BRIDGEWATER TOWNSHIP
PLANNING BOARD
Regular Meeting
Tuesday, May 13, 2008
—MINUTES—
CALL MEETING TO ORDER:
Vice Chairwoman Kane 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 – present
Chairman Fross – absent Ms. Barbara Kane, Alt. #1 - present
Mr. Hayes, Alt. #2 - present
Others present: Arnold Chait, Esq. for Board Attorney Thomas Collins, Township Planner Scarlett Doyle, Township Engineer Robert Bogart, Grace Karanja, Planning Board Administrative Assistant
APPROVAL OF BOARD MINUTES:
April 28, 2008, Regular Meeting – Motion by Mr. Rodzinak, second by Mrs. Knapp, the April 28, 2008 regular meeting minutes of the Planning Board were adopted, as presented on a unanimous voice vote of those present and eligible to vote.
MEMORIALIZATION OF RESOLUTIONS:
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: Bank and professional office building
Decision: APPROVED w/conditions 4/28/08
Motion by Mr. Leven, second by Mrs. Barbara Kane, the resolution memorializing the approval with conditions, allowing the applicant to raze the existing restaurant and renovate the site with a professional office building and a bank building was adopted as presented on the following roll call vote:
AFFIRMATIVE: Mr. Rodzinak, Mrs. Joanne Kane, Councilman Scaglione, Mr. Leven, Mrs. Knapp, Mrs. Barbara Kane
OPPOSED: None
ABSTENTIONS: None
ABSENT: Chairman Fross
NOT ELIGIBLE: Mayor Flannery, Mr. Hayes
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Mayor Flannery made a public service announcement, advising the Planning Board and the public that she was proud of Scarlett Doyle, PP, who in addition, to being the Township Planner, is an Author of her first novel.
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BOARD BUSINESS: Capital Improvement projects
Robert Bogart, PE, Director of Municipal Services & Township Engineer offered the presentation on Capital improvement projects per section 31A of the Municipal Land Use Law. He noted that the improvements entail the lighting of ball field #5 and fields abutting Route 287. He added that although the fields are on public property, improvements are being borne by Bridgewater Baseball Inc. The lights will match those that are existing, however, the proposed lights are more environmentally friendly, and spillage will not occur at the perimeter of the property. Township Engineer Bogart noted that Township Council acknowledged and approved these lighting improvements a few years ago.
The other element includes Road and Drainage improvements. He noted that the budget is for $4,000,000.00 of which $2,000,000.00 will be for the road improvements and the remaining half will be utilized for drainage improvements. A major study of Cuckholds Brook is part of this capital improvement project.
Township Engineer Bogart requested a positive recommendation from the Planning Board.
Mr. Rodzinak made motion to adopt the capital improvement project as presented. The motion was seconded by Mayor Flannery and carried on the following roll call vote:
AFFIRMATIVE: Mr. Rodzinak, Mrs. Joanne Kane, Mr. Leven, Mayor Flannery, Mrs. Knapp, Mrs. Barbara Kane, Mr. Hayes
OPPOSED: None
ABSTENTIONS: None
ABSENT: Councilman Scaglione, Chairman Fross
NOT ELIGIBLE: None
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HEARINGS AND DELIBERATIONS:
RARITAN VALLEY COUNTRY CLUB
Block 401 Lot 4 (747 Route 28)
#15-08-PB, Preliminary & Major Site Plan with Variances (existing)
PROPOSAL: 6,409 s.f. addition to the Club House Facility
Time: 120=7/26/08
Board Member Leven noted that his daughter has worked for the Raritan Valley Country Club in the past and wondered if that would qualify as a conflict. Attorney Chait confirmed that there was no conflict.
