5:15,

8:5, 13:23, 60:10

large [3] - 46:5, 84:24,

85:16

largely [1] - 7:5

larger [5] - 54:3, 54:8,

55:14, 59:3, 59:13

last [6] - 8:16, 40:21,

47:5, 53:15, 71:24,

80:11

lastly [1] - 37:25

laughter [1] - 60:12

LAURA [2] - 1:22, 2:22

LauraACaruccillc@

gmail.com [2] - 1:25,

2:25

law [2] - 47:11, 91:18

Law [2] - 85:7, 85:9

lawn [1] - 16:2

lays [1] - 93:24

learned [1] - 65:1

least [6] - 17:25,

19:24, 39:14, 42:25,

46:4, 72:7

leave [3] - 67:16, 84:4,

84:7

leaving [3] - 58:5,

83:8, 83:13

leeway [4] - 14:20,

45:6, 45:7, 50:18

left [6] - 9:13, 33:21,

34:5, 44:18, 49:7,

58:9

legal [1] - 69:2

legislate [2] - 77:22,

77:23

length [1] - 32:5

less [3] - 53:6, 79:8,

80:19

level [1] - 56:25

levels [1] - 77:22

liability [1] - 72:23

License [2] - 100:4,

100:23


107

LIEBMAN [1] - 2:12

life [1] - 24:16

light [3] - 8:15, 49:13,

71:23

likelihood [1] - 45:11

likely [6] - 18:5, 20:19,

52:19, 55:25, 81:17

limit [1] - 74:10

limited [1] - 46:14

line [1] - 81:6

list [3] - 36:1, 51:22,

80:6

listen [3] - 15:4, 21:8,

42:5

listening [3] - 23:25,

26:17, 33:8

lists [1] - 51:1

live [5] - 33:24, 42:22,

64:17, 82:12, 83:16

lively [2] - 51:9, 76:17

living [2] - 28:3, 41:1

LLC [1] - 2:19

LLP [1] - 2:12

local [1] - 65:1

location [5] - 6:8,

6:10, 42:25, 63:5,

63:6

locations [3] - 6:24,

7:1, 7:5

logic [1] - 29:17

logically [1] - 94:22

long-term [1] - 45:19

look [29] - 10:15,

11:17, 11:21, 12:2,

14:8, 27:8, 27:10,

30:21, 45:24, 51:4,

53:17, 55:17, 60:6,

60:13, 63:19, 69:12,

69:13, 72:18, 72:19,

80:8, 82:5, 89:9,

90:25, 91:10, 95:9,

96:4, 96:9, 98:24,

99:10

looked [7] - 39:6,

40:1, 46:3, 46:21,

63:15, 69:9

looking [33] - 12:25,

13:5, 13:22, 14:5,

27:5, 27:6, 27:7,

29:21, 38:4, 38:5,

38:24, 39:21, 39:23,

41:22, 54:23, 55:13,

57:22, 58:3, 64:1,

67:14, 72:5, 79:21,

80:17, 84:25, 85:7,

86:9, 95:6, 96:1,

97:25, 98:2, 99:14

lost [1] - 95:4

loudspeaker [1] -

93:15


love [6] - 25:14, 26:3,

67:11, 79:16, 81:11,

97:24

loved [3] - 21:15, 22:1,

40:23

low [3] - 16:25, 36:12,

77:3

low-rise [1] - 16:25

lower [3] - 26:3, 54:16,

54:18

luxury [3] - 30:1,

74:24, 75:10

M

main [5] - 13:18, 24:9,

33:17, 33:18, 35:25

maintain [3] - 48:25,

72:5, 84:11

maintaining [3] -

34:22, 35:9, 69:20

major [2] - 63:5, 63:6

mall [2] - 63:18, 63:20

mandate [1] - 78:2

mandated [2] - 8:6,

78:10

mandatory [11] -

67:24, 68:1, 68:18,

69:20, 69:22, 69:24,

69:25, 70:3, 70:4,

70:6

Manhattan [1] - 89:8

Maple [1] - 27:18

maple [2] - 35:7, 43:11

MARCH [1] - 1:2

market [6] - 16:14,

18:17, 75:1, 78:11,

78:15, 81:21

Mart [1] - 27:19

mass [5] - 7:22, 9:1,

12:3, 61:15, 76:12

massive [2] - 46:3,

46:4

MASTER [1] - 1:5

Master [18] - 4:4, 4:21,

5:19, 5:25, 7:7, 10:1,

10:7, 10:8, 13:23,

16:18, 56:23, 69:3,

69:8, 72:13, 74:17,

93:23, 95:13, 98:25

match [1] - 17:8

math [2] - 59:15,

59:20

matter [11] - 4:14,

4:17, 4:20, 6:15,

9:22, 10:6, 10:25,

32:6, 41:7, 77:13,

99:16

MATTER [1] - 1:4

matters [1] - 75:18

maximum [1] - 12:17

mayor [6] - 21:22,

31:16, 32:25, 40:17,

59:11, 74:23

Mayor [2] - 3:13, 48:14

MAYOR [32] - 1:12,

22:17, 31:17, 38:18,

38:24, 64:6, 64:9,

64:21, 65:7, 65:20,

66:19, 67:7, 69:18,

72:3, 76:21, 78:22,

80:3, 80:8, 80:14,

82:14, 82:22, 82:25,

87:7, 89:16, 90:6,

90:19, 91:6, 91:23,

97:22, 98:6, 98:15,

98:22

Meadowlands [1] -

2:17

mean [13] - 20:22,

32:7, 32:24, 68:1,

80:20, 83:15, 85:12,

89:22, 94:9, 96:4,

96:5, 96:17, 98:8

meaningful [1] - 33:12

means [3] - 59:13,

81:16, 91:14

mechanism [1] -

36:16

medical [1] - 27:20

MEESE [1] - 2:9

meet [1] - 19:16

meeting [9] - 6:5,

6:10, 6:12, 9:10,

18:19, 96:10, 98:11,

99:9, 99:13

meetings [4] - 5:1,

9:21, 32:6, 33:7

meets [1] - 15:24

member [2] - 32:25

MEMBER [6] - 1:14,

1:15, 1:16, 1:17,

1:18, 1:19

members [19] - 4:13,

5:6, 6:13, 7:15, 9:6,

9:21, 13:1, 13:10,

14:9, 15:5, 26:22,

28:4, 28:23, 31:20,

42:6, 45:23, 68:17,

68:19, 96:12

membership [3] -

66:13, 66:16, 67:6

mention [1] - 6:3

mentioned [6] - 58:3,

62:12, 62:15, 72:12,

74:4, 89:7

mentions [1] - 14:17

Merit [1] - 100:5

met [1] - 36:24

metric [1] - 60:23

MICHAEL [1] - 2:3

Michael [1] - 4:2

Michele [7] - 21:17,

40:8, 47:21, 47:25,

72:11, 80:9, 81:4

MICHELE [1] - 1:16

Michele's [3] - 38:15,

40:7, 72:4

middle [1] - 27:18

might [13] - 7:7, 9:2,

37:14, 37:21, 47:6,

63:20, 63:22, 64:4,

64:17, 77:18, 79:6,

91:18, 91:20

mind [7] - 13:7, 29:17,

35:24, 36:3, 48:8,

50:10, 84:24

mine [1] - 46:19

minimal [1] - 45:20

minute [1] - 41:10

minutes [3] - 42:6,

58:8, 58:9

missed [1] - 22:5

missing [5] - 16:15,

65:18, 84:19, 84:23

