WALDWICK PLANNING BOARD FORMAL SESSION April 6, 2016

Transcription

1 WALDWICK PLANNING BOARD FORMAL SESSION April 6, 2016 The Formal Session of the Waldwick Planning Board was held on Monday, April 6, 2016 at 7:30 p.m. in the auditorium of the Administration Building and was called to order by Frank Walsh, Chairman, who made the announcement of adequate notice of all meetings. ROLL CALL: Mr. Walsh present Mr. Livesay absent Mayor Giordano present Mr. Schmidt present Mr. Brennecke present Ms. Tovey absent Mr. Ramundo present Mr. Posillico present Mr. Mysliwiec present Mr. Wagnes present Mr. Sanzo present Also Present: Cliff Singer, Board Attorney Joyce Sinclair, Board Secretary Bernard Mirandi, Board Engineer Liz Leheny, Board Planner GREETINGS TO THE PUBLIC; No one appeared. APPROVAL OF MINUTES: A motion was made for the approval of the March 2, 2016 Minutes by Mr. Ramundo and seconded by Mr. Posillico. A unanimous vote was taken. The Minutes were approved as submitted. S: LUPINO 303 Ardmore Road, Ho Ho Kus Sub 16-1 Block 71, Lot 3 Minor Subdivision This resolution will be prepared in conjunction with the Resolution approved by the Ho Ho kus Planning Board. 1

2 EXCLUSIVE AUTO 24 Frederick Street FRAME Block 114, Lot 24 SR-473 Richard Brady, Esq. CAMPETT GROUP 2 North Street SR-463 Block 104, Lot 1 Carlo Camporeale, Esq. General Contractor AGONY OUTDOORS 4 W. Prospect Street SR-466 Block 108, Lot 4 Steven Honig, Esq. Archery Pro Shop STUDIO L 4 North Street Suite #300 SR-468 Block 103, Lot 1 Retter and Zipern Esqs. Dance THE GAGA ZONE 140 Franklin Turnpike SR-469 Block 101, Lot 6.01 Ari Bernstein, Esq. Children s Recreation HUGS AND BUGS CLUB 134 Hopper Avenue SR-470 Block 134, Lot Bruce Whitaker, Esq. Mommy & Me Art Classes AVI MAXX LLC 134 Hopper Avenue SR-471 Block 134, Lot Bruce Whitaker, Esq. Crossfitness ART BRAINZ LLC 134 Hopper Avenue SR-472 Block 134, Lot Bruce Whitaker, Esq. Art Instruction and Painting Parties A motion was made for the approval of the above Resolutions by Mr. Wagnes and seconded by Mayor Giordano. A unanimous vote was taken. The Resolutions were approved. 2

3 THE HAIR COTTAGE 13 W. Prospect Street SR-467 Block 11, Lot 107 Massage A motion was made for the approval of the Resolution for The Hair Cottage by Mr. Brennecke and seconded by Mr. Mysliwiec. A unanimous vote was taken. Mr. Schmidt abstained. RKA REALTY, NJ 168 Hopper Avenue 16-3 Block 36.02, Block 154 Richard Brady, Esq. Minor Site Plan A motion was made for approval by Mr. Brennecke and seconded by Mr. Ramundo. A unanimous vote was taken. The Resolution was approved. APPLICATIONS: CASEY 10 Franklin Turnpike SR-474 Block 110, Lot 2.01 Russell Anderson Esq. We Rock the Spectrum Sensory Gym The Applicant s attorney was not present as yet. This Application will be held later in the evening. KACZMARZYK/ 36 Industrial Park WASILEWSKI Block 154, Lot 40 SR-475 Master Renovation & Woodwork Henry Walentowicz, Esq. David Wasilewski, Part Owner and Manager, appeared before the Board. Mr. Kaczmarzyk, Applicant s Attorney, appeared before the Board. Mr. Wasilewski noted that they have been in business 30 years and are located in Brooklyn New York. He lives in Waldwick and they would like to relocate the business to Waldwick as the land in Brooklyn is being sold to developers. They make custom kitchen cabinets which are delivered to the job site. Their hours of operation are 8:00 am 4:00 pm. There are 5 10 employees and they have plenty of parking. Deliveries of material, mostly wood, are made. There will be interior renovations and replacement of electrical wires. The hours of operation were amended to 8:00 am 6:00 pm and Saturday 9:00 am 2:00 pm. There is a central vacuum inside the building which is used for dust. Dust is a separate pick up from other debris. The entire property is available for this tenant and there are numerous parking spaces available. Water based stain and lacquers which are eco friendly, will be used. They work with architects and designers. 3

