Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON REGULAR MEETING MARCH 20, 2012 A regular meeting of the Planning Board of the Borough of Madison was held on the 20th day of March 2012 at 7:30 P.M., in Room #140, Hartley Dodge Memorial, 50 Kings Road, Madison, NJ. The meeting was called to order by Planning Board Chairman, Steve Tombalakian Mr. Tombalakian requested the reading of the Public Meeting Notice. Ms. Boardman read the following statement in accordance with the Open Public Meetings Act. “Let the minutes reflect that adequate notice of this meeting has been provided in the following manner: At the reorganization meeting of the Board held on January 3, 2012, the Board by Resolution adopted a schedule of meetings. On January 4, 2012, a copy of the schedule of meetings was posted at the bulletin board at the entrance to the Hartley Dodge Memorial, was sent to the Madison Eagle and the Daily Record, and filed with the Borough Clerk all in accordance with the “Open Public Meetings Act”. The following roll call was recorded: Present: Peter Flemming, Sr., Dr. Vincent Esposito, Michael Kopas, John Forte, Astri Baillie, Steve Tombalakian, Mr. Gertler who arrived at 7:45pm and Mayor Conley who arrived at 8:15pm Absent: None Excused: Tom Johnson, Also Present: Keith Loughlin, Esq., Substitute Planning Board Attorney Frank Russo, Board Engineer Susan Blickstein, Board Planner Frances Boardman, Board Secretary Approval of Minutes: Copies of the minutes of the March 6, 2012 regular meeting were distributed to all Board members for their review prior to this meeting. Grammatical corrections were noted prior to the beginning of the meeting. Motion to approve the minutes as corrected was made by Ms. Baillie, seconded by Mr. Flemming. A voice vote of “Aye” was heard by all eligible Board Members, with Dr. Esposito and Mr. Forte abstaining. Planning Board March 20, 2012 Comments by the Public: Mr. Tombalakian opened the floor to the public for anyone who wished to be heard on any matter not on this evening’s agenda. Ms. Cherise Locket, 16 Elmer Street inquired about the application for The Stangle Group. Mr. Tombalakian informed Ms. Locket that the applicant had appeared at the March 6, 2012 Planning Board meeting and was carried without further notice to the public to the Planning Board meeting of April 3, 2012. There was no other public present at the meeting that wished to be heard. NEW BUSINESS – CASE NO. P 12-003 Minor Subdivision – Lot Line Adjustment Borough of Madison Block: 2803, Lot: 2 10 Maple Avenue Since the Borough of Madison is the applicant for this case, Dr. Vincent Esposito recused himself from his seat on the Board. Mr. Joseph Mezzacca, Esq. Borough Attorney presented Mr. Andrew Clarke, a professional land surveyor and engineer as an expert witness for this evening’s testimony. Mr. Clarke, 37 Girard Avenue, Chatham, NJ 07928 was sworn in and recognized as an expert witness by the Board. The following exhibit was marked into evidence: Exhibit A – 1: Subdivision plan prepared by Andrew Clarke, PLS, PE, dated February 28, 2012. Mr. Mezzacca asked Mr. Clarke if he was familiar with the property and if he had examined the property being discussed. Mr. Clarke answered that he had conducted the land survey for this subdivision. The application is essentially cleaning up an occupation condition that exists on Block 2803, Lot 2 currently owned by the Borough. The Borough has interest in divesting the property. In preparation of this divestment, the proposal this evening is to move the common lot line with the Municipal parking lot 5 feet in the front and 756 in the rear, which will allow this application to run parallel with the existing curb line. This lot line adjustment creates a reduction in lot width, lot area and side yard set backs. The property is situated in the OSGU (Open Space Government Use) Zone. The OSGU Zone has no criteria for a property such as this. So in order to evaluate potential development of this property the R-3 Zone was used to demonstrate the criteria. Planning Board March 20, 2012 Mr. Tombalakian asked Mr. Mezzacca if there was a proposal before the Mayor and Council to change the zone of this property to R-3. Mr. Mezzacca answered that there was not a proposal at this time for any zone change. Ms. Blickstein stated that since residential housing in not permitted in the OSGU now would be a good time to evaluate, based on the structure that is there. Mr. Clarke concluded his testimony. Mr. Tombalakian asked the Board members if they had any questions of Mr. Clarke. Seeing none, he then opened the floor to the public for questions of Mr. Clarke. Ron Waxman, 19 Maple Avenue, asked Mr. Clarke to see the Exhibit, he then asked if the proposal was to move the lot line further out or further in? Mr. Clarke answered that the lot line would be moved further in to the property, due in part that a portion of the Borough parking lot is now on the adjacent lot. Mr. Clarke again stated that this is being done in preparation to divest the property. Mr. Tombalakian informed Mr. Waxman that the rezoning of the property in question had to come from the Mayor and Council. Mr. Mezzacca stated that he will be making that recommendation to the Mayor and Council. Laura Ripans, 12 Maple Avenue, asked if the Borough was subject to zone requirements, she was told that the Borough is not subject to zoning criteria on the properties that it owns. Mr. Tombalakian asked if there were any further questions of Mr. Clarke from the public. Seeing none he closed that portion of the hearing. He then asked