Meeting called to order by Vice Chairman Joseph Graceffo
with a salute to the flag.
ROLL CALL:
Joseph Graceffo Thomas Balunis
Tony Brindisi William
Rucci
Kevin Platt
PRESENT: Attorney Steven Veltri and Engineer Michael Cristaldi
MEMBERS ABSENT:
Chairman Gilbert Foulon, Mayor Warren Hagstrom and Member 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 21,
2005 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 March 17, 2005 Meeting.
MOTION TO APPROVE: made by Member Brindisi, seconded by Member Balunis, voting yes
were Members DiMeglio, Brindisi, Platt, Slater, Balunis and Rucci. Member
Graceffo abstained.
COMMUNICATIONS/REPORTS: No Questions asked.
APPLICATION STATUS: Engineer Cristaldi said all
the applications that he has are on tonight’s Agenda.
APPLICATION #05-05 Sassafras Properties, LLC, Union Ave., Block 468 Lot 3.02, Haskell, N.J. Authorized Agent is Attorney A. Michael Rubin. Amendment to prior Site Plan Approval to allow re-location of proposed Pylon Sign.
Atty. Rubin, 1330Hamburg Tpke., Wayne, N.J. came forward on behalf of the applicant. Atty. Rubin explained they had to relocate the pylon sign that had been approved because it would have interfered with the utility lines on the site.
Eng. Arthur Hanson of Hanson Engineering, 7 Doig Road,
Suite 1, Wayne, N.J. came forward on behalf of the applicant. Eng. Hanson
explained that back in 2003 the Board gave their approval for the pylon sign
and when they went out to the site
recently to start construction, they realized that the
proximity of the electric lines leading from Union Ave. up to the Camp were
fairly close to the sign. They decided to move it further away from Union Ave.
and put it behind the Burger King, basically right next to the dumpster enclosure.
They’re proposing the exact same size and are just moving it. The sign is
internally lit with two panels shown on the board with a total of 24 feet wide
by 12 foot 6 inches high and the total height of the sign is 90 feet from the
ground.
Mario Santilli who is the manufacturer and installer of
the sign came forward and was sworn in by Atty. Veltri. Mr. Santilli described
the sign as a 90 ft. high pylon sign with a V shaped sign box at the top with
two faces at an approximate 30-degree angle from one sign to the other. The
faces are 12 ft. 6 inches high and 24 ft. long each and each face is 300 sq.
ft. A colored computerized picture of the actual sign was submitted and marked
exhibit A-1.
MOTION TO OPEN PUBLIC DISCUSSION: made by Member
Slater, carried by a voice vote.
Nancy Beck, 164 Greenwood Ave. came forward. Ms.
Beck asked to see the site map and the photo of the sign. Mr. Santilli showed
Ms. Beck what she wanted to see.
Bruce Lyons, 84 Burnside Place came forward. Mr. Lyons said on the highway there
is two billboard signs and he wanted to know why the applicant isn’t using the
billboard technique. Vice Chairman Graceffo said he’s sure that’s an option,
but the at the same time, its costly for a company to constantly advertise on a
billboard and this is their property and are making a one time investment.
MOTION TO CLOSE PUBLIC DISCUSSION: made by Member
Balunis, seconded by Member Rucci, carried by a voice vote.
MOTION TO APPROVE: made by Member DiMeglio,
seconded by Member Brindisi, voting yes were Members DiMeglio, Graceffo,
Brindisi, Platt, Slater, Balunis and Rucci.
APPLICATION #03-05 Villa Realty & Anthony
D’Agostino, Authorized Agent is Attorney H. Shepard Peck. Property is located
at 600 Ringwood Ave., & 17 Belmont Avenue, Block 236 Lots 9 & 9.01.
Minor Subdivision of Lot 9 into 3 parcels. (A, B &
D). A & B will be conveyed to Anthony D’Agostino.
Villa Realty will retain D.
