TOWNSHIP OF MAHWAH PLANNING BOARD
MINUTES
FEBRUARY 26, 2001
7:30 P. M. – SUB-REVIEW COMMITTEE MEETING
The combined public/work session meeting of the Planning Board of the Township of Mahwah held at the Municipal Building, 300B Route 17 So., Mahwah, N. J. was called to order at 8:00 p.m. by Dr. Ross, Chairman. The Opening Statement was read according to the Sunshine Law and was followed by the flag salute and roll call.
These minutes are a synopsis of the meeting. A verbatim audio tape recording is on file with the Board Secretary at the Planning Board Office, 300B Route 17 So., Mahwah,
N. J. Copies of the tapes may be purchased for a fee.
PRESENT: Mr. Arbuckle (8:10) Mr. Brotherton
Mayor Martel Ms. Omsberg
Dr. Ross Mr. Trent
Mr. DeKramer Mr. Paton
Mr. Jandris
ABSENT: Mr. Muscarelle
PROFESSIONALS: Peter J. Scandariato, Esq., Peter TenKate, P.E., Justin Mahon
I. APPROVAL OF BILLS
None were presented
II. APPROVAL OF MINUTES
None were presented.
III. MEMORIALIZING RESOLUTIONS
FROM DECEMBER 24, 2000 MEETING
1. DKT. #418, RACK ENTERPRISES, L.L.C., BL. 167, LOT 39, 336 FOREST RD.
DENIAL OF SUBDIVISION AND VARIANCE APPROVAL
A motion to approve the Resolution of Denial was made by Mr. Brotherton and seconded by Ms. Omsberg. A roll call of eligible members revealed 4 aye votes by Mr. Brotherton, Ms. Omsberg, Dr. Ross and Mr. Jandris.
Planning Board Minutes
February 26, 2001
Page 2.
FROM JANUARY 8, 2001 MEETING
1. T/A 01-2001, FLYTE TIME LIMOUSINES, INC. – 79-85 FRANKLIN TPK.,
BL. 27, LOTS 1-4
A motion to approve was made by Mr. Trent and seconded by Mr. Brotherton. A roll call of eligible members revealed 9 aye votes by Mr. Brotherton, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Paton and Mr. Jandris, Mr. Arbuckle.
FROM JANUARY 22, 2001 MEETING
1. DKT. #414, ISAAC D. CONSTRUCTION CO., 3 MORRIS AVE., BL. 162, LOT
221 – DENIAL OF MINOR SUBDIVISION
A motion to approve the Resolution of Denial was made by Mr. Brotherton and seconded by Mr. Arbuckle. A roll call of eligible members revealed 7 aye votes by Mr. Arbuckle, Mr. Brotherton, Mayor Martel, Dr. Ross, Mr. Trent, Mr. Paton and Mr. Jandris.
FROM FEBRUARY 12, 2001 MEETING
1. E-BD-216-239-307–R & S BUILDERS, 59 BRAMSHILL DR., BL. 23.02, LOT 18
SOIL APPROVAL
2. T/A 01-2005, MAHWAH FLORIST, CHIAVOLA, INC., 83 VANDERBECK
LANE, BL. 160, LOT 17
A motion to approve was made by Mr. Trent and seconded by Mr. Brotherton. A roll call of eligible members revealed 8 aye votes by Mr. Arbuckle, Mr. Brotherton, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Paton, Mr. Jandris.
IV. WORK SESSION
A. CAPITAL PROJ. REVIEW, MUNICIPAL BLDG. AND RT. 202
RECREATION
Brian Campion, Township Attorney appeared before the Board. He stated that prior to the Municipality committing substantial funds to a capital project for review, a conceptual must appear before the Planning Board for any comments or recommendations to the Council.
Mr. Campion explained that there is a committee of the Council which is meeting with the project architect. The location of the new municipal building will be on Corporate Drive. He described the lower level which would be used as a senior center. The first floor would house the court and other departments which will be determined at a later date. The second floor will also consist of administrative offices.
Mr. Campion asked that the Planning Board discuss this matter and make their recommendations to the Council by way of Resolution.
There was a discussion regarding the proposed building. The Mayor explained the elevations of the property and indicated that they have designed a plan that meets many of the criteria.
