Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON RESCHEDULED MEETING NOVEMBER 12, 2019 A rescheduled meeting of the Planning Board of the Borough of Madison was held on the 12th day of November 2019 at 7:30 P.M., in the Council Chamber, Hartley Dodge Memorial, 50 Kings Road, Madison, NJ. The meeting was called to order by Planning Board Vice Chairman, Mr. John Forte. Mr. Forte 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, Mayor Conley, John Forte, Tom Lewis, Ann Huber, Rachel Ehrlich, George Limbach and Peter Flemming Excused: Steve Tombalakian 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 September 17, 2019 regular meeting were distributed to all Board members for their review prior to this meeting. A motion to approve the regular minutes as presented was made by Mr. Lewis, seconded by Ms. Baillie. A voice vote of “Aye” was heard by all eligible voting members and recorded. Comments by the Public: Mr. Forte 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 1 Planning Board November 12, 2019 NEW BUSINESS – CASE NO. P 18-007 One Year Extension of Approval for Minor Subdivision with Variances Amalgamated & Consolidated, LLC 49 Park Avenue Block: 1101, Lot: 7 Mr. Loughlin reminded the Board that the minor subdivision with variances was granted to Amalgamated & Consolidated, LLC on March 5, 2019 and memorialized on April 2, 2019. Mr. Paul Miller, Esq stated that the applicant is still working on the compliance issues contained in the resolution and that the 190 day recording deadline for the Subdivision deed has lapsed. Ms. Baillie inquired on to why this project is taking so long to perfect. Mr. Miller stated that the applicant is waiting for approval from the County regarding the roadway easement and from the Borough regarding the façade easement. The Madison Historic Preservation Commission had just reviewed and approved the plans for the façade improvements on October 22, 2019. Mayor Conley asked Mr. Miller if a 3-month extension of approval instead of a full year was acceptable. Mr. Dickerson, the applicant said no to a 3-month extension. Mr. Miller stated that they would prefer a full year extension. After some discussion it was determined that, the Board would grant a 6-month extension to the applicant to perfect the resolution. Mr. Forte asked the Board if they had any further questions or comments concerning the granting of the 6-month extension of approval. He then asked for a motion to grant the 6-month extension to Amalgamated & Consolidated, LLC. Motion was made by Mayor Conley, seconded by Ms. Ehrlich; the following roll call was recorded: “Ayes” - Mayor Conley, Ms. Baillie, Mr. Flemming, Mr. Forte, Ms. Huber, Ms. Ehrlich, Mr. Lewis and Mr. Limbach “Nays” – None “Abstain” – None “Excused” – Mr. Tombalakian CASE NO. P 19-007 Minor Subdivision and Preliminary and Final Site Plan with Variances 1 & 3 Giralda Realty, LLC 1 & 3 Giralda Farms Block: 3303, Lots: 1 & 2 A transcript of this evening’s hearing is being prepared by Alison Gulino of Quick Court Reporting, LLC. Mr. Ryan Benson Esq. began by giving a brief summary of the application before the Board. The Applicant seeks Preliminary & Final Site Plan Approval with Variances and Minor Subdivision approval to add a two-level garage to 3 Giralda Farms (Block 3303, Lot 1) 2 Planning Board November 12, 2019 which contains a +/138,000 square foot office building. A minor subdivision is proposed to exchange .474 acres between the two lots so that the proposed garage sits entirely on reconfigured Lot 1, resulting in the net addition of 215 parking spaces and a garage footprint of 36,200 square feet. In addition to the proposed parking structure, related improvements to access, walkways, fences, lighting and landscaping are proposed. With the net addition of 215 parking spaces, Lot 1’s total parking would increase from 344 to 559 spaces, with 105 of these spaces on the lower level and 110 spaces on the uncovered, upper level. In addition to subdivision and site plan approval, the proposed improvements require variance relief from the maximum allowable off-street surface parking and maximum impervious lot coverage. Mr. Benson provided a list of witnesses for this evening, Tom Golden, from Mack Cali, David Simson, Real Estate Broker, Karl Penky, Traffic Expert, Joseph Fleming, Civil Engineer, Scott Herrick, Architect, and Paul Phillips, Planner. Mr. Tom Golden, Mack Cali, 210 Hudson Street, Jersey City, NJ was sworn in and accepted as an expert witness. Mr. Golden began his testimony stating that the properties at 1 & 3 Giralda Farms were purchased in 2017. Giralda 1 has tenants in the building while Giralda 3 is completely empty at this time. It was determined that parking at 3 Giralda is insufficient. Currently at 3 Giralda there are 344 parking spaces and the applicant is seeking an additional 215 spaces for a total of 559 parking spaces. Mr. Forte asked the Board if they had any further questions of Mr. Golden, Mrs. Huber asked Mr. Golden if Giralda 1 would be sharing the parking with Giralda 3. Mr. Golden stated that Giralda 1 has sufficient parking on their site, and would not be sharing the proposed parking with Giralda 3. There being no further questions from the Board Mr. Forte opened