Zoning Board of Adjustment

MINUTES BOROUGH OF MADISON ZONING BOARD OF ADJUSTMENT Special Meeting, November 30, 2017 at 7:30 P.M., Hartley Dodge Memorial, 50 Kings Road, Madison, New Jersey 1. CALL 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 November 30, 2017 at 7:30 pm in Room #140 of the Hartley Dodge Memorial Building located at Kings Road, Madison, N.J. Diane Driscoll, Vice-Chairperson 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: At the regular meeting of the Board, held on November 9, 2017, the Board, by resolution scheduled a special meeting for November 30, 2017. It was posted at the bulletin board at the main entrance of the Hartley Dodge Memorial, 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: Mrs. Driscoll, Mrs. DeRosa, Mrs. Elias, Ms. Kaar, Dr. Paetzell, Mr. Fitzsimmons, and Mr. Flemming ALSO PRESENT: Gary Hall, Zoning Board Attorney Susan Blickstein, P.P., Frank Russo, P.E. Harold K. Maltz, P.E RECUSED: Ms. Salko, Mr. Santoro and Mr. Tomlin 4. PLEDGE OF ALLEGIANCE 5. MINUTES FOR APPROVAL: Regular meeting of November 09, 2017 The minutes were distributed to all Board members prior to this meeting for their review. The minutes will be reviewed and voted upon at the next regular meeting. 6. RESOLUTIONS FOR MEMORIALIZATION: The following Resolutions were distributed to all Board members prior to this meeting for their review. Two small changes were discussed. The two changes were as follows: a typo of a date and Mrs. Elias voting NO. A voice vote of aye was heard in approval of the following corrected Resolutions. CASE NO. Z 17-027 Resolution granting variance application to Kathleen Gillan, Block: 2207, Lot: 9, 52 Dean Street to allow the constructed Detached 2 Car Garage which was built without the Required Zoning and Construction Permits being filed in an R-3 (Single-Family Residential) Zone requiring relief from Maximum Impervious Lot Coverage and Accessory Structure Minimum Side and Rear Setbacks. CASE NO. Z 17-032 Resolution granting variance application to Glenbrook Properties, LLC, Block: 3401, Lot: 9, 15 Woodcliff Drive to construct a New 2 ½ Story Single Family Dwelling, Asphalt Driveway, Front and Side Brick Paver Walkways, Rear 2nd Story Deck, (2) A.C. Units and a Drywell in an R-3 ZBA Special Meeting – 11-30-17 Page 1 (Single-Family Residential) Zone requiring relief from Minimum Side Yard Setback (Right), Minimum Side Yard Setback (Left) and Maximum Principal Building Coverage. The Existing Dwelling to be razed. CASE NO. Z 17-034 Resolution granting variance application to Jeffrey & Tracy Goldberg, Block: 4804, Lot:23, 55 Union Hill Road to construct (4) Dormer Roofs, and the Expansion of Existing Front Stoop with Roof in an R-2 (Single-Family Residential) Zone requiring relief from Minimum Front Yard Setback, Maximum Principal Building Coverage and Maximum Impervious Lot Coverage. 7. SCHEDULING AND PROCEDURAL MATTERS – 8. OLD BUSINESS – 9. NEW BUSINESS – CASE NO. Z 17-028 YMCA of Madison Block: 3802, Lot: 23 111 Kings Road Applicant is seeking permission to Amend its prior Preliminary and Final Site Plan Approval requesting conditional use variance and preliminary and final major site plan with variances to construct a 37,850 square foot building addition in an R-2 (Single Family Residential) Zone Thomas Malman, Attorney, Day Pitney, was present and Gary Hall stated that on August 10, 2010 a previous application was approved by the Board. However, in the R-2 Zone, a D variance is required from the Board. Mr. Hall stated the reason that it was non-conforming. He reviewed what took place at that meeting. The main component was an expansion of the parking and the construction of a swimming pool. A permanent extension act was in force and it is good thru the coming June 2018. A gymnasium will be added and reconfiguration of space is proposed with this application. Mr. Malman reviewed the history of the past application and named the witnesses who will be testifying this evening. Diane Mann, President/CEO, YMCA, Madison, NJ was sworn in. Ms. Mann explained the reason for the approved application not being built. At this point in time, added to the approved project, is a full size gymnasium and expansion and remodel of the fitness center. Older and senior adults are being served and also a Wellness Program has been planned. Operating hours will change and the new pool will be used mostly on the weekends. Four more full time employees will be needed and 15 part timers will be utilized on a need basis. It was questioned whether the gym will be available to members. Ms. Mann stated it will be utilized for programs. Mr. Fitzsimmons requested the current membership and what area in which