4 The Board was in agreement that this is a perfect fit for this application and site. A motion for approval was made by Mr. Mysliwiec and seconded by Mr. Ramundo. A unanimous vote was taken. This Application was approved. PARK 38 Franklin Turnpike #C SR-476 Block 108, Lot 9 Sangwon Sohn, Esq. I Lash 4 Ever Eyelash Extension Sangwon Sohn, Esq., appeared before the Board. Ms. Park appeared before the Board. She would like to open an eyelash extension business. The space was formerly used as a hair salon and has 41 spaces. She will also sell eyelashes and mascara. Their hours of operation are 10:00 am 7:00 pm, Monday Saturday. There are two employees which include herself with a maximum of four employees. They would not all be there at once. Two employees is the normal amount with two extra as needed. There would be no flammable materials. Each appointment is 75 minutes. Mr. Singer requested that if blocking of the windows is needed during renovations that brown paper be used in lieu of newspaper. The Applicant was in agreement. A motion was made for approval by Mr. Schmidt and seconded by Mayor Giordano. A unanimous vote was taken. This Application was approved. CASEY 10 Franklin Turnpike SR-474 Block 110, Lot 2.01 Russell Anderson Esq. We Rock the Spectrum Sensory Gym Russell Anderson, Esq. appeared before the Board. Kim and Arno Casey, appeared before the Board. They would like to open a sensory gym catering to autistic children. They will have birthday parties where clients can bring their own food or they will provide from outside sources. There are sensory pieces of equipment to help children be successful such as a trampoline, hugging swing, zip line, rock climbing wall. It will be geared towards age s preschool to 13. The evenings may be utilized for social skills classes. They will provide one on one training. No license is needed for this operation. Ms. Casey has been a special needs teacher for 17 years in Ridgewood. She noted that on the spectrum means there may be autistic tendencies which can range from mild to severe which is why they call it spectrum. She noted the history of this type of business started with a mom in California who found it difficult for her child who was on the spectrum to interact with his siblings. This type of gym has made a difference for her and it has grown throughout the county. 4

5 The interior will look like a gym and the party room will be in the back. The existing mirrors will be kept. It will look similar to the Little Gym but with equipment geared to children who are on the spectrum. Music, dance and yoga classes will be offered as well. There will be open play time and the ratio of adult to child will be determined as need. There would probably not be more than 15 children in a group at a time. They will accept the condition of not covering their windows with newspaper during construction. A motion for approval was made by Mr. Wagnes and seconded by Mr. Schmidt. A unanimous vote was taken. This Application was approved. ACCELERATED 24 Wyckoff Avenue CHANGES Block 110, Lot 6 SR-477 Health & Wellness Bruce Whitaker, Esq. Bruce Whitaker, Esq. appeared before the Board. The Applicant proposes to change location from Suite 6 to Suite 11. Marie Kahvajian, Managing Member, appeared before the Board. She noted that the uses will be the same as previous. They work one on one with their clients. They have been at this location since A motion for approval was made by Mr. Mysliwiec and seconded by Mr. Ramundo. A unanimous vote was taken. This Application was approved. FAST TRACK 24 Wyckoff Avenue REAL ESTATE Block 110, Lot 6 SR-478 Real Estate Bruce Whitaker, Esq. Bruce Whitaker, Esq., appeared before the board. This is a management company and listing for properties in foreclosure. They are currently in suite 6 and would like to move to suite 2. There will be no change in employees or operation. Clients do not come to the site. They manage the properties and lists then on sale on behalf of her clients. The space is currently vacant and parking is not an issue. A motion for approval was made by Mr. Mysliwiec and seconded by Mr. Brennecke. A unanimous vote was taken. This Application was approved. 5

