PLANNING BOARD MEETING
BOROUGH OF WANAQUE
MINUTES
SEPTEMBER 15, 2005
Date of Meeting: September 15, 2005
BEFORE: Members of the Wanaque Planning Board/Public
BOARD MEMBERS PRESENT
FOR THIS HEARING:
Chairman, Members
Graceffo, Slater, Verba, Balunis, Rucci, Planning Board Attorney, Township
Engineer.
REQUESTED BY: Gerri Marotta
G & L TRANSCRIPTION
OF N.J.
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Page
Application
Status Report 4
Application
#16-05 Springer 4
Application
#14-05 Haskell Products 10
Application
#17-05 Longo 107
Resolutions 185
Vouchers 185
Exhibits Evid.
Application
#17-05
A-1
Police letter 115
A-2 Fire
letter 115
A-3 Mr.
Longo’s letter, 8/24 128
A-3
Ringwood Health Dept., 6/7/05 128
O-1
Photographs 166
Salute
to Flag
ROLL
CALL:
John
DiMeglio Kevin
Platt
Gilbert
Foulon Dave
Slater
Joseph
Graceffo Eugene
Verba
Mayor
Warren Hagstrom Thomas
Balunis
Tony
Brindisi William
Rucci
PRESENT: Attorney Steven Veltri and Engineer Michael
Cristaldi.
MEMBERS
ABSENT: John DiMeglio, Joe
Graceffo, Mayor Warren Hagstrom, Tony Brindisi, Kevin Platt.
READING: Open to Public Meeting Announcement MR. CHAIRMAN: This is a regular meeting of the Wanaque
Borough Planning Board and adequate notice has been given, and has been duly
advertised by placement of a notice in the Trends and Herald News, mailed on
January 21, 2005 and 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.
MR.
CHAIRMAN: Okay, some ground rules before
we start. There’s a lot of people here,
I’m going to ask everybody to please turn off all cell phones and pagers, and,
also, there will be an 11 o’clock curfew, there will no business conducted
after 11 o’clock. Okay.
COMMUNICATIONS
REPORT: No questions asked.
MR.
CHAIRMAN: Communications report. Any questions on the communications,
gentlemen?
Let’s
everybody turn them off at once, including myself. Wouldn’t it be embarrassing? Okay, we all set now, let’s do some business.
Communications
anybody? All right.
APPLICATION
STATUS REPORT:
UNIDENTIFIED
MEMBER: Everything I have is on the
agenda tonight.
MR.
CHAIRMAN: Okay. We have a new business application, a Compu
Learning Annex, computer school at
APPLICATION
#16-05 George R. and Lois Springer, 4 Pellington Street, Wanaque, New Jersey,
Block 237, Lot 22, Minor Subdivision.
MR. CORCORAN: Good afternoon Mr. Chairman, members of the
Board, Terence Corcoran appearing on behalf of Mr. Springer in connection with
this minor subdivision application. As
you can see from the file submitted it’s just a request for Mr. Springer to
subdivide the latter part or the back part of his property, so that it can be
conveyed to his adjacent property owner -- neighbor, excuse me. The neighbor’s property is situated such that
the house is very far back on her property, and she has basically no side yard
or back yard to use for purposes such as tool shed, picnic table, and things of
that nature. So, he’s proposing as set
forth in the application is that the 50 foot section back there just be
subdivided and conveyed over to his adjacent neighbor. That’s the sole purpose for the request for
the subdivision. There are no variances
required, and any of the conditions that do not meet the variances as indicated
by the engineer’s report were pre-existing.
I don’t know if there are any specific questions that any member of the
Board may have. Mr. Springer is here,
and certainly will be glad to answer any of them. I have reviewed the engineer’s report, as I’m
sure the members of the Board have, and there’s really nothing in that report
that I feel require me to address.
MR.
CHAIRMAN: Okay, any questions, gentlemen? Very straight forward, there’s no --
UNIDENTIFIED
MEMBER: It actually gets rid of the two
pre-existing variance, side yard, right, yea.
UNIDENTIFIED
MEMBER: Okay. Just for the record I reviewed the certified
mailings and the notice of publication.
They are in order, so we need to open a public hearing.
MR.
CHAIRMAN: Okay, I’ll entertain a motion a motion to open a public hearing on
this application.
MR.
SLATER: So moved.
MR.
CHAIRMAN: Moved by Mr. Slater.
MR.
VERBA: I’ll second it.
MS.
MAROTTA: Gene?
MR.
CHAIRMAN: Yea.
MS.
MAROTTA: Okay.
MR.
CHAIRMAN: Roll call.
MOTION
TO OPEN PUBLIC HEARING:
Voting yes were Chairman Foulon, Members Slater, Verba, Balunis, Rucci.
MR.
CHAIRMAN: Okay. Anyone in the audience wishing to address the
Board or the applicant on this application and this application only, please
steps forward, state your name and address.
Okay, let it be noted that no one came forward, and no questions from
the audience. I’ll entertain a motion to
close the public discussion.
MOTION
TO CLOSE PUBLIC DISCUSSION:
Made by Member Rucci, seconded by Member Slater. Voting yes were Chairman Foulon, Members
Slater, Verba, Balunis, Rucci.
