MAY 24, 2004
7:30 P.M. SUB-REVIEW COMMITTEE MEETING
1. OPENING STATEMENT
The combined public/work session meeting of the Planning Board of the Township of Mahwah, held at the Municipal Building, 475 Corporate Drive, Mahwah, N.J. was called to order at 8:00 p.m. by Mr. Brotherton, Vice-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 recording is on file with the Board Secretary at the Planning Board Office, 475 Corporate Drive, Mahwah, N.J. Copies of the recording may be purchased for a fee.
PRESENT: Mr. Brotherton, Mr. Donigian, Mr. Jandris, Mr. Crean, Mr. Lamster, Mr. Rudolph, Mr. Roth.
ABSENT: Mr. DaPuzzo, Mayor Martel, Dr. Ross, Mr. Trent.
PROFESSIONALS: Peter Scandariato, Esq., Michael Kelly, P.E., Donna Holmquist, P.P.
II. APPROVAL OF BILLS
There were no bills presented for payment.
III. APPROVAL OF MINUTES
V. OPEN TO THE PUBLIC
A motion to open the meeting to the Public was made by Mr. Roth and seconded by Mr. Crean. All in favor.
A motion to close the meeting to the Public was made by Mr. Roth and seconded by Mr. Crean. All in favor
V. PUBLIC HEARINGS
A. DKT. #450, OMNIPOINT, 82 MCKEE DR.
Notices were in order.
Frank Ferraro, Attorney for the applicant appeared before the Board. The applicant wishes to co-locate on the existing 225 ft. lattice tower located at McKee Dr. Nextel is located at 220 ft. and Omnipoint proposes to co-locate at 205 ft. They will be placing their equipment within the existing fenced area. Mr. Ferraro stated that the applicant meets all conditions for a conditional use approval.
Gary Alcon, Radio Frequency Engineer for T-Mobile, 4 Sylvan Way, Parsippany, N. J. was sworn in. Mr. Alcon stated his qualifications and was accepted as an expert witness.
Mr. Alcon addressed Exhibit “A-1” dated 5/24/04, Base Topo map with overlays. The signal is either marginal or non-existent at the proposed site. Mr. Alcon described the existing sites and their coverage.
Under questioning by Mr. Ferraro, Mr. Alcon stated that this facility will remedy the existing gap in coverage and that the proposed height of 205 feet is the minimum height necessary to fill this gap.
Regarding the Site RF Compliance Assessment and Report dated December 2002, Mr. Alcon stated that this report concludes that the proposed wireless facility will operate well within FCC regulations for radio frequency emissions. This report was marked Exhibit “A-2”.
Mike Kelly asked that this Exhibit be presented to the Administrative Officer for the town’s record.
Glen Chapman, Architect, Holmdel, N. J. was sworn in. He stated his credentials and was accepted as an expert witness.
The site plan dated 9/11/02 was marked Exhibit “A-3” Sheet S01 - Key Plan and Site and Detail Plan, Exhibit “A-4” Sheet A01 - Elevation and Site Layout and Exhibit “A-5” Sheet A01(a) Equipment Cabinet Mounting Details. Mr. Chapman described these exhibits. The site only needs electrical and telephone service.
Under questioning by Mr. Ferraro, Mr. Chapman stated that there will be a total of 12 panel antennas installed and all the ground based equipment will be located within an existing fence area. There is no new proposed lighting.
Peter Broy, Professional Planner, 48 Ringwood Ave., Ringwood, N.J. was sworn in. He stated his credentials and was qualified as an expert witness. Mr. Broy referred to Exhibit “A-6” a photo simulation with proposed antennas. The photo was taken from across Route 17 looking at the existing tower. Mr. Broy testified that this proposed facility will have a negligible impact on the surrounding community.
Mike Kelly gave a brief synopsis of the variance and waivers requested by the applicant.
A motion to open the meeting to the Public was made by Mr. Jandris and seconded by Mr. Donigian. All in favor.
A motion to close the meeting to the Public was made by Mr. Roth and seconded by Mr. Crean. All in favor.
There was a discussion regarding the waiver for preliminary and final site plan requirements. Mr. Scandariato did not feel a site plan is necessary since the tower is already at the site.
The Board asked that the applicant provide appropriate screening shrubbery. Mr. Kelly suggested a type of hedge that would be 4 to 5 feet high. An existing photo showing evergreen trees on the site was marked Exhibit “A-7”. The applicant also agrees to have Mr. Kelly review the landscape plan for approval.
A motion to conditionally approve was made by Mr. Donigian and seconded by Mr. Roth. A roll call of members present revealed 7 aye votes by Mr. Brotherton, Mr. Donigian, Mr. Jandris, Mr. Crean, Mr. Lamster, Mr. Rudolph and Mr. Roth.
