ZONING BOARD OF ADJUSTMENT
AGENDA OF December 1, 2010
NOTE: No New Business to be conducted past 10:30 P.M.
Richard Moore - Present
Thomas Buraszeski – Present
Kanoff– Present James Marinello – Present
Deane Driscoll – Present
Carl DiPiazza (Alt #1) – Present
Cartine – Present
Kenneth Shirkey (Alt #2) – Present
Hug – Present
PLEDGE OF ALLEGIANCE
Swearing in of Professionals
Joseph Burgis, PP
Charles Thomas, PE
ZSPP/FC28-08-13-10 Holiday at Montville – 29
Vreeland Ave. – B: 52.03, L: 19, 21 & 22 –
site plan & variances - Notice Acceptable ACT
ZSOIL14-10 Holiday at Montville – 29 Vreeland Ave
- B: 52.03, L: 19, 21 & 22 – soil movement - Notice Acceptable
Present on behalf of the applicant: Steven Schepis, Esq. ; Mark Walker, PE
Mr. Schepis thanked the board for the special
meeting. All variances requested have
been eliminated along with design exceptions.
Mark Walker, PE - previously sworn
No longer seeking additional variances. Pillars have been modified to meet
the ordinance along with the signage.
Sign will just say Briar Hill. Unit
#6 will have a deck that was reduced to meet the ordinance. The site triangle will meet the RSIS
standards. The pillars will be moved
closer to Vreeland Avenue. The biggest
changes to the plan were related to landscaping. We met with Michael Kopas and Ed Schnikas as
it relates to landscaping and the changes have been accepted by Mr. Burgis’
office. We do have some design
exceptions requested. Road width reduced
from 28’ to 24’. Upon review of
Omland’s report there is another exception as it relates to a dead end water
line. Technically we have a dead end
water line. There is a municpal water
line a few hundred feet from our property.
DEP does not like dead end water lines because there is a stagnant
section of a water line that collects stagnant water. We looked into a looped water line but would
connect back into a dead end line. Spoke
to Mr. Ryden’s office and the best way would be to have a connection at our
entrance way and loop it through the project and back out. The fire chief had no issue with this type of
Mr. Walker - We submitted a water extension permit to the DEP. We should have that permit in February. We have made infrastruture cuts for
improvments. We are consistent with RSIS
as it relates to water and sewer and fire protection. Water system will be maintained by the Home
Owner’s Association. There will be no
extensions from the water system beyond this development. The infrustructure exists in Vreeland
Ave. We have responded to all the public and board questions in our
November correspondence. Parking
Summary Table was submitted; required 47 parking spaces provided 122
parking spaces 56 parking spaces are in garage, 23 on street. Some units have
walk out basements and some have garage under units.
Mr. Walker - Have done landscaping enhancement along Longview’s
property. There is a rise in topography
before it slopes back down to Longview’s property. Stormwater runoff requirements have all been
met per DEP. Drainage will not be
flowing onto neighboring properties. We
have 3 driveways that are common driveways.
These driveways make it easier to get out of the driveways. It reduces the curvature of the
driveway. We will save 12 - 18” trees,
there are other trees but they are less than 18”. We have done the calucations on units 29, 5,
6,7 & 8 which are walk out units and as a result they require an additional
670 s.f. of fill. We are reducing the
amount of material to be trucked off the site.
Mr. Walker - Added pavement striping from two lane to one way circle. We have parking proposed on outside portion
of the circle. Striping will direct
traffic away from where cars are to be parked.
Mr. Burgis asked if the air conditioning units can be moved. Mr. Walker - There are 4 units that need
additional landscaping. They are on the
outside of the building between the
street and the building. Suggest landscaping to disguise them. Feel that there is significant amount of
landscpaing to screen the units. Mr.
Burgis - Your 12’ between buildings at use approval is diminished by the air
conditioning units. Mr. Burgis - 2,700
s.f. near the gazebo is not a large enough area for recreation. Mr. Walker - The back of unit 29 is 28’ from
the gazebo with a retaining wall in between.
This was not a requirement for the area, and it is not a ruckus crowd in
the development so do not see an issue.
Mr. Burgis - The board should look into this further, should be designed
with something of substance that benefits all the residents. Mr. Burgis - The shared driveways may be
partially blocking access to the garages on the neighboring units. Mr. Walker - Will take a look at it. Mr. Burgis - Will need building height numbers
from the architect. Mr. Thomas - Will
there be consolidation of lots. Homeowner’s
association will take care of all maintenance, water system, sewer system,
etc. Mr. Walker – Yes, agreed. Mr. Thomas - Agree to affidavit of
complaince, etc. Mr. Walker - Yes.
Open to public
Matthew Rankin - lives in Longview - sworn
My concern is precedent. Mr.
Marinello - Comments or questions for this witness at this time. Mr. Rankin - Pillar size? Mr. Walker - Pillar height will be 8’ high
which meets the ordinance. Mr. Rankin -
The air conditioning units are close to the back of the units and are close to
the property lines and we will hear them clicking on. Especially units 13-16. How loud are they? Mr. Walker - Typical units. Mr. Rankin - can you move them closer to the
front of the house? Mr. Walker - Do not
think the board would like them closer to the front of the house. Mr. Rankin- Will there be landscaping around
the stormwater management basin? Mr.
Walker - Yes.
Nick Mizzone - 74 Jesse Ct. - previously sworn
Wood construction? Mr. Walker -
Yes. Mr. Mizzone - Concerned with fire
safety due to the fact that they are 12’ apart.
Concerned that there are no
places for meetings to be held for the association.
Marsha Goldstein - 78 Jesse Ct. - sworn
Concerned that this meeting was not posted for 8PM. Mr. Marinello - Notice was properly done for
the special meeting. Ms. Goldstein -
What are the setback requirements for Montville. Mr. Walker - There are different setbacks for
different zones. The front and rear yard for this zone is 50’ and the sides
are 20’. But variances for setbacks for
this application were granted at Use approval.
Mr. Mizzone submitted exhibits:
O-1 notes for project
on Vreeland Ave
O-2 - article on fire
Mr. Marinello - Do not think we will get back to this applicaiton until
after 9:30PM this evening. This
application was carried to the end of the regularly scheduled hearing.
The Board moved to the regularly scheduled hearing at 8PM.
Certified true copy of minutes adopted at Zoning Board
meeting of January 5, 2011.
Jane Grogaard, Assistant Secretary