REGULAR MEETING

REGULAR MEETING

NORWOOD PLANNING BOARD

FEBRUARY 17, 2005

The Regular Meeting of the Norwood Planning Board convened at 8:00PM with Chairman Gallagher presiding. Following the Pled= ge of Allegiance, Mr. Gallagher indicated the exit locations as required by law.<= /p>

The following board membe= rs were present: Joseph Ascolese, Ms. Guercio, Mr. Milliaressis, Mr. Gallagher, May= or Kaplan, Councilman Altenbach, Mr. Lamp, Mr. Jacobs, Joseph L. Ascolese, and= Mr. Savalia. Mayor Kaplan left at= the conclusion of Application #711. Mr. Sklow was absent.

The Board Attorney, Rober= t Regan was present as was Dan Vechesky representing Neglia Engineering. Michael Neglia arrived later in the evening.

SWEARING IN – NEW BOARD MEMBERS

Mr. Regan swore in new bo= ard member Haresh Savalia, Alternate #2, term expires 12/31/06.

Mr. Gallagher announced a= slight revision in the agenda as posted. The Master Plan Update shall be heard following Application #711.

SITE PLAN APPLICATION #711

Norwood Plaza LLC

Block 100, Lots 10 & 11

<= st1:address w:st=3D"on">Livingston Street<= /u> (Formerly Bocchino Property)

Attorney David Watkins, <= st1:place w:st=3D"on">Closter, NJ, came forward representing the applicant in this matter. Notice has been provided and is in compliance with Municipal Land Use Law requirements.

Mr. Watkins commented in = opening statement that applicant proposes to construct a two-story 5,000 square foo= t commercial structure.   Two existing dwellings on the property will be razed and replaced with the proposed buil= ding and parking lot. Applicant has submitted current plan with the knowledge that, as an option, a stilted building in compliance with all zoning requirements, including parking coul= d be built. Applicant has proposed= an aesthetically pleasing structure with retail on the first floor and offices= on the second. Property is in the Business Zone and applicant proposes to buffer parking from the residential properties to the rear at the board’s pleasure.

Michael Hubschman, PE, PP= ., Bergenfield, NJ was sworn and qualified as an expert in Engineering and Planning testimony.= Mr. Hubschman testified that the su= bject lots, located in the B Zone, consists of two dwellings at the front of the property, with garage and shed at the rear. Retail and commercial office type = uses are permitted in the B Zone. A colorized version of the Site Plan dated December 28, 2004 and revised Janu= ary 31, 2005, was marked at Exhibit A-1. = Residential lots behind the subject property are in the R10 Zone and= front on High Street. Although park= ing at the rear of the building is permitted in the Business Zone, the ordinance requires a ten-foot buffer separating parking from the Residential Zone.   Applicant proposes an eleven-= foot buffer at the rear with fence and landscaping; however, a variance is requi= red at the north in order to add one parking space. Although a barrier is proposed in = this area consisting of a solid six-foot fence and evergreens, the applicant is willing to work with the Environmental Commission and/or the board as to a = more appropriate solution. Solid f= encing also blocks motor vehicle headlights from intruding on the homes at the rea= r of the property. Lighting plan, = as shown on Sheet 4, proposes two shielded minimal lights at the rear of the l= ot and three shielded lights on the building.= The Business Zone requires 7,500 square feet minimum lot size; the proposed lot measures 25,000 square feet and could conceivably be divided i= nto three separate lots. Applicant proposes to merge the two lots into one lot.

Pertaining to the building itself, the first floor is retail with three or four units facing Livingston Street. There is an entrance at the rear o= f the building for office use

           &n= bsp;            = ;            &n= bsp;            = ;           PAGE TWO, FEBRUARY 17, 2005

           &n= bsp;            = ;            &n= bsp;            = ;           SITE PLAN APPLICATION #711 Continu= ed

with stairway and elevato= r. Employees and those accessing the = office space on the second floor utilize parking at the rear; retail customers par= k in front. Applicant proposes to = extend existing brick-pavers sidewalk and curbing on Living= ston Street if the board so recommends. The existing building to the north is set back approximately eight f= eet from the adjacent office building and there is a potential to merge the sub= ject parking lot with the lot to the south should that property be redeveloped in the future.

Application is deficient = in parking; thirty spaces are proposed where sixty-two are required. A waiver from the 10’ x 20&#= 8217; size requirement to 9’ x 18’, as is currently the custom, is also requested. If the structure w= as stilted or placed east-to-west, parking increases to fifty spaces. Both building proposals meet the thirty-five foot height requirement.

Mr. Hubschman testified t= hat the property owner feels that the thirty spaces proposed are sufficient if retail space = is kept to three or four small uses and that the borough’s parking requirement is more stringent than most municipalities. The plan has been submitted to the county for approval, in particular of ingress and egress, since Livingston Street is a county road with high traffic volume and congestion at certain times.<= span style=3D'mso-spacerun:yes'> Some discussion took place concern= ing alternate parking should the proposed lot fill-up and the impact on neighbo= ring establishments and local streets as opposed to stilting the building and possibly complying with the parking requirement.

