Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON REGULAR MEETING APRIL 16, 2013 A regular meeting of the Planning Board of the Borough of Madison was held on the 16th day of April 2013 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 15, 2013, the Board by Resolution adopted a schedule of meetings. On January 16, 2013, 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: Judy Mullins, Mayor Robert Conley, Peter Flemming, Michael Kopas, Astri Baillie, Steve Tombalakian and Jeff Gertler Absent: Excused: Tom Johnson and John Forte Also Present: Vince Loughlin, Planning Board Attorney Frances Boardman, Board Secretary Frank Russo, Board Engineer Susan Blickstein, Board Planner Approval of Minutes: Copies of the minutes of the April 2, 2013 regular meeting were distributed to all Board members for their review prior to this meeting. Two small corrections were noted by Ms. Baillie. Motion to approve the minutes was made by Ms. Baillie, seconded by Mr. Kopas. A voice vote of “aye” was heard by all eligible voting members and recorded. Comments by the Public: Mr. Tombalakian opened the floor to the public for anyone that wished to be heard on any matter not on this evening’s agenda. There was no public present at the meeting that wished to be heard. Planning Board April 16, 2013 RESOLUTIONS FOR MEMORIALIZATION – CASE NO. P 11-003 Preliminary & Final Site Plan with Variances Michael & Stella Iannaccone Block 5101, Lot 29 305 Main Street A resolution granting the application of Michael & Stella Iannaccone, for the Preliminary and Final Site Plan with Variances on property located at 305 Main Street, Madison commonly known on the Borough of Madison Tax Map as Block 5101, Lot 29. The draft resolution was sent to the applicant’s Attorney, Mr. Steven Azzolini, Esq. and the Planning Board members and its Professionals for review shortly before this evening’s meeting. This resolution was tabled until the May 7, 2013 Planning Board hearing for adoption. Master Plan Amendment to the Environmental Resource Inventory Resolution granting the amendment of the Borough Master Plan to incorporate and include the Environmental Resource Inventory as was presented at the April 2, 2013 public hearing. The draft resolution was sent to all Planning Board members and its Professionals for review prior to this evening’s meeting. Mr. Tombalakian asked the Board and its Professionals if they had any further comments or questions concerning the resolution. Seeing none, Mr. Tombalakian asked for a motion to approve the resolution. A motion was made by Mr. Flemming, seconded by Mr. Gertler; the following roll call was recorded: “Ayes” – Mayor Conley, Ms. Baillie, Mr. Flemming, Mr. Gertler, Mr. Kopas, Mrs. Mullins and Mr. Tombalakian. “Nays” – None “Abstain” – Mr. Forte and Mr. Johnson Planning Board April 16, 2013 REVIEW and RECOMMENDATION ITEM Proposed Amendment to Chapter 195 of the Madison Borough Code Entitled “Land Development Ordinance” on referral from the Governing Body Pursuant to N.J.S.A. 40:55D-26 Ordinance 9-2013 – Ordinance of the Borough of Madison Amending Chapter 195, Article V of the Borough of Madison Code, Entitled “Land Development Ordinance of the Borough of Madison”, to allow light emitting diode (LED) price point signs at gas stations under certain conditions. A copy of the proposed Ordinance was sent to all Planning Board members for their review prior to this evenings meeting. After a brief discussion the Madison Planning Board recommends that the Mayor and Borough Council of the Borough of Madison adopt proposed Ordinance 9-2013. The Planning Board has found the proposed ordinance is inconsistent with the Master Plan of the Borough of Madison, but finds that a limited exception to the prohibition of LED signs is appropriate for gasoline prices given the unique operating characteristics of gas stations. Mr. Tombalakian asked for a motion, which was made by Ms. Baillie, seconded by Mr. Flemming. A voice vote of “Aye” was heard by all members. NEW BUSINESS – CASE NO. P 13-005 Preliminary and Final Site Plan with Variances Drew University Block: 3001 Lot: 1 36 Madison Avenue Mr. Kopas was recused from participating in this application hearing and left his seat at the Board. Mr. John Beyel, Esq. applicant’s attorney gave a brief summary of the application. This application involves renovations and the expansion of the Hall of Sciences Building, pavement changes at Smith House and Davies House and the addition of six parking spaces at the Practice Field lot, as well as the installation of a new generator and drywell. Mr. Beyel stated he had three witnesses prepared to testify this evening. Ms. Margaret E. Howard, 26 Stone House Drive, White House Station, NJ was sworn in and accepted as a witness. Ms. Howard is Vice President of Administration and University Relations and has held this position for over twenty