Township of Mahwah, NJ
Meeting Agendas & Minutes  
Print this page Print this page Email this page Email this page

Page Navigation

Back To Meeting Schedules

TOWNSHIP OF MAHWAH PLANNING BOARD
MINUTES
JUNE 10, 2002

7:30 P.M. SUB-REVIEW COMMITTEE MEETING

I. OPENING STATEMENT

The combined public/work session meeting of the Planning Board of the Township of Mahwah, held at the Municipal Building, 300B Route 17 S., Mahwah, NJ was called to order at 8:00 P.M. by Dr. Ross, Chairman. The Opening Statement was read according to the Sunshine Law, followed by the flag salute and roll call.

These minutes are a synopsis of the meeting. A verbatim audio tape recording is on file with the Board Secretary at the Planning Board Office, 300B Route 17 S., Mahwah, New Jersey. Copies of the tapes may be purchased for a fee.

PRESENT: Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris, Ms. Solomon (8:25).

ABSENT: Mr. Arbuckle, Mr. Dekramer.

PROFESSIONALS: Michael Kelly, P.E., Malcolm Kasler, P.P., Peter Scandariato, Esq.

II. APPROVAL OF BILLS

The following bills were submitted for approval:

Kasler Assoc. PA 06/01/2002 $ 175.00
Alampi, Arturi, et al. 05/29/2002 $ 600.00
Alampi, Arturi, et al. 05/29/2002 $ 510.00
A motion to approve the bills was made by Ms. Omsberg and seconded by Mr. Trent. All in favor.

III. APPROVAL OF MINUTES FROM THE PUBLIC MEETING/ WORK SESSION OF MAY 20, 2002

A motion was made by Mr. Trent and seconded by Ms. Omsberg to approve the minutes of the Public Meeting / Work Session of May 20, 2002 with no revisions or corrections. All in favor.

IV. RESOLUTIONS

The resolutions from the meeting of April 22, 2002 were introduced on a motion by Mr. Brotherton and seconded by Ms. Omsberg. A motion was made by Ms. Omsberg and seconded by Mr. Trent to waive the reading of the resolutions, all in favor.

From 4/22/02 Meeting:
T/A 02-2014, Market Facts, Tandem Research
BD-216-1262, Horgan Soil
T/A 99-2025, River Palm, Amended Temp. Tent Approval
T/A 02-2012, Ultra Car, 164 Franklin Tpk., Dismissal without Prejudice
T/A 02-2013, Scherer, 7 Miller Road.

A motion to approve was made by Ms. Omsberg and seconded by Mr. Trent. A roll call of members present revealed 9 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris and Ms. Solomon approving the memorializing resolutions from April 22, 2002.

The resolution from the meeting of May 20, 2002 was introduced on a motion by Mr. Brotherton and seconded by Mr. Trent. A motion was made by Mr. Trent and seconded by Mr. Brotherton to waive the reading of the resolution, all in favor.

From 5/20/02 Meeting:
DKT. #376, Danza – Halifax Road

A motion to approve was made by Mr. Brotherton and seconded by Mr. Trent. A roll call of members present revealed 6 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Dr. Ross, Mr. Trent, Mr. Jandris approving the memorializing resolution from May 20, 2002 and 2 no votes by Mr. Paton and Ms. Solomon. Ms. Omsberg recused herself.

V. OPEN TO THE PUBLIC

A motion was made to open the meeting to the public by Mr. Trent and seconded by Ms. Omsberg, all were in favor.

A motion was made to close the meeting to the public by Mayor Martel and seconded by Mr. Trent, all were in favor.

VI. WORK SESSION

A. BD-216-239-332, 75 SEMINARY DRIVE,SOIL APPLICATION

Mr. Herb Schlessinger introduced himself and Mr. Margonis. Mr. Margonis is the owner/applicant of Block 21.03, Lot 3, 75 Seminary Drive, Mahwah, NJ. He wishes to construct a single family home with a driveway on the site. The applicant has requested a waiver for the creation of slopes of 1:3. The Township ordinance requires 1:4. The front yard has a steep grade. To grade at 1:4 would be pushing the house back. He proposes a cut of 969 c.y. of soil, 186 c.y of fill, 783 c.y. export. They have a copy of the engineer’s report of May 16 and have no problem with the revisions required.

