BRIDGEWATER TOWNSHIP
PLANNING BOARD
Regular Meeting
Tuesday, August 12, 2008
—MINUTES—
CALL MEETING TO ORDER:
Chairman Fross called the regular meeting of the Bridgewater Township Planning Board to order at 7:00 pm at the Bridgewater Township Municipal Court, 505 Route 202/206 North, Bridgewater, New Jersey.
OPEN PUBLIC MEETINGS ACT ANNOUNCEMENT:
In accordance with the requirements for the Open Public Meetings Act, this meeting was noticed on January 11, 2008. Notices were sent to the Courier News and The Reporter and were posted in the Bridgewater Township Municipal Building at least 48 hours prior to the meeting. All requirements of the Sunshine Law have been met.
Please be aware of the Planning Board policy for public hearings: no new applications will be heard after 10:00 pm and no new testimony will be taken after 10:15 pm.
SALUTE FLAG:
There was salute to the flag.
ROLL CALL:
Mr. Rodzinak – present Mrs. Joanne Kane - present
Mrs. Knapp – present Mr. Leven – absent
Councilman Scaglione – absent Mayor Flannery – absent
Chairman Fross – present Ms. Barbara Kane, Alt. #1 - absent
Mr. Hayes, Alt. #2 - present
Others present: Board Attorney Thomas Collins, Township Planner Scarlett Doyle, Township Engineer Robert Bogart, Grace Karanja, Planning Board Administrative Assistant.
APPROVAL OF BOARD MINUTES:
July 8, 2008 Regular Meeting – Motion by Mr. Rodzinak, second by Mrs. Joanne Kane, the July 8, 2008 regular meeting minutes of the Planning Board were adopted, as presented, on a unanimous voice vote of those present and eligible to vote.
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MEMORIALIZATION OF RESOLUTIONS:
MCFARLAND’S & SONS INC
Block 232 Lots 36 & 38 (US Highway 28 West)
#14-08-PB, Minor Site Plan and Site Plan Waiver
PROPOSAL: Construction of a lube center and expansion of the fuel island
DECISION: Approved with conditions 7/8/08
Motion by Mr. Rodzinak, second by Mrs. Joanne Kane, the above referenced resolution, memorializing the approval with conditions, for the above referenced application, permitting the extension of a prior approval for a site plan for an expansion of the gas Pump Island and construction of a new lube center, was adopted, as presented, on the following roll call vote:
AFFIRMATIVE: Mr. Rodzinak, Mrs. Joanne Kane, Mr. Hayes, Chairman Fross
OPPOSED: None
ABSTENTIONS: None
ABSENT: Councilman Scaglione, Mr. Leven, Mayor Flannery, Mrs. Knapp, Mrs. Barbara Kane
NOT ELIGIBLE: None
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VILLACARI, Louise & Neill
Block 102 Lots 28.01, 29.01
#16-08-PB, Lot Line Adjustment w/variances
DECISION: Approved with conditions 7/8/08
Motion by Mrs. Joanne Kane, second by Mr. Rodzinak, the above referenced resolution, memorializing the approval with conditions, for the above referenced application for a lot line adjustment with variances, was adopted, as presented on the following roll call vote:
AFFIRMATIVE: Mr. Rodzinak, Mrs. Joanne Kane, Mr. Hayes, Chairman Fross
OPPOSED: None
ABSTENTIONS: None
ABSENT: Councilman Scaglione, Mr. Leven, Mayor Flannery, Mrs. Knapp, Mrs. Barbara Kane
NOT ELIGIBLE: None
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OWENS REALTY HOLDINGS, LLC
Block 907 Lot 49, 60.01 (Blazier Rd.)
#29-04-PB, Preliminary Major Subdivision (no variances)
PROPOSAL: Three (3) Lot Subdivision
DECISION: Approved with conditions 7/8/08
It was confirmed for the record that the adoption of this resolution will be tabled until the next regularly scheduled Planning Board meeting.
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HEARINGS AND DELIBERATIONS:
NORTHWINDS CORPORATION
Block 653 Lots 36 & 37 (1475 Mountain Top Rd.)
