PLANNING BOARD
DECEMBER 10, 2003
BOROUGH OF WANAQUE
SASSAFRAS PROPERTIES, L.L.C.
HOLIDAY INN EXPRESS
Meeting called to order by Chairman Gilbert Foulon with a
salute to the flag.
ROLL CALL:
Chairman Gilbert Foulon David Slater
Joseph Graceffo (came in at 8:11 P.M.) Eugene Verba
Mayor Warren Hagstrom Thomas
Balunis
Tony Brindisi
PRESENT:
Attorney Steven Veltri and Engineer Michael Cristaldi
READING: Open Public Meeting Announcement:
This is a “Special Meeting” of the Wanaque Planning
Board, December 10, 2003 commencing at 8:00 P.M. in the Municipal Building, 579
Ringwood Ave., Wanaque, N.J. 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 October 29, 2003 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 for the purpose of having a Public
Hearing for Application #17-03 Sassafras Properties, LLC “Holiday Inn Express”,
Block 468 Lot 3.01 & 3.02 for Site Plan Approval for the construction of a
hotel with accessory features such as exercise room together with any variances
and exceptions as may be required. This is a continuation of the meeting from
October 21, 2003.
Attorney Veltri informed Attorney Rubin that Chairman
Foulon, Mayor Hagstrom and Member Eugene Verba have listened to the tape from
the October 21st Meeting and certifications will be signed to that
effect and will be eligible to vote based upon their listening to the tape.
Atty. A. Michael Rubin came forward on behalf of the
applicant, Sassafras Properties, LLC “Holiday Inn Express” which is located on
Union Ave., Block 468 Lot 3.01 & 3.02. Atty. Rubin explained, the last time
they were before the Board, the Board had a number of questions they wanted
answered.
Site Engineer, Arthur Hanson came forward and proceeded.
Engineer Hanson said they basically made all the changes that the staff and
Board brought forth and the plans have been revised. Engineer Hanson put on the easel, Sheet 3 of 7 of the Plot Plan
Job No. 8760, and said basically that’s were all the changes were. Engineer
Hanson said the Board asked for a diagram of traffic flow patterns including
the
Burger King parking lot and how cars were going to get in
and out of both facilities and those changes were made and they’ve added it and
revised the zoning data to indicate as such as per Eng. Cristaldi’s letter
requested and they will need no variances for everything their proposing. On
the other sheets, they’ve increased the landscaping so they’re in conformity
with the ordinance about green space in a parking lot and they’ve decreased the
space between trees and are now approximately 40 ft. from center to center for
the trees that are along the Union Avenue frontage. On the utility map, they
will be replacing the existing 6” line that’s going down the center of
Greenwood Avenue with an 8”. Eng. Hanson said, it’s his understanding from Eng.
Cristaldi’s report, that the Engineering Department and the Water Department
would prefer the applicant not to disturb the pipe in the street but actually build
a new 8-inch DIP line to be installed along the south side of Union Ave.,
preferably out beyond the edge of the pavement. The new 8-inch line must be
cross-connected to the side streets at Haskell Avenue and Greenwood Ave. The new 8-inch line will extend to the most
westerly driveway entrance on Union Avenue that services the hotel. A hydrant
will be installed at the end of the line, as well as a tee with a cap for any
future connections. All tee connections must be installed with a 3-way valve
configuration to control flow out of any leg of any tee that is installed. All pipe joints must be restrained by lock
joint gaskets or other mechanically restrained joints. The applicant will
install the line at their sole expense, which shall include all and any costs
to accomplish the installation of the water line.
Atty. Rubin said, several days ago, he and Eng. Hanson
appeared before the Passaic County Planning Board as to this application and
Atty. Rubin asked Eng. Hanson to advise the Board as to what occurred there.
Eng. Hanson said the main reason they went to the Passaic County Planning Board
was that on the last review they received from the County Planning Board they
asked the applicant to close up the driveway which was two way between Burger
King and the new hotel and is the one that’s closest to Union Ave. Eng. Hanson
had discussions with the traffic engineer and the county engineer and they
agreed that one way in only would be preferable to no driveway at all and that
was the main reason they went to the County. Subsequent to that meeting, the
County gave the applicant an approval of which Eng. Hanson received today in
the mail and basically there are three comments that are as follows:
1.
