FEBRUARY 13, 2006
6:45 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 7:00 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, 475 Corporate Dr., Mahwah, N. J. Copies of the tapes may be purchased for a fee.
PRESENT: Mr. Brotherton, Mr. DaPuzzo, Mr. Jandris, Mayor Martel, Dr. Ross, Mr. Trent, Mr. Crean, Ms. Richter, Mr. Donigian, Mr. Rudolph, Mr. Sherer.
PROFESSIONALS: Peter Scandariato, Esq., Mike Kelly, P.E., Joe Burgis, P.P.
II. APPROVAL OF BILLS
1/25/06 Burgis Associates, Inc. $200.00
1/30/06 Peter Scandariato, Esq. $400.00
1/30/06 Peter Scandariato, Esq. $400.00
A motion to approve the bills was made by Mr. Brotherton and seconded by Ms. Richter. All voted in favor.
III. APPROVAL OF MINUTES
1. MINUTES OF JANUARY 9, 2006
Page 7: 1st Paragraph, Line 1 – change require to read “acquire”.
8th Paragraph, Line 1 – Correct the spelling of Stanley Krawczyk.
A motion to approve the minutes with corrections was made by Mr. DaPuzzo and seconded by Mr. Crean. All voted in favor with 1 abstention by Ms. Richter.
2. MINUTES OF JANUARY 23, 2006
A motion to approve was made by Mr. Brotherton and seconded by Mr. DaPuzzo. All voted in favor.
IV. MEMORIALIZING RESOLUTIONS
FROM MEETING OF JANUARY 23, 2006:
1. E-BD-216-239-401 – TYDALE DEVELOPERS, 50 CROCKER MANSION, BL.
21.03, LOT 30
2. TA 05-2040 – VITTI INSURANCE, D/B/A ALLSTATE INS., 860 WYCKOFF
AVE., BL. 181, LOT 6
3. TA 06-2002 – SCHREIBER FOODS INTERNATIONAL, 300 CORPORATE
DR., BL. 136, LOT 8
4. #06-001T – HINDU SAMAJ, TEMPORARY TRAILER, BL. 132, LOT 1
A motion to approve the Resolutions was made by Mr. Brotherton and seconded by Mr. Donigian. A roll call of eligible members revealed 9 aye votes by Mr. Brotherton, Mr. DaPuzzo, Mr. Jandris, Dr. Ross, Mr. Trent, Mr. Crean, Mr. Donigian, Mr. Rudolph and Mr. Sherer.
V. OPEN TO THE PUBLIC
A motion to open the meeting to the Public was made by Mr. DaPuzzo and seconded by Mr. Rudolph. All voted in favor.
Peggy Bost, 121 Deerhaven Rd. appeared before the Board. She presented the Board with a packet for their review concerning the Highland Preservation Area for the tract of land on the westerly face on Campgaw Mountain.
Lori Ramundo, 250 Dogwood Lane appeared before the Board.
Richard Green, Sun Valley Farm, Route 202 appeared before the Board regarding Vista Bahn Phase I. He had concerns regarding the erosion on the Sun Valley Farm side. He feels the Developer’s actions to correct this are ineffective. He presented photographs of the erosion on the property. Dr. Ross asked Mike Kelly to take the pictures, contact the Developer and look at the problem.
Julie Williams, 245 Dogwood Lane appeared before the Board. She also voiced her concerns regarding the water problem on Route 202.
A motion to close the meeting to the Public was made by Mr. Rudolph and seconded by Mr. Jandris. All voted in favor.
VI. PUBLIC HEARINGS:
A. DKT. #492 & 492-S – CUMBERLAND FARMS
Public Hearing is carried to March 27, 2006.
B. DKT. #256-A-2 – VALLEY REGIONAL MEDICAL CENTER,
400 FRANKLIN TURNPIKE
Joseph Behot, Esq., Attorney for the Applicant appeared before the Board.
The original site plan was approved in 1990 for the construction of the medical center facility. At the time, regulations did not permit a surgical center. The regulations have now changed and the applicant wishes to expand the facility to include a surgical center. The addition is approximately 5700 sq. ft. The surgical center would be approximately 7500 sq. ft. and incorporate portions of the existing building.
Mr. Behot stated the new facility would intrude approximately 5 ft. into the southerly side yard setback. The applicant would also need a parking variance.
