The West Amwell Township
Planning Board meeting was called to order at
Chairman Jeff Ent. Chairman
Ent stated the meeting has been properly advertised and is being held in compliance
with the Open Public Meetings Act. The
meeting was recorded via digital recording system and copy of CD is on file in
the Planning Board Office.
ATTENDANCE:
Roll call on attendance: John Dale-present, Bernard Meader-present, Thomas
Molnar-present, Carmen Perri-present, Sean Pfeiffer (Alt. #2)-present, Hal
Shute-present, Joan Smith-present, Joan VanDerVeen-present, Jeff Ent-present
Absent: Alexander Greenwood (Alt. #1)
Late Attendance: Nancy Palladino-
Professionals Present: William Shurts, Attorney; Robert Clerico,
Engineer;
Anthony Mercantante, Planner
APPROVAL OF MINUTES/BILL LST:
Regular Minutes –
(Nancy Palladino arrived at this time –
Bill List –
PUBLIC HEARING – MASTER
The public hearing commenced
at
must be low income and have 30
year deed restrictions in place. The Draft
Fair Share Ordinance is included in the Fair Share Plan and the Growth Share Ordinance
is included in the draft affirmative marketing plan also included in the Fair
Share Plan. Resolution of intent to bond may be required by COAH at a future
date to which we will comply. The Spending
Plan was summarized and with data acquired by the tax assessor it was
determined that there would be an approximate total of $609,690.25
in development fees carried
out to 2014. Ms. Bishop stressed that
these figures are projections only and we may amend the spending plan if need
be in the future. It was noted that $270,000
is being put aside or $30,000/per accessory apartment for affordability
assistance and excess monies will be placed in affordability assistance which
can be transferred out for other means if need be, i.e. RCA’s.
Minutes –
Page 2
Board Comments/Questions:
There was discussion as to
the need for $30,000/accessory apartment unit.
It was the consensus of the Board that the $30,000 figure should be used
and if need be adjusted accordingly in the future.
Typographical and other
errors were noted as follows which will be addressed by Ms. Bishop:
Page 16 – Fair Share Plan –
under residential development fifth line down – should be .5; not .5
percent; Page 6 - Housing Element - Table
6 – top sentence references median contract rent of $1031/mo - this figure to be
double checked by Ms. Bishop;
Page 1 – Housing Element –
last line, second paragraph – word to be changed to “development”
Page 6 – Housing Element states
a total of 124 rental units and the next page states 152 renter occupied units
– these figures will be double checked by Ms. Bishop;
Percentages standard format will
be doubled checked;
Page 6 – Housing Element –
correction to the name “Holcombe”;
Page 1 – Development Fee
Spending Plan – correction to “.25”.
Clarification as to the
non-residential and residential proposed development fees.
It was noted that nothing of
substantive change needs to be done to these documents.
In response to the length of
time for attaining substantive certification, Ms. Bishop recommends filing with
COAH by December 15 which will begin the 10 year certification process. She further explained the process as carried
out by COAH stating that earliest receipt of a review letter may be next
summer. In response to questioning, Ms. Bishop advised that the nonresidential
drop in number was due to the fact that cubic feet rather than square feet were
used. Planner Mercantante noted that the
maximum amount of monies allowable will be placed in the administration element
in the event of any possible lawsuit.
The hearing was opened to the
public for comments/questions; hearing none the floor was closed to the public.
Motion was made by Smith with
a second by Dale to adopt the Housing Element and Fair Share Plan along with
the memorialization of Resolution #PB2005-13 affirming same contingent upon the
aforementioned corrections. Roll
call: Dale-aye, Meader-aye, Molnar-aye,
Palladino-aye, Perri-aye, Shute-aye, Smith-aye, VanDerVeen-aye, Ent-aye.
The efforts of all those
involved in this process were acknowledged by Ms. Palladino.
(Hearing concluded at
HERITAGE DEVELOPMENT (HOLCOMBE PROPERTY) – FINAL MAJOR
SUBDIVISION APPLICATION
This item of discussion was
added to the agenda per Chairman Ent.
