20170829 Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

AUGUST 29, 2017

 Opening:

The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:40 p.m.

Present:       Hans Lehmann, Sergio Alegre, Gary Negrycz, Diana Ruhl, Greg Brown, Ines Bunza, and Jonathan Papietro. Also present were Bruce Whitaker, Esq., Board Attorney; Christopher Rutishauser, Village Engineer; Brigette Bogart, Village Planner; John Jahr, Traffic Consultant for the Board and Jane Wondergem, Board Secretary.

Absent: Alyssa Matthews, Isaac Lebow

Non-agenda items:

            Board member comments: There were no comments at this time.

            Members of the public comments: There were no comments at this time.

Public hearings

New Business:

657 RIDGEWOOD LLC – An application for amended preliminary and final site plan approval with use and bulk variances in order to construct a quick service restaurant with drive-thru service and gasoline refueling operation at 657 Franklin Turnpike, Block 4703, Lot 14, in an OB-2 zone. John Marmora, Esq., was present on behalf of the applicant and Robert Inglima, Esq., was present for the objectors. Mr. Whitaker explained the Whispering Woods Hearing process to the Board.

Mr. Marmora made introductory remarks explaining that if the proposed settlement plan is accepted by the Board the approvals for the 7-11 convenience store would be abandoned and the litigation would be terminated. The following exhibits were submitted:

            A-1 – Zoning Board Resolution memorialized June 23, 2015

            A-2 – Zoning Board Resolution memorialized November 24, 2015

A-3 – Order of Final Judgment entered by Judge Meehan on March 22,               2017

A-4 – Notice of Appeal filed April 28, 2017

A-5 – Prior approved site plan prepared by Dynamic Engineering

A-6 – Aerial photograph of site

A-7 – Color version of new site plan

A-8 thru A-12 – Photo renderings

A-13 – Supplemental traffic report by Dynamic Traffic dated August 29, 2017

John Palus was sworn and qualified as an expert in civil engineering. Mr. Palus testified regarding the existing conditions and the previously approved site plan. Mr. Palus displayed a color version of the revised site plan and described what was being proposed. Mr. Palus explained the bulk variances being requested, which included front yard setbacks from Route 17 for the building and for the canopy; front yard setback for the building from Franklin Turnpike and a variance for impervious coverage. Mr. Palus showed photo renderings from several viewpoints.

Board members had questions regarding the number of pumps, parking spaces, employee parking, traffic circulation and distance between the canopy and the parking area for the Dunkin Donuts. Ms. Bogart asked about the variance for a free standing sign, the location for a bicycle rack and if the Bergen County easement had any effect on what was proposed. Mr. Palus stated that they would add a bicycle rack to the plan and that they are outside the Bergen County easement. Mr. Rutishauser asked about the location for any trash receptacles and about the sewer connection fee and grading plan. Mr. Palus said that those issues would be addressed.

Nicholas Verderese was sworn and qualified as an expert in traffic engineering. Mr. Verderese testified regarding the traffic counts that were done and described the layout, driveways, access and egress, circulation and parking.

Board members had questions regarding the state requirements for parking and asked how the trip calculations for this site plan compared to the prior approved site plan. There were questions regarding safety and the circulation of traffic. Board members asked if there was data comparing drive-thru only and sit-down uses. The Board asked what towns were used to show what the traffic would be like for this site. Mr. Verderese stated that a drive-thru Old Bridge location was used. Mr. Whitaker said that the Board needed additional data from other Bergen County sites.

Kamlesh Shah was sworn and qualified as an expert in architecture. Mr. Shah described the floor plan of the proposed Dunkin Donuts. Board members had questions regarding the need for two coffee stations.

After Board discussion the hearing was carried to September 26, 2017 without further notice.

Meeting was adjourned at 10:17 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:        November 14, 2017