Municipal Bldg 530 West Hill Road Glen
The 784th Regular Meeting of the
Notice of this meeting was provided for in the “Annual Meeting Notice Schedule” adopted by this board on January 17, 2006, mailed to the Hunterdon Review, Hunterdon County Democrat, Express Times, Courier News, Star Ledger and posted on the bulletin board in the Municipal Building on March 1, 2006.
FYI: Financial Disclosure Statement for 2006
Chairman MacQueen reminded everyone to submit their financial statement.
PRESENTATION OF MINUTES: February 21, 2006 Regular Meeting
Motion by Ms. Schriver and seconded by Ms. Bleck to approve the minutes with one minor correction. Unanimously approved.
Motion by Ms. Bleck and seconded by Mr. Rich to approve the resolution for site plan approval with conditions as corrected.
ROLL CALL Yes: Mr. Gerlich Mr. MacQueen Abstain: Mr. Weeks
Mr. Piasecki Ms. Bleck Ms. Schriver
Mr. Rich Mr. Schmidt Mr. Spatz
ITEMS FOR DISCUSSION:
a. Mandatory Education – Mayor Schriver
Ms. Schriver stated that she had received a call from Eileen’s office discouraging anyone from taking the courses right now because it is still in review. The course providers can not be approved until after the adoption of the rule either in June or July. The recommendation is not to take any courses until after that point in time. Ms. Schriver stated that once the rules are adopted the boards will have 18 months from then to take and pass the course that will be offered. Chairman MacQueen informed the board that he had spoke to Senator Lance’s office about a month ago wanting to know the real reason for the mandated education and was informed that everything was approved. When receiving the copy of Eileen’s letter, Chairman MacQueen stated that he faxed it and mailed it to Senator Lance’s office with a note. Ms. Glashoff stated that once everything is in place she will notify the board with the locations of the courses being offered for them to sign up.
b. Update on Planning Board Budget – Ms. Glashoff
Ms. Glashoff informed the board that she spoke with the CFO and was told that our board was cut $10,425.00. She will keep the board informed as to balances on line items in the budget that may become a problem and reminded them that they will be receiving a 6 month update on balances regarding our professionals which will be in July.
c. Discuss New Road Department Garage & Re- Location – Mr. Weeks
Mr. Weeks stated that instead of spending a lot of
money to purchase land for a new road department garage, he would like to see
some of the land that is owned by the Township used for this purpose. Mr. Weeks noted that in the deed for the
former Rich property it states very clearly that the land can not be used for a
municipal garage, dump, transfer station or a cell tower. The property across from the
Mr. Spatz asked how much land the road garage would need. Mr. Weeks stated to 2-3 acres, the most 3.5 acres. Mr. Weeks stated that a couple of properties that were looked at would cost upward to a million dollars. Mr. Weeks said instead of spending that kind of money we should utilize property we already own. Mr. Weeks said he wanted input from the Planning Board on this subject. Mr. Schmidt asked if we would still keep the property that the road garage is located on. Mr. Weeks answered yes. Mr. Piasecki asked what we would do with the original building and property. Mr. Weeks answered saying that we would use
March 7, 2006
it for sand,
salt, gravel etc. Mr. Piasecki asked if
there had been any consideration in revamping the existing road garage. Mr. Weeks answered yes, but there is very
little room for any expansion besides all the wetlands that are on the
property, it is very restrictive. Mr.
Piasecki asked if we have any restrictions on the Park property because of
Green Acres. Mr. Gerlich answered not on
that property. Mr. Piasecki questioned
if you take Green
Chairman MacQueen asked about lands he thought the
Township was looking to buy up by the existing road garage. Ms. Schriver said the property was on the
Chairman MacQueen asked about
d. Amend Fee Schedule
Ms. Glashoff asked the board to amend the Fee Schedule since we do not have an official application fee and escrow for applicants who submit amended site plans. She has been charging per her discussion with Attorney Gallina the flat $250.00 application fee and has asked for pro-rated escrow monies. After a brief discussion, motion by Ms. Bleck and seconded by Mr. Spatz to have Attorney Gallina draft an amendment to the Fee Schedule to charge $1,000.00 for escrow on amended site plans. Unanimously approved.
e. Jack McDougal regarding affordable housing
Mr. McDougal addressed the board stating that he owns
a 3 family house in New
March 7, 2006
Municipal Interpretation of
Highlands Exemption for Zobian Subdivision – Block #43
Attorney Michael Selvaggi was present to represent the
Zobians. Also present was Engineer Kurt
Hoffman. Attorney Selvaggi referred back
to the subdivision of 2004 when the applicant did a 1 lot minor subdivision and
approval was granted by the board. This
subdivision was granted on October 5, 2004.
At that time there was discussion regarding the
Engineer Risse stated that he had looked at this back
in 2005 and spoke with Laura Hilton on November 4, 2005 from the DEP Bureau of
Watershed Management regarding clarification on the meaning of a “Mayor
Highlands Development” in the context of a lot created after August 10,
2004. Engineer Risse in referring to the
letter from Ms. Hilton which stated “The DEP looked at the lot as it existed on
August 10, 2004, prior to the subdivision and in order to fall below the
threshold of a Major Highlands Development, you would need to demonstrate less
than 1 acre, of the existing disturbance that has occurred on Lot #4 plus the
proposed disturbance on newly created Lot #4.01. Also you would need to demonstrate less than
¼ acre of proposed impervious cover on Lot #4.01 plus any impervious cover that
has been added to
Attorney Gallina suggested having the applicant apply for his building permits and if the Construction Official needs guidance from Engineer Risse, he can look and analyze the area of impervious coverage or disturbance it seems that it would fall under the threshold. Engineer Risse stated he would look at the plans and do the calculations to make sure they fall under the threshold.
