PLANNING
BOARD
BOROUGH
OF WANAQUE
Meeting called to order by Chairman Foulon with a salute
to the flag.
ROLL CALL:
John DiMeglio David Slater
Joseph Graceffo (came in at 8:10 P.M.) Eugene Verba
Mayor Warren Hagstrom Thomas
Balunis
Tony Brindisi
PRESENT:
Attorney Steven Veltri
MEMBER ABSENT: Engineer Michael Cristaldi
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 August 6,
2004 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 June 17, 2004 Meeting.
MOTION TO APPROVE:
made by Member Slater, seconded by Member Balunis, voting yes were Members
DiMeglio, Chairman Foulon, Graceffo, Platt, Slater, Verba and Balunis. Mayor
Hagstrom and Member Brindisi abstained.
COMMUNICTIONS/REPORTS: No questions asked.
APPLICATION STATUS: No new applications to report.
NEW BUSINESS APPLICATION: “Le Chic Florist &
Chocolate Shop”, 852 Ringwood Ave., Block 307 Lot 2. Owner of property is Ray
Engel, 852 Ringwood Ave., Haskell, N.J. and owner of business is Marianne
Fuscarino, 3E Beacon Hill Rd., West Milford, N.J.
Ms. Fuscarino, owner of the business came forward. Ms.
Fuscarino told the Board she is renovating the property. Ms. Fuscarino
explained there are two buildings; one of the buildings will be a chocolate and
gift shop and the other building will be the florist shop and her office. Ms.
Fuscarino has taken permits out for the renovations.
DiMeglio, Chairman Foulon, Mayor Hagstrom, Brindisi, Platt,
Slater, Verba and Balunis.
NEW BUSINESS APPLICATION: “Pizza I” (Pizzeria),
1185 Ringwood Ave., Block 448 Lot 8.01. Owners of property are Teresa &
Cosimo Santoro, 27 Dartmouth Rd., Wayne, N.J. and owner of business is Ibrahim
Karain, 157 Oldham Road, Wayne, N.J.
Ibrahim Karain came forward and explained to the Board he
is opening up a pizzeria. Chairman Foulon asked Mr. Karain if he was aware of
the Health Department Report that states he must comply with Chapter 12 Food
Est. Code, bathroom etc., Fire Prevention Bureau’s report said they were unable
to inspect at this time because the building is empty, the Building Inspector
said the Pizzeria is a permitted use but the tenant space requires sealed plans
and Building permits, and the Plumbing Inspector said the permits required must
be by a Licensed Plumber for the bathroom and kitchen alterations.
MOTION TO APPROVE CONTINGENT ON THE OCCUPANT
SUBMITTING THE SEALED PLANS AND OBTAINING BUILDING PERMITS: made by Member
Slater, seconded by Member Graceffo, voting yes were Members DiMeglio, Chairman
Foulon, Graceffo, Mayor Hagstrom, Brindisi, Platt, Slater, Verba and Balunis.
CONCEPTUAL PLAN ON THE CANDLE FACTORY REDEVELOPMENT, ADOPTION OF REDEVELOPMENT PLAN AND STATE PLAN CROSS ACCEPTANCE PROCEDURE, PRESENTED BY MICHAEL KAUKER AND BOROUGH ADMINISTRATOR TOM CARROLL:
Borough Administrator, Tom Carroll came forward. Mr. Carroll said, last month, the Planning Board designated Block 432 Lots 36 & 38 as areas in need of redevelopment. Under the State Redevelopment Law, the Planning Board has wide latitude in working with the Mayor & Council and designating a developer and establishing zoning that is appropriate for that site. Tonight there is a prospective developer coming in with a conceptual site plan and to get the Board’s comments to incorporate into the zoning that Mr. Kauker will go into detail after the site plan review. This is a proposal that has benefit to the Borough in other ways such as the Wanaque Manor Property which is across the street which was zoned for 86 townhouse units is being purchased by the Borough for $1.5 million dollars and there are 86 sewer hookups that go with that property. The Borough is going to turn around and sell to the developer the Candle Factory and those 86 sewer hookups at the market rate that will generate over $500,000.00 in revenue for the Borough.
Borough, therefore, that reduces the cost for the Candle
Factory Property by that amount.
