BOROUGH OF WESTWOOD PLANNING BOARD MINUTES WORKESSSION/PUBLIC MEETING August 14, 2008

Transcription

1 BOROUGH OF WESTWOOD PLANNING BOARD MINUTES WORKESSSION/PUBLIC MEETING August 14, OPENING OF THE MEETING The meeting was called to order at approximately 8:00 p.m. Open Public Meetings Law Statement: This meeting, which conforms with the Open Public Meetings Law, Chapter 231, Public Laws of 1975, is a Worksession/Regular Meeting of the Planning Board. Notices have been filed with our local official newspapers and posted on the municipal bulletin board. 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL: PRESENT: Mayor Birkner Otokar von Bradsky Robert Bicocchi Thomas Constantine Jaymee Hodges, Chairman Ann Costello, Vice-Chairwoman Richard Bonsignore (Alt. #1) ALSO PRESENT: Thomas Randall, Esq., Board Attorney Ed Snieckus, Burgis Associates, Board Planner David Spatz, Community Housing & Planning, Board Planner for GMKC Application Louis Raimondi, PELS, Board Engineer By Thomas Lemanowicz ABSENT: William Martin (excused absence) Councilwoman Cynthia Waneck (excused absence) James Schluter (excused absence) Daniel Olivier (Alt. #2) (excused absence) A motion to go into Public Session to read the Resolutions was made, seconded and carried.

2 4. MINUTES The Minutes of 6/26/08 were approved on motion made by Mr. Bicocchi, seconded by Mr. von Bradsky and carried. The Minutes of 7/24/08 were held for the next meeting. 5. CORRESPONDENCE: 1. Letter dated 8/1/08 from CSR Group, PA RE: PSE&G Preliminary; 2. Letter dated 7/31/08 from Bergen County Dept. of Planning, RE: 345 Old Hook Road; 6. VOUCHERS: None 7. RESOLUTIONS: 1. Old Hook Road, LLC Industrial Occupancy/Office Board Attorney Randall read the Resolution of Approval into the record. A motion for approval was made by Vice-Chairwoman Ann Costello and seconded by Richard Bonsignore. There were no further questions, comments or discussions. On roll call vote, Thomas Constantine, Otokar von Bradsky, Ann Costello, Robert Bicocchi, Councilwoman Waneck, Richard Bonsignore and Jaymee Hodges voted yes. Mayor Birkner was not eligible to vote. 8. VARIANCES, SUBDIVISIONS AND/OR SITE PLANS: SWEARING IN OF BOARD PROFESSIONALS FOR PUBLIC HEARINGS The Board Professionals were sworn in 1. GMKC Investments LLC, 75 Bergen Street, Block 1407, Lot 11 Subdivision (Ed Snieckus, Burgis Associates recused; David Spatz, Community Housing Develop to act as Substitute Planner) (Heard 6/12/08, 7/24/08 & 8/14/08) - Ed Snieckus recused; David Spatz was present. All Members stated they were up to date on listening to tapes and providing certifications, and there was a quorum. Scott Berkoben, Esq. represented the applicant, stating they made improvements to the application, per Board comments. To review, applicant proposes to demolish an existing dwelling on a 15,000 sq. ft. site, subdivide the property into two lots and construct a new single family dwelling on each lot, both with frontage o Bergen Street. The property is located on the southeastern corner of Bergen Street and Roosevelt Avenue in the R1, Detached Single Family Residential Zone. David Spatz submitted a revised report dated 8/11/08. The Subdivision Plat prepared by AWZ Engineering was 2

