BRIDGEWATER TOWNSHIP
PLANNING BOARD
Regular Meeting
Monday, April 28, 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 – present
Councilman Scaglione – present Mayor Flannery – absent
Chairman Fross – present Ms. Barbara Kane, Alt. #1 - present
Mr. Hayes, Alt. #2 - absent
Others present: Board Attorney Thomas Collins, Township Planner Scarlett Doyle, Township Engineer Robert Bogart, Grace Karanja, Planning Board Administrative Assistant
APPROVAL OF BOARD MINUTES:
April 8, 2008 Regular Meeting minutes – Motion by Mr. Rodzinak, second by Mrs. Joanne Kane, the April 8, 2008 regular meeting minutes of the Planning Board were adopted, as presented on a unanimous voice vote of those present.
MEMORIALIZATION OF RESOLUTIONS:
HABITAT FOR HUMANITY
Block 300 Lot 14 (140 Southside Avenue)
#52-06-PB, Final Major Subdivision (9-lots)
DECISION: Approved with conditions 4/8/08
Township Planner Doyle recused herself from the dais.
Motion by Mr. Rodzinak, second by Mrs. Joanne Kane, the above referenced resolution, approving a final major subdivision, was adopted as presented, on the following roll call vote:
AFFIRMATIVE: Mr. Rodzinak, Mrs. Joanne Kane, Councilman Scaglione, Mr. Leven, Mrs. Barbara Kane, Chairman Fross
OPPOSED: None
ABSTENTIONS: None
ABSENT: Mayor Flannery, Mr. Hayes
NOT ELIGIBLE: Mrs. Knapp
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HEARINGS AND DELIBERATIONS:
NORTH BRIDGE CENTER, LLC
Block 509 Lots 3, 4, 6 (North Bridge St. and 6th Ave.)
#04-08-PB, Preliminary Site Plan with Variances
PROPOSAL: Construction of a bank and offices
TIME: 120= 8/6/08
Larry Powers, Esq. was present to represent the applicant. The following witnesses were sworn in:
Dominic Caruso, owner
Elizabeth Dolan, Traffic Engineer
Mitchell Ardman, Engineer
David Minno, Architect
Councilman Scaglione noted that he is the Chairman of Centerbridge, a property that is more than 200-ft away from the site in question. This property was part of the 6th Avenue redevelopment plan years ago, where Centerbridge was also included. Board Attorney Collins confirmed that Councilman Scaglione does not have a conflict of interest. Applicant’s Counsel concurred.
Mr. Dominic Caruso testified that he is part-owner of North Bridge Center, LLC whose mission is to own and develop properties. Their intent with this application is to demolish the existing building and in its place construct 18,000 square feet of professional offices and bank. He confirmed North Bridge Center, LLC is currently engaged in negotiations with Magyar Bank, which is a potential tenant, contingent on this applicant obtaining the required approvals.
Chairman Fross opened the hearing to the Board for questions. On question of the Board, Mr. Caruso confirmed that the intended use for the proposed building is a bank. The balance of the building will be for professional offices. The percentage of bank occupancy is approximately ¼ of the entire building. On question of the Board, Attorney Powers gave a brief history of the Sixth Avenue redevelopment area and confirmed that the uses proposed are permitted in the C-6 zone.
There were no questions from the public. Architect David Minno was called forward for his testimony. He presented his professional and education background and the Board found him to be an expert Architect and Planner.
Architect Minno presented and discussed in detail exhibits which were marked into evidence as follows:
A1 4/28/08 Colored rendering of site plan (Sheet SP-2) as prepared by Richard R. Beitle, PE of The Reynolds Group, Inc. dated 12/12/07.
A-2 4/28/08 Colored architectural rendering as prepared by Minno & Wasko Architects and Planners (Sheet 18 of 20) dated 5/14/07. This rendering shows the South and North Bridge Street elevations of the Office Building.
A-3 4/28/08 Colored architectural rendering as prepared by Minno & Wasko Architects and Planners (Sheet 19 of 20) dated 12/12/07. This rendering shows the North and West elevations of the Office Building.
A-4 4/28/08 Colored architectural rendering as prepared by Minno & Wasko Architects and Planners (Sheet 20 of 20) dated 3/10/08. This rendering shows the proposed site signs.
A-5 4/28/08 Architectural drawing showing the first and second floor plans as prepared by Minno & Wasko Architects and Planners dated 4/28/08.
Architect Minno described the applicant’s proposal noting that the proposed building will have two (2) stories, each floor consisting of 9,000 square feet. He also described the architectural aspect of this application including the building elevations noting that there will be three (3) entry ways to the proposed building. The height is conforming at 34-ft. The building is a masonry and steel building with offsets to offer shadow lines. The elevation shows a grade differential which allows for a delivery location. The basement area was discussed. It was confirmed that the basement will consist of 500 square feet for a receiving area, which was calculated in the Floor Area Ratio. The balance of the cellar will have a floor to ceiling height of less than 7-ft.