A letter from the Borough of Wanaque indicating whether
or not the Borough will be requiring that sidewalks be constructed along Union
Ave. Although the Planning Board does not wish to alter established County
policies allowing each municipality to make decisions about sidewalks on County
roads, it appears that provision of sidewalks along the project’s frontage on
Union Avenue would be consistent with the promotion pedestrian activity in the
designated center of which it is a part.
2.
Revised plans showing the existing pavement markings
for the Burger King driveway and that everything but the centerline will be
repainted white.
3.
Copies of all necessary permits from the New Jersey
Department of Environmental Protection.
Eng. Hanson said it is not his recommendation to put
sidewalks in, but this is up to the Board. Atty. Rubin notified the Passaic
County Planning Board that this meeting was taking place tonight and they would
receive a letter letting them know if the Wanaque Planning Board wanted sidewalks
or not.
Eng. Cristaldi told Eng. Hanson he left one thing out of
his report dated December 10, 2003, which is, across the front of the property
when you get to the driveway, Eng. Hanson has a dead end stub, and Eng.
Cristaldi also wants Eng. Hanson to run a line across and loop it back to the
6” main this way you have a complete loop in front of the hotel.
Eng. Cristaldi said his report dated December 10, 2003,
wything that was on the previous report. Eng. Cristaldi said Page 1 consists of
the list of drawings with the Date, Latest Rev. No. and Latest Rev. Date, Page 2 is the Bulk Requirements and Water
issue, Page 3 deals with Parking and there was an issue with the loading space
and they don’t really supply a loading space but there is a place for the
trucks to park and this might require a waiver, and also the location of the
trees which Eng. Cristaldi would like himself and Planner Jill Hartmann to
handle the location distance of these trees which he feels would be somewhere
between 30 & 60 ft. and could best be determined by going into the field to
see exactly where they would want them. The other issue on Page 3 was the Site
Traffic Circulation that was addressed this evening, and Page 4 with regard to
Drainage and Lighting that was taken care of at the last meeting.
Member Verba asked about waste removal from the property
and didn’t notice a dumpster on the plans.
Eng. Hanson said, there really isn’t much garbage generated but there is
a big dumpster behind the Burger King and will be used if needed. Atty. Rubin
asked Architect, Maurice Kutt who testified at the last meeting to come forward
and answer this question. Mr. Kutt explained, they came to an agreement with
the property owner, Eric Mund, that they would have a combination dumpster
system. Mr. Kutt said, the hotel’s garbage, based upon occupancy, is very, very
low rate and is generated mainly out of the continental breakfast area and one
small trashcan from each room. Atty. Rubin asked if the dumpster proves to be
too small, can it be replaced with a larger one and Mr. Kutt said yes.
Mayor Hagstrom asked Eng. Hanson about the drainage on
this property and wanted to know how it works. Eng. Hanson showed the “Grading
& Utility Plan” Sheet No. 4 of 7. Basically what it is, is to the rear of
the hotel they’re putting two large corrugated pipes under the ground that will
take all of the water from the
newly paved parking lot area and will restrict the flow
coming out of this site so that it doesn’t increase the peak volume and once it
comes out of the structure it goes around and it discharges at the same
location that the existing detention basin for the Burger King that’s already
in existence, goes out in a grass swale along the rear of the entire Burger
King property and discharges into the existing stream just up stream of the
bridge by Susquehanna Ave. Eng. Hanson went on to say, that at no time will
there be more water coming out of the pipe than would have come out if this were
all grass.
MOTION TO OPEN MEETING TO PUBLIC HEARING: made by
Member DiMeglio, seconded by Member Graceffo, voting yes were Members DiMeglio,
Chairman Foulon, Graceffo, Mayor Hagstrom, Brindisi, Platt, Slater, Verba and
Balunis.
Nancy Beck, 164 Greenwood Ave. came forward. Ms. Beck
wanted to know what changes were made to the traffic flow pattern within the
parking lot. Eng. Hanson said, originally, the driveway closest to Union Ave.
and the intersection was a two way and you could make a right into the Holiday
Inn and make a left out. Eng. Hanson said, you can come in off of Union Ave.
make a left into the Burger King parking lot or make a right into Holiday Inn,
and if you want to leave, you either have to go way out to the back behind
Burger King or to the west towards the entrance/exit at the far end of the
building.