3 revised to 8/4/08, and the Architectural Plan prepared by GK&K Architects was revised to 7/30/08. Applicant s architect, Gary Kliesch, of GK&K Architects, continued under oath with respect to his revised plans. Mr. Kliesch testified they complied with the FAR requirements, took a look at the ratio and he was able to do a number of changes in the master bedroom, which allowed him to meet the required ratios with 54.2% for the first floor and 45.8% for the second floor. He moved the driveway to the rear of the house and pushed the house back, and they are now at 36%. The house on the corner went from 34.8 to 32.5 in height. The interior lot house, Lot 11B, he did similar work where he decreased the size of the bedrooms and elevation, showed driveway pitch. The slope is now at 8.08%. The height of the wall went from 5 to 3 down to the garage. All the changes addressed the concerns of the retaining wall and pitch of the driveway. Mr. Spatz s comments from 8/11/08 were addressed. The variances remain, but they are lesser in scope. Mr. Urmanowicz asked for details of how they reduced the FAR, which was explained. He then commented on the definition given in the ordinance, and method of calculation. It is an interpretation of the definition. The architect said he could reduce the second floor walls to reduce it further below 54%. Mr. Urmanowicz also questioned the wrought iron fence and suggested in a proposed resolution specifying an open fence with some type of parameters to be approved by the Construction Official. Questions by Board Members followed. Mr. von Bradsky asked about the driveway slopes. Mr. Urmanowicz stated they remain uncomfortable with the slope going down to the garage. Applicant s Engineer, Adnan Khan, continued under oath and testified as to his revised plans. Mr. Khan explained how they reduced the height of the retaining walls on the corner lot and the interior lot. He addressed the seepage pit design. The distance to the driveway to the adjacent lot is 21. They are proposing additional street trees. The line of sight coming out of the driveway is 3-1/2 over the retaining wall. Mr. Spatz had no questions of the engineer. Mr. Urmanowicz questioned the witness on the drainage system, noting it does not stop runoff. The difference between the existing and the proposed is that it is caught, held and then released into the garage. There is no way for the water to get out of that system if it can t 3

4 immediately infiltrate, without going into the driveway, and that is a concern. The water can exceed the system. Mr. Khan addressed his concern and stated it was designed for the 100 year storms. As far as the drywell, they have an extra cushion for storing the water. Mr. Urmanowicz commented that with not splitting the impervious, he would like to see something further to make sure this system will protect the contents of the garage. Mr. Khan said they can increase the drywells. Board questions followed. Concerns about the drainage were expressed. Ms. Costello commented she would like it recalculated. Mr. Hodges commented he was concerned about water entering the garage and requested clarification of the calculations and the trench drain. Mr. Hodges asked why the pit cannot be dropped lower to facilitate the pipe at a lower level. He would like to see it at a 1% minimum. Mr. Khan said they could do it. There were no questions from the public for the engineer or architect. With getting these items clarified, Mr. Hodges asked if the applicant could return on 8/28/08. Mr. Berkoben asked if they came back with the requested clarifications, could the Board be prepared to move on the application. Mr. Bonsignore brought up addressing the members comments as to the slope. All members agreed. Mr. Berkoben asked if they approved it could they iron the problem out after. Mr. Hodges said the Board tries to avoid that type of situation, having had a problem in the past. They should come back before the Board with the issues addressed. Mr. Berkoben said there are two portions to this application, one is the subdivision, and could the Board grant the subdivision this evening and return with the development of the houses in the future. Mr. Randall advised if they separate them at this time, the Board loses a certain amount of leverage. Mr. Hodges agreed. The Board declined the request. The Board took a recess from 9:25 p.m. to 9:35 p.m. Mr. Berkoben asked if it were possible to poll the Board if the applicant could resolve the slope with a 6% slope, and change to the grade, would the Board go with the garages under the house. Mr. Randall advised if the Board wants to ask the applicant to resolve the Board in the next plan, it can. Mr. von Bradsky commented it is a good compromise, but not ideal. Mr. Constantine would agree. Mr. Randall advised if they go to 6% they would need a variance. Further, the Board cannot tell 4

