Site Plan – Subdivision

Cresskill Planning Board to Hear Pulte Homes Application for 38 Townhouses

Posted in: Bergen County NJ, Site Plan - Subdivision, Town Houses by | No Comments Sunday, November 30, 2014

Public Notice:

PUBLIC NOTICE PLEASE TAKE NOTICE that Pulte Homes of NJ, Limited Partnership (“Applicant”) has applied to the Planning Board (“Board”) of the Borough of Cresskill, Bergen County, NJ (“Borough”) for preliminary and final major site plan approval with variance and other relief to permit the construction of thirty-eight (38) townhouses in seven (7) separate buildings, with associated landscaping, parking, lighting, and drainage improvements on property located within the Borough at 1 County Road, also known as Block 88, Lot 1 as shown on the Borough Tax Map. To the extent deemed necessary, Applicant shall further seek bulk variance relief pursuant to N.J.S.A 40:55D-70(c) for the building height where, pursuant to Section 275-159(B)) of the Borough Zoning Ordinance (“Ordinance”),no structure containing a townhouse unit shall exceed a mean height of 35 feet, and the building heights for the proposed 38 units range from 35.74′ to 36.78′.It is also noted that,while the proposed development meets the superseding State Residential Site Improvement Standards with respect to Minimum Roadway Width (24′) and Minimum Driveway Width – 2 cars (18′), under the Ordinance the required Minimum Roadway Width is26′ and the required Minimum Driveway Width – 2 cars is 20′. In addition, Applicant will seek any and all variances, waivers, exceptions, interpretations or other relief, either for existing or created conditions, required by the Board after its review of or during the pendency of the application. A public hearing will be held before the Board on December9, 2014 at 7:30 p.m. or as soon thereafter as the matter may be heard, at the Borough Hall, located at 67 Union Avenue, Cresskill, NJ (“Borough Hall”), at which time you may appear either in person or by agent or attorney for the purpose of being heard with respect to this Application. All documents and plans relating to this Application will be available for inspection in the Office of the Borough Clerk within the Borough Hall during regular business hours (8:30 a.m. to 4:30 p.m.), Monday through Friday. Price, Meese, Shulman & D’Arminio, P.C. Attorneys for Applicant, PULTE HOMES OF NJ, Limited Partnership By: Louis L. D’Arminio” Nov. 29, 2014-Fee:$53.86(57) 3787689
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Jersey City’s Mixed Use Machine Keeps Humming Along

Posted in: Area in Need Determination, Hudson County NJ, Infill, Mixed-Use, Redevelopment, Site Plan - Subdivision by | No Comments Friday, November 14, 2014

Public Notice:

LEGAL NOTICE PLEASE TAKE NOTICE that Coles Jersey Development Co., LLC (the “Applicant”) has submitted an application to the City of Jersey City Planning Board for Preliminary and Final Major Subdivision and Preliminary and Final Site Plan approval with respect to property located at Block 6003, Lots 2, 3 and 4; Block 6004, Lots 1 and 2; and Block 6005, Lot 13 and a portion of Lot 7 as shown on the Tax Map of the City of Jersey City. The project is generally bounded over a three (3) block area between Jersey Avenue, 16th Street, 17th Street, 18th Street, Coles Street and Monmouth Street. The application calls for the development of approximately 873 residential units and approximately 23,950 square feet of commercial space, along with parking, open space, and other infrastructure improvements. The proposed uses are permitted under the Jersey Avenue Park Redevelopment Plan. The application is as of right and does not seek any variance relief. In addition, the Applicant requests that the application be deemed amended to include any additional approvals, design waivers, deviations, variances or exceptions which are determined to be necessary in the review and processing of this application, whether requested by the Planning Board or otherwise. A public hearing on this application will be held on Tuesday, November 18, 2014 at 5:30 p.m. in the City Council Chambers, 280 Grove Street, Jersey City, New Jersey where members of the public can be heard and ask questions concerning the contents of the application. Copies of the Applicant’s application and supporting plans and reports will be available for review in the office of the Department of Economic Development at 30 Montgomery Street, Suite 1400, Jersey City, NJ at least ten (10) days prior to the hearing date, during normal business hours. Patrick J. McNamara, Esq. Scarinci Hollenbeck 802 West Park Avenue, Suite 222 Ocean, New Jersey 07712-8526 11/08/14 $85.00
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Plainsboro Planning Board to Consider Assisted Living Housing

