PLANNING BOARD REGULAR JULY 19, 2001
BOROUGH OF WANAQUE MEETING PAGE 1
Meeting called to order by
Chairman Foulon at 8:00 P.M. with a salute to the flag.
ROLL CALL:
John DiMeglio Kevin
Platt
Chairman Gilbert Foulon Donald Pasquariello
Joseph Graceffo David
Slater
Mayor Warren Hagstrom Eugene
Verb
Tony Brindisi
PRESENT: Attorney Steven Veltri and Engineer Michael Cristaldi
READING: Open Public Meeting Announcement
Chairman Foulon read the following:
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 19, 2001 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 June 21, 2001 Meeting.
MOTION TO APPROVE
MINUTES FROM JUNE 21ST MEETING: made by Member Brindisi, seconded by Member DiMeglio,
voting yes were Members DiMeglio, Chairman Foulon, Brindisi, Platt,
Pasquariello, Slater and Verba. Member Graceffo, Mayor Hagstrom and Councilman
Pasquariello abstained.
COMMUNICATIONS: No questions asked.
APPLICATION STATUS: Engineer Cristaldi had no new applications to report.
NEW BUSINESS
APPLICATION: Business is going
to be a Philippine Grocery Store, 1088 Ringwood Ave., Block 435 Lot 17. Owner of property is Aeran Park, and owner
of business is Nicolas Ponsica and Teresa Ponsica.
Mr. Ponsica stepped
forward. Chairman Foulon told the applicant, according to the plumbing
inspection, there is no heat in the building.
Mr. Ponsica said the owner of the building is going to put heat in the
building. The Health Department Report was in compliance, Fire Prevention
Report stated he will need 20 lb. extinguisher mounted on the wall, Exit Lights
are inoperable, Building Inspector’s Report stated that the tenant space is located
on the 1st floor on the south side of the building and there is
presently no heating system provided for this space. Portable or plug in type
heaters are not permitted. The Plumbing
Inspector’s Report also stated that there was no heat in this space. Mr. Ponsica said he will be selling Asian
products and pre-packaged goods exclusively for Philippine Products.
MOTION TO APPROVE
SUBJECT TO FAVORABLE REPORTS FROM ALL THE INSPECTORS: made by Member Slater, seconded by Member Graceffo,
voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom,
Brindisi, Platt, Pasquariello, Slater and Verba.
APPLICATION #6-00
“Wanaque Landscaping and Garden Supply”, 1434 Ringwood Ave., Block 478 Lot 3,
Site Plan Approval for two proposed sheds with Side Yard Variance:
Engineer Cristaldi told
the Board that Atty. Cohen finally straightened things out with the County, but
by the time they got done altering the site plan, he needed one or two more
variances, therefore, Atty. Cohen will have to re-advertise and has asked to be
carried to the next meeting.
APPLICATION #16-01
Powder Hollow Associates (Pulte Homes), Highland Ave., Block 313 Lots 1, 6,
& 8.01 for Final Site Plan Approval to allow construction of an active
adult community, together with a golf course open to the public.
Attorney A. Michael Rubin
stepped forward on behalf of the applicant. Attorney Rubin told the Board a
Resolution dated December 21, 2000 was adopted granting preliminary approval
subject to a number of conditions.
Kenneth A. Simons, of
Pulte, stepped forward and was sworn in by Atty. Veltri. Mr. Simons explained
to the Board, by granting them Final Site Plan Approval tonight, will bring
them closer to begin this project.
Kevin Boswell, of Boswell
Engineering came forward and was sworn in by Atty. Veltri.
Eng. Boswell proceeded to
explain the changes to the plan, starting with the 9 hole championship golf
course. The details of this course are now incorporated into the site plan
drawings and have been re-submitted to the Board’s Engineer. The Landscaping Plans for the golf course
have been reviewed by Burgis Associates, Inc., Community Planning and
Development Consultants, and the comments in the July 19, 2001 report from
them, acknowledge that many of the prior concerns have been addressed in most
cases satisfactorily. Sidewalks have been added between the buildings and the
club house along Highland Ave. so that pedestrians can go back and forth,
therefore, no one has to walk on the grass or the roadway. They will be
relocating a ditch, rather than putting it into a pipe system, it will stay a
ditch system, and from an environmental prospective, is more desirable. This
ditch will be located between Building C & D. The Tennis Courts have been
relocated and are going to be opposite the Gate House. The Club House Layout has been revised, the
Lighting Plan was extensively revised, and the Development and Sign detail was
added to the plans on Sheet 15. Atty. Rubin said, all of the other issues that
were testified to at the Preliminary Hearings and approved by the Planning
Board and not addressed in the new plan, will remain as is. Atty. Rubin also said, the basic
configuration of buildings and the access roadways are the same as in the
Preliminary Plan. Eng. Boswell answered
by saying, the buildings and the access roads are the same, and the only
material changes affect the golf course layout. Eng. Cristaldi asked Eng. Boswell if he put any information about
the water system. Eng. Boswell said no,
and that they met with the Borough Utility and they have indicated that they
are reconciling the means of supplying the water. Eng. Cristaldi asked if they showed some proposed well sites and Eng.