#21-08-PB, Preliminary Major Subdivision (no variances)
PROPOSAL: Five (5) lot subdivision
TIME: 9/7/08
Robert Foley, Esq. was present to represent the applicant. The subject property fronts on Mountain Top Rd., consists of approximately 7.64 acres and is situated in the R-50 Single Family Residential Zone. The property is fully developed and contains a Redwood Inn banquet facility with accessory structures on the front (western) portion of the site. The rear (eastern) portion of the property is wooded. The applicant’s proposal is to demolish the existing improvements and subdivide the property into five (5) residential building lots. The lots will be on a cul-de-sac road which will have access via the easterly side of Mountain Top Rd., just south of Mine Rd. The five new homes will be 2 ½ stories and will consist of approximately 5,000 square feet each.
Attorney Foley introduced the following witnesses, who were sworn in:
Raymond Hughes, owner
George H. Folk, P.E., of David Stires & Associates, LLC
Mr. Hughes testified that he originally wanted his son, a master chef, to run the Redwood Inn, but an injury to his son prevents his continuity as a chef. Mr. Hughes also summarized his desire to develop the property for residential use.
Chairman Fross opened the hearing to the Board, and then the public for questions:
Frank DiPascali, 1400 Mountain Top Rd. was present and he was sworn in. On question of Mr. DiPascali, Mr. Hughes described the projects of note he has done in the past:
- 13 Division St. in Somerville; a commercial project
- Old Funeral home restoration across from Borough Hall – Somerville
- The Redwood Inn facility whose renovations and history was discussed in detail
George Folk, P.E., of David Stires & Associates, LLC was called forward for his testimony. The Board confirmed that Mr. Folk is a qualified Professional Engineer as he has testified before the Board numerous times in the past. Engineer Folk discussed the site as it exists noting that the site is fully developed with the Redwood Inn facility. The five (5) lot subdivision proposal was described. Engineer Folk then presented and discussed at length an exhibit which was marked into evidence as follows:
A-1 8/12/08 Colored rendering of Sheet 3 of the site plan dated 6/9/08 as prepared by George Folk, PE of Dave A. Stires Associates, LLC
Engineer Folk testified as to the following: The new cul-de-sac road is 450-linear feet; the new homes are approximately 5,000 square feet each; a stormwater management system has been designed; there will be less impervious coverage after the subdivision (17%) as opposed to the 37% that currently exists; the zoning for the property is R-50 Single family residential and the proposed subdivision meets all the bulk requirements for this zone. Landscaping was discussed at length and it was confirmed that street trees will be installed, the detention basin will be enhanced with additional landscaping and the buffer surrounding the property will be maintained and enhanced. It was confirmed that landscaping, as proposed, does not comply with the Ordinance, but the remaining trees will be installed on public property at the direction of the Township Planner. Engineer Folk also discussed drainage in detail, including swales, drainage easements and the detention basin and it was confirmed that the run-off will be significantly better, when compared to what currently exists.
The report of Township Planner Doyle dated 6/21/08 was discussed. The applicant agreed to comply with all the recommendations of the Planner’s report. The following items, as noted on the report, required further testimony and discussion, as follows:
- Comment #11 of the planner’s report regarding driveway
- This comment was dismissed
- Comment #16 of the planner’s report – The applicant proposed sidewalks only to the north of the intersection. The Board may wish to consider sidewalk installation along the full frontage of the site along Mountain Top Rd.
- The applicant asked that this requirement be waived. The Board noted that this being a state regulation, the applicant will have to comply
- Comment #19 of the planner’s report - Lot 36.02 is highly constrained for rear yard enjoyment due to the wetland transition buffer restriction. The Board should discuss whether a buffer averaging plan may be appropriate for the future owner
- After a lengthy discussion, the Board concurred that the site should be rearranged to accommodate a 50-ft rear yard on Lot 36.02. The applicant confirmed that this is something that can be achieved with a shift in building
- Comment #21 of the planner’s report – The applicant should discuss architectural plans for the types of dwellings that will be constructed on the site. There should be a requirement considered which will assure that these dwellings will be distinct (not similar in construction appearance)
- The applicant testified that the proposed dwellings will each have distinct architecture
The report of Township Engineer Bogart dated 8/1/08 was discussed. Engineer Folk confirmed that the applicant would comply with all of his recommendations. The report of municipal staff dated 8/5/08 was also discussed. The applicant confirmed they would comply with the recommendations of the various township departments, including the fire official, environmental officer, tax assessor and sewer coordinator.
