AGENDA BYRAM TOWNSHIP PLANNING BOARD MAY 17, 2018 REGULAR MEETING 7:30 P.M. 7:00 COMPLETENESS REVIEW SP4-2018, Tomahawk Lake, Inc., Block 343 Lots 1, 2 & 3, Tomahawk Trail, C-R Zone Amended site plan and variance approval to permit the construction of various additions to the existing water park and to include grass overflow parking areas. 1. CALL TO ORDER 2. ROLL CALL 3. OPENING STATEMENT Adequate notice of this meeting has been published specifying the time and place in compliance with the provisions of the Open Public Meetings Act. 4. FLAG SALUTE 5. MINUTES Approval of the May 3, 2018 Meeting Minutes 6. COMPLETENESS REVIEW SP4-2018, Tomahawk Lake, Inc., Block 343 Lots 1, 2 & 3, Tomahawk Trail, C-R Zone Amended site plan and variance approval to permit the construction of various additions to the existing water park and to include grass overflow parking areas. 7. PLANNING WORKSHOP Zoning Map Signs 8. REPORTS FROM COMMITTEES Township Council Environmental Commission Open Space Architectural Review Committee Zoning Official 9. BILLS No bills were submitted. 10. PUBLIC COMMENT 11. ADJOURNMENT The Board Engineer, Board Planner and Board Attorney are sworn in at the beginning of each year and are deemed to be under oath on a continuing basis.
HAROLD E. PELLOW & ASSOCIATES, INC. CONSULTING ENGINEERS PLANNERS LAND SURVEYORS ESTABLISHED 1969 HAROLD E. PELLOW, PRESIDENT ANN PELLOW WAGNER DAVID B. SIMMONS, JR., VICE PRESIDENT NJ P.E. & L.S., NJ P.P., NJ C.M.E. NJ C.L.A., VA C.L.A., PA C.L.A. NJ P.E. & L.S., NJ P.P., NJ C.M.E. PA - P.E. (5/26/84 7/27/89) NY P.E. & L.S., PA P.E. & L.S. CORY L. STONER, EXEC. VICE PRESIDENT MATTHEW J. MORRIS THOMAS G. KNUTELSKY, ASSOCIATE NJ P.E., NJ C.M.E. NJ L.L.A., NJ P.P. NJ P.E. PA P.E. May 10, 2018 MEMORANDUM TO: Byram Tonwship Planning Board FROM: Cory L. Stoner, P.E., C.M.E., Byram Township Planning Board Engineer SUBJECT: ENGINEERING REVIEW Amended Site Plan & Variance Application for Tomahawk Lake, Inc. Block 343 Lots 1, 2 & 3 Located along Tomahawk Trail Byram Township, Sussex County HPA No. 15-129 Dear Board Members: The above referenced application is for an amended site plan and variance approval to permit the construction of various additions to the existing water park and the use of grass overflow parking areas in areas not previously approved for parking on the Block 343 Lot 1, Lot 2 and Lot 3 properties. Based on a review of the application and various supporting documents submitted for this application, I offer the following comments: 1. The plans submitted in support of this application included: a. Plans entitled Amended Site Plan, Tomahawk Lake, Lots 1, 2 &3, Block 343, Township of Byram, Sussex County, New Jersey, prepared by Michael Kolody, PE & LS, consisting of two (2) sheets; dated December 3, 2014 and last revised April 6, 2018. b. Plan entitled Treatment Works Plan, Tomahawk Lake, Lots 1, 2 &3, Block 343, Township of Byram, Sussex County, New Jersey, prepared by Michael Kolody, PE & LS, consisting of one (1) sheet; dated May 21, 2016 and last revised April 6, 2018. c. Survey map of the Block 343 Lot 2 property prepared by Emil Janosko, dated November 1, 1967, d. Survey map of the Block 343 Lot 3 property prepared by Eric R. Smart & Associates, last revised October 2, 2000. 17 PLAINS ROAD, AUGUSTA, NEW JERSEY 07822-2009 TELEPHONE: 973-948-6463 FAX: 973-948-2916 CERTIFICATE OF AUTHORIZATION NO. 24GA27959300
Byram Township Planning Board Page 2 RE: Amended Site Plan & Variance Application for Tomahawk Lake, Inc. May 10, 2018 e. Survey map of the far side of the lake which is Block 60001 Lot 4 property located in Hopatcong Borough. Said map prepared by Eric R. Smart & Associates and last revised November 21, 2011. f. Engineering Report Tomahawk Lake Sanitary Sewage Systems dated May 21, 2016 and other information regarding the onsite sewage disposal system capacity. g. Application and various supporting documents. 2. Completeness: The Applicant has submitted the items I requested in my February 23, 2018 letter and the majority of the items listed in the completeness review letter dated March 5, 2018 from the Board Secretary. The Applicant has provided additional information related to the location of the proposed slides, the layout of the proposed parking lots, and roughly plans for the proposed concession stand. The only item that has not been provided is a plan that depicts all proposed structures with distances between each building and accessory structure on the property. The above being stated, it is my opinion that enough information has been submitted for the Board to hear the application: 3. Zoning Comments: a. Block 343 Lots 1, 2 and 3 are located entirely within the C-R, Commercial Recreation District which permits certain commercial, recreational and open-air uses limited to golf courses, golf driving ranges, pitch-and-putt