Application for final major subdivision has been submitted by this
applicant. It was determined that the
applicant has not satisfied the conditions of the preliminary subdivision
approval and they have also made a revision to the plan which affects the prior approval in that less lots are being
referenced. Attorney Shurts and Special
Engineering Consultant
Robert Lorentz (representing
the Board on the preliminary application) were
directed to send correspondence respectively to the applicant via their
attorney based on the merits of the application and indicating that no review
of the final application will be done. Engineer
Lorentz will do a technical review of the submission to include: no final plat with all details has been
provided; there are major procedural issues; no checklist has been received by
him; issue with number of lots in the stream corridor area as opposed to what
was authorized by the Board; reduction in lots may require further review; no
approvals received from other jurisdictional agencies as specified in the
original approval. It was agreed that a letter
of incompleteness will be sent by Engineer Lorentz and a requirement will be
imposed that due to changes in the original approval, the applicant is required
to do an amendment of the preliminary approval.
Fees submitted with this application will be retained for the relative
administrative process.
Minutes –
Page 3
PUBLIC HEARING:
TAMKE
Hearing commenced at
Robert Lorentz, P.E., was
recalled for continued testimony. Letter
of
Mr. Lorentz referenced
informal plan and distributed a condensed version of the parking plan
displaying changes made to the parking area adjacent to the building per the
waivers granted at the last meeting to include reduction in setback for parking,
landscaped areas to provide for buffering from the building, walkway aisle
leading to access doors to allow unimpeded access to the door, parking space
length requirement of 18 ft, minimum average lighting standards. It was reaffirmed that a light will be
installed between the two buildings and tenant controlled lights will be on
timers and referenced on the revised plan per questioning by the Board.
Exhibits:
Exhibit A -1,
Exhibit A-2,
In response to questioning by
Engineer Clerico, clarification was made by Mr. Lorentz as to the four parking
spaces between the two passage access doors into adjoining units that the doors
have been moved slightly to accommodate the revision and revision will be noted
on the revised plan reflecting that there will be at least 36 ft. between the
edges of the door so that passage to the door will not be impeded.
Other items to be addressed
at outlined in the Engineer’s letter of
Variance relief for setback – Mr. Lorentz summarized the relief for setback of 86 ft. from the required 100
ft. rear yard setback requirement and the
effect on surrounding properties. In
response to questioning by the Board, applicant attested that representatives
from the Globe property have taken no exception to their application for
relief. Concern was expressed as to the
continued buffering of the Tamke property. Applicant agreed to stipulation that
15 ft. buffer be maintained. Motion to approve the variance request for 86 ft.
setback with condition that buffer be maintained
in current condition and placed in landscape easement was made by Perri with a
second by Smith. Motion carried on roll
call vote – all ayes.
Waiver from paving standards – Applicant is requesting to use 4” stabilized base
course in lieu of required 5” within paved areas of the site. The actual main
access drive leading to the adjoining site will be upgraded to the streets
standard to provide for heavier traffic. As previously proposed, applicant
requests to use gravel in lieu of paving for the truck parking area and storage
area to eliminate potential chipping/scarring of asphalt. Mr. Hunt responded to questioning regarding
the weight of trucks and sub-base being used in the truck parking area as set
forth by Engineer Clerico and Board members.
Motion was made by Dale with a second by VanDerVeen to grant the waiver
to allow for 4” base (with exception of main access roadway from
Minutes –
Page 4
Waiver from Guidrail requirements – Applicant requesting to use wood (timber) guardrail
in lieu of NJDOT steel beam guardrail. Mr.
Lorentz provided an overview of the location of the guiderail and adequacy of
proposed materials. The Board and
Engineer Clerico expressed concerns and questions with the use of the timber
guardrail for aesthetic reasons, impact affect on same from moving vehicles
(stability), attachment of the posts and/or enhancement of additional posts in
at least the area adjacent to the road. Mr. Lorentz attested that this material is
used statewide in lieu of DOT standard materials, applicant proposing to cap
wood rail with weathering steel plate, and provided testimony as to the
stability of same in response to concerns. Engineer Clerico noted the
acceptance of the use of the timber guardrail contingent
upon his approval of post
sizing and spacing. Motion to grant the
waiver request was made by Perri with a second by Smith contingent upon the
approval of post sizing and spacing requirements by Engineer Clerico. Motion carried on roll call vote – all ayes.