mitigate [2] - 11:25,

46:11

mitigated [2] - 42:24,

73:12

mitigation [1] - 73:3

mix [7] - 11:6, 18:14,

41:25, 64:13, 73:5,

95:24, 96:1

mixed [1] - 40:1

mixing [1] - 72:13

moderate [2] - 36:12,

77:4

modification [1] - 5:14

modified [4] - 14:17,

28:1, 42:12, 44:16

moment [5] - 14:23,

23:7, 62:18, 87:1,

91:11

momentarily [1] -

62:18

moments [3] - 6:14,

7:18, 78:5

money [4] - 37:1,

37:17, 87:16, 87:21

month [1] - 77:15

months [4] - 5:3, 32:9,

64:23, 92:2

Montvale [1] - 2:21

morning [2] - 43:1,

43:8

mortgage [1] - 77:17

most [6] - 17:11, 18:8,

20:19, 42:10, 50:16,

86:14

mouth [1] - 79:3

move [5] - 9:13, 23:8,

30:15, 39:13, 82:11

moved [1] - 16:24

movements [1] -

72:20

moving [2] - 14:2,

74:21

mow [1] - 16:1

MR [51] - 14:13, 26:20,

27:1, 42:4, 50:5,

55:6, 55:9, 55:21,

56:10, 56:13, 57:3,

57:5, 57:7, 57:11,

57:13, 57:17, 57:19,

59:8, 59:21, 59:24,

60:1, 60:2, 60:4,

60:15, 60:18, 70:6,

70:12, 70:16, 71:1,

73:8, 73:19, 74:3,

76:7, 77:20, 88:5,

88:15, 88:17, 88:21,

89:2, 90:2, 90:8,

90:25, 91:10, 92:1,

92:13, 92:16, 92:22,

95:1, 95:10, 95:14,

98:18

MS [109] - 4:10, 15:1,

21:18, 22:22, 23:4,

23:14, 23:17, 38:16,

38:20, 42:1, 47:22,

48:3, 48:5, 51:19,

52:10, 52:12, 55:8,

55:19, 56:2, 56:12,

56:17, 57:15, 57:21,

58:20, 58:24, 59:7,

60:5, 60:9, 60:13,

60:16, 60:19, 61:2,

61:3, 61:7, 61:20,

61:21, 61:23, 61:24,

62:8, 62:9, 62:24,

64:8, 64:20, 65:6,

65:14, 65:21, 67:8,

67:10, 68:8, 68:22,

68:23, 69:6, 69:7,

69:23, 70:2, 70:11,

70:14, 70:18, 70:20,

70:25, 71:3, 71:5,

71:6, 71:10, 71:12,

71:14, 71:18, 71:20,

71:22, 72:8, 72:14,

72:15, 73:18, 73:21,

74:1, 79:20, 80:4,

80:12, 80:16, 84:21,

85:4, 85:15, 85:16,

85:23, 85:25, 86:4,

88:7, 88:16, 88:20,

89:1, 92:4, 92:15,

92:20, 93:3, 94:9,

94:25, 95:18, 96:9,


108

96:15, 96:16, 96:20,

96:22, 97:10, 97:21,

98:5, 98:7, 98:24,

99:5, 99:6

multi [16] - 4:22, 6:22,

8:18, 10:2, 10:16,

10:23, 12:22, 14:7,

15:9, 17:24, 28:14,

35:3, 35:4, 36:9,

67:25, 69:4

multi-family [14] -

4:22, 6:22, 8:18,

10:2, 10:16, 10:23,

12:22, 14:7, 15:9,

17:24, 35:3, 35:4,

36:9, 69:4

multi-housing [1] -

67:25

municipal [4] - 39:3,

41:24, 45:21, 88:19

Municipal [2] - 85:6,

85:8

municipality [5] -

41:18, 41:24, 81:9,

81:23, 83:24

must [2] - 8:18, 19:6

N

NALBANTIAN [36] -

1:10, 4:1, 4:18, 4:25,

14:10, 14:25, 22:25,

23:12, 23:16, 26:18,

26:23, 28:19, 31:15,

38:14, 42:2, 47:20,

47:25, 50:3, 51:16,

57:9, 58:2, 60:7,

62:10, 73:23, 74:2,

83:25, 86:7, 88:3,

91:1, 91:4, 91:24,

93:16, 97:1, 97:4,

97:19, 99:7

Nalbantian [1] - 3:3

name [1] - 16:6

narrowed [2] - 40:17,

40:19

nature [1] - 58:14

navigate [1] - 26:14

near [4] - 6:22, 15:25,

74:8, 86:6

nearly [1] - 53:2

necessarily [10] -

37:12, 55:24, 55:25,

63:10, 63:23, 66:12,

76:24, 77:5, 83:4,

98:10

necessary [2] - 73:4,

95:19

need [39] - 11:3,


19:11, 19:22, 24:23,

25:3, 30:9, 30:21,

32:13, 32:14, 32:19,

34:9, 34:14, 34:16,

35:21, 38:9, 52:1,

53:18, 53:20, 54:11,

55:17, 61:11, 65:10,

69:14, 73:6, 77:5,

77:6, 83:1, 86:8,

87:20, 88:3, 88:25,

89:6, 90:16, 94:15,

95:18, 97:1, 98:11,

98:12

needing [1] - 22:15

needs [12] - 15:24,

16:9, 16:18, 18:19,

37:2, 37:4, 41:4,

48:16, 51:5, 53:4,

71:6, 91:7

negative [3] - 34:14,

55:3, 72:19

neighborhood [1] -

27:19

neighbors [1] - 31:22

nester [4] - 33:21,

82:18, 83:4

nesters [7] - 11:8,

24:25, 33:18, 36:15,

43:6, 77:7, 82:8

net [2] - 39:14, 41:21

never [4] - 43:16,

68:12, 70:17, 70:19

new [5] - 5:25, 24:20,

26:12, 35:11, 49:2

New [9] - 2:11, 2:14,

2:18, 2:21, 19:19,

100:7, 100:11,

100:18, 100:23

next [8] - 6:4, 6:10,

9:9, 69:7, 73:22,

80:15, 98:8, 99:13

nice [6] - 13:22, 21:11,

21:13, 46:3, 63:25,

77:7

nighttime [1] - 42:19

NJ [2] - 1:24, 2:24

non [2] - 68:18, 82:17

non-mandatory [1] -

68:18

non-seniors [1] -

82:17

none [1] - 68:2

nonstarter [1] - 46:25

normal [1] - 63:19

North [2] - 2:13, 2:17

Notary [2] - 100:7,

100:23

note [4] - 4:11, 55:10,

62:12, 64:13

nothing [8] - 14:1,

22:5, 28:11, 39:7,

63:3, 65:2, 65:3,

66:6

notice [2] - 94:10,

99:12

number [24] - 6:6,

8:25, 15:7, 25:19,

36:4, 41:3, 46:17,

46:18, 53:24, 54:4,

54:16, 54:19, 55:11,

55:20, 55:23, 55:25,

56:3, 79:1, 84:6,

87:13, 90:9, 90:11,

93:22, 95:6

numbers [4] - 45:15,

80:9, 93:13, 96:6

numerous [2] - 5:1,

9:23

O

oath [1] - 100:9

objective [1] - 19:10

objectives [3] - 10:11,

69:13, 85:8

obligation [3] - 8:20,

36:23, 36:24

observations [2] -

6:15, 15:6

obviously [3] - 15:25,

58:11, 74:5

occasions [1] - 72:12

occupied [1] - 82:7

occur [1] - 95:21

OF [5] - 1:1, 1:4, 1:5,

1:9