Mr. Campion addressed the Route 202 Recreation project. Mr. Campion stated that the Council has endorsed the concept plan that was before the Board which is for a mixed use of the site. The rear part of the site would remain in a natural conservation state. The front portion would consist of ball fields, playgrounds, parking and walking paths. This would be a funded capital project. The Council is asking the Planning Board for its comments regarding this project.
Mr. Campion indicated that the Council had a lighting consultant review the project and there would be some type of lighting on the site.
Dr. Ross was at the meeting and described the proposed site, the setbacks from the residential properties on Halifax Rd and the proposed location of the lighting.
B. REVIEW OF ORDINANCE #1384
Mr. Campion asked that the Board review this ordinance which would take an isolated area in the GI 80 zone (properties along the northbound side of Route 17 starting at the Ramsey border) and make it contiguous with the existing zoning in an area of the
B 40 zone.
Mr. Scandariato stated that he had prepared a Resolution and asked that the members review it since it would be necessary to vote on it this evening due to the 35 day time allotment.
A motion to approve the capital project review for the Municipal Building, Route 202 Recreation and the Resolution recommending Ordinance #1384 be approved by the Council was made by Mr. Paton and seconded by Mr. DeKramer. A roll call revealed 8 aye votes by Mr. Arbuckle, Mr. Brotherton, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Paton, Mr. Jandris and 1 nay vote by Ms. Omsberg.
V. OPEN TO THE PUBLIC
A motion to open the meeting to the Public was made by Ms. Omsberg and seconded by Mr. Arbuckle. All in favor.
Planning Board Minutes
February 26, 2001
Page 4.
A motion to close was made by Mayor Martel and seconded by Ms. Omsberg. All in favor.
VI. PUBLIC HEARINGS:
A. BD-216-239-310, 55 BRAMSHILL RD. - SOIL
Herb Schlesinger of Conklin Associates and Vinnie LaBarbieri were sworn in.
Mr. Schlesinger stated that because of the topography of the property and the connection to the sewer line they are requesting a soil movement approval for volume of cut 313 cubic yards, volume of fill 6,326 cubic yards and volume to be imported 6,103 cubic yards.
The applicant is requesting a waiver for slopes 1V:3H and 1V:2H. Justin McMahon indicated to the Board that it was his recommendation that they grant this waiver subject to the applicant addressing his comments on the wall, the embankment being properly compacted and to the approval of the Bergen County Soil Conservation District. Mr. Schlesinger stated they did have the Bergen County Soil Conservation approval.
A motion to open the meeting to the public was made by Mr. Trent and seconded by Ms. Omsberg. All in favor.
A motion to close the meeting to the public was made by Mr. Arbuckle and seconded by Mr. Brotherton. All in favor.
A motion to approve was made by Ms. Omsberg and seconded by Mr. Trent. A roll call revealed 9 aye votes by Mr. Arbuckle, Mr. Brotherton, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Paton and Mr. Jandris.
B. BD-216-239-311 – 37 GREAT HALL RD. – DARLINGTON ASSOCIATES
Notices in order.
John Mavroudis, Attorney for the applicant appeared before the Board.
Herb Schlesinger, Conklin Associates was sworn in. Mr. Schlesinger stated that 25% of the rear of the lot is encompassed by the conservation easement. The proposed soil movement is 874 c.y. volume of cut, 1,100 c.y. volume of fill and 226 c.y. volume to be imported. Mr. Schlesinger referred to the report from Malcolm Pirnie dated February 5, 2001 and indicated that they have revised the plans and addressed all of the issues.
Planning Board Minutes
February 26, 2001
Page 5.
Justin Mahon indicated that the applicant is requesting slopes greater than 1V:4H but not to exceed 1V:3H.
In answer to Justin Mahon’s question regarding the keystone wall, Mr. Schlesinger explained that the keystone wall is self draining and runs down into woods so there is no need to place a drain in the wall.
Mr. Schlesinger stated there will be 10 replacement trees placed on the revised plans.
A motion to open the meeting to the public was made by Mr. Trent and seconded by Ms. Omsberg. All in favor.
A motion to close was made by Mr. Trent and seconded by Mr. Arbuckle. All in favor.
A motion to conditionally approve was made by Ms. Omsberg and seconded by Mr. Trent. A roll call revealed 9 aye votes by Mr. Arbuckle, Mr. Brotherton, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Paton, Mr. Jandris.
C. DKT. #405, WINGATE INN
Bruce Whitaker, Attorney for the applicant appeared before the Board.
