530 West Hill Road Glen
The 816th Regular Meeting of the Lebanon Township Planning Board was called to order at 7:06 p.m. by Chairman Gary MacQueen. Present were: Mr. Schmidt, Mr. Gerlich, Mr. Piasecki, Mr. Rich, Ms. Bleck, Ms. Schriver, Mr. Weiler, Attorney Gallina, Planner Bolan and Engineer Risse. Excused: Mr. Weeks
Notice of this meeting was
provided for in the “Annual Meeting Notice Schedule” adopted by this board on
January 13, 2009, mailed to the Hunterdon Review, Hunterdon County Democrat,
Express Times, Courier News, Star Ledger and posted on
the bulletin board in the
SWEAR IN: Patricia Schriver, Mayor Class I 1 Year Term
Attorney Gallina swore in Mayor Schriver for a 1 year term as Class I. Congratulations to Mayor Schriver.
ADOPT PROFESSIONAL CONTRACT:
a. Jess Symonds, Engr. (Alternate Engr.) - Letter of Intent
Ms. Glashoff read the Letter of Intent received from Engineer Symonds. Motion by Ms. Bleck and seconded by Ms. Schriver to adopt the Letter of Intent of Engineer Symonds for 2009. Unanimously approved.
PRESENTATION OF MINUTES: January 13, 2009 Reorganization & Business Meeting
Motion by Mr. Rich and seconded by Mr. Piasecki to approve the minutes as presented. Unanimously approved.
Crossroads Camping &
c/o Greg Smith Pleasant Grove &
PUBLIC HEARING Conditional Use with Site Plan
Attorney George Dilts was present along with Engineer John Hansen and Greg Smith Project Manager for Crossroads. Attorney Gallina announced that all the notices are in order and the board can proceed with the public hearing. The following items were marked into evidence: A1-Notice to Property Owners, A2-Certified List of Property Owners, A3-Notice in Newspaper, A4-POD Slips, A5-Affadivit of Proof of Service, A6-H.C. Planning Board Approval Letter dated January 15, 2009, A7-Taxes Paid, A8-Settlement Agreement from the Office of Administrative Law dated November 30, 2007 & December 20, 2007,
A9-Letter from NJDEP dated July 29, 2008, A10-Letter from NJDEP dated July 9, 2008.
Attorney Dilts had Greg Smith
and Engineer Hansen sworn in at this time.
Attorney Dilts had the Site Plan marked into evidence. A11-Preliminary
& Final Site Plan consisting of 8 pages prepared by Engineer Paul Ferriero
dated November 5, 2008. Engineer Hansen
stated the property consists of 240 acres in the RC zone on Sharrer and
Pleasant Grove Roads. To the Southwest
is the R1½ zone and to the South is the R3 zone. There is one (1) well that serves the Camp
along with several septic systems throughout the property. The property lies completely in the
Preservation Zone of the
Regarding Stormwater Management for both of the new structures will be managed by dry wells. They have done soil logs and permeability tests on site. The results have been given to the Board Engineer for his review.
February 3, 2009
Engineer Hansen discussed the
settlement agreement at this time. The
camp will need to remove 3 Tent Platforms consisting of 20 beds each; also to
off set the improvements, they will need to remove 1200 linear feet of gravel
driveway which is located in the eastern portion of the camp which consists of
10,800 square feet of impervious coverage, to have the net coverage meets the
Regarding outside agencies,
they have approval with no conditions from H.C. Planning Board, still waiting
on H.C. Soil Conservation and they have approval from NJDEP. Regarding parking, the camp basically will
operate the same way. People will be
coming with cars and there are also buses that will be dropping people
off. There is ample parking. There will be no change in lighting except
Engineer Hansen commented on
the ROW dedication and informed the board that
At the conclusion of the
testimony, the board had questions for Engineer Hansen. Questions being asked dealt with the septic
system, the ROW, utilities wires being under versus above ground, lighting, and
Engineer Risse said that all his questions have been answered. Chairman MacQueen opened the hearing to the public for questions of testimony given by Engineer Hansen. The following person asked many questions of the testimony given; David Como an adjoining property owner. At the conclusion of the public questions, Chairman MacQueen asked if there were any questions of the board professionals. There were none. The hearing was then opened to the public for comments and statements. There were none. Chairman MacQueen announced that the public portion of the hearing is now closed.