Mr. Carroll said they were also notified this week that
the Borough is receiving a $500,000.00 grant from Green Acres for the Wanaque
Manor Site so the Borough has $1,000,000.00 towards the $1,500,000.00.
Mr. Carroll introduced George Hanley who is the Attorney
for prospective developer. Mr. Hanley said he represents Wanaque Associates who
is the developer for the project. At this point Chairman Foulon told Mr. Hanley
that this is a conceptual presentation and nothing he says will be binding and
nothing that the Board says will be binding either.
Mr. Hanley introduced the other people with him and they were, Managing Partner George Capodagli, Planner Joseph Gurkovich, Architect Genaro Solierno and Engineer Matthew Clark. Planner Gurkovich gave the Board an overview of this proposed project. All members of the Board were sent a preliminary plan dated August 12, 2004 of this project prior to the meeting. Mr. Gurkovich explained this project will offer two types of housing units; one will be a Townhouse Unit and the other one will be a Condominium Unit. The site is just less than eight (8) acres and is bordered by Fourth Ave. and the Boulevard. The site will have a decorative fence and sidewalk placed around the outside perimeter and they will try to improve the intersection at Fourth Ave. and Boulevard to make it a much more safer area. The entrance will be gated with two entry drives; one will have an EZ-Pass type for the residents and the other entrance is for visitors with a phone system. The Townhouses will be two (2) stories and approximately 2200 square feet with two bedrooms and one single garage and a driveway, with parking spaces for visitors. The Condos will be four (4) stories with one bedroom and range from 960 square feet to 1300 square feet. The first level will have parking garage only and the three floors up will have the residential units. On the first level will be a clubhouse that is approximately 2400 square feet and a pool that will service the entire development. There will be 70 Townhome Units and 50 Condominiums.
Chairman Foulon asked what type of parking would there
be? Mr. Gurkovich said there would be for the Townhouses one garage space, one
driveway space and spaces along the inside for guest parking. Mr. Gurkovich
said they meet the “RSIS” Code. Chairman Foulon responded and said he doesn’t
think that’s enough parking because most houses have two cars and most garages
will be filled with garbage and storage. Chairman Foulon said this is a problem
now with the Hovnanian development and the Board will want more parking spaces.
Member Verba asked how many visitor parking spaces are there in the plan and
Mr. Gurkovich said there are twenty-two (22) parking spaces for the visitors in
the Townhouse area and eight (8) extra in the Condominium area. Chairman Foulon
said 120 residential units and the rights for eighty-six (86) sewer hookups and
wanted to know if they checked with the 22-guest/visitor parking spaces don’t
work. Chairman Foulon also mentioned there might be a problem with the road not
being wide enough for emergency vehicles such as a fire truck. There maybe
internal dumpsters for the garbage because they don’t want the garbage in the
front because it attracts vermin etc.
Member DiMeglio said they have the rights for eighty-six (86) sewer hookups and wanted to know if they checked with the Regional to see if there is enough for the hookups. Mr. Carroll said eight-six (86) Townhouse usage, that the gallonage is equivalent to 116 senior units; therefore, they are short four (4).
Chairman Foulon said he would strongly suggest that the applicant sit down with the Fire Department, check on the water supply (Mr. Carroll said the water supply is being addressed) and get together with the Board’s engineer and come up with
quite a bit more parking. Mr. Kauker added he wanted the Board to be aware there is an Ordinance implementing that’s being developed that has tract and substantially reflects the design that was presented tonight. Subsequent to this meeting, they will look at the parking requirements in the Ordinance to try and find constructive ways to address the Board’s concern regarding parking. One slightly unusual aspect of the development, in that there are 2 (two) height requirements; one provided in the Ordinance for the Townhomes which is 35 feet and there is a 45 foot height allowance to accommodate the three story structure. Mr. Kauker added that in support of the zoning amendment they would have to appropriately make a minor revision to the Borough’s Master Plan, which is the Planning Board’s determination.
CONCEPTUAL DISCUSSION: By Attorney H. Shepard Peck, Jr., who is representing John
Dediminicantanio and John D. Inc., for the purpose of a proposed sub-division
of Lots 10, 11 & 13 Block 428 Gorge Drive, Haskell, N.J.