off-site [1] - 72:24

off-track [1] - 72:24

offer [2] - 7:1, 42:3

Office [1] - 2:17

office [5] - 4:11,

27:20, 43:22, 44:1,

72:25

offset [2] - 22:7, 38:22

old [2] - 68:17, 83:15

on-site [1] - 72:23

once [2] - 23:1, 81:20

one [62] - 8:9, 13:3,

15:10, 16:22, 17:2,

17:9, 17:16, 22:12,

23:5, 30:8, 32:4,

32:10, 33:2, 33:17,

34:5, 35:22, 36:2,

36:7, 36:8, 37:16,

38:1, 39:1, 39:18,

40:21, 40:22, 45:10,

46:4, 48:15, 50:11,

50:13, 52:5, 52:6,

52:17, 56:22, 59:16,

62:25, 63:7, 63:25,

64:10, 64:25, 68:6,

68:8, 69:19, 69:24,

72:16, 78:14, 79:4,

79:9, 80:16, 81:5,

82:25, 87:9, 88:6,

90:10, 90:23, 91:6,

91:7, 91:15, 95:16,

97:22, 98:1

one's [1] - 16:4

one-bedroom [2] -

52:5, 52:6

ones [1] - 63:25

Open [1] - 26:8

open [7] - 13:9, 24:12,

26:10, 30:7, 30:9,

96:20, 96:22

opine [1] - 88:1

opportunity [22] - 7:8,

11:8, 23:2, 24:19,

28:24, 33:9, 33:10,

33:11, 34:8, 34:12,

34:18, 38:8, 48:2,

51:4, 78:10, 81:15,

83:20, 84:9, 90:22,

94:2, 98:9

oppose [1] - 44:21

opposed [2] - 28:6,

78:4

opposite [1] - 55:15

option [2] - 79:22,

79:24

options [1] - 79:25

order [4] - 19:6, 19:13,

19:23, 97:17

ordered [6] - 41:14,

41:17, 41:22, 81:8,

81:23, 83:23

ordinance [12] - 10:9,

41:15, 68:13, 69:10,

69:11, 70:17, 70:19,

72:22, 81:7, 91:19,

99:2, 99:3

organizations [1] -

66:21

oriented [5] - 19:9,

19:13, 19:16, 19:24,

31:5

otherwise [3] - 31:23,

32:21, 34:14

ourselves [1] - 39:25

outcome [1] - 100:15

outside [2] - 16:5,

83:7

overall [5] - 7:22, 9:1,

37:22, 47:12, 85:14

overanalysis [1] -

96:5

overanalyze [1] - 84:1

overload [1] - 90:4

overly [1] - 54:20

overview [1] - 40:12

overwhelming [1] -

46:6

own [5] - 6:20, 14:2,

43:17, 51:9, 82:5

owners [5] - 11:19,

68:20, 68:25, 69:16

owning [1] - 89:5

P

P.C [1] - 2:9

P.E [1] - 2:6

p.m [1] - 99:17

P.M [1] - 1:2

P.O [3] - 1:23, 2:14,

2:23

P.P [1] - 2:4

PADOVANO [1] - 2:19

page [2] - 41:8, 59:6

PAGE [1] - 3:2

paper [1] - 21:23

parameter [1] - 92:9

parameters [6] - 16:7,

16:17, 17:11, 92:17,

95:17, 95:20

Paramus [1] - 2:14

parents [1] - 83:15

Park [1] - 63:25

park [1] - 49:12

parking [39] - 8:3, 8:7,

8:8, 12:5, 20:1, 22:2,

22:6, 22:8, 22:16,

26:1, 26:4, 27:22,

30:3, 37:5, 37:15,

37:20, 37:22, 38:17,

38:21, 39:10, 39:15,

40:2, 40:5, 40:9,

40:22, 40:23, 41:21,

50:25, 63:2, 87:8,

89:6, 90:1, 90:11,

90:24, 92:19, 96:17,

96:24, 97:3

part [11] - 6:1, 8:18,

14:24, 57:10, 58:18,

79:13, 79:18, 84:5,

85:21, 86:22, 95:12

participate [1] - 4:16

particular [7] - 13:15,

41:20, 45:12, 68:6,

81:13, 85:18, 94:14

particularly [3] -

42:15, 52:23, 71:23

Parties [3] - 2:15,

2:18, 2:21

parties [3] - 5:2, 5:6,

100:12

partly [1] - 63:4


109

pass [4] - 27:13,

27:14, 27:15, 28:9

past [6] - 31:20, 42:11,

42:13, 46:21, 80:18,

80:19

patient [1] - 5:16

Patrick's [1] - 4:8

PAUL [1] - 1:12

Paul [5] - 66:10,

66:24, 84:1, 97:10,

98:7

Paul's [2] - 78:13, 88:8

pause [1] - 80:7

pay [1] - 33:25

paying [2] - 44:19,

77:16

peace [1] - 16:6

pedestrian [5] - 30:5,

49:5, 50:19, 72:20,

76:15

pedestrians [1] -

13:13

people [15] - 6:6, 11:7,

12:14, 24:20, 32:12,

34:19, 35:8, 44:11,

46:17, 48:1, 48:7,

51:20, 58:3, 64:17,

86:14

pepper [1] - 86:2

per [26] - 12:19, 12:22,

12:23, 12:24, 18:25,

19:17, 19:18, 19:20,

37:10, 41:2, 54:5,

55:23, 59:15, 59:16,

60:23, 78:17, 80:20,

80:25, 87:10, 87:13,

87:19, 89:12, 92:10,

93:12, 93:22

percent [4] - 48:13,

59:9, 59:19, 82:6

percentage [3] -

24:21, 54:3, 54:4

perfect [1] - 65:12

perfectly [1] - 14:17

perhaps [10] - 9:9,

22:8, 22:17, 39:25,

46:13, 49:21, 67:21,

68:7, 82:4, 86:14

period [2] - 5:3, 39:7

periphery [1] - 98:2

permissive [1] - 67:24

permitted [4] - 9:1,

12:18, 67:18, 68:2

person [2] - 49:6,

97:11

personal [1] - 76:13

personality [1] - 49:1

personally [2] - 21:25,

51:14

persons [1] - 48:9


perspective [2] -

17:25, 86:15

persuasive [2] - 47:6,

54:20

Peters [1] - 3:7

PETERS [20] - 1:16,

21:18, 22:22, 23:4,

23:14, 38:16, 38:20,

42:1, 48:5, 67:8,

67:10, 68:22, 69:6,

72:14, 74:1, 80:16,

96:15, 96:20, 97:10,

97:21

phrased [1] - 61:11

physical [1] - 59:1

picture [1] - 41:5

piece [1] - 96:6

pieces [5] - 16:15,

65:17, 84:18, 84:23,

86:16

place [6] - 13:24,

39:24, 67:16, 84:8,

86:23, 87:21

places [2] - 21:10,

37:21

Plan [19] - 4:4, 4:21,

5:19, 5:25, 7:7, 10:1,

10:7, 10:8, 13:23,

16:18, 56:23, 69:3,

69:9, 72:13, 74:17,

93:24, 95:13, 98:25

plan [39] - 7:8, 10:13,

13:20, 19:18, 30:14,

41:14, 41:17, 41:23,

46:1, 51:12, 56:23,

68:9, 68:12, 70:1,

70:18, 70:19, 71:2,

72:13, 72:22, 73:2,

73:7, 74:25, 75:12,

81:8, 81:23, 83:23,

88:10, 89:1, 89:3,

