TOWNSHIP OF WASHINGTON
WARREN COUNTY
LAND USE BOARD 

MUNICIPAL OFFICES                                                                                                       350 Route 57 West
(908) 689-7209                                                                                                                 Washington, NJ 07882 

MINUTES
JANUARY 28, 2004

The meeting will begin at 7:30 p.m.

Formal action may be taken at this meeting.

Chairman Artigliere called the meeting to order at 7:35 p.m.

ADEQUATE NOTICE was given as follows: Notice was sent to the “Star Gazette” and “Express Times” December 30, 2003. Notice was posted on the municipal bulletin board in the Township Administration Building in Washington Township, New Jersey, and notice was filed with the Township Clerk on December 30, 2003.

ROLL CALL:

Members Present: Mr. Horensky, Mr. Parillo, Mr. Klingel, Mr. Iwaniszyn, Mr. Strunk, Mr. Rossi, Mr. Artigliere, Ms. Pflugh

Members Absent: Mr. Sodtalbers, Mr. Malia (resigned)

Also Present: Attorney S. Gruenberg, Engineer J. Cilo Jr., Planner Nancy Walker

COMMUNICATIONS: List was provided at the meeting.

MINUTES: December 10, 2003, December 17, 2003 and January 7, 2004.

The minutes from December 10, 2003 were tabled until February 11, 2004 meeting.

A motion to approve the minutes from December 17, 2003 was made by Mr.Strunk, seconded by Mr. Rossi, Vote: Strunk, Rossi, Iwaniszyn, Artigliere - Ayes, 0 - Nay, Horensky, Pflugh - Abstain, motion carried.

A motion to approve the minuted from January 7, 2004 was made by Mr. Strunk, seconded by Mr. Iwaniszyn, Vote: Strunk, Iwaniszyn, Horensky, Parillo, Klingel, Rossi, Artigliere, Pflugh - Ayes, 0 - Nay, 0 - Abstain, motion carried.

DISCUSSION ITEMS:

1.J. Smith - WTPB#2003-13 Amended Site Plan - Sign Variance for Block 66, Lot 20.01.

Application deemed incomplete November 19, 2003.

Chairman Artigliere stepped down from the Board at this time. Vice Chairman Klingel took over as Chairman at this time. A motion to deem the Amended Final Site Plan complete was made by Ms. Pflugh, seconded by Mr. Rossi, Vote: Pflugh, Rossi, Horensky, Parillo, Klingel, Iwaniszyn, Strunk - Ayes, 0 - Nay, 0 - Abstain. Exhibits A-1 a photocopy of the proposed sign & A-2 a copy of the amended site plan were presented.

Attorney Gruenberg swore in Mr. Jeff Smith the applicant, represented by Attorney A. Lowcher. 

Mr. Smith stated he was the manager of the new facility of Smith Motors for Jeep, Chrysler and Dodge. The applicant’s attorney Mr. A. Lowcher gave a brief explanation for the amendment to the Final Site Plan. Mr. Lowcher stated that in the approval granted by the Board, the height of the sign was 20'-0". The sign had a width of 6'-1-3/4" and a height of 8' - 33". Mr. Lowcher stated the applicant now proposes a sign height of 28' and a sign having the dimensions of 8' -1-3/4" x 12' - 1". The area of the proposed sign is 98.4 square feet, which is less than the 100 square feet allowed by ordinance.

PUBLIC COMMENT:

Vice Chairman Klingel asked if there were any questions from the public, there were none.

A motion to close the public hearing was made by Mr. Strunk, seconded by Mr. Rossi, all ayes motion carried. A motion was made by Mr. Rossi, seconded by Ms. Pflugh to grant amended preliminary and final site plan approval and other conditions set forth being adhered to by the Land Use Engineer, Vote: Rossi, Pflugh, Strunk, Iwaniszyn, Klingel, Parillo - Ayes, 0 - Nay,

0 - Abstain, motion carried.

2. Ed Mark 31 - WTPB# 2003-11 Minor Subdivision with Variance for Block 65, Lot 8.02 & 8.03. Application deemed incomplete November 19, 2003.

Mr. Rossi, Mr. Strunk and Mayor Horensky stepped down for this application.

After a  review of the Engineer’s report dated 1/22/04, a motion was made by Mr. Iwaniszyn, seconded by Ms. Pflugh to grant waivers for completeness only for checklist item A #1 - 4, item E #1 - 4 and items A - G for completeness only for the minor subdivision application.

