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TOWNSHIP OF MAHWAH PLANNING BOARD
MINUTES
APRIL 14, 2003


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: Mayor Martel, Dr. Ross, Mr. Trent, Mr. DaPuzzo, Mr. Donigian (8:50), Mr. Jandris, Mr. Crean, Mr. Lamster

ABSENT: Mr. Brotherton, Mr. Muscarelle, Mr. DeKramer

PROFESSIONALS: Peter Scandariato, Esq., Mara Winokur, P.P., Michael Kelly, P.E., Peter Ten Kate, P.E.

II. APPROVAL OF BILLS

4/7/2003 Carmine R. Alampi, Esq.
(Peter Scandariato, Esq.) $255.00

A motion to approve the bill was made by Mr. DaPuzzo and seconded by Mr. Trent. All in favor.

III. APPROVAL OF MINUTES

A motion to approve the minutes of the March 24, 2003 meeting with the following revisions was made Mr. DaPuzzo and seconded by Mr. Trent. All in favor.


Page 4, Section C, Paragraph 7, Line 4: change to “reviewed … the applicant.”

Page 5, Section D: change from April 24, 2003 to “April 14, 2003”.

IV. RESOLUTIONS:

FROM 01/27/03 MEETING:

A. DKT. #444, COACH USA

A motion to approve the resolution was made by Mr. Trent and seconded by Mr. DaPuzzo. A motion to waive the reading of the resolution was made by Mr. Trent and seconded by Mr. Crean. A roll call of members present revealed six (6) yes votes by Dr. Ross, Mr. Trent, Mr. DaPuzzo, Mr. Jandris, Mr. Crean and Mr. Lamster. Mayor Martel abstained.

FROM 3/24/03 MEETING:


B. BD-216-239-347, GIAMMARELLA, 6 PATRICK BREM, SOIL
C. DKT. #457, APPLE RIDGE COUNTRY CLUB
D. T/A#03-2010, HYDROQUL, INC., 1200 MACARTHUR BLVD.
E. T/A#03-2011, LIBERTY HYUNDAI, RT. 17 N.
F. T/A#03-2012, KKTT REST. CORP., 150 FRANKLIN TPK.
G. T/A#03-2013, PRESTIGE, 100 CORP. DRIVE, TEMP. PKG.

A motion to approve the resolutions was made by Mr. Trent and seconded by Mr. DaPuzzo. A motion to waive the reading of the resolutions was made by Mr. Trent and seconded by Mr. DaPuzzo. A roll call of members present revealed five (5) yes votes by Mayor Martel, Dr. Ross, Mr. Trent, Mr. DaPuzzo and Mr. Crean. Mr. Jandris and Mr. Lamster abstained

V. OPEN TO THE PUBLIC

A motion to open the meeting to the public was made by Mayor Martel and seconded by Mr. Trent. All in favor.

A motion to close the meeting to the public was made by Mayor Martel and seconded by Mr. DaPuzzo. All in favor.

VI. WORK SESSION:

A. DKT. #441A-F, FRANKLIN TPK., FINAL S/D

Thomas Van Dam, Esq. appeared on behalf of the applicant. This application is for final subdivision of Block 104, Lots 25, 26 and 83. The applicant stated that they have addressed most of the conditions of the engineer’s review letter of April 11. The outstanding conditions will be met.

A motion to grant conditional approval was made by Mr. DaPuzzo and seconded by Mr. Trent. A roll call of members present revealed seven (7) yes votes by Mayor Martel, Dr. Ross, Mr. Trent, Mr. DaPuzzo, Mr. Jandris, Mr. Crean and Mr. Lamster.

B. DKT. #445-F, FRANKLIN TPK., FINAL S/D

Thomas Van Dam, Esq. appeared on behalf of the applicant. This application is for final subdivision of Block 105.01, Lot 90. The applicant stated that they have addressed most of the conditions of the engineer’s review letter of April 11. This lot is tied into the drainage on the first lot (Block 104, Lot 83). The drainage system has to be installed and running before issuance of a certificate of occupancy on this project.

Conditions of preliminary approval which have not yet been addressed are as follows:

- Reduced size copy of subdivision
- The amount to be deposited into the sidewalk bank has not been provided.

Bergen County Planning Board approval was granted last week.

A motion to grant conditional approval was made by Mr. Trent and seconded by Mr. Crean. A roll call of members present revealed seven (7) yes votes by Mayor Martel, Dr. Ross, Mr. Trent, Mr. DaPuzzo, Mr. Jandris, Mr. Crean and Mr. Lamster.

VII. PUBLIC HEARINGS

A. BD-216-1429, 2 SWAN RD., SOIL APPLICATION

This matter was carried to the meeting of April 28, 2003.

B. DKT. #449, CVS, SITE PLAN, FRANKLIN TPK.

Bruce Whitaker, Esq., the attorney for the applicant introduced himself. This is a continued hearing for an application for minor subdivision and preliminary and final site plan. The applicant is prepared to make the modifications requested by the Board at the last meeting. They will comply with the lighting scheme and incorporate the streetscape plan.

Mr. Thomas Ashbahian was introduced. He illustrated a new plan dated March 31, 2003. This plan incorporated the changes requested by the Board, Board Engineer and County regulations.

The southern property line now has a 220 ft. board-on-board fence. There is a 30 ft. parking set back and they have moved the building 6” closer to the south property line. They now comply with the 30 ft. setback requirement. The 14 employee parking spaces along the rear are 28 ft. from the curb line and will have a porous pavement. The applicant has taken away two employee parking spaces and those two spaces will now be used for customer parking. There is a trash compactor. There is also a dumpster which sits on a 10 ft. x 10 ft. concrete pad. Mr. Ashbahian stated that there is ample access for refuse pickup.

