Planning Board Meeting

WALDWICK PLANNING BOARD FORMAL SESSION April 2, 2025 The Formal Session of the Waldwick Planning Board was held on Wednesday, April 2, 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 absent Mr. 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: No one appeared. APROVAL OF MINUTES: A motion for the approval of the March 5, 2025 Minutes was made by Mr. Ramundo and seconded by Mr. Vervoort. The Minutes were approved as submitted. RESOLUTIONS: None APPLICATIONS: SCHULHAFER 32 & 36 Grove Street SUB-25-1 Block 17, Lot 45 & 47 Bruce Whitaker, Esq. Minor Subdivision Realignment of lot line NEW APPLICATION Bruce Whitaker, Esq., appeared before the Board. The applicant proposes a minor subdivision with no new lots being created, with a single family home on each property. One of the lots is 1 deficient in lot area. They are requesting to take a width of a strip of land from one lot and add to the deficient lot to make two conforming lots. Steven Kessler, Surveyor and Engineer, 61 Hudson Street, appeared before the Board. He noted the properties of 32 and 36 Grove Street on the plan marked as Exhibit A-1. The subdivision will make both lots conforming. There was no one in the audience to address this application. A motion was made by Mr. Mysliwiec and seconded by Mr. Kowalski for approval. A unanimous vote was taken. The Application was approved. HARRISON AVENUE Block 107, Lots 1, 3, 5, 7-11 REDEVELOPMENT LLC Site Plan and Soil Moving Permit 25-1 NEW APPLICATION Bruce Whitaker, Esq. Mayor Giordano recused himself from this Application. Bruce Whitaker, Esq. appeared before the Board. He noted the site is designated as a redevelopment area and the Applicant proposes a major site plan, soil movement permit, and waivers in accordance with a recently approved ordinance. Mr. Whitaker gave an overview of the Application and noted the site to be 1.278 acres in the center of Waldwick, one block from the train station. It is a transient housing area. The Applicant proposes construction with a front on West Prospect and wrap around on to Harrison Ave with first floor as commercial and the balance with 21 dwellings on the 2nd to 4th floors with amenity room and fitness room. There will be six units set aside for low and moderate housing. The 21 townhouses will have driveways and one car garage. The proposal complies with all requirements. The code permits 33 units per acre and they are proposing 32, 78.5 parking spaces are required, and they propose 80 parking spaces. Building Lot 11, Hair Cottage, will remain. The second floor, which is now a residential rental unit will be used for the manager’s office overseeing the complex and storage of supplies for the development. The first floor commercial will remain. The Applicant will comply with the electrical vehicle supply ordinance. Indoor bicycle spaces will be included. The Planner’s Report of March 18, 2025 and the Engineer’s Report of March 26, 2025 were noted. The Applicant stipulates that they can meet all conditions in the reports and will be in accordance with ADA standards. Mr. Whitaker noted that de minimis design waivers are being requested which include proposing one driveway, code requires two, and the garage entry way distance to a right away. 2 Borough Agency reports have been received from Police, Fire, DPW and Recycle. The Applicant can meet all requirements as specified in the reports. The Applicant has had discussions with the location of the hydrants and will accept the recommendations of the Fire Department. The principals of this applicant are the same principals of DMR Construction services based in Waldwick. They have developed similar projects in neighboring communities in NJ and in Florida. Mr. Whitaker noted that this is new commercial space and the proposal will address the Borough’s affordable housing obligations. He further noted that under Municipal Land Use Lawn, a site plan that does not require variances shall be approved by the Planning Board. A list of the exhibits was submitted, which includes letters of approval from the Soil Conservation and Bergen County Planning Board waiver was received. Tibor Latincsics, Engineer, Conklin Associates, Ramsey, appeared before the Board. He noted sheets 1 – 8, original date of 11/19/24 with revisions dated 2/25/25 prompted by review work with Borough Professionals. The following exhibits were noted: A-11 survey of existing conditions A-3 site plan shows zoning schedule A-5 blow up of body of A-3 for clarity A-4 simplified version of A-5 and