Posted in: Area in Need of Redevelopment, Congregate Care Facility, Middlesex County NJ by | No Comments Wednesday, November 12, 2014

Public Notice:


PLAINSBORO TOWNSHIP NOTICE PLEASE TAKE NOTICE THAT on Monday, November 17, 2014, at 7:30 P.M., in the Court Room of the Plainsboro Township Municipal Building located at 641 Plainsboro Road, Plainsboro Township, Middlesex County, New Jersey, the Planning Board of the Township of Plainsboro will hold a public hearing on the application of Hunter Gregory Realty Corporation for Preliminary and Final Major Site Plan with deviation and waiver approval for a 105 unit assisted living and memory care facility proposed to be developed on a 6.1 acre portion of the property currently identified as Block 1701, Lot 4.03 on the Plainsboro Township Tax Map. The 6.1 acre parcel, proposed to be identified as Block 1701, Lot 4.05, is being created under a separate subdivision application. The development site is located on the Princeton Healthcare System Plainsboro Campus just south of Hospital Drive near its intersection with Connector Road a/k/a Campus Road. The property is in the ORC (Office and Residential Complex) Redevelopment District of the Princeton HealthCare System Redevelopment Area. Specifically, the Applicant proposes 105 units in a varied two and three story structure. Fifty-five of the proposed units will be traditional assisted living units consisting of studio and one bedroom units. The remaining 50 units will be primarily studios for early stage dementia and for more advanced memory loss. The Applicant requests the following waivers/deviations from the design standards of the Redevelopment Plan: Section 4.1.5 which requires walkways to be at least 6 feet wide. The Applicant requests approval for some of the internal walks to be 5 feet wide. Section 4.2 to allow minor intrusions of the building and certain architectural elements into the required green corridors of Punia Boulevard and Hospital Drive. Section 5.1.5 which requires glazing of at least 25% of each façade of the building at each individual building level. Section 5.2.1 which requires 105 parking spaces for this project. The Applicant proposes a total of 103 parking spaces, 32 of which will be land-banked for construction if needed in the future. In addition, the Applicant requests a waiver from standards of the Comprehensive Sign approval for the Redevelopment Area for the proposed monument signs. The approved sign detail for the Redevelopment Area consists of internally illuminated brushed metal boxes whereas the Applicant proposes signs using materials and colors drawn from the building exterior with ground mounted lighting. The Applicant requests any additional deviations, variances and/or waivers determined by the Planning Board to be required for the approval of this application. Materials submitted in support of this application are available for public inspection at the Department of Planning & Zoning located in the aforementioned municipal building during normal business hours, Monday through Friday, between 8:30 A.M. and 4:30 P.M. Interested persons will have the opportunity to offer comments and ask questions and at the hearing. HUNTER GREGORY REALTY CORPORATION Applicant By: Pepper Hamilton LLP Attorneys for Applicant Dated: November 4, 2014 ($51.92) 166210

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Teaneck Zoning Board of Adjustment Relooks at 1480 Realty Application, LP for 128 Residential Units

Posted in: Apartments, Counties, Site Plan - Subdivision by | No Comments Monday, November 10, 2014

Public Notice:

PUBLIC NOTICE PLEASE TAKE NOTICE that the Zoning Board of Adjustment (“Board”) for the Township of Teaneck will hold a public hearing on November 6, 2014, at 7:00 pm, in the Council Chambers of the Township of Teaneck Municipal Building located at 818 Teaneck Road, Teaneck, New Jersey 07666, for the purpose of reviewing and taking action upon the application of 1480 Realty, LP (“Applicant”) for an amendment to the previously approved application for preliminary and final major site plan approval, use variances, bulk variances and design waiver/exceptions (the “Amended Application”) for the property located at 1475 Palisade Avenue, Teaneck, New Jersey, 07666 and designated on the Township of Teaneck Tax Map as Block 5001, Lot 3.01 (the “Property”). The Property is located in the L-I (Light Industrial) Zoning District (“LI Zone”). The Board previously granted preliminary and final major site plan, use variance, bulk variance and design waiver/exception approval (the “Approval”) for the Property as memorialized by a resolution dated December 5, 2013 (the “Resolution”) for the construction of a residential apartment building consisting of seven (7) stories of residential units (128 total residential units), a multi-level parking structure, and additional site improvements, including but not limited to, landscaping, drainage, lighting, parking and signage. A use variance pursuant to N.J.S.A. 40:55D-70d(1) was granted as the residential building with associated multi-level parking structure are not permitted principal use(s) in the LI Zone. The Approval also granted a use variance for height pursuant to N.J.S.A. 40:55D-70d(6) as the proposed principal structure exceeded the height requirements in the LI Zone. In addition, the Approval also granted bulk “c” variances and design waivers/exceptions, including: (1) front yard setback less than required (for Palisade Avenue and Queen Anne Road); (2) front yard setback of building in relation to the proposed building height less than required (for Palisade Avenue and Queen Anne Road); (3) side yard width/setback less than required; (4) combined side yard width/setback less than required; (5) building coverage greater than permitted; (6) lot coverage greater than permitted; (7) minimum number of parking spaces less than required per the Township of Teaneck Ordinance (please note that the Approval does comply with the applicable State of New Jersey Residential Site Improvement Standards as to number of parking spaces required); (8) proposing parking in the front and side yards where not permitted; (9) providing a ground (freestanding) sign where not permitted; (10) providing a ground (freestanding) sign that is double sided and visible from a public street where same is not permitted; (11) maximum height of ground (freestanding) sign greater than permitted; & (12) maximum area of ground (freestanding) sign greater than permitted. In the Amended Application, Applicant has submitted for the Board’s review and approval, revised plans and other application materials (collectively, the “Revised Plans”) that incorporate the conditions set forth in the Approval and Resolution. The Amended Application also includes, among other minor site plan modifications, minor change(s) to the principal building’s footprint. The Amended Application continues to propose a 7-story residential structure with 128 residential units, a multi-level parking structure, as well as other related site improvements, including, but not limited to, landscaping, drainage, lighting, parking and signage as required by the Approval and Resolution. Applicant seeks approval for any and all other modifications/revisions to the Approval, including an amendment to the previously granted preliminary and final major site plan, use variances, bulk variances and design waiver/exceptions (as deemed necessary), as noted on the Revised Plans submitted with the Amended Application. Applicants also seek any additional variances, deviations, design exceptions/waivers, submission waivers, interpretations, modifications of prior imposed conditions, and other approvals reflected on the filed plans (as same may be further amended from time to time without further notice) and as may be determined to be necessary during the review and processing of the Amended Application. When the case is called, interested parties may appear at the hearing or any adjournment thereof either in person or by attorney, ask questions, and present evidence and offer statements or documentation that may be relevant to the Amended Application. The hearing may be continued without further notice on such additional or other dates/times as the Board may determine. The Amended Application documents, maps, plans and related supporting materials (the Revised Plans) and the Resolution are available for public inspection at the office of the Board located at the Township of Teaneck Municipal Building, 818 Teaneck Road, Teaneck, New Jersey 07666, Monday through Friday between the hours of 8:15 a.m. and 5:15 p.m. 1480 Realty, LP By: Jason R. Tuvel, Esq. Gibbons P.C. One Gateway Center Newark, New Jersey 07102 (973) 596-4500 Oct 25, 2014-fee:$121.90 (129) 3770703
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East Hanover to Decide Fate of Subdivision

Posted in: Counties, Morris County NJ, Site Plan - Subdivision by | No Comments Friday, November 7, 2014

Public Notice:


TOWNSHIP OF EAST HANOVER LAND USE & PLANNING BOARD PLEASE TAKE NOTICE that on the 6th day of November 2014, at 7:00 p.m., or as soon thereafter as the matter may be heard, a hearing will be held before the Township of East Hanover Land Use & Planning Board at the Town Hall Main Meeting Room, located at 411 Ridgedale Avenue, East Hanover, New Jersey on the application of the undersigned, E.H.C.S., LLC, for a Major Subdivision with preliminary and final plan approval and the following bulk variance relief from (1) Ordinance Section 95-49.B(1) (1) variance from minimum lot size for proposed Lot 4 at 8,060 sq.ft.; proposed Lot 5 at 7,4440 sq.ft.; and proposed Lot 6.01 at 7,440 sq.ft.; (2) Ordinance Section 95-49.B(1) variance from minimum lot frontage for proposed Lot 4 at 65 ft.; proposed Lot 5 at 60 ft.; proposed Lot 6.01 at 60ft.; and proposed Lot 6.02 at 60 ft.; and (3) Ordinance Section 95-49.B(1) variance for front yard setback for proposed Lot 4 of 25ft., as permitted in the R-11 Zone under the Township Zoning Ordinances, so as to construct four (4) single family dwellings on the premises located at 12-14 West Ridgedale Avenue and designated as Lots 4, 5 & 6, Block 64, on the Township Tax Map, along with any and all other variance and/or waiver relief that may be required or deemed necessary by the Board. The following described maps and papers are on file in the office of the Land Use & Planning Department (973-428-3021) at 411 Ridgedale Avenue, East Hanover, N.J., and are available for inspection by the public: (X) Application and other supporting documents and information requested via Township professionals; (X) Environmental Impact reports prepared by Frederick C. Meola, P.E. dated September 26, 2014; (X) Existing Conditions Survey prepared by Frederick C. Meola, P.E. dated February 4, 2008; and (X) Preliminary and Final Site Plans prepared by Frederick C. Meola, P.E. dated September 26, 2014. Any interested party may appear at said hearing and participate therein in accordance with the rules of the Board. Continuation of said hearing, if necessary, will be scheduled at that time. If not continued, a vote my be taken at said meeting. Publication Date: E.H.C.S., LLC- Applicant Applicant’s Attorney: Rosemary Stone-Dougherty, Esq. Law Offices of Rosemary Stone-Dougherty, Esq., LLC 54 Main Street, Chatham, NJ 07928973-635-0300 phone ($43.12) 149910
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Franklin Township to Hear 63 Lot Subdivision

Posted in: Counties, Single Family Lots, Site Plan - Subdivision, Somerset by | No Comments Tuesday, November 4, 2014

Public Notice:


TOWNSHIP OF FRANKLIN PLEASE TAKE NOTICE that a public hearing will be held at 7:30 p.m. on Wednesday, November 5, 2014 at a regular meeting of the Planning Board of the Township of Franklin, Municipal Building, 475 DeMott Lane, Somerset, New Jersey. The subject of the hearing will be Canal Walk Associates, LLC, Docket No. PLN-14-00013 application for Preliminary and Final Major Subdivision to permit the creation of sixty-four new lots. Sixty-three of the new lots will be buildable lots. We are also applying for an amended General Development Plan. Applicant seeks any other waivers or variances that the Planning Board may find necessary at that time, although none are contemplated at the present time. This plan is for the site known as Block 513.47, Lot 3 and Block 513.44, Lot 2 located at School House Road, Township of Franklin, NJ which is located in the SCV Zoning District. A copy of the plan and all supporting documents are on file in the office of the Planning for public inspection between the hours of 7:30 a.m. and 3:30 p.m. Monday – Friday. c/o Peter U. Lanfrit, Esq. The Law Office of Peter U. Lanfrit, LLC 3000 Hadley Road, Suite 1C South Plainfield, NJ 07080 ATTORNEY FOR APPLICANT Kindly provide me with an Affidavit of Publication as soon as possible. Thank you for your cooperation herein. Very truly yours, Peter U. Lanfrit PUL:ees ($26.84) 148515
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Montville Township to look at mixed-use building on Main Street

Posted in: Counties, Mixed-Use, Morris County NJ, Site Plan - Subdivision by | No Comments Monday, November 3, 2014

Public Notice:


MORRIS COUNTY LEGAL NOTICE Montville Township, Morris County, New Jersey PLEASE TAKE NOTICE, the undersigned has made application to the Montville Township Zoning Board of Adjustment for preliminary and final major site plan, conditional use approval, variance approval, design exception approval, and soil movement permit in conjunction with the redevelopment of property located at 9 Main Road, Montville, New Jersey, designated on the Official Tax Map of Montville Township as Block 47; Lot 2. The subject property is located in a B-1 Business Zone. There presently exists a single family dwelling and an accessory garage on the property. The Applicant proposes to demolish all structures on the property and construct one (1) new mixed use building with related parking lot, with trash enclosure. The Applicant proposes various commercial uses on the first floor, all of which are permitted uses in the B-1 Zone including but not limited to retail and personal service establishments, banks (excluding those with drive thru facilities), professional and medical offices, restaurant, professional and instructional studios, museums and art galleries, and libraries. Please note that the actual commercial tenants of the first floor of the premises are not yet known. The Applicant will seek approval for all permitted commercial uses in the B-1 Zone for the first floor of the premises. In addition, two (2) residential apartments are proposed on the second floor. The zoning ordinance of Montville Township permits residential apartments above commercial uses in the B-1 Zone provided that the Applicant demonstrates that the plans submitted comply with all of the zoning ordinance requirements for said conditional use. This project does not comply with all of the condition use requirements in the B-1 Zone therefore, variances are requested. The variances requested in association with this matter are as follows: 1. Front yard setback variance for proposed building and Route 202 and Main Road: 25 feet required, 10 feet proposed. 2. Minimum front yard setback from Highland Avenue for proposed building: 25 feet required, 15 feet proposed. 3. Minimum setback for front yard parking to Route 202: 25 feet required, 2 feet proposed. 4. Minimum side and rear yard parking setback: 10 feet required, 3.8 feet proposed. 5. Minimum parking setback from a residential zone: 20 feet required, 10 feet proposed. 6. Minimum / maximum loading spaces: 1 required, none (0) proposed. 7. Maximum floor area ratio: (the ratio between all floor area of the proposed building and the overall lot area of the property) 25% floor area ratio permitted, 29.4% proposed. 8. Monument sign – minimum setback of a monument sign from a right-of-way line: 10 feet required, 5 feet proposed. 9. Minimum lot area required 20,000 sq. ft., 18,107 sq. ft. existing and proposed. 10. Minimum depth of corner lot 125 foot of depth required, 98.5 feet existing and proposed. The Applicant also requests relief pursuant N.J.S. 40:55D-70d.3, commonly known as conditional use variance relative to the proposed apartments on the second floor of the building. The zoning ordinance requires that the Applicant meets a total of 5 conditions. The Applicant fails to meet the following conditions: 1. §230-170D: Compliance with all requirements applicable to the B-1 Business District as contained in Schedule D, schedule of area and bulk requirements. 2. §230-170E: which requires off-street parking shall be provided in accordance with Schedule E, off-street parking requirements and further, in compliance with the limitation that all accessory parking areas must be restricted to side and rear yards only, whereas front yard parking is prohibited but it is nonetheless proposed. Failure to provide a loading space. In addition, the Applicant requests the following design waivers: 1. Failure to provide sidewalks along Route 202, which is otherwise required but not provided. 2. Failure to provide unencumbered access to dumpster area, where a dumpster is proposed to be located behind proposed parking spaces. 3. Minimum transition buffer to residential zone: 15 feet required, 10 feet proposed. 4. Driveways within a transition buffer to a residential zone prohibited, whereas such driveway proposed in the required 15 foot buffer area. In addition, the Applicant will request any variance, waiver, or exception as may be deemed necessary by the Montville Township Zoning Board of Adjustment in order to secure approval of all plans, plats, and applications submitted. Please note that this application is subject to further modification without further notice. In addition, this matter may be carried to a date in the future without further notice. In addition to the aforesaid relief, the Applicant also requests a soil movement permit approval seeking permission to export approximately 1,500 cubic yards of material from the subject property in conjunction with the redevelopment of the property aforesaid. The Applicant intends on utilizing the following roads in conjunction with this soil movement permit: Highland Avenue, Main Road, Route 287, Changebridge Road, Bloomfield Avenue, Route 46, and Route 80. This matter has been scheduled for a public hearing before the Zoning Board of Adjustment of Montville Township at their meeting of November 5, 2014 at 8pm, at the Montville Township Municipal Building, Counsel Chambers, 195 Changebridge Road, Montville, New Jersey 07045. At the time of the hearing, you may appear in person or by way of attorney to present any questions, comments, or evidence that you may have in this matter. All plans, plats, and applications for which approval is sought, are on file and available for public inspection at least ten (10) days before the public meeting, Monday through Friday, 8:30am – 4:30pm, at the Montville Township Municipal Building, 195 Changebridge Road, Montville, New Jersey 07045, at the Land Use Department. Any questions relative to scheduling should be directed to the Zoning Board Secretary, Planning Board Secretary, Ms. Meghan Hunscher, PP, AICP, at (973) 331-3319. Respectfully submitted, Stonybrook Boutiques, LLC, Applicant ($118.80) 134187
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Morris Township Planning Board to Start Hearing Honeywell 147 Acre Application

Posted in: Counties, Mixed-Use, Morris County NJ, Site Plan - Subdivision by | No Comments Friday, October 31, 2014