Atty. Peck, 21-00 Route 208 South, Fair Lawn, N.J. came
forward on behalf of the applicants, Ernest Villa who is a principal of Villa
Realty and Anthony D’Agostino . Atty. Peck said basically, Villa Realty owns a
parcel, which is known as Lot 9 a little over 2 ½ acres in size. The proposal
is to cut it up into three (3) pieces and sell the balance to Mr. D’Agostino. One
of the three pieces is also going to be conveyed to Mr. D’Agostino to enlarge
his parking lot for the restaurant on the north end. Atty. Peck said there’s a
small triangular piece to the north of the Il Palazzo Parking Lot and is called
Parcel B. Villa Realty owns land that surrounds the restaurant and Villa Realty
wants to sell them the piece that’s to the left of the restaurant’s parking lot
and keep the house that’s behind it for his Aunt, Patricia Villa who lives
there at present. In addition, Villa Realty is willing to create an easement to
formalize the parking arrangement that’s been going on for a number of years
informally between Villa Realty and the Borough so the Library will continue to
have the right to have its patron’s park on the property. Mr. D’Agostino has
agreed, that when he buys the property it will be subject to that easement and
there has been discussions between the Borough Attorney and Mr. D’Agostino’s
attorney to formalize that understanding. Atty. Peck added that there are no
variances required and all the lots conform. The Board’s Engineer did raise a
question about how do they get water and sewer to Lot 9.02 which is Patricia
Villa’s house. Water and sewer service this lot, and where and how Atty. Peck
doesn’t know and when he does find out the information will be provided.
Eng. Cristaldi said Ms. Villa doesn’t pay for water.
There’s a main and shut off on Villa Place and if it’s shut off, they all get
shut off and that’s the problem. Eng. Cristaldi said there’s a 2” line on Villa
Place that comes down the street and connects onto Belmont Avenue and is a
private 2” line and doesn’t get serviced by the Water Department. This line
goes up Villa Place and goes into the property and breaks off and services the
houses. The Water Department said the shut off is right at the corner of Villa
Place and Belmont Ave. Eng. Cristaldi said he has no idea where and how the
sewer connects.
Ernest A. Villa, Jr. came forward and was sworn in
by Atty.Veltri. Atty. Peck asked Mr. Villa about the driveway for the house on
Lot 4 and if it’s been relocated and Mr. Villa said yes.
Eng. Cristaldi asked about who owns Lot 9 and Atty. Peck
said Villa Realty. Eng. Cristaldi also wanted to know who is conveying the
parking to the Wanaque Library. Atty. Peck said that probably the easement
agreement will be between D’Agostino and the Borough and that will be in place
so when Mr. D’Agostino takes ownership it will be recorded together. Atty. Veltri
added that any easement agreement would be included in any subdivision deed and
the Board would not allow the perfection of the subdivision by condition and/or
by deed unless it was in there.
Vice Chairman Graceffo said it would appear appropriate for
this subdivision that the water service for the Villa parcel, Parcel D come up
from Laura Avenue rather than creating easements and would then provide direct
service to that one particular home. Atty. Peck agreed with Vice Chairman
Graceffo and added that he doesn’t know about having to do a hydrant and making
this a major subdivision is his concern. Eng. Cristaldi said as soon as you do
an off-site improvement, it turns into a major subdivision; just the water main
alone going in the Borough’s right-a-way makes it a major subdivision. The
hydrant is there because the line is going to
be a dead-end and the Water Department needs a way to
flush it, because if that water sits in there too long it gets stagnant and
there’s no way to get it out. Therefore, you have to have a hydrant at the end
of the line to blow it off.
Eng. Cristaldi said the better way to do it is to put the main in down Laura Ave and the only house the 8-inch main is serving is the one home.
Atty. Peck didn’t think the water line was going to be a
problem until this afternoon when he received Eng. Cristaldi’s report. Mr.Villa
hasn’t been able to get in touch with his Aunt, Patricia Villa to find out if
she even knows where the water line is that services her house. Atty. Peck said
he would like a copy of the Water Department’s letter and get the applicant’s
engineer to look at it and see if there’s another thought that might be
acceptable. Atty. Peck said they have to solve the water issue and he doesn’t
know if the way to go is to go out Laura Ave. or go down through Ringwood Ave.
Atty. Veltri said this issue obviously couldn’t get
resolved tonight, and suggested they continue with the testimony and open to
the public and decide what they’re going to do in the future.
OPEN TO PUBLIC DISCUSSION: No one stepped forward.