B. DKT. #372 A-3, STRYKER, 375 CORPORATE DR. – SIGN VARIANCE
Bruce Whitaker, Attorney for the applicant appeared before the Board. The applicant is requesting a variance for a sign that exceeds the dimensions of the sign ordinance.
Ken Seiffer, Architect, 618 Dakota Trail, Franklin Lakes, N. J. was sworn in. A drawing of the proposed sign was marked Exhibit “A-1”. The proposed sign is 151.9 sq.ft. It is 22 ft. 6 ins. long and 6 ft. 9 ins. high. The back portion is strictly for structural purposes and the letters cannot be adhered directly to the Dryvit. Mr. Seiffer indicated that the size of the letters would be 57 inches and explained how they arrived at this size. The sign will be at a distance of 360 ft. from the median on Route 17.
Under questioning by Mr. Whitaker, Mr. Seiffer stated that the sign is going to be on 31,800 sq. ft. of façade. The sign will be backlit.
Mr. Whitaker stated that the applicant needs a variance for the size of the letters since the ordinance requires 48 inches. The letter height maximum is 18 inches and the applicant is proposing 36 to 48 inches.
A motion to open the meeting to the Public was made by Mr. Donigian and seconded by Mr. Jandris. All in favor.
A motion to close the meeting to the Public was made by Mr. Roth and seconded by Mr. Jandris. All in favor.
A motion to approve the application was made by Mr. Crean and seconded by Mr. Rudolph. A roll call of members present revealed 7 aye votes by Mr. Brotherton, Mr. Donigian, Mr. Jandris, Mr. Crean, Mr. Lamster, Mr. Rudolph and Mr. Roth.
C. DKT. #469, HASCO, L.L.C., EDISON RD. & MOLLY COURT
Mr. Jandris recused himself.
Bruce Whitaker, Attorney for the applicant appeared before the Board. The applicant is proposing a construction of a dealer preparation center on the site. Mr. Whitaker stated there will 2 to 3 employees Monday thru Friday, 8 a.m. to 6 p.m. This will be used by the owners and the only people on site will be the employees. No customers will be coming to the site to view or purchase any vehicles nor is it a body shop with any heavy equipment work.
Mr. Whitaker stated that they are seeking a variance for a 6 ft. fence. A landscape plan will be submitted showing extensive landscaping around the fence and other area.
Steven Barna, 385 Auburn St., Wyckoff was sworn in. He is one of the principal owners of Hasco LLC. Under questioning by Mr. Whitaker, Mr. Barna stated there would be
3 to 5 new car carriers per week making deliveries and would be unloaded on the site and not from the road. Employees would drive the cars from the site to the dealership. Mr. Barna described the type of operation.
Under questioning by Ms. Holmquist, Mr. Barna stated there is one gas tank on the site and the gasoline will be delivered by truck once every two weeks. He also indicated that the security on site would be the fence and closed circuit recording cameras.
Thomas Ashbahian, 39 Spring St., Ramsey, N. J. was sworn in. He was accepted as an expert witness in the field of engineering, planning and architecture. A full set of plans dated June 18, 2003 prepared by Mr. Ashbahian was marked as Exhibit “A-1”.
Mr. Ashbahian described the site which is located in the GI-80 zone and the surrounding area. The applicant is proposing to construct a building approximately 5,000 sq. ft. with parking for the storage of vehicles as well as parking for the employees at the site. They are proposing to have a total of 188 parking spaces for the stacking of vehicles. At the request of the Town Engineer, the applicant has agreed to have dedicated parking spaces for the employees. This area will also include 2 handicap parking spaces.
Mr. Ashbahian stated that the gasoline tank is an above the ground tank, 1000 gallons and located in the northeast corner of the building diagonal to it. Mr. Ashbahian has agreed to supply Boswell Engineering and the Board with the information requested regarding this gasoline tank by way of vendor documents that will support the protection of the installation of this tank.
The dumpster area is located diagonally away from the storage tank and is 10 x 12 fully fenced in.
The building will be 20 ft. high, single story with no basement. The building will contain 6 work bays.
The Drainage Report has not yet been submitted to Mike Kelly. Mr. Whitaker stated he would submit this report.
Mr. Ashbahian described Drawing SP-3 ( Lighting Plan). The lighting on the perimeter will be backshielded.
Mr. Whitaker addressed the Boswell Engineering Report concerning the construction of retaining walls. Mr. Ashbahian stated they will satisfy the requests in this report and will submit full calculations for the Engineer’s review.
The applicant is requesting a waiver from the installation of sidewalks.
