Planning Board Meeting

WALDWICK PLANNING BOARD FORMAL SESSION February 5, 2025 The Formal Session of the Waldwick Planning Board was held on Wednesday, February 5, 2025 at 7:30 p.m. and was called to order by Chair, Adele Badalamenti, who made the announcement of adequate notice of all meetings. ROLL CALL: Ms. Badalamenti present Mr. Vervoort present Mayor Giordano present Mr. Oravetz present Mr. Ramundo present Mr. Schatz present Mr. Mysliwiec present Mr. Fink present Mr. Posillico present Ms. Panfile present Mr. Kowalski present Also Present: Cliff Singer, Board Attorney Joyce Sinclair, Board Secretary Jim McGinnis, Board Engineer Paul Grygiel, Board Planner GREETINGS TO THE PUBLIC: A business owner appeared before the Board requesting information on the process for tenant approval for a tattoo shop. My Mysliwiec advised that he will need to go before the Board and the application is available on the Borough’s website. APROVAL OF MINUTES: A motion for the approval of the January 8, 2025 Minutes was made by Mr. Mysliwiec and seconded by Mr. Vervoort. The Minutes were approved as submitted. . RESOLUTIONS: HALWAGY 6 Birch Lane SM-24-4 Block 163.16, Lot 18.03 Soil Moving Permit RESOLUTION A motion for approval of the Resolution was made by Mr. Mysliwiec and seconded by Mr. Vervoort. A vote was taken. Mr. Schatz, Mr. Ramundo, Mr. Possilico and Mr. Kowalski abstained. The Resolution was approved. 1 APPLICATIONS: 25 WH PLACE ASSOC., LLC 25 Walter Hammond Place SM 24-3 Block 108, Lot 7 Bruce Whitaker, Esq. Site Plan and Major Soil Movement Permit NEW APPLICATION Bruce Whitaker, Esq. appeared before the Board, representing both applications, 17 and 25 Walter Hammond Place. Mr. Whitaker noted that the site is in the C-1 zone and the Applicant is seeking site plan approval. They propose to construct a two story modest building. The zone permits a mixed use. They are proposing a first floor business use with two apartments on the second floor. There is a wide expansive open space in this area. The Applicant has reviewed the reports received from the Board Engineer and the Board Planner and will comply with the ADA parking requirements. Tom Ashbahian, Architect, Engineer, Planner, appeared before the Board. He has prepared Plans SP-1 – SP-3 marked as A-1. Mr. Ashbahian noted that the property is rectangular in shape and there is an existing residential style building on the site. There is an existing garage on the property line to the rear. Both structures are currently non-conforming and the Applicant is proposing to remove those two buildings. There is an area of pavement with a large PSE&G right a way to the south of the property and some municipal storm drainage. The proposed building conforms to all setback requirements and statutory requirements of the size of the property. The first floor will be business use and the second floor, comprised of two apartments, will have its own entrance. The parking is laid out in an L shape fashion. They are in conformance with coverages. In a mixed use there is floor area ratio which they are respecting. The amount of building on the land has to be calculated and they are within those regulations. It is a very modest proposal in that all coverages are met and green spaces respected. The floor area ratio is very low. Mr. Ashbahian noted that the engineering review letters from Boswell Engineering have been reviewed. The Planner’s review letter has been reviewed. The Applicant is ready to conform with all adjustments that need to be made. Mr. Ashbahian noted that the second floor will be residential in appearance and in character. There will be residential roofing material and the siding will be a hardie board type material with conventional windows on the upper level. The first floor will be more commercial and will be in conformance with the height requirements. The apartments will be self-serving and have their own laundry facilities. Mr. Ashbahian noted the existing municipal basin in the Walter Hammond Place right of way. The proposed drainage system meets all requirements and state guidelines. The Applicant is ready to satisfy all of the Borough Engineer’s drainage requirements. 2 A “made ready” charging space for an electrical space will be provided. Mr. Ashbahian noted the location of the dumpster area. The site will generate a small amount of refuse. The trash area is on the northern edge of the site. They will use a private carter with barrels, not a small size dumpster as this is a small building. Mr. Ashbahian noted the Soil Movement Application which has been submitted. There will be a partial basement in the building for mechanical use and there is a small amount of soil to be removed for that and for the internal pits. The only soil brought onto the site would be clean soil and would be for the drainage systems and top soil for landscaping. No other soil would be needed to come on the site. Mr. Ashbahian noted that the Applicant will comply with any fire safety striping. He noted that there is no need for a loading zone as half of the building is residential. The small business here could