A-3 without excessive engineering details Mr. Latincisics noted the proposal is compliant with bulk and density requirements. The zoning data on A-3 was reviewed. He noted multi use is permitted on the site. He noted the permitted height is 50 ft. and 48.5 ft., with 4 stories, is proposed. The townhouses are 31 ft., 3 stories. The maximum lot coverage is 80% and they propose 79.6%. The density maximum is 33 per acre and proposed is 32.4 units per acre. Mr. Latincsics noted that the application is fully compliant from zoning and bulk standards. There will be a covered bicycle storage area. Compliance with ADA parking stalls was indicated on Exhibit A-5. There will be 24' travel aisles through the parking area with 9’ x 18’ parking stalls. Access to the interior parking lot is via a 25’ travel aisle underneath the building with a 14’ overhead clearance in the drive through. Water and sewage use was reviewed. The 8” sewer line is proposed to be extended to the center of the site, servicing the townhouses. The 10” water line will be extended to the fire hydrant and then to the water line in Frederick Street. The mixed use building and townhouses will have fire protection. There are two existing hydrants; two additional are proposed. This will be discussed with the fire official. The increase in sewage usage was discussed with North Jersey sewage facility and they have no problem with the increase. 3 The storm water management was reviewed. There are no inlets currently on Harrison Avenue. Three new inlets are proposed on Harrison Avenue. Harrison Avenue will be reconstructed and repaved and will have a proper crown. There will be curbing and 3 new inlets with storm sewer system connection to W. Prospect and Frederick Streets storm sewer systems. The March 26th Boswell Engineering report has been reviewed by Conklin Associates and the Applicant will comply with all stipulations and State mandates will be met. There will be no adverse drainage impact to the surrounding area, it will be an improvement. Soil Movement: Exhibit A-6 showing soil movement was reviewed. There will be approximately 66 truckloads of exported soil, 5 trucks leaving per day over a few weeks. The impact will be less than Amazon deliveries. The Soil Movement ordinance will be complied with. The truck route is subject to review by the WPD. It was noted that Bergen County Soil Conservation approval has been received as well as a waiver from the Bergen County Planning Board. Lighting: Lighting Plan Exhibit A-10 was noted as well as the Boswell Engineering report lighting notes which will be complied with. There will be ceiling lighting in the drive-through parking area. There are bay windows over the garages of the individual townhouses with downcast lighting over the driveway areas. Parking: Each townhouse will have a garage. There will be a total of 87 parking stalls. Design Waivers: 1. Section 97-123.7c2 requires parking to be 5' from property line. The property line to the rear of Rite Aid is not 90 degrees to Frederick Street- it is askew; 11 of the spaces are closer than 5’ to that property line. If the line was straight that situation would not exist. Rite Aid was formerly a grocery store and there were loading docks in that area. 2. There is 182’ frontage on W. Prospect Street. One 25' wide driveway is proposed and two are required. 3. Driveways are required not to be closer than 100' to an intercepting right of way. The Harrison Avenue right of way is 85' in lieu of the required 100'. There are no safety compromises, this is a function of the site. There are multiple driveways from the 13 homes out to Harrison Avenue. Townhouse 6 is 83' from the right of way on W. Prospect Street. The Boswell report raised the question of whether the lots will be consolidated by one deed and it was indicated they will be. A storm water maintenance manual is required and will be done for this project. There is a retaining wall separating the pedestrian walkway; there will be a guard rail along the elevated walkway of the pedestrian walkway. The primary electrical line is a straight run and goes to a pole on the southerly portion of Harrison Avenue. There is a 15 ft. separation between the electrical lines and the building. 