Township of Mahwah s12

TOWNSHIP OF MAHWAH PLANNING BOARD REGULAR/WORK SESSION MEETING MINUTES MUNICIPAL BUILDING, 475 CORPORATE DRIVE, MAHWAH, N.J. MONDAY, AUGUST 12, 2013 AT 7:00 P.M.

I. CHAIRMAN’S OPENING STATEMENT, ROLL CALL, FLAG SALUTE

The combined public/work session meeting of the Planning Board of the Township of Mahwah held at the Municipal Building, 475 Corporate Dr., Mahwah, N.J. was called to order at 7:03 p.m. by Mr. Sherer. The Opening Statement was read according to the Sunshine Law followed by the flag salute.

These minutes are a synopsis of the meeting. A verbatim audio recording is on file at the Planning Board Office, 475 Corporate Dr., Mahwah, N. J. Copies may be purchased for a fee.

The following individuals were present: Mayor Laforet Mr. Bagatelle Mr. Crean Mr. Donigian (in at 7:33 p.m.) Mr. Jandris Mr. Rudolph Mr. Sherer Mr. Van Duren Mr. Weixeldorfer Mr. Marcus Mr. Mordaga (in at 7:05 p.m.)

Professionals: Peter J. Scandariato, Esq., Dan Bloch, P.P., Michael Kelly, P.E.

II. APPROVAL OF BILLS:

Peter Scandariato, Esq. 6/24/13 Meeting Attendance $ 200.00

Motion to approve the bills was made by Mr. Crean and seconded by Mr. Rudolph. A roll call of members present revealed 9 aye votes by Mayor Laforet, Mr. Bagatelle, Mr. Crean, Mr. Jandris, Mr. Rudolph, Mr. Sherer, Mr. Van Duren, Mr. Weixeldorfer, and Mr. Marcus.

III. APPROVAL OF MINUTES:

Motion to approve the minutes of June 24, 2013 with amendments was made by Mr. Marcus and seconded by Mr. Crean. A roll call of members present revealed 7 aye votes by Mayor Laforet, Mr. Bagatelle, Mr. Crean, Mr. Sherer, Mr. Van Duren, Mr. Weixeldorfer, and Mr. Marcus.

Motion to approve the minutes of July 22, 2013 with amendments was made by Mr. Rudolph and seconded by Mr. Van Duren. A roll call of members present revealed 9 aye votes by Mayor

1 MAHWAH PLANNING BOARD REGULAR/WORK SESSION MEETING MINUTES – MONDAY, AUGUST 12, 2013 Laforet, Mr. Bagatelle, Mr. Crean, Mr. Jandris, Mr. Rudolph, Mr. Sherer, Mr. Van Duren, Mr. Weixeldorfer, and Mr. Marcus.

IV. RESOLUTIONS: None to present.

V. OPEN TO THE PUBLIC – 15 MINUTES

Motion to open the meeting to the public was made by Mr. Jandris, seconded by Mr. Marcus and declared unanimously carried by Mr. Sherer.

No one wishing to be heard, motion to close the meeting to the public was made by Mr. Marcus, seconded by Mr. Jandris and declared unanimously carried by Mr. Sherer.

VI. PUBLIC HEARING 1) Docket #546PF & 546S, Honda of Mahwah Block 70, Lots 41, 42 & 43; 99 Franklin Turnpike Preliminary and Final Site Plan Application and Soil Movement Permit Application – Carried from July 22, 2013

Frank Rivellini of Francis DeVito & Associates, appeared before the Board on behalf of the applicant and gave brief history of the application. He informed they met with the Fire Department and will resubmit the updated plan to the County. In response to Mr. Jandris, Mr. Kelly informed this was a permitted use, but the site had preexisting nonconformities.

