530 West Hill Road Glen
The 799th Regular Meeting of the Lebanon Township Planning Board was called to order at 7:03p.m. by Chairman Gary MacQueen. Present were: Mr. Weeks, Mr. Schmidt, Mr. Gerlich, Mr. Piasecki, Mr. Weiler, Mr. Piazza. Attorney Gallina, Planner Bolan and Engineer Risse.
Notice of this meeting was
provided for in the “Annual Meeting Notice Schedule” adopted by this board on
January 16, 2007, mailed to the Hunterdon Review, Hunterdon County Democrat,
Courier News, Express Times, Star Ledger and posted on
the bulletin board in the
PRESENTATION OF MINUTES: April 17, 2007 Regular Meeting
Motion by Mr. Piasecki and seconded by Mr. Gerlich to approve the minutes as presented. Unanimously approved.
a. David Klipstein Block
Extension of Time on Route 513
remaining lands with conditions
Motion by Mr. Gerlich and seconded by Mr. Piazza to adopt the Resolution of David Klipstein for an Extension of Time as presented.
ROLL CALL Yes: Mr. Weeks Mr. MacQueen Absent: Mr. Rich
Mr. Schmidt Mr. Piazza Ms. Bleck
Mr. Gerlich Mr. Weiler
Chairman MacQueen announced that Darryl Schmidt & Rick Weiler were appointed by the Township Committee at their May 2, 2007 Meeting to be our Cross-Acceptance Representatives. Planner Bolan suggested having a meeting with Darryl and Rick before the Cross-Acceptance Meeting at the County Planning Board. The board agreed.
Omnipoint Communications Block
c/o Robert Del Vecchio, Esq. Route 513 R3
Ms. Glashoff read into the record the letter received from Attorney Del Vecchio requesting a continuance until the June 19th Planning Board Meeting with an extension of time through July 31, 2007.
Eric & Donna Whiston Block
77 Sliker Road Sliker Road R5
Glen Gardner, N.J. 08826
PUBLIC HEARING Conditional Use/Site Plan for Home Occupation
Attorney Gallina announced that all the notices are in order, but questioned the Taxes. Ms. Glashoff informed Attorney Gallina that the taxes are paid and current, but she did not have a receipt from the Tax Collector. Attorney Gallina accepted the conformation from Ms. Glashoff. The following items were marked into evidence: A1-Affadavit of Proof of Service, A2-Certified List of Property Owners, A3-Notice to Property Owners, A4-POD Slips, A5-Notice in Newspaper.
Ms. Whiston was sworn in at
this time. During Ms. Whiston’s
testimony, the following was marked into evidence: A6-Set of 4 Photos. Ms.
Whiston stated that she has been licensed by the State of
May 15, 2007
Attorney Gianos had the following marked into evidence: A7-4 Sheets from the Architectural drawing for the addition dated June 26, 2006 prepared by Edward O’Brien consisting of 1528 square feet. A8-Survey prepared by Studer & McEldowney dated December 29, 2006 with latest revision date of April 17, 2007. At the conclusion of Ms. Whiston’s testimony, Chairman MacQueen asked for questions from the board. Questions were asked about the placement of the sign, the site distance, screening, UPS deliveries and water usage. Ms. Whiston stated she doesn’t expect deliveries more than once every two weeks, regarding screening, the property is wooded on both sides, and they are working on the site distance which will be greatly improved from what they have now. Ms. Whiston said she doesn’t foresee using more than 120 gallons of water per day. The septic has been designed for the extra usage of the Salon. Planner Bolan asked how many customers per day. Ms. Whiston answered 3-4 people per day at most. Planner Bolan reviewed for the board all the conditions of the Conditional Use for a Home Occupation.
Attorney Gianos went through
all the conditions for the Conditional Use for Home Occupations with Ms.
Whiston. Ms. Whiston stated that she
will not have more then 1 employee.
Regarding off-street parking, they plan on having 4 parking spaces for
her clients per Ms. Whiston. The State
Board of Health will do inspections periodically per Ms. Whiston. The applicant will supply a copy of the
inspection report to the Township. Engineer
Risse responded to a question from Mr. Piazza
Note #7 on the plan deals with the site distance and the posted speed
limit of 35mph with the grading that they are purposing and the clearing, the
applicant is able to attain the site distance standards for safe stopping
distance in both directions. Mr. Piazza
asked the Planner about the addition for a small business but the whole house
being added too. Planner Bolan stated
that the applicant could put the addition on without any board approval and the
only reason the applicant is before the board is for the Home Occupation since
it is a Conditional Use and the board needs to know that all the conditions
have been met. Chairman MacQueen asked
about the septic system and whether the applicant has received a permit as yet
With the conclusion of the
applicant’s witnesses, Chairman MacQueen asked Engineer Risse for his
testimony. Engineer Risse noted that the
County Health Department will play a big roll with this application and
recommended any approvals be contingent on
At the conclusion of Mr. Whiston’s testimony and questions by the board, Chairman MacQueen opened the hearing to the public for questions. There were none. Chairman MacQueen then opened the hearing to the public for statements and comments. The following people were sworn in: Mr. Zecca & Mr. Moran. At the conclusion of the statements, Chairman MacQueen announced that the public taking portion of the hearing is now closed. Attorney Gianos gave his summation at this time.
During the board’s deliberations, the board agreed that the applicant has satisfied the conditions of the Conditional Use for Home Occupations. The board heard testimony regarding chemicals, the septic system and the potential impact on neighboring wells. These items will be addressed by the Hunterdon County Board of Health. At the conclusion of the board’s deliberations, motion by Mr. Gerlich and seconded by Mr. Weeks to grant the application for Conditional Use/Site Plan with the following conditions:
a. The applicant shall obtain all other necessary approvals from all outside agencies having
b. The applicant shall furnish a copy of the Hunterdon County Board of Health Department septic
system application to the Board Engineer for review and approval prior to submission of the
shall clearly indicate that a hair salon operation is proposed in part of the addition.