Waiver of landscape materials – Applicant is in the process of completing
landscaping plan; applicant requesting to provide non-flammable, stone mulch
for plant areas in the vicinity of the building; hardwood mulch in the
evergreen buffer area on outer rim of the drive. Motion to grant waiver for use of aggregate
mulch in the vicinity of the building was made by Smith with a second by
Dale. Motion carried on roll call vote –
all ayes.
Motion to grant request for
the use of purely evergreen trees (Norway Spruce) in lieu of required alternating
evergreen and deciduous mix within the buffer area was made by Smith with a
second by Perri. Motion carried on roll
call vote – all ayes.
In-ground Water Tanks – Applicant advised that the fire prevention issue has
been addressed in that the proposed
location for a 30,000 gallon underground storage tank has been relocated
adjacent to the main access and provisions will be made for a 15 ft wide paved pullout so that fire apparatus
can have ample space to be out of traffic stream. Applicant installing own in-ground tank; not
in conjunction with other applications. These details have been approved by the Fire Chief Jeff Ent; no waiver
required.
Parking spaces in front of overhead access doors - In regard to the parking area provisions in the
ordinance, Engineer Clerico recommended that some type of accountability for
the leased spaces will need to be arrived at by the zoning officer; the uses
for Tamke parking are clearly defined at 12 spaces. However, the remainder of
the assignment of spaces for tenants needs to be addressed, whereas the 14
spaces provided in front of overhead doors of tenant spaces is a deviation from
standard; it’s a dual use of paved area and should be acknowledged formally. Motion was made by Perri with second by Dale
to accept the parking design as outlined, specifically, allowing the 14 parking
spaces in the areas of the overhead doors.
Motion carried on roll call vote – all ayes.
Off -Tract improvements -
Mr. Hunt expressed his
concern of inheriting an existing problem and doesn’t feel that it is fair that
he be responsible to repair the road. However, he offered to contribute the
amount of $5,000.00 towards the repair of the road for any damages caused by
his project.
Minutes –
Page 5
Motion was made by VanDerVeen
with a second by Smith to accept the $5,000 offered by Mr. Hunt to address
any problems caused to the road relative
to this project; same repairs to be done at a time as decided upon by the
Township Committee. Roll call: Dale-nay, Molnar-nay, Palladino-nay,
Perri-nay, Shute-aye, Smith-aye, VanDerVeen-aye, Ent-aye, Pfeiffer (Alt. #2) –
nay. Motion failed to carry.
Well – Applicant
is relying on well data provided by Stotholff Well Drilling (former owner of
property) basing their findings on wells drilled in the area by Mr. Stotholff
(stating adequate yield for Breen and Globe)
Copy of the letter from Mr. Stotholff is to be submitted for the file. Mr.
Lorentz noted that projected water demands are minimal for this project; little
greater than single house use (approx. 1,000 gallons per day). In response to concerns expressed by the
Board, Mr. Hunt will include language in rental agreements restricting overuse
of water. Applicant will provide
documentation to Engineer Clerico as to the quality of the water and agrees to
the requirement that the well be drilled and tested for adequate
quantity/quality prior to issuance of building permit.
Status report of outside agency
approvals was provided by Mr. Lorentz.
Applicant has received reconfirmed approval by the Hunterdon County
Health Department, reconfirmed approval from the Hunterdon County Soil
Conservation District, Approval not to
construct from the Hunterdon County Planning Board pending final approval from
the Township and executed bridge maintenance easement be provided; evidence of NJDEP permits, and DEP approvals. D&R Canal Commission approvals have not
been received to date.
Security lighting – It was agreed that all three free standing lights
would remain on as well as the security light between the two buildings noting
that the lighting should not cause an adverse affect on neighboring
residents. Mr. Lorentz noted the
relocation of one free standing light closer to the fire tank and on-site
directory sign.
Site Plan Approval Consideration:
Motion to approve the site
plan application was made by Smith with second by Perri with the following
conditions: subject to submission
of revised site plan, architectural
plans , restrictions on uses as discussed, notice to zoning official that plan
is approved with parking restrictions, all outside agency approvals, security
lighting issues to be detailed in the resolution, requirement of well testing
as to quality and quantity prior to issuance of building permit, and all other
outstanding issues subject to approval by Engineer Clerico. Roll call:
Dale-aye, Molnar-aye, Palladino-aye, Perri-aye, Pfeiffer (Alt. #2)-aye,
Shute-aye, Smith-aye, VanDerVeen-aye, Ent-aye.