Dan Vechesky, LPE represe= nting Neglia Engineering, was sworn and qualified for his testimony. At this time the Board Engineer, M= ichael Neglia, PE, PP, arrived at the meeting and was sworn for his testimony. Mr. Neglia clarified the required = number of parking spaces and the size of stalls per ordinance. Although 10’ x 20’ sta= lls are required by ordinance, 9’ x 18’ spaces are utilized and accepted throughout the state. In the past, the board has also accepted 9’ x 19’ spaces in order = to accommodate snowfall, etc. Pertaining to number of parking spa= ces required, Mr. Neglia commented that Mr. Hubschman probably removed common a= rea from the architectural plans to calculate the number of parking spaces requ= ired at sixty-two. Mr. Neglia̵= 7;s office used the footprint shown on the site plan and calculated required sp= aces at eighty-two and he additionally commented that Mr. Hubschman’s meth= od is acceptable.

At this time, some discus= sion took place regarding testimony pertaining to architectural plans and layout= s; Mr. Watkins agreed to have such testimony presented at the next meeting. A conflict in the parking ordinanc= e as indicated in the Zoning and Site Plan Ordinances also came under discussion= and was tabled until the next hearing.

As there were no further questions or comments from the board, it was duly moved and seconded to open the meeting to the public.

Charles “ChubbyR= 21; Bocchino, 455 Livingston S= treet, (Lot 12) adjacent property owner, came f= orward and was sworn for his testimony. &nbs= p; Mr. Bocchino commented that he is concerned with overflow parking on= Hudson Avenue when the Galaxy Building parking lot is full, and = an extremely severe flooding problem that currently exists. Mr. Hubschman testified that appli= cant proposes to curb and grade the entire lot with a catch basin and piped roof-leaders to capture run-off. Mr. Neglia agreed that the water table is extremely high in that area and that flooding occurs from Livingston Street and Hudson Avenue area to t= he Borough Hall and suggested that the applicant address this matter, at least= in terms of water storage, if the application is to proceed. Mr. Bocchino additionally opined t= hat this proposal is a case of over-development.



Rae Anne Tuite, 328 High Street, (Lot 6) came forward and was sworn for her testimony= . In response to her comments, Mr. Hubschman testified that the proposed evergre= ens are eight to nine feet planting height.   Following discussion with Ms. Tuite and Mr. Hubschman, the board agreed to place conditions on lighting should this application be approved. = Ms. Tuite also expressed concern that noise and over-flow parking co= uld become a nuisance and danger on High Street and the board so noted.

PAGE THREE, FEBRUARY 17, 2005

SITE PLAN APPLICATION #711 Continued

Councilman Tom Brizzolara= , 320 High Street, (Lot 4) was sworn for his testimony. Councilman Brizzolara also express= ed concern with the already existing severe drainage problems and the potential increase if this application is approved.&= nbsp; Mr. Neglia commented that the problems have existed for many years a= nd has exacerbated as development has increased over the years.

John Guercio, 20 Blue Hill Road, came forward and= was sworn in for his testimony. Mr. Guercio commented on the conflict in the Zo= ning and Site Plan Ordinance regarding number of parking spaces required for com= mercial and business development. The= board agreed to address this question in the near future

Mr. Watkins commented that applicant proposes to provide resolution of the drainage and parking issues with Mr. Neglia’s office prior to the next hearing.

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

This application was carr= ied to the next hearing with no further notice to the public and Mr. Watkins agree= d to waive all time requirements.

CLOCK DONATION – CUMBERLAND FARMS

<= st1:address w:st=3D"on">LIVINGSTON STREET<= /u> & BROADWAY=

The board and Mr. Watkins= briefly discussed the amount of funds agreed on for the purchase of the clock at the above-indicated location.  &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;

FOREST VIEW @ NORWO= OD

Site Plan/Use Variance Application #687

Continued from 11/29/ 8/= 19, 6/17, & 5/20/04

Block 183, Lot = 1.01 – McClellan Street

RESOLVED: Councilman Altenbach offered a motion, seconde= d by Joseph Ascolese, to dismiss the above-indicated application without prejudi= ce.

ROLL CALL VOTE: Joseph Ascolese, Ms. Guercio, Mr. Milliaressis, Mr. Gallagher, Mayor Kaplan, Councilman Altenbach, Mr. Jacobs, Mr. Lamp, and Joseph L. Ascolese voted yes.

INFORMAL DISCUSSION – FAÇADE SIGN

Goddard Schoo= l

Block 156, Lot = 1 - 15 Brook Street

No one was present repres= enting this matter.

At this time, Mayor Kapla= n left the meeting.

