WASHINGTON BOROUGH PLANNING BOARD
MINUTES OF MEETING HELD ON
AUGUST 14, 2006
The regular meeting of the Washington Borough Planning Board was called to order by Chairman Miller at 8:00 P.M. in the second floor Court Room/Council Chambers of the Borough Hall. Mr. Miller read the following statement into the record: “The requirements of the “Open Public Meetings Law”, P.L. 1975, Chapter 231, have been satisfied in that adequate notice of this meeting has been published in the Star Gazette and posted on the Bulletin Board of the Borough Hall stating the time, place and purpose of the meeting as required by law.” Chairman Miller led the Board in the Pledge of Allegiance.
ROLL
CALL: Present: Turner, Post, Gleba, VanDeursen,
Sheola,
Boyle, Miller
Absent: Opdyke
Also Present: Robert
Miller, Board Engineer
Stuart
Ours, Board Attorney
Carl
Hintz, Planner
Meeting of June 12, 2006:
No comments on minutes. Therefore, it was moved by Post, seconded by Turner to approve the minutes as written.
ROLL CALL: Turner,
Post, Gleba, VanDeursen, Sheola,
Boyle, Miller
Ayes:7; Nayes: 0; Abstentions: 0
Motion
carried.
William and Barbara Miller – Minor Subdivision:
Chairman Miller stepped down. Bill Gleba also stepped down due to the fact that Mr. Miller is a client of his firm.
Four Council members in attendance. Mayor Van Deursen called the Council portion of the meeting to order. Mr. Sheola called the roll for Council.
Pat Post, Planning Board Secretary, acted as Chair for the application portion of the meeting.
Mr. Miller was sworn in. Attorney Ours stated that the notices were in order and the Board could conduct a public hearing.
Mr. Miller stated that he wants to subdivide into two lots by taking a small portion from one to make two conforming lots. He stated that all issues of completeness would be complied with. Bob Miller stated that a waiver was requested on the matter of contour lines on the plans. Bill Miller stated that it would be difficult to do a survey for the contour lines. Bob Miller asked if there would be a disturbance to the land. Mr. Miller stated no. Bob Miller noted that he would recommend the waiver because the contour lines would not provide any meaningful information.
Therefore, it was moved by Turner, seconded by Sheola to grant the waiver.
ROLL CALL: Turner, Post, VanDeursen,
Sheola,
Boyle
Ayes:5; Nayes: 0; Abstentions: 0
Motion
carried.
WASHINGTON BOROUGH
PLANNING BOARD
MINUTES OF THE
AUGUST 14, 2006, MEETING
PAGE 2
Motion to deem the application complete by VanDeursen, seconded by Sheola. Motion amended to include the three items on the review letter.
ROLL CALL: Turner, Post, VanDeursen,
Sheola,
Boyle
Ayes:5; Nayes: 0; Abstentions: 0
Motion
carried.
Mr. Miller discussed the subject of the building encroachment and stated that it cannot be rectified. The adjoining owner was in the audience and his property is accessible. Attorney Ours stated that an easement would be the best course of action. Can be put in the Resolution. Mr. Miller stated that he had no problem with an easement.
Andrew Turner asked if this subdivision was inconsistent with the neighborhood. He asked that if allowed to split this lot, what happens if other property owners in the area want to do the same. Attorney Ours stated that this subdivision is allowed by the zone. Bob Miller stated that Cleveland Street is a public street and the applicant can subdivide because he has road frontage.
No further comments. Carl Hintz stated that a preexisting nonconforming setback on the lot with the house should be noted.
Therefore, it was moved by Sheola, seconded by VanDeursen to approve the application for minor subdivision.
ROLL CALL: Turner,
Post, VanDeursen,
Sheola,
Boyle
Ayes:5; Nayes: 0; Abstentions: 0
Motion
carried.
Michael & Erica Norris – Minor Subdivision:
Michael Norris was sworn in. Attorney Ours stated that the notice requirement can be waived by the Board. Mr. Norris stated that he wants to split his lot into two lots. Both will be conforming lots. One will have his house and the other will be vacant. The existing house is a single family home. Bob Miller stated that no variances are needed. Chairman Miller stated that this type of subdivision has already been done in that neighborhood.
Waiver issues – contour lines. Mr. Norris testified that the land is flat. Chairman Miller agreed to this testimony. Therefore, it was moved by Sheola, seconded by Turner to grant the waiver for contour lines.
ROLL CALL: Turner, Post, Gleba,
VanDeursen,
Sheola,
Boyle, Miller
Ayes:7; Nayes: 0; Abstentions: 0
Motion
carried.
Bob Miller recommended the application be deemed complete with a few minor items to be taken care of. Therefore it was moved by Turner, seconded by Sheola to deem the application complete and subject to the review letter.
ROLL CALL: Turner, Post, Gleba,
VanDeursen,
Sheola,
Boyle, Miller
Ayes:7; Nayes: 0; Abstentions: 0
Motion
carried.
WASHINGTON BOROUGH
PLANNING BOARD
MINUTES OF THE
AUGUST 14, 2006, MEETING
PAGE 3
Bill Gleba asked about the setback from Park Avenue. Mr. Norris stated that there are mainly rear yards in the neighborhood. Mr. Gleba also asked about parking and about the garage on the proposed lot. Mr. Norris stated that he is leaving the lot as is with the garage. He stated that he currently parks in front of his house and has to call the police department every night to report that he is parking on the street. Mr. Norris also stated that he plans to add a driveway next to his house once the proposed lot is sold. Carl Hintz noted that the existing garage is a preexisting nonconforming use. All utilities are off of Beethoven Ave.
