REGULAR MEETING

NORWOOD PLANNING BOARD

FEBRUARY 20, 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 according to law. Exit locations were indicated for the benefit of those members of the public attending this meeting.

The following board members were present:

Mr. Butti Mr. Altenbach Mr. Ascolese

Mayor D’Ercole Dr. Koffler Councilman Brizzolara

Mr. Byrne Mr. Jacobs Mr. Casey

The following board members were absent:

Mr. DiMaria Mr. Zacco Mr. Van Dyke

Harold Ritvo, the Board Attorney, was present as well as Eric Bodnar representing Neglia Engineering Associates.

VARIANCE APPLICATION #663

Block 9, Lot 12 – 72 Mohawk Avenue – Monfried

Property owner Andrew Monfried and Thomas Fitzgerald, AIA, High Bridge, NJ came forward and was sworn in for testimony on this application.

Mr. Ritvo confirmed public service and notice in order and in accordance with statute.

Mr. Fitzgerald testified that applicants propose an 18’ x 26’ two-story addition, with side yard variance, to the side of an existing dwelling. The addition, located in the R40 Zone, requires a 17-foot setback where 25 feet are required. Existing house is a two-story colonial type with the addition planned at the south or right side of the property. Proposed building height is lower then the present ridgeline and the new footprint is smaller then the existing house. Applicants also plan to expand a garage on the opposite side of the house (no variance required) in order to accommodate three cars. The back corner of the proposed addition barely encroaches upon the setback line; however, the front encroaches approximately three to four feet. Design of the proposed addition is consistent with the existing house. The adjoining home at the southerly property line is approximately 148 feet from the proposed addition. Previous owners had submitted to the Zoning Board of Adjustment for a larger addition several years ago; however, that was never built. The house would remain at four bedrooms and two and one-half baths; a walkway would be converted to a laundry area.

Mr. Fitzgerald clarified that proposed addition is 17.3” from the property line as indicated on the plans that have been submitted to the board.

It was duly moved and seconded to open the meeting to the public. All members voted yes.

Dr. Eugene Smith, 108 Briarwood Ave., came forward, reviewed the plans, and commented that he has no problem with the proposal and has built a similar addition in the past.

As no one else 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 Application #663. Seconded by Mr. Altenbach.

ROLL CALL VOTE: Mr. Butti, Mr. Altenbach, Mr. Ascolese, Mayor D’Ercole, Dr. Koffler, Councilman Brizzolara, Mr. Byrne, Mr. Jacobs, and Mr. Casey voted yes.

PAGE TWO, FEBRUARY 20, 2003

VARIANCE APPLICATION #665

Block 9, Lot 4 – 89 Briarwood Avenue – Reilly

Attorney Anthony J. Davis, Paramus, NJ, came forward representing Mr. & Mrs. Reilly in this application for an increase in lot coverage from (required) ten to (proposed) twelve percent. Property is located in the R40 Zone. Mr. & Mrs. Reilly have four growing children and anticipate that a handicapped parent will be moving in with the family. The proposed home, as shown on the plans, will be an improvement in the town and neighborhood in general.

It was duly moved and seconded to open the meeting to the public. All members voted yes.

Dr. Eugene Smith, 108 Briarwood Ave., came forward and questioned the location of the proposed garage, which is located on the right side of the property.

Mr. Ritvo noted that services have been reviewed and are in order.

Builder John Terpstra, 757 Blanch Ave., came forward and was sworn in for his testimony. Mr. Terpstra testified that the proposed dwelling encompasses a 4700 square foot footprint replacing 2500 square feet. Trees that stand in the way of construction and those that are dead shall be removed and replaced. An existing pool would remain in place.

As there were no further questions, it was duly moved and seconded to close the meeting to the public. All members voted yes.

RESOLVED: A motion was offered by Mayor D’Ercole and seconded by Mr. Altenbach to approve Application #665.

ROLL CALL VOTE: Mr. Butti, Mr. Altenbach, Mr. Ascolese, Mayor D’Ercole, Dr. Koffler, Councilman Brizzolara, Mr. Byrne, Mr. Jacobs, and Mr. Casey voted yes.

SUBDIVSION APPLICATION #650

Block 119, Lot 7 – 200 Tappan Road – Starapoli

Attorney David Watkins, Closter, NJ came forward representing Mr. Starapoli in this appeal for a two-lot subdivision. Mr. Ritvo provided that services are in order and according to statute. The latest revised plans dated January 2, 2003 have been provided to board members along with a Neglia Engineering Review Letter dated January 16, 2003.