be retail or service. Deliveries would be made into a parking space. Mr. Ashbahian noted that that the Engineer’s report from Boswell Engineering notes modifications to the landscaping which they will comply with. The proposed sign will comply with all requirements. The Planner’s report has been reviewed and the suggestions in the report will be complied with. Mr. Ashbahian outlined the two variances being requested. One is for the curb along the east portion and length of the northern part. He noted that by ordinance a 5 ft. setback is needed and they are setting it at the property line. Along the southern property line there is a very large right of way which provides an adequate green setback. The eastern side is up against an existing building and they are not able to provide buffer there. They will not be offending any adjoining property as the curb areas are very discreet. Mr. Ashbahian noted that the trash area is preferred at the end of the property. He noted the comment from the Planner that a condition of mixed use is that any trash is to be located 15 ft. from a property line. In this case because of the condition of the mixed use - in order to put in that area they would need a conditional use variance from the Zoning Board. In order to comply they have placed it where it is. They can conform to 15 ft. in each direction by placing it in that location. They will have landscaping across the front so as not be an offence to the public or the site. Mr. Ashbahian noted that curbing is required as a safety element of the parking lot and they are complying with the parking requirements. Both variances are de minimis requests. There are no garages. The trees on the northern property line may be affected and they know that they would need to ask first before cutting. There will be a contribution to the affordable housing fund with this project. Bill Hornoff, owner of the property across the street, appeared before the Board and noted that he thinks this is an excellent idea and likes what he sees. He does not see any problem to contiguous properties and he supports this proposal. Mr. Whitaker noted that the Board’s professionals had reviewed this project prior to the meeting and have given very thorough reports. 3 The Board Members were in favor of the project and felt it was an improvement and not overdone. A motion for approval was made by Mr. Vervoort and seconded by Mayor Giordano. A unanimous vote was taken. 17 WH PLACE ASSOC., LLC 17 Walter Hammond Place SM 24-2 Block 109.01, Loat 1 & 5.02 Bruce Whitaker, Esq. Site Plan and Major Soil Movement Permit NEW APPLICATION Bruce Whitaker, Esq., appeared before the Board. He noted the proposal to combine both lots so it will become a single lot. It is in a C-1 zone. There will be retail on the first floor with two apartments above. The Applicant is seeking to have curbing less than 5 ft. to the property line and a front yard setback of 10' rather than 15,' side yard of 5’ where ten feet is required. Mr. Whitaker noted the unusual condition of the property as it is not rectangular. There is a PSE&G open space easement that provides a substantiation for the variance relief they are seeking. The Applicant will comply with the reports received from Boswell Engineering dated Jan. 13, 2025 and from Paul Grygiel, Board Planner, dated January 16, 2025. So as not to make the project look like a twin, there will be some modifications made so that it will look more appropriate. They are seeking site plan and variance relief. Tom Ashbahian, Architect, appeared before the Board. The Plans were marked as A-1. Mr. Ashbahian noted that the property is similar to what was discussed with the Application for 25 Walter Hammond Place; however, it is a highly unusually shaped property with the PSE&G right of way next to it. It looks like the "missing tooth" of the street scape of Walter Hammond Place. Currently at 25 Walter Hammond Place there is a building, so visually the street feels anchored. On the site of 17 Walter Hammond Place there is nothing at all. It has been a vacant site for a long time. The configuration is different from 25 Walter Hammond Place and the building is more irregular in shape. The parking is all across and accessed off of the driveway. The Applicant is well below FAR ratio for a mixed use. Because of the narrow shape of this property the building is moved forward which creates a variance for the front property line. They meet the side yard setback to the south, but the north line is being held 1/2 foot off the property line and there is a variance needed along the northerly line caused by putting the curb on the parking line. That line immediately adjoins the PSE&G right of way. The Applicant is ready to meet all of the requirements in the Engineer’s review letter from Boswell Engineer. A “made ready” parking spot will be provided. All drainage is contained on site. 4 Before cutting any trees, the Applicant will take direction from the tree officer on what to do with those trees. The Landscape Plan anticipates keeping them, with landscaping on the rest of the site perimeters. The