89:10, 90:14, 91:15,

93:25, 94:4, 94:23,

95:2, 99:4, 99:8,

99:12

PLAN [2] - 1:5, 1:5

planned [1] - 30:25

PLANNER [1] - 2:5

planning [4] - 19:10,

19:25, 22:19, 50:17

PLANNING [2] - 1:1,

1:9

Planning [5] - 2:11,

31:19, 32:25, 33:5,

73:1

plans [2] - 23:23,

51:23

plausible [2] - 44:4,

87:25

play [4] - 12:4, 28:7,

52:18, 71:25

plowing [1] - 42:8

plus [1] - 45:14

pockets [1] - 46:23

podium [1] - 93:20

point [43] - 6:16, 6:19,

32:19, 38:1, 40:11,

51:15, 56:16, 58:7,

58:23, 61:4, 65:11,

65:13, 66:8, 66:9,

67:1, 67:4, 69:21,

75:11, 75:17, 76:12,

76:25, 77:25, 78:9,

78:13, 78:18, 78:21,

79:4, 82:3, 88:2,

90:7, 94:1, 94:3,

94:7, 94:21, 95:5,

95:6, 95:9, 96:2,

96:4, 96:7, 97:6,

97:24, 99:9

pointed [4] - 29:11,

35:21, 45:14, 67:3

pointing [1] - 47:24

points [10] - 9:10,

21:19, 43:10, 43:12,

50:23, 66:4, 76:22,

86:11, 91:5

policy [2] - 5:19, 10:8

poor [1] - 67:16

positive [2] - 34:13,

84:13

positives [1] - 15:11

possibilities [1] -

79:25

possibility [2] - 37:17,

54:8

possible [3] - 22:17,

23:10, 32:16

post [1] - 96:10

pot [4] - 85:21, 85:22,

85:24, 86:1

potential [3] - 5:25,

20:18, 86:20

potentially [5] - 9:8,

54:25, 63:9, 69:15,

89:17

predicated [1] - 54:16

predict [3] - 54:1,

79:2, 79:8

predicted [1] - 54:6

predictor [1] - 54:17

predictors [2] - 53:25,

54:19

preempted [2] - 88:18,

88:20

preemptive [1] - 17:10

prefer [1] - 20:10

prerogative [1] - 17:11

prerogatives [1] -

17:10

prescribe [1] - 20:20

PRESENT [1] - 1:9

present [3] - 7:6, 9:23,

31:20

presentation [2] -

41:2, 53:23

presented [4] - 40:20,

75:15, 97:12, 97:15

preserve [1] - 84:11

president [4] - 64:14,

64:15, 66:18, 66:25

presumably [1] -

39:23

pretty [4] - 45:2, 45:3,

63:24, 76:5

prevent [1] - 74:20

preventing [1] - 78:3

previously [1] - 16:3

PRICE [43] - 2:9, 2:9,

4:10, 52:10, 57:15,

60:5, 60:9, 60:13,

60:16, 61:2, 61:7,

61:21, 61:24, 62:9,

68:8, 68:23, 69:7,

69:23, 70:11, 70:18,

70:25, 71:3, 71:6,

71:12, 71:18, 71:22,

72:8, 72:15, 73:18,

73:21, 85:4, 85:16,

85:25, 89:1, 94:9,

94:25, 95:18, 96:9,

96:16, 96:22, 98:5,

98:24, 99:6

price [1] - 84:15

prices [1] - 77:22

pricing [1] - 78:14

primary [2] - 12:8,

86:23

principle [1] - 15:10

priority [1] - 8:19

problem [5] - 25:24,

45:19, 45:22, 47:2,

55:12

procedural [1] - 95:21

proceed [1] - 65:25

proceedings [1] - 4:14

PROCEEDINGS [1] -

1:4

process [15] - 5:5, 5:9,

5:12, 6:17, 23:20,

29:19, 31:19, 31:25,

33:15, 34:6, 37:23,

39:11, 49:23, 76:10,

95:20

professionals [1] -

51:13

proffered [1] - 66:15

progress [1] - 14:2

project [4] - 26:11,

48:15, 69:7, 89:4

projected [2] - 25:14,

25:19

projecting [1] - 25:12

projects [11] - 24:8,

24:15, 42:25, 45:9,

45:12, 46:2, 47:13,

47:17, 49:20, 54:14,

54:20

promote [3] - 10:16,

10:23, 14:7

promoted [3] - 75:9,

75:11, 75:19

promotes [2] - 41:16,

81:8

proper [5] - 41:15,

69:12, 81:7, 85:14,

85:19

properly [1] - 5:9

properties [5] - 18:18,

29:4, 30:16, 35:19,

76:1

property [7] - 12:13,

43:17, 68:8, 68:20,

68:24, 68:25, 69:16

proponent [3] - 28:17,

30:24, 32:16

proponents [7] - 5:6,

10:12, 23:24, 28:22,

31:23, 48:12, 69:19

proportion [1] - 85:14

proposal [6] - 22:1,

27:12, 39:18, 40:25,

44:15, 81:14

proposals [11] -

23:24, 24:5, 24:15,

25:15, 29:10, 30:8,

30:22, 39:17, 40:15,

40:19

proposed [13] - 7:20,

12:19, 15:22, 21:1,

26:5, 28:1, 44:6,

46:24, 67:17, 69:3,

71:4, 72:7, 73:15

provide [17] - 11:4,

11:5, 11:6, 11:8,

11:22, 11:25, 13:12,

13:23, 13:24, 15:23,

16:8, 19:23, 21:14,

24:18, 40:4, 84:9,

87:22

provided [4] - 20:10,

61:9, 97:17, 100:9

provides [1] - 5:20

providing [2] - 83:3,

86:18

provisions [1] - 8:11

proximity [3] - 7:1,

12:3, 50:15

Public [2] - 100:7,

100:23


110

PUBLIC [1] - 1:4

public [11] - 4:3, 5:1,

5:3, 5:7, 5:18, 7:15,

9:19, 9:21, 10:14,

54:5, 86:21

purpose [2] - 28:15,

32:7

put [8] - 27:3, 36:16,

37:18, 53:15, 79:3,

81:21, 87:16, 94:23

putting [4] - 37:1,

37:2, 54:7, 73:19

puzzle [2] - 84:18,

84:23

Q

quality [2] - 24:15,

49:1

quantify [1] - 87:15

questions [5] - 7:16,

14:9, 33:8, 61:8,

61:11

quickly [2] - 7:18,

23:10

quiet [1] - 16:6

quite [5] - 17:24,

21:10, 48:5, 74:16,

75:4

R

R.P.R [2] - 1:22, 2:22

rail [1] - 19:21

raise [3] - 15:8, 75:8,

78:21

raised [6] - 9:11,

32:12, 33:22, 37:5,

50:9, 97:23

raising [1] - 50:13

Ralph [1] - 26:7

range [6] - 56:19,

59:8, 89:13, 90:3,

90:7, 92:13

ranges [2] - 89:12,

93:1

rate [2] - 78:18, 78:20

rather [5] - 18:13,

57:11, 69:11, 77:16,

88:5

ratio [9] - 58:15, 59:9,

59:19, 78:6, 78:9,

93:11, 94:6, 95:7,

96:3

raw [1] - 27:16