MR.
CHAIRMAN: I’ll entertain a motion to
approve the application, and to have the attorney prepare a favorable
resolution.
MR. RUCCI: I’ll do it.
MR.
CHAIRMAN: Made by Bill. Second.
MR.
VERBA: I’ll second it.
MS.
MAROTTA: Gene, okay.
MR.
CHAIRMAN: Roll call.
MOTION
TO APPROVE APPLICATION & ATTORNEY TO PREPARE FAVORABLE RESOLUTION: made by Member Rucci, seconded by Member Verba,
voting yes were Chairman Foulon, Members Slater, Verba, Balunis, Rucci.
MR.
CHAIRMAN: Motion to carry.
MR.
CORCORAN: Thank you very much for your
time and consideration.
MR.
CHAIRMAN: Thank you, gentlemen.
I hope
they’re all that easy tonight.
UNIDENTIFIED
MEMBER: Ger, can I have the notices for
the next one.
MR.
CHAIRMAN: What are we going to do next?
MS.
MAROTTA: You doing Candle Factory.
MR.
CHAIRMAN: Ah, let me see here. Let me see; let me look at the agenda.
UNIDENTIFIED
MEMBER: It’s either Longo or the Candle
Factory or the Board of Ed.
MR.
CHAIRMAN: The Board of Ed is informal;
right?
UNIDENTIFIED
MEMBER: Yea, they’re presenting it. I don’t know if they’re here.
MR.
CHAIRMAN: Is there anybody from the
Board of Ed here? Okay, you want to step
forward we’ll hear that one next. This
is a conceptual discussion LAN Associates Engineering, Planning &
Architecture, Surveying. We’ll be
discussing proposed renovations to the
MR.
LUCIANI: My name is Andrew Luciani, I’m
the Superintendent of Schools, and this is Ken Karle from LAN Associates, he’ll
explain the project.
MR.
KARLE: Good evening everybody. As you may know
MR.
CHAIRMAN: Well, right. And since this is an informal approach, okay,
--
MR.
KARLE: It’s informal, yes.
MR.
CHAIRMAN: -- can you give us a month to
look it over, and be here next month and we’ll discuss it with you.
MR.
KARLE: We can do that. Actually, all you need to do is send any
comments to the State Department of Education strictly as an advisory letter,
and you don’t even have to do that if you don’t want to.
MR.
CHAIRMAN: Okay. Thank you.
MR.
KARLE: Thank you.
MR.
CHAIRMAN: Okay.
MS.
MAROTTA: Gil, I didn’t get the other
gentleman’s name. I got Luciani.
MR.
CHAIRMAN: Excuse me. Gentlemen, we need both your names.
MS.
MAROTTA: I have Andrew Luciani.
MR.
LUCIANI: Right.
MS.
MAROTTA: But I didn’t catch the other
name.
MR.
KARLE: Yes, I’m Ken Karle, K-a-r-l-e,
architect and engineer with the firm of Lan, L-a-n, Associates.
MS. MAROTTA: Okay, thank you.
MR.
KARLE: You’re welcome.
MR.
CHAIRMAN: Mike, you have that one on the
school?
MR.
CRISTALDI: Yea, I think I got it in my
package.
MR.
CHAIRMAN: Look it over.
UNIDENTIFIED
MEMBER: You want it Mike, do you want
another copy?
MR.
CRISTALDI: Yea, let me have it, just in
case I don’t have it.
UNIDENTIFIED
MEMBER: If you have anything we’ll put
it in writing, and then we’ll forward it to them.
APPLICATION
#14-05 Haskell Products, Incorporated,
MR.
CHAIRMAN: Okay. Application #14-05 Haskell Products,
Incorporated,
UNIDENTIFIED
MEMBER: He’s right here.
MR.
CHAIRMAN: Oh.
MS.
MAROTTA: Does Steve need this, this is
the file?
MR.
VELTRI: Yea, I’d like to see it Gerri.
MS.
MAROTTA: I just can’t pick it up.
MR.
VELTRI: I got news for you I can’t pick
it up either.
MR.
CHAIRMAN: Okay, here we go.
MR.
HANLEY: Good evening, Mr. Chairman.
MR.
CHAIRMAN: Good evening.
MR.
HANLEY: My name is George Hanley, I’m
with the --
MR.
CHAIRMAN: You got to speak into the
microphone, and speak louder please, okay.
MR.
HANLEY: I’m sorry.
MR.
CHAIRMAN: Because I can’t hear you from
there, and I’m sure the audience can’t hear you either.
MR.
HANLEY: My name is George Hanley; I’m
with the firm of Weiner Lesniak. I
represent the applicant on this application for redevelopment, and I’m here
with our experts. As you can see we are
here I guess probably for our third or fourth appearance, but this is for the
formal application, and we’re prepared to proceed, if the Board is ready to
hear us.
MR.
CHAIRMAN: Yes we are.
MR.
HANLEY: I’m suggesting that perhaps you
might, for purposes of efficiency, have us swear all of the experts now, and
then as their presented or questions arise they will already be sworn. Is that acceptable?