Chairman Fross opened the hearing to the Board for questions. On question of Planner Doyle, the applicant agreed to install trees on areas where there are gaps to the visual buffer for the property located at the end of the cul-de-sac (lot 36.03). In addition, the applicant will install street trees 3-ft inside the property line so that there is no conflict with the underground utility services. These plantings shall be done to the satisfaction of the Township Planner and the plans will be revised accordingly to include these modifications. The applicant shall also note on the plans which trees will not be removed.
There were no further questions from the Board. The hearing was opened to the public for questions and/or comments:
Frank DiPascali, 1400 Mountain Top Rd. was present and remained under oath. He asked what a Phase I Analysis is. Engineer Folk described what a Phase I investigation entails. The Redwood Inn was built in 1938. Mr. DiPascali noted that there is nothing under the soil but rock. He also questioned the need or value for sidewalks and the need for lighting at the intersection. On question of Mr. DiPascali, Mr. Hughes noted that he wanted to have his family develop the lots, if possible. The houses will each be distinct and care will be taken to assure an attractive neighborhood.
Amber Khan, 185 Mountain Top Rd. was present and she was sworn in. On question of Mrs. Khan, Township Engineer Bogart explained that the road will be widened on their side of the road. On question, Engineer Folk explained the general requirements of zoning. Mrs. Khan expressed her desire to have sidewalks installed.
Frank DiPascali, 1400 Mountain Top Rd. was present and remained under oath. He noted on reflection that he does not have a problem with sidewalks. He suggested that a larger sidewalk network should be installed.
Gerald Yuknis, 59 Nicole Terrace was present and he was sworn in. He noted that his property borders the home on the cul-de-sac. He noted that he can see the parking lot of the Redwood Inn and was concerned about the extent of landscaping. Engineer Folk confirmed that an 80-ft wide landscape buffer will be maintained adjacent to his property.
There were no further questions from the public. The hearing was opened to the Board for deliberation. The Board stipulated on the following conditions:
- The applicant shall comply with the report of the Township Planner dated 6/21/08, unless otherwise noted above
- The applicant shall comply with the report of the Township Engineer dated 8/1/08
- The applicant shall comply with the recommendation of the various township departments as noted on the municipal report dated 8/5/08
- The site shall be rearranged to accommodate a 50-ft rear yard on Lot 36.02.
- An 80-ft buffer shall be maintained at the rear of proposed lot 36.03
- A developer’s agreement is required
- The drainage system shall be maintained via a homeowner’s association
- The proposed dwellings will each have distinct architecture
- The street trees will be installed 3-ft inside the property line and to the satisfaction of the Township Planner
- Landscaping and all tree plantings shall be installed to the satisfaction of the Township Planner
- Sidewalks and curbing shall be provided
- Only 1 street light shall be installed at the intersection, to the satisfaction of the Township Engineer
Motion by Mr. Hayes, second by Mrs. Joanne Kane, the above referenced application for a five (5) lot subdivision was approved, subject to the conditions discussed, on the following roll call vote:
AFFIRMATIVE: Mr. Rodzinak, Mrs. Joanne Kane, Mr. Hayes, Chairman Fross
OPPOSED: None
ABSTENTIONS: None
ABSENT: Councilman Scaglione, Mr. Leven, Mayor Flannery, Mrs. Knapp, Mrs. Barbara Kane
NOT ELIGIBLE: None
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BOARD BUSINESS:
Master Plan Discussion
(Housing Element and Fair Share Plan)
Scarlett Doyle, Township Planner discussed the COAH regulations and requirements. She noted the need to develop a plan in order to address the obligations as cited by COAH. It was determined that the Board would individually begin to formulate strategies on how this would be handled and developed. It was also agreed that on September 9, 2008, the Planning Board will hold a special meeting, which will begin at 6:00 pm. After deliberation on a concept application that is on the agenda, the Board will continue a public meeting to discuss these strategies.
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OTHER BOARD BUSINESS:
The Board did not conduct any other business
MEETING OPEN TO THE PUBLIC
Chairman Fross opened the meeting to public for non-agenda items. With hearing none, Chairman Fross closed the public portion of the meeting.
ADJOURNMENT:
It was the consensus of the Board to adjourn the meeting at approximately 10:45 pm.
Respectfully submitted,
Grace Karanja,
Assistant Planning Board Secretary
ADOPTED 8/25/08