Boswell said yes, but that is an option that is actually a secondary option,
and is subject to the Borough Water Department. Atty. Rubin stated that, in the
event that there is no interconnection, and that negotiations between the
Borough and the Water Commission do not occur, will this project stand on its
own utilizing the wells as shown? Eng. Boswell answered yes, because there is a
very ample supply of water to service this project. Eng. Boswell also said,
that the Water Utility discussed the need for a second tank, and this tank will
not be located on this site, but will be located directly adjacent to the
Borough’s existing tan on Fourth Ave. Eng. Cristaldi added, that the reason
they were looking to put this tank next to the existing tank was, so they
didn’t have to put it on the slopes on their property because they obviously
need some elevation.
Frank J. Rossi,
Environmentalist, came forward and was sworn in by Atty. Veltri.
Mr. Rossi said, since the
last meeting, they have received the “LOI” from the NJDEP and the wetlands that are tributary to the
High Mountain Brook are of exceptional quality. Having a 150 ft. buffer, the wetlands have a tributary to the
Wanaque River. Mr. Rossi went on to say, that all the issues for wetlands have
been resolved as far as defining where they are on the site, and also their
resource classification. Mr. Rossi has had numerous meetings with the NJDEP to
discuss impacts that this project will have on wetlands. There is no impact to
wetlands planned or proposed for this development, they are actually enhancing
a portion of wetlands that is currently in the open field area, which is to the
left if you are coming down Highland Ave. They are also enhancing all of the
transition areas that are not only on the High Mountain Brook, but also along
some of the areas along Wanaque River. The DEP encourages this activity, and
acknowledges that they are trying to be sensitive to the turtle that is out
there, and by vegetative repairing buffers, they are enhancing these areas and
allowing for a better habitat for wildlife to develop over time. Atty. Rubin
asked Mr. Rossi, in the event that the Planning Board allowed them to move
forward with the application for final approval, would the obtaining of any
permits, as to stream encroachment were made a condition, would they be
foreseeable and obtainable, and Mr. Rossi said yes they would be. Mr. Rossi
also said, there is nothing out of the extraordinary that would stop them from
getting a Stream Encroachment Permit. Mr. Rossi went on to say, that they have
met with the sewerage treatment people at DEP and there doesn’t seem to be a
problem with supplying this project with sewer facilities. Mr. Rossi said as far as he knows, a
screening has been put on Grove St., to help the residents that wish to not see
this development, and they will plant more trees of greater height to screen
off the residents backyard from the buildings. Eng. Cristaldi asked how they
made out with raising the main road out of the flood plain. Mr. Rossi said they
only had to apply for 20% calculations for the main road. Mr. Rossi told the Board they anticipate all
DEP approvals in about six months.
Kenneth A. Newman, Traffic
Engineer, came forward and was sworn in by Atty. Veltri.
Mr. Newman said they had
submitted earlier this year, a conceptual plan of road widening on Ringwood
Ave. to provide a southbound left turn lane into Highland Ave. That plan was submitted to the County and
after some discussion with the County, they made contact with the North Jersey
Water District. Mr. Newman said there is very limited right of way on Ringwood
Ave., and they would require an easement from the Water District in order to
widen. Mr. Newman said they just met with them this morning and they will be
submitting to them three alternatives. One of them is, widening for the south
bound left turn lane with no change to their access. Second alternative would
be to relocate their access opposite Highland Ave. an incorporate into a traffic
signal. The third alternative would be to retain the existing driveway for
entrance movements only and construct a new departure driveway. They will be
submitting these alternatives so that it can go before their August Commission
Hearing. Mr. Newman said, their hopeful that they will grant at least the
widening easement and if and when they do, appropriate studies will be
submitted to NJDOT requesting traffic signal authorization. Atty. Rubin asked
if this was the only condition holding up the Passaic County Planning Board
Final Approval? Mr. Newman said that is the only outstanding issue that’s in
question. Mr. Newman also said, they had made several recommendations for some
minor traffic signal re-timing and re-stripping at one intersection, and Mr. Newman
doesn’t anticipate any difficulties getting NJDOT approval for that. Mr. Newman
said they would like to submit everything to them as a single package. Atty.