MR.
VELTRI: Good idea, uh-hum. Gentlemen, will you raise our right hands,
please.
GENARO
SALIERNO, SWORN
PATRICK
MC CLELLAN, SWORN
MERWIN
KINKADE, SWORN
KEN
OCHAB, SWORN
MR.
VELTRI: Okay, from left to right can you
state your name, and spell your name for the clerk.
MR.
SALIERNO: Genaro Salierno,
S-a-l-i-e-r-n-o.
MR.
HANLEY: Genaro is the architect on the
project.
MR. MC
CLELLAN: Patrick McClellan, M-c
C-l-e-l-l-a-n.
MR.
HANLEY: Civil engineer.
MR.
KINKADE: Merwin Kinkade, -e-r-w-i-n,
Kinkade is K-i-n-k-a-d-e.
MS.
MAROTTA: What was your title, I’m sorry?
MR.
KINKADE: I am the environmental expert.
MR.
OCHAB: And I’m Ken Ochab, that’s
O-c-h-a-b as in boy, planner.
MS.
MAROTTA: Thank you.
MR.
VELTRI: Mr. Chairman, for the record, I
have reviewed the notice of publication and the notice of the property owners,
they are in order. They were made in a
timely fashion.
MR.
CHAIRMAN: Okay. You may proceed.
MR.
HANLEY: I’d like to call Mr. McClellan
the civil engineer to testify first.
Patrick, would you give a brief summary of your qualifications for the
Board, please.
MR. MC
CLELLAN: Yes I will. I’m a civil engineer in the State of
MR.
HANLEY: Does the Board have any
questions with respect to the qualifications?
MR.
CHAIRMAN: No.
MR.
HANLEY: All right. Thank you.
MR.
CHAIRMAN: Patrick, you’ve submitted a
site plan and I know it’s been reviewed by the Borough engineer, and I wonder
if you could summarize it briefly for the Board, and then address the issues
which the Borough engineer raised in his report.
MR. MC
CLELLAN: Certainly. The project submitted is known as the Valley
View at Wanaque, and it’s located on
MR.
HANLEY: Before you pass over the
parking. When we had appeared before
this body on previous occasions that I know was a significant concern to some
of the members at least, and we attempted to address those concerns and modify
the plans pursuant to those suggestions.
And I’m wondering if you could simply point out to the Board how we’ve
responded to the concerns that they’ve raised.
MR. MC
CLELLAN: I would, and it might make it a
little easier if I could post one of the boards.
MR.
HANLEY: Sure by all means.
MR. MC
CLELLAN: For the Board’s information the
color rendering that I have put on board is based on the site plan that was
submitted dated July 8th, this plan is entitled site plan exhibit, it is a one
sheet submission, and it is dated September 14th, 2005. And in response to the various comments that
we received from the Board, we’ve done some reconfiguring of the site to
increase the number of parking spaces, and, also, to try to disburse them more
evenly throughout the site. And the
result is the plan before you, which now has two condominium buildings, which
afforded us a greater opportunity to provide parking spaces that could be used
by more folks conveniently. This plan
also results in a smaller disturbance area to the site.
MR.
HANLEY: We also reconfigured the
location of the buildings, I believe in response to some of the concerns that
were expressed and move it away from the steep slopes. Could you elaborate on that?
MR. MC CLELLAN: I can.
There were some previous concerns for the condominium building in the
steep slope areas previously back at this portion of the site. We’ve now relocated that toward the central
area of the site. We’ve also, as a
result, have been able to reduce the disturbance to those slopes as a result of
the smaller footprint of disturbance overall.
MR.
HANLEY: There are also some concerns, I
suppose comments and issues raised by the Borough engineer in his recent
letter, and I’m wondering if you could address those.
MR.
CHAIRMAN: You got to talk louder; we’re
not picking up on your words.
MS.
MAROTTA: I’m not picking you up that
well.
MR.
HANLEY: I’m sorry. There were also some concerns raised or I
should say really comments by the Borough engineer that I would like our
engineer to respond to. I believe we’ve
addressed those in an affirmative way, and I wondered if he could simply work
through those briefly the major points.
MR.
CHAIRMAN: Yes, that would nice.
MR. MC CLELLAN: Okay. We’re in receipt of Mr. Cristaldi’s letter of September 13, 2005. We’ve reviewed the letter, and just we are generally in agreement with the comments in the letter, and I just wanted to draw out a couple of items that warranted explanation. And if I can start on page 2 of the letter, toward the bottom there’s a chart that talks about the minimum setback from public road and from a property line, and there’s a question mark regarding the patio detail. I’d just like to represent to the Board that the patio detail will be in full conformance with the zoning ordinance, there will be no railing on it, and would be at grade, and, therefore, could reside in those areas without the need of a variance. To page 3, about midway down, minimum horizontal break in the building facade under the column provided, there’s a question mark. And for clarification purposes the architectural plans will show that there’s a minimum of a 4 foot break at 24 feet, that’s the longest distance before there’s an architectural break. So that should also be in conformance with the ordinance. A little further down maximum height of the clubhouse building with a