Mr. Watkins explained that this application has appeared before the board approximately two months ago and certain questions have been raised, in particular the status of the contiguous property to the north owned by the Jones family and the issue of drainage. Originally, applicant proposed a plan without a cul-de-sac. Lots were 58,000 and 22,500 square feet and one variance was required. Applicant has received the impression that the board prefers a roadway and applicant has so revised plans to include a cul-de-sac.

Michael Hubschman, PE, PP, Bergenfield, NJ, previously sworn and qualified as an expert witness, came forward to offer testimony. Mr. Hubschman testified that he has been involved with this application since its inception approximately one and one-half years ago. One of the issued raised has been the status of the Jones property to the north, as it relates to this application. Applicant has met with the attorney for the Jones family (Schepisi & McLaughlin) regarding these concerns and issues have been resolved. The side yard on the north has been moved to hold a minimum of 22 ½ feet (15 feet required), a six-foot fence is proposed on the side property line in order to provide privacy, and applicant is prepared to agree to a deed restriction so stating. Mr. Hubschman noted that the attorney for the Jones family is present this evening and all reasonable requests have been met.

The second issue concerns drainage matters and the third is the question of the variance itself. Drainage calculations have been revised in order to address the comments

PAGE THREE, FEBRUARY 20, 2003

Application #650 Continued

provided in Mr. Neglia’s Review Letter dated January 16, 2003. Seepage pits have been removed and replaced with two storage pipes with an outflow towards the east and to an existing storm drain system in Summit Street; these have been designed in order to comply with Residential Site Improvement Standards and accepted in the Neglia Review Letter. If the board approves this subdivision, the applicant is obliged to modify an easement through church property.

Regarding variances, Mr. Hubschman commented that applicant seeks a waiver from the RSIS road width standards; the board might recommend same, but the state must approve the waiver. Both Mr. Hubschman and Mr. Watkins commented that applicant will comply with all requirements stated in the Review Letter and additionally noted that most comments have been previously addressed.

As concerns the Neglia Review Letter zoning comments, Mr. Hubschman testified that the property is in the R22.5 Zone. Proposed Lot 7.01 is 46,277.55 square feet and proposed Lot 7.02 is 23,736.26 (22,500 square feet required). Mr. Hubschman’s zoning table indicates that proposed Lot 7.02 frontage is 297 feet whereas Mr. Neglia comments indicate that the frontage is 211.79 feet along the new road. However, the board must determine where the rear yard and side yard will be designated, as this will affect other bulk requirements. Mr. Hubschman testified that Mr. Neglia’s zoning table provides that the 99.47-foot frontage is a straight-line distance along Tappan Rd. and it is his contention that the frontage would include both roads, as this is a corner lot. If the board decides that frontage is along Tappan Rd., that should include the radius, which would bring the total to approximately 120 feet, where 125 feet is required. Additional discussion took place regarding exactly where the frontage on Lot 7.02 is located including the front door of the proposed dwelling. Mr. Ritvo commented that, under the ordinance, a corner lot has two front yards and this complicates the issue of rear and side yards. Following additional review of definitions within the zoning requirements, Mr. Ritvo further advised, that consistent with the ordinance defining a corner lot, there are two side yards and no rear yard. In this situation, the frontage faces both Tappan Rd. and the new road. There are two side yards, one to the north, and one to the east property line. Mr. Watkins commented that applicant would comply with the board’s requirements as to designation of the front yard.

Mr. Hubschman reviewed the drainage comments in the review letter and agreed to increase the proposed outflow pipe to a minimum diameter of 12 inches. An overflow pipe shall be provided for the proposed seepage pit connecting to the storm drain facilities located in the new roadway. Mr. Hubschman testified that his office has investigated and there is no real drainage on Tappan Rd.; the only other drainage is towards the public school ball field. He proposes that drainage flow through church property and into a detention basin located in Summit Street. Mr. Watkins commented that, should the application be approved, the easement issue would be resolved with the church subject to board engineering and attorney approval. Mr. Hubschman testified that he has taken test pits on the site; the property is sandy and excellent for seepage pits. Mr. Neglia has also recommended a back-up to this system and applicant would comply with this request.

Mr. Hubschman continued his review of the Neglia Letter and noted that most comments have been addressed or in the process of compliance. Regarding a fire hydrant, Mr. Watkins commented that it is understanding that one is not required as there is an existing location within 400 feet on Tappan Road in accordance with RSIS requirements.

