Planning Board

MINUTES PLANNING BOARD OF THE BOROUGH OF MADISON REGULAR VIRTUAL MEETING NOVEMEBER 16, 2021 A regular meeting of the Planning Board of the Borough of Madison was held on the 16th day of November 2021 at 7:30 P.M., via a Zoom electronic meeting. The meeting was called to order by Planning Board Chairman, Mr. 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 21, 2020, the Board by Resolution adopted a schedule of meetings. On January 22, 2020, 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”. Beginning in April 2020, in response to public safety considerations and legal authorization, the Planning Board began conducting its monthly meetings on the previously noticed dates remotely using the Zoom platform, and subsequently separate notices have been published each month advising of this change and indicating that the procedures and requirements for monitoring such meetings and for making public comment, along with an explanation of the audio muting function of the electronic communications platform being utilized, is provided with detailed information on “How to Use Zoom and Participate” found on the Rosenet Webpage Communications / Virtual Meetings at HTTP://www.rosenet.org/1273/Virtual-Meetings. The following roll call was recorded: Present: Astri Baillie, Peter Flemming, John Forte, Alfredo Garibay, Ann Huber, George Limbach, and S Steve Tombalakian Excused: Mayor Conley, and Tom Harris Absent: None Also Present: Vince Loughlin, Planning Board Attorney Susan Blickstein, Board Planner Dennis Harrington, Board Engineer Frances Boardman, Board Secretary Approval of Minutes: Copies of the Minutes of the October 5, 2021 regular Planning Board meeting and Executive meeting were distributed to all Board members for their review prior to this meeting. A motion to approve the minutes of October 5, 2021 as submitted was made by Mr. Flemming, seconded by Ms. Huber. A voice vote of “Aye” was heard by all eligible voting members and recorded. A motion to approve the minutes as submitted of November 2, 2021 was made by Mr. Flemming seconded by Mr. Garibay. 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 that was not on this evening’s agenda. Seeing none, that portion of the meeting was closed. RESOLUTIONS FOR MEMORIALIZATION – CASE NO. P 19-008A - Resolution granting the Amended Application of Minor Subdivision with Variances to Meredith Felice & Michael Coviello, on property located at 44 Brooklake Road, commonly known on the Borough of Madison Tax Map as Block: 2304 Lot: 15 The draft resolution was sent to the applicant’s attorney, Mr. Justin Calta, Esq., as well as the Board members and Professionals. Mr. Tombalakian asked the Board 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. Forte, seconded by Ms. Baillie. The following roll call was recorded: “Ayes” – Ms. Baillie, Mr. Flemming, Mr. Forte, Mr. Garibay, Ms. Huber, Mr. Limbach and Mr. Tombalakian CASE NO. P 21-002 - Resolution granting the Preliminary & Final Site Plan to Waseem Chaudhary on property located at 120 Madison Avenue commonly known on the Borough of Madison Tax Map as Block: 3101, Lot: 21. The draft resolution was sent to the applicant’s attorney, Mr. James Turteltaub Esq., as well as the Board members and Professionals. Mr. Tombalakian asked the Board 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. Garibay, seconded by Ms. Huber. The following roll call was recorded: “Ayes” – Ms. Baillie, Mr. Flemming, Mr. Forte, Mr. Garibay, Ms. Huber, Mr. Limbach and Mr. Tombalakian REVIEW AND RECOMMENDATION ITEMS On referral from the Governing Body: Ordinance 45-2021 “ORDINANCE OF THE BOROUGH OF MADISON AMENDING CHAPTER 195 OF THE MADISON BOROUGH CODE ENTITLED “LAND DEVELOPMENT” REGARDING ZONING Dr. Blickstein gave an overview of the Ordinance before the Board referred by Mayor and Council. Dr. Blickstein stated that this Ordinance is consistent with the Master Plan and the sustainability goals of the Master Plan as well. Mr. Garibay asked for clarification regarding supportive housing. Dr. Blickstein provided details of supportive housing to the Board. On the motion of Ms. Huber, seconded by Mr. Forte the following role call was recorded, along with the resolution prepared by Mr. Loughlin confirming review and recommendation to Mayor and Council of Ordinance 45-2021: “Ayes” – Ms. Baillie, Mr. Flemming, Mr. Forte, Ms. Huber, Mr. Limbach and Mr. Tombalakian “Nays” – Mr. Garibay OLD BUSINESS – NEW BUSINESS – CASE NO. P 21-004 Preliminary and Final Site Plan with Variances 18 Madison Ave Realty, LLC 18 Madison Avenue Block: 3001, Lot: 4 Ms. Huber stated that she believed that the sample notice provided for this application was deficient. Mr. Azzolini stated that the notice was correct and was accurately provided to the newspaper and residents on the 200-foot list. Mr. Steve Azzolini Esq., provided an overview of the application for 18 Madison Ave Realty, LLC. The applicant is seeking preliminary and final site plan approval with variances to construct a new +/- 4,600 square foot medical office building at 18 Madison Avenue. The existing structures are proposed for demolition. The subject lot is located in the P – Professional Zone. A total of 13 parking spaces are proposed, along with signage, grading, stormwater (drywell proposed in front yard), landscaping and lighting improvements. The variances are required for signage (proposed height and area), off-street parking, and impervious coverage. Several waivers are also being requested. Mr. Azzolini stated that there is currently an easement with Grace Church filed in 1955 that serves both properties. Mr. Azzolini stated that the following witnesses would be testifying this evening. Dr. Ashley Azizian, Applicant, Mr. Andrew Clarke, Engineer, Mr. Derk Garlick, Architect and Mr. John McDonough, Planner and Landscape Architect. Mr. Andrew Clarke, 466 Southern Boulevard, Chatham was sworn in. Mr. Clarke was accepted as an expert witness. Mr. Clarke began by sharing his screen and discussed the existing and proposed site plan. Mr. Clarke stated that the existing building and rear garage would be demolished and a new 2-story building would then be constructed for the operation of a prosthodontic and restorative dental surgery