PUBLIC HEARING

Amendments to the Master Plan

Periodic General Reexamination

Michael Neglia came forwa= rd to summarize, for the benefit of the public, the proposed changes and revision= s to the Master Plan as attached to these minutes.

Following discussion, an= d on Mr. Regan’s recommendation, the board agreed to change the wording (expansion of the number of maximum allowable garage spaces in the R40 Zone= ) to include tandem parking.

A lengthy discussion took= place regarding the economic impact of development on tax ratables and the role of the Planning Board’s periodic review of the Master Plan as required by law.

PAGE FOUR, FEBRUARY 17, 2005

ZONING CHANGES

Subcommittee Report

The Zoning Subcommittee, = Chairman Gallagher, Mr. Milliaressis, Joseph Ascolese, and Mr. Lamp, offered the following recommendations to the board for consideration:

            <= /span>Neighborhood Integrity

Allowing= large lots in zones permitting smaller lots to remain as oversized in that

zone.

            <= /span>Subdivision of Existing Lots.

No parcel…under single ownership fronting on an accepted street shall be subdivided into two or more lots, unless said lots conform to the following=

provisio= ns. “The width and area of any proposed lot shall not be less than set f= orth in the limiting schedule contained in this code, or the average width and a= rea of the lots in the neighborhood of the tract to be subdivided, whichever is greater. When computing the a= verage width and area of the lots in the neighborhood, the following lots will be excluded from the computation; the large lot to be subdivided, tracts or lo= ts that have been vacant for more than five years and lots containing conformi= ng nonresidential or multifamily uses”.

Mr. Regan commented that = the above is modeled on a Leonia Ordinance.

Environmental Commission

Recommen= dation that the Zoning Subcommittee work with the Environmental Commission in order expedite the vacation of paper streets throughout the borough.

&nb= sp;

Signage

Recommen= dation that the board request that the Building Inspector

immediat= ely begin enforcing the sign ordinance, in particular, Livingston Street.

Following this discussion= , the board moved and seconded to open the meeting to the public. All members voted yes.

Marie Springer, 356 Fourteenth St., Chairman of the Environmental Commission came forward, commented on the Sma= rt Growth Plan, and invited board members to a meeting on March 5, 2005. She also noted that the commission= is agreeable to working with the board concerning the matter of the paper stre= ets.

John Guercio, Tax Assesso= r, came forward and commented that ratables are increased by factories, office buildings, etc., and not residential buildings. Some discussion took place regardi= ng a proposed Senior Housing Zone in the Fox Hill area and the bulk requirements= as recommended by the subcommittee.

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

PUBLIC HEARING, Continued

The board agreed to memor= ialize the Master Plan Amendments at the next meeting.

MEETING DATE CHANGE

The board agreed to chang= e the meeting date from March 17, 2005 to March 22, 2005, same time and location.=

           &n= bsp;            = ;            &n= bsp;            = ;           PAGE FIVE, FEBRUARY 17, 2005<= /o:p>

            <= /span>        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p; APPROVAL OF MINUTES=

Reorganization Meeting &#= 8211; January 20, 2005

           &n= bsp;            = ;            &n= bsp;            = ;           Regular Meeting – January 20= , 2005       &nb= sp;           &= nbsp;

A motion was made and sec= onded to accept the minutes of the Reorganization Meeting of January 20, 2005. All members voted yes.

A motion was made and sec= onded to accept the minutes, with minor correction, of the Regular Meeting of January 20, 2005. All members voted y= es.

APPROVAL OF VOUCHERS=

A motion was made and sec= onded to approve payment of the following vouchers:

            <= /span>Neglia Engineering Associates   &nb= sp;           $1,5= 65.00

            <= /span>Robert T. Regan, Esq.     = ;            &n= bsp;            = ;        $1,040.39

All members voted yes.

RESOLUTIONS – NONE<= o:p>

CORRESPONDENCE – NO= NE

OPEN TO PUBLIC=

The board moved and secon= ded to open the meeting to the public for general comment.

Charles “ChubbyR= 21; Bocchino came forward and was advised that the board has tentatively rescheduled the= meeting to Tuesday, March 22, 2005.

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

           &n= bsp;            = ;            &n= bsp;            = ;           ZONING RECOMMENDATIONS Continued

The subcommittee agreed to address parking concerns on Livingston Street and provide recommendation to the board= at March 22, 2005 meeting.

RECOMMENDATION TO THE BUILDING INS= PECTOR – Signage

A motion was offered and = seconded to notify the Building Inspector to begin enforcement of the Sign Ordinance= s, in particular along Living= ston Street. All members voted yes.

As there was no further b= usiness to come before the board it was duly moved and seconded to adjourn at 10:30= PM.

           &n= bsp;            = ;            &n= bsp;            = ;                   &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp;

           &n= bsp;            = ;            &n= bsp;            = ;           Linda Grove, Clerk to Board