JUNE 27, 2005
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. Jandris, Dr. Ross, Mr. Trent, Mr. Crean, Mr. Donigian (7:15 p.m.)
ABSENT: Mr. J. Kelly, Mayor Martel, Mr. DaPuzzo, Mr. Lamster, Mr. Rudolph
PROFESSIONALS: Peter Scandariato, Esq., Mike Kelly, P.E., Joe Burgis, P.P.
II. APPROVAL OF BILLS
No bills were presented for payment.
III. APPROVAL OF MINUTES
A motion to approve the minutes of May 23, 2005 and June 13, 2005 was made by Mr. Brotherton and seconded by Mr. Trent. All voted in favor. Mr. Brotherton abstained from voting on the minutes of June 13, 2005.
IV. MEMORIALIZING RESOLUTIONS
FROM 6/13/05 MEETING
1. DKT. #486 – REMO, 182 AIRMONT AVE. – MINOR SUBDIVISION
Mike Kelly wanted the following added to the Resolution: The applicant agreed
to come back to the Planning Board for soil movement approval for each lot.
2. TA#05-2014 – PRESTIGE OF BERGEN – D/B/A PRESTIGE TOYOTA, TENANT APPLICATION - DISMISSAL
3. TA#05-2016 – MARVEL CHARACTERS, 65 RAMAPO VALLEY RD.
TENANT APPLICATION APPROVAL
4. TA#05-2017 – PAN ATLANTIC TECHNOLOGY CORP., 65 RAMAPO
VALLEY RD. – TENANT APPLICATION
5. TA#05-2108 – CM CERAMICS LLC, 800 CORPORATE DR. – TENANT
6. TA#05-2028 – MD-X SOLUTIONS, 750 CORPORATE DR. - TENANT
A motion to approve the above Resolutions was made by Mr. Trent and seconded by Mr. Crean. A roll call of eligible members revealed 3 aye votes by Dr. Ross, Mr. Trent, Mr. Crean.
V. OPEN TO THE PUBLIC
A motion to open the meeting to the Public was made by Mr. Jandris and seconded by Mr. Trent. All voted in favor.
Peg Thornton, 16 Bergen Place appeared before the Board. She had questions about minor subdivisions in the R5 zone. She asked what dictates the orientation of the front yard and rear yard. Mr. Burgis gave her the definition of a front yard stating that it relates to the front street line of the property and the rear yard is technically opposite of the front yard. Dr. Ross explained that in a minor subdivision the pre-existing dwelling is grandfathered and can be granted without a variance. She was concerned about the size of the homes being built on small lots specifically in the R5 zone.
A motion to close the meeting to the Public was made by Mr. Trent and seconded by Mr. Brotherton. All voted in favor.
VI. PUBLIC HEARINGS
A. DKT. #487 – FRANKLIN TURNPIKE CONSTRUCTION, 711 RAMAPO
VALLEY RD. – BL. 21, LOT 24
Thomas Van Dam, Esq. appeared on behalf of the applicant. Public notice was necessary for this minor subdivision because there are existing non-conformities with regard to the accessory structures appurtenant to the dwelling home that is to remain.
Peter Montalbano, 5 Vincent Pl., Park Ridge and Tibor Latincsics of Conklin Associates were sworn in.
Mr. Montalbano stated they are proposing a one lot subdivision consisting of 1.84 acres. He described the property indicating that he proposes to construct a single family home approximately one-third of the way up the slope. The property is wooded. There are no sidewalks being proposed since there are no sidewalks along Ramapo Valley Rd.
Mr. Van Dam addressed the report from the Historical Society regarding the Ice House.
Mr. Montalbano stated this house collapsed in 1980 and was removed.
Mike Kelly asked if Mr. Montalbano intends to keep the Manure House. He stated this house was put in the field approximately 125 years ago and he intends to keep this house.
Mr. Kelly stated they will have to request a variance for accessory structures on the one lot.
Mike Kelly also stated they will need a waiver for providing the location of streets and streams within 400 feet. He does not see a problem with this.
The applicant will be required to make a contribution to the sidewalk bank.
Regarding the septic system, Mr. Montalbano stated there will be a new field for the new home and will renovate the old system.
Mr. Burgis had a question regarding Fyke Rd. and whether or not it is on the Township’s tax map. Mr. Montalbano stated it is currently shown on the tax map as a private road.
Mr. Latincsics explained how they determined the lot line. The key element in establishing this lot line was to provide a 25 foot separation to the top of bank. The DEP requires a 25 foot buffer from state open water. He stated the pond is a man made pond and well defined and regulated by a valve.
Mr. Latincsics described the lot as an uphill sloping lot from the ridge which rises from Route 202.
