TOWNSHIP OF MAHWAH PLANNING BOARD
DECEMBER 1, 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, 475 Corporate Drive, Mahwah, NJ 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, NJ. Copies of the recording may be purchased for a fee.
PRESENT: Mr. Brotherton, Mr. Donigian (8:05), Mr. Da Puzzo, Mr. Trent, Mr. Crean, Mr. Lamster, Mr. Rudolph, Mr. Roth
ABSENT: Mr. Jandris, Mayor Martel, Dr. Ross
PROFESSIONALS: Peter Scandariato, Esq., Michael Kelly, P.E., Joseph Burgis, P.P.
II. APPROVAL OF BILLS
III. APPROVAL OF MINUTES
V. OPEN TO THE PUBLIC
A motion to open the meeting to the public was made by Mr. Trent and seconded by Mr. DaPuzzo.
A motion to close the meeting to the public was made by Mr. Trent and seconded by Mr. DaPuzzo.
VI. WORK SESSION
A. COMMITTEE REPORT
1. TA 03-2036 SUPER SIGNS & BANNERS, 76A RAMAPO VALLEY RD.,
BL. 40, LOT 63
This tenant application is for a sign shop on Ramapo Valley Road. The Subreview Committee stated that there are no complications and plenty of parking. The sign facing the parking lot is being removed. Subreview Committee recommended approval
Motion to grant conditional approval was made by Mr. Trent seconded by Mr. Lamster. A roll call of members present revealed seven (7) yes votes by Mr. Bortherton, Mr. DaPuzzo, Mr. Trent, Mr. Crean, Mr. Lamster, Mr. Rudolph, Mr. Roth.
B. OLD/NEW BUSINESS
VII. PUBLIC HEARINGS:
A. DKT. #443-A, HAWKS NEST AMENDED SITE PLAN, BL. 1, LOT 52,
200 STABLED WAY
James Jaworski, Esq. appeared on behalf of the applicant. This application is for an amended plot plan at 200 Stabled Way. The application was originally approved by this Board by resolution dated 11/25/02 for a 43 acre parcel – minor subdivision which resulted in redrafting of the lot line between two properties and approval of some variances. It was for the construction of 13,000 + sq. ft. single family residence, riding arena indoor/outdoor. They have made application to make one change which is to enlarge the arena from 66 ft. x 100 ft. to 88 ft. x 150 ft. They have reviewed Boswell’s letter of 11/20/03. The area of disturbance is increased by 9,000 sq. ft. Stability calculations and certification for retaining walls will be provided.
The applicant will replace 25% of any trees that will have to be removed.
A motion to grant conditional approval was made by Mr. DaPuzzo and seconded by Mr. Trent. A roll call of members present revealed six (6) yes votes by Mr. Bortherton, Mr. DaPuzzo, Mr. Crean, Mr. Lamster, Mr. Rudolph, Mr. Roth. Mr. Donigian abstained.
B. DKT. #455 WOODCLIFF LAKE DEVELOPERS
Thomas Van Dam, Esq. is the attorney for the applicant. Their engineer’s report was not ready. He understands that there may be Revised Planners report. He recommends that this be carried to the 15th when the reports should be out.
Mr. Burgis and Mr. Schlesinger will come to some conclusion regarding the chainlink fence at the top of the retaining wall and the applicant will agree to same.
The applicant has submitted all documentation to DEP and is awaiting approval.
Sidewalks were discussed and will be addressed at the meeting of December 15, 2003.
Mr. DaPuzzo stated that he would like the applicant to come back with a plan to reduce the noise to acceptable levels on Lots 4, 5 and 6. He would like to see letters to D.O.T. requesting the continuation of the berm.
Lot depth interpretation will be addressed in a memo from Mr. Burgis which will be submitted to the Board.
A motion to open the meeting to the public was made by Mr. Trent and seconded by Mr. Lamster. All in favor.
Robert Ambrose, 23 Windsor Terrace, Mahwah, NJ stated that he made a request that the applicant do a sound level reading at Campgaw Road at this time with the leaves off the trees. He also stated that he felt it was unreasonable to have this applicant put sidewalks on Campgaw Road.