RAZIN [1] - 2:10

re [1] - 57:11

re-hearing [1] - 57:11

reach [1] - 74:12


read [7] - 8:15, 22:4,

49:6, 52:25, 74:14,

80:6, 81:6

reading [1] - 47:8

ready [2] - 32:23, 48:3

real [6] - 22:23, 33:9,

34:7, 45:22, 74:5,

79:6

realistic [1] - 37:12

reality [2] - 22:12, 28:6

realize [2] - 46:14,

73:13

realizing [1] - 34:12

really [35] - 15:4,

16:10, 16:11, 18:6,

20:21, 20:25, 21:13,

21:20, 24:1, 24:9,

26:9, 27:24, 29:1,

29:3, 29:23, 31:25,

33:11, 35:17, 35:24,

36:20, 38:7, 43:16,

54:12, 63:12, 63:24,

65:2, 65:4, 67:11,

74:15, 78:20, 82:2,

83:15, 84:17, 92:24

Realtime [1] - 100:6

reason [5] - 23:21,

75:8, 83:4, 83:15,

86:22

reasonable [1] - 7:16

reasonably [2] -

41:16, 81:8

reasons [3] - 14:16,

33:17, 42:12

received [2] - 4:11,

10:5

recent [1] - 47:11

recession [1] - 78:16

recognize [2] - 31:6,

73:9

recognizes [1] - 57:1

recognizing [1] -

34:11

recommend [2] -

71:17, 71:19

recommended [1] -

72:1

record [7] - 4:10, 9:8,

42:13, 57:16, 60:16,

95:24, 100:8

recreational [1] -

98:20

redevelopment [6] -

11:2, 38:19, 38:20,

39:1, 39:5, 39:10

reduce [20] - 14:22,

26:12, 43:1, 44:17,

46:10, 46:15, 47:1,

55:11, 55:23, 56:13,

56:14, 56:15, 57:23,

58:25, 60:24, 70:22,

88:23, 89:25, 90:3

reduced [2] - 14:22,

58:16

reducing [6] - 56:3,

56:4, 58:12, 58:13,

58:14, 71:10

reductions [1] - 58:16

reexamination [1] -

69:8

referee [1] - 100:10

reference [1] - 15:16

reflect [1] - 51:25

reflects [1] - 7:13

regard [7] - 15:14,

19:7, 34:6, 50:13,

52:24, 58:1, 62:15

regarding [7] - 4:15,

4:21, 5:22, 7:16, 8:2,

14:6, 62:23

regardless [2] - 83:9,

83:10

Registered [1] - 100:5

regs [1] - 88:22

regular [1] - 64:18

regulate [3] - 52:2,

52:3, 52:10

regulation [1] - 100:18

regulations [1] - 88:19

Reilly [1] - 3:5

REILLY [5] - 1:19,

14:13, 42:4, 73:8,

73:19

reject [1] - 27:11

relate [2] - 61:8, 61:12

related [3] - 19:19,

100:12, 100:14

relates [2] - 46:9,

52:13

relationship [3] - 61:5,

78:5, 85:9

relative [2] - 19:21,

88:7

relevant [2] - 82:2,

92:8

relief [2] - 40:4, 87:22

relocate [1] - 29:22

relying [1] - 94:14

remain [3] - 35:19,

70:8, 84:9

remember [2] - 17:4,

41:13

remind [4] - 5:18,

41:12, 50:14, 51:2

removed [1] - 70:9

rent [2] - 12:12, 77:22

rental [2] - 12:20,

77:15

repeat [1] - 6:11

repercussions [1] -

34:13

rephrase [1] - 59:5

report [4] - 18:25,

19:15, 52:24, 93:23

reported [1] - 53:5

Reporter [3] - 100:5,

100:6

REPORTERS [2] -

1:23, 2:23

reports [1] - 25:12

request [4] - 10:13,

10:14, 69:12, 71:13

requested [1] - 96:11

requesting [2] - 71:15,

71:16

require [1] - 90:13

required [3] - 4:12,

88:9, 90:12

requirement [3] -

73:6, 87:10, 88:23

requirements [3] -

12:6, 20:1, 67:25

requires [1] - 31:12

reservations [1] -

15:13

reserve [1] - 35:25

residence [1] - 81:16

residential [5] - 17:23,

18:24, 42:14, 62:17,

73:5

residents [9] - 8:9,

15:17, 21:15, 31:22,

32:18, 35:14, 37:13,

49:9, 66:14

residual [1] - 82:1

resonate [1] - 81:9

respect [2] - 13:2,

67:20

respond [2] - 61:8,

82:14

response [2] - 21:24,

91:3

responsibility [5] -

44:22, 47:14, 72:17,

72:23, 74:19

responsible [2] -

44:14, 44:19

restaurant [1] - 44:5

restaurants [3] -

18:12, 43:22, 44:7

result [3] - 28:12,

30:6, 93:1

retail [13] - 7:2, 13:17,

18:2, 40:22, 42:17,

62:17, 62:19, 63:5,

63:6, 63:9, 64:3,

64:13, 76:16

retail-wise [2] - 18:2,

64:3

retailers [1] - 50:21

retiree [1] - 84:17

review [8] - 20:9, 29:9,

31:13, 46:1, 51:12,

61:18, 94:2, 94:18

reviewed [3] - 10:5,

95:23, 99:3

reviewing [2] - 23:23,

23:24

revisions [2] - 69:10,

69:13

revitalize [3] - 75:24,

76:10, 76:17

revitalizing [2] -

50:18, 76:11

RFP [4] - 21:24, 22:7,

38:22, 39:12

RFPs [1] - 40:16

Richard [5] - 9:14,

14:11, 14:16, 18:21,

45:14

RICHARD [1] - 1:11

ridge [1] - 79:5

Ridge [3] - 2:20,

63:25, 82:5

RIDGEWOOD [2] -

1:1, 1:9

Ridgewood [37] -

6:23, 7:9, 7:25, 10:3,

10:11, 26:9, 29:7,

30:10, 31:4, 33:2,

33:5, 33:10, 34:20,

34:23, 34:24, 35:1,

35:14, 37:13, 43:11,

43:24, 46:24, 48:21,

54:2, 63:22, 64:15,

76:3, 76:19, 83:6,

83:7, 83:11, 83:13,

83:16, 84:7, 84:17,

85:10

Ridgewood's [1] -

36:23

rights [4] - 62:5, 69:1,

69:5, 69:16

ripe [1] - 11:1

rise [1] - 16:25

RMR [1] - 100:22

Road [1] - 2:20

road [3] - 34:14,

34:17, 73:13

rolled [1] - 32:5

roof [1] - 13:8

room [3] - 12:13,

47:12, 83:9

rooms [1] - 77:1

roughly [2] - 58:8,

59:16

round [1] - 68:14

Route [4] - 2:13, 2:17,

44:3, 48:22

RSIS [6] - 8:6, 8:8,


111

20:2, 88:9, 89:11,

89:23

rule [1] - 95:11

ruling [1] - 8:16

Rutgers [3] - 54:1,

54:6, 54:17

Rutherford [1] - 2:18

