MASTER PLAN SUBCOMMITTEE
8:00 a.m. start time
MINUTES OF AUGUST 10,
Ms. Nielson - present
Mr. Lipari - (AE)
Mr. Visco -
Mr. Lewis, Chair - present
Mr. Karkowsky - present
Planning Board Planner: Joseph
Burgis PP, AICP - Burgis Associates - present
Township Staff: Jane Grogaard, Administrative Clerk
Meeting convened at 8:15.
Chairman Lewis commended Mayor Sandham and Committeewoman
Neilson for their support of the Planning Board’s recommendation at last
night’s Township Committee meeting regarding the residential development fee
ordinance despite the fact that the ordinance was not introduced.
Schedule of Permitted Uses
OB2A Zone……issue of retail was discussed; not included as specifically
evaluated during master plan process, and this stretch of road is not conducive
to uncontrolled turn movements associated with retail.
Mr. Lewis recommended animal hospitals and vet offices not
be allowed in the TC Core, but are better suited in the TC2 zone, where at
least one exists already. Mr. Visco
R-27E Zone Discussion:
Mr. Burgis indicated that along Changebridge Road northbound across from
the Industrial Zone is the proposed R-27E zone and some OB
zoning. R-27E permits single family and
townhouse development as well as daycare, eldercare, and offices. The conditional uses allowed would be banks,
health and fitness centers, retail and animal hospitals. Discussion ensued on if personal services
should be allowed in the retail section.
services allowed in the area limited by the conditions of conditional use.
Mr. Burgis to clarify definition of playhouse to children’s
playhouse. Children’s playhouses are to
be permitted in the AH & PURD zones.
Mr. Burgis to look into restricting plumbing, etc in playhouses.
Mr. Burgis indicated that parking garages are different from
a building with parking under the building.
Parking garages are not permitted in the TC1 zone.
Schedule of Permitted Uses was finalized.
Schedule D - Zoning Requirements
Mr. Burgis indicated that the CWR zone permits 45%
impervious coverage and other zones permit less. Need to clarify that if the underlying zone
permits less that the lesser percentage of impervious coverage applies.
Mr. Burgis indicated that the B1 zone permits 55% of
impervious coverage currently. This is a
small lot zone. 75% would be reasonable
and would be consistent with the sketches in the Master Plan.
agree to 75% impervious coverage for B-1 zone
OB-4 & OB-5 Zone – The coverage and FAR numbers have
been increased already. The standards
seem acceptable so 65% impervious coverage for these zones is reasonable.
Mr. Burgis indicated that he needed to discuss the cluster
footnote with Ms. Hunscher.
Discussion ensued on restricting height in the R-15 zone to
30’ as opposed to 35’. 2 stories can be
accomplished with a height of 30’. 35’
would be out of character with the neighborhood.
agreed to 30’ height limitation for R15 Zone.
Schedule D – Zoning Requirements was finalized.
Streetscape Design Standards
Mr. Burgis to speak to Omland on numbers to be inserted in
Discussion on the Old Bloomfield Ave Corridor enhanced streetscape
theme. Mr. Burgis is to review that
section of the Route 46 Corridor Plan and will make sure it is added to the
streetscape standards of the ordinance. Discussions with the committee to be
held prior to any changes being made.
Streetscape to be discussed at a later date.
Lake Recreation District
The committee discussed enforcement and the difficulties in
regulating the number of events. The issues of membership classifications and
numbers of events is beyond the scope of the zoning ordinance.
Wireless communication towers were added to prohibited uses.
Need to stipulate that multiple structures are permitted.
The front setback is limited to 100’ for principal
buildings. The current structures in the
setback would be considered pre-existing non-conforming setbacks. The guard house is to be allowed in the front
The final numbers regulating building coverage and
impervious coverage are still being calculated.
Mr. Burgis is to add what improvements trigger a site plan
application before the board in this zone.
Mr. Burgis is to identify where the lighting already exists on
site. The patio behind the clubhouse
will have restrictions and no further expansion. The parking requirements are to be
capped. The ball fields can never be
paved for parking.
Mr. Burgis reviewed the noise standards for the committee. Outdoor entertainment is to be changed to be
no later than 9pm instead of 10pm. The ordinance envisions a maximum of three
(3) special event permits annually wherein noise limits can be extended to
midnight; this provision in no way usurps the current noise volume thresholds.
Exterior lighting was discussed and if valet parking or
employee parking is to be in the grove, bollard lighting would be required not
Mr. Lewis stated that 1 modest monument sign was sufficient
for the property. No directional
signs. Ms. Nielson indicated that back
lit signs should be prohibited. There is
no reason to have more than 5 sq.ft. of signage for this property since it is
located in a residential area.
Chairman Lewis indicated the plan continues to be to present
the draft zoning ordinance in its entirety to the full Planning Board at the
September 22nd meeting, and he would like the Board members to have
at least a week prior to review the lengthy document. A discussion followed
about the manner in which to present it and any additional materials to be sent
to Board members for ease in understanding.
Mr. Burgis to have the printed, revised draft ordinance to
the Land Use Office no later than August 31, 2011 and will email out a redlined
version of the full current draft including all changes to current ordinance to
the planning board members with a summary of changes. The Land Use Office will advise the board
members when the hard copies are ready to be picked up.
The Land Use Office is to schedule the next Master Plan
Subcommittee meetings on September 7, 2011 & September 14, 2011 at 8am.
There being no
further business to discuss the meeting was unanimously adjourned at 10:00 a.m.
Meghan Hunscher, Principal Planner