530 West Hill Road Glen
The 811th Regular Meeting of the Lebanon Township Planning Board was called to order at 7:04 p.m. by Vice Chairwoman Doreen Bleck. Present were: Mr. Schmidt, Mr. Rich, Mr. Weiler, Mr. Piazza, Attorney Gallina, Planner Bolan and Engineer Risse. Excused: Mr. MacQueen, Mr. Piasecki and Mr. Weeks
Notice of this meeting was
provided for in the “Annual Meeting Notice Schedule” adopted by this board on
January 8, 2008, mailed to the Hunterdon Review, Hunterdon County Democrat,
Express Times, Courier News, Star Ledger and posted on
the bulletin board in the
PRESENTATION OF MINUTES: June 17, 2008 Regular Meeting
Mr. Rich noted under Items for Discussion, Create a mechanism for completeness of applications, that the wording of 90 days was not included and asked that it be included in the appropriate sentence. Motion by Mr. Piazza and seconded by Mr. Rich to approve the minutes with the minor amendment. Unanimously approved.
EXTENSION OF TIME TO FILE DEEDS:
James Butters Block
Attorney Michael Selvaggi was present to represent the applicant James Butters. Attorney Gallina stated the board has a letter from Attorney Selvaggi requesting a 90 day extension of time to file the deeds. Attorney Selvaggi stated they discovered possibly some old roads within the property. They might have to reconfigure the driveway. Attorney Selvaggi recommended to Mr. Butters that they get the common driveway maintenance agreement and subdivision deed done. They would like to put in the deed the right to relocate the driveway and if it happened then in the deed there would be language that would say subject to an amended application and approval by the board. At the conclusion of the board’s discussion, motion by Mr. Schmidt and seconded by Mr. Piazza to grant the request for a 90 day extension of time to file deeds. Unanimously approved.
Mr. Schmidt asked if the
a. Cellco Partnership/Verizon Wireless Block
Conditional Use/Site Plan/Bulk
Motion by Mr. Rich and seconded by Mr. Piazza to approve the resolution for Cellco Partnership as presented.
ROLL CALL Yes: Mr. Schmidt Abstain: Ms. Bleck Absent: Mr. Piasecki
Mr. Rich Mr. Weiler Mr. Gerlich
Mr. Piazza Mr. Weeks
a. Letter received by Ms. Glashoff from COAH on July 29th
Vice Chairwoman Bleck asked
Planner Bolan to address the letter received from COAH. Planner Bolan stated this letter is dealing
with the Roberts Bill A500/S1783 that the Governor signed June 17th
which was the same day that the Highlands Master Plan was approved. This bill changes the non-residential
development fee to 2.5% and exempts certain uses such as hospitals &
nursing homes. How it will affect us is
that there will be no RCA’s which we relied on with the last round. The 2.5% is for non-residential which
includes agricultural buildings. In
reviewing this letter regarding the legislation, Planner Bolan stated it is a
nightmare. Mr. Piazza informed the board
that at the Township Committee, twice
August 5, 2008
said that with our work on the Housing Plan we should hold off as long as we can. We know the deadline is December 31, 2008; we need to wait and see how things play out. We can come up with a Plan which
won’t be much different than the Plan of 2005. At the conclusion of the discussion, Ms. Glashoff informed the board that in their new tax bills is a flyer from her regarding the Accessory Apartment Ordinance for COAH. Ms. Glashoff noted that in the ordinance it does not refer to the RC zone. Planner Bolan stated that he has the ordinance done which includes the RC zone in a draft form. When we submitted our plan to COAH in December 2005 we received a comment letter from COAH and then in October 2006 we sent them supplemental information which was amending the Accessory Apartment/ Rehabilitation Ordinance. Ms. Glashoff said she is already getting phone calls on her flyer. Planner Bolan stated he will send the amended ordinance on to the Township Attorney and hopefully it can be on the Township Committee’s next agenda of August 20, 2008.
ITEMS FOR DISCUSSION:
a. Change Meeting Date from 3rd Tuesday to 1st Tuesday with 3rd Tuesday as backup.
When Vice Chairwoman Bleck
asked about the dates, Ms. Glashoff referred the change to Planner Bolan for
his input. Planner Bolan informed the
board that he has been hired by
b. Increase Escrow Fees – Memo from Board Clerk
Ms. Glashoff asked if anyone had any questions regarding her memo. Ms. Bleck asked about the Butters escrow. Attorney Gallina stated the MLUL provides that no action can be taken by a board when escrow bills are outstanding and they have to be replenished. Ms. Glashoff said that when it becomes a real problem is when the application has been approved and bills will come in after the approval which is normal. She said that she has put one application on hold with the professionals because the applicant owes escrow monies. Ms. Glashoff explained to the board the procedures that were in place before last September. Now each escrow account has its own checking account and when the funds are low and a bill comes in that exceeds the balance, she has to contact the applicant to get more money. This new procedure means spending more time tracking escrow accounts. Ms. Glashoff stated she prefers to not have to constantly be chasing applicants for money. Ms. Glashoff noted the recommendations she made in the memo to increase the escrow fees and reviewed them with the board. It was agreed to amend the recommendations to increase the escrows on Extension of Time from $500.00 to $750.00 and on Conditional Uses from $1,000.00 to $1,500.00. At the conclusion of the board’s discussion, motion by Mr. Rich and seconded by Mr. Schmidt to approve the recommendations with amendments. Unanimously approved. Attorney Gallina will draft the ordinance amendment to have on the agenda for Introduction at the Township Committee Meeting of August 20, 2008.
c. Letter from Zoning Officer referred by Township Committee re: Alternative Energy Ordinance
The board reviewed Mr. Flemming letter and discussed the issues at length. During the discussion, concerns with Height, Stormwater, Noise and smoke from outside wood furnaces. They felt all three items should be encouraged with safeguards. Since the board agreed with the suggestions and recommendations by Mr. Flemming, they decided to put together a subcommittee to work on this and to include Planner Bolan. The following people will sit on the subcommittee: Mr. Rich, Mr. Schmidt, Planner Bolan and Zoning Officer Flemming.
PRESENTATION OF BILLS & REPORT:
a. John Gallina, Esq. $1,155.00
b. Michael Bolan, PP $4,070.00
c. Bayer/Risse Engrs. $ 862.50
Motion by Mr. Rich and seconded by Mr. Piazza to approve the bills for payment. Unanimously approved.
Being no further business to come before the board, nor comments from the public, motion by Mr. Piazza and seconded by Mr. Rich to adjourn the meeting at 8:25 p.m. Unanimously approved.
VICE CHAIRWOMAN DOREEN BLECK
GAIL W. GLASHOFF, PLANNING BOARD CLERK