4 The pavers between the sidewalk and street along Harrison Avenue will match the pavement. There will be new curbing along Harrison Avenue with standard concrete curbing. There will be ADA sidewalk ramps at the crosswalk entry to the parking area. Mr. Vervoort questioned whether a fire truck will fit through the opening and Mr. Latincisics indicated yes. Mr. Fink questioned whether the lighting of the pedestrian pathway shown on the lighting plan will be installed. It was noted if it becomes a pathway there would be lighting. Mr. Fink questioned the lighting for cars backing out on the west side of Harrison Avenue. Mr. Latincsics indicated that the lighting plan focuses on the parking lot and that the lighting will be enhanced with the lighting on the townhouses. The plan will be updated to reflect the lighting. Mr. Kowalski questioned whether there would be no street parking on the west side of Harrison Avenue. There are multiple curb cuts and there are permitted parking for residents only as it is today. This would be under the jurisdiction of the municipal and WPD. Mr. Kowalski questioned what will prevent a nonresidential person to park in the parking lot. Mr. Latincisics noted that during business hours there would be access, but at a certain point in the evening it would be made secure. Mr. Mysliwiec questioned if the lighting will be flush mounted so that it does not raise the height of the 14 ft. proposed and it was indicated yes. Mr. Ramundo questioned the height of the front elevation on W. Prospect. It was noted that the question will be directed to the architect. Mr. Fink questioned the distance from the driveway to the stop sign and whether there would be any obstruction for anyone stopping at the sign or backing out. Mr. Latincsics indicated it would be 29 ft. and there would be no obstruction. Mr. Ramundo questioned who is responsible for the sewer and water. Mr. Latincisics noted this was discussed with the DPW and the sewer will be built to municipal standards and would be the responsibility of the contractor. An easement will be given to the town that gives right of way, but not responsibility to get to that line. The sewer line is approved by Boswell Engineering and will be built according to municipal standard. Mr. Latincsics noted it will be a private sewer. Mr. Mysliwiec questioned whether the townhouses will have their own individual water meters and curb boxes and it was indicated yes. Mr. Schatz questioned whether the storm water will need DEP approval for discharge of water and it was indicated no. Mr. Singer questioned if the 25' width is adequate for two cars to pass and it was indicated yes. Mr. McGinnis questioned the garbage collection for the townhomes and it was indicated that it will be private. The curbing on W. Prospect was noted in good condition and where needed will be replaced at the next joint. 5 Ms. Badalamenti questioned the ability to make a left hand turn. Mr.Latincsics noted it is able to be made. Mr. Latincisics noted the project is in proximity to the train station and feels that most occupants will walk to the train station, if they drove, a left turn would be required to entry driveway. Ms. Badalamenti questioned if there were other options of entry to the site and it was indicated that this is the primary entry with no other options. Mr. Latincsics noted the surrounding area and the short walk to the train station. Ms.Badalamenti questioned the folks who park there for retail as well and noted concern with entry and left turn into the driveway from W. Prospect. Mr. Schatz questioned whether the parking spaces were designated as 2 per unit. It was noted that they are not designated at this time. Visitors to the retail can go into any spot in the interior area. Mr. Badalamenti questioned if the Hair Cottage building was not there, where would the manager and storage of supplies be. Mr. Whitaker noted it would be off site. Ms. Badalamenti questioned if there is room for storage elsewhere in the project. Mr. Latincsics noted that there is a storage area on the second floor of the building for maintenance items. Ms. Badalamenti noted that the Police Report indicates that they would like to review this at a later date and when that would be. Mr. Whitaker noted that a traffic study will be done. Andy Agugliaro, Waldwick Fire Chief, 51 Highwood Avenue, appeared before the Board. He questioned the security gate not being accessible after hours and that this may hinder the fire department to enter rapidly. He questioned whether there was another access for the residents. Mr. Agugliaro also questioned changing the location of the fire hydrants and the size of the duct line. Mr. Latincsics noted that relocating the fire hydrant from the end of the parking lot to the middle of the parking lot is not a problem. He noted that a 6" duct