building will be residential type roof and windows with same type of masonry and siding elements. There will be a partial basement for mechanicals. Because of the unusual shape of the property, variances are needed. Seventeen parking spaces are required and 16 are proposed. The variance is de minimis. There is on-street parking on Walter Hammond Place. Each apartment has two dedicated spaces. Mr. McGinnis noted that it will be in conformance with their requirements. The pits that are proposed are for the drainage. Mr. Mysliwiec noted that for the soil moving permit, calculations will be adjusted and discussed with Mr. McGinnis. Mr. McGinnis questioned the 3 bedroom apartment and Mr. Ashbahian confirmed that it will have a laundry room, it was an oversight on the plan. The signage will be in conformance and will be back lit. Mr. Mysliwiec questioned as each building has two retail, can the two units be divided into more spaces if a tenant does not need the entire space. Mr. Whitaker noted that a deed restriction would not be appropriate. It still meets the parking requirement. There will be overhead lighting in the parking lot, no building lighting, just security lighting by the door. There was no one in the public to address this application. The Board was in favor of the project and felt it would be an improvement. A motion for approval was made by Mr. Vervoort and seconded by Mr. Ramundo. A unanimous vote was taken. The Application was approved. NEW BUSINESS: -Review of Open Space and Recreation Plan Consideration for adoption as an Element of the Master Plan Mr. Schatz recused himself from this review. Paul Grygiel, Board Planner, presented the Plan on behalf of Barbara Heskins Davis, Planner, of The Land Conservancy of NJ. Mr. Grygiel went through the slide presentation prepared by Barbara, and noted there are regulations for applying for the green acres funding programs. Local governments can get matching grant funding through NJDEP Green Acres. 5 The history of the Open Space Program was explained. The six parks within the Borough were noted: -Ted Bell Park -Emmet Park -Brookview Park -Municipal Pool Site -Veterans Park -Borough Park -& former Wagner property The benefits of open space was noted as it supports recreational pursuits for residents, safeguards a resilient landscape and helps with storm water management. The recent acquisition of the Wagner property was noted, a newly acquired three-acre property off Wyckoff Avenue and Brady Street. The land was purchased by the Borough to expand the park system and offer a new recreational facility in a part of the town which would benefit from additional park space. The general idea is to provide parks and recreational areas within walking distance of every resident. Preserving historic places and enhancing them as well as stewarding public lands to ensure resiliency was noted. Protecting forested land and planting trees along the riparian corridor will increase the land’s natural capacity to store carbon and hold storm water. The adoption of the Open Space Plan will help Waldwick apply for Green Acres grants to expand and improve their park facilities. The Mayor and Council were presented this plan for review on December 10, 2024. Ms. Badalamenti asked the practicality of connections of the parks. Mr. Grygiel was not familiar with that and noted it would take time. Although the Wagner property is located close to the school, it is the Borough’s property, not the school's property. Mr. Kowalski questioned balancing open space and affordable housing. Open space is off development parcels. Only parks can be built on the Wagner property. The pistol range is an identity all of itself. There was no one in the public to address this matter. Mayor Giordano noted that the Council was enthusiastic about it. Obtaining Green Acres Grants will keeps costs down for the municipality. There were residents concerned if we take the grant money will that open up the space to everyone. Mayor Giordano noted that when the park is rented out there are stipulations and that would not happen right away. Jim Rohsler, Chairman of the Open Space Committee and resides in Ridgewood, noted that they had used the same plan. 6 A motion to have the Board Attorney draft a resolution in favor of adopting the open space and recreation plan as an element of the Master Plan was made by Mr. Ramundo and seconded by Mayor Giordano. A unanimous vote was taken. -Review of Waldwick BOE Field Turf and Site Improvements at Waldwick High School 155 Wyckoff Avenue Mr. Singer noted that the Board of Education is an entity of the Borough of Waldwick and has asked the Planning Board to review this plan. The Planning Board does not have authority over it; however, it can advise and comment. It is before us to look at what they want to do and give them feedback. The Board asked that this be put on the Agenda for next month and that someone be here to present it to the Board. OLD BUSINESS: None ADJOURNMENT: A motion was made for adjournment by Mr. Schatz and seconded by Mr. Kowalski at 9:44 p.m. Joyce C. Sinclair, Secretary 7