Peter Lanfrit, Esq. was present to represent the applicant. The following witnesses were sworn in :
James J. Mantz, PE
Robert Osbourne, General Manager of Raritan Valley Country Club
The property in question is located in the Golf Course Enterprise Zone (GCE) and consists of approximately 136.57 acres. The lot fronts on Route 28, Country Club Rd., US Highway 22 and Birdstall Lane, an unimproved lot. Currently, the property is used as a Golf Course. The club house facility on the site is approximately 24,916 square feet. The applicant proposes to add 6,409 square feet to the club house. The applicant presented and discussed in detail exhibits which were marked into evidence as follows:
A-1 5/13/08 Photo of the existing clubhouse as prepared by Judd Brown Designers, Inc. dated 4/3/08
A-2 5/13/08 Colored rendering of the proposed exterior entrance façade as prepared by Judd Brown Designers, Inc. dated 4/3/08
A-3 5/13/08 Architectural drawing of the existing main level as prepared by Judd Brown Designers, Inc. dated 4/3/08
A-3 5/13/08 Architectural drawing of the existing lower level as prepared by Judd Brown Designers, Inc. dated 4/3/08
A-4 5/13/08 Architectural drawing of the proposed main level as prepared by Judd Brown Designers, Inc. dated 4/3/08
A-5 5/13/08 Architectural drawing of the proposed lower level as prepared by Judd Brown Designers, Inc. dated 4/3/08
A-6 5/13/08 Colored rendering of the existing and proposed rear exterior façade as prepared by Judd Brown Designers, Inc. dated 4/3/08
A-7 5/13/08 Existing lower level floor plan as prepared by JGA Architectural design - undated
A-8 5/13/08 Main level floor plan as prepared by JGA Architectural design – undated
A-9 5/13/08 Photograph of the existing landscaping at the intersection of Route 28 and Country Club Rd.
A-10 5/13/08 Photograph of the existing landscaping at the intersection of Route 28 and Country Club Rd.
Mr. Osbourne testified that he has been a General Manager for the Country Club for five years. He gave a brief history of the Club noting that it was founded in 1911 and built in 1950. There was an upgrade to the facility in 1988, but since then, there have been no other additions or expansions to the existing Country Club. The reason for the request for an expansion is to increase storage and change the layout for better and efficient service to the members. There are currently 270 bond members. Their bylaws permit 300 members but the club does not wish to increase membership beyond 285 members.
Parking was discussed since a variance for deviating from the Ordinance was requested. The Ordinance requires 299 parking spaces, whereas 191 exist and are proposed to remain at that number. Mr. Osborne testified that parking as it exists is sufficient. He added that the Country Club only experiences parking difficulties once a year on the 4th of July. During those days, the golf course is utilized for the additional parking needed.
Mr. Osbourne discussed exhibits A-4, A-5 and A-6, which depict conditions of the Country Club after the proposed addition and described the existing and proposed layout noting that their intent is to move the formal dining to the mail level where the kitchen is located, for efficiency. The lower level will be utilized primarily for storage. All other changes are cosmetic and all amenities will remain the same.
Landscaping was discussed. Exhibits A-9 and A-10 were reviewed. Attorney Lanfrit explained that the photographs show the hedge installation program that is underway at the Country Club. When the hedges are of adequate size and shape, the plastic screen may be removed someday. No time frame for this is envisioned. Mr. Osborne testified that the Club House has a landscaping maintenance budget and that landscaping is maintained yearly.
The meeting was opened to the Board for questions. Via the questions from the Board, the following was confirmed: Events ran by the Club are for members only and not open to the public; the banquet rooms have increased by 20 seats; there are no additional bathrooms proposed with this addition; the building height of the proposed addition will remain the same as the existing building at 29.8-ft.
There were no questions from the public.
James J. Mantz, PE was called forward for his testimony. The Board confirmed that he is a qualified Engineer as he has testified before this Board numerous times in the past. Engineer Mantz described the property in question noting that Lot 4 is 136.57 acres. With Lots 8 & 9 which are across the street, a total of over 150 acres is part of the Golf Enterprise. The height of the building is 29.8-ft. The limit of disturbance for the proposed expansion is approximately 7,800 square feet and approximately 0.2% impervious coverage. No trees will be removed or installed. Seasonal shrubs will be relocated outside the new building in the general area. No additional lighting is proposed.
