EAST MARLBOROUGH TOWNSHIP
MINUTES OF June 1, 2004
Mark Benzel, chairperson, called the meeting to order at 7:31 p.m.
Present were Susan Beach, Nancy Olson, Richard Pratt and Chris Kimmel (8:30 p.m.)
The minutes of the April 27 meeting were approved with two changes:
Page 1: Greenbrier Conditional Use Request number 2. Correct name spelling “Jikino” to Giacchino.
Page 2: Dewson was not prepared for the April 27th meeting.
Public Comment Period: None
SUBDIVISION/LAND DEVELOPMENTS
Scott Subdivision – Final Plan – 3 lots on Mill Road. Represented by Henry Raimato.
A. New access – one drive to lot 1 and one drive serving two flag lots numbered 2 and 3.
B. An easement agreement was made with the Willard Miller property for their well access.
C. Lot #1` is a grandfathered, non-conforming lot. Future changes should be directed to conforming.
D. Efforts to control surface water runoff aided by bed of stones along north side of driveway #2
Motion for approval – Susan Beach, seconded by Nancy Olson. Approved 4-0
SKETCH PLAN
Conditional Use request to convert the Dairy Queen on Route One into a Funeral Facility. Owner Mark Genereux was represented by Joe Pavoni of Bernardon, Haber, Holloway.
A. The plan is to convert the present Dairy Queen into a 50’ x 50’ chapel with a front facing canopy and the residence on the second lot into an office and showroom.
B. Impervious coverage 55.3 with 2 lots. Our ordinance gives no guidance for parking lot size for funeral homes. Lot now has 43 spaces plus 4 bus spaces. Change to sequential parking will allow 75 cars.
C. Surface water drains toward Route 1
D. Current trend is toward a church service with a shorter visit to funeral home to pay respect. Mr. Genereux anticipates 100 services per year or two per week. Hours planned to be 9 a.m. to 2 p.m. for daytime services and 6 p.m. to 9 p.m. for evening services.
E. The Planning Commission expressed concern for how landscaping will be made to conform. Possible alternative parking behind the house. Also suggested removal of house driveway to Route 1, changing to access from large parking lot.
F. The representatives presented plan to improve exterior appearance: remove windows, stucco sides, paint with soft colors
G. COMMENTS BY ORCHARD VALLEY RESIDENT, BOB BRYER
1. Positive directions must be given to patrons for U-turns at Bayard Road, NOT Orchard Valley
2. Will stormwater drain at Phillips Property be adequate for all stormwater?
SUBDIVISION/LAND DEVELOPMENTS
Blackburn Realty requesting preliminary plan approval in July. Represented by Scott Emerson
A. CIA entrance will be their emergency access with a grass-covered roadway and knock down bars.
B. A variance will be required as the townhouse driveways do not allow space for cars to turn around
C. Stormwater management is alright pending the Township engineers report
D. Entrance from Route 1 will be a 2-way roadway with no divider
Dewson Construction seeking recommendation for Preliminary Plan
A. Changes in plan
1. Shortened cul de sac 75’
2. Island is now 25’ into cul de sac
3. Stormwater management reworked to conform to suggestion. Will be less flow than pre-development
4. Present fence stays during construction to help limit ground disturbance – located on strip between property line and swale
5. Roadway at entrance reworked with less grade.
6. Non-required buffer landscaping included. Lot averaging with 3 acres to be maintained by Homeowners’ Association.
B. Waiver requests
1. Shadow analysis
2. Length of cul de sac
3. Stormwater management exceeds recharge requirements
C. PUBLIC COMMENT
1. Concern over site distances. Will receive Engineering review and will have some bank cut back – west to east 620 feet; east to west 350 feet.
2. School bus stop to change side of road
3. Neighbors agreed that they had been granted a voice.
Motion by Susan Beach, seconded by Chris Kimmel to approve this preliminary plan provided the comments by the Township engineer will be included in the final plan submission. All approved. Mark Benzel Abstained.
SKETCH PLAN
Request for small-animal veterinary center and kennel on 10-acre site on Mill Road; south of 926 in R-B District. Drs. Auman and Barnsley presented with Jim Fritsch from Regester Associates.
There is some flood-plain involved which they will avoid.
Mark Benzel commented that there is no agricultural use so a zoning variance is needed. Also, kennels are not listed as a possible conditional use. It is a good property but there are zoning issues.
They would do no disturbance to the south of the existing lane. All construction would be to the north. They would have on-site water and sewer. 5,509 square foot hospital plus 3,300 square foot kennel and boarding facility with impervious coverage approximately 7.3%. There would be an apartment over the kennel.
Mark Benzel commented that there is a problem with a commercial use in an R-B zoning and spot-zoning although it would have less impact than other uses.
Chris Kimmel asked if it could be presented as a hardship use of the property, especially if has good architectural features which suit the community.
The Planning Commission voted 4-1 in favor of use.
The meeting adjourned at 9:40 p.m.
Respectfully submitted,
Nancy H. Olson, Acting Secretary