JULY 8, 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, Mr. DaPuzzo, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Donigian, Mr. Jandris and Ms. Solomon.
ABSENT: Mr. Arbuckle
PROFESSIONALS: Michael Kelly, P.E., Mara Winokur, P.P., Peter Scandariato, Esq.
No bills were submitted.
III. APPROVAL OF MINUTES OF 6/10/02
A motion was made by Mr. Trent and seconded by Ms. Solomon to approve the minutes of the Public Meeting / Work Session of June 24, 2002 with no revisions or corrections. All in favor.
A. PROFESSIONALS RESOLUTION, 2002-2003
A motion was made by Mr. Trent and seconded by Ms. Solomon to approve the professional resolutions. A motion was made by Mr. Brotherton and seconded by Mr. Trent to waive the reading of the resolution. A roll call of members present revealed 8 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Jandris and Ms. Solomon.
B. ATTORNEY RESOLUTION
A motion was made by Mr. Trent and seconded by Ms. Solomon to approve the attorney resolution. A motion was made by Mr. Brotherton and seconded by Mr. Trent to waive the reading of the resolution. A roll call of members present revealed 8 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Jandris and Ms. Solomon.
C. FROM APRIL 22, 2002 MEETING
1. DKT. #131-F-12, DARLINGTON PHASE 12
2. T/A PRESTIGE MOTORS, TEMP. OUTDOOR STORAGE
A motion was made by Mr. Trent and seconded by Mr. DeKramer to approve the resolutions from the meeting of April 22, 2002. A motion was made by Mr. Brotherton and seconded by Mr. Trent to waive the reading of the resolutions. A roll call of members present revealed 8 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Jandris and Ms. Solomon.
D. FROM MAY 20, 2002 MEETING
1. DKT. #402, KNIGHT, ELEVATION CHANGE, 2 WOODBURY
2. BD-216-239-330, E. KAMBACK, 6 TUDOR ROSE, SOIL
3. DKT. #395, DANZA, WASHINGTON LANE, SUBDIV.
4. DKT. #424, TEMPLE BETH, BERM RE-DESIGN
A motion was made by Mr. Trent and seconded by Ms. Solomon to approve the resolutions from the meeting of May 20, 2002. A motion was made by Mr. Trent and seconded by Ms. Solomon to waive the reading of the resolutions. A roll call of members present revealed 8 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Jandris and Ms. Solomon.
FROM JUNE 10, 2002 MEETING
1. T/A 02-001-T, BURGER KING, TEMP. TRAILER
2. T/A 02-2015, SUPER VALUE/CITGO, 48 FRANKLIN TPK.
3. BD-216-239-307, R & S BLDRS., 59 BRAMSHILL, SLOPE
4. DKT. #424/299, TEMPLE BETH, AMENDED SITE PLAN
5. BD-216-239-332, MARGOLIS, 75 SEMINARY,SOIL
6. DKT. #439, C & S ACQUISITIONS, S/D 117 CHURCH ST.
A motion was made by Mr. Trent and seconded by Ms. Solomon to approve the resolutions from the meeting of June 10, 2002. A motion was made by Mr. Brotherton and seconded by Mr. Trent to waive the reading of the resolutions. A roll call of members present revealed 7 yes votes by Mr. Brotherton, Mr. Muscarelle, Dr.Ross, Mr. Trent, Mr. DeKramer, Mr. Jandris and Ms. Solomon. Mayor Martel abstained.
V. OPEN TO THE PUBLIC
A motion to open the meeting to the public was made by Mr. Trent and seconded by Mayor Martel. All in favor.
A motion to close the meeting to the public was made by Mayor Martel and seconded by Mr. Trent. All in favor.
VI. PUBLIC HEARINGS
A. BD-216-239-336, 38 WALSH DRIVE.
This matter was carried to 7/22/02.
B. DKT. #438, MARCHESI, SPLIT ROCK ROAD
This matter was carried to 7/22/02.
C. DKT. #435, GABRELIAN, SITE PLAN
Joseph Basralian, Esq. reviewed the information from the last meeting in order to familiarize the two new Board members with this application. He displayed Exhibit “E” which was the three building rendering. He stated that the subject tract of land consists of 28.3 acres fronting on MacArthur Blvd. along with North Central Avenue and is part of the IP-120 zone which permits industrial, light warehousing usage. They propose three separate buildings on Lot 4 in Block 139.
The applicant is proposing about 11-1/2% office area. This area may decrease to 10% depending upon the users.
There will be two entrances; one will be from MacArthur Boulevard and one from North Central Avenue. Vehicles exiting the site will be making right hand turns out only.
They will require two waivers. They have submitted a traffic report in connection with the improvements they propose. These improvements are subject to DOT approval. Applications have been submitted to the Township Engineer. The initial report was responded to by the applicant’s engineer. Mr. Kelly issued a subsequent report dated June 6, 2002. The traffic consultant from Boswell Engineering also issued a report dated May 15, 2002.