The sign proposal was discussed. A variance is needed for the sign set back from street right of way as 25-ft is required, whereas, the applicant is proposing 10-ft. In an effort to lessen the impact and need for this variance, Architect Minno testified that the applicant is proposing some landscaping. The system for the sign lighting will prevent spillage. The maximum area of façade signage is 5% or 100 square feet and the façade sign total is 119.65 square feet.
Chairman Fross opened the hearing to the Board for questions. On questions of the Board, the following was confirmed: The ATM will be on the left lane of the drive up lane, but it may shift along the building face depending on the tenant; the existing restaurant building footprint is between 3,800-4,000 square feet; the garage door will be the same color as the cast stone treatment; the ATM will be open for 24-hrs a day; there is an escape-lane by the drive thru ATM; access to the basement will be from inside the building; The basement will not be inhabited; the architecture of the receiving area will complement the rest of the building.
Chairman Fross opened the hearing to the public.
Mary Jane Wronski, 3 Heller Drive was present. She had drainage questions which were deferred to the Engineer at the time of his testimony.
Sean Yates, 270 Grove Street was present. He had a question about the fence line. His question was deferred to the Engineer at the time of his testimony.
Sylvia Boots, 1 Heller Drive was present. She asked about the entrance to the parking lot. Site circulation was discussed and it was noted that the County wanted the intersection moved to Heller Drive. Ms. Boots also noted concerns with traffic.
Monica Yates, 270 Grove Street was present. She asked about the location of the solid waste enclosures. She also noted concerns with anticipated noise coming from this facility.
Teresa Avin, 15 Dripdale Lane was present and was sworn in. She asked if offices are the only use anticipated for the proposed office building. Architect Minno confirmed affirmatively.
Mary Frenchino, Baker Rd. was present and was sworn in. She asked about the setback location of the building and recommended that more trees be provided. She also noted traffic concerns.
Jim Plakey, 950 Sixth Ave was present and was sworn in. He asked about the use of the garage area. Architect Minno confirmed that it was for storage and maintenance.
Sean Yates, 270 Grove Street. He asked whether the applicant would be installing a cooling tower or split system. Architect Minno confirmed that a split system would be utilized.
Board member Leven inquired about the air conditioning and where it would be located. Architect Minno noted that the HVAC system would be placed on the roof and that the units would be screened to the extent that they will not be visible.
Township Planner Doyle inquired about the color and the materials of screening that will be used on the HVAC systems. The applicant was agreeable to using colors and materials to the satisfaction of the Township Planner.
Elizabeth Dolan, Traffic Engineer was called forward for her testimony. She provided her credentials which were accepted by the Board. Engineer Dolan described impacts of traffic on the surrounding neighborhood. The peak hours were discussed. She noted that to address the impacts of site generated traffic during the more crucial peak hours, traffic counts were conducted on Thursday, April 3, 2008 from 4:00pm to 6:00 pm and on Tuesday, April 8, 2008 from 7:00 am to 9:00 am. It was confirmed that the peak am hours generated C-level of service and the peak pm hours generated E-level of service. She added that no failing levels of service will be realized due to the proposed construction. Circulation and parking was discussed. Engineer Dolan confirmed that it is adequate as proposed.
Chairman Fross opened the hearing to the public for questions:
Michael Rowe, 5 Heller Drive was present. He commented that the Bazookas restaurant did not have the same peak hours as the proposed construction will generate. He added that the light at the Post Office creates longer wait time when coming from Heller, and making a left turn towards Route 22.
Teresa Avin, 15 Dripdale Lane was present. She suggested that traffic circulation permit ingress only from North Bridge Street. Engineer Dolan noted that North Bridge Street is under Somerset County jurisdiction.
Sean Yates, 270 Grove Street was present. He recommended that there be a no-left turn sign when exiting Sixth Ave.
Monica Yates, 270 Grove Street was present. She inquired about the hours of operation for the proposed office building. Hours of operation are not confirmed but are anticipated to be the normal working hours for the professional offices and 24-hrs for the ATM.
Resident Maria Cerminaro was present. She asked how many accidents have taken place at/around this site. Engineer Dolan advised that the applicant did not conduct an accident assessment.
Chairman Fross closed the public portion of the hearing. Mitchell Ardman, Engineer was called forward to give his testimony. The Board confirmed that he was a qualified Engineer. He described the engineering elements of this application. Discussions included buffers and the vacation of Court Street. With regard to drainage, he stated that no drainage would be directed to Heller Street and that runoff will be contained on-site and discharged to Sixth Avenue and to Whitney Court through a pipe system. With regard to the variances, he noted the following as reasons for the need for variances and design waivers:
- Sign set back from street right of way where 25-ft is required and 10-ft is proposed
Engineer Ardman argued that the reason for placing the sign at 10-ft is an attempt to balance visibility of the sign and provide some adherence to the Ordinance. He noted that placing the sign at 25-ft would not serve their purpose. He added that Skyland bank, a property adjoining their site, has their sign setback at 2-3-ft from their property line.
