Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON REGULAR MEETING JUNE 18, 2013 A regular meeting of the Planning Board of the Borough of Madison was held on the 18th day of June 2013 at 7:30 P.M., in Council Chambers, 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, Michael Kopas, John Forte, Astri Baillie, Peter Flemming, Steve Tombalakian and Jeff Gertler Absent: None Excused: Tom Johnson Also Present: Vince Loughlin, Planning Board Attorney Susan Blickstein, Board Planner Frank Russo, Board Engineer Frances Boardman, Board Secretary Approval of Minutes: Copies of the minutes of the May 21, 2013 regular meeting were distributed to all Board members for their review prior to this meeting. Motion to approve the minutes as submitted was made by Mrs. Mullins, seconded by Mr. Forte. A voice vote of “aye” was heard by all eligible voting members and recorded. Mr. Flemming abstained from the voice vote. 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. Seeing no one he closed that portion of the meeting. Planning Board June 18, 2013 RESOLUTIONS FOR MEMORIALIZATION – CASE NO. P 13-004 Preliminary & Final Site Plan with Variances Happy Puppy, LLC Block 2601, Lot 8 22 Prospect Street Resolution granting the application of Happy Puppy, LLC, for the Preliminary & Final Site Plan with Variances on property located at 22 Prospect Street, Madison commonly known on the Borough of Madison Tax Map as Block 2601, Lot 8. The draft resolution was sent to the applicant’s Attorney, Mr. Sam DeAngelis, Esq. and the Planning Board members and it’s Professionals for review prior to this evening’s meeting. Mr. Loughlin informed the Board that he had received emails from both Mr. DeAngelis, Esq. applicant’s attorney and Mr. Nino Coviello, Esq. attorney for the building owner with regards to the draft resolution. Mr. Loughlin discussed with the board the issues at hand; specifically the fence and the banking of parking spaces in the rear. 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 as corrected this evening. A motion was made by Mr. Kopas, seconded by Mayor Conley; the following roll call was recorded: “Ayes” – Mayor Conley, Mr. Forte, Ms. Baillie, Mr. Kopas, Mrs. Mullins, Mr. Gertler, and Mr. Tombalakian. “Nays” – None “Abstain” –Mr. Flemming NEW BUSINESS – CASE NO. P13-010 Courtesy Review Kings Road School Block: 3901, Lot: 12 215 Kings Road Mr. Gregory Ricciardi, Esq. attorney for the applicant began by giving a brief summary of the application. This is a courtesy review for a replacement retaining wall located at Planning Board June 18, 2013 Kings Road School, 215 Kings Road. The project proposes only the replacement of the deteriorated retaining wall, related fencing and other safety improvements. Mr. Gregory Somjen A.I.A., 439 Route 46 East, Rockaway, NJ 07866 the applicant’s engineer was sworn in. Mr. Somjen has previously presented to the Board and was accepted as an expert witness. Mr. Somjen discussed the scope of the project with the Board as presented in drawings, dated May 29, 2013. Mr. Russo voiced concerns that Mr. Robert Vogel, Borough Engineer and he have concerning the runoff from the Kings Road School site. Mr. Russo stated that there is an abundance of drainage available to connect to on Kings Road. Mr. Ricciardi stated that the funding for this project is solely for the retaining wall, and these comments will be taken into consideration for any future projects. Mr. Russo stated that this is a concern now and should be addressed sooner than later. Mr. Somjen suggested that Mr. Russo and Mr. Vogel meet with him at the site and review the storm water runoff and mediate a response to the drainage issues. Mr. Tombalakian asked the Board and its professionals if they had any further questions for Mr. Somjen, seeing none he closed that portion of the hearing. He then opened the floor to the public for questions of Mr. Somjen, seeing none he closed that portion of the hearing. Mr. Ricciardi had no further witnesses this evening. Motion to approve was made by Mrs. Mullins, seconded by Mr. Flemming. A roll call was requested and recorded as follows: “Ayes” – Mayor Conley, Ms. Baillie, Mr. Flemming, Mr. Forte, Mr. Gertler, Mr. Kopas, Mrs. Mullins and Mr. Tombalakian “Nays”- None “Absent” – Mr. Johnson. Master Land Use Plan Drew University 36 Madison Avenue Block: 3001, Lot: 1 Mr. Mike Kopas left his seat on the Planning Board at 8:00pm. Mr. Kopas along with Mr. Jim Hall and Ms. Margaret Howard were present for this evening Master Plan Annual Update. Mr. Kopas began the presentation. Mr. Kopas stated that not much has changed since the last Master Plan presentation in 2011. A copy of the existing site plan was presented to all Board members and its professionals prior to this evenings meeting. Planning Board June 18, 2013 Current parking space locations and those presented in 2011 were discussed. The campus lost a total of 25 parking spaces due to the sale of the Green Villa parcel. Even with the loss of these spaces parking is not an issue on campus, since freshman and sophomore students are not allowed cars on campus. Mr. Kopas also expressed that the largest class at Drew has just graduated. Impervious coverage maximum allowed is 20%; Drew is at 19.89% and looking for creative ways to reduce this number. The Arboretum House will be knocked down within the year. It holds no historic significance and is in disrepair. Proposed conceptual land use includes the Archives Building, Hall of Sciences and Future Administrative Building site. Fund raising is on going for these projects and no date has yet been determined for these projects. Moving forward Drew could possibly look into building an amphitheater behind the library. The three main areas that Drew is focusing on are recruitment, retention and energy conservation. Mr. Tombalakian asked the Board and its professionals if they had any questions or comments for Mr. Kopas, seeing none he closed that portion of the hearing. The