MOTION CLOSE PUBLIC DISCUSSION: made by Member
Brindisi, seconded by Members Slater, carried by a voice vote.
Atty. Peck said maybe they should amend the application and call it a major subdivision and keep it nice and simple. Atty. Veltri said the only thing that’s bothering him is the easement parking. In the future he could foresee someone wanting to get right-of-way onto Ringwood Ave. from the back lot, which is Parcel A. Atty. Veltri, wanted to clarify that they are talking about an actual parking easement for the Borough in that area. Atty. Peck said it’s a shared easement that is used by the Library during the day and the restaurant uses it at night and weekends.
MOTION TO CARRY APPLICATION TO THE MAY 19, 2005
MEETING: made by Member DiMeglio, seconded by Member Brindisi, voting yes
were Members DiMeglio, Graceffo, Brindisi, Platt, Slater, Balunis and Rucci.
APPLICATION #04-05 Dawn & Robert Roach, 27 Mountain Ave., Block 240 Lots 33 & 34, Wanaque, Authorized Agent is Charles E. Huber, Jr. Minor Subdivision to create two (2) conforming lots in an R-15 Zone. No variance or public improvements are necessary.
Authorized Agent Charles E. Huber Jr., 21 Mountain Ave.
came forward. Mr. Huber stated that this application is just for a subdivision
of his sister’s property and continuation of his property. Eng. Cristaldi asked
Mr. Huber if the one parcel is land locked and has no access except for a
driveway. Mr. Huber said that was correct and the driveway is a common driveway
and there are four (4) houses on it.
Mr. Huber explained when any repairs have to be made he, his sister and Mr. Fredericks who owns two houses on this common driveway split the costs such as the driveway being paved several years ago.
Vice Chairman Graceffo asked the reason for this subdivision. Mr. Huber explained that its getting to be a burden for his sister and brother-in-law in trying to maintaining the property, which has a lot of dead trees on it. Mr. Huber’s brother-in-law just got back to work after being out on disability and this subdivision is being done to help his sister and brother-in-law out.
MOTION TO OPEN TO PUBLIC DISCUSSION: made by Member DiMeglio, seconded by Member Platt, carried by a voice vote.
Carolyn Kavanaugh came forward and explained she is representing her parents John & Elvira Fredericks who live at Block 200 Lot 27 at the top of the hill on Mountain Avenue. Ms. Kavanaugh just wanted to find out what Mr. Huber was going to do with the land because her father was concerned about something being built on that property. Ms. Kavanaugh said it was her understanding that the road is in her father’s name and he’s allowed the people who live on either side of the road to use the driveway for the last 50 years. His concern is if there’s going to be any construction on that piece of land. In order to know if the road is her father’s she would have to have an attorney look at the deeds which are from 1919 and Ms. Kavanaugh can’t say for sure if her father owns it or if it’s a deeded right-of-way.
Mr. Huber reassured Ms. Kavanaugh it will not be used for any construction.
Atty. Veltri’s only concern is that the existing lot line looks like its almost right down the middle of the driveway. Atty. Veltri said to Mr. Huber, if he wants, he can put it into the resolution that he is stipulating that he is contemplating no further building on Lot 33 and that would be the basis of the subdivision and it would make Ms. Kavanaugh feel comfortable about the subdivision.
MOTION TO CLOSE PUBLIC DISCUSSION: made by Member Brindisi, seconded by Member DiMeglio, varied by a voice vote.
MOTION TO APPROVE APPLICATION: made by Member Brindisi, seconded by Member Platt, voting yes were Members DiMeglio, Graceffo, Brindisi, Platt, Slater, Balunis and Rucci.
RESOLUTION TO APPROVE MASTER PLAN AMENDMENT FOR THE WATERSHED MANAGEMENT PLAN:
Eng. Cristaldi told the Board this was discussed at last month’s meeting. The state requires that all the towns make some amendments to their Master Plan to incorporate a Watershed Management Plan for the purpose of maintaining good water quality. They’re putting little slots in the inlets so people can’t throw soda cans down in the inlets that end up in the brooks and streams and this has to be done as an Amendment to the Master Plan. Last month the Board couldn’t vote on it because it had to be at the County for at least 20 days before the Board could vote on it. Tonight the Board can vote on it and it can go back to the Mayor & Council and will become part of the Master Plan after they adopt it.