- A 25-f buffer between residential and C-6 Zone is required whereas 12.84-ft is proposed; In addition, with regard to landscaping a maximum of 20 spaces shall be permitted in a row without a curbed planting island. The applicant proposes 24 spaces;
Engineer Ardman noted that due to the orientation of the present and proposed building and the parking requirements, providing a 25-ft buffer is a hardship. He noted that the applicant has proposed a board on board fence and adequate landscaping which meets the intent of the Ordinance. Engineer Ardman also testified that a board on board overlap will be adequate to prevent the picket fence effect.
- Minimum lot width of 120-ft from Whitney Court East is required whereas 50-ft is proposed;
Engineer Ardman testified that Whitney Court East is a dead end street, an existing condition
- Loading berth for office uses greater than 10,000 s.f. requires 12’ X 50’. The applicant has proposed 10.5’ X 20’;
Engineer Ardman noted that a Federal Express van is the maximum size delivery vehicle anticipated for the proposed commercial uses. Accordingly, the proposed loading zone is more than sufficient.
- Parking or driveway in the front yard is not permitted;
Engineer Ardman testified that the applicant has proposed a much needed driveway loop which will be screened. He noted that the adjacent Skyland bank has a driveway in their front yard.
Engineer Ardman confirmed that the applicant was agreeable to complying with the reports of the Township Planner and Township Engineer.
Chairman Fross opened the hearing to the Board for questions. Via questions from Board members, the following was confirmed: Lighting for the bank ATM and professional office buildings will be handled at final site plan; A Developers Agreement and Council approval is needed to approve the vacation of Court Street; The applicant will provide 3.3 dwelling credits towards COAH obligation; The applicant will provide sidewalks as recommended in the report of the Township Engineer and Planner. On question of the Board, Township Planner Doyle confirmed that landscaping, as proposed, is adequate but that offsite planting will be required.
The hearing was opened to the public for questions:
Jeff Fetzco, owner of adjacent group home was present and he was sworn in. He noted that he was in favor of this application. He noted drainage concerns, which the applicant was willing to work with him on. There was discussion regarding Mr. Fetzco supplying 4 bedrooms, which he would be willing to make eligible for COAH Housing.
Jim Plakey, 950 Sixth Ave was present. He noted that he had drainage concerns. He also recommended that the applicant install a sign saying that there is no parking on Sixth Ave.
Monica Yates, 270 Grove Street was present. She had questions regarding fencing along Whitney Court. It was confirmed that the applicant is proposing landscaping along Court Street.
Chairman Fross opened the hearing to the Board for deliberation. The Board deliberated and agreed to approve the application subject to the following conditions:
· The HVAC system which is proposed to be installed on the roof shall not be visible and if the HVAC units are visible, they will be adequately screened
· The applicant shall use materials that are deemed appropriate by Township Planner, Scarlett Doyle
· The applicant shall obtain approval for the driveway from the Somerset County Planning Board. If the approval is not obtained, as presented to this Board, the Board retains jurisdiction to address any revisions required by the County Planning Board.
· The applicant shall provide an additional five to six (5-6) feet of buffer near the Sixth Avenue exit as described by the applicant’s Engineer at the public hearing
· The applicant shall enter into a Developer’s Agreement with Township council for the vacation of Court Street
· The applicant shall cooperate with Township Council with regard to COAH credits, which should be the subject of a Developer’s Agreement
· The applicant shall install an underground sprinkler for the landscaping
· The applicant will establish a nighttime lighting scheme for safety. In addition, lighting will be addressed by the Board at final site plan
· The construction details of the garage doors shall be provided to the satisfaction of the Township Planner and Engineer
· There shall be no fulltime occupancy of the basement area
· The applicant shall comply with the report of the Township Planner dated 4/22/08
· The applicant shall comply with the report of the Township Engineer dated 4/21/08
Motion by Mr. Rodzinak, second by Mrs. Barbara Kane, the foregoing resolution for the construction of a bank and professional office building was approved, subject to the conditions discussed, on the following roll call vote:
AFFIRMATIVE: Mr. Rodzinak, Mrs. Joanne Kane, Councilman Scaglione, Mr. Leven, Mrs. Knapp, Mrs. Barbara Kane, Chairman Fross
OPPOSED: None
ABSTENTIONS: None
ABSENT: Mayor Flannery, Mr. Hayes
NOT ELIGIBLE: None
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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 10:00 pm.
Respectfully submitted,
Grace Karanja,
Assistant Planning Board Secretary
ADOPTED 5/13/08