RUTISHAUSER [1] -

2:6

S

SADDLE [2] - 1:24,

2:24

safety [1] - 72:20

sale [1] - 77:22

salt [1] - 86:2

satisfied [1] - 90:4

satisfying [1] - 8:19

scale [9] - 17:2, 17:8,

45:24, 46:20, 50:13,

51:11, 52:7, 56:6,

77:8

scenario [1] - 68:7

school [24] - 6:8,

12:15, 20:6, 20:8,

20:14, 21:3, 33:20,

45:5, 45:9, 51:21,

52:14, 52:22, 53:1,

53:11, 53:14, 54:9,

54:16, 74:4, 77:13,

79:23, 81:10, 81:11,

82:8, 85:11

School [1] - 82:5

school-aged [4] -

12:15, 45:9, 81:10,

81:11

schoolchildren [7] -

53:24, 54:5, 54:19,

78:23, 79:1, 79:15,

79:16

schools [12] - 12:8,

24:14, 25:10, 44:24,

45:2, 45:19, 53:20,

74:8, 74:12, 74:20,

79:7, 80:18

scope [3] - 48:22,

61:17, 86:17

se [1] - 78:17

Sealfon's [1] - 63:4

seat [1] - 85:5

second [5] - 10:19,

11:10, 17:21, 77:12,

79:10

SECRETARY [1] - 2:3

secretary [1] - 4:12

section [1] - 67:12

see [31] - 12:7, 12:9,

12:14, 13:1, 13:21,


19:8, 21:8, 24:5,

25:4, 25:14, 25:16,

26:3, 28:25, 29:4,

34:25, 38:8, 42:14,

44:1, 44:4, 44:8,

44:24, 45:4, 45:8,

45:11, 45:18, 49:2,

50:21, 61:4, 74:11,

85:7, 95:19

seem [2] - 45:15,

86:13

seize [2] - 34:9, 34:17

sell [2] - 82:10, 82:11

semiautomatic [1] -

39:18

senior [6] - 15:20,

24:24, 82:19, 83:21,

89:4

seniors [11] - 15:19,

15:24, 16:10, 16:18,

29:22, 81:14, 81:20,

82:17, 83:16, 83:19,

89:4

sense [6] - 39:20,

46:23, 47:6, 63:20,

74:10, 87:11

sensitive [1] - 45:24

separate [3] - 6:2,

38:4, 38:5

serious [1] - 69:14

seriously [1] - 47:10

serve [1] - 29:22

served [1] - 32:6

serves [1] - 28:15

services [2] - 7:2,

45:21

session [1] - 68:16

sessions [1] - 9:23

set [4] - 11:7, 13:17,

16:8, 52:7

setback [2] - 57:24,

96:20

setbacks [4] - 48:20,

56:5, 58:13, 60:25

setting [2] - 10:10,

16:17

seventh [1] - 99:13

several [6] - 7:15,

7:16, 42:12, 43:25,

72:12, 96:12

sewer [1] - 45:21

shakes [1] - 52:9

shaking [1] - 89:20

shape [1] - 92:24

share [1] - 93:24

shared [2] - 96:24,

97:2

shift [1] - 81:15

shoe [1] - 63:17

shops [1] - 76:16

shovel [1] - 16:2

showed [1] - 54:2

shows [2] - 19:15,

59:19

SHULMAN [1] - 2:9

signal [2] - 44:16

signaling [3] - 44:14,

44:15, 44:20

significant [1] - 44:25

simple [2] - 22:12,

59:15

simply [4] - 6:14, 20:8,

44:24, 83:14

single [1] - 81:18

site [25] - 13:20,

20:24, 39:22, 46:1,

51:12, 56:23, 63:2,

68:11, 69:24, 70:23,

71:11, 72:13, 72:22,

72:23, 72:24, 73:2,

73:7, 74:25, 75:12,

88:10, 89:1, 89:2,

89:10, 90:14, 99:3

sites [5] - 18:4, 36:25,

44:2, 73:5, 80:1

sitting [1] - 33:7

situation [2] - 11:25,

26:1

six [3] - 19:17, 40:16,

65:1

size [12] - 10:21, 16:5,

44:5, 46:13, 46:15,

46:16, 46:22, 52:20,

55:24, 56:6, 59:1,

92:19

slightly [1] - 56:25

slippery [1] - 69:16

slope [1] - 69:17

small [3] - 33:4, 34:22,

45:24

smaller [5] - 45:16,

55:16, 78:3, 78:8,

84:25

Smith [1] - 20:24

snow [1] - 16:2

solve [1] - 16:18

solves [1] - 47:2

someone [4] - 12:11,

14:1, 33:19, 89:3

sometimes [1] - 65:3

somewhat [8] - 42:24,

46:14, 75:9, 93:24,

94:2, 94:21, 95:5,

95:9

somewhere [5] - 6:8,

49:17, 84:8, 87:21,

89:13

soon [1] - 82:18

sorry [8] - 57:14, 60:8,

66:11, 83:16, 89:22,

91:6, 93:6, 93:9

sort [24] - 17:24,

18:16, 33:15, 35:24,

35:25, 36:17, 37:6,

37:18, 37:21, 39:13,

59:5, 59:10, 64:12,

64:21, 65:1, 65:8,

72:4, 77:25, 78:3,

79:13, 84:24, 87:15,

89:18

sorting [1] - 91:12

sound [3] - 6:25,

28:11, 69:2

sounds [4] - 20:2,

20:3, 53:8, 98:9

Space [1] - 26:8

space [11] - 9:2, 16:5,

26:6, 26:10, 30:7,

30:9, 58:13, 76:25,

77:18, 96:21, 96:22

spaces [8] - 24:12,

38:17, 38:21, 40:8,

41:20, 87:10, 87:13,

90:11

spanning [1] - 5:3

SPEAKER [1] - 3:2

speaking [2] - 22:12,

47:16

speaks [1] - 9:4

special [4] - 15:20,

37:2, 48:16, 91:7

specialty [1] - 36:20

specific [3] - 58:6,

71:13, 74:18

specifically [3] -

38:16, 76:12, 76:18

specifics [1] - 5:21

specify [2] - 88:9, 92:6

spend [1] - 77:16

spent [1] - 50:7

spirit [1] - 33:6

spoken [2] - 48:13,

49:18

spots [1] - 39:15

square [5] - 55:22,

59:16, 59:18, 60:23,

92:10

St [1] - 4:8

staff [1] - 9:20

stainless [1] - 75:14

stairwells [1] - 59:18

stakeholders [2] - 9:9,

86:19

stand [1] - 47:15

standard [5] - 37:10,

88:17, 88:18, 89:11,

89:24

standards [2] - 11:13,

59:10

stands [2] - 56:18,

70:14

start [4] - 31:18,

61:25, 87:6, 96:8

started [2] - 5:11,

89:24

starting [11] - 6:16,

6:19, 9:23, 94:1,

94:3, 94:7, 94:21,

95:5, 95:9, 96:4,

97:6

state [7] - 8:6, 8:7,

12:6, 19:18, 88:18,

88:22, 89:19

State [2] - 100:7,

100:11

statement [3] - 14:24,

52:24, 88:8

statistics [2] - 80:17,

81:1

statute [1] - 100:11

statutory [1] - 4:15

stay [2] - 56:6, 95:20