Engineer Mantz discussed the parking available on the site and explained that the expansion of storage does not warrant the need for additional parking as there will be with no additional members. Runoff was also discussed. It was noted that runoff will be discharged onto the gold course lawns. Engineer Mantz confirmed that the applicant shall comply with the comments of the various Township departments and the report of the Township Engineer dated 4/15/08. Testimony on Township Planner’s report dated 4/13/08 was provided.
There were no questions from the Board or the public. Mayor Flannery stated that the Country Club is an asset to the Community and that the Master Plan recognizes the Golf Course as an asset. She recommended a favorable vote. The Board deliberated and concurred with Mayor Flannery.
Motion by Councilman Scaglione, second by Mr. Leven, the foregoing application for the expansion of the Country Club was approved with the conditions discussed on the following roll call vote:
AFFIRMATIVE: Mr. Rodzinak, Mrs. Joanne Kane, Councilman Scaglione, Mr. Leven, Mayor Flannery, Mrs. Knapp, Mrs. Barbara Kane
OPPOSED: None
ABSTENTIONS: None
ABSENT: Chairman Fross
NOT ELIGIBLE: Mr. Hayes
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FNC REALTY (Kimco)
Block 166 Lot 6 (794 NJ State Highway Route 202)
#32-07-PB, Preliminary Major Site Plan w/variances
PROPOSAL – Day care center & Retail Store
TIME: Extension to 5/14/08
Meryl Gonchar, Esq. was present to represent the applicant. This is a continuation of a meeting that commenced on 1/28/08 and continued on 2/25/08, 3/24/08, and 4/8/08. Board Attorney Chait raised the letter from Chris Poulsen of the Township’s Health Department dated 5/12/08. Said memo raised concerns regarding potential site contamination. Attorney Gonchar stated that the applicant would comply with all NJDEP regulations for all licensing and all other requirements, once an approval from this Board is granted. On question of the Board, Board Attorney Chait advised that any approval granted by this Board does not grant or extend the variances to other, different uses.
Attorney Gonchar invited Robert Strecker, PE who was previously sworn in as a professional engineer. Robert Natishin, Architect was also present and he was sworn in. He presented his professional and education background and the Board accepted his credentials as an expert in Architecture. It was confirmed that Architect Natishin is a licensed Architect in numerous other States but not in New Jersey. Being that his business partner is licensed in New Jersey, he can testify in this State as an Architect, knowledgeable in general architecture design but not as a licensed architect in this State.
Engineer Strecker introduced an exhibit which was marked into evidence as follows:
A-9 5/ 13/08 Colored rendering of Site Plan as prepared by Robert L. Streker, PE of Bohler Engineering P.C. dated 6/26/07, last revised 4/28/08
Architect Natishin presented and discussed an exhibit which was marked into evidence as follows:
A-10 5/13/08 Plan showing building elevations of the day care facility from all sides
Architect Nitishin described the building based on the above noted exhibits. Discussion included the play area and water park, building elevations for the day care center noting that a brick wainscot of 8-ft high will be utilized. Stucco will be installed over concrete block.
On questions of the Board, the following was confirmed: the retail building has not been designed as the applicant’s intent is to return to the Board for final site plan approval to discuss architecture, plantings and building footprint, once the tenant base has been established; The day care center’s building lighting along the back wall will be provided on the plans; there will be no wall wash lighting and only security lighting will be left on inside the building. Township Planner Doyle noted that the proposed 10-ft wallpak lighting is not conducive especially in areas where there are residences. She wondered if the applicant’s design would accommodate the installation of cap awnings as the Ordinance does not permit light spillage onto abutting properties. The applicant was agreeable.
