Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON REGULAR MEETING NOVEMBER 20, 2012 A regular meeting of the Planning Board of the Borough of Madison was held on the 20th day of November 2012 at 7:30 P.M., in Room #140, Courtroom of 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. The Board Secretary 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., Mayor Conley, John Forte, Astri Baillie, Steve Tombalakian, and Jeff Gertler who arrived at 8:10 pm Absent: Dr. Vincent Esposito, Excused: Michael Kopas, Thomas Johnson Also Present: Vince Loughlin, Esq., Planning Board Attorney Frank Russo, Board Engineer Susan Blickstein, Board Planner Robert Vogel, Board Secretary/Borough Engineer Approval of Minutes: Copies of the minutes of the October 2, 2012 regular meeting were distributed to all Board members for their review prior to this meeting. Minor corrections were made by Ms. Baillie. Motion to approve the minutes was made by Mr. Tombalakian, seconded by Ms. Baillie. A voice vote of “Aye” was heard by all eligible Board Members. 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. Seeing no one wishing to be heard, Mr. Tombalakian closed this portion of the hearing. Planning Board Page 2 November 20, 2012 Resolutions For Memorialization – CASE NO. P 12-005 Amended Site Plan with Variance 122 Main Street Madison, LLC Block: 1803, Lot: 11 122 Main Street Resolution granting the application of 122 Main Street Madison, LLC for the Amended Site Plan with Variances on property located at 122 Main Street, Madison commonly known on the Borough of Madison Tax Map as Block 103, Lot 11. A draft resolution was prepared and sent to the applicant’s attorney, Planning Board members and Professionals. Mr. Tombalakian asked if the Board or its Professionals had any other comments or concerns regarding the resolution and the corrections as stated this evening. Hearing none, a motion to approve the Resolution as corrected was made by Mayor Conley, seconded by Ms. Baillie. The following roll call was recorded: “Ayes” – Mr. Gertler, Mayor Conley, Ms. Baillie and Mr. Tombalakian. “Nays” – None Absent or recused – Mr. Kopas, Johnson and Esposito. NEW BUSINESS – Planning Discussion The applicants agreed to allow the volunteer presentation by Mr. Joseph Weiss, from TransOptions, and Heather Shepard, from Sustainable Madison, to proceed as a brief matter for the Boards consideration. Mr. Weiss summarized the Safe Routes To School Program and issues facing planning boards, governing bodies and school boards throughout the state. Essentially the focus was having good plans multimodel transportation to and from schools. The Borough of Madison was complemented on the availability of the circulation master plan, traffic calming report, school zone buffer plan, sidewalk plan, bike route plan and Complete Streets Committee results on the Borough Website. Also the volunteers were impressed with the Federal Grants obtained for Samson Ave Sidewalk Improvement project currently being bid and the open process and integrated grant writing for complete streets such as Ridgedale Ave, Woodland Ave and Green Ave. Mr. Weiss indicated there were successes in neighboring Chatham with community outreach, in identifying sight distance, signage, signal and accessible crossing improvements. Planning Board Page 3 November 20, 2012 Mr. Weiss and Ms. Shepard both agreed with adequate planning there must also be an educational component so there would be greater uptake of initiatives like the Walk to School Day. With adequate education and behavioral modification there would be far more students walking to school on safe routes every day, bringing other environmental and sustainable benefits to the Borough such as fewer waiting lines, less rush hour congestion, less fuel consumption, less idling and less carbon emission. The Board thanked the volunteers for the update and committed to ongoing planning and acknowledgement of the plans in public and private parcel development review where applicable. NEW BUSINESS – Application CASE NO. P 12-006 Amended Preliminary and Final Site Plan with Variances 135-137 Main Street, LLC Block: 2601, Lot: 15 137 Main Street At approximately 8:20pm, the applicant’s attorney Mr. Alan Rich, Esq. and applicant’s engineer Mr. Paul Anderson, P.E. introduced themselves for testimony and were sworn in. Mr. Joe Lobozzo and his architect John Van Lenten, AIA were also present. The qualifications of both experts were considered and found acceptable to the Board. The following exhibits were submitted and marked: A-1 Morris County G.I.S. Aerial Photo A-2 Colorized Site Plan The applicants attorney indicated the applicant proposes to convert