Public Notice: 
MORRIS TOWNSHIP PLANNING BOARD Morris County, New Jersey NOTICE OF HEARING Please take notice that RG-Columbia, LLC (“Applicant”), the contract-purchaser of property located at 101 Columbia Road, Township of Morris, Morris County, New Jersey, also identified on the Township Tax Map as Block 9101, Lot 4 (“Property”), located in the OL-40 / PUD Zoning District, which received General Development Plan Approval on July 21st, 2014, has made application to the Morris Township Planning Board seeking preliminary and final major subdivision approval. The Property is comprised of approximately 147 acres and is presently developed with the Honeywell International, Inc. Campus. The Applicant proposes to subdivide the existing Property into a total of five lots. Each of the proposed lots range in size between 14.1 acres and 63.5 acres of area. The westernmost lot, comprised of approximately 14.6 acres in area, will be dedicated to open space. The balance of the proposed lots will be the subject of future site plan submissions and are intended to be comprised of mixed-use (commercial and residential) development. The Applicant also requests waivers from strict compliance with the Township major subdivision checklist, as it relates to the submission of: key map; soil erosion and sediment plan; street location details; utility and drainage details; elevations/contours; location of existing structures; stormwater management and sewer specifications; off-tract improvement details; soil support, lot grading and drainage specifications; right-of-way, street name and easement details; cross-section and profile details; detailed construction drawings; Township Health Officer certification; steep slope data; and wetland/stream area depictions. The Applicant will also seek any variances, waivers, interpretations and relief that may be required by the Board at the time of the public hearing. The matter is scheduled to commence with a public hearing before the Planning Board on November 3rd, 2014, at the Municipal Building, Township of Morris, 50 Woodland Avenue, Convent Station, NJ at 7:30 p.m., at which time you may appear, with or without counsel to be heard in connection with the application. The application documents are on file with the Board Secretary and are available for public inspection at the Town Hall, 50 Woodland Avenue, Convent Station, NJ, during normal business days between the hours of 8:30 am and 4:30 pm. By: Douglas R. Henshaw, Esq. Porzio, Bromberg & Newman, PC 100

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Bloomfield Planning Board Appproves Hartz Site on Bloomfield Avenue

Posted in: Apartments, Commerical, Counties, Essex County NJ, Infill, Mixed-Use, Site Plan - Subdivision by | No Comments Wednesday, October 29, 2014

Public Notice:

PUBLIC NOTICE TOWNSHIP OF BLOOMFIELD PLANNING AND ZONING BOARDS On October 14, 2014 the Planning Board of the Township of Bloomfield adopted a memorializing resolution, reflecting the action taken by the Board on September 4, 2014, approving preliminary and final major site plan, minor subdivision, and an exception from the Township’s site plan submission requirements to permit the construction of an eight (8) building, 336 unit residential development on one (1) lot and 38,659 square feet of retail space in two (2) buildings on a second lot, in an area governed by the Redevelopment Plan for the Hartz Site at premises known as Map 5, Block 64, Lots 1 & 4, better known as 192-200 Bloomfield Avenue. On October 16, 2014 the Zoning Board of Adjust of the Township of Bloomfield adopted a memorializing resolution, reflecting the action taken by the board on September 11, 2014 denying preliminary and final major site plan, a use variance and multiple (C) variances permitting a Dunkin’ Donuts operation with a drive-through service, in a Neighborhood B-2 zone on premises known as Map 23, Block 489, Lot 19 better known as 60 Belleville Avenue. On October 16, 2014 the Zoning Board of Adjust of the Township of Bloomfield adopted a memorializing resolution, reflecting the action taken by the board on September 23, 2014 approving minor site plan, a use variance and height variances to permit the placement of twelve (12) wireless tele-communications antennas, related equipment cabinets and an emergency generator in a B-2 Neighborhood Business zone on premises known as Map 22, Block 573, Lot 14 better known as 15 Osborne Street. On September 23, 2014 the Zoning Board of Adjust of the Township of Bloomfield adopted a memorializing resolution, reflecting the action taken by the board on August 14, 2014 approving sign variances to permit the installation of a new internally lit wall sign in a central business district CBD zone on premises known as Map 14, Block 336, Lots 2, 3, 5 and 7 better known as 399-407 Bloomfield Avenue. Bloomfield Life 3768334 Fee: $19.25 October 23, 2014
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Franklin Lakes to Hear Toll Application for Major Subdivision of High Mountain Golf Course

Posted in: Affordable Housing, Bergen County NJ, Re-Zoning, Single Family Lots, Site Plan - Subdivision, Town Houses by | No Comments Monday, October 27, 2014

