Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON REGULAR MEETING JUNE 18, 2019 A regular meeting of the Planning Board of the Borough of Madison was held on the 18th day of June 2019 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 15, 2019, the Board by Resolution adopted a schedule of meetings. On January 16, 2019, 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: Astri Baillie, George Limbach, John Forte, Tom Lewis, Steve Tombalakian, Rachel Ehrlich, and Peter Flemming Excused: Ann Huber, and Mayor Conley Absent: None Also Present: Frank Russo, Assistant Borough Engineer Vince Loughlin, Planning Board Attorney Susan Blickstein, Board Planner Frances Boardman, Board Secretary Approval of Minutes: Copies of the minutes of the May 7, 2019 regular meeting and executive session were distributed to all Board members for their review prior to this meeting. A motion to approve the regular minutes and executive session as presented was made by Mr. Lewis, seconded by Mr. Flemming. 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 none that portion of the meeting was closed. RESOLUTIONS FOR MEMORIALIZATION – None REVIEW AND RECOMMENDATION ITEMS On referral from the Governing Body: Ordinance 23-2019 “Ordinance of the Borough of Madison Amending Chapter 195 Land Development Ordinance of the Borough of Madison”, Regarding Attached Garages/Corner Lots. 1 Planning Board June 18, 2019 Ordinance 23-2019 was distributed to all Board members and Professionals for their review prior to this evening’s meeting. Dr. Blickstein gave a brief review of the contents of the Ordinance and how the Ordinance will effect attached garages on corner lots. As stated previously, when this Ordinance was first introduced, this Ordinance can again be looked at if the Deputy Zoning Officer is having concerns. A motion to approve the Ordinance as presented on referral by Mayor & Council was made by Mr. Tombalakian, seconded by Mr. Forte. A voice vote of “Aye” was heard by all eligible voting members and recorded. Mr. Loughlin presented a Resolution to the Board adopting and approving the above Ordinance. On motion by Mr. Tombalakian, seconded by Mr. Forte, a voice vote of “Aye” was heard in favor of the resolution adoption. NEW BUSINESS – CASE NO. P 19-003 Minor Subdivision with Variances Karen Hughes 99 Madison Avenue Block: 209, Lot: 19 Mr. Steve Azzolini, Esq. began by giving a brief summary of the application before the Board. The applicant proposes to subdivide the existing property at 99 Madison Avenue that contain a single-family residence into two lots. The existing home is to remain with a new detached garage proposed that triggers variance relief for square footage and height. The property is on the north side of Madison Avenue with frontage on both Madison Avenue and Morris Place in the R-3 Zoning District. The existing home will continue to front Madison Avenue with the new detached garage proposed on its west side. The new residential lot is to front Morris Place where the existing carriage house will be removed. Mr. Azzolini stated that he had three witnesses this evening, the homeowner Ms. Karen Hughes Architect, Mr. Robert Coleman and Mr. Frank Matarazzo, Engineer. Ms. Karen Hughes, 99 Madison Avenue was sworn in and began her testimony. Ms. Hughes stated that she is the owner of 99 Madison Avenue. She first purchased the home in 2000 and restored the home, it was then sold in 2007 but Ms. Hughes repurchased the home in 2014. Ms. Hughes states that she would like a functioning garage on her property that would be compatible to the design of the existing home. The Shade Tree Management Report dated, May 7, 2019; was discussed with Ms. Hughes. It was stated during testimony that the conifer tree line forming the border along the westerly perimeter would remain. The Historic Preservation Commission Report dated, April 23, 2019 was discussed. The report asked if the existing carriage house structure could be moved and renovated within the lot. Ms. Hughes stated that she had looked into it however; it was not feasible. The structure has no foundation, and it has sustained insect and rodent damage. Ms. Hughes also noted if salvaged the carriage house would not be functionable as a garage. 2 Planning Board June 18, 2019 Dr. Blickstein asked if the stone veneer on the garage could be eliminated. Ms. Hughes stated that she liked the stone veneer and feels like it belongs in the neighborhood. Mr. Lewis inquired about the stone retaining wall on Morris Place, Ms. Hughes stated that the wall is not historic to the property and will not be preserved. Ms. Mary Ellen Lenahan, Co-Chair of the Historic Preservation Commission discussed the report that was submitted regarding this application. Ms. Lenahan advised the Board that the Commission regrets the loss of the existing carriage house. Ms. Lenahan stated that the Commission would like to see the proposed garage utilize materials consistent with the main house. It was also noted that the Historic Preservation Commission be permitted to take photographs of the carriage house for its archives. Mr. Tombalakian asked the Board and its Professionals if they had any further questions for Ms. Hughes seeing none he opened the floor for questions from the public. Seeing none, that portion of the hearing was closed. Mr. Robert Coleman, 1390 Valley Road, Stirling, New Jersey