TOWNSHIP OF MAHWAH PLANNING BOARD
JANUARY 27, 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: Mr. Brotherton, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. DaPuzzo, Mr. Jandris, Mr. Crean, Mr. Lamster.
ABSENT: Mr. Muscarelle, Mr. Donigian
PROFESSIONALS: Peter Scandariato, Esq., Malcolm Kasler, P.P., Peter TenKate, P.E.
II. APPROVAL OF BILLS
12/31/02 Kasler Associates, P.A. $175.00
A motion to approve the bill was made by Mr. Brotherton and seconded by Mr. Trent. All in favor
IV. APPROVAL OF MINUTES
A motion to approve the minutes of the January 13, 2003 meeting with the following revision was made by Mr. DaPuzzo and seconded by Mr. Trent. All in favor.
Delete Mr. Jandris from the absent listing.
FROM DECEMBER 16, 2002 MEETING
1. BD-216-1406, BEAR BROOK, 1076 RAM. VALLEY RD., SOIL
2. BD-216-1407, BEAR BROOK, 1080 RAM. VALLEY RD., SOIL
A motion to approve the resolutions was made by Mr. Brotherton and seconded by Mr. Trent. A motion to waive the reading of the resolutions was made by Mr. DaPuzzo and seconded by Mr. Trent. A roll call of members present revealed 5 yes votes by Mr. Brotherton, Mayor Martel, Dr. Ross, Mr. Trent and Mr. Jandris. Mr. DeKramer abstained.
FROM JANUARY 13, 2003 MEETING
1. T-03-001 TRAILER, 29 BRAMSHILL
2. T/A 03-2001, KOLLINS, 30 INDUSTRIAL AVENUE
A motion to approve the resolutions was made by Mr. Brotherton and seconded by Mr. Trent. A motion to waive the reading of the resolutions was made by Mr. DaPuzzo and seconded by Mr. Trent. A roll call of members present revealed 8 yes votes by Mr. Brotherton, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DaPuzzo, Mr. Jandris, Mr. Crean and Mr. Lamster. Mr. DeKramer abstained.
3. DKT. #395F, DANZA, WASHINGTON LANE, FINAL MAJ. S/D
A motion to approve the resolution with the following revision was made by Mr. Brotherton and seconded by Mr. Trent. A motion to waive the reading of the resolution was made by Mr. DaPuzzo and seconded by Mr. Trent. A roll call of members present revealed 8 yes votes by Mr. Brotherton, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DaPuzzo, Mr. Jandris, Mr. Crean and Mr. Lamster. Mr. DeKramer abstained.
Page 2, #6, revise 8, 2002 to reflect the correct date.
VI. OPEN TO THE PUBLIC
A motion to open the meeting to the public was made by Mr. Brotherton and seconded by Mr. DaPuzzo. All in favor.
A motion to close the meeting to the public was made by Mr. DaPuzzo and seconded by Mr. DeKramer. All in favor.
VI. PUBLIC HEARINGS:
A. DKT. #450, OMNIPOINT, ANTENNA, 82 MC KEE DRIVE
In accordance with the applicant’s request, this matter was adjourned to the February 24, 2003 meeting.
B. DKT. #433A, PRESTIGE MINI, SIGN & ADDITION, RT. 17 NORTH
James Jaworski, Esq. appeared on behalf of the applicant Prestige Mini and on behalf of the property owner. Mr. Jaworski stated that they had secured approval from the Planning Board last year. They are now seeking an amendment to the site plan for lighting, a fuel tank, display box and signage.
The applicant displayed Exhibit A-1 which is a rendering of the existing building and showed where they would like to place the signs.
Mr. Christopher Turner was sworn in. He is the General Manager of Operations in charge of sales and service.
Mr. Turner stated that the existing sign is at the far end of the building at the north and that the customers drive past the building. Areas further south were not conforming.
Mr. Turner displayed Exhibit A-2 “Site Plan for Prestige Mini, Sheet #1 of 3, dated September 17, 2002”. He pointed out the spots for possible location of a free standing pylon sign. They would like to place the sign at the midpoint of the front of the property. Mr. Turner stated that other locations were not acceptable because at one of the locations a tree blocked it and at another location you would not be able to see it until you turned into the driveway. The proposed pylon sign will have two legs and will stand 29-1/2 ft high. It will be 9 ft. 3 in. wide and 4-1/2 ft. in height - 46 sq. ft. which conforms to code.
People are trying to use the side entrance. The applicant would like to put a sign, which would just be the logo, over the entrance. They hope that by putting the logo over the front door it will make the people come to the front of the building rather than trying to use the side entrance.
The applicant displayed Exhibit A-3 which was a photo of the proposed display box. There will be no lighting in the display box. The display box will be located at the southwest corner of the building. The applicant is willing to move the proposed location of the display box 2 ft. to the south to eliminate the need for a variance. The display box requires a 6” concrete pad.
In the interest of cost and timliness they would like to have a fuel tank on site. Each one of the vehicles gets delivered with a full tank of gas. The proposed tank will be a 6,000 gallon tank. They expect to have fuel delivered once a month. The tank would be located on the north bound side by vehicle storage so it would not be accessible to customers. It is a steel tank, double walled, reinforced concrete outside and surrounded by concrete bollards. The applicant stated that there is an adequate turning radius for a fuel tanker truck. The applicant stated that they are aware that they require Fire Prevention’s approval. They will amend the plans to show turning radii.