February 3, 2009
The board deliberated at this time. At the conclusion of the board deliberations, motion by Mr. Piasecki and seconded by Ms. Schriver to grant the Conditional Use with Site Plan with the following conditions:
a. Approval from all outside agencies having jurisdiction.
ROLL CALL Yes: Mr. Schmidt Mr. MacQueen No: None Absent: Mr. Weeks
Mr. Gerlich Ms. Bleck
Mr. Piasecki Ms. Schriver
Mr. Rich Mr. Weiler
Attorney Gallina will prepare the Resolution to be on the next Agenda of March 3, 2009
ITEMS FOR DISCUSSION:
a. Home Occupation Subcommittee - Update Report
Attorney Gallina informed the board that Planner Bolan will be drafting an ordinance which will consist of 3 tiers. Tier I, being exempt, Tier II, you would need a permit and Tier III, and you would need a Minor Site Plan Approval. Attorney Gallina noted that some parts of the Montgomery Township Home Occupation ordinance will be utilized. Planner Bolan informed the board at the present time, we do not have a Minor Site Plan Application. All Site Plans have to follow the Checklist for Major Site Plans. The Sub-committee recommended that a Minor Site Plan which would include small expansions in a non-residential zone. Also, we have a two tier Conditional Use Standard for Home Occupations. The first is the Conditional Use with 12 conditions that have to be met the other is the Exempt Home Occupation, if you meet the criteria, you do not have to go before the board for approval. With the 3 Tier, the first one would mean an administrative process through the Zoning Officer, the second Tier would be equivalent to the Exempt Home Occupation that we have now, the third Tier would be meeting the criteria of the Conditional Use Standards and getting Planning Board approval.
b. Alternative Energy Subcommittee - Update Report
Planner Bolan informed the
board the subcommittee looked into four alternatives: Solar, Geo Thermo, Wind
Mill, Outdoor Wood Burning Furnaces. Planner Bolan noted there is conflicting
information between the
Chairman MacQueen stated that under the discussion items, Mr. Rich & Mr. Piasecki had an item they wanted to discuss with the board. Mr. Piasecki said that the subject of the board not being busy was brought up. Mr. Piasecki thought it might be time to consider having one board. A board that could function more consistently and efficiently. Ms. Glashoff followed up and having it as a topic of discussion with input from Attorney Gallina on what it would take and what the implications would be. Attorney Gallina said when you consolidate a board, under MLUL; you would just have a Planning Board with the powers of the Board of Adjustment. Attorney Gallina reviewed the MLUL and the Zoning & Land Use book by William Cox. Attorney Gallina stated that some towns have abolished both boards and created a Land Use Board and there is no statutory authority to do this. Also to do this the Township would have to do a referendum. Planner Bolan questioned municipalities over 15,000. Attorney Gallina referred to MLUL 40:55D-25c. This section refers to municipalities 15,000 or less. Mr. Schmidt asked if something changed and it warranted reverting back to two boards, would this be a problem. Attorney Gallina answered no.
Chairman MacQueen noted the
February 3, 2009
Chairman MacQueen asked Attorney Gallina to look into the legality and to see if it is something we need to consider. The board agreed. Mr. Gerlich as Ms. Glashoff to put together the list of meetings and applications from over the past two years to see if it makes sense to move forward.
Planner Bolan informed the board that he is one of the instructors that will be teaching the Planning & Zoning course at Somerset Vo-Tech on February 28th. Ms. Glashoff stated she will be also their on behalf of NJPO.
PRESENTATION OF BILLS & REPORT:
a. John Gallina, Esq. $1,260.00
Ms. Glashoff informed the board she had additional bills which are on the amended Bill Report and Agenda Addendum. Also there is a bill for $25.00 for her County Planning & Zoning Luncheon/Seminar for March 11th. This is split between the two boards. It brings the new total to: $2,614.60. Motion by Mr. Gerlich and seconded by Mr. Piasecki to approve the bills as amended. Unanimously approved.
Ms. Schriver informed the board of the Township Dinner that will be held on March 28, 2009 at 6:00 p.m. The dinner will be held at the Bloomsbury Firehouse where it was held last year. It was noted the food was very good. Ms. Schriver said she hopes the members of the board will attend.
Being no further business to come before the board, nor comments from the public, motion by Ms. Bleck and seconded by Ms. Schriver to adjourn the meeting at 8:35 p.m. Unanimously approved.
CHAIRMAN GARY MACQUEEN
GAIL W. GLASHOFF, PLANNING BOARD CLERK