Mr. Kelly advised that the revised plan submitted by the applicant has satisfactorily addressed all the technical aspects.

The house will be higher than the one on the low side and lower than the one on the high side. It will follow the slope of the land.

The impervious surface is 6,500 sq. ft. which is 500 sq. ft. over the limit. The driveway will be pavers. A seepage pit was added to take the roof run off. With the seepage pit they will be below the impervious area required. There will be at least four trees planted. The number of trees that will be planted will be noted on the plan.

A motion to grant approval with the paver request and seepage pit was made by Mr. Trent and seconded by Mr. Paton. A roll call of members present revealed 9 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris and Ms. Solomon.

B. DKT. #424, TEMPLE BETH, REQUEST TO REMOVE MILK HOUSE

Mr. Elkin introduced himself. He is the applicant’s architect. Due to the expansion of the school house on the site they are requesting the removal of an existing 300 sq. ft. structure on the site known as the milk house. The historically significant portion of the structure is the stone foundation, basement and floor, which dates back to the 1850’s. The superstructure has no historical significance. They are amenable to working with the Historic Preservation Commission to preserve the stone walls along the basement and the floor structure above the basement. They will waterproof it and use it as a sitting area. They will maintain a hatch so that access can be gained in order to see the stone walls and beams. They are amenable to placing a plaque at this site.

Questions arose pertaining to the strength of the structure as a sitting area. The applicant will have a structural engineer assess same.

Ms. Drago stated that she does not think that the Commission will have any objections to this proposed plan.

Mr. Kelly expressed concern as to the maintenance of the flooring. He recommends that it be inspected and monitored to insure that the flooring is stable. This was agreed to.

A motion to grant conditional approval subject to approval by the Historic Preservation Commission was made by Mr. Paton and seconded by Ms. Solomon. A roll call of members present revealed 9 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris and Ms. Solomon.


C. C & S ASSOC., MINOR SUBDIVISION, 137 CHURCH STREET

Peter Kirch, 43 Spring Street, Ramsey, N.J. introduced himself. He represents C & S Associates. The applicant purchased Block 54, Lots 3, 4 and 5. The applicant is seeking subdivision approval to reestablish the lot lines so that the three lots can be built on and sold individually.

The have received exemption from the Bergen County Planning Board.

Mr. Ostrow asked them to show that the property will be serviced by public sewer and water. They have added this to the plan.

The demolition permit has been granted and the existing house was removed. All permits have been obtained from the Township. They meet all zoning ordinances pertaining to lot size. The applicant will be required to come forward with a soil movement application for each individual lot.

A motion to grant approval was made by Mayor Martel and seconded by Ms. Omsberg. A roll call of members present revealed 9 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris and Ms. Solomon.

VII. PUBLIC HEARINGS:

A. DKT. #438, R. MARCHESI, MINOR S/D – OFF TO 7/8/02

B. DKT. #434 HOME DEPOT, SITE PLAN

John Giunco, attorney for Home Depot showed various revised plans which demonstrated a reduction in the size of the Home Depot and an increase in the number of parking spaces and an engineering plan which showed compliance with some of the smaller size parking spaces. The plans showed the removal of the seasonal sales area and various different plans for different size parking spaces. They were unable to obtain easements from adjoining property owners for grading on the site.

Mr. Giunco introduced Mr. Alfred Coco with Menlo Engineering, 261 Cleveland Avenue in Highland Park. He prepared Exhibit A-1 dated June 10, 2002 which shows a grading easement and seasonal sales area; Exhibit A-2 dated June 10, 2002 which shows the removal of the grading easement on the adjoining property and the outside seasonal sales area. On all the plans the building size has been reduced to 97,230 sq. ft. The garden center is 18,336 sq. ft. Total building area on the previous plan was 129,399 sq. ft. The plan they are now proposing reduces the store down to 115,566 sq. ft. which is a reduction of approximately 13,800 sq. ft. in building size. They show a requirement of 661 parking spaces. Several different parking space plans with different size parking spaces were discussed.