staying [2] - 44:8,

83:14

Steck [2] - 17:3, 53:23

steel [1] - 75:14

step [1] - 6:1

still [6] - 8:22, 26:14,

48:18, 53:16, 91:12,

96:24

stirring [1] - 86:1

stock [1] - 15:12

store [1] - 13:18

stores [2] - 13:13,

63:17

strategy [1] - 18:10

Street [5] - 20:25,

37:20, 39:2, 39:23,

43:10

street [2] - 17:6, 82:7

strengthen [2] -

35:15, 63:13

stress [1] - 25:25

strike [3] - 31:3, 31:9,

66:6

striking [4] - 29:5,

34:10, 36:3, 79:18

strong [1] - 7:24

struck [3] - 43:20,

64:22, 78:24

structure [1] - 80:21

structures [3] - 18:24,

26:5, 59:1

struggle [1] - 68:17

struggles [1] - 17:16

students [12] - 12:10,

45:6, 45:8, 53:7,

53:12, 54:5, 54:11,

80:11, 80:18, 80:20,

80:23, 80:25


112

studies [1] - 25:3

study [9] - 16:10,

18:17, 25:16, 29:13,

32:14, 54:1, 54:6,

94:19, 96:5

sub [1] - 7:17

sub-issues [1] - 7:17

subcommittee [1] -

40:17

subsequently [1] -

81:19

substantial [1] - 73:10

suburbs [1] - 89:9

suggest [4] - 35:11,

69:4, 76:1, 84:15

suggested [2] - 38:3,

81:14

suggesting [2] - 76:9,

83:19

suggestions [1] - 9:10

suggests [1] - 76:2

suitable [1] - 6:24

Suite [1] - 2:17

summation [1] - 47:4

supermarket [3] -

35:8, 43:22, 43:24

supermarkets [1] -

43:25

supply [1] - 78:15

support [5] - 7:9,

42:11, 47:17, 64:16,

97:14

supporting [1] - 93:21

supposed [2] - 51:21,

80:14

Supreme [2] - 8:16,

71:24

survey [1] - 29:20

SUSAN [1] - 1:13

Susan [7] - 28:20,

31:15, 42:2, 49:3,

67:8, 84:21, 89:20

Susan's [2] - 86:14,

97:11

sustainability [1] -

50:17

Sustainable [1] -

19:19

system [4] - 53:2,

53:14, 79:23, 82:9

systems [1] - 25:8

T

table [2] - 78:24, 96:24

tax [1] - 33:25

teacher [1] - 80:25

teaching [1] - 80:21

technically [1] - 90:15


ten [7] - 17:23, 18:13,

34:16, 48:13, 54:25,

63:1, 96:19

tend [2] - 15:2, 83:25

term [1] - 45:19

terms [29] - 15:6, 18:8,

18:18, 20:15, 20:16,

21:5, 35:23, 44:24,

48:11, 50:17, 50:18,

50:24, 50:25, 51:22,

52:22, 53:17, 54:14,

60:17, 63:12, 63:16,

64:3, 64:17, 72:1,

72:19, 85:5, 91:5,

94:6, 95:5, 96:1

terrific [3] - 21:20,

47:23, 54:21

test [1] - 81:6

testified [2] - 66:13,

66:14

testify [1] - 67:5

testimony [27] - 5:1,

6:21, 7:14, 10:4,

18:23, 19:5, 20:24,

23:25, 25:11, 26:7,

42:8, 43:18, 54:10,

57:10, 61:9, 61:13,

64:19, 66:15, 73:10,

74:14, 77:21, 77:25,

84:6, 86:10, 94:17,

100:9

tests [1] - 41:15

thanked [1] - 32:1

thanking [1] - 31:18

THE [2] - 1:4, 1:5

theme [1] - 86:13

THERE [1] - 1:9

they've [1] - 85:19

thinking [8] - 34:15,

34:16, 49:22, 56:16,

57:22, 59:12, 90:21,

98:8

third [2] - 17:22, 68:14

THOMAS [2] - 2:13,

2:16

thoroughfare [1] -

13:18

thoughtfully [1] - 5:9

thoughts [6] - 9:5,

21:21, 52:14, 62:14,

62:23, 87:9

three [7] - 43:21,

45:18, 52:18, 72:5,

90:10, 91:25, 92:1

threw [2] - 58:4, 85:23

thriving [1] - 7:9

throughout [1] - 29:8

throw [3] - 37:9, 85:4,

85:21

throwing [1] - 87:12

Thurston [1] - 3:10

THURSTON [14] -

1:15, 27:1, 55:6,

55:9, 55:21, 56:10,

56:13, 57:3, 57:7,

57:13, 57:17, 59:21,

60:1, 60:4

Tice [1] - 2:10

timely [1] - 7:7

today [4] - 27:5, 27:7,

80:24, 89:12

together [5] - 54:7,

59:10, 60:3, 86:17,

92:23

tolerate [2] - 43:14,

46:7

Tom [1] - 66:10

tomorrow [1] - 27:5

tone [1] - 10:10

tonight [14] - 4:6,

4:19, 5:14, 6:4, 6:12,

9:4, 9:11, 15:3, 23:7,

59:11, 61:2, 61:3,

61:18, 99:15

Tony [2] - 66:11, 66:24

top [2] - 39:15, 51:22

topic [1] - 36:6

total [1] - 8:25

tough [1] - 13:3

tougher [2] - 12:24,

14:8

toward [2] - 37:2,

97:18

towards [1] - 7:24

town [18] - 14:4,

16:25, 17:9, 17:14,

20:22, 27:9, 33:12,

33:22, 33:23, 34:5,

35:14, 39:3, 51:5,

54:15, 54:22, 84:10,

87:22

townhouses [1] -

40:25

towns [1] - 35:1

track [1] - 72:24

traffic [39] - 9:2, 11:17,

11:18, 11:22, 12:1,

12:4, 13:12, 25:23,

27:21, 28:16, 29:12,

29:14, 29:15, 29:16,

30:5, 30:6, 31:8,

41:6, 42:23, 43:1,

43:9, 43:15, 43:19,

44:6, 44:10, 44:11,

44:17, 46:12, 49:5,

49:13, 50:19, 50:21,

50:24, 72:16, 72:18,

72:24, 73:15, 76:15

train [4] - 42:16,

49:11, 49:12

trains [1] - 12:3

transcript [1] - 100:17

TRANSCRIPT [1] - 1:4

transit [10] - 12:3,

19:9, 19:13, 19:16,

19:24, 31:5, 42:15,

89:7, 89:8

transit-oriented [5] -

19:9, 19:13, 19:16,

19:24, 31:5

transportation [4] -

7:2, 16:1, 19:20,

50:16

traverse [1] - 49:10

tremendous [1] -

94:23

trend [1] - 42:13

trending [2] - 12:16,

45:15

trestle [2] - 49:12

trouble [1] - 44:8

true [3] - 28:25, 64:20,

77:21

truth [1] - 32:6

try [3] - 14:3, 38:25,

56:25

trying [5] - 8:22,

71:21, 78:9, 86:16,

97:7

TUESDAY [1] - 1:2

turn [2] - 41:8, 49:7

turnover [1] - 84:3

tweak [1] - 30:23

