BOROUGH OF NORWOOD
PLANNING BOARD – REGULAR MEETING
SEPTEMBER 18, 2003
The Regular Meeting of the Norwood Planning Board convened at 8:00PM with Chairman Joseph Ascolese presiding. Mr. Ascolese announced that this meeting is held in accordance with the Open Meetings Act and has been advertised in the newspaper as specified by law and indicated the locations of exit doors.
The following board members were present: Mr. DeBiasa, Mr. Butti, Mr. Altenbach, Mr. Ascolese, Mayor D’Ercole, Mr. DeMaria, Councilman Brizzolara, Mr. Byrne, and Dr. Koffler.
The
following board members were absent: Mr. Zacco, Mr. Casey, Mr. Jacobs, and Mr.
Van Dyke.
The
Board Attorney Harold Ritvo, and the Board Engineer Michael Neglia were present
at this meeting.
Block 22, Lot 1 – 130 Fifth
Avenue
Michele Caridi
Property Owner Michele Caridi came forward and was sworn in for her testimony on this application for relief from the side yard setback requirement. Services and notice have been provided and are according to statute. Ms. Caridi testified that she proposes to construct a garage attached to an existing single bay garage at her. The required side yard is twenty-five feet and applicant proposes eight and one-half feet to the property line.
It was duly moved and seconded to open the meeting to the public. All voted yes. As no one came forward, it was duly moved and seconded to close the meeting to the public. All members voted yes.
RESOLVED: Mayor D’Ercole offered a motion to approve this application. Seconded by Mr. DeMaria. ROLL CALL VOTE: Mr. DeBiasa, Mr. Butti, Mr. Altenbach, Mr. Ascolese, Mayor D’Ercole, Mr. DeMaria, Councilman Brizzolara, Mr. Byrne, and Dr. Koffler voted yes.
SITE PLAN/USE VARIANCE APP. #676
Block 126, Lot 2 – 545 Tappan Road
Colonial Inn
Attorney Allen Bell, 26 Franklin St., Tenafly, NJ came forward representing the applicant. Mayor D’Ercole and Councilman Brizzolara recused themselves from hearing this application because it involves a Use Variance, and Mayor D’Ercole is a property owner with 200 feet.
Mr. Bell explained that applicant proposes an addition to an existing catering facility in order to meet the trend in the industry to accommodate larger parties, with additional storage space for tables and chairs. The existing use is non-conforming in a residential zone. Service has been provided as required and according to statute.
Paul Guarino, 2 Hillcrest Rd., W. Nyack, NY came forward and was sworn in for his testimony. Mr. Guarino testified that he is employed by VIP Party Planners & Caterers as general manager and retains the corporate position of Vice-President. His family has owned the Colonial Inn since 1982. Applicant proposes a thirty-foot extension of the largest room at the south side of the building in order to increase party sizes by approximately seventy-five seats. Applicant has had to turn away functions because they cannot provide for a larger party; major competition such as Rockleigh County Club, Florentine Gardens, and Seasons have increased space to enable wedding couples to have an entire facility for themselves including the chapel. Currently Colonial Inn has three rooms, one downstairs, and two upstairs. Weekends are busiest and accommodate parties of all sizes including weddings and religious functions. Many of the participants are
PAGE
TWO, SEPTEMBER 18, 2003
Site
Plan/Use Variance App. #676, Continued
bussed in from hotels and temples. The band is presently located at the north corner of the largest room, as far away from the atrium as possible, in order to control the noise element at adjacent properties. If the proposal were granted, occupancy would increase from two hundred forty five to three hundred with dancing, and would enable applicant to accept larger corporate functions. One large function is a more cost-effective and profitable way to do business. In response to the board, Mr. Guarino testified that the entire building is sprinkled as required by fire regulations. If the proposal is accepted, the entire building could accommodate four-hundred fifty people; the existing one-hundred eighty parking stalls meets the zoning requirements of one parking space for each two and one-half people. As pertains to exterior lighting, applicant would provide similar to existing lighting on the atrium. A discussion took place regarding the fact that the subject property is on the Northvale border and might possibly require approval by their Planning Board.
Mr. Bell commented that applicant is amending the application by withdrawing the signage proposal. Applicant would apply for permits that might be required in order to place wall signs on the building at some time in the future. As pertains to lighting, Mr. Bell commented that applicant would comply with all recommendations in the Neglia Review Letter dated August 15, 2003, and would so revise plans. All Fire Dept. requirements would be met following meetings with those officials. The existing building is handicapped accessible, and although there is no elevator to the basement party room, there is access from the exterior of the building.
Mr. Guarino additionally testified that the chapel is alternatively used for cocktail hours and occasionally for dessert tables. It is also used upon request for a function because of its ambience; on the weekend, it is in use as a chapel facility for marriages. The stairway to the basement has railings and deliveries will continue to be unloaded from the back of the building. A new storage area for tables and chairs is located in a small portion of the proposed extension. There have been no formal complaints that Mr. Guarino is aware of regarding noise and no plans are underway for any changes in the entrance and exit locations. Valet parking takes place during large functions; however, during the week attendants control and direct drivers to parking stalls.