Chairman MacQueen asked if the board had any questions. Mr. Gerlich stated if the law allows us and we have the facts to make this determination once Engineer Risse checks the facts and everything is correct then we should go ahead with it. Mr. Gerlich said if we have the ability to make this determination, it’s our judgment and our decision to make, then we have an obligation, a right and a mandate to do it. Apparently, there are other municipalities that are making these determinations. At the conclusion of the board’s discussion, Attorney Selvaggi thanks the board for their input.
f. Stormwater Ordinance – Planner Bolan
Planner Bolan stated there were only a few changes in the ordinance other than putting into ordinance format. The main change is we redefined the minor development which had been a (1000sf) thousand square feet of impervious coverage and (2500sf) twenty-five hundred feet of disturbance. It is now 5000sf five thousand square feet of new impervious coverage and ½ acre of disturbance which is reflected in the applicability section 3 under Purpose and also in the definition section “Minor Subdivision” on page 19. A Major Development is 10,000sf of impervious cover and 1 acre of disturbance. You have to go through all the standards relating to erosion control, groundwater recharge, stormwater runoff quantity and stormwater runoff quality. If you are a Minor Development you only have those two standards that are on the bottom of page 1 and top of page 2, one is the water quality standard you need for soil erosion and sediment control approval and second is the rate and volume control. Planner Bolan said that he sent the ordinance over to Engineer Risse to check all the cross references that had to be included.
March 7, 2006
Mr. Rich asked Engineer Risse if he felt that the 5000 sf and ½ acre eliminates most single family homes that will be built. Also, does it address his concerns from the previous meeting? Engineer Risse felt this would cover smaller site plans. A typical residential house could stay under 5000sf. Mr. Spatz asked if the septic was included in this figure. Engineer Risse answered yes. Mr. Piasecki stated that this will cover the average house not the Mc-Mansions. Mr. Rich said that we have an ordinance that we have to adopt because of state standards, why pile on anything more we don’t have to with addressing minors, this may or may not cover single family houses. Mr. Rich felt we should just have major development which is mandated by the state. Mr. Rich stated that all these regulations are getting way out of control. Planner Bolan asked about applying it to non-residential development. Mr. Rich agreed with applying it to non-residential development. Planner Bolan asked Engineer Risse if it is accumulative quarter acre of impervious cover and one acre of disturbance for a minor subdivision of either 2 lots or 3 lots. Engineer Risse answered yes, those thresholds would still have to comply. Planner Bolan noted that the Mc-Mansions will be caught with these standards. Chairman MacQueen asked the Planner what wording will actually be changed. Planner Bolan stated that he will insert non-residential site plan or subdivision in the applicability section and in the definition of minor development. Engineer Risse noted that the language needs to be more defined in the applicability section of the ordinance. Since the board agreed with the concept, Planner Bolan will change the wording on these two pages and will have them ready for the next meeting on March 21st. Ms. Glashoff stated when the board approves the ordinance it will be sent to the Township Committee for introduction on April 5th and asked if we can defer having the ordinance come back so the Committee can have the Public Hearing on April 19th. Planner Bolan noted that some municipalities do this referring to the 35 day. Attorney Gallina questioned whether waiving this is in the MLUL. After a brief discussion, the ordinance will go for introduction on April 5th come back to the Planning Board on April 18th and have a Public Hearing with the Township Committee on April 19th. Everyone agreed.
g. Amend Tree Ordinance h. Amend Fire Protection Ordinance – Upcoming meetings
These items will be addressed once all the information needed has been received by the board clerk.
Attorney Gallina announced that on Monday he was
before the Appellate Division regarding the Toll Bros appeal. Attorney Gallina informed the board that once
a written opinion from the Appellate Division which is a three judge panel is
received, he will notify Ms. Glashoff to place on the agenda a resolution for
an Executive Session. Mr. Rich asked if
Toll Bros was to win the appeal wouldn’t the
PRESENTATION OF BILLS & REPORT:
a. John Gallina, Esq. $594.11
b. Banisch Associates $1,005.54
Motion by Mr. Spatz and seconded by Ms. Bleck to approve the bills as presented. Unanimously approved.
Ms. Glashoff announced the Township Committee adopted the ordinance having this board become a 9 member board with 2 alternates. Since the adoption of this ordinance has to be in the newspaper before we can swear in Chris and Darryl, the swearing in will be on the next agenda. Mr. MacQueen will be on the Board of Adjustment agenda for March 22nd to be sworn in.
Mr. Schmidt referred to the comments he made at the
last meeting regarding the seepage pits and the stormwater regulations. In the Stormwater Management Regulations
there is a section on the impervious seepage pits to dissipate the Stormwater
from gutters etc. It calls for 2½“ clean
stone. When the
Mr. Spatz asked about the project down at the
intersection of Bunnvale Road & Route 513, the Mohawk Oil site. Chairman MacQueen asked about the septic
system going in where the fire tank was to go.
Engineer Risse stated the septic system did go in the right location;
the fire tank would be placed on the other side of the fence which faces
March 7, 2006
MacQueen asked Ms. Glashoff to contact the Construction Official and get an update. Mr. Rich asked if there were a time limit. It was noted that construction has started. Ms. Glashoff explained that once building permits are issued you have to start the work within a year and as long as they are working even at a slow pace the permits are valid. Ms. Glashoff will contact Mr. Rogers and report back to the board.
Ms. Glashoff informed the board that she had been
contacted by a resident who lives on
Being no further business to come before the board, nor comments from the public, motion by Ms. Schriver and seconded by Mr. Piasecki to adjourn the meeting at 8:40 p.m. Unanimously approved
CHAIRMAN GARY MACQUEEN
GAIL W. GLASHOFF, PLANNING BOARD CLERK