Public Notice:

 

NOTICE OF PUBLIC HEARING BOROUGH OF FRANKLIN LAKES PLANNING BOARD PLEASE take notice that Toll Bros., Inc., (“Applicant”) has filed an application together with supporting materials (“Application”) with the Borough of Franklin Lakes Planning Board (“Board”), seeking preliminary major subdivision plan approval, and any and all other relief that may be necessary (collectively “Approval”) to construct a residential development. The Application seeks to subdivide 12 existing lots into 69 new lots, upon which a residential development will be constructed that will consist of 275 total housing units, of which 220 will be market rate housing units and 55 will be affordable housing units (the “Project”). The Project consists of a mix of housing types including 60 single family houses, 160 townhouses and 55 apartments units. The Project also includes 1 recreation lot, 5 open space lots and supporting infrastructure and improvements. The property upon which the Project is proposed consists of approximately 131.78 acres and is located on properties designated on the Borough of Franklin Lakes (“Borough”) Tax Maps as Lot 1 in Block 3104; Lot 1 in Block 3105; Lot 2 in Block 3205; Lots 1, 1.01. 1.02 and 2 in Block 3206; Lots 3 and 5 in Block 3207; and Lots 2, 3 and 4 in Block 3208 (the “Property”). The Property is commonly known as 845 Ewing Avenue, Franklin Lakes, NJ 07417 (High Mountain Golf Club). The Property is within the Borough’s Planned Residence District-2 (“PRD-2”) zoning district. This Notice is being provided in accordance with NJSA 40:55D-12. The Application requires variances from the provisions of the Borough zoning code that regulate signage, parking space locations and design of retaining walls. The sections of the Township zoning code from which variance relief is sought and the nature of the requested relief is as follows: (i) Section 300-121A(5)(c) limits height of a wall sign attached to pillar or column to 2.5 feet and the Application seeks a wall sign height of 5.25 feet; (ii) Section 300-121A(5)(d) limits the length of walls for signage to no more than 15 feet per driveway with a combined length of 30 feet and the Application seeks two (2) 75 foot wall signs for a total of 150 feet; (iii) Section 300-121A(5)(f) prohibits the construction of walls or structures in the front or side yard set back of a corner lot and the Application proposes the construction of a wall/fence within such set back requirements; (iv) Section 300-121F(4) regulates the height of retaining walls to 4 feet absent the incorporation of additional design features and the Application proposes a retaining wall that is 9.7 feet that is designed in a manner not consistent with the zoning standards. Further, depending upon the Board’s interpretation, the Application may require a variance from Section 300-110.1H(12) that limits the maximum distance from parking areas to affordable housing units at 200 feet and the Application proposes that some spaces may be a maximum of 295 feet from the furthest affordable housing unit. In addition to the foregoing variance relief, the Application also sought certain design and/or submission waivers including those related to scale of plans submitted, elimination of plan cross sections, key map information, location of certain easements and incorporation of pump station design criteria/calculations at the time of Application submission. The Application may also require additional variances, submission waivers, design waivers, exceptions and/or waivers from the requirements of the Borough zoning code and/or the Residential Site Improvement Standards and other approvals as may be necessary to permit approval of the Application as submitted or with such changes as may be requested or accepted by the Board. This notice is to advise you that such additional variance and/or waiver relief may be requested by the Applicant at the time of the hearing. Copies of the Application are available for public inspection during normal business hours at the Borough Municipal Building, 480 DeKorte Drive, Franklin Lakes, New Jersey 07417, ten (10) days prior to the hearing date. A public hearing on the Application will be conducted before the Board at the Borough Municipal Building, 480 DeKorte Drive, Franklin Lakes, New Jersey 07417 on November 5, 2014 at 7:30 pm, at which time you or an interested party as defined in NJSA 40:55D-4 either in person or by agent or attorney may present any comments or objections regarding the Application. Further take notice that the Board may, at its discretion, adjourn, postpone, or continue the said hearing from time to time, and you are notified that you should make inquiry of the secretary of the Board concerning such adjournments, postponements or continuations. Dated: October 21, 2014 Applicant: Toll Bros., Inc. By: Richard J. Hoff, Jr., Esq. BISGAIER HOFF, LLC 25 Chestnut Street, Suite 3 Haddonfield, New Jersey 08033 (856) 795-0150 Attorney for Applicant October 24, 2014-fee:$125.68(133) 3769663
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