It was duly moved and seconded to open the meeting to the public to question Mr. Guarino. All members voted yes.
Kathy Feeney, 519 Tappan Rd. (adjacent property owner) questioned how much noise would emanate from the extension. Mr. Guarino explained that the band is at the opposite side of the room and the both the extension and storage area should dampen sound. The applicant agreed to stipulate to no additional windows or entrance/exits (except for deliveries and emergencies) be located at the south side of the building and the band location remaining at the south side of the room.
Mr. Patel, 81 Chaffee Circle (adjacent property owner) came forward, was sworn in for and testified that the Colonial Inn has been a cooperative neighbor and he has no problems with this application. Brief discussion took place regarding drainage problems on his property commencing in Northvale, and Mr. Neglia commented that this property is not a contributing factor to the water and drainage problems Mr. Patel is experiencing.
Dolores Senatore, 360 Fifteenth St., came forward. Mr. Guarino testified that the existing facility holds 375 and, if approved, occupancy could increase the number to 450. Since it is difficult to provide quality food and service for that number of people, applicant tries to avoid that large a function. As pertains to the chapel, Mr. Guarino testified that although food is served in that room, it is never consumed there. Mr. Neglia commented that it is his recollection that the room was to be used for religious ceremonies only, and not for food service. Mr. Guarino testified that the enlarged room would service 315 guests at most, and that the intention is to start with small parties before increasing the size of functions. The downstairs room is occasionally used for cocktail hours before larger functions and for smaller type gatherings.
PAGE THREE SEPTEMBER 18, 2003
Site Plan/Use Variance App. #676, Continued
Kathy Feeney, Tappan Rd. came forward and was advised that if this application were approved, the resolution would stipulate the location of the band in the enlarged room.
As no one else came forward, it was duly moved and seconded to close the meeting to the public. All voted yes.
Mr. Guarino testified that a fenced refuse area is proposed at the west side of the building thereby eliminating two parking spaces. Fire striping remains the same around the building as required by the Fire Dept. Mr. Bell indicated that applicant proposed to meet with the Fire Dept. to assure that they are satisfied with all fire matters. Following this meeting, revised plans would be submitted to the board. Applicant also proposes a waiver of drainage calculation requirements since there are no changes; the addition is already impervious surface. Mr. Neglia so agreed.
Charles Osterkorn, PE, LS, PP, 121 Godwin Ave., Wyckoff, NJ, was sworn in and qualified as an expert witness in planning. Mr. Osterkorn testified that he has prepared the site plan. The existing site slopes towards the rear with parking surrounding the existing building. Applicant proposes to expand the large room and relocate the greenhouse further to the south with two storage closets included in the expansion. The room is approximately thirty feet by forty feet including the greenhouse area; the storage areas are approximately ten by forty feet. The expansion enhances the appearance of the existing structure, is aesthetically pleasing, and provides catering services for local residents and organizations. Relief could be granted without detriment to the public good as required by state law. There is no increase in drainage and the current impervious coverage of seventy-six percent remains unchanged. The additional seventy-five seats improve the quality of the catering facility, including service to the area and can be provided without substantially impairing the zoning plan.
Discussion took place regarding existing parking spaces and Mr. Osterkorn testified that several spaces are fifteen long. Concerning width, sizes vary from eight and one-half to nine feet. The smaller spaces could be restriped to nine feet without the loss of too many spaces. Mr. Neglia commented that he prefers a parking layout that conforms with size requirements, even though this might cause the loss of several stalls. Mr. Bell commented that applicant would request a waiver for an unknown number of spaces following meeting with the Fire Dept.; however, the majority of spaces would remain at nine feet. Mr. Ritvo and Mr. Neglia recommended that the applicant return to the board with revised plans so that the board might make an informed decision and Mr. Bell so agreed.
Mr. Osterkorn additionally testified that a full basement is proposed under the addition and is intended for storage use only.
It was duly moved and seconded to open the meeting to the public. All members voted yes.
Kathy Feeney, 519 Tappan Rd., came forward, and expressed concern regarding noise as it affects her property.
Victor Cappellini, 401 Zoti Ave., Northvale, NJ, came forward, commented that Mr. Guarino has been a good neighbor, and willingly corrected any matters that have caused problems.
Paul Messina, 403 Zoti Ave., was sworn in, commented that Mr. Guarino has been a good neighbor, and ensured that his business does not interfere with their quality of life.
Linda Vechesky, 360 Fifteenth St., came forward, asked how the occupancy of the restaurant is calculated and was advised that such calculations are based on square footage as required by the BOCA Code.
PAGE
FOUR, SEPTEMBER 18, 2003
Site Plan/Use Variance App. #676, Continued
As no one else came forward, it was duly moved and seconded to close the meeting to the public. All members voted yes.
Architect Robert Bernstein, from the firm of Richard Kyle,
Jr. AIA, 220 Carol Jean Way, North Branch, NJ, came forward and was sworn in
for his testimony. Mr. Bernstein
distributed a computerized rendering of the proposed addition and existing
building. He
testified that the building is constructed of steel frame with insulated walls and that the existing atrium is included as part of the addition. Walls are six-inch thick with fiberglass insulation, including exterior insulated stucco, and these materials would work together to deaden noise to the surrounding area.