line is more than sufficient for this project and an 8" line is more than adequate for fire protection. Mr. Agugliaro questioned eliminating two units. Mr. Latincisics will defer to others on that matter. Mr. Agugliaro questioned if there would be no parking on the north side of W Prospect Street. Mr. Latincsics noted that would be under municipal jurisdiction. Mr. Schatz questioned if there was area around Townhouse 19 and 21 for pedestrian traffic and vehicular traffic. He noted between 19 and 17 there is 10 ft. separation. It was noted that they could extend sidewalks if deemed prudent or make impervious pavers. This would warrant further discussion. Mr. McGinnis noted that a vehicle would not fit now, but pedestrian access could. Mr. Grygiel noted that it is not at all uncommon to have a single access, the concern is understood, but there is no requirement for a second access. Mr. Ramundo questioned the 7 charging stations with regards to fire safety concerns. Mr. Mysliwiec noted he would like to see that spot outside instead of inside in case of car fire. Mr. 6 Mysliwiec questioned the distance between 19 and 16 and if a car in case of emergency could exit onto Frederick Street and it was indicated no. It was noted that the handicap stall is interior, but can be moved to exterior. Mr. Fink questioned a guard rail. Mr. Latincsics noted that the formal front door is on Harrison Avenue with upward sloping walkway to units 10 and 11. Mr. Singer questioned the distance between 19 and 15 of 13 ft. and if that would be considered insufficient for a vehicle as an emergency egress. Mr. Latincisics noted there is a curb line and walkway and distance is 13 ft. because it is not a straight shot. Patricia Hartig, 44 Harrison Avenue, appeared before the Board. She questioned parking on Frederick Street and if cars will be backing out of the residences and businesses. Mr. Latincisics advised that Frederick Street is a standard street size of 30' and that it is normal and customary. The stop sign is a benefit as a traffic control measure. Ms. Hartig questioned what else could be done on the exit onto W. Prospect Street. Mr. Latincisics noted that it is the most practical location for the access and egress. Ms. Hartig questioned traffic control to protect the homeowners. Mr. Latincisics noted it would be normal and customary vehicular movement. Ms. Hartig questioned if there will there be an abatement. Mr. Latincisics noted that this is municipal jurisdiction. Mr. Hartig questioned the truck route during construction. It was noted that the truck route has to be approved by the WPD and they will adhere to whatever they say. Mr. Whitaker noted that soil erosion control measures would be under the jurisdiction of the Building Department. The Bergen County Soil Conservation District will also monitor this. There will be silt fence going up and the dust will be sprayed down. Start time is under municipal jurisdiction, 7:00 am weekday and 8:00 am on weekend. Ms. Hartig questioned whether the fire hydrant on Harrison Avenue will remain and it was indicated yes. Mary Mulvaney, 128 E. Prospect Street, appeared before the Board. She questioned parking spaces which are van accessible and whether there is wheel chair access into the townhouses. It was indicated yes. Jim Schultz, 52 Harrison Avenue, appeared before the Board. He questioned parking on Harrison Avenue and why the west side of Harrison Avenue will not be curbed. Mr. Latincsics noted that is off site. Mr. Schultz questioned the distance between the next driveway. It was noted 3 - 17 ft. Mr. Schultz questioned how we accommodate the parking that is heavy at lunch time and evening on that corner. He questioned how the number of 87 parking spaces was formulated. Mr. Latincsics noted that it was based on the Code which requires 2 spaces per dwelling for townhouse, 1.5 spaces for apartments. For single family homes 3 spaces with 1 in a garage is required. Mr. Schultz questioned the tenants for the businesses and it was noted there are none at this time. Mr. Schultz noted that at a town meeting regarding this development it was noted that there would be restaurants and "strip mall." 7 Mr. Schultz questioned the water usage calculation. Mr. Latincisics noted they used State code. Mr. Latincisics noted the pilot program is between the Mayor and Council and is not the jurisdiction of this Board. Robert Zampolin, Architect, Westwood, appeared before the Board. He has designed similar buildings throughout the state of New Jersey. Mr. Zampolin