Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON REGULAR MEETING FEBRUARY 4, 2014 A regular meeting of the Planning Board of the Borough of Madison was held on the 4th day of February 2014 at 7:30 P.M., in the Court Room, 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 7, 2014, the Board by Resolution adopted a schedule of meetings. On January 8, 2014, 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: Michael Kopas, Steve Tombalakian, John Forte, Mayor Robert Conley, Tom Johnson. Judy Mullins, and Astri Baillie Excused: Jeff Gertler and Peter Flemming 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 January 7, 2014 reorganization and regular meeting minutes were distributed to all Board members for their review prior to this meeting. Ms. Boardman told the Board that edits were sent via email by Mr. Johnson. A motion to approve the minutes was made by Mrs. Mullins, seconded by Mr. Forte. 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. Seeing no one he closed that portion of the meeting. RESOLUTIONS FOR MEMORIALIZATION – CASE NO. P 13-012 Amended Application with Variance 175 Park Avenue, LLC Block: 401 Lot: 2 175 Park Avenue Resolution granting the Amended Preliminary and Final Site Plan with Variances of 175 Park Avenue, LLC., for the Amended Preliminary and Final Site Plan with Variances on property located at 175 Park Avenue, Madison commonly known on the Borough of Madison Tax Map as Block 401, Lot 2. 1 Planning Board February 4, 2014 The draft resolution was sent to the applicant’s Attorney, Mr. Glenn Pantel, Esq. and the Planning Board members and it’s 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 this evening. A motion was made by Mr. Kopas, seconded by Mr. Johnson; the following roll call was recorded: “Ayes” – Mayor Conley, Mr. Forte, Mr. Tombalakian, Mr. Kopas, Mr. Johnson, and Mrs. Mullins “Nays” – None “Abstain” – Ms. Baillie CASE NO. P 13-007 Minor Subdivision RNJ Contracting, LLC Block: 404 Lot: 59 3 Belleau Avenue Resolution granting the Minor Subdivision of RNJ Contracting, LLC., for the Minor Subdivision on property located at 3 Belleau Avenue, Madison commonly known on the Borough of Madison Tax Map as Block 404, Lot 59. The draft resolution was sent to the applicant’s Attorney, Mr. James Bryce, Esq. and the Planning Board members and it’s 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 this evening. A motion was made by Mr. Johnson, seconded by Mrs. Mullins; the following roll call was recorded: “Ayes” – Mayor Conley, Mr. Forte, Mr. Tombalakian, Mr. Kopas, Mr. Johnson, and Mrs. Mullins “Nays” – None “Abstain” – Ms. Baillie REVIEW AND RECOMMENDATION ITEMS On referral from the Governing Body: RESOLUTION OF THE BOROUGH OF MADISON DIRECTING THE PLANNING BOARD TO PREPARE A REDEVELOPEMENT PLAN FOR THE PROPERTY AT 39 GREEN VILLAGE ROAD (LOT 23, BLOCK 3001) PREVIOUSLY DESIGNATED AS AN AREA IN NEED OF REHABILITATION. The Board directed Dr. Susan Blickstein to prepare a redevelopment plan for the property at 39 Green Village Road commonly known on the Borough of Madison Tax Map as Block 3001, Lot 23. 2 Planning Board February 4, 2014 NEW BUSINESS – CASE NO. P 13-013 Amended Application with Variance 122 Main Street, Madison, LLC Block: 1803 Lot: 11 122 Main Street Mr. Sam DeAngelis, Esq. began by giving a brief explanation of the application. He stated that the applicant proposes additional building signage for Walgreens and the upper floor tenants of the building that necessitate changes to the previously approved Master Signage Plan, the granting of several variances to exceed total allowable building signage on all facades and amended preliminary and final site plan approval. Lighting of the new proposed Walgreens’ Building signs is also proposed. Mr. Arthur Metzler, Building Owner, 888 Old Mill Road, Franklin New Jersey, was sworn in. Mr. Metzler was recognized as a witness. The following exhibits were marked: Exhibit A-1: Color rendering of the Site with Proposed Signage, Prepared by The Sign Center Mr. Metzler discussed the tenants of the building and the space that they occupy. Mr. Metzler stated that this application would be the final signage Master Plan for this site. The Bar Method signage was discussed. The Bar Method is a second floor tenant. The signage is to be located above the awning in the drive aisle. The signage proposed for The Bar Method is their corporate logo. The sign is shown over the awning for a higher level of visibility. Three bronze signs with a black background are also shown next to the entry door. These proposed signs will identify the businesses that will occupy the second floor. Right now only AMA Consulting is located on the second floor, the