they reside. Mr. Hall requested what activities will be scheduled on Saturdays. Paul Fox, Licensed Engineer, State of New Jersey, gave his qualifications and was accepted as a qualified witness. The following exhibits were marked. A–1 Existing Conditions, Sheet 1 A–2 Amended Site Plan, Sheet 2 A–3 Copy of Plan from 2010, Sheet 2 A–4 Grading Plan A–5 Current Landscape Plan, Sheet L-1 ZBA Special Meeting – 11-30-17 Page 2 A – 6 Prior Landscape Plan from 2010 Mr. Fox continued by describing A – 6 from 2010 and the changes that were made and approved by the Board. He then reviewed the current plan and explained the changes that were made from A – 5, 2010 Plan and the reasons for doing so. In 2010, 288 parking spaces were planned and the present plan provides 312 spaces with 3 more potential spaces to be worked out with Jersey Central. Improvements to the circulation will aid in the parking issues. The proposed drainage calls for collecting runoff from the new parking area into a retention area. The storm-water will flow into a detention basin which is formed by large pipes required by State codes, 90% of removal of suspended solids. The roof area goes into the detention system. Plantings will be installed as part of the State code. Site lighting will be provided by lights on existing poles with some additional lighting. The Keep Street lighting will be lower so not to disturb any of the residents. Mr. Fox continued by discussing pervious pavements. Pervious material will be utilized on the sidewalks. Ms. Blickstein had additional questions regarding the lighting. Keep Street lighting was in question. Plant species will be installed to difuse the lighting to Keep Street. He continued stating the proposed numbers as opposed to 2010’s proposed numbers in all areas. Frank Russo questioned Mr. Fox with regard to the main parking field and its net change. The access of the fire truck and equipment was discussed. Other questions posed by Ms. Blickstein will be answered by the Landscape Architect. There is an existing culvert which will be abandoned. The Board was utilizing Mr. Russo’s comments to ask questions. The public was given the opportunity to question the witness as follows: Mary Sue Salko questioned the parking and whether a variance was approved in 2010. The answer was “yes”. The traffic expert will address any questions regarding parking. Bruce John Davies, ASLA was sworn in and accepted as a qualified witness. He began by describing the Landscape Plan which has 50 trees, 8 flowering trees, 527 shrubs, 131 grasses, he stated every empty space will be planted. The detention basin, approximately 1800 sf will be planted with perennials. Ms. Blickstein requested some of the calculations which should be found on the Landscape Plan and Mr. Davies provided a plan which contains those calculations. She requested that he do some additional math on his plan. Mr. Hall questioned Mr. Davies if he provided more landscaping on Keep Street as compared to 2010. Mr. Davies explained the difference between 2010 and the present plan. Ms. Blickstein continued her questioning of the Landscape Plan and requested that additional deciduous trees be added. Mr. Hall questioned the present green area near the building and if it dies off, will the YMCA be responsible to replant. Ms. Mann stated as the Ash trees die, they are being replaced. The public was given the opportunity to ask questions as follows: Bridget Daley, 28 Keep Street, questioned what species are being planted in her area. Mr. Davies reviewed the replacements for the Ash. Stephen Aluotto, Architect, NK Architects was sworn in and gave his qualifications and was accepted as a qualified witness. A – 7 3 Dimensional Rendering of the North Elevation A – 8 Northeast view ZBA Special Meeting – 11-30-17 Page 3 A – 9 View from the south A – 10 View from the east A – 11 Elevations north, east and south A – 12 A – 1.01 Main level A – 13 Floor plan A – 1 – Lower level Plan A – 14 A – 1.01 Upper Level Plan A – 15 Pool area A – 16 Gym Mr. Aluotto began with A – 7 which shows the proposed gym expansion. A – 8 view is taken from the northeast which shows the older building and the gym expansion. The building will match with what is presently on the existing building. The gym will be masonry earth color with a lighter ban on the top. A – 10 shows this view. He reviewed the Keep Street view which will house the aquatic center. A – 12 was discussed which houses the main floor level. He reviewed the different areas which are located on the main floor level. A – 13 Lower Level shows the locker room, storage areas, aquatic center and ball courts. A- 14 Upper Level Floor Plan which is the upper level of