Dr. John Hajjar, 400 Franklin Turnpike was sworn in. He is a member of Valley Regional Center LLC. and occupies space in the building. Dr. Hajjar explained the surgery center procedures and stated that it would be done on a same day basis. They would be scheduled surgery procedures. Dr. Hajjar detailed the type of regulations and requirements governed by the State, the number of nurses, technicians and office personnel and hours of operation.
Dr. Ross agreed there is a need for a surgical center but he has two concerns. One is the parking and the other is the amount of traffic coming out of the site. He asked if the applicant would be willing to put in a traffic light. Dr. Hajjar said he would be willing to do this. Dr. Hajjar indicated that there are cars parked in the lot that do not belong there. He will address this problem.
A motion to open the meeting to the Public was made by Mr. Donigian and seconded by Ms. Richter.
A motion to close was made by Mr. Crean and seconded by Mr. Rudolph.
Joe R. Frank, Architect of Wayne, New Jersey was sworn in. He stated his credentials and was qualified as an expert witness.
Mr. Frank described the proposed addition. He presented two diagrams. One is the existing second floor plan and the other the proposed second floor plan. Mr. Frank stated there will be a total of 4 procedure rooms and exam rooms. He described the square footage of the proposed rooms which are governed by State regulations.
Mr. Frank explained the proposed parking with respect to how the facility functions such as number of patients, number of procedures, time frame for each procedure, doctors, nurses, staff, etc.
Mr. Behot referred to the Burgis Associates report dated February 3, 2006 regarding a comment made about the handicapped parking spaces. Mr. Frank stated they looked into re-striping to bring the current spaces up to current standards as far as handicap accessibility.
Mr. Frank stated that they will be improving the landscaping.
Mr. DaPuzzo asked if there could be an area designated for future parking such as a double level. Mr. Frank stated this could be worked out if needed. The Board is concerned about the additional somewhat 30 parking spaces that would be needed with the surgical center.
Mike Kelly asked Mr. Frank to state the square footage of the addition. Mr. Frank stated it is 5670 sq. ft.
A motion to open to the Public was made by Mr. DaPuzzo and seconded by Mr. Brotherton. All voted in favor.
A motion to close was made by Mr. Brotherton and seconded by Mr. Rudolph. All voted in favor.
Gary Dean, Traffic Engineer, 916 Sommerset St., Watchung, N. J. was sworn in. He stated his credentials and was accepted as an expert witness.
Mr. Dean stated he conducted a parking study at this site. He distributed 2 exhibits to the Board members. The first shows how much parking was in the lot on a 15 min. basis. This study was done on January 26 and 27, 2006 during the morning and afternoon rush hours and during the middle of the day. The second exhibit represents a similar level of effort at Dr. Hajjar’s facility in Englewood Cliffs. Mr. Dean stated that based on his findings 21 spaces is an appropriate number for the surgical center.
Mr. Jandris asked the applicant to prepare a revised parking plan showing the proposed parking spaces.
Mike Kelly asked if Mr. Dean performed a traffic impact study at the intersection of Bellgrove Dr. Mr. Dean stated they did perform the traffic counts at the site. Mr. Dean also stated that the operation conducted from this site does not warrant a traffic light at this point. Dr. Ross feels this should be looked into further because of the increase in traffic flow. The applicant will investigate this situation.
Mr. DaPuzzo asked Mr. Frank if there could be additional parking spaces put in the area directly to the right of the entrance into the site. Mr. Frank indicated he could put some spaces in this area. Mr. DaPuzzo asked Mr. Frank to prepare a future parking plan with this additional parking area.
A motion to open the meeting to the Public was made by Mr. DaPuzzo and seconded by Mr. Jandris. All voted in favor.
A motion to close was made by Mr. Crean and seconded by Ms. Richter. All voted in favor.
The following were moved into evidence:
1. Exhibit “A-1” - Existing second floor Plan
2. Exhibit “A-2” – Proposed second floor Plan
3. Exhibit “A-3” – Parking demand Valley Regional Medical Center prepared by Mr.
4. Exhibit “A-4” – Parking demand of Englewood Cliffs site prepared by Mr. Dean
5. Exhibit “A-5” – Traffic Counts
Mike Kelly asked that the applicant’s Traffic Expert provide the Township with a document summarizing his findings which Mike will review. If he feels someone else should perform this study he will make the recommendation.
Mike Kelly indicated that the Fire Department wants a hydrant at the southwest corner of the building. The applicant will comply. He also stated that there is a drainage line that goes under the proposed addition. He is recommending that the drainage line be relocated around the addition. The applicant requires a waiver for the parking setback. This is an existing condition. The aisle width below the addition is an existing waiver of 23 feet where 24 feet is required.