May 15, 2007
c. Business hours in the hair salon will end no later than 9:00 p.m.
d. The applicant shall furnish copies of any State inspection reports of the Salon operation to
be on file with the Township Clerk.
ROLL CALL Yes: Mr. Weeks Mr. MacQueen No: None Absent: Mr. Rich
Mr. Schmidt Mr. Piazza Ms. Bleck
Mr. Gerlich Mr. Weiler
ITEMS FOR DISCUSSION:
a. Properties for Public Works Complex – Darryl Schmidt
Mr. Schmidt referred to a
comment made by Planner Bolan at the last meeting that there is a piece of land
in the Township that is not in the Preservation Area. The property is on Route 31 and is a 5 acres
parcel. Planner Bolan stated that the
property is not located in
b. Fire Tank at Mohawk Site – MacQueen/Glashoff
Chairman MacQueen stated that in giving this issue of the tank some serious thought since it will be located on a small piece of property, he thought maybe the tank could be relocated to another property close by. Chairman MacQueen stated that he asked Ms. Glashoff to contact Mr. Salisbury, the Library and the Church to see if there was any interest in moving the tank to another location. Ms. Glashoff informed the board that Mr. Salisbury did not have a problem relocating the tank and in speaking to Mr. Gerlich, Chair of the Library Committee did not have a problem relocating the tank to the Library site. Ms. Glashoff also spoke to Fire Chief Warren Gabriel and to Engineer Risse to have them check out the Library.
Engineer Risse reviewed for the board the meeting that took place back in 2001 before the Fire Protection Ordinance went into affect with Fire Chief Gary Milkowski, and Gary Apgar Fire Official to see what would be the best location for a Fire Tank. They decided that the back northwest corner of the property with the hydrant going under the fence and coming up behind the fence would be the best location for the tank and the fire trucks would be back off the side road and be able to hook up and run the hoses where they would need them. Engineer Risse stated that they did look at the Library property at that time and there was a big depression in the front in the lower area by the road but that it floods a lot. Engineer Risse reviewed for the board the different locations that they looked at and found they were limited to where the tank could be located at the Library. Engineer Risse stated that where they decided to have the tank seems to be the best location.
c. & d. Minor Subdivisions/Fire Protection/Fire Protection Ordinance – Warren Gabriel, Fire Chief
and John Kneafsey
Mr. Gabriel expressed concerns
over a subdivision down on
Chairman MacQueen asked the board if they wanted to work on the ordinance to protect this issue a little better and help the Fire Department in the process. Chairman MacQueen asked Mr. Gabriel if he had any other opinions on the Fire Protection Ordinance. Mr. Gabriel stated that houses are being built before the tank in being installed and the ordinance is very clear on this issue. Mr. Kneafsey stated that it is falling through the cracks and the proper procedure is not being followed. The tanks are to be in and operational
May 15, 2007
before construction starts.
As an example, the approved signage for General Morgan is not in place
and cars have been parked in front of the fire hydrant connection. Mr. Weeks suggested asking the applicant to
put in a tank. Mr. Gabriel stated that
he was going to talk to the builder to see if he would put in a tank, since
there is no water down in that area of the Township. Mr. Gabriel referred to the tank that was
installed up off of
Back to the
fire tanks. Chairman MacQueen stated we need to change
the ordinance to reflect that 3 houses and you need a tank. Planner Bolan said that we can change the
definition of minor subdivision or change the Fire Protection Ordinance. Mr. Piasecki said that we don’t need to say
major or minor subdivision, just the number that would trigger the tank being
installed. Chairman MacQueen asked what
the Fire Department wants, 1, 2 or 3 lots.
Mr. Kneafsey stated 3 lots. Mr.
Kneafsey said there are a few other items in the ordinance that need to be
addressed. Mr. Gabriel said he would
like to see the pond option taken out.
Mr. Gerlich said you can’t get to the pond because the fire truck would
sink. Chairman MacQueen agreed with
taking out the pond option. Having a
pond on site is a plus, but not to have it as an option. Everyone agreed. Mr. Weeks excused himself at 9:00 p.m. and
left the meeting at this time. Engineer
Risse suggested having a drawing of the fire tank and what it should look like
along with the fittings listed. Chairman
MacQueen stated he had gotten one from
PRESENTATION OF BILLS & REPORT:
a. John Gallina, Esq. $ 630.00
b. Banisch Associates $3,950.00
c. Bayer/Risse Engrs. $1,050.00
d. Membership Dues NJAPZA $ 40.00
Ms. Glashoff noted with the additional bills from Banisch Associates from the Agenda Addendum and her membership dues, the new total is $5,670.00. Motion by Mr. Gerlich and seconded by Mr. Weiler to approve the bills as amended. Unanimously approved.
Ms. Glashoff informed the
board that she had mailed out 45 letters regarding the
Mr. Schmidt asked about the Cross-Acceptance. He is willing to participate but needs to learn all about it. Planner Bolan suggested that he, Darryl and Rick meet before they have there meeting at the County to go over everything. Board agreed with the suggestion.
Being no further business to come before the board, nor comments from the public, motion by Mr. Piasecki and seconded by Mr. Piazza to adjourn the meeting at 9:15 p.m. Unanimously approved.
CHAIRMAN GARY MACQUEEN
GAIL W. GLASHOFF, PLANNING BOARD CLERK