Call to Order
Chair Wynn called the meeting to order at 7:40 pm and announced that the meeting has been properly noticed in accordance with the Open Public Meetings Act and that the meeting is being recorded and can be viewed on the Township website or on Channel 34.
Roll Call
Chair Wynn, Vice Chair Brodock, Councilor Schlager, Mr. Schwartz, Ms. Willis, Mr. Rooney, Mr. Ianuale, Ms. Loughman, Mr. Barr and Mr. Gilmer were present. Board Attorney Arthur Neiss, Board Engineer Joseph Vuich and Planning Director Janice Talley were also present. Mr. Cook was excused.
Minutes
A motion to approve the minutes from the June 24, 2019 meeting as amended was made by Mr. Schwartz, seconded by Mr. Gilmer and approved unanimously with Chair Wynn abstaining.
Chair Wynn announced that Application 2566: 59 Glenridge Avenue, LLC – 59-61 Glenridge Avenue (Block 4210, Lot 23 has been carried to the July 22, 2019 meeting and that Application 2623: Montclair Art Museum – 3 South Mountain Avenue (Block 1406, Lots 1 and 3) has been carried to the August 12 meeting. No new notice is required for either application.
Resolution Application 2609: Shilling Choe, LLC – 123 Watchung Avenue. (Block 3402, Lot 11)
David Owen, attorney for the applicant, requested that the resolution be revised to indicate that the solar panels will only be visible as indicated on the exhibit provided by Mr. Sionas. The Board agreed to the change, among other changes, and stated that the exhibit be attached to both the resolution and the minutes from the meeting. A motion to approve the resolution as amended was made by Mr. Schwartz, seconded by Mr. Gilmer and approved unanimously with Councilor Schlager abstaining.
Application 2606: Adaline Moster Property LLC – 403-405 Bloomfield Avenue
The applicant was represented by Gerald Kelly, Esq. Daniel Roma was sworn in as the project architects. Mr. Roma stated that the building contains a dentist office and retail store on the first floor and two two-bedroom apartments on the second floor. He stated that the proposal is to add another bedroom and bathroom to each apartment on a new third floor, which will also contain a terrace facing Bloomfield Avenue and a balcony facing the parking lot in the rear.
The new addition will have fiber cement panels in equitone dark gray (N251) to match the existing building. The painted brick will be repainted dark gray (Benjamin Moore #2121-10). The fence around the terrace and balcony will also be dark gray.
The applicant discussed the revised parking plan, which includes four parking spaces accessed by a shared drive aisle with the property to the east. Temporary refuse storage will be provided at the base of the stairs. Two dumpsters will be provided in the shared dumpster enclosure provided in the new Midtown Parking Deck. The applicant agreed to enter into an agreement with the Township to participate in the shared dumpster program.
The Board requested that the fence be extended along both sides of the building between the end of the terrace and the Bloomfield Avenue parapet. The applicant agreed to this request.
The Board requested that the planters proposed along the terrace fence be attached to the fence and be of substantial weight so that they will not become a hazard during inclement weather. The applicant agreed to this request.
The Board asked that a cross access easement be provided for the driveway access to the parking spaces on this site and to the property to the east. The applicant agreed to this request.
The Board stated that the roof leaders should not drain to the sidewalk facing Bloomfield Avenue. The applicant agreed to this request.
The Board requested that the mullions in the replacement windows be of sufficient size. The applicant agreed to this request, noting that the Historic Preservation Commission has requested that they be consulted for approval of final finish details, including the windows.
The applicant explained that the new parking area will be screened from the property to the west by a green fence with post lights. The green fence landscaping will be ivy and the post lights will be akin to bollard lights to illuminate the fence. The Board requested that the grass at the base of the fence be replaced with pervious stones. The applicant agreed to this request.
The Board requested that greywater collected in cisterns, possibly with pumps, be used to irrigate the green wall. Any overflow of the cisterns would be directed to the pervious stone area and not onto the parking surface. The applicant agreed to this request.
The Board requested that a concrete base be provided in the temporary trash enclosure area. The applicant agreed to this request.
A motion to approve the application with conditions was made by Chair Wynn, seconded by Ms. Loughman and approved by all except for Mr. Ianuale who opposed the motion.
The Chair announced that Application 2610: Platinum Interiors, LLC – 96 High Street and Application 2592: Jonathon & Melissa Goidel – 264 Upper Mountain Avenue will not be heard this evening. Both applications were carried to the August 12 Planning Board meeting and no new notice is required.
Application 2608: GaRE Venture Mtc Bloom, LLC – 467- 469 Bloomfield Avenue (Block 3201, Lot 1)
The applicant was represented by Jonathan Guldin. Mr. Guldin introduced Mr. Joseph Maryak, the project architect. Mr. Maryak stated that the handicapped access ramp proposed for the entrance from North Fullerton Avenue has been removed as further research of the building sub code indicated that a handicapped entrance is not required at this location.
Several Board members requested that the applicant consider keeping the iconic Hampton House sign in situ and have tenant signage added elsewhere to complement the Hampton House sign. Other Board members suggested that a smaller version of the sign be provided on the building. The applicant responded that it does not currently have the rights to the name and its tenants will want to put their own signs on the building.
Brian Seidel, a professional planner with John McDonough and Associates, provided testimony on the height variance and the signage variances. Mr. Seidel stated that the applications meets the requirements for a c(2) variance. The height of the addition is lower than the existing height of the building and will only be visible from the back of the building. The internally illuminated lights in the sign are the same design as the existing sign and reflects the recommendation from the Historic Preservation Commission. He concluded that the benefits of the variances outweigh the detriments and is consistent with the goal of the Master Plan.
Chair Wynn made a motion to approve the application with the condition that the applicant come back with a signage plan that considers incorporating the Hampton House signage once a tenant is identified. Then the signage plan should be reviewed by the Historic Preservation Commission and approved by the Revisions Committee. The motion was seconded by Vice Chair Brodock and approved Mr. Schwartz, Ms. Willis, Mr. Rooney, Mr. Ianuale, Ms. Loughman, Mr. Barr and Mr. Gilmer and with Councilor Schlager opposed.
A motion to pay all bills except for Invoice Number 367220 from Davison, Eastman, Munoz, Lederman & Paone was made by Vice Chair Brodock, seconded by Mr. Schwartz and approved unanimously.
Executive Session
At 10:30 pm a motion to go into Executive Session was made by Chair Wynn, seconded by Vice Chair Brodock and approved unanimously.
At 10:55 pm a motion to come out of Executive Session was made by Chair Wynn, seconded by Councilor Schlager and approved unanimously.
Adjournment
At 11:00 pm a motion to adjourn the meeting was made by Vice Chair Brodock, seconded by Chair Wynn and approved unanimously.