Vote: Iwaniszyn, Pflugh, Klingel, Parillo - Ayes, 0 - Nay, 0 - Abstain, motion carried. Attorney Gruenberg announced that the hearing will be scheduled for February 25, 2004 without further notice being required. 

Chairman Artigliere resumes his position as Chairman.

3. M. Spann - WTPB#2003-21 Use Variance application for Block 82, Lot 17.

Attorney Joel Kobert and Mr. George Ritter Planner represented the applicant Mr. M. Spann.

Application deemed incomplete November 19, 2003. After a review of the Engineer’s report dated 1/22/04, a motion was made by Ms. Pflugh, seconded by Mr. Rossi to deem the application complete with  additional requests made by Ms. Pflugh for the septic and wells to be located on the drawing, Vote: Artigliere, Pflugh, Rossi, Iwaniszyn, Klingel, Parillo - Ayes, 0 - Nay, 0 - Abstain, motion carried. Attorney Gruenberg stated that after reveiwing public notice, he found  the application to be  lot averaging not a cluster. The notice of hearing was found to be sufficient. Attorney Gruenberg gave an explanation of positive and negative criteria and special reasons for granting use variances.  Mr. George Ritter planner for the applicant was sworn in by Attorney Gruenberg, and reviewed for the Board his credentials and other boards he represents.

Chairman Artigliere asked if there were any questions from the board at this time, there were none.

The following exhibits were presented by the applicant, A-1 Aerial Photo of Site taken in 1995, A-2 Picture of tract of land with existing features (142 acres), A-3 Slope Map, A-4 Conventional layout of the land, A-5 Conventional layout with slopes, A-6 Map with Averaging, A-7 Pollution analysis. Mr. Ritter reviewed exhibit A-1 Aerial Photo of Site, and stated that the land is currently being used for farming and is in the VR zone. Mr. Ritter presented exhibit A-2 and reviewed the existing features. Mr. Ritter presented exhibit A-3 slope map and reviewed the general characteristics of the freshwater wetlands and stated the stream is located between the steep sloping lands. Mr. Ritter reveiwed exhibit A-4 conventional layout and A-5 conventional layout with slopes. Ms. Pflugh stated that the project must comply with RSIS standards and storm water management. Mr. Ritter reviewed lot averaging versus clustering what the differences would be.

Mr. Ritter stated that they are proposing to cluster the lots which would not result in an increase in the allowable density to the VR district. Mr. Ritter stated that this type of plan has very little downside, it would maintain agricultural, widen the buffer and move homes further from streams. The application would of course be subject to the limestone ordinance and review by a Geo-technical Engineer. Chairman Artigliere stated that the geotechnical aspects were the reason the township went to four acres  zoning in that area.

Public Comment:

Mr. Gordon Wallace of 43 New Hampton Road, Washington Township

Mr. Gordon stated that he has a forty foot common border with Mr. Spann.

Mr. Ritter addressed questions concerning septic and people per house.

Mr. Thomas Birkner of 61 New Hampton Road, Washington Township

Mr. Birkner asked Mr. Ritter about flood plane and how they define wetlands.

Mr. Ritter explained the definition of wetlands and showed the wetlands delineation.

Mr. Michael Digiovanni of 87 Musconetcong River Road.

Mr. Digiovanni asked Mr. Ritter if the woodline would be retained.

Mr. Ritter stated that the woodline should be retained.

Public Comment was concluded at this time.

Mr. Kolbert stated that they would like to come back with a Geo-technical engineer and meet with the professionals.

Chairman Artigliere announced the application would be continued until March 10, 2004 without further notice being required.

Break: 10:10 - 10:20

Mr. Strunk returned to the Board at this time 10:20.

4. J. Justo - WTPB#2003-9 Application withdrawn for Block 74, Lot 5.

Attorney Gruenberg announced the application has been withdrawn.

5. AJR Investment Group, L.P. and M & M Investments, L.P. - WTPB#2001-6.5 Resolution for Block 16, Lot 9 & 17. A motion to approve a resolution for denial of a proposed STP was made by Mr. Iwaniszyn, seconded by Mr. Rossi, Vote: Iwaniszyn, Rossi, Artigliere - Ayes, 0 - Nay, 0 - Abstain

Ms. Pflugh gave the Board a brief on category I streams and buffers.

ADJOURNMENT: 11:00 p.m.

The meeting ended at 11:00 p.m. as there was no further business to discuss, and no public comment offered, the meeting was adjourned.

Margaret Housman, Secretary
Washington Township Land Use Board