Mr. Whitaker referred to the revised plans indicating that the most significant modification made to the plans is the reduction of rooms in the hotel from 104 rooms down to 89 rooms. By doing this they will conform to the size of the parking spaces eliminating the need for a variance for 9 x 18 parking spaces.
Mr. Whitaker recalled Paul Ferriero, P.E. Mr. Ferriero marked the revised plans as “A-3” dated February 9, 2001. He described the revised plans showing the relocation of the building which will now meet the buffer requirements.
Mr. Whitaker referred to the Boswell Report of February 23, 2001. The applicant is still requesting waivers noted on the original plans. Regarding the proposed driveway grades, Mr. Ferriero indicated that the 9% grade for the west entrance to the hotel is the only place it exists.
With regard to the buffer zone, Mr. Whitaker asked Mr. Ferriero that if the Board wishes for them to remove the dumpster from the buffer so that it is totally conforming, the dumpster area can be relocated on the site that would not require any type of waiver or variance for it. Mr. Ferriero answered ‘yes’.
Planning Board Minutes
February 26, 2001
Page 6.
Mr. Whitaker questioned Mr. Ferriero with regards to the loading zone comment in the Boswell Report. Mr. Whitaker stated that if the Board requires that the applicant provide a loading zone area, then they will provide it.
Mr. Ferriero stated that there are 223 spaces required and 223 spaces are being provided.
Mr. Whitaker asked Mr. Ferriero to comment on the lighting issue. Mr. Ferriero indicated that they are proposing 1.75 foot candles in the parking lot. If required they can lessen this.
Mr. Ferriero stated that they will provide screening to conceal the HVAC units located on the roof.
Mr. Whitaker stated they are requesting a variance for one sign which is the building mounted sign on the western face of the building facing Route 17.
There was a discussion regarding the report from the Police Department. Mr. Whitaker stated that it is a county road and falls under their jurisdiction as to whether or not a traffic light can be installed at that location.
Under questioning by Ms. Omsberg, Mr. Ferriero described the type of landscaping such as the type of evergreens and the proposed location of these trees. Mr. Ferrero also indicated that there would be some type of screening for the roof top units.
Dr. Ross voiced his concerns regarding the parking situation between the hotel and the Mason Jar.
A motion to open the meeting to the Public was made by Ms. Omsberg and seconded by Mr. Brotherton. All voted in favor.
John Obrien appeared before the Board. He presented the Board with a list of cars that were parked at the Mason Jar on Saturday night.
Bob Belizonsi of the Mason Jar appeared before the Board. He spoke about the parking and stated that he realized there could be a problem on certain nights. However, he feels he would not have a problem with parking on the weekends since the hotel’s busiest days are Monday thru Thursday.
Tom Garofalo, 6 Locust Lane appeared before the Board. He lives directly behind the Mason Jar. He was sworn in. He presented the Board with pictures taken from his house.
Planning Board Minutes
February 26, 2001
Page 7.
A motion to close to the Public was made by Mr. Arbuckle and seconded by Ms. Omsberg. All in favor.
Mr. Whitaker informed the Board that they are on extension and he is looking for a decision this evening. A motion to conditionally approve the application was made by Mr. Trent and seconded by Mr. Brotherton. A roll call revealed 8 aye votes by Mr. Arbuckle, Mr. Brotherton, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris and 1 absention by Mr. DeKramer.
Dr. Ross indicated to the Board members that they neglected to vote on the sign variance.
A motion to deny the wall sign was made by Mr. Trent and seconded by Ms. Omsberg. A roll call revealed 8 aye votes by Mr. Arbuckle, Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris and 1 abstention by Mr. DeKramer.
D. DKT. #131-PH12K DARLINGTON/RIO VISTA PHASE 12
John Mavroudis, Attorney for the Applicant appeared before the Board.
Mr. Mavroudis stated that they will address all the issues in the engineer’s report.
Dr. Ross asked if the emergency access will be a semi raised curb with Belgium blocks lying in the ground off Campgaw Rd. going into Patrick Brem Court. Mr. Schlesinger answered “yes”. He stated that he spoke to Ray Roe and Mr. Roe did not have a problem with this. However he did want to see the details.
In speaking with Justin Mahon, Mr. Schlesinger stated that instead of putting a 1-1/2” drop curb which is normal they would put in a 3” drop curb. Mr. Roe would have to approve this.