the floor to the public for questions, seeing none that portion of the hearing was closed. Mr. David Simson, 201 Route 17 North, Rutherford, NJ was sworn in. He gave his credentials to the Board and was accepted as an expert witness. Mr. Simson began his testimony by stating that the Commercial Real Estate industry has changed. Many potential clients over the last 60 days have walked away from this site due to the inadequate parking on site. Mr. Limbach inquired as to potential Charging stations. Mr. Simson was not sure if the owner considered them but it certainly is something that could be added to the site plan. Mr. Forte asked the Board if they had any further questions for Mr. Simson, seeing none he opened the floor to the public. Mrs. Marsha Halgren, 7 Nordling Lane, inquired if any market studies had been conducted for this site. Mr. Simson replied “Yes”. Mrs. Halgren asked if the Building could be leased without the additional parking. Mr. Simson replied that it could but the parking was needed to fully lease the building. 3 Planning Board November 12, 2019 Mrs. Halgren inquired if the Buildings at 1 and 3 Giralda Farms were being marketed for sale. Mr. Simson stated that they were. Mrs. Halgren had no further questions. Seeing no further questions from the public, that portion of the hearing was closed. Next to testify was Karl Pehnke, 989 Lenox Drive, Lawrenceville, NJ. Mr. Pehnke was sworn in; he then provided his qualifications to the Board and was accepted as an expert witness. Mr. Pehnke discussed the Traffic Assessment, dated August 1, 2019 that was included in the application package. The proposed development includes providing an additional 215 parking spaces for the existing office building in a new two level surface parking lot. Access to the future parking deck will be provided by a connection to an existing paved access road that intersects Dodge Drive. Access to the rest of the parking supply will remain unchanged. Mrs. Huber questioned the size of the building. Mr. Pehnke stated that the office building is 137,635 sq. feet and the proposed parking supply will meet current industry standards for an office building of this size. Mr. Forte asked the Board if they had any further questions for Mr. Pehnke, seeing none he opened the floor to the public. Mrs. Marsha Halgren, 7 Nordling Lane, Madison. Mrs. Halgren asked if a comprehensive traffic study was prepared. Mr. Pehnke stated that the traffic assessment that was completed by Langan was the only report that he was aware of. Mrs. Halgren asked if the empty parcel in Chatham was considered for the placement of the parking deck. Mr. Pehnke stated that it had. There being no further questions that portion of the hearing was closed. Joseph Fleming, 67B Mountain Boulevard Extension, Warren, NJ was sworn in. Mr. Fleming provided his qualifications and was accepted as an expert witness. The following exhibits were marked into evidence: Exhibit A-1: Overall Site Plan dated November 7, 2019 Exhibit A-2: Illustrative Site Plan, dated November 7, 2019. Mr. Fleming referred to the marked exhibits during his testimony. Mr. Fleming stated that the site encumbers approximately 24.4 acres with moderate topography. There are no wetlands on this property. He stated that currently there are 610 parking spaces at 1 Giralda Farms and 344 spaces at 3 Giralda Farms. He stated that there would be no building modifications to either building. The increase in parking from 344 spaces to 559 spaces would be solely dedicated to 3 Giralda. 12 bicycle racks are being provided, a utility plan dated October 25, 2019 was provided in the plans provided to the Board. He stated that the proposed garage works well with the site. The height of the structure was discussed and the parking garage would be 440 feet from Madison Avenue and not visible. Landscaping plans will be provided. Stormwater management was discussed at length and Mr. Fleming stated that they fully intend to comply with Mr. Frank Russo’s memorandum dated November 4, 2019 4 Planning Board November 12, 2019 Mr. Fleming stated that they landscaping plan would have native varieties plantings. The lighting plan was also discussed at length and the hours of operation would be dusk to dawn. The garage lights on the upper deck would be turned off at 10:00pm. Mr. Forte asked the Board and Professionals if they had any questions for Mr. Fleming. Mayor Conley asked why the bicycle parking was on the upper deck and not in the lower covered portion. Mr. Fleming stated that a bicycle would be seen from the office windows but the best placement of the bicycle racks could be sorted out. Mr. Flemming inquired if provisions were being provided for scooters and motorcycles. Mr. Fleming responded that all vehicles including motorcycles and scooters take up a full parking space. Mrs. Huber inquired if a three level garage had been considered. Mr. Fleming stated that the two- level garage works with the existing grade of the site. Mr. Lewis asked what the size of the existing parking spaces were. Mr. Fleming replied that the current stalls are 9 x 18 and the ones proposed will be the same. Mr. Limbach questioned the landscape design; he suggested some improvements and Mr. Fleming stated that