Motion carried. Hearing concluded
at
PUBLIC HEARING
INITIAL
The public hearing commenced
at
Planner Mercantante
summarized the process of Initial Plan Endorsement. Planner Mercantante noted that as previously promised,
CD’s were not provided to Board members given the fact that most appendices
that would have been included on the CD’s have been composed by and/or
previously provided to the Board members. Important parts of the process as outlined
in the Initial Plan Endorsement document that was distributed were discussed. Planner Mercantante noted that one of the
reasons for entering into this process is based on the Township’s request to
remove the sewer service area from the State maps. The State has requested the Township file for
Initial Plan Endorsement to aid in the process of the elimination of the sewer
service area. The other reason for
filing the plan is to meet substantive certification requirements.
Planner Mercantante noted
that copies of all planning documents have been requested and will be
provided. He noted that the most
significant language is noted on page 6 of the application wherein we discuss
issues that we feel need to be addressed: 1) dissenting report that the
Township filed relative to the State Plan; and 2) our position on the sewer
service area that it is not consistent with the Township’s Master Plan and the goals
and policies of the Township; thus it should be eliminated. Our findings are supported by the Master Plan,
hydrogeological studies, and the Connaught
Hill study done and being submitted.
Minutes –
Page 6
Planner Mercantante noted the
following items that still need to be provided with the application package:
Minutes of all meetings at
which the Initial Plan Endorsement process was discussed (unofficial minutes of
this evening’s hearing are acceptable); an environmental justice form that he
will be completing and submitting (providing Twp. Committee and Planning Board input
is not necessary); long range facilities plans for future schools for South Hunterdon
High School and West Amwell Elementary Schools.
Planner Mercantante will provide
this additional information and plans to submit the application package to the
Office of Smart Growth by the end of this month (October). He indicated that
OSG is expecting the application.
Board questions/comments:
It was requested that completed
copies of the environmental justice form be provided to the Township Committee
and Planning Board. Planner Mercantante
addressed questions regarding the draft planning and implementation agreement
noting that we have complied with all requests with the exception of the
development of a GIS database. However, we are able to use the County’s system.
Planner Mercantante was advised that an in-house system is available that he
was not aware of. Clarification will be made that the stormwater management
plan was completed in 2005 and the ordinance is anticipated to be adopted in
2006. Typographical errors were noted
and will be addressed by Planner Mercantante.
Clarification was made as to the availability of digital block and lot
data.
Public Comments:
There were no members of the public present.
Motion to approve Resolution #PB2005-14
for initial plan endorsement was made by Perri with second by Molnar. Roll call:
Dale-aye, Meader-aye, Molnar-aye, Palladino-aye, Perri-aye, Shute-aye, Smith-aye,
VanDerVeen-aye, Ent-aye. Motion
carried. (Hearing concluded at
RESOLUTION OF APPROVAL - PB #2005-12 -
Motion carried. (Meader-ineligible)
UNFINISHED BUSINESS:
GROWTH SHARE ORDINANCE #29, 2005- INTRODUCTION BY
TOWNSHIP COMMITTEE
Per Planner Mercantante, this
ordinance (distributed to Board members) will establish a required
Escrow Problems/Issuance of Building Permits– Correspondence from Township Committee dated
Minutes –
Page 7
Secretary Griffiths explained
the process she currently follows to ensure the collection of all monies prior
to the surrendering of these final documents.
She will ensure that copies of resolutions and deeds of approval will be
provided to the construction official and tax assessor as confirmed by way of an
internal tracking system. Ms. Palladino
advised that measures will be taken to ensure that the construction office will
carry out their responsibilities as they relate to these problems.
Stream Corridor Ordinance – Notice of final adoption of the ordinance by the
Township Committee and copy of the adopted ordinance were received and
distributed.
NEW BUSINESS:
OTHER: None at this time.
CORRESPONDENCE
Long Range Facilities Plan for
Information on the Green Acres proposed rule change
dated
Budget request worksheet forms for 2006 and the 2005 budget summary were
received and distributed.
Correspondence received
ADJOURNMENT
Motion to adjourn at
Respectfully
submitted,
Donna
M. Griffiths
Secretary