Both Mr. Hubschman and Mr. Watkins reiterated that applicant would address all comments and requirements as noted in Mr. Neglia’s review letter. Mr. Hubschman testified that proposed drainage complies with RSIS requirements and run-off is less post-subdivision than pre-subdivision. Mr. Watkins additionally commented that care of the cul-de-sac is the responsibility of the borough. Some brief discussion took place regarding cul-de-sac, flag lots as they relate to the RSIS requirements and an existing driveway close by the proposed cul-de-sac. Applicant agreed to install a fence in

PAGE FOUR, FEBRUARY 20, 2003

Application #650 Continued

order to maintain the safety of the public in particular during school hours.

Discussion took place between the board members and Mr. Watkins regarding input from the Fire Dept., Ambulance Corps and any other organizations that might participate in applications before the board.

It was duly moved and seconded to open the meeting to the public. All members voted yes.

Judith Lamp, 120 Summit St., came forward and was sworn in for any testimony she might offer. She commented on drainage issues and noted that there is a culvert that runs under the church parking lot and Summit Street. She additionally noted that the Archdiocese of Newark would have to approve any improvements to the church property.

Edward Lamp, 120 Summit St., came forward representing the Norwood Historical Preservation Committee and was sworn in for his testimony. Mr. Lamp questioned the Tappan Road frontage. Mr. Hubschman responded that the frontage is approximately 177.1 feet to the point of radius. Mr. Lamp commented that this property known as the Haring-Vervalen House was constructed in the 1700’s and is listed on the List of Historic Places. Mr. Watkins commented that he is so aware and, following approval by the board, would comply with all approvals as required.

As no one else came forward, it was duly moved and seconded to close the meeting to the public. All members voted yes.

Mr. Ritvo commented that, as regards the frontage, it is his and the board engineer’s recommendation that the straight line frontage along Tappan Rd. is 99.47 feet, the curve that forms the corner is 20.91 feet; therefore, in this situation half should go to each road so that the determined frontage along Tappan Rd. is 109.93 feet and the new road is 187 feet.

RESOLVED: A motion was offered by Mayor D’Ercole and seconded by Mr. Altenbach to deny Application #650.

ROLL CALL VOTE: Mr. Butti, Mr. Altenbach, Mr. Ascolese, Mayor D’Ercole, Dr. Koffler, Councilman Brizzolara, Mr. Byrne, Mr. Jacobs, and Mr. Casey voted yes.

RESOLUTION OF APPROVAL Polidoro Subdivision Extension

Block 18, Lot 12 – 77 Piermont Road

RESOLVED: Mayor D’Ercole offered a motion to accept the Resolution of Approval to extend the Polidoro Subdivision for an additional year. Seconded by Mr. Butti.

ROLL CALL VOTE: Mr. Butti, Mr. Altenbach, Mr. Ascolese, Mayor D’Ercole, Councilman Brizzolara, and Mr. Casey voted yes.

APPROVAL OF VOUCHERS

A motion was offered by Mayor D’Ercole and seconded by Mr. Butti to approve the following vouchers:

Neglia Engineering Associates $1,572.50

Harold Ritvo, Esq. $2,276.00

Mr. Butti, Mr. Altenbach, Mr. Ascolese, Mayor D’Ercole, Dr. Koffler, Councilman Brizzolara, Mr. Byrne, Mr. Jacobs, and Mr. Casey voted yes.

APPROVAL OF MINUTES

Reorganization Meeting January 16, 2003

Regular Meeting January 16, 2003

A motion was made and seconded to accept the minutes of the above-indicated meetings. All members voted yes.

PAGE FIVE, FEBRUARY 20, 2003

Correspondence – None

OPEN TO PUBLIC

It was duly moved and seconded to open the meeting to the public. All members voted yes.

Ken Albrecht, Everest Realty, Kearny, NJ, came forward regarding the shopping center on Livingston St. (Cousin’s Pizza, Super Shop). Mr. Albrecht commented that they are interested in purchasing a section of Jay St. in order to improve parking conditions. The board advised Mr. Albrecht that a committee has been formed to investigate the matter and they shall contact Mr. Albrecht in the near future.

As no one else came forward, it was duly moved and seconded to close the meeting to the public.

DISCUSSION REGARDING ZONING ORDINANCE AMENDMENTS

The board authorized Mr. Neglia and Mr. Ritvo to continue work on the zoning ordinance amendments and present revision and additions to the board and the next meeting.

As there was no further business to come before the board, it was duly moved and seconded to adjourn at 9:45PM.

Linda Grove

Clerk to Board