Atty. Veltri asked if the Board had any questions about the Storm Water Management Plan. No one had any questions.
OPEN TO PUBLIC DISCUSSION:
Sandy Lawson, 28 Haskell Ave. came forward. Ms.
Lawson wanted to know if there is a copy of this plan available for review.
Atty. Veltri said there is a copy of it and she is entitled to it.
No one else stepped forward.
MOTION TO ACCEPT AMENDMENT TO THE MASTER PLAN FOR THE
WATERSHED MANAGEMENT PLAN: made by DiMeglio, seconded by Member Rucci,
voting yes were Members DiMeglio, Graceffo, Brindisi, Platt, Slater, Balunis
and Rucci.
RESOLUTION TO APPROVE REDEVELOPMENT PLAN ORDINANCE FOR THE CANDLE FACTORY:
Atty. Veltri told the Board that they originally had a hearing in October of last year and the Board voted and then the Mayor & Council enacted a Redevelopment Plan. This Ordinance makes it effective and the Board reviewed and tentatively approved this at the last meeting. Before the Mayor & Council has their second and final reading on this, they referred it back to the Planning Board for the Board’s review, discussion and hopefully approval and that’s what the Board is doing tonight. There is no Public Hearing on this so you can discuss the Ordinance and if there’s any discussion we should take notes and have the Board Secretary report back to the Mayor & Council on any comments the Board may have. If there is no discussion or comments, the Board can vote authorizing the Mayor & Council to approve this at their next meeting.
Vice Chairman Graceffo asked if there were any questions dealing with the Redevelopment Plan Ordinance for the Candle Factory.
No questions asked.
MOTION STATING THAT THE PLANNING BOARD OF THE BOROUGH
OF WANAQUE HAS REVIEWED AND RECOMMENDED THE APPROVAL OF THE PROPOSED ORDINANCE
#10-0-05 ESTABLISHING THE REDEVELOPMENT PLAN: made by Member Slater,
seconded by member Rucci, voting yes were Members DiMeglio, Graceffo, Brindisi,
Platt, Slater, Balunis and Rucci.
MOTION TO OPEN MEETING TO PUBLIC DISCUSSION: made by Member DiMeglio,
seconded by Member Brindisi, carried by a voice vote.
Sandy Lawson, 28 Haskell Ave. came forward. Ms. Lawson wanted to say that last year
when the transfer development rights from the Wanaque Manor Property was done
the Borough met with the residents of that area to see what they wanted to do
and discuss the transfer development rights. But what didn’t happen, Ms. Lawson
went on to say was, there was no meeting with the residents in the area of the
Candle Factory to see if this is something they would be in favor of and she’s
not sure how many people are aware of the plans and the number of units which
is 102. Ms. Lawson added that she had hoped the Planning Board would have held
that number to 86 units which was the original number when the application was
going to the Board of Adjustment.
MOTION TO CLOSE PUBLIC DISCUSSION: made by Member Slater, seconded by Member DiMeglio,
carried by a voice vote.
VOUCHERS: submitted by Richard A. Alaimo Engineering Associates for Invoice
#011449 Project #P0495-0164-000 Stop & Shop for $2,295.00, Invoice #011447
Project #P0495-0000-000 for Mtg. Attendance for period ending 3/23/05 for
$370.00,
Invoice
#011448 Project #P0495-0157-000 Sassafras Properties, LLC for $3,990.00, for a
Grand Total of $6,655.00.
MOTION TO APPROVE: made by Member DiMeglio, seconded by Member Balunis,
voting yes were Members DiMeglio, Graceffo, Brindisi, Platt, Slater, Balunis
and Rucci.
Vice
Chairman announced that he has had a request that there be a committee meeting
to meet with the Board Attorney and the Borough Administrator. Vice Chairman
asked that four (4) members remain after the meeting concludes tonight to be a
part of that committee.
MOTION TO ADJOURN AT 9:17 P.M.: made by Member DiMeglio,
seconded by Slater, carried by a voice vote.
_____________________________
Gerri Marotta
Secretary to Planning Board