Rubin mentioned the fact of Skyline Drive being closed to heavy trucks and
wanted to know from Mr. Newman if he found any real effect regarding the
closing of Skyline Drive to heavy vehicles. Mr. Newman said, Passaic County
earlier this year, did request updated machine traffic count on Ringwood Ave.
because of the Skyline Drive closing. This was done in May 2001, and the
results indicate that the larger trailers, five axles eighteen-wheelers,
numerically the total number is minimal. In the peak hours, it's five or less
in either direction, and there is a fraction of 1% of total traffic. Of the normal
heavy vehicles, four axles or more, they are less than 2%. Mr. Newman said,
when they did their count last year, they did not do a classification count,
therefore, he can’t tell the Board what if any increase has been. What he can
tell the Board, is that the County is satisfied with the fact that the
perimeters that they used in the capacity analysis last year, are still
appropriate, and show no overall increase in traffic, despite the change of the
regulations on Skyline Drive.
Member Graceffo asked what
happens if one of the options the County takes prevents them from getting an
easement, what happens to the southbound turning lane? Mr. Newman said if the Water Commission does
not grant the easement, they will not be able to have a southbound turning
lane.
Eng. Cristaldi mentioned, one of the conditions in the
preliminary approval, was that the applicant would reimburse the cost of the
traffic light at the corner of Ringwood Ave. & Doty Rd. Mr. Newman said he
believed the applicant agreed to pay their fair share. Mr. Newman added, that
the light was a County Project that was under design before this application
began. Eng. Cristaldi corrected himself, and said, the preliminary approval
states either the applicant or Passaic County at its sole expense will pay for
the traffic light.
Chairman Foulon asked about the access to the public hiking trails, but not through the golf course or the building facility itself. Atty. Rubin said, you must remember, this is a gated community, and they wish to afford the residents of this community a degree of privacy and security. However, they know there are hiking trails throughout the upper part of the undeveloped portion of this site and have been used for generations. The applicant has no problem with anyone using these trails for recreational purposes, as long as they have their access through the state park and not through the gated community.
OPEN TO PUBLIC HEARING: made by Member Brindisi, seconded by Mayor Hagstrom, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Brindisi, Platt, Pasquariello, Slater and Verba.
Sandy Lawson, 28 Haskell Ave. stepped forward. Ms. Lawson asked if someone could go through the conditions that were set as part of the preliminary approval, and also verify the permits they have from the DEP in their possession. Planner, Jill Hartmann at this point, went through her report dated July 17, 2001. The Preliminary Major Site Plan approval was subject to several conditions. Ms. Hartmann went through her review of the final plan submission with regards to the conditions of the preliminary approval. The comments, one through 29, will correspond with each condition listed in the approving resolution.
At this point, the tape from the meeting wasn’t working to well and the following is only a brief summary of what the public was asking questions about.
Steven Anderson, 5 East St. stepped forward and asked about fire protection, since there will be these large buildings and an increase in population. Mr. Anderson wanted to know if there would be a need for a professional Fire Department instead of Volunteer, and also new apparatus. Chairman Foulon said, before the Board granted preliminary, the Fire Department Chief did testify and discussed the equipment and needs, and it was determined, there will be no need for a professional Fire Department. Planner Hartmann added, that the buildings will be installed with a sprinkler system by law.
Wayne Rumsey, 75 Grove St. stepped forward. Mr. Rumsey said, it was his understanding there would be no blasting, and that was confirmed. Mr. Rumsey also wanted to know about the landscaping, fencing etc. Mr. Rossi answered, and said that it was decided they would plant bigger trees as buffers and showed Mr. Rumsey on the plans were they would be planted. Mr. Rumsey also said, his concern was, were Grove St. ends, he understands
there will be an emergency road, and at the time, he asked a representative if that was not just going to be a barricade but a fenced in swing-gate because they wanted to basically keep their neighborhood theirs and not part of the project. Eng. Boswell told Mr. Rumsey they do show a proposed gate on the plan and also very tall trees in the height range of 14 to 16 ft. tall.