It was duly moved and seconded to open the meeting to the public. All members voted yes.
Linda Vechesky, 360 Fifteenth St., came forward, was sworn in, and commented that the rendering of the proposed addition does not match the existing structure.
As no one else came forward, it was duly moved and seconded to close the meeting to the public.
RESOLVED: Mr. Altenbach offered a motion to the carry this application to the October 16, 2003 meeting with no further notice to the public. Seconded by Mr. DeMaria.
ROLL CALL VOTE: Mr. DeBiasa, Mr. Butti, Mr. Altenbach, Mr. Ascolese, and Mr.
DeMaria, Mr. Byrne, and Dr. Koffler voted yes.
SUBDIVISION
APPLICATION #678
Block
122, Lot 2, 430 Tappan Rd.
Redmor
Associates (Formerly Casa D’Amici)
Attorney Michael Sassano, 631 Palisades Ave., Englewood Cliffs, NJ, came forward representing Redmor Associates in the application for a two-lot subdivision. Mr. Sassano explained that applicant proposes two single-family homes that conform to zoning requirements except for a single required variance. One lot proposes a seventy-three foot frontage where seventy-five feet is required.
Harry Tuvel, Hubschman Engineering, PA, 263A S. Washington Ave., Bergenfield, NJ was sworn in and qualified as an expert witness in planning and engineering. Mr. Tuvel testified, Exhibit A-1, a colorized print of the plan that has been previously submitted to the board, that the site is approximately seventy-five feet from the intersection of Rockland Ave. and Tappan Rd. The property is approximately 19,000 sq.ft. and was previously occupied by a restaurant destroyed by fire several years earlier. Applicant proposes to divide the parcel into two lots approximately 9,500 sq.ft. each; the zone requires a minimum 7,500 sq.ft. per building lot. All setbacks are in compliance and/or exceed the Zoning Ordinance except for a Minimum Lot Frontage variance, seventy-five feet required, Lot 2.01 proposes seventy-three feet.
Mr. Ritvo commented that all services have been provided and are in order.
Mr. Tuvel additionally testified that applicant would comply with all comments and requirements of the Board Engineer along with any state or county approvals necessary.
It was duly moved and seconded to open the meeting to the public. All members voted yes. As no one came forward, it was duly moved and seconded to close the meeting to the public. All members voted yes.
RESOLVED: Mayor D’Ercole offered a motion that was seconded by Mr. Altenbach to approve Application #678 following amendment of the plans to reflect the appropriate front yard requirement of thirty-five feet.
ROLL CALL VOTE: Mr. DeBiasa, Mr. Butti, and Mr. Altenbach, Mr. Ascolese, Mayor D’Ercole, Mr. DeMaria, Councilman Brizzolara, Mr. Byrne, and Dr. Koffler voted yes.
PAGE FIVE, SEPTEMBER 18, 2003
BOARD AUTHORIZATION OF VARIOUS ZONING STUDIES
RESOLVED: Following discussion, Mr. DeMaria offered a motion seconded by Mr. Byrne authorizing Mr. Ritvo and Mr. Neglia to perform various studies regarding an additional residential housing analysis with possible inclusion of an historical home element. Some discussion also took place regarding revitalization of the Livingston St. area and building coverage requirements in the commercial area.
ROLL CALL VOTE: Mr. DeBiasa, Mr. Butti, Mr. Altenbach, Mr. Ascolese, Mayor D’Ercole, Mr. DeMaria, Councilman Brizzolara, Mr. Byrne, and Dr. Koffler voted yes.
RESOLUTIONS OF DENIAL
Subdivision Application #674 Variance Application #673
Block 120, Lots 20 & 21 Block 10, Lot 4
283 & 275 Summit St. 100 Piermont Rd.
Mr. Ritvo reported that resolutions pertaining the above applications are currently under preparation.
APPROVAL OF VOUCHERS
Neglia Engineering Associates $4,783.00
It was duly moved and seconded to accept the above vouchers for payment. All members voted yes.
APPROVAL OF MINUTES
Regular Meeting – August 21, 2003
It was duly moved and seconded to accept the above-indicated minutes of the Regular Meeting of August 21, 2003. All members voted yes.
CORRESPONDENCE – NONE
OPEN TO PUBLIC – CLOSE TO PUBLIC
It was duly moved and seconded to open the meeting to the public. All members voted yes.
Joseph Vitale, 214 Broadway, came forward with questions regarding an earlier application on the Colonial Inn that approved the chapel. Mr. Ritvo advised Mr. Vitale that the board could not comment on this matter, this is an active application pending before the board, and that he should voice his concerns at the next meeting during the continuation of this application,
As no one else came forward, it was duly moved and seconded to close the meeting to he public. All members voted yes.
As there was no further business to come before the board it was duly moved and seconded to adjourn at 9:45PM. All members voted yes.
Linda Grove, Clerk to Board