the gym, administrative offices, etc. A – 11 shows the measured elevations of north, east and south. Mr. Aluotto continued answering questions asked by the Board members regarding the exhibits. It was pointed out that the AC system for the addition will be placed in a roof well taking it out of site and protected from the neighbors view. Ms. Mann answered questions posed to her by the Board with regard to weekends during the swim meets and the amount of cars that are expected and other issues. Mr. Hall suggested that activities be monitored so it does not get out of control. Suggestions were made by the Board members and Mr. Aluotto explained why they were not considered. The public was now given the opportunity to question the witness as follows: Steven Mocko, 12 Keep Street, questioned the View from the east side and the plantings that are screening the view. Bill Bowen, 30 Dogwood Drive, asked if a parking garage was considered. The cost was not feasible. He questioned the southwest corner of the project. He was concerned about the noise which will be generated on the southwest corner. Questioned the size of the basketball court. Bridget Daley, 28 Keep Street, was concerned with the existing HVAC system and the noise it generates. Bill Bowen, 30 Dogwood Drive, are there any plans for Leed. Is a Leed standard required, Mr. Aluotto stated the equivalent of a Leed standard, a base line level. Gary Dean, P.E., PP, Dolan and Dean Traffic Consultants was sworn in and gave his credentials and was accepted by the Board as a qualified witness. Mr. Dean began by explaining he was the Traffic Engineer for the 2010 application. He stated trends have changed and parking at the YMCA is strained. His analysis this past year shows the traffic tends to ebb and flow. February an updated analysis was conducted, visiting the site on 2/23 from 8:30 to 10:30, and on 2/25 9:30 to 12 noon. He showed the parking trends for each visit. It showed 220 parked cars and the remaining spaces were empty. On other days, it showed less and less spaces filled. Membership at the YMCA has declined since 2010 to date. Mr. Dean continued his review of the parking and flow of traffic on the site. He continued by evaluating the type of traffic and the needs of the YMCA and how they interface. He then discussed the benefits of this project and improvements to the YMCA. He also reported one accident which took place at the entrance to King Street at the site. Board members questioned Mr. Dean with regard to ZBA Special Meeting – 11-30-17 Page 4 evening hours and the amount of traffic. Mrs. Elias had a valid issue of how other factors would affect the traffic patterns, ie. Kirby drop-offs, etc. and brought out other factors. Mr. Dean answered her concerns. Mrs. DeRosa asked where do the employees park. Ms. Mann stated that her employees park at the Keep Street location. Mr. Hall questioned the parking counts. Mr. Dean answered his request. Mrs. Elias questioned the increase in parking spaces since 2010. Mr. Maltz, Transportation Engineer, Hamal Associates, retained by the Board introduced himself. He stated Mr. Dean has answered several of his concerns. He reviewed his report which he compiled and questioned the Saturday traffic flow and how the YMCA can schedule programs to avoid overflow on Kings Road and Madison Ave. He suggested a warning sign under the trestle approaching the YMCA entrance. He discussed the traffic volumes and Mr. Dean’s report. Claudia McIntyre, 45 West Lane, was disappointed that the Traffic study was only performed one day and will the new development affect the traffic and the YMCA. Mr. Dean explained how the analysis is performed and how it affects other developments. The conversation continued regarding the traffic and how it is studied. Mary Sue Salko, questioned the parking and how it is going to handle the handicapped. Design standards were considered. Mr. Fox answered the question on how many handicapped spaces available. Eight are proposed. Mr. Fitzsimmons questioned when the gym will be utilized. The commuter parking lot will be utilized on the weekends. Stephen Macko, Keep Street was concerned with the snow removal and where will the snow be relocated. Ms. Mann stated the snow is trucked out. Terry Romano, West Lane, questioned the population trends. Only the membership of the YMCA was considered. The Board agreed that the application will be carried to the January 11, 2018 meeting. 10. OTHER BUSINESS: There was no Other Business. 11. ADJOURNMENT: The meeting was adjourned at 11 pm with a motion made by Mrs. DeRosa and seconded by Ms. Kaar. Respectfully submitted, Lorraine Sola Recording Secretary ZBA Special Meeting – 11-30-17 Page 5