MINUTES: REGULAR MEETING
PLANNING BOARD
APRIL 18, 2002
BOROUGH OF WANAQUE
Meeting called to order by Chairman Gilbert Foulon at 8:00 P.M. with a salute to the flag.
ROLL CALL:
Chairman Gilbert Foulon Kevin Platt
Joseph Graceffo (came in at 8:10 P.M.) David Slater
Tony Brindisi Thomas Balunis
PRESENT: Attorney Steven Veltri and Engineer Michael Cristaldi
MEMBERS ABSENT: John DiMeglio, Mayor Warren Hagstrom and Eugene Verba.
READING: Open Public Meeting Announcement:
This is a Regular Meeting of the Wanaque Borough Planning Board and adequate notice has been given and it has been duly advertised by the placement of a notice in the Trends and the Herald News, mailed on January 18, 2002 and a notice thereof has been posted on the bulletin board in the Municipal Building in the Borough of Wanaque and a copy thereof has been on file with the Borough Clerk.
MINUTES: from the March 21, 2002 Meeting.
MOTION TO APPROVE: made by Member Brindisi, seconded by Member Platt, voting yes were Chairman Foulon, Members Brindisi, Platt and Balunis. Member Slater abstained.
COMMUNICATIONS REPORT: No questions asked.
APPLICATION STATUS REPORT: Eng. Cristaldi said he had no new applications.
CONCEPTUAL DISCUSSION: Glen Baker, Property Manager for “Villages at Stony Ridge” located on Carter Rd. The discussion will be on a Parking Extension Project.
Atty. Robert C. Griffin, Griffin & Griffin, P.C. Attorneys at Law, 415 Route 10, Suites 6-8 Randolph, N.J. 07869 came forward on behalf of the applicant. Along with Atty. Griffin, was Andrew Amorosi, PE, RS, Falcon Engineering, Consulting Engineers, 62 Grove St., Somerville, N.J. 08876.
Atty. Veltri announced that any comments that the Board makes tonight is non-binding upon the Board and certainly any comments the two professionals make are non-binding upon the applicant.
Mr. Amorosi proceeded to tell the Board that there is a parking problem at the “Villages at Stony Ridge” that affects every resident, and as a solution, on the entrance road as you come into the community, by the church side, there currently is parallel parking along the curb line. They are proposing to extend the curb line out approximately 10 feet and put in perpendicular parking spaces that would increase the existing parking from 11 spaces to roughly 26 spaces. The additional pavement that would be needed is roughly 260 x 10 ft. wide. They are also proposing to put in a landscape buffer area for any headlights that would be shining at existing houses.
Chairman Foulon commented, that the Board is familiar with the parking problem and has received many complaints.
Eng. Cristaldi said he hopes they have the buffer distance from the houses and plus there will be a problem with the headlights. Mr. Amorosi said they are proposing a 3 ft. high buffer of bushes to shield the headlights. Mr. Amorosi said most of the units can’t fit two cars in the driveway and some units don’t use the garage if they have a larger vehicle such as a SUV and essentially, a lot of the units have one space.
Chairman Foulon mentioned that the townhouse association should make sure there are no unlicensed or unregistered vehicles being parked on the premises and Atty. Griffin said that already is a Master Deed Requirement in that community.
Eng. Cristaldi suggested putting up a wood fence along with the buffer plantings so it would be a more solid buffer from keeping the headlights shining on the surrounding houses. Chairman Foulon suggested they look into what the approved buffer zone is and are they allowed to encroach on it? Chairman Foulon went on to say that the homeowner’s association or Hovnanian would have to apply for an amended site plan. Atty. Griffin asked Chairman Foulon, in light of the intrusion into the existing site plan, would it be necessary to have a formal amended site plan application and Chairman Foulon said yes. Atty. Griffin added, that if this is going to cost a tremendous amount of money for a partial solution, then it would come to a point when it’s not worth it.
Eng. Cristaldi mentioned that he never received a good set of As Builts for the utilities from Hovnanian. Atty. Griffin said he can’t compel them to, but the association can certainly bring it to their attention.