Doug Fischer, 30 Union Ave. came forward. Mr. Fischer
said he lives in back of the lake and was wondering how far west is the exit
going. Eng. Hanson was confused by this question and Chairman Foulon said Mr.
Fischer wants to know where the western most exit is. Eng. Hanson showed Mr.
Fischer on the plans where the western most exit is going to be.
Nancy Beck, 164 Greenwood Ave. came forward again and
wanted to know if anyone knew the starting date and completion date. Mr. Eric
Mund, the property owner came forward and said, if the application were
approved tonight, breaking ground would probably be around 60-90 days from
tonight and the building would take around 130 days for completion which would
be about the end of July or beginning of August at the earliest.
Planner Jill Hartmann said her only comment is, that she was hoping they would have done better with the parking lot lighting and it doesn’t seem to be a major issue.
Atty. Veltlri asked Atty. Rubin if there was anything he
wanted to add and Atty. Rubin said no and this is the application and what was
heard this evening and at the prior hearing. Atty. Rubin suggested the Revised
Plot Plan that Eng. Hanson went over tonight dated October 27, 2003 be marked
Exhibit A-1 December 10, 2003 for the record. Member Verba asked if the parking
spaces needed a variance because of the size. Chairman Foulon said they will
need a waiver on the size and they will be 20 X 9 instead of 20 X 10.
MOTION FOR PRELIMINARY AND FINAL SITE PLAN APPROVAL
SUBJECT TO AND CONTINGENT UPON COMPLIANCE WITH THE PASSAIC COUNTY PLANNING
BOARD REPORTS OF SEPTEMBER 9, 2003 & DECEMBER 8, 2003, SUBJECT TO AND
CONTINGENT UPON COMPLIANCE WITH THE RECOMMENDATIONS AND CONDITIONS SET FORTH BY
THE BOARD’S ENGINEER IN HIS REPORTS INCLUDING THE DECEMBER 10, 2003 REPORT, THE
BOARD’S PLANNER’S REPORT DATED OCTOBER 21, 2003, SUBJECT TO AND CONTINGENT UPON SUFFICIENT SEWER AND WATER
CAPACITIES, SUJBECT TO AND CONTINGENT UPON THE APPLICANT OBTAINING A GENERAL
PERMIT FOR THE WETLANDS FROM THE “DEP”, THE APPLICANT WILL ENTER INTO A
DEVELOPER’S AGREEMENT WITH THE MUNICIPALITY AND BOROUGH ATTORNEY, SUBJECT TO
PAYMENT OF ALL OUTSTANDING TAXES AND ESCROW AND PROFESSIONAL FEES THAT MAY BE
OWED TO THE BOROUGH AND THE PLANNING BOARD PROFESSIONALS, AND THE PASSAIC
COUNTY PLANNING BOARD WANTS IT STATED THAT THERE WOULD BE NO REQUIREMENT FOR
SIDEWALKS, ACCESS, EASEMENTS AND THINGS OF THAT NATURE WHICH WILL BE PREPARED BY
ATTY. RUBIN FOR ATTY. VELTRI’S REVIEW, WATER PLAN REVISED AND SUBMITTED AND
ALSO ENGINEER CRISTALDI ADDED VERBALLY WAS THE PART WHERE HE THROUGHOUT THE
WESTERLY DRIVEWAY TO GO ACROSS THE STREET AND RECONNECT IT TO THE 6” MAIN:
made by Member Slater, seconded by Member Verba, voting yes were Members
DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Brindisi, Platt, Salter,
Verba and Balunis.
MOTION TO HAVE THE BOARD ATTORNEY DRAW A FAVORABLE
RESOLUTION FOR PRESENTATION AT THE NEXT MEETING DECEMBER 18, 2003 OR THE
JANUARY 15, 2004 MEETING: made by Member Brindisi, seconded by Mayor
Hagstrom, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor
Hagstrom, Brindisi, Platt, Slater, Verba and Balunis.
MOTION TO ADJOURN AT 8:42 P.M.: made by Member
DiMeglio, seconded by Member Slater, carried by a voice vote.
___________________________
Gerri Marotta
Planning Board Secretary