5 unless they see it, and this may cause other problems. Mr. von Bradsky would not object to a garage under the house. Mr. Hodges did not have a problem with the 8% grade. The matter was carried to the 8/28/08 meeting. Mr. Spatz departed, at 9:40 p.m. 2. Dr. David Goldberg Child Care Center from Puccio, Carver Avenue, Block 2110, Lots 10 & 11 (worksession) Site Plan w/variances (William Martin recused) Adjourned to 9/11/08 at request of the applicant; 3. PSE&G Preliminary Design for Sullivan Street, Block 2110, Lot 1 chairman Hodges stated a letter was received from CSR Group, dated 8/12/08, stating applicant would not pursue the purchase of this property and therefore, the application was drawn. A motion to return to Worksession was made, seconded and carried. Mr. Urmanowicz departed, at 9:50 p.m. 9. DISCUSSIONS: 1. Borough Code - Chairman Hodges stated he received a communication from the Borough Clerk regarding re-codification of the Borough Code, requesting input from the Board. Mr. Snieckus will investigate garages under houses and FAR. 2. Draft Open Space and Recreation Plan dated 7/8/08 by Ed Snieckus, Burgis Associates Discussion by Ed Snieckus, who distributed a Bike Route Plan, entitled, Open Space & Recreation Element, depicting Proposed Bike Routes, (18) Parks, Vacant Private, Municipal and County Parcels, Private Recreational Areas, Board of Education, Municipal Parks, County Parks, Activity Centers, Train Stations, and Parcels. At the last meeting, Mr. Snieckus discussed the Draft Ordinance dated 7/8/08. Tonight he asked if there were any questions or comments, and said he hoped to have a discussion open space parcels to include therein. He included the bike routes and bike paths on the map. This is also important for future planning. He was concerned about Washington, Lafayette and Forest Avenues. Mr. Snieckus also looked at routes in adjacent 5

6 towns and connection to those routes. He chose various substreets to provide connections to different neighborhoods. It was important to have connections between parks. That was the overview for the map. He asked if the Board wanted to review this and/or have further discussion. Mr. Bonsignore asked if this would require more signage, and Mr. Snieckus said it could. Mr. Hodges suggested painted roadway to avoid more signage. Mayor Birkner said as a bike rider, he has experienced that painted roadway is very slippery and dangerous. Mr. Bonsignore added it must be kept up. Mr. Snieckus also looked at bicycle racks and stations. Mr. Snieckus called for any comments or corrections to the proposed ordinance. Mayor Birkner commented with various amendments to the wording in the document. Mr. Snieckus called attention to a parcel bordering Hillsdale with respect to Green Acres funding. Mayor Birkner commented he spoke with the homeowner, who indicated that home has only flooded twice. Mr. Snieckus said listed two properties on Pages 22 and 23 that have a significant amount of environmental issues, and undeveloped, will remain as such. These may be sites the Borough may want to acquire in the future. With that the Board could review the Bike Route Plan, and he could prepare a final document. The Board agreed. Mayor Birkner commented Councilman Grefrath has been working on a plan for Veteran s Park. This should eventually be part of the overall plan for the Master Plan. As the Board makes their comments, he will ask him to draft up copies for the Board. 3. Hospital Update Mayor Birkner gave an update on the hospital, stating the Certificate of Need was received. The hearing will be in October/November, and they are seeking the support of the surrounding municipalities for the Resolution for the transfer of the Certificate of Need. The Mayor said he will be in contact with Loretta Weinberg regarding the transfer, and they are also seeking letters of support of same. The work is going great, and they are opening an emergency room on 10/1/08. The first in-patients are expected on 3/1/08. A motion to go into Closed Session to discuss pending litigation was made by Mr. Bicocchi, seconded by Mr. von Bradsky and carried. The Board went into Closed Session at 10:35 p.m. 6

7 A motion to return to Open Session was made by Mr. von Bradsky, seconded by Mr. Constantine, and carried. 10. ADJOURNMENT On motions, made seconded and carried, the meeting was adjourned at approximately 11:35 p.m. Respectfully submitted MARY R. VERDUCCI, Paralegal Planning Board Secretary 7