they would be happy to accommodate these changes. Mr. Fleming stated that no irrigation system is planned at this time. Mr. Lewis asked about the Shade Tree Report that was issued on September 11, 2019. Mr. Fleming stated that approximately 18 trees would be removed and or affected by the construction of the parking deck, but the applicant proposes to plant 30 trees and 14 shrubs in their place. Mr. Russo referred back to his memorandum dated November 4, 2019 and inquired about the existing ADA parking stalls, Mr. Fleming responded that all ADA parking stalls are in compliance. Mr. Forte asked if the Board or Professionals had any further questions for Mr. Fleming, seeing none he then opened the floor for questions from the public. Mrs. Marsha Halgren, 7 Nordling Lane, Madison asked Mr. Fleming this parking deck would have on Treadwell Avenue/Nordling Lane. Mr. Fleming stated that the parking deck would be difficult to see from Treadwell Avenue and that it is approximately 200 feet from the property line to 3 Giralda. There being no further questions that portion of the hearing was closed. Mr. Scott Herrick, 122 Main Street, Madison was sworn in. Mr. Herrick provided the Board with his qualifications and was accepted as an expert witness. The following exhibits were marked into evidence and used for Mr. Herrick’s testimony. Exhibit A-3: Color Photos of Material Compatibility, Dated November 12, 2019 5 Planning Board November 12, 2019 Exhibit A-4: Proposed Elevations Exhibit A-5: Proposed Sections Exhibit A-6: Prospective Rendering of Proposed Garage Exhibit A-7: Prospective View from Madison Avenue Mr. Herrick provided an overview of the parking lot garage. The exhibits listed above showed the material selection that will be used in order to match the exterior of 3 Giralda Farms. As shown exposure is minimal. The proposed garage is not impeding the views from the buildings. Mr. Russo asked Mr. Herrick if he had read his memorandum dated November 4, 2019. Mr. Herrick stated that he had read the memorandum. Mr. Russo inquired about the sprinkling system for the proposed garage. Mr. Herrick stated that no sprinkler was proposed and not required since the material will be precast concrete. Mr. Forte asked the Board and its Professionals if they had any further questions for Mr. Herrick, seeing none he then opened the floor to the public. There being no questions from the public that portion of the hearing was closed. A brief recess was taken at 9:25 pm, the meeting resumed at 9:35pm with all members present. Mr. Paul Phillips, 33-41 Newark Street, Hoboken, NJ. Mr. Phillips provided his qualifications and was accepted as an expert witness. Mr. Phillips provided justifications for all variances that are requested on this application. He stated the need to address parking at the site, which was reflected in 2014 Amended Master Plan. He discussed the Maximum Surface Parking and the Impervious Lot Coverage variances. Re- grading is necessary to accommodate the proposed garage. The landscape screening has been met as per the ordinance. There is no substantial determent to the public good. There is a real need for parking at this site in order to market the building. Mr. Phillips had no further testimony; Mr. Forte asked the Board if they had any further questions for Mr. Phillips. Mr. Lewis inquired about the safety of the employees that are walking from the garage to 3 Giralda Farms. Mr. Herrick stated that there is safe movement for all pedestrians. Mr. Forte asked if there were any further questions, seeing none he opened the floor to the public for questions of Mr. Herrick. Seeing none, that portion of the hearing was closed. Mr. Forte asked if there was any public comment on this application, seeing none that portion of the hearing was closed. Mr. Benson provided a brief closing and stated that with this application before the Board this evening a positive outcome would ensure that 3 Giralda is a viable property. The Board began their deliberation Mr. Loughlin provided a list of the conditions to be placed in the resolution as stated during this evenings hearing. Mr. Forte asked for a motion to approve the application with the conditions provided. Mr. Flemming made a motion, seconded by Mr. Lewis. The following roll call was recorded: 6 Planning Board November 12, 2019 “Ayes” - Mayor Conley, Ms. Baillie, Mr. Flemming, Mr. Forte, Ms. Huber, Ms. Ehrlich, Mr. Lewis and Mr. Limbach “Nays” – None “Abstain” – None “Excused” – Mr. Tombalakian OLD BUSINESS – CASE NO. P 19-005 Preliminary and Final Site Plan with Variances 16 Waverly Place, LLC 16 Waverly Place Block: 2702, Lot: 28 At the request of the Applicant’s Attorney this application is being carried to the December 3, 2019 meeting of the Planning Board. PLANNING DISCUSSION – Solar Energy – Climate Resiliency - These issues were tabled this evening and will be placed on the next agenda of the Planning Board for discussion. CORRESPONDENCE – None Since there was no further business to come before the Board, Mr. Forte asked for a motion to adjourn the Special meeting at 10:03 pm.; seconded by Mayor Conley. A voice vote of “aye” was heard by all members present and carried. Respectfully submitted, Frances Boardman Board Secretary 7