There is an existing overhead utility line easement. The easements were granted in 1913 and 1917.

A chart was discussed which showed comparisons to the Paramus, Lodi and Nanuet Home Depot stores.

It was stated that a recent Newsweek article wrote about the size of the stores that Home Depot is putting in around the country and could it be considered in deciding the size of this store.

Mr. Hirschman, 3096 Hamilton Boulevard, South Plainfield, NJ was introduced and sworn in. He is the real estate manager for Home Depot. He stated that they are experimenting with smaller stores in more densely populated urban city markets. The cost of this project and expected sales of this project warrant a larger store. The numbers will not work for a small store here.

Mr. James Lambkin of Greenbear Farrow Architecture, Somerset, NJ prepared the elevation plan. He discussed the outdoor garden center. It is enclosed on all three sides. It is a fenced in area not a walled area. It has its own pick up and loading area.

The Board wants Home Depot to get together with Sgt. Sinnaeve to discuss traffic issues regarding the Rt. 17 traffic patterns, entrances and exits and vegetation on Route 17. Mr. Kelly from Boswell’s office will be present at the meeting.

Nick Bellizzi of THP Incorporated, 40 Brunswick Wood Drive, East Brunswick, NJ was sworn in and qualified as an expert in the field of traffic engineering. THP Incorporated prepared a traffic impact study. They have been dealing with the State Department of Transportation for two years regarding the locations of access. They are expecting the DOT’s final input within the next month. They do not think there will be much in the way of comments except for curbing. Mr. Bellizzi feels confident that the traffic study will be approved by the Department of Transportation.

Although there is access off of Constantine Drive, it will not be promoted as an entrance. If the Board grants approval they will ask the Township to vacate the private portion of Constantine Drive.

Mr. Bellizzi stated that based on previous studies of other Home Depot stores it is his opinion that there is no need for more than 550 parking spaces. There has never been a Home Depot store survey that showed a demand for more than 550 spaces.

The DOT considers the fourth lane coming from Spring to be an acceleration lane and the fourth lane going into Macarthur is viewed as a deceleration lane. They spoke to the DOT about moving the entrance, however, the DOT wanted it moved back because of drainage, wetlands and other environmental issues.

Daily trip generations were discussed. It was questioned as to whether Mr. Bellizzi had figures for trip generations. He said that the figures were done for the larger square footage. He stated that any figures that he gave them would have to be reduced by 17.65%. In the morning peak hour they would have 112 in and 96 out; in the afternoon peak hour 139 in 164 out and on Saturday 349 in and 303 out.

A motion was made to open to the public by Ms. Omsberg and seconded by Ms. Solomon. All in favor.

Mr. Zisgen of 85 Hopkins Court, Mahwah, NJ introduced himself and offered suggestions for the condemnation and use of the private road to flush traffic out of the back of the store. He thought that maybe they could acquire an easement. Mr. Giunco stated that it was not an option and that they already looked into it.

A motion was made to close the meeting to the public by Ms. Omsberg and seconded by Mr. Paton. All in favor.

Mr. Giunco stated that they will arrange a meeting with Sgt. Sinnaeve; request submission of traffic report prepared by THP Incorporated, they will address signage issues and variances and waivers at the next meeting.

It was the consensus of the Board that they would like to see 10 ft. x 20 ft. parking spaces with fewer spaces. They would like the loading area to be more effective and safer. They want the meeting to be set up with the Police Department and Engineering Consultant. It was requested that signage be brought into line with Township Ordinance.

This matter will continue on June 24, 2002 with no further notice.

