Borough of north arlington planning board agenda regular Meeting – September 19, 2016 at 7: 00 pm

BOROUGH OF NORTH ARLINGTON

PLANNING BOARD
AGENDA
Regular Meeting – September 19, 2016 at 7:00 PM

1. 
   Open Public Meeting Act Legal Notice:
   

This meeting is being held in accordance with the rules and regulations of the Open Public Meetings Act of the State of New Jersey. Adequate notice of this meeting was provided by forwarding a Sunshine notice which included the time, date and location of this public meeting of the Planning Board. Notice was provided at least 48 hours prior to this meeting.

2. 
   Roll Call – Gary Burns, Jay Corrigan, Gabe Fiore, Brian Fitzhenry, Burt Hoyt, Larry Maleszewski, Richard Schumann, John Yampaglia
   

Also Present: Board Attorney, Craig Bossong, Board Secretary, Katie Moore

3. 
   Salute to Flag
   

1. 
   Resolution to Memorialize Application(s):
   

1. 
   R-12-16 Canterbury at Arlington, Inc.– 570-578 Ridge Road (Block 146 Lot 1 Block 147 Lot 1) – requests preliminary and final site plan approval to permit the construction of redesigned parking areas at the site to incorporate 33 additional parking spaces.
   

Introduced by:

Seconded by:

Roll call:

4. 
   Public Comments
   

5. 
   Adjournment:
   

Introduced by:

Seconded by:

Roll call:

[AGENDA IS SUBJECT TO CHANGE AS A RESULT OF THE MATTERS NOT KNOWN AT THE TIME OF MEETING]

THE PLANNING BOARD OF THE BOROUGH OF NORTH ARLINGTON
RE: 570-578 RIDGE ROAD BLOCK 146, LOT 1 and BLOCK 147 LOT 1

PRELIMINARY AND FINAL SITE PLAN APPROVAL
RESOLUTION NO. 12-16
Motion By:
Seconded By:
WHEREAS, CANTERBURY AT ARLINGTON INC. (“Applicant”) is the owner of the property located at 570-578 Ridge Road, also known as Block 146, Lot 1 and Block 147 Lot 1 on the Borough of North Arlington (the “Borough”) Tax Map (“Property”); and
WHEREAS, the Applicant, seeks preliminary and final site plan approval for the expansion of a the parking lot areas within the apartment complex (known as “Copper Ridge”) which is located in the R-3 Multi-Family Residence Zone; and
WHEREAS, the Application for preliminary and final site plan approval and variance is for the purposes of constructing and expanding the parking areas within the apartment complex to add an additional 33 parking spaces, which would bring the total number of parking spaces to 135 parking spaces within the complex; and
WHEREAS, the addition of these parking spaces will permit there to be enough parking spaces so that every apartment can be allocated one (1) spot as there are currently 130 apartments located within the complex; and
WHEREAS, there are pre-existing non-conformities that will not be exacerbated as part of this application and they pertain to minimum front yard of 29.6’ whereby 35’ is required; minimum side yard (one-side) of 10.3’ whereby 20’ is required; minimum side-yard (total) of 23.8’ whereby 40’ is required; minimum rear yard of 16.8’ whereby 50’ is required; and
WHEREAS, the Applicant was represented by Robert A. Gaccione, Esq. of Gaccione Pomaco; and
WHEREAS, all jurisdictional and notice requirements were met; and
WHEREAS, the Board having reviewed the plans, application and testimony presented on behalf of the Applicant, and having reviewed the reports and opinions of the Board’s professionals, if any, makes the following findings of fact and conclusions of law:

1. 
   The Board has jurisdiction to hear the application.
   

2. 
   All exhibits testified to at the time of the hearing were submitted with the Application and consisted of six (6) pages of engineered drawings dated March 25, 2016 by Marucci Engineering Associates, LLC entitled “Preliminary & Final Major Site Plan Copper Ridge Apartments – 570-578 Ridge Road”
   

3. 
   The Applicant is seeking preliminary and final site plan approval, including a variance for the number of parking spaces, as well as variances for all the pre-existing non-conforming conditions, none of which will be exacerbated by this Application; and
   

4. 
   Robert A. Gaccione, Esq. provided an overview of the project site and indicated that there are 130 apartment units within the Copper Ridge complex and currently only 102 existing parking spaces, so with the addition of the 33 spaces which are proposed in this application, for a total of 135, there will be enough to allocate one parking space per unit, which currently is not possible; and
   

5. 
   Mr. Jared Bilanin, President and Principal of the Applicant was sworn in and testified to the following:
   

1. 
   The Applicant has owned the complex for approximately three (3) years and is looking to make certain improvements beginning with this Application to provide for additional parking on site;
   

2. 
   The Applicant does not currently charge any extra amount of money for the renting of a parking space with the unit and will continue to not charge any additional money for a parking space when the additional spaces are constructed and the Applicant understands the concern regarding street parking in the area;
   

3. 
   The purpose of constructing the additional spaces in this Application is to provide each unit with their own parking space and to reduce as much as possible the number of residents that are forced to park along 4^th Street and Ridge Rd.
   