CONCEPTUAL DISCUSSION: Pastor Scott Brown of “His Word Ministries”, 593 Ringwood Ave., wants to discuss buying a house at 23 Rhinesmith Ave., Block 235 Lot 1 and demolishing the house and turning the property into a parking lot for the church.
Pastor Scott Brown, 14 Wolfe Drive, Wanaque, stepped forward. Pastor Brown explained that the property behind the church has become available for purchase. There is a small house on a double lot, and the church would like to purchase it with the hopes of making some parking area for the church. Pastor Brown said he believes this property is in the R-10 Zone.
Atty. Veltri told Pastor Brown, the Board never objects to additional parking, but Atty. Veltri’s view is that they will need a Use Variance to turn the home into a parking lot and that would be granted or denied by the Board of Adjustment.
Eng. Cristaldi, at this point, confirmed the property is in the R-10 Zone.
The Board Secretary told Pastor Brown that the Board of Adjustment does not hear Conceptual Discussions and that he would have to come in and speak with the Building Inspector about applying for an application to the Board of Adjustment.
CONCEPTUAL DISCUSSION: Anthony & Christine Vuolo are contemplating buying property at 832 Ringwood Ave., Block 307 Lot 6 and enlarging the garage for a furniture refinishing workshop.
Mr. Vuolo came forward. Chairman Foulon asked Mr. Vuolo what he plans on doing with the house and Mr. Vuolo said he plans on living there. Chairman Foulon told Mr. Vuolo he is looking for two uses on one lot and that is not allowed. Eng. Cristaldi added, that the business would be an industrial use and that is not allowed because wood finishing isn’t one of the permitted uses in a “B” Zone. Eng. Cristaldi said, in the Subdivision and Land Development and Zoning Book for Wanaque, if you look in the Industrial District, it tells you what is permitted which are; components associated with tool and dye operations, furniture, cabinets and other similar wood products, therefore his business would be an Industrial Zone Use.
Atty. Veltri told Mr. Vuolo he could apply to the Board of Adjustment for a Use Variance.
CONCEPTUAL DISCUSSION: Diane Cosine owner of the “Toy Box” at 1185 Ringwood Ave., Block 448 Lot 8.01 and owner of the building is Joseph DiDonato. Ms. Cosine would like to install a Soda Vending Machine outside in front of the business and would like to know if this would be acceptable by the Planning Board.
David Cosine, husband of Diane Cosine, owner of the “Toy Box” came forward and told the Board he would like to put a soda machine in front of the store. The machine is 27 x 35 and there is a bagel shop next door and closes at 12:00 P.M. and Mr. Cosine doesn’t think the soda machine would affect the bagel business.
Chairman Foulon told Mr. Cosine the Board is not in favor of any outside vending machines. Mr. Cosine said he noticed there are other vending machines outside along Ringwood Ave. Mr. Cosine also said he has permission from the landlord of the building.
Chairman Foulon suggested he talk with the Building Inspector. Atty. Veltri said this is not a Planning Board matter and the Board does not have jurisdiction and could not legitimize it.
PUBLIC DISCUSSION:
Sandy Lawson, 28 Haskell Ave. came forward and wanted to comment on the parking situation at “Villages at Stony Ridge”. Ms. Lawson said she remembers attending the meetings when this project was before the Board and had an approval for 102 units and was granted to build 120 units. Ms. Lawson’s point was, if they had received the approval for 120 they would have enough parking now.
RESOLUTIONS: None
VOUCHERS: submitted by Atty. Veltri for Wanaque Manor, Block 457, Lot 1 and Block 479 Portions of Lots 1 & 2 for review of plans, attendance at Completeness Meeting, telephone conversations with Atty. Perry Vallone and drafting correspondence dated March 19 and March 20, 2002 for $275.00.
MOTION TO APPROVE: made by Member Platt, seconded by Member Balunis, voting yes were Chairman Foulon, Members Graceffo, Brindisi, Platt, Slater and Balunis.
MOTION TO ADJOURN AT 8:35 P.M.: made by Member Slater, seconded by Member Balunis, carried by a voice vote.
___________________________
Gerri Marotta
Secretary to Planning Board