years. Ms. Howard gave an overview of her responsibilities and the reason why this addition is being requested. She described the Hall of Science Building, stating that the last time that any work had been done on the building was 1968. This addition will create a climate controlled lab for the lab specimens and a larger work space for the students. Planning Board April 16, 2013 At this time Mr. Tombalakian asked the Board members if they had any further questions for Ms. Howard, hearing none he closed that portion of the hearing. He then opened the floor to the public for questions. Seeing no one who wished to ask Ms. Howard any questions he closed that portion of the hearing. He thanked Ms. Howard for her testimony. Mr. Michael Shateken, KSS Architects LLP, 337 Witherspoon Street, Princeton was sworn in. Mr. Shateken gave his qualifications to the Board and he was accepted as an expert witness. Exhibit A-1: Color rendering of the Campus Exhibit A-2: Color Rendering of Building Elevations - Hall of Science Exhibit A-3: Interior of First Floor Mr. Shateken used the exhibits to show the Board members the renovations and the expansion of the Hall of Sciences Building. This addition includes a two-level addition totaling 3,028 square feet. The materials that will be used will be similar to the materials that exist on the building today. The loading dock area has been resized. The wall seen on the eastern elevation plan will conceal additional HVAC equipment. Mr. Shateken started that the work will commence while the building is still in use. Mr. Flemming asked if the laboratory was a wet lab. Ms. Howard still being under oath answered that the lab is a wet lab and they have a private hauler to dispose of any specimens that may be contaminated. Other specimens that are not contaminated are taken by Raptors Care to be used as food. Mr. Tombalakian asked the Board if they had any further questions of Mr. Shateken, seeing none, he closed that portion of the hearing. He opened the floor to the public for questions, seeing none he closed that portion of the hearing. Mr. Beyel called his last witness, Mr. F. Mitchell Ardman, P.E., P.P. from The Reynolds Group, 626 North Thompson Street, Raritan, NJ. Mr. Ardman was sworn in and his qualifications were accepted by the Board. Exhibit A-4: Site Plan composite Removal of asphalt driveway, pavement and reconstruction work is proposed at Smith House and Davies House to reduce the impervious coverage figure. The Hall of Sciences Building will be losing six parking spaces due to the addition however; 6 new parking spaces are being added to the practice field. The diesel generator proposed will be 500kw in a self contained area buffered by landscaping as shown on the exhibit. All State and Town noise regulations will be met. The proposed generator will supple power to the entire Hall of Sciences building in case of an emergency. The generator will not be visible from Madison Avenue. Planning Board April 16, 2013 Mr. Ardman reiterated to the Board that the only variance necessary for this application was a parking variance and that the parking requirements on site were: 2 spaces for each full time student and 1 space for each 5 part time students Currently there are 1129 parking spaces on campus where 1392 are required however; with the sale of Green Villa an additional 25 spaces have been lost making 1104 the net number of parking spaces on site. The Board was reminded that Freshman and Sophomore students are not able to have vehicles on campus. The March 28, 2013 memorandum issued by Frank Russo was discussed. Correspondence dated April 3, 2013 from The Reynolds Group stated that all comments would be complied with. Mr. Tombalakian inquired if the Board had any further questions for Mr. Arden, seeing none; he closed that portion of the hearing. The floor was then opened to the public for questions, seeing none Mr. Tombalakian closed that portion of the hearing. The floor was then open to the public for comments, seeing none he closed that portion of the hearing. Mr. Beyel having no further witnesses gave his closing summary. Deliberation of the Board began; motion to approve this application was made by Mr. Gertler, seconded by Mrs. Mullins. A roll call was requested and recorded as follows: “Ayes” - Mrs. Baillie, Mr. Gertler, Mr. Flemming, Mayor Conley, Mrs. Mullins, Mr. Tombalakian “Nays” – None Recused –Mr. Kopas Absent: Mr. Forte and Mr. Johnson Mr. Kopas returned to his seat on the Board. Mr. Gertler left the meeting at 8:28pm. CASE NO. P 13-002 Minor Subdivision with Variances Louis Casamassa Block: 1106 Lots: 8 & 9 8 & 10 Loveland Street Mr. Larry Calli, Esq. began by giving an overview of the application. Mr. Louis Casamassa, Jr. is the owner of 8 Loveland Street and contract purchaser of a rear portion of 10 Loveland Street. Mr. Casamassa has applied for a three lot