Patricia Stone, 335 Campgaw Road, Mahwah, NJ had concerns regarding tree removal of approximately 500 trees and sound levels. She stated that DOT planted a number of trees and must have felt that this has an affect on sound levels. She asked that some kind of compromise be reached to limit the area of disturbance as it pertains to tree removal.
A motion to close the meeting to the public was made by Mr. Trent and seconded by Mr. Crean. All in favor.
This matter was carried to the meeting of December 15, 2003.
C. DKT. #462 MAC ARTHUR BLVD. LLC
Richard Berger, Esq., appeared on behalf of the applicant. After the last hearing they have tried to rework the parking regarding this application.
They are presenting an alternative parking plan to accommodate the full amount of parking spaces required by Ordinance without a parking deck.
Al Lapatka distributed copies of the revised plans to the Board. The “Future Parking Layout Plan” dated 11/21/03 was presented and marked Exhibit “A-5”. The purpose of this plan is to show that they can provide the four spaces per thousand on the ground. They have removed the proposed parking garage and added at grade spaces. The plan proposes total 1,264 spaces. The plan has 64% impervious coverage.
Along the southerly portion of the easterly property line there was a 19 ft. retaining wall. They have eliminated this wall and proposed a three tiered retaining wall system with each wall not being more than 6 ft. in height.
Kenneth Newman, 114 Algonquin Parkway, Whippany, NJ was sworn in and qualified. Mr. Newman is the applicant’s traffic engineer. He explained his traffic study to the Board.
Mr. Newman stated that based on the distribution of traffic, other than the immediate intersection, the most additional traffic at any off site intersection would be 14 inbound in the A.M. and 18 outbound in the afternoon over an entire hour. The difference in impact between this report and what was discussed in the previous application is minimal. Some signal timing changes may be required. At this time NJDOT does not feel that this is required. The applicant has suggested widening the Macarthur Avenue intersection and putting in a right turn lane. These plans have been submitted to NJDOT.
Parking plans and future requirements were discussed in detail.
Mr. Lamster would like to see a new traffic study done and would like to see the projections done with the appropriate number of parking spaces mapped out. The applicant does not feel that this is necessary. Mr. Newman stated that they are maxing out the improvements on this project.
Mr. Newman’s report was marked into evidence as Exhibit “A-6”.
The March 27, 2002 Request for Concept Review was marked Exhibit “A-6a”
The packet beginning with the letter dated March 6, 2003 was marked Exhibit “A-6b”.
Letter dated October 21, 2003 from the Township’s Traffic Expert was marked Exhibit “A-6c”.
Mr. Newman reviewed how this development will affect the Macarthur/Island intersection. He stated that there will be double the delays coming north on Route 17 to make the left turn. NJDOT did not want to lengthen the cues at the Macarthur intersection. The applicant feels that if the project’s 200 second delays do come to pass that NJDOT may revisit their decision.
Joseph Spataro, 71 Hudson Street, Hackensack, NJ was sworn in and qualified as an expert witness.
Mr. Spataro exhibited a rendering of the front entrance of the larger building (Building B) on the site. All of the buildings they develop are face brick masonry buildings. This rendering was marked Exhibit “A-7”.
An exhibit of the exterior views of Building A were shown. This has its main entry on a 45 degree angle and is the smaller of the two buildings on the site plan. This rendering was marked Exhibit “A-8”.
A rendering of the smaller building facing Macarthur Blvd. was marked Exhibit “A-9”.
Building A is about 67 ft. off Macarthur Boulevard. The parking lot is set back about 32 ft. off Macarthur Boulevard. There are no setback variances being requested.
The loading docks will not face the road. There will be signage. The rooftop appurtenances can be seen from Macarthur Boulevard.
This matter was carried to the meeting of January 12, 2004.
A motion to adjourn the meeting was made by Mr. Trent and seconded by Mr. Roth. All in favor. The meeting was adjourned at 11:06.
These minutes were prepared by Joan Mandle.
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