Zoning Board of Adjustment

MINUTES BOROUGH OF MADISON ZONING BOARD OF ADJUSTMENT Special Meeting, March 31, 2016 at 7:30 P.M., Hartley Dodge Memorial, 50 Kings Road, Madison, New Jersey. 1. MEETING CALLED TO ORDER BY CHAIRPERSON 2. ANNOUNCEMENT OF NOTICE (STATEMENT OF COMPLIANCE) A special meeting of the Borough of Madison Zoning Board of Adjustment was held on Thursday, March 31, 2016, at 7:30 pm in Room #140 of the Hartley Dodge Memorial Building, located at Kings Road, Madison, N.J. Joseph Santoro, Chairman opened the meeting and requested the reading of the public notice as follows: “Let the minutes reflect that adequate notice of this meeting has been provided in the following manner: On February 12, 2016 a copy of the scheduling of this meeting was posted at the bulletin board at the main entrance of the Hartley Dodge Memorial Building, 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.” 3. ROLL CALL: Present: Joseph Santoro, Toni DeRosa, Timothy Blair, Helen Kaar, Melissa Elias, Roger Paetzell, Anne Lawless, and Mary Sue Salko Recused: Diane Driscoll Also Present: Gary Hall, Zoning Board attorney Frank Russo, P.E., Engineering Consultant Susan Blickstein, P.P. Planning Consultant 4. PLEDGE OF ALLEGIANCE 5. MINUTES FOR APPROVAL – Special meeting of February 11, 2016 There were a few changes, page 2, first paragraph, second to last line, Mrs. Elias, will submit her corrections to Mr. Santoro. They were the only changes and the Board took a vote with all Board members stating aye in approval of the corrected minutes. 6. RESOLUTIONS FOR MEMORIALIZATION: None 7. NEW BUSINESS: 8. OLD BUSINESS: CASE NO. Z 15-016 34 Walnut Street, LLC Block: 1601, Lot: 41 34 Walnut Street Applicant is seeking permission for Preliminary and Final Site Plan and Use Variance to construct 11 townhouse condominium units in two separate buildings in an R-4 (Single/Two Family Residential) Zone. ZBA Special Meeting 3-31-16 Page 1 A – 14 Site Plan revised A – 15 Revised Architecturals prepared by Nancy Doherty, Architect B – 8 Updated Report revised March 28, 2016 Mr. Coviello, attorney, began by stating the official record will be prepared by the Court Report present this evening. Two individuals will be speaking this evening and discuss the changes that were noted. Andrew Clarke, Engineer, Michael Tobia, Planner, Chris Townsend, Architect for Nancy Doherty was sworn in and began to review the changes that were suggested, ie: 11 to 10 units and expansion of the units. Sketches are shown showing how the cars will fit in the garages. The units on the upper floors are also expanded. One unit was taken out of the rear building, totaling five. Andrew Clarke, Engineer was now ready to review the changes that were made since the last meeting. The changes have been formalized and submitted to the Board for their review. The survey has not changed. The Site Plan has changed to 5 and 5 units instead of 5 and 6. The enclosed dumpster has been shown on the plans. The masonry dumpster enclosure will match the building and it will be gated. The Grading Plan has been modified due to the use of impervious pavement and is detailed on the plans. A drywell has a grated access and is located in front of the building. The Landscaping Plan is substantially the same, however the residual elements will be removed from the previous development and the tree in the rear will be checked for its health. Once installed, the area will not be irrigated. A – 16 Site Plan, dated 3-29-16, stand alone This exhibit shows the driveway placement and the streetscape. A Holly tree will be moved from the rear of the property to the front. Ms. Blickstein asked why only one tree is proposed for the front and suggested a Japanese Maple be installed. The Shade Tree Commission was contacted and plantings were discussed. Mr. Hall made several comments on the cover sheet. Zoning Table, 11 instead of 10 units, Note under table is incorrect. There being no further questions from the Board, the public was given the opportunity to ask questions of Mr. Clarke as follows: Wayne McCabe, clarified Item #16 and stated it was incorrect and he assumed the public did not have a chance to see the exhibit. Sue Wickman, 33 Walnut Street, had several questions regarding the travel lanes and was told the shrubs will be removed for a clear distance for traffic and foot traffic. Mr. Clarke stated no obstructions are planned for the area. Larry Wickman, 33 Walnut Street, questioned the headlight exposure and Mr. Clarke stated that they did not do a photometric study. A discussion took place regarding headlight exposure. Brad Hansen, 15 Walnut questioned the position of the dumpsters and is concerned with the garbage pickup. Mr. Clarke stated the condo association will arrange for the pickups at a planned time. Dennis Castanon, asked the width of the parking spots near the dumpster and is concerned with his children riding their bikes in that area. ZBA Special Meeting 3-31-16 Page 2 Sue Wickman, 33 Walnut asked if there are any laws regarding garbage trucks backing into the street. Michael Tobia, Planner began by giving his credentials and is qualified in the State of New Jersey. A – 17 Photo of Walnut street property Mr. Tobia began by describing the photo and reminded the Board that there was a milk barn at this location years back. The northerly property line abuts Ridgedale Avenue. The evergreen will be removed. The site is in a R-4 Zone and permits single and two family housing. Madison has witnessed a large amount of knock down developments. The site is unique because it does not abut any single family homes. Mr. Tobia does not believe that this site is good for a single family home. He explained, that in his opinion, no developer would propose a single or two family home on this site. The piece is impacted by what presently exists nearby. He continued by explaining his reasoning for his statement. Ms. Blickstein argued that townhouse buyers, millennials, would want some luxury. Mr. Tobia now wanted to discuss suitability taking into consideration the size, and depth of the property, the nature of the topography was also discussed. He continued discussing the different zones and what is allowed and suitable for development in those areas. Ms. Blickstein asked Mr. Tobia if a one family home could be constructed on this site and he answered “yes”. He continued by explaining that the applicant considered this concept, however, wants to construct a condo development and believes that the property is suitable for this type of development. Mr. Tobia turned his discussion to the positive aspects of the proposed project, ie: the location, the landscaping, the fact that the proposed project has a lower impact to the community, and the traffic impact will be minimal. He ended his presentation on a positive note and believes the applicant is under-building. Ms. Blickstein is concerned with the multi-family development on this site. She urged the Board to think about whether this use really works. Mr. Tobia and Ms. Blickstein debated the issue of the R-4 zone. The Board began a discussion as to whether this proposed project is suitable for this location and voiced their opinions. Ms. Elias asked Ms. Blickstein whether there are other properties in Madison that were two family homes and their lot sizes. Ms. Blickstein was asked for her feeling regarding this proposed project. She stated that the density concerns her. The applicant returned to their positions after a 10 minute break and announced that they would like to reconvene for the evening. They are scheduled to return at the May regular meeting. Dennis Castonan, Walnut Street, asked the applicant if there is any other individuals to testify. There were none and Mr. McCabe, asked if the Planner will be continuing his testimony at the next meeting. This application will be carried to Thursday, May 12, 2016. 9. OTHER BUSINESS – Mr. Santoro stated that at the last meeting he was going to approach the Borough Council with suggestions and changes. Mr. Cody stated that the Council is considering some of the changes and suggestions made by the Board. ZBA Special Meeting 3-31-16 Page 3 10. ADJOURNMENT: The meeting was adjourned at 10:15 pm with a motion made by Mrs. Elias. Respectfully submitted Lorraine Sola Recording Secretary ZBA Special Meeting 3-31-16 Page 4