WOODCLIFF LAKE—Councilwoman and Master Plan Committee Chair Josephine Higgins said survey feedback that residents gave on the town’s vision, the Broadway Corridor, and the borough’s short- and long-term challenges was excellent, and that more would soon be sought.
After nearly three hours of master plan discussion on May 12, Higgins said the feedback powered nine virtual breakout groups, chaired by Master Plan committee members, discussing the five community survey questions posed in a print/online survey offered to residents.
Approximately 60 participants were online during the workshop and final discussions, at a joint meeting of the governing body, Planning Board, and Zoning Board.
Higgins said a new master plan—the overall municipal planning guide that sets design standards and rules for local zoning to help implement borough-wide—is anticipated later this year.
The effort to revise the plan is a first in nearly two decades and will include elements such as land use, circulation, utilities, community facilities and schools, conservation and open space, sustainability, economic development, and historic preservation.
The Planning Board must ultimately approve the revised master plan.
Planning officials said the borough last adopted a comprehensive master plan in 1985. From 1985–2002, the borough adopted periodic review and reexamination reports. A master plan update was completed in 2002 and re-examination reports approved in 2008 and 2019.
The council commissioned independent Broadway Corridor studies between 2008 and 2019.
What resident said they want
Higgins, a Democrat, recently returned to the dais after serving as mayor, 1996–2003, and on council, 1994–’95.
“The people we talked to do not want overdevelopment; they want to keep Woodcliff Lake residential and they are okay with businesses on Chestnut Ridge Road,” she said.
She said most surveyed saw “no deterioration in the last 10 years” in local quality of life but were concerned about Broadway Corridor development, especially an abandoned gas station that mars the area.
She called the site an “attractive nuisance,” in insurance-speak, owing to vandals and other unwanted visitors
Regarding the Broadway Corridor’s development, Higgins said a consensus seemed to be emerging for sidewalks on at least one side, attractive and effective lighting, nicely designed streetscapes, some nice restaurants, and smaller-size, possibly boutique-style retail stores and specialty stores.
One frequently mentioned worry is the growing amount of housing and related traffic concerns and congestion, especially increasing traffic via Kinderkamack Road.
Higgins also said residents supported pedestrian-friendly sidewalks and walkways that allow people to exercise and enjoy the outdoors.
Recently, Mayor Carlos Rendo, and Park Ridge Mayor Keith Misciagna and Hillsdale Mayor John Ruocco, said they were trying to work with Suez Water, based in Haworth, to secure final permission to begin work on a 1.5-mile passive nature trail adjacent to Woodcliff Lake Reservoir.
The trail has been in discussion for years, and apparent snags were related to Suez concerns about security and maintenance by the municipalities.
Higgins said residents can send in survey responses until June 30. Surveys are available under the “2021 Master Plan” menu on the borough website and through writing her at reachjoh@gmail.com. She urged residents to participate in creation of a new Master Plan.
The May 12 session was to discuss the five question community survey and add input on current and future planning and zoning issues to be considered.
The borough hired Philips, Preiss Grygiel early this year for $50,000 to fully revise and update its Master Plan, which became a hotbed of controversy during hearings on the original application to construct 60 apartment units at 188 Broadway, which was unanimously rejected by planners.
Applicant attorneys then contended the plan had not been fully updated within the 10-year timeframe and alleged it was not in force.
However, borough attorneys noted recent plan reexaminations had made the plan current and that it was in effect. No legal ruling occurred one way or another, and local officials voted to update the plan in early 2021.
Meanwhile, no decision was made on an appeal of the 2019 ruling denying the 188 Broadway application and that applicant has reapplied for a reduced 53-unit complex on the site up for a first hearing May 25 before the Zoning Board of Adjustment.
“All the information learned from the sessions will be posted online by our planner (Phillips, Preiss Grygiel LLC) and residents can find out what each group found,” Higgins said.