subdivision creating a new lot on Plain Street. This new lot will result in a new single family residence being built. Planning Board April 16, 2013 Mr. Calli called his first witness. Mr. Andrew Clarke, 37 Girard Avenue, Chatham, NJ was sworn in and accepted as a witness. Exhibit A-1: Site Plan last revised date 2/20/2013 Mr. Clarke began his testimony reviewing the homes that exist on site. Lot 8 is a two family residential home. Each entity is a two bedroom unit. Lot 9 holds a single family residence. On lot 9 the pre-existing car port will be removed. Proposed lot 21 will house a single family residence with a detached garage. There are several existing non-conforming variances on lots 8 & 9. Because of the lot reduction the impervious coverage on lot 8 will now be 57.7 %. New variances being created on proposed lot 21 include lot depth and accessory structure minimum rear yard setback. Any development on lot 21 would require a full engineering review. Ms. Baillie inquired if all possibilities had been researched in order to reduce the impervious coverage on lot 8. Mr. Clarke stated that a drywell has been considered to mitigate the problem. Also a reduction in pavement in the rear of the property has been considered. Ms. Blickstein asked if the applicant was offering these remediations. Mr. Clarke stated that the applicant will accept these conditions as a part of the resolution. Mr. Russo’s memorandum dated March 14, 2013 was discussed. Mr. Clarke questioned the necessity and the ultimate benefit of the recommended frontage improvements. Mr. Tombalakian asked if there were any further questions for Mr. Clarke, seeing none he opened the floor to the public and seeing none he closed that portion of the hearing. Mr. Paul Ricci, 10 Georgian Drive, Park, New Jersey was sworn in. Mr. Ricci gave his qualifications to the Board. His qualifications were accepted and he began his testimony. Exhibit A-2: A 3 page color rendering consisting of an aerial photo of the site along with photos of the surrounding conditions. Mr. Ricci handed out the exhibit to the Board members and Professionals. At this time Mr. Tombalakian questioned the aerial photo specifically lot 10 and 10A. Mr. Ricci stated that lot 20 was a fairly recent subdivision and the Borough tax maps do not reflect the existing conditions of that subdivision. The resolution for that subdivision was entered as exhibit B-1 and passed to the Board and its Professionals to review. Mr. Ricci stated that the subdivision creates a desirable visual environment along with substantial light, air and open space. And that all benefits of this subdivision outweigh the detriments. Impervious coverage still remains a concern. Mr. Louis Casamassa, applicant residing at 8 Loveland Street, Madison was sworn in Mr. Casamassa agreed to keep the two existing trees in the front yard of proposed lot 21 and will be adding additional landscaping to the property. At this time Mr. Tombalakian asked if there were any further questions by the Board or its Professionals, he then opened the floor to the public for questions of Mr. Ricci. Seeing none he closed that portion of the hearing. Mr. Calli began his closing summary. The floor was opened to the public for comments; Planning Board April 16, 2013 Mr. John Blair, 12 Plain Street, Madison questioned the Board about sidewalks planned for Plain Street. This is an issue that would be dealt with by Mayor and Council not by the Planning Board. There were no other comments from the public. That portion of the hearing was closed and the Board began their deliberation. The conditions as suggested this evening will be listed in the resolution were reviewed by the Board Attorney Vince Loughlin. It was further determined that bonding was not necessary for this application for future street improvements. Motion to approve this application with conditions as set forth at this evening hearing was made by Mrs. Mullins, seconded by Mr. Flemming. A roll call was requested and recorded as follows: “Ayes” - Ms. Baillie, Mr. Flemming, Mayor Conley, Mrs. Mullins, Mr. Kopas, Mr. Tombalakian “Nays” – None Recused –None Absent: Mr. Forte, Mr. Gertler and Mr. Johnson OLD BUSINESS - There was no old business before the Board this evening. PLANNING DISCUSION – Mr. Loughlin was advised by the Board to send a letter to Mr. De Angelis regarding the plans needed for signature for 122 Main Street. The subcommittee of the Master Plan review will convene on Tuesday, May 7, 2013 at 6:00pm. Great Swamp Water Shed will be holding a meeting on May 13, 2013 at 7:00pm to discuss Climate Change Issues Since there was no further business to come before the Board, Mr. Flemming made a motion to adjourn the regular meeting at 9:45 P.M.; seconded by Mr. Kopas. A voice vote of “aye” was heard by all members present and carried. Respectfully submitted, Frances Boardman Board Secretary