planning board public meeting minutes 20170606

The following minutes are a summary of the Planning Board meeting of June 6, 2017. Interested parties may request an audio recording of the meeting from the Board Secretary for a fee.


Call to Order & Statement of Compliance with the Open Public Meetings Act: Mr. Joel called the meeting to order at 7:45 p.m. The following members were present: Mayor Knudsen, Joel Torielli, Richard Joel, Councilman Jeff Voigt, Ms. Altano, Ms. Patire, Melanie McWilliams, David Scheibner, and, Ms. Barto. Also present were Christopher Martin, Esq., Board Attorney; Village Planner Brigette Bogart; Village Engineer Chris Rutishauser; and Board Secretary Michael Cafarelli. Ms. Giordano was not present.

Public Comments on Topics not Pending Before the Board – None were reported


Correspondence received by the Board – Mr. Cafarelli reported there were three Planner Reports prepared by Brigette Bogart for Ridgewood Auto, Calbi, and Robert Jennee; and the Resolution for Two Forty Associates sent by Mr. Martin the Board attorney.

KS Broad Street, Preliminary and Final Major Site Plan, 76 & 80 Chestnut Street and 25-27 Franklin Avenue, Block 2005, Lots 11,12,13,14,15 – Public Hearing continued from May 16, 2017 without prejudice to the Board – To be carried to June 26, 2017 without prejudice to the Board – The application was carried to June 26, 2017 to be heard in the Village Court Room starting at 7:00 p.m.

Two Forty Associates, Preliminary and Final Major Site Plan, 150-174 Chestnut Street, Block 2005, Lot 38: Adoption of Memorializing Resolution of Approval – The Resolution was discussed and there were several changes and modifications suggested. Board Members voted for a redlined copy of the proposed changes to be prepared and reviewed prior to a vote to approve. The resolution was carried to the June 20, 2017 meeting.


Ridgewood Auto, Informal Review, 260 Franklin Avenue, Block 3703, Lot 5 – Mr. Tuvel, the applicant's attorney discussed the application and the plans to open a strip mall at the Brake-O-Rama location that would include a Pilates and Chipotle. Mr. Tuvel said they would need a parking variance because they would not meet the ordinance for the required number of parking spaces. He said the plan was to have employees park in the Cottage Street municipal parking garage and that the peak hour for both companies would be at different times during the day. Board members expressed concern about the lack of adequate parking the impact it would have on traffic at the busy intersection of Franklin and North Maple Avenue, and potential dangers to pedestrians, in particular children walking to school. Mr. Jeffrey Martell the project's Engineer reviewed the site plan, discussed the proposal, and acknowledged they would have a deficit of seven parking spaces but he said there would not be a conflict in use of the property by the two businesses. Mr. Jonathan Vogel, the developed asked Board members to consider the benefits of having a Pilates and Chipotle on that property. He said there was another likely tenant, Mavis Discount Tire Center however; the property would not look as developed as it would for the other two businesses. Mr. Vogel said he has parked in the municipal parking lot several times and it was never full.

Calbi, Minor Subdivision, and Permit for not Abutting Street, 315 East Glen Avenue, Block 2106, Lot 20 – Mr. Delia, attorney for the applicant presented the application for a two-lot subdivision and improvements to the private driveway. He introduced Mr. Tibor Latincsics who was sworn as the project engineer. Mr. Latincsics discussed the application and presented Exhibits A1 through A5 depicting the site plan, photographs of the driveway, a ten scale blow up of the plan, the proposed home, and an enlargement of the key map area. He discussed the lot size, driveway, prior uses, and said the property does not have a front yard setback. Mr. Latincsics discussed increasing the driveway width to sixteen feet wide and using the driveway as the front street for the proposed lot. He said the issues raised in Mr. Brancheau's report would all be resolved.

Board members asked questions about easements, utilities, not having a front or rear yard, number of trees to be removed, the lack of streetlights, trash removal, tree replacement, snow removal, and safety improvements.

Open to the Public

Denise Lima, 319 East Glen Avenue asked about snow removal, number of garages are proposed in new lot, number of cars that can fit into the driveway, can fire trucks turn around or have to back out of driveway, how will the proposed sub-division improve the integrity of the neighborhood, would trimming trees allow for access of fire trucks. Mr. Latincsics responded to the questions.

Toni Thomas, 317 East Glen Avenue asked if the plan was to scale.

The application was carried to August 1, 2017 with further notice.

Robert Jennee, Minor Subdivision and C Variance, 246 Mountain Road, Block 209, Lot 13.01 – The application was carried to August 1, 2017 without prejudice to the Board and without further notice.


Adoption of Minutes: The minutes from March 31, 2016 and April 4, 2016 were adopted written.


The meeting was adjourned at 10:50 p.m.                                                                

Michael Cafarelli

                                                                        Board Secretary

Date approved: May 1, 2018


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