City Council

AMENDED MEETING MINUTES OF PLANNING BOARD/BOARD OF ADJUSTMENT OF HIGH BRIDGE BOROUGH Meeting Date: August 17th, 2015 - Meeting Time: 7:30 P.M. Meeting Location: High Bridge Rescue Squad, 95 West Main St, High Bridge, NJ 08829 _______________________________________________________________________________________ 1. CALL TO ORDER: This is a regular meeting of the Planning/Zoning Board of the Borough of High Bridge. Adequate notice of this meeting has been given in accordance with the Open Public Meetings Act in that a Notice was published in the Express Times on January 15th, 2015 and the notice of and agenda for this meeting were posted on the bulletin board in the Borough Hall. 2. FLAG SALUTE: Led presiding officer, Chairman Steve Dhein 3. ROLL CALL: P = Present, A=Absent Mark Desire A, Chris Zappa A, Tom Richards P, Steve Dhein P, Don Howell P, Keith Milne P, Doug Walker P, Brent Dugan A, John Moskway P Also present were Mr. Rob Fernandes with professionals, Borough Planner Darlene Green, Board Attorney Bill Caldwell, and Board Engineer Joseph Modzelewski. Eleven members of the public, including press, were also present. 4. READING AND APPROVAL OF MINUTES: None at this time. 5. NEW BUSINESS: A. Updated Borough zoning classification maps Motion to accept the updated Borough zoning classification maps as consistent with the Master Plan: Motion: Richards Second: Moskway Mark Desire A, Chris Zappa A, Tom Richards Y, Steve Dhein Y, Don Howell Y, Keith Milne Y, Doug Walker Y, Brent Dugan A, John Moskway Y. 6 ayes, motion passes 6. VISITORS: A. Rob Fernandes – formal review of the High Bridge Views application Joseph Modzelewski stated that he satisfied with the application in regards of completeness. Motion to accept application for completeness: Motion: Richards Second: Moskway Mark Desire A, Chris Zappa A, Tom Richards Y, Steve Dhein Y, Don Howell Y, Keith Milne Y, Doug Walker Y, Brent Dugan A, John Moskway Y. 6 ayes, motion passes 7. PUBLIC COMMENTS: It is the policy of the Planning Board that all public comments on an issue shall be limited to one minute (1) per person per agenda subject. Comments may be made only on subjects pertaining to current Borough agenda. No debating between residents. Comments should be addressed to Chairman and Board Members at the public microphone. No comments at this time. 8. BOARD OF ADJUSTMENT APPLICATION HEARING: • Rob Fernandes – hearing of the High Bridge Views application • Property Location: Block 29.02, Lot 12, Center Street, High Bridge, New Jersey, 08829, vacant lot. • Zoned for downtown business, DB zone • The building purpose is rental apartments consisting of twelve units. • Proper notice: Two Hundred foot list and affidavit of publishing completed. • A-1 overhead view of proposed grounds and building submitted by Christopher Nusser, the applicant’s engineer. • Size of lot: 33,933 square feet. Size of proposed building: 12,254 square feet. The Attorney for Mr. Rob Fernandes, Vincent Bisano gave an overview of the High Bridge View project. Testimony was heard from Mr. Rob Fernandes, builder, Mr. Christopher Nusser, Engineer, and Mr. Wayne Ingram, Surveyor and Planner. Mr. Fernandes described the interior of the building and explained that his reason for including two COAH units, as opposed to three, is due to economics. He also stated that the COAH units would be located on the first and second floor, intermixed with the other units of the building and that they are up to the same standard as the other units. Mr. Fernandes stated that his office handles all the administrative duties for these COAH units. Mr. Fernandes stated that, in regards to the report from Darlene Green, he would be able to address any issues she had with the project. Mr. Fernandes also stated he agrees to address all issues as per Mr. Modzelewski’s report. He also stated that he was able to talk with most of the residents in the vicinity of the proposed building. Chairman Dhein asked Mr. Fernandes how may bedrooms each COAH unit would have, and he answered that each would be a one bedroom unit. Mr.Milne asked about the problems Mr. Fernandes had faced regarding COAH. Mr. Fernandes referred the Board to the professionals to explain the intricacies of this application process. Mr. Fernandes also stated that he did not have any applicants on his other building even after meeting the proper advertising requirements. Darlene Green questioned Mr. Fernandes if he was aware of requirements of UHAC and if he would be in compliance, he answered that he was aware and would be in compliance. Ms. Green also inquired about the doors on the sprinkler room, and Mr. Fernandes said he would revise the plans to be consistent with the request. Ms. Green also asked if the windows on the furnace room are actually vents disguised as windows, and Mr. Fernandes responded yes. Christopher Nusser gave a statement regarding his background and qualifications and experience. He is the engineer for the project. He then gave a detailed description of the site and formally labeled the new architectural drawing as A-1. Mr. Dhein asked if A-1 is the same as what they have. Mr. Nusser explained that it is the same except that it also includes the grading found in sheet 4 of 9 as well as the lighting plan sheet 6 of 9. Mr. Nusser also described in detail the parking lot for the project. He stated that Ms. Green has asked for two additional trees to be planted on the property and that this request would be met. Mr. Nusser also detailed the storm water management plan. Mr. Dhein asked where the water would go. Mr. Nusser responded with a detailed explanation of the storm water management plan. A discussion ensued with the Board of Adjustments regarding this matter. Mr. Nusser was also questioned by the Board regarding the vacating of Hill Street and whether this street was still in use. Mr. Nusser confirmed that it is in fact vacated and not in use. Several questions were asked and answered regarding the parking lot and its configuration. Mr. Modzelewski commented that he is satisfied with the compliance to his list of concerns. He feels that they will be able to provide the storm water rules that he required but is subject to his review of the finished design. Discussion ensued with the Board. Comments: Denise Hickson asked a question regarding where the driveway will be located. Mr. Nusser gave a detailed