Mr. Andrew Missey, 12 Route 17 N., Paramus, NJ was sworn in. He is a professional engineer and prepared the site plan which was marked Exhibit A-2. The plan shows five amendments to the original site plan approval: (1) mini logo over the main entrance of showroom door; (2) approval for pylon sign along Route 17 frontage; (3) approval to locate display box in the southwest building corner; (4) approval for the 6,000 gallon, above ground fuel tank and (5) approval to install four additional light fixtures along Route 17 frontage.
The proposed four additional lighting fixtures are 20 ft. high, 1000 watts. The lighting would be equipped with glare shields. Without the shields it is 1.5 ft. candles along the eastern most traveled lane. D.O.T. approval is not required. The applicant stated that it would be willing to go to 15 ft. lighting. This will control the spill. The applicant stated that they would be amenable to four 400 watt lights, 15 ft. height.
Mr. TenKate advised the Board that the overall lighting at the site will be twice that permitted by Ordinance.
The only lights that would be on after they close the building would be the four lights on the corners of the building. The closing hours are 8:00 P.M. three nights a week, 6:00 P.M. 2 nights a week and 5:00 P.M. on Saturday. They are closed on Sunday.
Before approval, the Board would like to see figures on the lighting.
The applicant will return before the Board with revised lighting plans.
Straw poll vote on the signs only: Mr. Brotherton, agree; Mayor Martel, agree, Dr. Ross, agree; Mr. Trent, agree; Mr. DeKramer, agree; Mr. DaPuzzo, agree, Mr. Jandris, agree, Mr. Crean, agree; Mr. Lamster, agree.
This matter was carried to the February 24, 2003 meeting.
C. DKT. #444, COACH USA, S.P. AND SOIL, LEISURE LANE
Thomas Williams, Esq., attorney for the applicant appeared. This was a continuation of a prior meeting. The applicant is requesting site plan approval.
Mr. Mark Palus, 170 Kinnelon Road, Kinnelon, New Jersey was sworn in. He is a professional engineer. He stated that there has been a major revision made to the site plan application. They are now submitting a plan which is in conformance with all zoning requirements. The new plan has 79.84% of impervious coverage.
In response to the January 21, 2003 letter of Boswell Engineering, the applicant stated that the parking spaces will be 39 ft. deep and 11-1/2 ft. wide. Automobile parking will be 9 ft. x 18 ft. The automobile parking is for employees. Soil movement calculations need to be revised. They must revise the development application.
With regard to drainage calculations they have a series of seepage pits that run off into the ground. The applicant proposes six additional seepage pits to offset the impervious coverage. They will work with the engineer to see what is necessary as far as the drainage system is concerned.
The applicant proposes additional lighting in the area of the new parking. They have redefined the lighting and will meet all the Township requirements.
The applicant will pursue a letter of exemption from the D.O.T.
They propose parking on one-half of the right-of-way (Park Avenue vacation). The Planning Board will make a recommendation to the Township Council to prepare a deed conveying the property to the adjoining property owners.
The applicant will provide site triangles. The Board wants a dedicated easement restricting structures in the site triangle.
The applicant will revise their plans to show 7 oak trees on the landscape plan.
A motion to open the meeting to the public was made by Mr. Brotherton and seconded by Mr. DeKramer. All in favor.
A motion to close the meeting to the public was made by Mr. Brotherton and seconded by Mr. DaPuzzo. All in favor.
A motion to grant conditional approval was made by Mr. Brotherton and seconded by Mr. DeKramer. A roll call of members present revealed 7 yes votes by Mr. Brotherton, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. DaPuzzo and Mr. Jandris.
VII. WORK SESSION:
A. PROP. ORD. #1430, REZONE BL. 57, LOT 1 FROM PED TO LOD
Mr. Kasler discussed procedure regarding notice. He requested that the Board carry this matter for two weeks so that he can review information regarding a periodic reexamination report and in order to look at other zoning changes which would be more in keeping with a residential area.
This matter was carried to the February 10, 2003 meeting.
B. APPOINT ASST. SECRETARY TO REPLACE E. ARBUCKLE
A recommendation to nominate Peter DeKramer as Assistant Secretary was made by Mr. Brotherton and seconded by Mr. Trent. All in favor.
C. COMMITTEE REPORTS
1. T-03-002, TRAILER APPL., 5 MAPLE ROAD
This application is for a construction trailer. It does not meet the 25 ft. setback due to topographic conditions.
A motion to approve was made by Mr. DeKramer and seconded by Mr. Brotherton. A roll call of members present revealed 9 yes votes by Mr. Brotherton, Mayor Martel, Dr. Ross, Mr. Trent, Mr. DeKramer, Mr. DaPuzzo, Mr. Jandris, Mr. Crean and Mr. Lamster.
D. OLD/NEW BUSINESS
A motion to adjourn the meeting was made by Mr. Trent and seconded by Mr. DaPuzzo. All in favor.
The meeting was adjourned at 10:00 P.M.
These minutes were prepared by Joan Mandle
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