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Neighbors press acoustics and traffic questions as Old Japan Manor seeks site changes and event‑area modifications
Summary
The board heard revised plans for Old Japan (Old Tappan) Manor’s site changes — including a circular driveway, vestibules to reduce noise, and drainage updates — while neighbors and counsel raised concerns about amplified sound, outdoor ceremonies and bus/valet operations; the board continued the hearing for acoustical and engineering follow‑up.
Attorney Matthew Capizzi re‑introduced an amended application for Old Japan Manor and its revised July 22 site plans, telling the Planning Board the applicant filed updated engineering, landscaping and a traffic report and would present three witnesses: a site engineer, an architect and a traffic engineer.
The site engineer described revisions that add a circular drive and porte‑cochere to organize event drop‑off and pick‑up, relocated ADA parking stalls, added vestibules (airlocks) at ballroom egress points to limit sound escape, and an updated drainage report that classifies the application as a DEP major development requiring full impervious‑coverage accounting.
The traffic witness said the oval drive and valet plan would produce a more orderly arrival and departure pattern, that typical limousines can be accommodated by the turning template, and that buses up to about 45 feet could be managed with coordination; board engineers asked the applicant to refine signage, stop‑control locations and queuing geometry to avoid conflicts near pedestrian routes.
Architect testimony described two vestibules at existing ballroom doors and a parapet to screen rooftop equipment; the design team said the vestibules will be used as noise buffers and that two double‑door airlocks will not be open simultaneously during events.
Neighbors, represented by counsel, emphasized long‑standing concern about outdoor ceremonies and amplified sound. Their attorney cited prior board resolutions denying outdoor ceremonies and called noise the "crux" of the objection. The applicant said it has filed an acoustical report and will bring an acoustical engineer to the next hearing and offered to provide additional field measurements if events occur before the continued date.
The board and professionals asked for more detail: soil testing to validate infiltration systems called for in the drainage report, refined accessible‑route drawings for ADA stalls, and clearer signage/striping and stop‑bar placement so pedestrians and vehicles are safe during arrivals and departures. Several members asked whether the proposed vestibules and a proposed acoustic wall would materially reduce sound at the property line and requested an updated analysis from the acoustical consultant.
Opponents asked the board whether field sound‑level readings could be taken at the property line during an event; the applicant agreed to explore the possibility and to circulate the acoustical report already on file. The board continued the application to Oct. 9 to permit sequential presentation of the acoustical witness, landscape architect and additional exhibits.
The board will expect updated drainage soil tests, refined traffic/valet details (including bus accommodations), and acoustical analysis addressing the vestibules and proposed sound‑attenuation wall.