The Public Hearing will be continued on March 13, 2006.
C. DKT. #405-S – CLEYMORE LLC. (HAMPTON INN), 221 RAMAPO
Bruce Whitaker, Attorney for the applicant appeared before the Board.
The applicant is seeking soil movement approval. Mr. Whitaker referred to the Boswell Engineering Report dated December 27, 2006 stating they will comply with all comments and requests.
John Hansen, PE, 180 Main St., Chester, N. J. was sworn in. Mr. Hansen stated he is familiar with the site and stated that 18,000 cubic yards of soil is required to be removed from this site.
A motion to open the meeting to the Public was made by Mr. Jandris and seconded by Mr. Donigian. All voted in favor.
A motion to close was made by Mr. Jandris and seconded by Mr. Crean. All in favor.
A motion to approve was made by Mr. Trent and seconded by Mr. Jandris. A roll call of members present revealed 9 aye votes by Mr. Brotherton, Mr. Jandris, Dr. Ross, Mr. Trent, Mr. Crean, Ms. Richter, Mr. Donigian, Mr. Rudolph, Mr. Sherer and 2 abstentions by Mayor Martel and Mr. DaPuzzo.
D. DKT. #461 – VISTA BAHN PHASE II, RAMAPO VALLEY RD.
Mr. Scandariato made a statement regarding the information given to him earlier in the evening by Peggy Bost of 121 Deerhaven Rd. He indicated that this could not be distributed to the Board members since the contents contain letters from residents, newspaper articles, specific reference to the Vista Bahn application, etc. which can not be used as testimony. Mr. Scandariato explained at an earlier hearing that the Board cannot consider anything other than what is presented in a public hearing. He proceeded to explain the procedure to the Board and Public.
Bruce Whitaker, Attorney for the Applicant appeared before the Board.
The applicant is requesting a major subdivision of 13 lots on 35.45 acres in the R80 zone. The lots all meet the lot area requirements.
Mr. Whitaker stated that that this property has an unusual topographic condition. He also stated that the application before the Bergen County Planning Board is being reviewed. Bergen County indicated that there should be no driveways off Ramapo Valley Rd. Therefore, there needs to be a roadway into the interior of the property for the development of this property.
Mr. Whitaker addressed the Boswell report regarding issues concerning the historical foundations that are found on portions of this property. The Township and the applicant are in agreement that they should remain.
Alexander Lapatka, P.E., 12 Route 17, Paramus, New Jersey was sworn in. He was accepted as an expert in the field of engineering.
Mr. Lapatka addressed the Plans submitted with the application as Major Subdivision Plans. Sheet 1 of 9 dated 10/15/05. This was marked as Exhibit “A-1”. He explained the existing conditions at the site and the surrounding area. There is an existing home and two foundations which are to be removed. The two foundations in the southwest corner of the site are to be preserved. The site has moderate to steep slopes. There is a low point at Ramapo Valley Rd. at an elevation of approximately 244 ft. above sea level. The high point on the property is approximately 310 ft. higher and is approximately 554 ft.
Mr. Lapatka stated they are proposing to construct a road from Ramapo Valley Rd. into the site that will end in a cul de sac. They are also proposing a second road that will also end in a cul de sac.
Mr. Whitaker asked Mr. Lapatka to describe the individual lots. All lots meet the required lot area. One lot requires a dimensional variance (proposed lot 54.09) for lot depth of 200 feet where 300 ft. is required.
In connection with the roadways, Mr. Lapatka stated they exceed the RSIS standards and gave the explanation.
Mr. Lapatka gave an overview of the drainage system. He stated the proposed storm drain system will reduce the rate of run off from the site in accordance with RSIS, NJDEP standards as well as the soil conservation standards. Under questioning by Mr. Whitaker, Mr. Lapatka stated he is familiar with the most recently passed storm water management regulations and that the applicant’s proposal will be in compliance with these regulations.
Mr. Whitaker addressed the requests for waivers. The applicant is not proposing any sidewalks on the site. The RSIS standard dictates that sidewalks are required on one side of the street.
Mr. Lapatka addressed the waivers for Slopes Greater than 1V:4H. The applicant is proposing slopes 1V:2.5H on Lot 54.11. The other slopes are proposed 1V:3H which would allow the applicant to reduce the amount of grading.