noted that each townhome is 20’ x 35’, designed with cantilever projection for aesthetics. The total building area is 2200 sq. ft., subtracting the garage it is 1900 sq. ft. living area. There will be three building clusters with 15 interior townhome units with front and back window availability. There will be 2 and 3-bedroom units. There are 6 end units. The garage is on the ground floor which is the first floor. Due to the change in shape on the property, some of the first floor is below grade. There are entrance doors coming from the 2nd floor where the public entrance is on the first floor. It was noted that buildings 10 - 16 have an additional entrance from parking lot. Mr. Zampolin described the interior design. The condensing units on the flat roof are not visible from the street. The building height is taken from the top of the roof structure, the parapets are excluded. The building height on Harrison is 30' based on the average grade. The building materials will be brick and projecting bays have a light gray tone with black windows, which are popular. They may change to cream colors. Sheet A-5, was described. The ground floor will have retail, 11 covered parking spaces with lobby entrance. There is a change in topography from W. Prospect Street. There is a handicap ramp to the elevator. There is a gate for late night security which is subject to discussion. Of the 21 apartment units there are 6 COAH units, 1 three bedroom 4 two bedroom and 1 one bedroom. There is a fitness center and amenity space which can be used for a meeting space for residents. The apartments are brick with siding. The recycling/refuse collection point was described which can be accessed from the parking lot side. The overall building height is based on the roof top, the parapet is decorative. Mr. Schultz questioned the stair tower which is not included. It was noted the building height is to the top of the building structure. Mr. Fink questioned the construction details. The townhouses are of wood construction. It was noted the first floor apartment building has concrete deck and fire rated ceiling. It can be an all wood frame building. it may be a steel structure with concrete. Mr. Fink noted what is under the structure should be examined. All buildings are 1 hour fire rated and meant to collapse individually in fire. Mr. Fink questioned the sound rating between units. Mr. Zampolin advised that they are designed according to code. Mr. Kowalski questioned whether the Hair Cottage building, which is white, will blend in. Mr. Zampolin noted this can be looked at. 8 Mr. Ramundo questioned the garage interior height of 14 ft., but garage door says 13.5’. This should be 14’ and will be corrected. The riser for the fire protection has not yet been designed and will be constructed according to code. The roof structure will be trusses, not yet designed. The units will all be rentals. Mr. Oravetz questioned whether all of the lots are currently occupied. It was noted the Application has the consent of all owners. Ms. Badalameti questioned if the tenants have any outdoor space. It was indicated no they do not. The apartment tenants use the amenity room and fitness center. The townhouse and apartments are all rentals. There is no outside amenity space. Mr. Ramundo questioned the end units with egress to parking area. It was noted there are different conditions based on grading. Mr. Panfile questioned whether the retail space could be subdivided and it was indicated yes there is space to do so. Frank Walsh, 112 Lindbergh Parkway, appeared before the Board. He questioned whether the system should be more robust. He wondered how the developer came up with 13d which is the minimum. Andy Agugliaro, Fire Chief, appeared before the Board. He questioned the roof design and whether it could be made in dimensional lumber instead of truss. This will be looked into. He requested an access point so that firemen can safely get onto the roof. He suggested removing the parapet which is part of the aesthetics of the building. This will be looked into further with the Fire Department and the code will be followed. An extension of time was granted until the May 7 meeting. The Application will be continued at that time. OLD BUSINESS: None NEW BUSINESS: The Board Chair reminded the Board Members to complete their annual on-line financial disclosures statements if they have not done so already. ADJOURNMENT: A motion was made for adjournment by Mr. Kowalski and seconded by Mr. Ramundo at 10:15 p.m. Joyce C. Sinclair, Secretary 9