There have been no tenants who have been signed to date. Building C which is the larger of the three buildings will, in all probability, be the first to be constructed.
All of the landscaping will be done and buffers will be created in the very beginning. The entire site will be brought to grade. Any areas not constructed immediately will be seeded. All site work will be done at one time. Perimeter plantings around buildings will not be done until the buildings are built. There are 200 ft. setbacks between the road and the building. At the corner of the building toward MacArthur Boulevard there is a 62 ft. setback. The buffers will be landscaped in accordance with the plan approved by the Board.
Mr. Basralian stated that there were several neighbors who had contacted him with concerns regarding the landscaping. They had discussions with these neighbors.
Alexander Lapatka, 12 Route 17N., Paramus, New Jersey was sworn in. He is a professional engineer and President of Lapatka Associates a civil engineering firm. Mr. Lapatka prepared the site plans for this application. He was qualified and accepted as a licensed professional by the Board. Lapatka Associates performed a topographic survey on Lot 4, Block 139, 28.3 acres in the IP-120 zone. Mr. Lapatka stated that there are two streams on the property. On the easterly side is Masonicus Brook. On the west end of the sight is a tributary to Masonicus Brook.
Mr. Lapatka displayed Exhibit “G”, “Site Plan and Subdivision Plan prepared by Lapatka Associates, Inc., Sheet 1 of 9, dated 2/25/02, revised through 5/30/02”. Superimposed on this plan is the landscaping. This exhibit shows the site layout and wetlands along the banks of the brooks. They have applied to DEP and received a Letter of Interpretation.
On the southeast portion of the site is a small section of Masonicus Brook. The site is a very level site. The site was disturbed and graded in the past. To the south are residential properties in Ramsey. Along the southwest portion are residential properties in Mahwah. Along the northerly portion are other IP-120 zone properties in Mahwah. Along the easterly borders are MacArthur Blvd. and North Central Avenue. Along the southeast border is a piece of property which is located in Mahwah and occupied by the Borough of Ramsey.
The existing structures on the site will be removed. The structures to be built are one-story buildings. However, in the front is a mezzanine which represents approximately 12% of the footprint area. The overall height of the buildings is 35 ft.
There are two driveways proposed, a two-way driveway from North Central and a two-way driveway from MacArthur Boulevard. They propose off site improvements. One of the improvements is a traffic light which allows left hand turns into the site at MacArthur. They propose to keep the existing U-turn in the median. They have agreed to move the U-turn further to the west as requested by Boswell’s traffic engineer. With regard to the driveway at MacArthur Boulevard they propose right and left hand turns into the site and right hand turns only out of the site. North Central Avenue has unrestricted right and left hand turns.
Proposed buildings A and B are each 80,000 sq. ft. in floor area and proposed building C is 122,000 sq. ft. totaling 282,000 sq. ft. This requires 1,128 parking spaces by code. They propose construction of 846 parking spaces at this time and 20 loading spaces for trucks. The balance of the parking to be future parking.
Exhibit “H”, “Future Parking Layout Plan, prepared by Lapatka Associates, Inc., Sheet 2 of 9, dated 2/24/02, revised through 5/30/02” was displayed. This exhibit complies with the 1,128 parking spaces. They have rearranged the area in the rear of the building and there will be additional parking along North Central Avenue. With the future parking plan they still exceed the greenery requirement of the Code. This exhibit shows the requisite number of loading docks. However, they believe that based on warehouse/office ratio the plans depicted in Exhibit “G” would be necessary. They will require a waiver for parking to construct only three spaces per 1,000 sq. ft. The parking spaces will be 9 ft. x 20 ft.
The proposed number of tenants per building was discussed.
Mr. Lapatka outlined for the Board where the wetlands are located.
Trucks will enter the site from MacArthur Boulevard and North Central Avenue. It was stated that this may not be acceptable to Sgt. Sinaeve.
Exhibit “G-1” was displayed. It is the same plan but is marked up to address the comments of Raymond Roe.
The Board requested that the applicant meet with Sgt. Sinaeve before the next Board meeting. Boswell Engineering requests that they be present at that meeting.
There are buffer zones along the south and west property lines. This is the portion of the property that adjoins residential properties. The majority of the buffer zone will be left in its natural state. They propose installing a curb along the buffer zone which will require regrading a portion of the zone. The areas to be regraded are near the curb and these areas have previously been disturbed. They propose a buffer type planting behind the curb line.
They met with neighbors to the west of the site. These neighbors had concerns about the relocation of the buffer. They requested it be closer to the property line. They indicated that they would like a fence put up along the property line. There is an existing fence and the applicant would agree to continue this fence along the property line.
There was concern regarding the building mounted lights on the south side of proposed building A. The neighbors requested that these lights be eliminated and pole mounted lights be installed facing into the building.
The applicant presented Exhibit “K” which is the lighting plan. Mr. Lapatka described the parking lot lighting and building lighting shown on the plan. In the rear of building A there are building and pole mounted light. The front courtyard parking area is all pole mounted lights. There are pole mounted lights to the north of building B and there are building and pole mounted lights on the east and south sides of building B.