others shown on Exhibit A-1are place holders for potential tenants. The proposed Walgreen’s signage will increase visibility considerably. The building is a large mass and lacks adequate signage that Walgreen feels it needs. The Walgreen sign as shown on the westerly elevation along Greenwood Avenue will be relocated to a 45 degree angle along the corner of Greenwood Avenue / Main Street entrance. One new 40 square foot sign is proposed along Main Street showing Walgreen’s Pharmacy. The drive aisle 50 square ft signage previously approved will remain as is. Of the three existing blade signs; two will be removed and the one blade sign in the drive aisle is to remain. Mr. Tombalakian questioned the window frontage along Main Street and if it will remain closed as is the case now. Mr. Metzler answered yes that the window frontage will remain the same. Mr. Metzler stated that these windows are kept closed due to the fact that this area is used as the Manager’s office. Ms. Margaret Paluso, Walgreen’s Pharmacy Manager, 122 Main Street, Madison, New Jersey 07940. and Mr. Mark Dransfield, Walgreen’s Construction Manager, 899 Mountain Avenue, Springfield, New Jersey. Both parties were sworn in to testify this evening. The previous resolution for this property stated that these windows should be display windows. Ms. Blickstein reiterated the concerns that the Board has with these windows constantly being closed. 3 Planning Board February 4, 2014 Ms. Paluso gave an explanation of the windows. It was discussed at length and it was determined that this condition in the resolution be modified, and that these windows be used as a Community display. It was stated that these windows could not be used for advertising purposes. Mr. Metzler read from the previously approved resolution regarding the window frontage. Mr. Tombalakian asked the Board and it’s Professionals if there were any further questions for Mr. Metzler or Ms. Paluso, seeing none Mr. Tombalakian opened the floor to any questions from the public. Mr. DeAngelis stated that he had some direct testimony from Mr. Dransfield, Mr. Tombalakian told Mr. DeAngelis to continue with his testimony from Mr. Dransfield and the public would have an opportunity to question the witnesses once he was finished. Mr. DeAngelis questioned Mr. Dransfield about the signage on other Walgreens stores and if the proposed signage for this store located on 122 Main Street in Madison was typical. Mr. Dransfield stated that the typical signage size for Walgreen’s is 130 to 150 square feet per sign and that many compromises have been made for this store. The proposed signs are 1/3rd of the usual size per sign for Walgreens. In his testimony, Mr. Dransfield stated that the proposed signage was essential on all four sides of this building. Mr. Dransfield stated that he feels that the signage is essential in identifying Walgreens at this site. That was all the testimony Mr. DeAngelis had for Mr. Dransfield. Mrs. Mullins asked about directional signage; directional signage was not a part of this site plan application and had been previously approved. Ms. Blickstein stated that this was generic testimony and that there was no benefit to the Community for the additional signage. Mr. DeAngelis did not feel that a professional planner was necessary to address the proposed signage application. Ms. Baillie stated that she felt that Madison standards needed to be applied to this application. A rationale from a planning perspective is being sought from Ms. Blickstein to understand the need for the proposed increase in signage. Mr. Johnson asked how the business was doing. Mr. Dransfield stated that business is lousy and that the performance of the store is one of the main reasons for all the additional signage being requested. Ms. Paluso also commented on the fact that no one is aware that the store is open. Mr. Johnson questioned if the additional signage is a solution to the problem. Ms. Blickstein stated that there is history that has evolved regarding this signage. Mr. Brian Aitchinson, RSC Architects, 596 Anderson Avenue, Suite 202, Cliffside Park, NJ 07010 was sworn in to testify. He stated that it would be logical to have signage on all sides of the building façade now that Walgreens is taking over the entire ground floor. He feels that the signage sizes proposed are the appropriate proportion to the building. These signs give the benefit of visibility on all facades of the building. He feels that the proposed signs are not excessive and that signs add life to the downtown area. During testimony it was determined that the sign on Greenwood Avenue would be diminished to 25%. The Board questioned the 50 % signage in the drive