tweaks [1] - 69:14

two [15] - 22:13,

37:13, 40:3, 40:15,

40:18, 40:19, 56:21,

63:1, 64:9, 66:4,

74:3, 78:22, 90:10,

91:15, 92:2

type [2] - 12:11, 64:5

types [1] - 11:5

typically [1] - 89:3

U

ultimate [1] - 4:16

under [5] - 8:6, 8:8,

22:6, 56:18, 100:9

underground [1] -

25:8

underneath [1] -

49:11

underscored [1] -

8:17

understood [2] - 59:4,

97:20

underutilized [3] - 7:5,

11:1, 76:1

uneven [1] - 42:21

unforgiving [1] - 51:9

unintended [1] - 81:24

unique [1] - 7:8

unit [14] - 37:11, 54:5,

59:16, 59:17, 60:23,

78:17, 87:10, 87:13,

87:19, 89:12, 90:10,

90:11, 92:10

units [51] - 9:1, 12:18,

12:19, 12:20, 12:22,

12:23, 12:24, 16:6,

18:9, 18:24, 19:3,

19:17, 19:18, 19:20,

20:18, 20:21, 25:20,

28:10, 29:25, 36:25,

37:2, 41:2, 52:4,

52:5, 52:6, 52:11,

52:13, 52:20, 54:8,

55:1, 55:12, 55:14,

55:16, 55:20, 55:23,

56:1, 56:3, 56:6,

59:3, 59:12, 59:13,

59:15, 77:23, 78:3,

81:13, 92:19, 93:12,

93:22

unresolved [1] - 44:18

unusual [1] - 18:11

up [18] - 12:23, 19:3,

22:21, 27:16, 28:10,

35:6, 35:8, 38:2,

47:22, 59:2, 60:8,

61:17, 62:16, 69:8,

86:22, 89:19, 90:11,

98:1

update [1] - 44:16

urban [1] - 50:17

USE [1] - 1:5

useful [1] - 91:5

uses [5] - 67:13,

67:17, 67:20, 68:2,

68:20

utilize [3] - 61:17,

81:15, 83:19

V

vacant [1] - 35:19

Vagianos [1] - 66:10

variable [1] - 79:2

variables [1] - 83:2

variations [1] - 12:23

variety [1] - 11:5

various [1] - 5:2

vary [1] - 88:10

vehicles [1] - 87:19

vehicular [3] - 29:15,

30:6, 72:20

venue [2] - 6:7, 99:11


113

verbatim [1] - 100:8

verify [1] - 99:11

versus [4] - 22:13,

67:24, 68:18

vetted [1] - 8:14

via [1] - 72:24

viable [2] - 29:5, 30:17

vibrant [3] - 13:14,

29:5, 79:18

VICE [2] - 1:11, 9:16

Vice [1] - 3:4

vice [1] - 29:11

VICE-CHAIRMAN [1] -

9:16

Vice-Chairman [1] -

3:4

view [4] - 29:3, 29:9,

40:12, 41:7

viewing [1] - 49:20

views [2] - 23:1, 23:13

vigorously [1] - 53:14

Village [12] - 5:23,

5:25, 6:5, 13:16,

30:10, 31:4, 40:20,

49:10, 63:3, 85:10,

94:11, 99:14

village [26] - 7:3, 9:20,

16:22, 18:24, 19:11,

23:22, 24:9, 24:11,

25:5, 25:6, 25:7,

25:18, 25:22, 29:6,

39:15, 40:13, 40:14,

40:16, 42:15, 44:13,

44:19, 68:25, 72:25,

84:12, 87:17, 90:23

VILLAGE [4] - 1:1,

1:9, 2:5, 2:6

village's [3] - 8:19,

37:22, 47:14

violate [1] - 17:14

violations [1] - 95:21

virtue [1] - 58:16

visit [1] - 22:14

visitors [2] - 8:9,

37:14

visual [1] - 8:1

visually [1] - 30:16

vital [1] - 76:3

VOICES [1] - 4:24

volunteered [1] -

33:23

voted [1] - 68:16

W

wait [1] - 23:4

waiver [1] - 90:15

Wal [1] - 27:19

Wal-Mart [1] - 27:19


walking [1] - 42:18

Walnut [1] - 39:2

wants [1] - 50:20

warrant [1] - 89:15

warrants [1] - 38:6

water [2] - 25:8, 45:21

ways [1] - 16:15

wearing [1] - 4:9

weave [1] - 95:8

website [2] - 6:9,

99:11

weeds [1] - 95:4

week [4] - 8:17, 40:21,

47:5, 71:24

weeks [4] - 38:13,

91:15, 91:25, 92:1

weighed [1] - 64:19

weighing [1] - 85:5

Weiner [1] - 27:3

WEINER [1] - 2:20

welcome [1] - 24:5

welfare [4] - 10:3,

10:17, 10:24, 14:8

well-ordered [6] -

41:14, 41:17, 41:22,

81:8, 81:23, 83:23

WELLS [2] - 2:12,

2:13

wells [1] - 49:16

wells' [1] - 47:4

Wendy [10] - 14:25,

21:19, 50:1, 50:3,

51:18, 55:7, 58:11,

62:11, 71:23, 74:4

WENDY [1] - 1:14

Wendy's [4] - 82:3,

95:5, 96:1, 96:7

what-ifs [2] - 84:2

whatnot [1] - 72:21

whatsoever [1] - 31:1

whole [7] - 9:25,

14:20, 35:18, 40:14,

45:7, 56:19, 92:16

wholly [2] - 24:4,

62:21

Willard [1] - 53:15

wise [3] - 18:2, 64:3,

72:2

witnessed [1] - 76:14

witnesses [1] - 10:4

wonder [1] - 26:2

wondered [3] - 93:13,

93:25, 94:5

wonderful [2] - 24:19,

24:22

Woodcliff [1] - 2:11

word [3] - 62:19, 76:8,

84:22

words [3] - 78:2, 79:3,


114

81:9

works [1] - 59:20

world [1] - 58:22

worry [3] - 25:10,

51:13, 80:6

worse [3] - 11:22,

27:22, 28:12

writing [1] - 94:16

written [2] - 30:25,

67:13

wrote [3] - 41:9,

96:17, 96:18

X

XIO1042 [1] - 100:5

Y

yada [3] - 89:6

year [2] - 53:12, 80:11

years [16] - 9:24,

12:16, 27:6, 27:7,

27:9, 27:17, 32:8,

34:16, 53:15, 63:14,

64:22, 65:2, 79:21,

80:19

yellow [3] - 15:8,

20:14, 21:7

yield [1] - 92:18

younger [1] - 11:7

yup [1] - 18:17

Z

ZONE [1] - 1:6

zone [12] - 4:5, 30:2,

38:19, 38:21, 39:1,

39:5, 39:10, 63:4,

68:6, 75:13, 78:1

zones [7] - 6:24,

13:15, 38:5, 51:14,

72:4, 97:25, 98:4

zoning [9] - 5:20,

5:21, 5:25, 41:15,

69:10, 69:11, 75:2,

78:2, 81:7

Documents

11 - Ridgewoodmods.ridgewoodnj.net/.../3_17_2015_PH_LUPE_mini.pdf1 CHAIRMAN NALBANTIAN: Thank you, 08:27PM 2 Michael. 08:27PM 3 No. 6, this is the public hearing on 08:27PM 4 the Land