Thomas Ashbahian, P.P., P.E., representative for the applicant, informed of the parking and driveway changes on site. The number of parking spaces decreased to 158 paved and partially paved spaces, with a widened driveway to accommodate a fire truck. The site had 22 bays and 8 spaces in the service tunnel available for clients in addition to those spaces on site. Service appointments were made in advance and valets would be responsible for bringing cars in and out of the service bays as well as the pickup/waiting areas. Fire striping would be added along the driveway to ensure customers would not use the large area for parking. Eight, 25-ft. Rockland Electric lights would be used and would spread enough light over the site. The applicant testified that there had never been any incidents on site and nothing was requested by the Police Department to increase lighting. In response to Mr. Crean, Mr. Ashbahian explained stacking cars could become an issue with adding new lighting. Mr. Rivellini added there had not been any security issues at this location and suggested it was best to leave the lighting as-is. In response to Mr. Bagatelle, Mr. Kelly advised they only needed a variance for the number of signs. In response to Mr. Van Duren, Mr. Ashbahian noted landscaping would be installed in the front to avoid parking in front of the sidewalk.

Motion to open the meeting to the public was made by Mr. Crean, seconded by Mr. Van Duren and declared unanimously carried by Mr. Sherer.

No one wishing to be heard, motion to close the meeting to the public was made by Mr. Weixeldorfer, seconded by Mr. Marcus and declared unanimously carried by Mr. Sherer.

Motion to approve the application was made by Mayor Laforet and seconded by Mr. Van Duren. A roll call of members present revealed 9 aye votes by Mayor Laforet, Mr. Bagatelle, Mr. Crean, Mr. Jandris, Mr. Rudolph, Mr. Sherer, Mr. Van Duren, Mr. Weixeldorfer, and Mr. Marcus. 2 MAHWAH PLANNING BOARD REGULAR/WORK SESSION MEETING MINUTES – MONDAY, AUGUST 12, 2013

At this time, Mr. Van Duren recused himself from the meeting.

2) DOCKET #547PF, RAMSEY AUTO GROUP Block 140, Lot 3, 608 North Central Avenue Preliminary and Final Site Plan Application

The applicant withdrew this application.

At this time, Mr. Sherer referred to Item No. VII.C)2.

VII. WORK SESSION: A) COMMITTEE REPORTS B) OLD BUSINESS 1. Tenant Application #13-0026 - ABH, LLC Block 68, Lot 5, 40 Franklin Turnpike

David Scillieri, representative for the applicant, gave brief background for the application and noted an oil/water separator was on site. Mr. Kelly informed the current survey for the site allows for angled spaces; the plan was improved since the prior meeting. He advised an approval would be conditional that the oil/water separator is functional and auto body repair would not be permitted on site. In response to Mr. Bagatelle, the general manager for the proposed tenant explained major repairs would not be made on site; only the installation of aftermarket auto parts. Mayor Laforet expressed concerns of stacking onto Franklin Turnpike, as 8 parking spaces were eliminated. Mr. Scillieri noted the prior resolution was for 8 parking spaces and auto detailing and hand washing were the same operation. Mr. Crean noted clients would most likely opt to travel to a different car wash business if there was excessive stacking. Mr. Weixeldorfer expressed his opinion that detailing and hand car washing were very different businesses. Mr. Kelly addressed the concerns of the Board, noting enforcement of the site would be an issue, as there would be no recourse for stacking. Mr. Scandariato advised requesting a full site plan application to determine if additional improvements are necessary to the site. Mr. Scillieri stated the site plan was not necessary and would be a burden placed on the applicant. He added this was a permitted use in the B12 zone. Mr. Scandariato noted detailing was not specified in the municipal code. In response to Mr. Donigian, the general manager explained they expected 30-40 clients per day with 7-10 details and most others for hand car washes. After some discussion, Mr. Kelly noted the applicant could require more parking spaces based on the number of bays and employees on site. Mr. Scandariato advised a site plan application was needed, as a request for a variance for the number of parking spaces would be necessary.

Motion to deny the application was made by Mr. Jandris and seconded by Mr. Donigian. A roll call of members present revealed 9 aye votes by Mayor Laforet, Mr. Bagatelle, Mr. Crean, Mr. Donigian, Mr. Jandris, Mr. Rudolph, Mr. Sherer, Mr. Van Duren, and Mr. Weixeldorfer.