The applicant is widening the area between the curb and property line. They will now have 700 sq. ft. more green space.

The Police Department had concerns regarding sight distance due to the landscaping on the east side of the exit driveway. The applicant has moved the landscaping back and has redistributed it in the rear buffer.

The County Planning Board has requested that the driveway into the site be made a right-turn only from the north. They have requested an additional 2 ft. easement along the right of way, the addition of monuments and GPS data for the property along Franklin Turnpike. In addition the County would like more signage at the entrance which includes one-way signs on either side of the driveway and a sign at the entrance to the driveway .

The applicant will revise its lighting plan and will accommodate the Township with regard to lamplighter benches and sidewalks.

The applicant will make revisions to the drainage system by adding seepage pits.

Paul Albert, 1000 Commerce Drive, Williamsport, PA was sworn in and qualified. Mr. Albert displayed the type and style of building being proposed. The exterior is brick and dryvit and has a few columns and grass area. The HVAC system will be enclosed by an aluminum frame and impact resistant plastic panel.

The small signs shown on the plan at the top of the brick façade are being removed. All signage on the south, east and north sides have been eliminated. The applicant is proposing two signs of 136 sq. ft. each and a “Food Shop” and “Drive-Through Pharmacy” sign. They will eliminate the “One-Hour Photo” sign.

It was suggested by the Board that the CVS sign have brick placed around the borders in order to eliminate a “billboard” effect. The applicant will comply with the direction of the Board regarding this matter. There will be a pylon sign with interior lighting. The sign will have matching brick rather than two steel pylons.

The applicant needs to revise their signage plan and schematic of the building.

A motion to grant conditional approval was made by Mayor Martel and seconded by Mr. DaPuzzo. A roll call of members present revealed seven (7) yes votes by Mayor Martel, Dr. Ross, Mr. Trent, Mr. DaPuzzo, Mr. Jandris, Mr. Crean and Mr. Lamster and one (1) no vote by Mr. Donigian.

C. LIBERTY HUNDAI, SITE PLAN, RT. 17 NO.

This matter was carried to the meeting of April 28, 2003.

D. DKT. #456, TREMBLAY, MINOR S/D, DONNER CT.

Bruce Whitaker, Esq. appeared on behalf of the applicant. Notice was in order. This is an application for a re-subdivision of lots 95.08, 96 and 97 in Block 152. The purpose of this application is to eliminate a number of nonconformities and to create a more conforming lot than what currently exists. There will not be any new lots created.

The applicant proposes the repositioning of the lot line between lots 96-97 and lot 95.08. Lots 96 and 97 contain a total of 19,665 sq. ft. With the repositioning of the lot line the total square footage would become 34,478.

There is an existing access easement which will be abandoned if this application is approved.

Richard Eichenlaub of RL Engineering, 24 Wampom Road, Park Ridge, NJ was sworn in and qualified. Mr. Eichenlaub stated that a variance for lot size is being requested for the northerly lot. The southerly lot, 95.08 will be fully conforming.

A motion to open the meeting to the public was made by Mr. DaPuzzo and seconded by Mayor Martel.

Mr. Steven Shapiro, 11 Furman Court, Mahwah, NJ introduced himself. Mr. Shapiro questioned whether the house that would be built will be conforming in size. Mr. Shapiro also questioned the removal of the utility poles.

Mr. Tremblay stated that Rockland Electric would not permit the utilities to be put underground.

A motion to close the meeting to the public was made by Mayor Martel and seconded by Mr. DaPuzzo.

A motion to grant conditional approval was made by Mayor Martel and seconded by Mr. Trent. A roll call of members present revealed eight (8) yes votes by Mayor Martel, Dr. Ross, Mr. Trent, Mr. DaPuzzo, Mr. Donigian, Mr. Jandris, Mr. Crean and Mr. Lamster.

VIII. WORK SESSION

A. DISCUSS PED ZONING

There was discussion regarding the establishment of the following bulk standards for child care facilities in the PED zone.

1. Minimum lot area – two (2) acres;
2. Minimum lot width – one hundred and fifty (150) feet
3. Minimum front yard setback – thirty five (35) feet;
4. Minimum side yard setback – twenty five (25) feet;
5. Minimum rear yard – thirty five (35) feet;
6. Maximum building height shall be 3 stories or 40 feet;
7. Maximum building coverage – thirty (30%) percent;
8. Maximum improved lot coverage – sixty five (65%) percent
9. The minimum amount of off-street parking shall be equal to four (4) parking spaces per 1,000 sq. ft. of gross floor area;
10. A minimum buffer area of fifteen (15) feet shall be provided along every area that abuts a property utilized for residential purposes.

A motion to recommend to the Township Council the establishment of the aforementioned bulk standards in the PED zone was made by Mr. Trent and seconded by Mr. Crean. A roll call of members present revealed five (5) yes votes by Dr. Ross, Mr. Trent, Mr. Donigian, Mr. Crean and Mr. Lamster. Mayor Martel and Mr. DaPuzzo abstained and Mr. Jandris recused himself.

B. COMMITTEE REPORTS

None

C. OLD/NEW BUSINESS

Mr. DaPuzzo discussed the original application made by Fox River LLP for subdivision on Midvale Mountain Road. He stated that the original application was denied and was remanded by Judge Harris. The Planning Board was ordered to approve the application. There were deed restrictions which was imposed on one of the lots. This lot was since sold and the deed restrictions were omitted. His question was whether the Board had any jurisdiction regarding this matter. Mr. Scandariato is looking into this matter.

VIII. ADJOURNMENT

A motion to adjourn the meeting was made by Mr. Trent and seconded by Mr. Lamster. The meeting was adjourned at 10:45 P.M.


These minutes were prepared by Joan Mandle



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