With regard to securing lighting, Planner Doyle asked that it be clearly identified on the plans and that it is designed such that it is not an intrusion to the surrounding residences. The applicant confirmed that security lighting will be shut off at 7:30 pm, ½ hour after the close of business; the height of the lighting on the side of the building facing the residences will be reduced to 8-ft. The hours of operation are from 6:30 am to 6:30 pm for the day care center and the building will be empty by 7:30 pm; all parking lot lighting will be extinguished at the close of business except (2) which will be identified on the plans; safe egress was discussed and the applicant agreed to build this to code or return to the Board for further review.
The hearing was opened to the public for questions and on hearing none, Vice Chairwoman Kane closed the public portion of the meeting.
Engineer Strecker was called forward for his testimony. He described revised site plan and layout, including the variances and/or reduction or changes to the previously requested variances. The variances currently being requested are as follows:
1. The Ordinance requires that street trees be installed three (3) feet inside the property line. Street trees along Route 202 are set back 20-ft from the property line.
2. The Ordinance requires that there be no development on slopes that are greater than 30%. The applicant has proposed development of 0.01% on slopes greater than 30%.
3. The Ordinance requires that recreational facilities which are in lots of more than 5 acres, have a setback of 100-ft from residential properties. The applicant is providing 51.4-ft from the property line along the eastern boundary of the parcel. Engineer Strecker testified that the fence which surrounds the playground equipment has been relocated to the west to preserve as many of the existing evergreen trees as possible
4. The Ordinance requires a 50-foot minimum buffer between the C-1 zone and the adjacent residential zone. At the last meeting, the buffer has been provided except at three locations. Currently, no variance is needed for this buffer requirement.
5. The applicant proposes to install a solid vinyl fence by the play area that is 8-ft high whereas 6-ft maximum is permitted by the Ordinance. The applicant asserts that this height is a better planning alternative
6. The Ordinance requires a conservation easement of 50-ft from the flood hazard line. This has not been provided
7. A 50-ft setback from the flood hazard line, as required by the Ordinance, has not been provided
8. The applicant proposes to install a temporary sign, whereas the Ordinance does not permit one. The proposed temporary sign will be located where the permanent sign is proposed, which is at 25-ft from the front property line (as is required by the Ordinance).
The report of the Township Planner dated 5/1/08 and Township Engineer dated 5/6/08 were reviewed in detail and all comments were addressed.
The following exhibits were also discussed and marked into evidence:
A-11 5/13/08 Plan dated 4/28/08 showing truck turning radius
A-12 5/13/08 Jurisdiction Map
The meeting was opened to the public for questions and comment.
David Kinsley, 261 Milltown Rd. was present. He asked if the applicant would consider installing a row of pines on their property. The applicant was agreeable. Eight (8) pines, 6-8 ft in height will be installed on Lot 7.
There were no further questions or comments from the public. The meeting was opened to the Board for discussion. In light of the elements under consideration, the Planning Board inquired whether the applicant would consider cooperating with Township regarding providing COAH credits, as required by the adopted COAH’s Rules, in consideration for the incentives necessary to effectuate an enhanced design. The applicant will review the adopted COAH rules and return to the Board at another date. The Board concurred.
The hearing for this matter was carried to June 10, 2008 with no further notice required. The applicant granted the Board an extension of time to act on this matter. The extension was granted until 6/10/08.
OTHER BOARD BUSINESS:
The Board did not conduct any other business.
MEETING OPEN TO THE PUBLIC
Vice Chairwoman Kane opened the meeting to public for non-agenda items. With hearing none, the public portion of the meeting was closed.
ADJOURNMENT:
It was the consensus of the Board to adjourn the meeting at approximately 11:15 pm.
Respectfully submitted,
Grace Karanja,
Assistant Planning Board Secretary
ADOPTED 6/10/08