Therefore, it was moved by Turner seconded by Post to approve the application for minor subdivision.
ROLL CALL: Turner, Post, Gleba,
VanDeursen,
Sheola,
Boyle, Miller
Ayes:7; Nayes: 0; Abstentions: 0
Motion
carried.
Area in Need of Redevelopment – Informal Presentation:
Four Council members were in attendance. Carl Hintz showed the study area to Board members. They followed the State criteria, specifically for structures. Have a more defined area. Inventoried the structures that met five or more of the criteria.
Beth McManus reviewed the eight criteria:
Unsafe, unsanitary
Abandonment
Owened by municipality/vacant for 10 years
Obsolete building improvements
Lack of proper utilization
Area of 5+ acres destroyed
Location in Urban Enterprize Zone
Consistency with Smart Growth Principles
40.88 acres in defined area which is 41% of original study area. Structures put in order of priority. Priority #1A includes Modern Valet, A+ and municipal lots. Priority #1B includes Stover building, PNC, lots, Krauszers and St. Cloud. Priority #2A includes Midtown Plaza, Washington Carpet. Priority #3 includes DPW lot, vacant car dealership and two residential buildings along Broad St. Priority #4 includes Star Plaza and CWYA building. Priority #5 includes Krauszers, gas station, bike shop, small area owned by Borough.
Marianne noted that residential areas were omitted. Beth McManus stated that only two residences were included in entire redevelopment area. Chairman Miller stated that standards should apply to all areas even if not in redevelopment area. Marianne noted that the Borough must be able to legally defend the reason for a designated area. Carl Hintz informed the Board that the information on Page 10 of their report is to be applied to entire area.
Christina Wykowski stated that she would like to see the east side of Rt. 31 also included. She does not want it to look like it is being divided. Marianne stated that even though this area does not meet the criteria, the east side of Rt. 31 will be included in the area for standards. Bill Gleba suggested designating this area by block and lot. Carl Hintz stated that this area is very small.
Terry Housel, Council Member, arrived at 9:04 p.m. Christina also indicated that she would like to see stormwater, sewer, traffic, and school issues addressed with this plan. Andrew Turner stated that he would also like to see that information.
WASHINGTON BOROUGH
PLANNING BOARD
MINUTES OF THE
AUGUST 14, 2006, MEETING
PAGE 4
Next step would be a public hearing and funding. Terry Housel noted that all of Christina’s points must be looked at and included in the plan. Marianne VanDeursen stated that standards need to be developed and that the Planning Board needs to agree on areas. Chairman Miller stated that he feels the entire area should be sectioned off with standards for each smaller area. Carl Hintz noted that we are not to that point in the process yet. A hearing date must be set first.
Andrew Turner stated that this hearing needs to be heavily advertised. Beth McManus believes every property owner in the study area needs to be noticed for the meeting. She will check on this.
Therefore, it was moved by Sheola, seconded by Post to set a public hearing date of October 23, 2006.
ROLL CALL: Turner, Post, Gleba,
VanDeursen,
Sheola,
Boyle, Miller
Ayes:7; Nayes: 0; Abstentions: 0
Motion
carried.
Council portion of meeting ended.
Break at 9:28 p.m.
The meeting reconvened at 9:38 with all members in attendance.
Rich Sheola handed out an article from Business Week for the Board’s review.
Stormwater Management Ordinance:
Chairman Miller stated that he had two questions. 1)anything specific to Borough? and 2) original or model ordinance? Bob Miller stated that minimum requirements included to meet state regulations. May have to be modified in the future. The draft ordinance is based on the State’s draft or model. Bob Miller stated that he made some modifications regarding fees, escrow, etc and also on enforcement/violations. Mainly technical information . Can make standards stricter but will affect area of redevelopment. Chairman Miller asked about enforcement and who would be the person enforcing. Bob Miller stated that the Board can define this. Attorney Ours stated that the municipal engineer should enforce.
Bob Miller stated that a public hearing needs to be set. Therefore, it was moved by Sheola, seconded by Turner to set the public hearing for September 11, 2006.
ROLL CALL: Turner, Post, Gleba,
VanDeursen,
Sheola,
Boyle, Miller
Ayes:7; Nayes: 0; Abstentions: 0
Motion
carried.
Andrew Turner asked if the Board can grant waivers to future plans that would be under this ordinance. Bob Miller replied yes.
No members of the public were present.
COMMUNICATIONS:
Letter from Jeff Hackett – no action to be taken,
WASHINGTON BOROUGH
PLANNING BOARD
MINUTES OF THE
AUGUST 14, 2006, MEETING
PAGE 5
Chairman Miller informed the Board that his property is for sale but plans to finish out the year on the Board.
Rich Sheola talked about a new form for sewer capacity. Wants professionals to look at it for inclusion in the application process. Chairman Miller asked about same procedure for water availability. Bob Miller stated that the Borough may want to meet with NJAWC. Rich asked Bob to set up a meeting after Labor Day.
The meeting was adjourned at 10:08 p.m.
Respectfully
submitted by Patricia L. Titus, Planning Board Clerk