the Board if they had any comments. Seeing none, he opened the floor to the public for comments. Laura Ripans, 12 Maple Avenue, stated that she was in full support of this application and having the property rezoned as an R-3(Single-Family Residential) Zone. Mr. Tombalakian asked if there were any further questions from the public, seeing none he closed that portion of the hearing. At this time, Mr. Tombalakian asked for a motion to approve the lot line adjustment application of the Borough of Madison as presented this evening. A motion was made by Ms. Baillie, seconded by Mr. Flemming and the following role call was recorded: “Ayes” – Mr. Forte, Mr. Kopas, Mr. Flemming, Ms. Baillie and Mr. Tombalakian. “Nays” – None “Recused” – Dr. Esposito Planning Board March 20, 2012 CASE NO. P 12-004 Amended Preliminary and Final Site Plan Application 175 Park Avenue, LLC Block: 401, Lot: 2 175 Park Avenue Mr. Glenn Pantel began by explaining to the Board the five proposed improvements that the applicant wishes to incorporate into its prior approval for Amended Preliminary and Final Site Plan. No variances are proposed with this amended application. • Newly proposed outdoor seating area • Belgian Block curbing • Three newly-proposed Electric Car charging Stations. • Three newly-proposed Emergency Call Stations • Newly proposed Tenant Generator Pad The two witnesses prepared to testify this evening are, Kevin Webb, Project Engineer and Hugh Trumbull, Architect. Mr. Kevin Webb, Birdsall Services Group, Inc., 1101 Laurel Oak Road, Suite 160, Voorhes, New Jersey was sworn in. Since the witness last testified on this application in October 2011 his qualifications were accepted by the Board. The following exhibit was marked into evidence: Exhibit A-1: Amended Site Plan, dated 3/20/2012 Mr. Webb began by going over the exhibit and identifying the proposed improvements one by one. The outdoor seating area will be 1,300 square feet located in the northwest corner of the building. The tenant feels that this is a high value amenity for its employees. A 20’ X 40’ (800 square feet) generator pad will be installed for the needs of the data department. The generator will run on diesel fuel. The generator pad is located far enough away from the residents on Chateau Thierry Avenue that there should not be a noise issue. Three car charging stations have been proposed for the south central parking lot. This will accommodate six electric cars; there will also be a wall mounted charging station in the parking garage. The amended site plan also calls for 3 emergency call stations within the parking lot. The next item discussed will be the eastern parking area; the proposed change is to substitute gravel pavers for grass pavers. The gravel will perform in the same way as grass and has the same pervious credit. There is no change to the number of parking spaces. Mr. Tombalakian asked the Board Professionals to go through their reports with the applicant’s Engineer. Ms. Blickstein stated that through the testimony provided this evening the comments on her memorandum, dated March 13, 2012 have been clarified. Planning Board March 20, 2012 Mr. Russo proceeded to discuss his memorandum of March 20, 2012 with Mr. Webb. Mr. Russo feels that several items need to be addressed through testimony. Mr. Pantel stated that Items 1, 7 and 8 on the memorandum will be complied with. Items 2, 3 and 4 will be addressed by the next witness, Mr. Hugh Trumbull. Mr. Russo asked Mr. Webb to offer testimony on operations, specifically snow plowing and weed control. Mr. Webb stated that these operations will be addressed in a sensitive manner, that the maintenance operations will be addressed in the Maintenance Manual. Mr. Russo asked Mr. Webb to provide comment about the charging stations. Mr. Webb stated that these charging stations are located in an aisle that is also functioning as a bio-swale. The electrical services that will connect to the car charging stations will be encased in a sealed conduit. Mr. Webb does not feel that there is any conflict with water and the electrical function of the car charger. Mr. Russo asked to have a cut sheet/picture/diagram of what the stations are going to look like. Mr. Pantel stated that this would be provided. Mr. Webb stated that these car charging stations will need to be operated by a key fob. Mr. Tombalakian asked for clarification of the generator being placed against the building. He asked Mr. Webb to discuss the impact of the noise to the employees in the building. Mr. Webb stated that all State Standards will be adhered to. Equipment selection is on going. The generator will be run monthly, it will be tested during normal business hours and the maintenance standard will be included in the operations maintenance manual. Mr. Flemming asked how the outdoor dining area would be accessible. Mr. Webb responded that an internal door will be used. This area will be shielded by vegetation. Mr. Flemming also inquired if the tenant has any plans for expanding the car charging stations. There is no expansion planned at this time. Mr. Gertler asked if Mr. Webb had considered using grass pavers in the outdoor dining or generator area. Mr. Webb stated that they are taking a conservative approach relative to the calculations and that the Architect will speak about the materials that are proposed. Concrete is being used for the generator pad; which is the most efficient way to disburse the load of the equipment. Mr. Kopas inquired of the sediment runoff into the parking area. Mr. Webb stated that sediment runoff will be addressed