aisle, and deemed it was not necessary and that they had not heard any benefits to the Community. Mr. Aitchinson stated that location is the most important element in this application. Mr. Gary Baron, The Sign Center, 5 Russo Place, Berkley Heights, NJ. Mr. Baron gave the calibration figures that are used in creating signage to the Board. Ms. Blickstein stated that it would be nice if one façade conforms to our ordinance, and has the criteria been met for all “C” variances? Several Board members think that having a vibrant window display will enhance the store as opposed to additional signage. Two compromises were agreed upon this evening; that the drive aisle signage would be eliminated and that the signage on Greenwood Avenue would be decreased to 25%. Mr. Tombalakian asked the Board and it’s Professionals if they had any further questions, seeing none he opened the floor to the public for questions. 4 Planning Board February 4, 2014 Mr. Paul Allocco, 25 Greenwood Avenue, Madison asked if he could come up to the Exhibit Board and question exactly what signs were staying and what signs were going. This request was granted and the signage was explained to Mr. Allocco. Toni DeRosa, 9 Alexander Avenue, Madison inquired about the impact of lighting for the proposed signage that was going to be allowed. It was stated that there will be no change to the previously approved lighting plan and that these new signs will not be internally illuminated. The signage is unlit during the day, and is on a timer and is only lit from dusk until 11:00pm which is the time that the store closes. Mr. Tombalakian asked if there were any further questions of the witnesses this evening, seeing none he closed that portion of the hearing. Mr. Tombalakian then opened the floor for any public commentary regarding this application. Mr. Craig Erezuma, 235 Main Street, Madison, a member of the Borough of Madison Sign and Façade Committee was sworn in. He stated that the signage that is being proposed has no overwhelming benefit to the applicant. Mr. Erezuma had taken images from Google Streetview and these photos were marked into evidence as: Exhibit B-1: Mr. Erezuma’s color photos taken from Google Streetview, September 2013. Mr. Erezuma stated that some of the signage is redundant on Greenwood Avenue and that the up lighting is currently misaligned and only illuminates the bottom half of the signs producing an unattractive and detrimental hot spots and should be re-evaluated. He feels that there is no need for such large signage. Mr. Johnson asked Mrs. DeRosa the impact of the signage in the drive aisle in regards to her home. Mrs. DeRosa, 9 Alexander Avenue, stated that it depends on where she is standing in her home but she feels that the signage in the drive aisle is excessive. Mr. Paul Allocco, 25 Greenwood Avenue, stated that he feels that the Walgreens signage on Greenwood Avenue is enough and that there is no need for additional signage. Once the frontage on Main Street is being used by Walgreen’s it may help with the problem of knowing that they are there and open for business. Mr. Metzler summed up the signage as discussed this evening: • Drive aisle sign will be eliminated • A 40 sq ft sign will be placed on Main Street • A 25 sq ft sign will be placed at a 45 degree angle at the front entry doors along Main Street • A 25 sq ft sign will be placed on Greenwood Avenue • One (1) Blade Sign will remain on the façade This is a unique building in Madison due to its location on the property; and the Board is mindful of the applicant and its needs. Mr. Metzler gave his final summation. Walgreens has wanted more and has made some concessions this evening. The store is grossly underperforming and a fair and reasonable compromise has been made this evening regarding this application. Mr. DeAngelis stated he had no further summation. The Board began their deliberation: 5 Planning Board February 4, 2014 Mr. Loughlin addressed the conditions that will be included in the resolution. Motion to approve this application with the conditions as stated during testimony was made by Mayor Conley, seconded by Mrs. Mullins. A roll call was requested and recorded as follows: “Ayes” – Ms. Baillie, Mayor Conley, Mrs. Mullins, Mr. Kopas, Mr. Tombalakian “Nays” – Mr. Forte and Mr. Johnson “Absent”: Mr. Flemming and Mr. Gertler. OLD BUSINESS - None PLANNING DISCUSION – None CORRESPONDENCE – None Since there was no further business to come before the Board, Mr. Tombalakian made a motion to adjourn the regular meeting at 9:45 P.M.; seconded by Mayor Conley. A voice vote of “aye” was heard by all members present and carried. Respectfully submitted, Frances Boardman Board Secretary 6