C) NEW BUSINESS 1. Tenant Application #13-0027 – MAHWAH TIRE Block 26, Lot 5, 131 Route 17 North

3 MAHWAH PLANNING BOARD REGULAR/WORK SESSION MEETING MINUTES – MONDAY, AUGUST 12, 2013 John Van Blarcom, the applicant, appeared before the Board and explained his truck tire service business was forced to move from their current location. He was looking to lease separate space at the Liberty gas station in an office trailer for approximately 18 months and was in negotiations to construct a permanent office on the property with permanent bays. The trailer would be 10’x32’ and have two offices with a portable toilet facility on site. In response to Mr. Van Duren, Mr. Van Blarcom explained the employees will work off trucks and complete mobile repairs. In response to Mr. Marcus, Mr. Kelly advised the Board could request the applicant to show there is sufficient parking on site with all other uses. Mr. Scandariato explained there were no office trailers permitted on site other than those outlined in the municipal code; the trailer Mr. Van Blarcom described would not be permissible on site. In response to Mr. Sherer, Mr. Van Blarcom explained the owners of the new site would not allow overnight parking; trucks would be required to come on site and leave after the repair was made. Tires would be stored in the shop area (30-35 maximum) and all used tires would be stored in a storage trailer; there would be no outdoor storage on site. Mr. Crean suggested the business move to Mahwah Business Park, as he believed the proposed location was not the best fit for this type of business. Mr. Van Blarcom noted he would lose 40% of his business if it moved its location off Route 17. Mr. Kelly advised there may not be enough information to make a decision, citing information needed on the trailer and parking requirements. Mr. Van Blarcom stated he would set up an office in the deli building on site and store the compressor in the storage trailer; he expressed the desire to conform to the Township requirements. Mr. Crean noted he could not approve a trailer with electrical installed; this would not make the structure temporary. Mr. Weixeldorfer expressed concerns regarding the parking. Mr. Scandariato noted the applicant needed approval to continue operations. The site needed to be shown with the removal of the parking spaces and the new use on site. Mr. Kelly advised the Board needed information on the uses approved for this site and get a clear understanding of the site plan and requirements/limitations to the proposed site prior to making a decision. In response to Mr. Donigian, Mr. Scandariato noted Royal Gas would apply for the storage trailers. He advised the applicant return with more information at the next meeting. After some discussion, he further advised this would require site plan approval, as the types of modifications and requests were not typically made or approved via a tenant application.

The applicant agreed to withdraw the tenant application and return to the Board with additional information.

2. Tenant Application #13-0020 – RAMSEY AUTO GROUP Block 140, Lot 3, 608 North Central Avenue

James Jaworski of Wells, Jaworski, & Liebman, appeared before the Board on behalf of the applicant. He explained Mr. Montroy had requested the applicant appear before the Board for a site plan application, as he had preferred the applicant install a fence on the property, which would require a variance. The location would be used only for tire installation and alignments, minor prep work and vehicle storage while the main location in Ramsey is undergoing construction. Mr. Kelly noted the fence would be very close to the roadway and they could have issues; this would remain a tenant application with striping, but would need a site plan if a fence was installed. Mr. Jaworski informed there would be some striping on site and the applicant did not wish to install a fence. The applicant agreed to withdraw the site plan application and address all items mentioned by both the Engineer’s and Planner’s reports.

4 MAHWAH PLANNING BOARD REGULAR/WORK SESSION MEETING MINUTES – MONDAY, AUGUST 12, 2013 Frank Minervini, Director of Fixed Operations for Ramsey Auto Group, explained the site would be used mostly for alignments. An oil/water separator would not be necessary, as there would be no washing of cars. Any storage of tires would be indoors.

Motion to approve the application was made by Mayor Laforet and seconded by Mr. Marcus. A roll call of members present revealed 9 aye votes by Mayor Laforet, Mr. Bagatelle, Mr. Crean, Mr. Jandris, Mr. Rudolph, Mr. Sherer, Mr. Weixeldorfer, Mr. Marcus, and Mr. Mordaga.

At this time, Mr. Van Duren joined the meeting and Mr. Sherer referred to Item No. VII.B)1.

VIII. ADJOURNMENT

Motion to adjourn the meeting at 9:00 p.m. was made by Mr. Rudolph, seconded by Mr. Marcus and declared unanimously carried by Mr. Sherer.

Provided to the Planning Board on April 17, 2014 for approval at the Regular Meeting to be held April 21, 2014,

Donelle Bright DeCouto Planning Board Recording Secretary