Paula Cappello, 16, 18, 21 Colfax Ave. stepped forward. Ms. Cappello was concerned over the landscaping and it all being done on Grove St. Ms. Cappello is concerned about people have immediate access to her property on Colfax. Mr. Rossi explained to her that there is a 50 ft. buffer of trees that will be between the project and her property. Ms. Cappello said she would like a fence or hedge to distinguish between her property and the project. Mr. Simons spoke up and said they would agree to a stipulation that the fence would be installed prior to the first
issuance of a CO for the first building.
Lori Bull, 14 Prospect St., stepped forward. Ms. Bull wanted to know why the 29 conditions get put in if they don’t have to be fulfilled in order to get final approval.
Kathy Baker, “Skylands
Clean” 551 Ringwood Ave. stepped forward. Ms. Baker asked questions about the
golf course and wanted to know who was managing it and also wanted to know
about the water quality monitoring. Mr. Rossi explained the process involved in
putting in the golf course and how it will be graded and the vegetation that
will be used to help absorb any additional fertilizers. Ms. Baker’s concern was
if one of the area wells got contaminated or the trout stream. Ms. Baker wants
to make sure the golf course is clean and environmentally responsible and it
won’t contaminate some of the existing water supplies in Wanaque. Ms. Baker
also wanted to know where the other water storage tank would be located. Eng.
Cristaldi answered, and said there is one tank already in Wanaque and the
second one will be next to it. Ms. Baker also wanted to know if the Back Beach
entrance to the state park has parking and she was told yes.
Lori Bull, 14 Prospect St.
stepped forward again and asked about the 29 conditions again. Chairman Foulon
explained the conditions stay conditions and no building and construction can
start until all 29 conditions are met. Planner Hartmann added, that only 5 of
the conditions are outstanding.
Paula Cappello, 24 Grove
St. came forward again and asked who will be responsible for the maintenance of
the fence. Atty. Rubin said, there would be eventually a homeowner’s
association and they would be responsible for any maintenance because they would
own the common elements.
MOTION TO CLOSE PUBLI C
HEARING: made by Mayor
Hagstrom, seconded by Member DiMeglio, voting yes were Members DiMeglio,
Chairman Foulon, Graceffo, Mayor Hagstrom, Brindisi, Platt, Pasquariello,
Slater and Verba.
Chairman Foulon announced
for the record, that the applicant will meet with the Cappello Family and
satisfy their needs for separation of properties to their satisfaction.
Chairman Foulon said, he doesn’t think the Board should put a stipulation on
what type of fence and that should be left up to the Cappello Family.
MOTION TO APPROVE
SUBJECT TO THE MEETING OF ALL TWENTY-NINE (29) CONDITIONS OR THOSE REMAINING
THAT HAVE NOT YET BEEN MET AND ALSO THE CONDITION OF THE CAPPELLO FENCE AND NO
BUILDING PERMITS AND NO CONSTRUCTION CAN START UNTIL ALL THIRTY (30) CONDITIONS
HAVE BEEN MET: made by Member
Slater, seconded by Member Graceffo, voting yes were Members DiMeglio, Chairman
Foulon, Graceffo, Mayor Hagstrom, Brindisi, Platt, Pasquariello, Slater and
Verba.
OPEN TO PUBLIC DISCUSSION:
RESOLUTIONS: None
VOUCHERS: submitted by
Richard A. Alaimo Engineering Associates for Invoice #14533 Project #P-495-148
Roberto Subdivision for $174.00, Invoice #14532 Project #P-495-146 Ringwood
Park Plaza for $183.00, Invoice #14531 Project #P-495-000 Fee Service for
Meeting Attendance for $165.00, for a Grand Total of $522.00
MOTION TO APPROVE: made by Member DiMeglio, seconded by Member Slater,
voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom,
Brindisi, Platt, Pasquariello, Slater and Verba.
Chairman Foulon announced
there will be no August Meeting.
MOTION TO ADJOURN AT
9:55 P.M.: made by Member
Brindisi, seconded by Member DiMeglio.
All in favor.
_______________________________
Gerri Marotta
Secretary to Planning Board