was sworn in. Mr. Coleman gave his qualifications to the Board and was accepted as an expert witness. During his testimony, Mr. Coleman utilized his architectural plans consisting of three sheets dated March 27, 2019 having no revisions. Mr. Coleman began his testimony pointing out to the Board that the detached garage design is similar to an old carriage house, having two garages and an open bay in between. Each garage will be 13 feet by 24 feet. The height variance was discussed for the proposed garage. Mr. Coleman stated that the roof proposed for the new garage would be complimentary and similar to the roof of the home. The stone veneer proposed for the new garage was discussed at length. Exhibit A-1: Color Photo of Proposed Garage Mr. Coleman first stated that the exhibit marked does not accurately reflect the roofline of the proposed garage in the application before the Board this evening. He is only using the rendering to allow the Board to have a better interpretation of the architectural details and features of the new detached garage. Mr. Tombalakian asked the Board and its Professionals if they had any further questions for Mr. Coleman seeing none he opened the floor for questions from the public. Seeing none, that portion of the hearing was closed. Mr. Frank Matarazzo, 575 Route 46, Fairfield, New Jersey was sworn in. Mr. Matarazzo provided his qualifications to the Board and was accepted as an expert witness. Mr. Azzolini informed the Board that Mr. Matarazzo would be testifying this evening as the Engineer on the subdivision and as the professional planner in regards to the variances being requested. The following exhibits were marked: Exhibit A-2: Color Rendering of the Proposed Minor Subdivision Exhibit A-3: Tax Map from the Morris County Tax Board 3 Planning Board June 18, 2019 Mr. Matarazzo explained the existing conditions of the property; he then detailed the proposed conditions, which would be created by the subdivision. Mr. Matarazzo stated to the Board that the subdivision creates no variances that the two variances being requested relate to the detached garage proposed for lot 19.01. Mr. Matarazzo stated that the variances being requested for the proposed detached garage would not create any negative impact on the neighborhood and could be granted under the “C2” standard for relief. The memorandum from Mr. Frank Russo dated June 6, 2019 was discussed and all items as detailed in the memorandum will be complied with. The front yard setbacks as shown on Morris Place in the Exhibit marked as A-3 were discussed. Mr. Matarazzo stated that the setback proposed for the new residence on Morris Place would be consistent with those shown in the exhibit. Mr. Azzolini stated that a landscape plan would be provided if the Board were to approve this application. Mr. Flemming asked if the applicant would be building the proposed new home or listing for sale to a builder. Ms. Hughes who remained under oath stated that Mr. John DeSimone, Jr. would build the proposed home. Dr. Blickstein suggested that the new home proposed for Morris Place be built with a front yard setback of 31-32 feet. This revised setback would require additional variance relief. Mr. Tombalakian asked the Board and its Professionals if they had any further questions for Mr. Matarazzo seeing none he opened the floor for questions from the public. Seeing none, that portion of the hearing was closed. Mr. Azzolini requested a brief recess at 8:25pm to confer with his client. At 8:27pm, the meeting resumed with all members present. Mr. Azzolini stated that his client has agreed to the amended front yard setback to the home proposed on Morris Place. Mr. Flemming asked if the garage would be used for any other use other than a garage. Ms. Hughes stated that it would not. Mr. Tombalakian opened the floor for comments from the public, seeing none that portion of the hearing was closed. Mr. Azzolini gave his closing summary to the Board. The Board began its deliberation. Mr. Vince Loughlin, Board Attorney, provided a summary of conditions for the resolution. A motion to approve the application with the conditions provided by Mr. Loughlin was made by Mr. Forte, seconded by Mr. Lewis and the following roll call was recorded: “Ayes” – Ms. Baillie, Mr. Flemming, Mr. Forte, Ms. Erhlich, Mr. Lewis, Mr. Limbach and Mr. Tombalakian. “Nays” – None “Excused” – Mayor Conley and Ms. Huber 4 Planning Board June 18, 2019 OLD BUSINESS – None PLANNING DISCUSSION – Mr. Frank Russo brought to the attention of the Board an error in the Zoning Map at 41 Kings Road. He stated that this property is the only Block and Lot that is not included in the Central Business District 1 Zone making it very difficult for the property owner to rent his space appropriately. Mr. Russo stated that he spoke with the Planning Board Attorney, Vince Loughlin and Borough Planner, Dr. Susan Blickstein and no records were found on why this property was in the P Zone. The Board instructed Mr. Russo to prepare a recommendation for Mayor and Council to amend the Zoning Map. CORRESPONDENCE – None Since there was no further business to come before the Board, Mr. Tombalakian asked for a motion to adjourn the Regular meeting at 8:46pm.; seconded by Mr. Forte. A voice vote of “aye” was heard by all members present and carried. Respectfully submitted, Frances Boardman Board Secretary 5