C. DKT. #435, GABRELIAN, S/D & SITE PLAN

Joseph L. Basralian, Esq. appeared on behalf of Gabrelian Associates. The application pertains to Block 139, Lot 4 a 28.279 acre tract of land. They are proposing a development under the IP-120 zone which will consist of three buildings. Two buildings, each consisting of 80,000 sq. ft. with between 10% and 12% office area and one building consisting of 122,000 sq. ft. which will have 12,013 sq. ft. of office space. He stated that the application should be treated as a single property with three buildings on it and that it should be treated as an IP-120 development – on that basis there are no variances required. It was stated that the Code allows Planned Industrial Development -- one or more buildings on a single lot. The Code does not set a standard for distances between buildings. They propose 1,128 parking spaces. They are seeking to provide 846 immediately and 282 future parking spaces. He stated that the ordinance permits multiple buildings on one lot. They will have 100 ft. buffers on three sides.

Mr. Basralian stated that he had spoken to some of the neighbors and that they had concerns. He also said that they will work with the neighbors if they obtain Board approval.

Mr. Kasler stated that if the property were to be subdivided in the future the parking would have to be 8 ft. off the property line. Mr. Basralian stated that his client does not want to subdivide.

He stated that they meet all the requirements for parking as they pertain to the fire department.

It was decided that Mayor Martel, Mr. Basralian, the applicant’s planner, Mr. Kasler and Mr. Scandariato will meet to discuss the legal and planning aspects of this application and come back with their recommendations on June 24, 2002. No further notice is required.

VIII. WORK SESSION:

A. COMMITTEE REPORTS

1. T/A #02-2015, SUPER VALUE, 48 FRANKLIN TPK.

The applicant is proposing a retail store. There were some concerns with parking. They will reconfigure the parking and put some parking areas on the side and a sign at the entrance and exit.

A motion to approve subject to Board of Health approval was made by Mr. Muscarelle and seconded by Mr. Brotherton. A roll call of members present revealed nine yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris and Ms. Solomon.

2. 02-001TM BURGER KING, 385 RT. 17 NO., TEMP. TRAILER

It was not necessary for the applicant to appear. They are doing interior work. A trailer application was submitted. The construction trailer will be used for storage of construction materials and kitchen equipment.

A motion to approve was made by Mr. Muscarelle and seconded by Mr. Brotherton. A roll call of members present revealed nine yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris and Ms. Solomon.


3. T/A #02-2018, ECONO-TRUCK BODY, 17 FRANKLIN TPK.

This applicant customizes school buses by putting in air conditioners, etc. It was decided that this applicant should appear before a full board to discuss traffic control issues, parking issues and scope of the business.

4. T/A #02-2019, RAMSEY PRESS, 46 INDUSTRIAL AVE.

They are a commercial printing business. Parking issues are of concern in that they will be parking far away from the main entrance. Also post office parking was discussed. It was decided that this applicant should appear before a full board.

5. BD-216-239-307, 59 BRAMSHILL, SLOPE WAIVER

The applicant wants to remove the retaining wall in the rear yard and grade it out. The applicant requests a slope waiver of 1:3. Mr. Kelly stated that he did not see any problem with this request.

A motion to approve was made by Mr. Muscarelle and seconded by Mr. Brotherton. A roll call of members present revealed nine yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Ms. Omsberg, Dr. Ross, Mr. Trent, Mr. Paton, Mr. Jandris and Ms. Solomon.

C. OLD/NEW BUSINESS

No old or new business.

IX. ADJOURNMENT

A motion to adjourn was made by Mayor Martel and seconded by Mr. Trent at 11:15 P.M., all were in favor.



These minutes were prepared by Joan Mandle



Access For All Commission | Home | General Information Section | About Mahwah | Calendar of Events | Helpful Links | News & Announcements | Photo Journal | Elected Officials | Mayor's Online Office | Township Council | Boards, Commissions & Committees   | Government Representatives | Government | Bids, RFP's, RFQ's, Notice of Intent  | Community Emergency Response Team (CERT) | Contacts Directory | Departments | E-Mail Subscriptions | Emergency Services | Forms Center | Frequently Asked Questions | Meeting Agendas & Minutes | Municipal Code  | Senior Center | Township of Mahwah Police Department | SWIFT 911 Notification | Mahwah Museum | Mahwah Schools

Township of Mahwah, NJ

Copyright © 2006 Township of Mahwah, NJ. All Rights Reserved.

Powered by Cit-e-Net