The plan meets the Township’s Ordinance as far as lighting intensity is concerned except for the lighting at the two driveways where there is spillage over the property line. The Ordinance allows for 1 foot candle. At MacArthur Boulevard they have approximately 1.5 foot candles and at North Central Avenue they have approximately 4 foot candles. This has been done for safety reasons. They can conform with the Ordinance completely if requested.
Light poles are 30 ft. in height. The sides of the light and top are solid so that the light will be spilling down in a controlled fashion. If there is still a problem they can install additional customized shielding.
Lower light poles were discussed.
The lighting will be off except for the hours of operation. At night there will be safety lighting.
There was a suggestion from the neighbors that two fences be erected. One behind the curb and another one along the property line. The applicant expressed some concern due to the fact that there would be a “no man’s land” between the two fences. The existing fencing is PVC.
The 6/10/02 report of Boswell Engineering will be complied with. They propose a detention basin in the northeasterly corner of the site.
With regard to soil movement the applicant proposes a cut of 50,688 c.y., a fill of 62,571 c.y., an import of 11,883 c.y.
Three exhibits were displayed and discussed.
Exhibit “18” – Staging Plan Building A. They would do all the landscaping in the parking area that they are constructing. They would do all the perimeter landscaping including the buffer, the detention basin, constructing both driveways, traffic light, left hand turn lane, a dedicated right hand turn lane onto North Central Avenue and a widening of the ramp that leads from MacArthur Blvd. east bound to Route 17 southbound. All of the off site improvements and the perimeter landscaping.
The rest of the site would be graded and seeded.
Exhibit “19” – Staging Plan Building B. This exhibit showed what improvements would be made if Building B were built first. Again the building, parking areas, both driveways, detention system, perimeter and buffer landscaping, fencing and all off site improvements would be constructed.
Exhibit “20” – Staging Plan Building C. Shows what improvements would be made if building C were built first. They would build the building, the whole rear parking area, a good portion of the central courtyard parking area, driveways, detention basin, all the preliminary landscaping, buffer, fences, off site improvements etc. leaving the areas around buildings A and B as open graded grass fields.
They have agreed, in concept, to have two tie in points to the water main. They will have a tie in out to MacArthur Boulevard and a tie in to the water main along the subdivision. They will have a looped system. Malcolm Pirnie submitted a report and they are addressing these issues.
Flood plains were discussed. The applicant does not propose any construction or fill in the flood plain. They stated that they are actually reducing the amount of run off from the site. They need to comply with soil conservation and DEP because they are discharging directly into the stream.
The HVAC systems are enclosed in the parapet walls and will not be seen.
Different possible lighting plans were discussed.
A motion to open the meeting the public was made by Mr. Brotherton and seconded by Ms. Solomon. All in favor.
Mr. Harold Reed, the engineer from the Borough of Ramsey asked Mr. Lapatka if the site would function without the access to North Central Avenue. Mr. Lapatka deferred this question to the traffic engineer. The Board stated that Mahwah’s emergency services would want a second entrance/exit to the site.
Carl Freshpayne, 33 Swan Road, Mahwah, NJ introduced himself. He is the president of the Camelot Woods Association. He was at the meeting on behalf of the development. There are 19 homes in the development which abuts the site. There are a number of young children in the development. He expressed concern for the safety of the children. He would like the Board to consider some type of a fence for a buffer. He also expressed concern about the two lights shining toward the residences. He questioned the plantings in the buffer and hours of operation of the facilities. He asked if there was a way of limiting the hours of operation and was advised by Mr. Scandariato that they could not limit the hours of operation without an ordinance. The possibility of this matter being addressed in a developer’s agreement was discussed and the Board Attorney will look into this.
The question of a fence inside or outside of the property line will be discussed between the residents and Mr. Freshpayne.
A motion to close the meeting to the public was made by Dr. Ross and seconded by Mr. DeKramer. All in favor.
This matter will continue at the meeting of July 22, 2002.
VII. WORK SESSION
A. COMMITTEE REPORTS
1. T/A #02-2021, 280 RT. 17 SO., RETAIL FLOWERS (BARN VILLAGE)
The applicant proposes a retail flower store, 1,700 sq. ft., two stories. It is a month-to-month tenancy. The Board was concerned about parking which has been a long standing issue. The Board would like to see the area paved.
A motion to deny the application was made by Mayor Martel and seconded by Mr. Trent. A roll call of members present revealed 10 yes votes by Mr. Brotherton, Mr. Muscarelle, Mayor Martel, Mr. DaPuzzo, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. Donigian, Mr. Jandris and Ms. Solomon.
B. OLD/NEW BUSINESS
A motion to adjourn the meeting was made at 10:35 P.M. by Mr. Trent and seconded by Mayor Martel. All in favor.
These minutes were prepared by Joan Mandle
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