Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON REGULAR MEETING APRIL 7, 2015 A regular meeting of the Planning Board of the Borough of Madison was held on the 7th day of April 2015 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 6, 2015, the Board by Resolution adopted a schedule of meetings. On January 7, 2015, 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: Steve Tombalakian, Astri Baillie, John Forte, Tom Johnson, Jeff Gertler, and Mayor Robert Conley Excused: Michael Kopas, Peter Flemming, Absent: None Also Present: Susan Blickstein, Board Planner Gary Hall, Substitute Planning Board Attorney Frank Russo, Board Engineer Frances Boardman, Board Secretary Approval of Minutes: Copies of the March 17, 2015 regular meeting minutes were distributed to all Board members for their review prior to this meeting. A motion to approve the minutes was made by Mayor Conley, seconded by Mr. Gertler. 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 15-003 - Minor Subdivision John & Lori Westerhold Block: 4201, Lot: 4 29 Crescent Road Resolution granting the Minor Subdivision of John & Lori Westerhold for the Minor Subdivision on property located at 29 Crescent Road, Madison commonly known on the Borough of Madison Tax Map as Block 4201, Lot 4. The draft resolution was sent to the applicant’s Attorney, Mr. Steven Schaffer, Esq. 1 Planning Board April 7, 2015 As well as the 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. Mr. Tombalakian asked for a motion to approve the resolution this evening. A motion was made by Mr. Gertler, seconded by Mr. Johnson; the following roll call was recorded: “Ayes” – Mayor Conley, Mr. Tombalakian, Mr. Johnson, and Mr. Gertler “Nays” – None “Abstain” – Ms. Baillie, Mr. Forte and Mr. Kopas NEW BUSINESS – CASE NO. P 15-001 Minor Subdivision & Preliminary and Final Site Plan with Variances KRE Madison NJ Urban Renewal, LLC Block: 3001, Lot: 8 Green Village Road School Special Use Area Redevelopment A transcript of this hearing was prepared by Michael Lombardozzi of Precision Reporting Service. Mr. James McCann, Esq. , applicant’s attorney began by giving a summary of the application. Mr. Brian McMorrow, Bohler Engineering, 35 Technology Drive, Warren, NJ was sworn in. Mr. McMorrow has testified previously before the Board and was accepted as an expert witness. The following exhibit, prepared by Bohler Engineering, was marked into evidence: A-1: Engineering Power Point Presentation This power point presentation included Aerial & Location Plan, Existing Conditions & Constraints, Steep Slopes, Minor Subdivision Plan, Open Space details, Site Rendering, Grading, Utilities, Lighting and Master Signage Plan. Each slide was discussed at length. The subdivision will consist of two lots. Lot One will contain 1.03 acres and host Buildings C & D. It will have a Lot number of 8.02. Lot Two will consist of 3.96 acres and host Buildings A & B having a Lot number of 8.01. Grade changes throughout the property were identified. The subdivision will have an access and utility easement. A private street is proposed and will pass from Kings Road between Buildings A & B, go around the condo building at the top of the hill connecting with Green Village Road. Mr. McMorrow stated that if the subdivision is granted the subdivision will be filed by plat. Common open space on the property was discussed. It was estimated that 33.7% of the total land area would be common open space. Parallel parking spaces on either side of the private drive are proposed in Sub-zone II, while head on parking is proposed for Sub-zone I. Parking demand was discussed. The project will contain 135 dwelling units in Buildings A, B, C and D. There is a 2 Planning Board April 7, 2015 combination of one, two and three bedroom residential units, a commercial retail space as well as a Community Room. The calculated demand for parking is 262 spaces. Dr. Blickstein asked for a parking allocation plan in writing. It was determined that landscaping was less than 10% in both Sub-zones. The grading plan slide was discussed in depth. Mr. McMorrow stated that the site was pedestrian friendly. A temporary construction easement will be drawn up with the Grace Episcopal Church to allow for some regarding on their property. Various utilities such as storm sewer, water, sanitary sewer, and electric were discussed. A dialogue amongst Borough utility representatives and Frank Russo took place with Bohler Engineering. It was determined that all utilities will loop through the property. Storm water management was reviewed. It was recommended that Bohler Engineering and Frank Russo sit down to resolve all the storm water management design aspects of the project. The lighting plan submitted meets the Borough’s design standards, however it was determined that light spillage up by the Grace Church will need to be mitigated. Dr. Blickstein inquired about the well lit staircase in Building A. Mr. McMorrow stated that was the utility stairway and should probably be looked at more closely. The Master Signage Exhibit was the next slide. Two freestanding signs are proposed on the site, one along Kings Road and the other along Green Village Road. Each sign will be illuminated by ground up lighting. Trash and Recycling rooms will be within the buildings. The Board’s Professionals have asked for quantified waste flows, showing that what is being proposed will work. Other approvals from Madison/Chatham Joint Meeting, Morris County Planning Board, Morris County Soil Conservation, and DEP must be received and approved prior to this project being built. Mr. Tombalakian asked if the Board or its professionals if they had any further questions for Mr. McMorrow. Mr. Gertler inquired as to the hotspots scattered about on the site especially on Buildings A & B. Mr. McMorrow stated that the lighting fixtures on these building were different as well as the mounting heights. Mr. McMorrow was again reminded that documentation with respect to the parking calculations was required. Mr. Forte inquired about overnight parking. Mayor Conley suggested that the applicant be consistent with the Borough Ordinance of no overnight parking and only allow for two-hour parking. Mr. McMorrow