6. 
   Anthony Marrucci, P.E., the Applicant’s Engineer and Planner was sworn and qualified as an expert in the field of engineering and planning and testified as follows:
   

1. 
   The current building contained 66 one-bedroom units and 64 two-bedroom units for a total of 130 units;
   

2. 
   Mr. Marrucci in designing the areas for the parking lot expansions did his best to minimize the impervious coverage addition and to keep the additional spots away from the front yard and tried to avoid disrupting as much green area as possible;
   

3. 
   With the addition of the 31 spaces, approximately 5600 square feet of lawn area will be affected, there is minimal issue with drainage as the existing system can handle any additional run-off which is de minimis;
   

4. 
   None of the pre-existing non-conformities will be exacerbated and there will be no lighting changes nor signage changes on the site;
   

5. 
   Any and all concerns raised by the Board’s Engineer in their review letter of July 5, 2016 shall be addressed to the satisfaction of the Board’s Engineer and all comments were addressed during the course of the hearing;
   

6. 
   Mr. Marrucci also indicated that the benefits of providing additional parking spaces so that every unit will be allocated at least one spot, would bring the site more in comfromance with the current RSIS standards, and would greatly outweigh any detriment that could be contemplated as a result of this application;
   

7. 
   The addition of these parking spots should remove some vehicles from parking along 4^th Street and Ridge Road which will greatly benefit the community and the neighboring residents.
   

7. 
   Some members of the public spoke and asked questions regarding the adequacy of handicapped spots within the complex as well as the ramps being provided as part of the Application so that certain handicapped residents could access the parking areas, which the Applicant testified to that he would comply with and make certain that ramps to the parking lots are constructed in accordance with ADA requirements and an additional ramp will be added to the Building 11 parking area to provide handicap access.
   

8. 
   The public also asked questions about the plans to improve lighting in the area, specifically the parking areas to increase safety for the residents.
   

9. 
   The Board listened to the testimony of the Applicant and their experts, and after providing the public an opportunity to ask any questions or express any concerns additionally asked questions concerning the lighting in the area as well as snow removal and the Applicant addressed those concerns by indicating that the snow removal will remain the same as it is now, however in regards to the lighting, once the new parking areas are constructed it is their intention to analyze all parking areas to present the Borough with an updated lighting plan to address the concerns and provide additional lighting;
   

10. 
    The Board Engineer also requested the Applicant aerate all lawn areas with a machine aerator to provide for increased drainage on site, which the Applicant indicated he would comply with such a request.
    

11. 
    After considering all the evidence presented and the questions and concerns of the Board and public, if any, the Board has determined that the Applicant has satisfied the Borough’s requirements for preliminary and final site plan approval and weighing the benefits and detriments related to the requested additional parking spaces, as well as the pre-existing non-conformities determined that the benefits outweighed the detriments and approves the Application.
    

12. 
    The Board finds that with the additional parking spaces on site, and without charging for said spaces, each unit will be allocated at least one spot and this should assist in reducing the number of vehicles that currently are forced to park on 4^th Street and Ridge Road.
    

NOW, THEREFORE, BE IT RESOLVED, by the Borough of North Arlington Planning Board that the approval of the application of CANTERBURY AT ARLINGTON, INC for preliminary and final site plan approval is hereby memorialized, such approval having been made subject to the Applicant’s express adherence to and compliance with the following conditions:

1. 
   The payment of all real estate taxes relating to the Properties.
   

2. 
   The payment of any and all fees and assessments relating to the property.
   

3. 
   The Applicant must make current all escrow accounts to the Borough of North Arlington Planning Board and ensure that the escrow account continues to contain sufficient funds. The failure of the Applicant to maintain sufficient escrows within thirty (30) days of notice of deficiency shall result in the voiding of this approval.
   

4. 
   As testified to, the Applicant shall comply with all of the Boards Professional’s Review Letters to their reasonable satisfaction.
   

5. 
   As agreed to at the time of the hearing, the Applicant shall aerate all lawn areas to allow for better drainage on-site and additionally there shall be no separate charge for the parking spaces that are provided with the leased units.
   

6. 
   The Applicant must obtain any necessary approvals from outside agencies, local, county, state and/or federal.
   

7. 
   The terms and conditions set forth in this Resolution shall be incorporated into any other governmental approvals as if set forth at length. Applicant shall transmit a copy of the within Resolution to all other governmental agencies having jurisdiction over this matter and from which Applicant seeks approval.
   

8. 
   A copy of this Resolution shall be forwarded to the Applicant’s Attorney, the Borough Engineer, Board Engineer, the Borough’s EMS/Fire Department and the Building Department of the Borough of North Arlington, and the Secretary or Applicant shall publish the required notice.
   

BE IT FURTHER RESOLVED that this approval is specifically granted based upon the testimony of the Applicant, the exhibits and the application submitted to the Planning Board, all of which have been relied upon by the Board.
On September 19, 2016 according to the below indicated votes:
Name Yes No Abstain Absent
Larry Maleszewski [ ] [ ] [ ] [ ]

Jay Corrigan [ ] [ ] [ ] [ ]

John Yampaglia [ ] [ ] [ ] [ ]

Richard Schumann [ ] [ ] [ ] [ ]

Gary Burns [ ] [ ] [ ] [ ]

Gabe Fiore [ ] [ ] [ ] [ ]

Brian Fitzhenry [ ] [ ] [ ] [ ]

Burt Hoyt [ ] [ ] [ ] [ ]

APPROVED [ ] DISAPPROVED [ ]

Attest: ________________________ Approved:___________________________

, Secretary Jay Corrgian, Chair

I hereby certify the foregoing to be a true and accurate copy of a resolution adopted by the Planning Board of the Borough of North Arlington at a meeting held on 19^th day of September, 2016.