6 FSP-WALDWICK Formation Shelbourne PROPERTY Block 163, Lot 11.12, 12.01, 13 Bruce Whitaker, Esq. 237, 239, 241, 247 Wyckoff Avenue 16-1 Site Plan & Major Soil Movement CONTINUED Bruce Whitaker, Esq., appeared before the Board. Ted Sanzo recused himself from this Application. This is a continued hearing. Robert McNerney, Real Estate Appraiser, appeared before the Board. Mr. McNerney noted that he has made an inspection of the property on several occasions and he is familiar with the neighborhood. He also looked at other assisted living facilities and looked at sales that took place to see if there was any affect positive or negative. He noted the assisted living facility, Heritage Point in Teaneck, which is 4 stories and 40 feet high and built in 2005 with on site parking for 120 vehicles. He analyzed the residential sales prior to the development of the site and subsequently. He researched the 4 sales prior to construction of the facility and then researched 4 sales after the facility was constructed. It became apparent that there was no negative impact to those properties. Mr. McNerney also researched the sales around the assisted living complex in Freehold which has 160 units and was constructed in He researched four sales prior and then subsequent and there was no negative impact. Mr. McNerney researched Mill Gardens in Midland Park which is a 3 story 67 unit assisted living facility which was built in He compared sales prior to construction and subsequent to construction and did not see any negative impact. These comparisons are included in his booklet which has been submitted to the Board. He also noted an assisted living facility in Roseland of 79 units and he researched sales prior vs. sales after and it showed no significant change. He noted that in his opinion there would be no negative impact to the surrounding properties of the proposed facility based on the data in his report which was marked as A-50. Mr. McNerney noted that the site is a mixed use character already and that the building is designed in a more residential nature and fits in well as an intermediate and transfer into the neighborhood. Liz Leheny questioned to what extent was it taken into account what was placed on the site vs. what was on the site before it was built. Mr. McNerney noted that the Teaneck site was previously vacant before the facility was built. The Brookside facility site had a building that was raised, the Midland Park site was an industrial building which was demolished and the Roseland site was a vacant parcel. 6

7 Ken Hurban, 9 Cambra Road, appeared before e the Board. He questioned the other sites researched and their proximity to highways. Mr. McNerney noted that Heritage Point has access to Teaneck Road and the NJ Turnpike. Mr. Whitaker noted that the question was irrelevant. Mr. Hurban noted that three of the sites have highways nearby. Mr. Whitaker clarified that the testimony was the comparison of before or after. Mr. Singer noted that for those locations they had proximity to those highways before and has the same proximity after the facility was built. Mr. Hurban noted that Teaneck and Freehold are larger than Waldwick and he did not think they were good comparisons. Mr. Hurban questioned whether the homes that were for sale in the comparison were in a 4 block radius and if any of them were adjoining the facility. He also questioned how many single family homes adjoin property in Waldwick and it was noted there are eleven. Jane Alaimo, 8 Van Dyke Road, appeared before the Board. She questioned whether there were homes that did not sell in his research. He noted the analysis included sales of property. Marie Zaukas 23 Rustic Drive, Waldwick, appeared before the Board and questioned whether the comparable facilities were similar to the quality proposed for this facility. It was noted that the Freehold facility is more commercial; Roseland, Teaneck and Midland Park are similar. There was no one further to address this Application. Mr. Whitaker indicated in connection with the question regarding sales of homes that had fallen through that the study is based on facts and if a sale did not close he did not have a fact. He further pointed out that appraisal work is based on actual sales that have occurred and the population of a town or highway location does not have any relevance as that is not going to change. The analysis was measuring homes in an area before or after. Mr. Hurban questioned whether Brandywine in Mahwah had been analyzed and it was indicated that there is not enough data from those facilities to analyze and that anything from those facilities would just be speculation. Andrew Feranda, Atco, NJ, Traffic Engineer, appeared before the Board. He was engaged to do a traffic analysis for this site. He noted that he begins with data collection and observing intersections. He noted that he has visited the site and reviewed other data pertaining to traffic studies in the area. He noted that he has worked on many assisted living facilities in NJ and that he is familiar with the RSIS requirements for parking. He has worked closely with the site engineer on this project and was engaged from the start of the project. He noted that a review of the internal traffic area was done and that recommendations had been offered and were part of the final plan regarding circulation, loading, parking, trash removal and emergency access. He noted that the driveway is two way and 25 ft wide with 25 ft circulation carried throughout the site. There are 50 parking spaces which are 10 more than the RSIS requirements. They also have an additional handicap space beyond the requirement. He noted that they meet the requirements of the ordinance and are in excess of the RSIS standards. He noted that the County has reviewed access and improvements along Wyckoff Avenue. He noted the safety improvement of less bend in the road. 7