was instructed to clarify the parking management plan. Mr. Russo stated that he still had a lot of comments with respect to the plan. Several of these are technical housekeeping item which will be discussed with Mr. McMorrow. However; several items require testimony. The timing of the lights was discussed. Mr. McMorrow stated that the lights would be set from dusk to dawn, without trying to identify any one light or series of lights that would go off. But the applicant is willing to continue that dialogue, and feels that whatever is appropriate in the downtown area would most likely apply here. Mr. Russo suggested that the applicant should be sensitive to the residents whose properties abut the site. The possibility for a future walkway up to Drew University was discussed. It was suggested that it be built now during the construction of the site as opposed to later. The last item talked about was the Kings Road streetscape and the removal of the utility poles in front of the site and the installation of underground utility wires. 3 Planning Board April 7, 2015 It was determined that not enough information with regards to the storm water and sewage holding tanks has been collected at this time. Mr. Hall asked Mr. McCann to comment on the subdivision. Mr. McCann addressed that fact that the subdivision requires a variance from section 35 of the Municipal Land Use Law with respect to a lot being on a public right-of-way. The applicant will provide a series of perpetual permanent easements. A legal document stating the exact nature of these easements will be provided to the Board Attorney and Board Engineer. Mr. Tombalakian asked the Board if there were any further questions of Mr. McMorrow, seeing none he closed that portion of the hearing. The floor was then opened to the public. Mr. Noam Krantz, 17 Green Village Road, Madison. Mr. Krantz inquired about the pool storage area and the noise level of the mechanics. Mr. McMorrow stated that noise is measured at a certain decibel level and would be adhered to. Mr. Krantz asked why the applicant was not adhering to the 10% Landscaping requirement. Mr. McMorrow stated that it was a balancing act in order to provide a safe means of ingress and egress as well as landscape those areas.. Mr. William O’Dell, 19 Green Village Road, Madison inquired about the plantings. Mr. McMorrow stated that the landscape architect would discuss the materials that are going to be planted. There were no further comments by the public. That portion of the hearing was closed. A fifteen minute break was taken at this point. The Board resumed at 9:25pm with all members present. Next to testify this evening was Mr. Dean Marchetto, 1225 Willow Avenue, Hoboken, NJ 07030. Mr. Marchetto was sworn in and recognized as an expert witness. Mr. Marchetto began by giving an overview of the site of the buildings as well as the site itself. The following exhibits were marked: Exhibit A-2: Architectural Power Point Presentation Exhibit A-3: Building A & B Materials Board Exhibit A-4: Building C & D Materials Board Mr. Marchetto stated that the design of this property was planned to be an extension of the downtown area. To incorporate nice architectural detail, street lights, sidewalks and maintain the historic character of the town. The proposed buildings were organized around a common road (private street). The buildings are broken down into three structures and Building C & D is actually divided into two separate wings. A compass rose has been incorporated onto the street as a turnaround. Building A will host 70 residential units, Building B has 30 units. These units are rentals. Buildings C & D is a condo building that has larger units, and there are 35 units. There is a recreation center, which includes a pool area, and a fitness center on the ground floor of Building A. There is underground parking, completely enclosed, so that the parking is hidden from view. Heights and density are permitted as a result of providing design features that are required by incentives. All buildings will have a LEED component, as well as additional open space being created. 4 Planning Board April 7, 2015 The design of each building was discussed. Each residential unit is wood construction that is designed to exceed the requirements for fire safety. All buildings are to be sprinkled, as per code. The entire exterior of the building is made with noncombustible materials. A variance is required for the two bay windows that front Kings Road. The materials of each building, as well as the elevations were discussed in detail. Photo simulations were shown to detail the materials that will be used on the buildings. After discussion Mr. Tombalakian asked the Board and its Professionals if they had any questions for Mr. Marchetto. Ms. Baillie questioned the necessity of three garage doors in Building A. Mr. Marchetto stated that because the building is not big enough to have internal circulation and putting the garage doors there will keep it temperate and also hide the cars underneath the building. Mr. Tombalakian asked the Board and its Professionals if they had any further questions of Mr. Marchetto. Dr. Blickstein suggested that Mr. Marchetto continue to look at the center piece of Buildings C & D. Mr. Russo suggested that the easterly side of Building A be looked at. Mr. Marchetto stated that he would. The Board had no further questions of Mr. Marchetto. Mr. Tombalakian opened the floor to the public. There were no questions from the public and that part of the hearing was closed. The application of KRE was carried to the regularly scheduled Planning Board meeting of May 5, 2015 without further notice. The applicant was informed that revised plans would need to be received at a minimum ten days prior to the hearing to give the Boards Professionals enough time to review them. OLD BUSINESS – None CORRESPONDENCE – None Since there was no further business to come before the Board, Mr. Tombalakian asked for a motion to adjourn. Mayor Conley made a motion to adjourn the regular meeting at 10:45P.M; seconded by Mr. Johnson. A voice vote of “aye” was heard by all members present and carried. Respectfully submitted, Frances Boardman Board Secretary 5