Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON REGULAR MEETING NOVEMBER 21, 2017 A regular meeting of the Planning Board of the Borough of Madison was held on the 21th day of November 2017 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 17, 2017, the Board by Resolution adopted a schedule of meetings. On January 18, 2017, a copy of the schedule of meetings will be posted at the bulletin board at the entrance to the Hartley Dodge Memorial, 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: Tom Lewis, Astri Baillie, Rachel Ehrlich, John Forte, George Limbach, Mayor Conley, Ann Huber and Steve Tombalakian Excused: Mr. Frank Russo, Assistant Board Engineer and Vince Loughlin, Planning Board Attorney Absent: Peter Flemming Also Present: Gary Hall, Substitute Planning Board Attorney Susan Blickstein, Board Planner Frances Boardman, Board Secretary Approval of Minutes: Copies of the minutes of the November 13, 2017 special meeting were distributed to all Board members for their review prior to this meeting. A motion to approve the minutes as presented was made by Mayor Conley, seconded by Mr. Lewis. 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 – None NEW BUSINESS – Case No. P 17-007 Preliminary and Final Site Plan with Variances King’s Court Developers, Inc. 174 Main Street Block: 2001, Lot: 18 Mr. Steve Azzolini gave a brief summary of the application stating that the parcel contains an existing multi-family residential building that fronts Main Street and is located in the Community Commercial District. The applicant proposes to expand the existing building towards Main Street, as well as to the rear, to create a three-unit condominium development with one unit per floor and approximately 3,400 square feet. At the request of the Board Planner Dr. Blickstein it was suggested that the applicant reach out to the Sign and Façade Committee to review the documents regarding the façade proposed for the new development planned at 174 Main Street. In a response dated August 25, 2017 from Sign and Façade Mr. Azzolini shared with the Board the comments received. Mr. Azzolini stated that Mr. John Allocca, Owner and Architect would be testifying this evening along with Mr. Anthony Marrucci, Engineer. 1 Planning Board November 21, 2017 Mr. Allocca, 90 Lincoln Avenue, Florham Park was sworn in. Mr. Allocca stated he is a licensed architect and had prepared the plans before the Board this evening. Mr. Allocca was accepted as an expert witness. Mr. Allocca confirmed to the Board and Professionals that a 3 story building exists on the sight today. The original siding has been removed due to asbestos. It was noted that the site plans before the Board show the building at 2.5 stories while the application is for 3 stories. Also stated on the plans are the R4 standards while the R5 standards apply in this application. Mr. Allocca stated that the basement will be used for storage only and the mechanicals for each unit will be found on each floor. Unit One will be 1,270 square feet, Unit Two will be 1,290 square feet and Unit Three will be 830 square feet for a total square footage of 3,390 square feet. The exterior elevations as presented on the site plan were discussed. Mr. Allocca stated that 6,000 bricks were manually removed and cleaned from the basement brick wall and the chimney. They will be used around the exterior of the home. The lighting used will be LED and no signage is proposed except for the address number 173. A permit for a new roof was obtained from the building department. Mr. Allocca was asked if the house in its current condition is salvageable. Mr. Allocca answered yes it was. The house was purchased by Mr. Allocca and used as a multifamily residence. It has not been occupied in the last several years. Ms. Ehrlich questioned if new windows were already placed in the home and if they will be replaced at any point or being kept. The answer was that the windows are being kept. Ms. Ehrlich pointed out several differences in fenestration to the board and applicant. The applicant was informed that what was presented to the Board for consideration this evening is very different from what is present on the site today. The Board advised Mr. Azzolini and the applicant that they would like to see a set of plans that reflex what will be built on site. The question of enough natural light on the third floor was discussed. It was noted that this is regulated by the Building Code. Fire access will be contained by a sprinkler system. A brief recess was taken at 8:16pm at the request of Mr. Steve Azzolini. The Board resumed at 8:25pm with all members present. Mr. Azzolini informed the Board and its professionals that the details as outlined on the plans this evening will stay. Mr. Tombalakian asked the Board and its Professionals if they had any further questions for Mr. Allocca. Ms. Ehrlich inquired of the color of the Hardy Plank that will be used. Mr. Allocca informed the Board that he will use Gray Hardy Plank not green as depicted in the color rendering. Dr. Blickstein suggested that the application return with a colors and material board to assist the Board in visualizing the home proposed. Mr. Forte weighed in from a Historic Preservation Commission stand point. Several suggestions were provided to the applicant. The floor was then opened to the public for questions of Mr. Allocca, seeing none that portion of the hearing was closed. Mr. Anthony Marucci, 116 Whippany Road, Whippany, NJ was sworn in to testify as the next witness. Mr. Marucci has testified before this Board previously and accepted as an expert witness. Mr. Marucci provided the Board with the lot width and depth of the property. He stated that the applicant wishes to create a three unit condominium development in the Community Commercial district. This development will consist of two(2), two-bedroom units one on the first floor and one on the second floor, the third floor will be a one bedroom unit. The variances required were discussed which include building height and impervious lot coverage. Mr. Marucci informed the Board that there will be six (6) parking spaces in the rear of the condos and one (1) will be handicapped. There will be a drywell system installed for this development. No garages are proposed on this site. The memorandum prepared by Mr. Frank Russo, dated October 26, 2017 was discussed. Mr. Marucci stated they will comply with all comments. The lighting proposed for the site was discussed. They will be dimmable fixtures, shielded with no spillage. The proposed landscape plan was discussed; the Shade Tree Management Board report dated June 28, 2017 was discussed. Mr. Marucci stated they would comply with all comments. 2 Planning Board November 21, 2017 Mr. Limbach asked if Mr. Meola, who had prepared this landscape plan was a landscape architect. Mr. Marucci stated that he was not. Mr. Limbach stated that the landscape plan could be better and provided several recommendations to the design and species that could be used. An irrigation system will be installed. The applicant’s choice of using concrete as opposed to paving stones was discussed. Brick pavers were also talked about. Mr. Marucci reminded the Board that the application does not call for an impervious lot coverage variance, and that the driveway is shared with the house next door. The question of guest parking was brought up since there are only six parking spaces being proposed. Mr. Marucci informed the Board that no parking variance is needed on this application and they have met the RSIS standard. He also stated that the parking spaces will be deeded to the condo owner. Mr. Marucci pointed out that the “C” variances are needed based on the shape and size of the lot. He also implied that this is a less intense use than a commercial use that is allowed in the Zone. The Victorian style of home is visually appealing and an appropriate fit for the neighborhood. Mr. Marucci presented the positive and negative criteria and they were discussed at length. At this point the presentation was completed. Mr. Tombalakian asked the Board and its Professionals if they had any further questions for Mr. Marucci, seeing none he opened the floor to the public. Seeing none that portion of the hearing was closed. It was discussed that this application be carried and placed on the January 16, 2018 agenda of the Planning Board with no further notice required. Revised plans will need to be in at least ten days prior. 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 9:25 pm.; seconded by Mr. Forte. A voice vote of “aye” was heard by all members present and carried. Respectfully submitted, Frances Boardman Board Secretary 3