Referring to the Boswell Report, Mr. Ashbahian stated they could comply with all regulations requested in Item No. 9 (a thru g).
The applicant is seeking waivers on the width of the driveway. They are providing 25 feet where 30 feet is required.
Mr. Ashbahian stated they could move the free standing sign to conform to the regulation. He also stated they would install a guard rail along the top of the retaining wall.
The Board had concerns regarding the intensity of the light poles. Mr. Whitaker indicated they would look into the possibility of lowering the light poles.
The revised plans will show a turning radius for the new car carriers.
Ms. Holmquist suggested protective bollards be installed in front of the gas tanks. Mr. Whitaker stated they have no objection to this request.
Mike Kelly requested details on the above ground storage gas tank and pump. He asked Mr. Ashbahian if they could address the site plan comments in the Engineering Report. Mr. Ashbahian indicated he would have no problem in doing this.
A motion to open the meeting to the Public was made by Mr. Roth and seconded by Mr. Lamster. All in favor.
Ann Jandris, Children’s Learning Center, 11 Leighton Place appeared before the Board. She questioned whether this type of business was a permitted use. Mr. Whitaker stated that this is a permitted use in the GI80 zone. She also questioned the trailer traffic and the safety of the children at the two childcare centers that are in close proximity to the site. Mr. Ashbahian addressed her concerns.
Joe Schaeffer, 75 Rolling Ridge Rd., Upper Saddle River appeared before the Board. He questioned the landscaping and the appearance of the building and also the safety factor.
Chuck Jandris, Children’s Learning Center, 11 Leighton Place appeared before the Board. He asked if the applicant would consider making the driveway a one way entrance on Edison Rd and a one way egress onto Molly Court.
Public Hearing is carried to June 28, 2004.
A motion to close the meeting to the Public was made by Mr. Lamster and seconded by Mr. Donigian. All in favor.
VI. WORK SESSION
A. DKT. #454, LIBERTY HUNDAI, FINAL SITE PLAN
John J. Lane, Attorney for the applicant appeared before the Board.
The Preliminary Site Plan was approved in July 2003. On March 5, 2004 Boswell Engineering issued a letter commenting on the Final Site Plan. The applicant addressed these comments and a letter from Boswell Engineering dated May 24, 2004 indicates that they have complied with all changes requested and there are no other unsatisfied conditions with respect to the Final Site Plan approval.
A motion to approve was made by Mr. Roth and seconded by Mr. Donigian. A roll call of members present revealed 6 aye votes by Mr. Brotherton, Mr. Donigian, Mr. Crean, Mr. Lamster, Mr. Rudolph and Mr. Roth.
B. OLD/NEW BUSINESS
Mr. Donigian referred to the site at 805 Darlington Avenue regarding the problems with erosion off-site and the plan that shows the silt fence detail. Mr. Kelly stated that he would have his inspector look at the property.
C. COMMITTEE REPORTS
1. T/A 04-2011, GLOBAL BUSINESS ASSOCIATES, BL. 68, LOT 5
A motion to conditionally approve was made by Mr. Lamster and seconded by Mr. Roth. A roll call of members present revealed 7 aye votes by Mr. Brotherton, Mr. Donigian, Mr. Jandris, Mr. Crean, Mr. Lamster, Mr. Rudolph and Mr. Roth.
2. #04-003T, 44 BRAMSHILL RD., TRAILER APPLICATION
Since the trailer was already on site prior to submitting the application, a motion to deny the application was made by Mr. Lamster and seconded by Mr. Roth. A roll call of members present revealed 7 aye votes by Mr. Brotherton, Mr. Donigian, Mr.Crean, Mr. Lamster, Mr. Jandris, Mr. Rudolph and Mr. Roth.
3. RUSSO DEVELOPMENT – RECONSIDERATION OF HEARING
A motion to re-open the Russo Development application for public hearing was made by Mr. Lamster and seconded by Mr. Roth. A roll call of members present revealed 7 aye votes by Mr. Brotherton, Mr. Donigian, Mr. Jandris, Mr. Crean, Mr. Lamster, Mr. Rudolph and Mr. Roth.
4. LOT DEPTH ORDINANCE
The Planning Board will review this at the meeting of June 14, 2004
5. CROSS ACCEPTANCE
Regarding the letter dated May 24, 2004 from Brian Campion asking the Planning Board to designate a representative to serve as a liaison to the County and State Plan and their cross acceptance procedures, Mr. Brotherton asked for a volunteer. Mr. Jandris volunteered to be the representative.
A motion to adjourn the motion was made by Mr. Lamster and seconded by Mr. Crean. All in favor. Meeting was adjourned at 11:30 p.m.
These minutes were prepared by Rosalie DeMartino.
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