8 Mr. Feranda noted that the affect of traffic was analyzed and that three intersections under three circumstances were looked at. He noted the increase in traffic anticipated from the construction of this site is 1% volume. He noted the intersection at Cambra has no change based on contributing traffic from this site. The increase in traffic will be slight but nothing to change a level of service. Mr. Feranda explained the methods used in analyzing traffic volume and the Institute of Transportation and Highway capacity software was used in his analysis of intersections. He noted the proposed use to typically be a low intensity use and that the residents are not contributing a lot of tips to the roadway. Mr. Feranda noted that the amount of trips generated for a 7 lot subdivision with single family homes would be 15 and for an assisted living facility it would be 13 trips, and not a significant number. Mr. Schmidt questioned queuing from the intersection and Mr. Feranda noted that there will be two lanes of traffic. Mr. Walsh questioned whether there was a request to extend the time of the light and it was noted it is up to the county if they want to make adjustments. The level of service does not change. Mr. Mirandi noted that they will be meeting with the County and the Traffic Engineer. Mr. Mirandi questioned noise and air quality and it was noted that this is not a noise generating facility and they will be meeting the statutes for decibels at property lines. The air quality analysis shows that they are below the allowable limits for carbon emissions. Pat Keller, 2 Warren Place, appeared before the Board. She questioned whether someone is actually on site to see what is going on when the study is done and it was indicated yes. Mr. Feranda noted that there is a delay at intersections and that this is an existing condition and that the traffic from the proposed site will not negatively impact it. Linda Tanis, 6 Bender Road, appeared before the Board. She questioned whether the Walgreens no left turn will remain and it was indicated there are no proposed changes to the Walgreen s driveway. The left turn lane will be extended back through the Wilson intersection. The proposed site will have a full movement driveway and you will be able to make a left and a right hand turn out of the driveway. Ms. Tanis questioned pedestrian traffic and it was noted that it is regulated by the traffic signal. She expressed concern with peak school hour traffic. It was noted that with the already 750 vehicles there will be an addition of a handful of vehicles. Mayor Giordano excused himself from the meeting at 10:30 pm. Ken Hurban appeared before the Board. He questioned whether the detouring from Allendale would have an effect on volumes and it was noted that from their observation it did not affect. It was noted that the current rating of traffic flow over all is a C level of service in the am and D level of service in the pm. 8

9 Mr. Hurban questioned the affect on Wilson Terrace traffic making right turns at 8 am and entering into the left hand turn lane. It was noted that the situation is made better for right turns as they now can make a right turn because the lane has been extended for them. There was no one in the audience to address this Application further. This application will be continued at the April 25 th work session which will be made a special formal session. An extension of time was granted by the Applicant to April 25. OLD BUSINESS: None NEW BUSINESS: None ADJOURNMENT: A motion was made for adjournment by Mr. Wagnes and seconded by Mr. Mysliwiec at 10:42 p.m. Joyce C. Sinclair Secretary 9