Atty. Peck came forward on behalf of his client. Atty. Peck passed out maps to the Board Members. Atty. Peck mentioned he understands that nothing is binding tonight on behalf of his client and the Board. There are a number of parcels involved in this project all of which come under the control of Dediminicantanio Family. There are four lots involved in this deal that are; Lots 13.01 which is a tiny lot, Lot 10 has about 16,000 sq. ft., Lot 11 on Greenwood Ave which is 10,000 sq. ft. and Lot 9 at 10,000 sq. ft. The lots on Greenwood Ave. extend closer to Gorge Drive, therefore, they are proposing to cut off the rears to make them conforming 10,000 sq. ft. lots added to the propose Lot 10 that fronts on Gorge Drive and merge Lot 13.01 into that propose Lot 10. There are wetlands on the adjacent property to the left and his client went through a lengthy procedure with “DEP” and has received an “LOI” which Atty. Peck has and will present it when he submits an application. The proposed dwelling on Lot 10 has been approved by the “DEP”. Rearranging the lot lines on Greenwood Ave. and merging everything else to make a big house up on Gorge Drive, which is the goal.
Chairman Foulon spoke up and said he thinks that Gorge Drive is not a Town owned street. Atty. Peck said he doesn’t really know the legal status and its not too well improved and it would have to be researched. Atty. Peck said there are houses on the entire length of Gorge Drive and the only vacant parcel is this Lot 10 which is in the RD-3 Zone. His client has had discussions with the Sewer Authority and they were describing a need to connect up Greenwood Ave. to Gorge Drive and his client
can provide an easement to the Borough or the Sewer Authority to go through the other lots and hookup because the other lots are family owned by his client.
Chairman Foulon said his only concern would be Gorge Drive and to do this, it would become a major subdivision and the improvements would have to be made to Gorge Drive in accordance with the Town standards. Atty. Peck wanted to know how much of it would his client have to improve? Atty. Veltri said the Board of Adjustment and their Engineer would be the ones to answer that question and other questions on this matter. Atty. Veltri also said, when you deal with a subdivision like this one, and part of the property is going to be converted from the RD to straight residential, he thinks the safe and prudent call is the Board of Adjustment.
Mayor Hagstrom asked if Mr. Dediminicantanio was planning on donating the utility easement to the Sewer Authority and Mr. Dediminicantanio said yes.
PUBLIC DISCUSSION:
Sandy Lawson, 28 Haskell Avenue: Ms. Lawson wanted to know how the water issue was going to be addressed with regard to the first Conceptual Discussion this evening. Mr. Carroll answered and said there are applications before the “DEP” for a pump station.
Tim McCullum, 1323 Ringwood Avenue: Mr. McCullum would like some information on what’s going on at Union Avenue with regard to the property being cleared of many trees.
Chairman Foulon said the Board has no application on that property. Mr. McCullum said he was told at the Council Meeting there were negotiations between people about developing that property. Chairman Foulon said to Mr. McCullum that nothing has been presented to this Board and his question would be better addressed to the Mayor & Council. Member DiMeglio wanted to know if the owner of that property needed a permit to take those trees down. Chairman Foulon said the Building Inspector should be down there to find out what’s going on. Mr. McCullum said he was told at the Town Council meeting that Mr. Carroll and Mayor Hagstrom were in negotiations with the owner of that property to redevelop that property and the owner asked if he could go and clear some brush to take some elevation tests. Mr. McCullum wanted to know the recourse that the Borough has that this man is allowed to just go and clear-cut two acres of property.
Atty. Veltri spoke up and said that the Building Department has jurisdiction over it and if there’s been a violation of an Ordinance in town, they’re the enforcement agency; the Planning Board is not an enforcement agency. The Board can certainly bring it to the attention of the Building Inspector and ask him to investigate. Chairman Foulon suggested Mr. McCullum call the Building Inspector to find out what’s going on. Mr. McCullum told the Board he has already called the “DEP” and he said they’d probably take care of it.
Borough Administrator Tom Carroll came forward and said, to address the final aspect of why he came tonight, as far as the State Plan and the Redevelopment Cross Acceptance with Passaic County, the Borough is in the process now working with Passaic County on the Cross Acceptance as far as the State Plan Map goes. Mr. Carroll said he has the new proposed map and that he has marked with some of the changes that the Borough may want to consider that better reflects what the Borough has planned going forward. Mr. Carroll said he would be happy to talk with any members of the Board after the meeting as far as what changes might happen.