courses, riding stables, swim clubs, tennis clubs, picnic grounds, children's camps, campsites and retail sales and services that are accessory to these recreational activities. The waterpark use is an existing non-conforming use. However, I believe a variance will be required for the construction of new water slides within this existing nonconforming use. The Board Attorney and Planner should comment on this issue. b. The zone requires a minimum tract size of 20 acres, Lot 1 is only 7.65 acres which is an existing non-conforming condition. c. The zone requires a minimum of 100 foot setback for any structure. The proposed slides will be a minimum of 112.6 feet from the property line. Other slides are likely located within the 100 foot setback but I would consider those structures existing non-conforming structures. d. The zone requires all structures not to exceed 28 feet of two stories in height. From the schematic information provided it appears that the proposed water slides will be less than 28 feet tall at any point. The Applicant should be prepared to comment on this item. HAROLD E. PELLOW & ASSOCIATES, INC. Established 1969 17 PLAINS ROAD, AUGUSTA, NEW JERSEY 07822-2009 TELEPHONE: 973-948-6463 FAX: 973-948-2916 CERTIFICATE OF AUTHORIZATION NO. 24GA27959300
Byram Township Planning Board Page 3 RE: Amended Site Plan & Variance Application for Tomahawk Lake, Inc. May 10, 2018 e. As per section 240-16 of the Township Ordinance no accessory building shall have an area greater than 500 square feet. The proposed concession is 36 x 40 (1,440 square feet) and will require a variance. 4. Site Plan and Parking Comments: a. The Applicant is proposing the construction of three new water slides, two will replace two existing water slides. The Applicant is also proposing three additional parking areas (on Lot 2 and Lot 3) and a new 36 x 40 frame building on Lot 2. The Applicant should be prepared to discuss all proposed improvements before the Board. b. According to the updated plan, the main parking area on Lot 2 houses a maximum of 446 parking spaces. The proposed overflow parking on the Lot 2 and Lot 3 properties will house another 518 parking spaces and bring the total number of parking spaces to 664. During the peak day of the year (4 th of July) the estimated parking requirement will be 614 vehicles. The Applicant should be prepared to discuss parking in detail with the Board. c. According to the site plan, Lot 1, Lot 2 and Lot 3 are owned by separate parties. The Applicant should be prepared to discuss what agreements are in place between the separate ownership parties. If they do not exist today, cross access easements should be established to assure that access to Lot 1 and Lot 3 is maintained as long as Lot 2 continues to function as a waterpark. 5. Architectural Plans: a. No interior details have been provided with the submitted architectural plans. The Applicant should be prepared to discuss, in detail, any proposed interior building updates with the Board. b. The building specification submitted stat that the peak height of the proposed building will be 21-6.5. As per section 240-16A(4) of the Township Code no accessory building or structure shall be greater than 15 feet in height. The proposed building will require a variance 6. Other Comments: a. Information related to septic system capacity and number of attendees at that park have been provided. Per the information provided, the maximum combined disposal system capacity for the facility is 3,640 gallons per day and the maximum number of patrons per day is 1224. This occurs on the busiest day of the year which is July 4 th. A summary of other peak days has also been provided. The Applicant should be prepared to discuss the septic system capacities for the facility with the Board. HAROLD E. PELLOW & ASSOCIATES, INC. Established 1969 17 PLAINS ROAD, AUGUSTA, NEW JERSEY 07822-2009 TELEPHONE: 973-948-6463 FAX: 973-948-2916 CERTIFICATE OF AUTHORIZATION NO. 24GA27959300
Byram Township Planning Board Page 4 RE: Amended Site Plan & Variance Application for Tomahawk Lake, Inc. May 10, 2018 b. Other Approvals that will be required include but may not be limited to: i. Byram Township Construction Department ii. Byram Township Fire Subcode Official Very truly yours, Cory L. Stoner, P.E., C.M.E. HAROLD E. PELLOW & ASSOCIATES, INC. Byram Township Planning Board Engineer CLS:MJM:cls:mjm K:\PROJECTS\MUNICIPAL\BYRAM\PB\15-129 - TOMAHAWK LAKE INC\PB3.DOC cc: Via Email Only Cheryl White Byram Township Planning Board Secretary Kurt Senesky, Esq. Byram Township Planning Board Attorney Paul Gleitz, PP, AICP Byram Township Planning Board Planner HAROLD E. PELLOW & ASSOCIATES, INC. Established 1969 17 PLAINS ROAD, AUGUSTA, NEW JERSEY 07822-2009 TELEPHONE: 973-948-6463 FAX: 973-948-2916 CERTIFICATE OF AUTHORIZATION NO. 24GA27959300