in the operations manual. Ms. Blickstein asked if the proposed landscaping had been reviewed with respect to noise attenuation for the generator pad. Mr. Webb replied that there will be landscaping around the pad specifically for a visual effect and not for noise attenuation. Mr. Tombalakian asked if there were any further questions of Mr. Webb by the Board or its Professional’s. Seeing none, he opened the floor to the public for questions of Mr. Webb. Seeing none he closed that portion of the hearing. Mr. Pantel called his next witness, Mr. Hugh Trumbull, Architect, Kohn Pederson Fox Associates, West 42nd Street, New York. Mr. Trumbull was sworn in. Since he had last testified in October of 2011, his qualifications were accepted by the Board. Mr. Trumbull began by addressing the aspects of the site plan, in particular the electric car Planning Board March 20, 2012 parking stations on the site. Mr. Trumbull stated that it was a matter of aesthetics placing them where they are located on the site plan. This location is also the most congenial to the landscaping that is being provided. The seating configuration of the café was discussed. The café will be located in the northwestern quadrant of the first floor; this café will be a compliment to the entry plaza and will done with the same finishes and landscaping as the overall environment. Exhibit A-2: Roof Plan – Sheet A 204 This sheet was marked into evidence. Mr. Trumbull showed the Board that an area of extension is being proposed on the roof. This area of roof extension is getting larger than what was previously approved on the amended site plan in October 2011. The enlargement is due to a larger physical fitness area, the addition of the Café and the Data room. The client has invested in a higher quality mechanical system. The screening is a standard louver screen, dark oak in color. The height of the screening material has not changed. Mr. Russo asked Mr. Trumbull to address the use of an alternate paving material among the “alternate” parking stalls. These stalls are located adjacent to landscaped parking islands, and alternate paving would provide additional air and water to the roots of the trees being planted. Mr. Pantel stated that they were not prepared to change the paving material due to aesthetics and cost. “This building is being built as a jewel and will remain a jewel.” Mr. Kopas also expressed his concerns about the trees being planted in this area not receiving enough air and water. Mr. Trumbull stated that the trees will be replaced if necessary. Ms. Blickstein asked for an update on the bus access shelter. Mr. Pantel stated that New Jersey Transit had been contacted and documentation will be provided to the Board. Mr. Trumbull was asked to work with Mr. Russo in regards to the size of the generator pad once the equipment for the site had been purchased. Mr. Tombalakian asked if there were any further questions by the Board or its Professionals of Mr. Trumbull. Seeing none, he opened the floor to the public. Seeing no one with a question of Mr. Trumbull he closed that portion of the hearing. Mr. Tombalakian at that time opened the floor to comments from the public. Marilyn D’Amelio, 224 Norwich Court, Madison stated that she lives directly behind the site and has a major concern about the traffic impact on Chateau Thierry and Park Avenue. She was informed that the County had done a regional traffic study and that a light was not warranted at the intersection of Park Avenue and Chateau Thierry; however, one was installed at Danforth and Park Avenue. Planning Board March 20, 2012 Catherine Baillie, 67 Derby Court, Madison has concerns of noise levels, lighting, the bus access adding greatly to the traffic impact and the run off directly onto the Madison Common site. Mr. Joseph Chiarolanza, 3 Belleau Avenue, Madison who lives directly across the street from the parking lot site asked what activity would be going on at the building in the evening hours. The site is 100% office use, there will be close to 1, 000 employees with normal business hours. There will be no loading activity in the evening. Mr. Chiarolanza asked if the buffer planned on Chateau Thierry was a noise buffer. An intense landscaping is planned for the site and Mr. Russo is working with the applicant on the trees that were lost in the October storm. There were no other members of the public that wished to be heard. This portion of the hearing was closed. Mr. Pantel began his summary and thanked the Board and its Professionals. Mr. Tombalakian asked the Board if there was any further discussion before he asked for a motion. Hearing no further discussion he asked for a motion to approve the Amended Preliminary and Final Site Plan as presented this evening. On the motion of Mr. Gertler, seconded by Mayor Conley the following roll call was recorded: “Ayes” – Mr. Forte, Mr. Kopas, Mr. Flemming, Ms. Baillie, Mayor Conley, Dr. Esposito, Mr. Gertler and Mr. Tombalakian. “Nays” – None OLD BUSINESS - None at this time PLANNING DISCUSSION – Ms. Boardman informed the Board that they had in front of them the 2011 Zoning Board of Adjustment Annual report for review which will be discussed at the April 17, 2012 Planning Board meeting. CORRESPONDENCE – None at this time Since there was no further business to come before the Board, Mr. Tombalakian asked for a motion to adjourn the regular meeting, motion made by Mr. Gertler at 9:00 P.M.; seconded by Mr. Flemming. A voice vote of “aye” was heard by all members present and carried. Respectfully submitted, Frances Boardman Board Secretary