practice. There would be tandem parking spaces in the rear of the building and one handicap space near the building along with two electric charging spaces. The proposed tandem parking in the rear was discussed; and Mr. Clarke stated that this type of parking was conducive to the practice. Mr. Flemming asked if tandem parking signage was considered. Mr. Clarke stated that there was no parking signage as a part of the application. Ms. Baillie asked if there was handicap accessibility to the building. Mr. Clarke stated “Yes”. Ms. Baillie asked if the update to the easement had been finalized. Mr. Azzolini stated that there is a draft pending. Ms. Huber asked if there was any parking on Madison Avenue in front of the building. Mr. Clarke stated that there was no parking on Madison Avenue. Mr. Garibay questioned if there was any drainage at the end of the driveway to collect the water. Mr. Clarke stated that there is a drain in the middle of the driveway with a grated cover. Mr. Garibay asked if this drainage grate in the driveway could be made larger to collect runoff going towards Madison Avenue. Mr. Clarke replied that is a possibility. Mr. Clarke will work with the Borough Engineer regarding the storm-water management recommendations that were discussed this evening. Mr. Harrington’s memorandum dated November 10, 2021 was discussed at length. Mr. Clarke stated that all comments would be addressed. Mr. Azzolini stated that the LSRP had been addressed and that there was no further need for investigation. Mr. Tombalakian asked the Board and Professionals if they had any further questions for Mr. Clarke, seeing none he opened the hearing to the public. There was no public with questions for Mr. Clarke so that portion of the hearing was closed. Mr. Derk Garlick, 720 Monroe Street, E-514, Hoboken was sworn in. Mr. Garlick provided his qualifications and accepted as an expert witness. Mr. Garlick shared his screen showing the Board 13 Color photos that were provided in the Board packages along with the elevations and floor plans. Mr. Garlick stated that the basement of the building would be used for mechanicals only. Concept renderings were shown and discussed at length. Exhibit A-1: Material Board The materials that would be used on the proposed building and the retaining wall was shown and discussed. Mr. Garibay stated his concern with the design direction stating that the building concept does not fit into this section of town. Mr. Garlick provided his comments regarding his design. The other Board members also provided their comments on the proposed building. Mr. Limbach stated that the proposed building does not fit in the streetscape and if renovating the current building, had been considered. Mr. Garlick stated that it was considered but not conducive for the applicant’s practice. Ms. Baillie stated that the architecture should reflect the historic streetscape. Mr. Forte echoed his concerns with the building design as well. Ms. Huber stated that the building is trying to squeeze too much into a small space and that the greenest building is the one that already exists. She also asked how many doctors are proposed. Mr. Garlick stated that only one is proposed however the sign clearly shows that there will be two dentists on site. At this time, Mr. Garlick finished his testimony and Mr. Azzolini called his next witness. Dr. Ashley Azizian, 10 Dale Drive, Chatham was sworn in. Dr. Azizian provided his background and was accepted as an expert witness this evening. She is the principal applicant on this application along with her husband. She currently operates out of a dental practice located in Ocean Township which she joined two and a half years ago. The practice is not volume based like a regular dentist office. There will be four employees and hours of operation will be Monday through Friday from 8:30am to 5:00pm. There are two doctors for the practice but they are not there at the same time. The less intense use in this practice has shown that the 13 parking spaces are sufficient. The second floor will be consist of an employee lounge and a conference room. Dr. Azizian will hold a study club on the second floor once a month between the hours of 6:30pm to 8:00pm. The office will not generate much garbage and traditional garbage cans will be used for town pick up. Sharps containers will be picked up by a medical waste company and the office will be cleaned by a professional company twice a week. Dr. Azizian chose this location for the scenic views of James Park. She believes that this is a soothing setting for her patients. Dr. Azizian stated that it would be more money to keep the building and refurbish then to demolish and build a building that would fit her practice needs. The Board began to ask questions of Dr. Azizian. Mr. Garibay asked if the reception area had to be so large. Dr. Azizian stated that the reception area has a feeling of ambiance. The Board also stated that the streetscape should be looked at more closely. Dr. Azizian stated that the building skin can be changed, but she is not considering a smaller building. She is not interested in providing a porch to the building claiming that it steals natural light. Dr. Blickstein asked if she would consider a front door on Madison Avenue giving the building a much nicer street presence. Mr. Garibay stated that the proposed building needs better curb appeal. The discussion continued and Mr. Garlick will work with the Borough Board Professionals on a differ concept for the proposed building. Mr. Azzolini stated that Mr. John McDonough will provide testimony on the landscaping as well as provide planning testimony. Mr. Tombalakian asked if the public had any questions for Mr. Garlick or Dr. Azizian. There were no questions for either witness. Mr. Tombalakian stated that this application would be carried to the December 7, 2021 meeting of the Planning Board without further notice. PLANNING DISCUSSION – CORRESPONDENCE – Since there was no further business to come before the Board, Mr. Tombalakian asked for a motion to adjourn the meeting at 10:20pm.; seconded by Ms. Huber. A voice vote of “aye” was heard by all members present and carried. Respectfully submitted, Fran Boardman, Board Secretary