MINUTES OF A REGULAR MEETING OF THE PLANNING BOARD

OF THE BOROUGH OF MOUNTAIN LAKES

March 26, 2009

 

Chair Sandy Batty read the Open Public Meeting Advertisement Notice:  Adequate notice of this meeting was given to the Citizen and the Daily Record, posted with the Borough Clerk and the Bulletin Board, and made available to all those requesting individual notice and paying the required fee.

 

New members executed their oaths of office:  Jim Bailey (1st Alternate) and Martin Kane  (2nd Alternate.)

 

ROLL CALL:

Members Present:  Kane, Bailey, Selver, Nix (arr. 7:35), Nachshen, Holmberg, Shaw, Batty                                         Absent:  Tempesta, Mimberg, Gormally

Also Present:  Attorney Peter Henry, Engineer William Ryden

 

REVIEW OF MINUTES:  The minutes of the January 22, 2009 meeting were approved by voice vote.  Chair Batty will confirm the updated list of Board committees.

 

PUBLIC HEARINGS:

            VISION EQUITIES                1 Old Bloomfield Ave.

            Bl. 118.04, Lot 2                      Appl. #09-236

            Minor Site Plan, sign                 Ol-2 zone

Attorney Charles Applebaum represented Vision Equities and was accompanied by Ross Chomick.  Applebaum noted that they had sent a revised application letter with a corrected RE:  “Mountain Lakes Corporate Center Sign.”  Chomick clarified that the second letter addressed some items of revision suggested by Board Attorney Henry.  Applebaum pointed out that there is still a vacant lot on this property.  He replied that his client is investing money on this because they want to make it a premier site.  The sign attempts to incorporate the materials in the new building, an integrated notion that they intend to improve the entire site.

Chair Batty said that her condo is close by, but not within 200’ of this site.  Would this be a problem with her participating in this hearing?  Attorney Henry said that if she had not received notice for this hearing, there should not be any conflict.

Chomick testified that the sign meets the required 10’ setback.  It is V-shaped so that it can be viewed from both directions.  The sign has a brick and stucco façade with simple black lettering, coordinating with the façades of the first buildings on the property.  Pinnacle Foods is the primary tenant in that building.  We don’t offer signage to every tenant, only to the predominant tenants.  The sign will be lit from below with two halide lights, with a landscaped bed to hide the lights.  The V-shape of the sign will hide the lights from approaching traffic.  The height at the highest point is 38.4”; the width is 120” on each side.  Chomick said their intent for the sign is to bring a professional, enhanced look to the site.

Sandy Batty asked about the columns; Chomick clarified that the exhibit shows the end view of the sign structure.  The lighting will be on a timer, respecting the change of seasons.  It will follow the Borough ordinances and will be automatic.

Batty asked about the original sign approval, “Do you intend to keep that sign?”  Chomick said no, that sign will be removed when that property is rebuilt.

Joan Nix referred to the 1999 resolution and its mention of two signs.  Chomick noted that they were not the owners of the property at that time and neither of those signs was constructed.  The Pinnacle sign is a free-standing, temporary sign that will be removed.  Chomick testified that their intention is to illuminate only the application sign and the light will not shine beyond that area.

Bill Ryden was asked about the absence of a report and he replied that there are no specific sign ordinances in this zone.  The sign is set back far enough and it is high enough that the lighting will not impact any vehicles.  He has no engineering issue with this sign.  Regarding the removal of the ash tree, Chomick said that removal of the stump may lower the grade level slightly but there is no intention to regrade.  They plan to install a landscaped bed with flowers.  Batty said, if there is going to be a significant change in topography, we would like to see it here.  Chomick distributed Exhibit A1 to show a small retaining wall around the sign if it is required.  It would respect the 10 foot setback.  Bill Ryden noted that, if you think you would be constructing this, we need more specifics at this time.  Chomick said it is not their intention to do this.  Ryden suggested that the sign plan should be accomplished with grading and it should not require a wall.

Joan Nix asked why there was a cornice on this sign when the building did not have a cornice?  Other Board members did not object to the design.

Ryden asked if other tenant names would be added to the sign because it does not lend itself to a directory style.  Chomick said they intend to limit the sign to only the two current tenants.  Applebaum said, if they need to add other tenants, they will return to this Board. for permission. 

Peter Henry clarified that, unless they return to the Board for a change, the text provided is what would appear on the sign.  Exhibit A2, submitted with the application, indicated ‘Pinnacle’ and ‘Vision Equities’ as tenants.  Henry clarified, agreed by Applebaum, that the sign would say Mountain Lakes Corporate Campus (not Corporate Center.)

Sandy Batty asked for clarification of when the other sign would be removed.  Chomick said it is currently necessary for visibility from Route 46.  Steve Shaw said that he is pleased they are developing this property and he does not see a problem with the first sign.

Paul Selver suggested that we set a time period to either remove the first sign or to upgrade it to match the new sign.  Applebaum said they would like to keep the first sign for a period of time so we can identify that the center property is available for development.  It was agreed to give them one year to retain or refurbish the old sign.

Steve Shaw made the motion to approve the site plan application as depicted on A2, contingent upon removal of the temporary sign.  The lighting will follow our ordinances.  The existing Mountain Lakes Corporate Sign will remain for one year and be removed or refurbished if they come back for approval.  The motion was seconded by Joan Nix and  approved by 7-0 roll call vote.

 

COMMITTEE REPORTS:

Sandy Batty described the Board committees to the new members and encouraged them to join at least one committee.  Martin Kane preferred the Ordinance Committee; Jim Bailey agreed to serve on the Master Plan Committee.

Master Plan Committee – Joan Nix reported that she and Rainer Mimberg have been meeting.  They plan to have something to present by June.   It had been suggested that they have a Sustainable Element; they have not found another New Jersey community that has this element.  They think that this concept should be incorporated into the other elements.  Steve Shaw agreed.

 

Highlands Committee – Steve Shaw reported that Bill Ryden had attended a class and submitted Module 1.  Manager Tempesta submitted and received a $50,000 grant.  Ryden will be attending another instruction for Module 2. 

Steve Shaw also reported that Morris County will have a Waste Water Management meeting and he will attend.

 

Ordinance Committee – Sandy Batty said the ordinance recommendations will be coming to the Planning Board.  They are considering extending the time for construction to commence after approval of a variance; they are also considering limiting the size of porches, and are looking at front and lake setback restrictions.  There was discussion as to whether the recommendations would be first considered by Council or the Planning Board.

 

OTHER MATTERS & PUBLIC COMMENTS: 

Sandy Batty said that there had been a request at the recent Council meeting about vacating paper roads.  Steve Shaw said that Council did not think they should establish a policy of vacating paper roads.

 

The meeting was adjourned at 9:00 p.m.

 

                                                                                    Respectfully submitted,

 

 

 

 

                                                                                    Marge Jackson, Secretary