the second floor office space into four one-bedroom apartment units of approximately 750 sf each. The applicants engineer testified that no new site improvements are planned. Mr. Anderson reviewed the following variances noting existing conditions : The existing parking deficiency will be reduced since the prior site plan approval showed 29 spaces required, whereas 19 spaces were permitted under the prior approval, and under the current proposal only 24 spaces will be required (actual spaces unchanged). The parking hours for residential uses upstairs would complement peak hour usage in the predominantly commercial area. Access to transit by residents will reduce the need for cars and parking demands onsite. Since no site improvements surrounding the existing building were required the applicant is seeking to continue of all dimensional variances for frontage and lot size; Additional C1 variances will be required for the proposed second floor interior conversion to four apartment units and the existing second floor Planning Board Page 4 November 20, 2012 overhang. The hardships relate to the existing conditions alone. The benefits are increasing the housing stock, diversity of uses, and the location and proximity to commercial, public and mass transit facilities. During winter snow events, the engineer stated it was customary to remove snow entirely from the constrained parking lots. Mr. Van Lenten was sworn in and testified. The following exhibits were submitted and marked: A-3 Floorplan proposal within envelope of existing building. A-4 Elevation photography of the existing building The architect stated that the proposed apartments are within the building envelope. The elevation photos, A-4, show the window changes that are recommended for light, air, circulation, and emergency egress. The internal apartment layouts are circuitous for air/space/egress improvement. The existing means of egress will be maintained. The NJDCA has been consulted. No elevator is required. The rehabilitation codes apply. It was stated the emergency egress windows facing adjoining property should be designed carefully, so that any future adjoining uses do not compromise emergency egress. The floor was opened to the public for questions. Mike Blazoski, 30 Cook Plaza, had the following questions/concerns: 1. Location of windows, size and height ? 2. Visually looking down, can they be opened.? Carl Reggie, Fidelity Management, Stop & Shop 1. They have a good relationship with the commercial tenants. 2. Residential conditions will alter perception of lighting, parking, deliveries, snow, trash, noise, circulation at night. 3. Has no objection to the proposal other than the CC zone in this area is non- residential and new tenants must be advised of existing night time activity. The Board members discussed the proposal. The Board finds the proposal satisfactory as long as access/egress issues are fully considered and the building design and tenant agreements reflect the commercial nature of the area. The Construction Official can deny the construction floor plans if the proposed residence’s building, fire, plumbing, or electric safety issues are not fully code compliant. The units ought to be able to attract desirable living and the architect was challenged with that task during building permit phase. The Board understood it was only interpreting the zoning provisions which and the proposal has significant merit for the reasons previously stated. It was noted any multifamily structures in commercial Planning Board Page 5 November 20, 2012 zones were required to have housing inspections regularly either under the NJDCA Housing Inspection Program or the local Certificate of Continuing Occupancy / Change of Tenancy ordinance. There being no further discussion by the Board Members, Mayor Conley made a motion to approve the application, seconded by Mrs. Baillie, and the following roll call vote was recorded: Ayes: Mr. Gertler, Mayor Conley, Mrs. Baillie, Mr. Tombalakian Nayes: None Abstained: Dr. Esposito, Mr. Forte Recused: Mr. Flemming OLD BUSINESS – There was no old business before the Board this evening. CORRESPONDENCE – None at this time Mr. Tombalakian announced that the next regular meeting of the Planning Board scheduled for Tuesday, December 4, 2012, would be cancelled if there were no pressing issues, or new applications. This also would provide the regular Board Secretary a full chance for recovery from medical leave. 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. Forte at 9:30 P.M.; seconded by Mr. Flemming. A voice vote of “aye” was heard by all members present and carried. Respectfully submitted, Acting Board Secretary Robert Vogel, PE