Mr. Lapatka referred to Sheet 2 of 9 of the plan entitled Grading/Drainage/Utility Plan dated 10/15/05 and marked “A-2”.
Mr. Lapatka addressed the walls. The applicant is proposing walls as high as 14 ft. where walls in the required yard are to be no higher than 6 ft. The reason for this is to minimize the amount of grading around the proposed structures. Mr. Lapatka explained the walls being proposed in the tier section and the height of these walls. The maximum height is on proposed lot 54.09 at the southwest corner which would add up to approximately 70 feet.
Mr. Whitaker addressed the Boswell Engineering Report dated December 12, 2005. Mr. Lapatka stated they can accommodate the modifications to the plan from an Engineering standpoint.
Mr. Lapatka stated that in connection with the retaining walls and the request by Boswell Engineering to meet appropriate engineering standards for construction the proposed walls will meet the criteria set forth in this letter.
Mr. Donigian asked that the applicant prepare an illustration of the 70 ft. tier walls so that the Board can visualize what it may look like.
Mr. DaPuzzo had some concerns regarding the height of the walls being as high as 14 ft. He asked if the site could be built with walls closer to code. Mr. Lapatka will look into this.
Mike Kelly addressed the two cul de sacs. Cul de sac #1 has cuts that range from 14 ft. up to about 26 ft. and cul de sac #2 has maximum cuts that range from 22 ft. up to 30 ft. He has a concern as to what type of soil or rock do they anticipate encountering in that area. How much will have to be blasted or will they be able to rip the rock. He is requesting some test borings or test pits in the area to see what they will be dealing with. Mr. Lapatka stated there have been some test holes performed and there will be some additional ones. He will give Mr. Kelly this information.
Mr. Burgis asked Mr. Lapatka if he has determined the extent of tree removal on this site to accommodate what is shown on the plan. Mr. Lapatka stated he has not. Mr. Lapatka stated they are proposing with each individual lot application to show the trees in the area of disturbance. Mr. Burgis asked if he has calculated the total extent of disturbance on site. Mr. Lapatka stated he did not but will supply the figure. He asked Mr. Lapatka to supply the area of steep slopes characterized by at least a minimum 25% slope.
Mike Kelly stated he had some concerns with the 3 lots at the end of the southernmost cul de sac. He asked that the Planning Board make the determination as to whether these lots need to meet the lot frontage requirements. Two of the lots are basically being created as flag lots and don’t meet the intentions of the ordinance.
Public Hearing will continue on April 10, 2006.
VII. WORK SESSION
A. PROPOSED AMENDMENT TO MUNICIPAL STORMWATER
Mr. Kelly indicated that he is looking for a recommendation from the Planning Board to the Governing Body that the measures stated in his letter of February 9, 2006 to Brian Campion are consistent with the Master Plan of the Town. Mr. Kelly stated these measures will meet the requirements of the State and the Town will be in compliance with their stormwater management requirements.
A motion to recommend that this be adopted was made by Mr. Rudolph and seconded by Mr. DaPuzzo. A roll call revealed 10 aye votes by Mr. Brotherton, Mr. DaPuzzo, Mr. Jandris, Mayor Martel, Dr. Ross, Mr. Trent, Mr. Crean, Mr. Donigian, Mr. Rudolph, Mr. Sherer and 1 abstention by Ms. Richter.
B. COMMITTEE REPORTS
1. TA#06-2007 – BRUCHEM, INC., 10 LEIGHTON PL.
2. TA#06-2005 – RELIS CAPITAL MANAGEMENT, 18 INDUSTRIAL AVE.
3. TA#06-2008 – SONNEBORN INC., 575 CORP0RATE DR.
4. TA#06-2006 – GRACIE OF MAHWAH, 107 MILLER RD. – NO SHOW
5. TA#06-2004 – ARTHUR MAY, 3 MILLER RD.
6. #06-002T – STRYKER TRAILER APPLICATION, 325 CORPORATE DR.
A motion to approve was made by Mr. Brotherton and seconded by Mr. Donigian. A roll call revealed 11 aye votes by Mr. Brotherton, Mr. DaPuzzo, Mr. Jandris, Mayor Martel, Dr. Ross, Mr. Trent, Ms. Richter, Mr. Donigian, Mr. Rudolph and Mr. Sherer.
A motion to adjourn was made by Mr. DaPuzzo and seconded by Mr. Donigian. All voted in favor. The meeting was adjourned at 10:45 p.m.
These minutes were prepared by Rosalie DeMartino.