Mr. Van Dam addressed the Boswell Engineering Report dated May 9, 2005.
In answer to Mr. Donigian’s question regarding the Highlands area, Mr. Latincsics stated they are outside of the Highland’s Preservation area. He indicated they have asked the DEP for confirmation but they have not yet responded. Mr. Donigian felt this should be a condition of approval.
A motion to open the meeting to the Public was made by Mr. Donigian and seconded by Mr. Crean. All voted in favor.
Stan Berlin, 14 Manor Rd. appeared before the Board. He wanted clarification as to which property is the subject of this application.
A motion to close was made by Mr. Trent and seconded by Mr. Crean. All voted in favor.
A motion to approve subject to conditions discussed at this hearing including the confirmation from the DEP indicating that they are not in the Highland’s Preservarion area was made by Mr. Trent and seconded by Mr. Jandris. A roll call of members present revealed 6 aye votes by Mr. Brotherton, Dr. Ross, Mr. Trent, Mr. Crean, Mr. Jandris and Mr. Donigian.
B. DKT. #372A-5 & #372A-5S – STRYKER AMENDED SITE PLAN AND
Bruce Whitaker, Attorney for the applicant appeared before the Board.
Mr. Whitaker stated the applicant is proposing to alter the north parking lot to provide additional spaces. There will be a net gain of 171 spaces. The north lot now has 523 spaces and they are proposing 668 spaces for a net gain of 145 spaces. The previous parking standards were for 9 x 18 and they are proposing the same since they will be for employees only. The proposed spaces on the east side will be for visitors and will be 10 x 20 for a net gain of 26 spaces totaling 171 spaces. Mr. Whitaker stated there will be a reduction in the impervious coverage.
Regarding the Soil Movement application, Mr. Whitaker stated that the Boswell Report indicates they take no exception to the calculations submitted.
Andrew Missey, P.E., 12 Route 17 North, Paramus was sworn in. Revised Site Plan dated March 30, 2005 was marked Exhibit “A-1”. Mr. Missey described this plan. He stated that with this proposal they would have a total of 1413 spaces on site which would represent a 14% increase. However, the paved area would only increase by 4%.
Mr. Missey stated that the IP120 zone permits a maximum of 70% improved lot coverage and this proposal would be at 49.7%.
Mr. Whitaker asked Mr. Missey if they could comply with the comments in the Boswell and Burgis reports. He stated there would be no problem.
In answer to Mr. Donigian’s question, Mr. Missey stated the approved future parking plan shows a total of 1987 spaces.
A motion to open the meeting to the Public was made by Mr. Brotherton and seconded by Mr. Jandris. 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 the additional parking and soil movement was made by Mr. Trent and seconded by Mr. Crean. A roll call of members present revealed 6 aye votes by Mr. Brotherton, Dr. Ross, Mr. Jandris, Mr. Crean, Mr. Trent and Mr. Donigian.
VII: WORK SESSION
A. DKT. #04-2011A-2 – PRESTIGE AUTO EXPRESS, 40 FRANKLIN TPKE.
AMENDED PARKING PLAN
Mr. Crean recused himself.
Alan Kidd, Esq. appeared on behalf of the applicant. He stated this is not a car wash but a detail shop.
Mr. Kidd stated the applicant will stripe the north side of the lot. The arrows for traffic circulation now exist. There will be 8 parking spots 10 x 20.
A motion to approve the plan as shown subject to the striping being installed as quickly as possible was made by Mr. Jandris and seconded by Mr. Donigian. A roll call of members present revealed 5 aye votes by Mr. Brotherton, Dr. Ross, Mr. Trent, Mr. Jandris, and Mr. Donigian.
B. PROPOSED ZONING MAP DISCUSSION
The map was prepared by Jason Kasler. The Board members reviewed the map. Dr. Ross described the map. Ms. Winokur indicated that the Highlands area will be eliminated from the map.
The Board members discussed any changes needed to finalize the map.
C. COMMITTEE REPORTS
1. TA-05-2022 – SWIFTREACH NETWORKS
Applicant did not show for the hearing.
2. TA-05-2021 – MARTAB – 300 RTE 17 SOUTH
A motion to approve was made by Mr. Brotherton and seconded by Mr. Donigian. A roll call of members present revealed 6 aye votes by Mr. Brotherton, Dr. Ross, Mr. Trent, Mr. Crean, Mr. Jandris, Mr. Donigian.
A motion to adjourn was made by Mr. Trent and seconded by Mr. Jandris. All voted in favor. Meeting was adjourned at 8:45 p.m.
These minutes were prepared by Rosalie DeMartino
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