BOARD OF ADJUSTMENT REFERRAL 

HPC Referral # HPC-7-7-11-20, Owner:  Damien and Patricia Martins, Location:  15 Brook Drive North, Block 35  Lot  16.03, Historic District:  N/A – noncontributing, Construction of a swimming pool and related patios 

Filed Plans: 

Engineering Plan by David E. Fantina, PE, dated 6/24/11 

Present:

There was no representation by the applicants or professionals present at the meeting.  

Discussion:

Mr. Modi introduced the application providing the Commission members with a brief

overview of the Board of Adjustment application for setback variance relief. 

The Commission unanimously agreed that being the property, having no historic significance, being located at the end of a private Road and appeared to have no streetscape issues, there were no comments.   

Request for further review:  As proposed there will be no further review requested.   

CONSTRUCTION PERMIT REVIEW 

HPC referral  # HPC-7-7-11-19, Property Owner:  John Tonzola, Location:  85 Sand Spring Road,  Block 25.02  Lot 19, Historic District:  Silver Lake - contributing

Construction of a 2-car detached garage. 

Filed Plans: 

Architectural Plans by Patrick J. Burke III A.I.A., dated 6/10/08,  revised  4/27/11 

Present:  Owner John Tonzola, Christine Tonzola and Patrick Burke, III, who where all sworn in by Attorney Dev Modi. 

Testimony:  Mr. Modi opened the discussion with the applicant’s proposal to construct a detached 2-car garage, stating that a site visit has previously taken place for the Commission to view the existing cottage which will be demolished.  

Mr. Burke testified that the new garage will be sited extremely close to the existing cottage, being perpendicular to the main residence. 

Mr. Burke presented a copy of the Site Plan that had been filed with the application.

He informed the Board of the existing structures on the property are the main residence, the cottage, which will be demolished, a single story barn and a 2-story carriage house/barn.  The applicant’s had previously received variance approval by the Board of Adjustment to allow the carriage house to be used as a residence by Mr. Tonzola’s parents.  

Mrs. Burke stated that the applicant’s proposal to construct the detached garage will maintain the character of the existing property.  The driveway will be reconfigured to attain a more aesthetically pleasing approach to the main house while achieving a natural flow to the proposed garage.  Presently there are stone walls that are in disrepair that will be removed. 

Mr. Burke stated the design of the proposed garage is a right bay and a left bay, being divided by an open drive-thru.  The design will not fully diminish to main house vista but create a somewhat transparent effect.  He stated that the design will essentially create a 3-car garage absent 3 garage doors.  He stated the proposed garage will be stylistic similar and compatible to the existing main house having horizontal wood clapboard siding.  Mr. Burke presented the architectural plans that were used for the renovation of the carriage house. 

Mr. Burke stated that presently they have not detailed the type of garage doors that would be installed but they will probably be carriage style overhead, rather than side swing doors.  The new windows will be complimentary to the main house. 

Decision:  The Commission concurred that the proposal is well designed and scaled to the existing property.  The garage doors will face the street, however the existing white fence will shield the streetscape as it presently does.  The Commission unanimously agreed that the design be approved as submitted without any request for further review.   

CONCEPT REVIEW 

HPC referral #HPC-7-7-11-21, Applicant:  Leonard Statile, Owner:  147 Pleasantville Assoc LLC, 147 Pleasantville Road, Block 14  Lot  3.01, Contributing Independent Site, Construction of a single family dwelling

Filed Plans:

Architectural Plan by Bohl Architecture dated 6/29/11

Grading Plan by Murphy & Hollows Engineering dated 2/13/08 

Present:  Contract Purchaser Leonard Statile and Architect Al Bohl, who were both sworn in by Attorney Dev Modi 

Testimony:  Architect Al Bohl introduced the application stating that previously John McFayden, part owner of the property, had intended to construct a spec. house. 

Mr. Statile is the current contract purchaser of the project and is proposing to demolish the existing dwelling which is in extremely horrible condition.  The existing substandard residence which has very low ceiling heights which is not cohesive to today’s standards of living.  There is also a detached garage on the property, being in very poor condition, which is also proposed to be demolished.  Mr. McFayden’s approved plans included a new garage located 9’ from the property line.  Mr. Statile intends to attach the garage onto the new dwelling.  The new garage entry will not facing the street and will be sited 35’ from the property lines as to create more open space on that side of the house. 