Sandy Lawson, 28 Haskell Avenue: Ms. Lawson said, with regard to the changes to the Cross Acceptance, when is the Public Hearing going to be held? Mr. Carroll said he hasn’t gotten that far yet. Ms. Lawson said, if you’re going to be making changes to whatever they have, then she thinks that is something you have to have a Public Hearing on. Mr. Carroll said, he thinks the Public Hearing is held out of state and not held on a municipal or county level. Mr. Carroll said he would check with the County on that issue. Ms. Lawson said her understanding is that its like a Master Plan Revision and you really need to have a Public Hearing whenever you make changes to it.
Grace Maiello, 26 Rhinesmith Avenue: Ms. Maiello wanted to know if a new builder purchased the development on Conklintown Road. Mayor Hagstrom told her it was Kara Builders who purchased the development. Ms. Maiello wanted to know if the new builder was going forward with the current plan that’s there? Mr. Carroll spoke up and said it’s currently a joint venture between Mr. Rodrigues (Sumo Enterprises) and Kara Homes. Mr. Carroll went on to say that the current plan is to complete the Townhomes and the thirteen (13) Single Family Homes. The balance of the 112 homes is still under discussion, but the first phase will be completed and there are significant questions as far as phase 2.
Bob Jensen, 32 Bergen Avenue: Mr. Jensen said he read in the paper that the Union Avenue tree removal was given a “Stop Work Order” by Mr. Carroll. Mr. Carroll said it was given by the Construction Code Official. Mr. Carroll said he and the Mayor received a phone call and went down and saw it. Mr. Carroll got in touch with the Construction Code Official and the Construction Code Official went down there and stopped it because its his jurisdiction. Mr. Jensen said when the condos where being built off of Bergen Ave., the builders usually stuck around so the public could ask questions while they where here. Atty. Veltri answered and said this was not a Pubic Hearing tonight; it was just an informal concept.
RESOLUTION ON APPLICATION #10-04 D’Amico & D’Amico, Inc., 1038 Ringwood Ave., Haskell, N.J., Minor Subdivision:
MOTION TO APPROVE: made by Member DiMeglio,
seconded by Mayor Hagstrom, voting yes were Members DiMeglio, Chairman Foulon,
Mayor Hagstrom, Brindisi, Platt, Slater, Verba and Balunis. Member Graceffo
abstained.
VOUCHERS: submitted by Attorney Veltri for Review
of Site Plan and Preparation of Resolution for D’Amico & D’Amico for
$150.00, Richard Alaimo Engineering Associates for Invoice #002836 Project
#PO495-0000-000 Meeting Attendance for period ending 5/19/2004 for $180.00,
Invoice #002837 Project #PO495-0156-000 “RSK” Development $260.00, Invoice #003643
Project #PO495-0000-000 Meeting Attendance for period ending 6/16/2004 for
$180.00, for a Grand Total of $770.00.
MOTION TO APPROVE: made by Member Verba, seconded
by Member Brindisi, voting yes were Members DiMeglio, Chairman Foulon,
Graceffo, Mayor Hagstrom, Brindisi, Platt, Slater, Verba and Balunis.
Mayor Hagstrom addressed the Board and said with regard
to what Chairman Foulon said earlier about a parking problem down by Hovnanian,
that maybe the Members could take a ride down by Hovnanian on a Sunday
afternoon when the garage doors are open. The garages are full of junk and cars
are parked all over the place.
Chairman Foulon asked Mr. Carroll about “RSK” Development
with regard to the “Highlands Act”.
Mr. Carroll said he spoke with a gentleman out of “DEP” and he said that Stan
Kazanowski (Builder for “RSK” Development) was in his office and that “RSK” is
not covered by the “Highlands Act” and that development can go forward. Mr.
Carroll said he has asked for this in writing but has not received it as yet.
Mr. Carroll said the way they’re interpreting the law is that anything that had
any approval prior to March 29, 2004 is exempt under the “Highlands Act” any
site plan, any new construction that happens after March 29, 2004 has to be
submitted to “DEP” for review and they would either get a “Highlands Exemption”
or they would be told they can’t do it.
MOTION TO ADJOURN AT 9:25 P.M.: made by Member
Slater, seconded by Member Balunis, carried by a voice vote.
______________________________
Gerri Marotta
Secretary to Planning Board