Board thanked Mr. Kopas for his presentation and he resumed his seat on the Board at 8:20pm. CASE NO. P 13-006 Amended Site Plan with Variances Realogy Holdings Block: 401 Lot: 2 175 Park Avenue Mr. Joseph O’Neil, Esq. attorney for the applicant began by introducing Mr. Paul Newman, Engineer. Mr. Paul Newman, 264 South Street, Morristown, New Jersey was sworn in; he gave his qualifications to the Board and accepted as an expert witness. The following exhibits were marked: Exhibit A-1: Master Signage Plan dated May 23, 2013 Exhibit A-2: Master Signage Plan Elevations and Details Exhibit A-3: Master Signage Plan Entrance, dated March 22, 2013 Exhibit A-4: Photo Board – Pictures taken by Mr. Newman over the last three months. A brief survey of the site plan was given to the Board. The building signage being proposed was discussed as noted on Exhibit A-1. Three freestanding signs were outlined; Sign 1 being perpendicular to Park Avenue, Sign 2 being perpendicular to Chateau Thierry and Sign 3 being parallel to Chateau Thierry. An entry door sign, delivery sign and the location of a single 40’ flag pole was also outlined. Planning Board June 18, 2013 Mr. Newman described the attributes of the signs, stating that the signage will have a stone base, matching that of the building, with a metal section above with applied letters and logo. Sign 1 and Sign 3 are double sided signs. Sign 2 on Chateau Thierry will not have the numeric address, only the name and logo. The signs will be externally illuminated via ground-mounted, upward facing LED fixtures with cutoffs (four fixtures per sign total/two per sign side except for Sign 2 which will only have one light fixture on each side). The entrance canopy was discussed next, showing tenant identification on the canopy. This sign will not be illuminated. The external lights illuminating the signs on Park Avenue and Chateau Thierry were discussed. These lights were going to be on 24hours a day, 7 days a week It was decided that the western sign on Park Avenue would be the only sign allowed to be lit 24/7 as a condition of the resolution. A 40’ flag pole flying the American Flag only, will have three LED ground mounted spot fixtures illuminating the flag. The lights being used are specific for flag poles. There will be no light spillage. The flag will fly continuously and be of the appropriate size. The last sign discussed was the 2’x 3’ delivery sign by the loading dock, having a bronze metal finish background with off white letters. Mr. Tombalakian asked the Board and its professionals if they had any further questions for Mr. Newman, seeing none he closed that portion of the hearing. Mr. Tombalakian asked the public if they had any questions for Mr. Newman, seeing none he closed that portion of the hearing. Mr. David Karlebach, 38 East Ridgewood Avenue, Ridgewood, New Jersey was sworn in. Mr. Karlebach gave his qualifications to the Board and was accepted as an expert witness. Mr. Karlebach had an opportunity to review the application, local ordinances and the Borough Master Plan. Mr. Karlebach outlined to the Board the variances that the applicant is seeking. These variances are C2 variances and no hardship must be proven. The public good out weighs the detriment. The signs are functional and aesthetic and there is no visual disturbance to the public. Mr. Tombalakian asked the Board and its professionals if they had any questions for Mr. Karlebach, seeing none he closed that portion of the hearing. He opened the floor to the public for questions of Mr. Karlebach, seeing none he closed that portion of the hearing. Mr. Tombalakian asked if there were any comments from the Board or its professionals, seeing none he closed that portion of the hearing. He then asked the public if there were any comments, seeing none he closed that portion of the hearing. Planning Board June 18, 2013 The board began its deliberations; a motion to approve the application with the conditions as discussed this evening was made by Mr. Kopas, seconded by Mr. Gertler. A roll call was requested and recorded as follows: “Ayes” – Mayor Conley, Ms. Baillie, Mr. Flemming, Mr. Forte, Mr. Gertler, Mr. Kopas, Mrs. Mullins and Mr. Tombalakian “Nays” - None “Absent” – Mr. Johnson CASE NO. P 13-008 Concept Review Block: 1004, Lot: 20 134 Greenwood Avenue Mr. Andrew Clarke and Mr. Mark Forde were present for this evening’s concept review presentation to the Board. Both parties were sworn in. Mr. Andrew Clarke, 37 Girard Avenue, Chatham, New Jersey and Mr. Mark Forde, 187 Mendham Road, Mendham, New Jersey. Mr. Clarke began his presentation to the board stating that Mr. Forde is the contract purchaser of 134 Greenwood Avenue. The applicant is interested in subdividing the property into a flag lot and seeking this review in hopes of understanding the nature that such a concept might receive if advanced to a formal application to the Planning Board for approval of a Minor Subdivision with Variances. Two exhibits were marked: Exhibit A-1: Conceptual Minor Subdivision Plan Exhibit A-2: Aerial Imagery The Planning Board members and its professionals listened to the presentation, it was stated to the applicant that flag lots are not allowed by zoning ordinance and the Borough Master Plan. If the applicant wishes to continue on with a formal subdivision with variance application, he would need extensive planning testimony for variance relief under 40:55D-70C(2) since hardship cannot be argued in a case where variances are self- created. OLD BUSINESS - There was no old business before the Board this evening. Planning Board June 18, 2013 PLANNING DISCUSION – 2012 Zoning Board of Adjustment Annual Report. This item was tabled until the Planning Board hearing of July 16, 2013 Mr. Tombalakian announced that the Tuesday, July 2, 2013 Planning Board hearing has been cancelled. Since there was no further business to come before the Board, Mr. Forte 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