Mr. Bohl gave a thorough description of the adjoining properties and various existing properties on Pleasantville Road. 

Mr. Bohl testified that all of the side vegetation will remain.  There are very fee trees on the center portion of the property where the dwelling construction will take place.  The septic system currently proposed will be located in the rear of the property and will require the removal of 3 trees.  A small retaining wall will be constructed in the area that the septic tanks will be installed as part of the Township required Stormwater Management.  

Mr. Bohl stated the dwelling will have a front porch with the entryway door located in the center of it.  The façade of the dwelling will be finished in stone and clapboard siding which will break up the appearance of massing the 1 ½  story structure.  The first floor will include a master bedroom, the second floor will have bedrooms for their children and other house guests.  There is an outdoor living space proposed in the rear of the house which will not be visible from Pleasantville Road. 

Mr. Bohl stated that there will be removal of unhealthy trees in the front of property.

Mr. Statile is a landscape architect and will be designing the landscaping to fit the sloping of the property.  The applicant cars will be garaged and there will be no children’s play equipment visible from the street.  The Board concurred that their will be no requirement of a review of the Landscape Plan at a later date. 

A discussion ensued with the Commission and the Applicant regarding design features that would result in the appearance of an older home rather than a new home i.e. window design.  The Commission urged the applicant to consider a change in the transient windows to windows that would be more cohesive to the proposed windows

located on the opposite side of the front of the house.  The exterior of the house will be stone and clapboard, the roof will be constructed of slate with the chimney resembling slate.  The cupola is included in the proposed design to present a barn-like appearance.

A Board member noted that the cupola appeared to be off-centered.  Mr. Bohl stated that the reason being that the cupola was designed to accommodate the streetscape from the front and side of the dwelling. 

Decision:  Mr. Modi informed the Commission there will be no official ruling on the proposed demolition of the existing house until the August meeting.

The Board unanimously agreed the proposed project will be an improvement over the existing structure and the prior McFayden proposal.  At this time there will be no further review of the plans as currently proposed.

REVIEW OF BOARD OF ADJUSTMENT APPLICATION NOT LISTED ON THE AGENDA

HPC-7-7-11-22, Applicant:  Melinda Ladzinski (Contract Lessee), Owner:  Cyrus Solomon / Samuel Masucci, 1099 Mt. Kemble Avenue, Block 33.03  Lot  19, Historic District:  N/A – noncontributing, Proposal:  Expansion of Use – prior rug store being converted to a bridal shop and a variance request for required parking.

Filed Plans:  Final Site Plan by Engineer Kevin G. Page dated 6/24/88

Present:

There was no representation by the applicants or professionals present at the meeting.  

Discussion:  Mr. Modi informed the Board that the Board of Adjustment will be considering a expanded use with a variance for additional parking at their July meeting.  He stated that the property is not located with an historical district nor is it considered an independent site.  There will be no expansion to the existing structure and the streetscape will not be affected.  

Decision:  Mr. Modi recommended there be no comment by the Board and that there be no  further requested review on this application.  The Commission unanimously concurred. 

Discussion Item  

T-Mobile Northeast LLC & Sectorsite,LLC (Applicants), NJ Conference 7^th Day Adventists (Owner), 501 Tempe Wick Road,  Block 33  Lot  9,  Zone RR

Mr. Modi opened the discussion stating there had recently been a site inspection conducted at the proposed site which he and several of the Commission members had attended. 

Mr. Modi stated that he had observed the crane from various surrounding areas noting that the crane was basically invisible at the site due to a large tree.  He also observed the crane from a location on Tempe Wick Road being in the close proximity of Jockey Hollow Park where the top of the crane was clearly visible. 

The Commission members that attended the site inspection concurred that the cellular tower will probably be much more invisible during the winter months when the trees have lost their leaves.  They stated that it would be their desire to have an additional crane test at that time.