explanation regarding this inquiry. He did assure that the road will be widened on the applicant’s portion of the property. Mr. Wayne Ingram gave a statement regarding his background. He is testifying as a professional planner for this application. Mr. Ingram stated the definition of a conditional variance. He went over all the requirements for a conditional use variance and stated that the applicant is in compliance to all but two  requirements. Mr. Ingram addressed the two conditional use variance requirements that are not being met and gave detailed explanations for the proposed plan. He discussed the parking space issue of twenty-one spaces versus the required twenty-two parking spaces and the number of COAH units being one less than required. In his statement, Mr. Ingram gave the applicant’s justification for not meeting these requirements. Conversations with the Board ensued regarding these conditional variance requirement issues. Mr. Ingram also stated that not meeting these requirements would not pose any negative impacts to the surrounding neighborhood. Borough Planner Green stated her concerns regarding the limited COAH units. The Board expressed concerns regarding meeting COAH requirements. Ms. Green stated that this project wasn’t going to directly impact our Borough in this issue especially due to the fact that requirements are constantly changing. Mr. Dhein asked to clarify if there were any additional parking spaces to accommodate visitors. Mr. Ingram stated that these spaces have taken into account visitors. Discussion ensued regarding ways to add an additional parking space. Borough Planner Green proposed that if additional parking becomes necessary would Mr. Fernandes be open to purchasing a parking permit in the Borough to make up for this space. Mr. Fernandes agreed to this proposal. Mr. Dhein also asked about signage being placed to prevent parking at other downtown businesses. Mr. Ingram responded to this concern by stating that the other business would be responsible for signage on their property. Mr. Fernandes also gave information in reference to his other building in town. Mr. Dhein inquired if parking spaces would be assigned. Mr. Fernandes and Mr. Ingram stated that this was not going to be the case unless the situation warranted it. Mr. Moskway asked if a property manager would be living on site. Mr. Fernandes responded that this was not the case but he does have a property manager that will check the building regularly. Questions and comments: Jody Huxter stated disagreement in regards to the parking situation. He also expressed his dissatisfaction with the proposed building. Linda Brownley expressed concerns regarding traffic on Center Street. Mr. Ingram stated that the condition of the street is the Borough’s responsibility. Mr. Modzelewski stated that typically with project such as these the applicant would need to provide more information regarding traffic generation. Denise Hickson suggested lowering the speed limit on that street. She also inquired about sewer rights. Mr. Fernades stared that were granted back in 2008. Donald Brownley expressed concerns regarding spilled oil. Mr. Caldwell responded that there has been no testimony regarding environmental concerns. Jody Huxter also expressed regarding water contamination. Steve Dhein asked a question regarding the sewer line. Mr. Ingram gave a detailed description of the sewer line and the necessary connections. Carl Nosenzo commented that he supports the project. Motion: to close public hearing. Motion: Richards Second: Howell Voice vote: Six ayes, motion passes. Discussion ensued between Attorney Caldwell and the Board regarding when a vote would need to occur. Mr. Caldwell stated that the Board can wait and further review the application. The applicant’s attorney, Mr. Bisano, expressed concerns to get an answer immediately due to the fact that they are under time restrictions. 9. WRITTEN COMMUNICATIONS: A. High Bridge Borough zoning classification maps B. High Bridge Views application updates – Check waiver requests, Storm water management assessment, plans. 10. OLD BUSINESS: None at this time. 11. PUBLIC COMMENTS: It is the policy of the Planning Board that all public comments on an issue shall be limited to five (5) minutes per person and no person may make more than one (1) comment per subject. Comments may be made on any subject pertaining to Board issues. Comments pertaining to Public Hearings should be saved for that section of the agenda. No debating between residents. Comments should be addressed to Chairman and Board members at the public microphone.  Carl Nosenzo commented that he supports the project. Jody Huxter expressed dissatisfaction with the proposed project. Motion: To approve the D3 variance Motion: Walker, Second: Richards Tom Richards Y, Steve Dhein Y, Don Howell Y, Keith Milne Y, Doug Walker Y, Brent Dugan A, John Moskway Y. Six ayes, motion passes Motion: To approve twenty-one (21) parking spaces with the caveat that if the Zoning Officer deems the number of spaces to be insufficient, then the applicant will continue to purchase a parking permit for a downtown parking space. Motion: Walker, Second: Howell Comments: Mr. Moskway confirmed the number of permitted parking spaces required by the applicant is necessary. Mr. Howell stated that he does not believe that the difference in the number of parking spaces will cause any issues in the downtown business zone. Tom Richards Y, Steve Dhein Y, Don Howell Y, Keith Milne Y, Doug Walker Y, Brent Dugan A, John Moskway Y. Six ayes, motion passes. Motion: To approve the preliminary site plan with the provisions that all of the items from the Board Engineer, including storm water management plan, the Borough Planner and the Borough are met as previously outlined. Motion: Richards Second: Walker Tom Richards Y, Steve Dhein Y, Don Howell Y, Keith Milne Y, Doug Walker Y, Brent Dugan A, John Moskway Y. Six ayes, motion passes. 12. ADJOURNMENT: Motion to adjourn: _Milne _Second: _Richards_ Voice vote: All ayes, motion passes. ________________________________________________________________________________________ Next Meeting Date: September 21st, 2015 Meeting Location: High Bridge Rescue Squad, 95 West Main St, High Bridge, NJ 08829 Meeting Time: 7:30 P.M. Respectfully Submitted, ________________________________________ Planning Board Secretary Adam Young