TOWNSHIP OF WASHINGTON
WARREN COUNTY
LAND USE BOARD

Municipal Offices                                                                                                              350 Route 57 West
(908) 689-7209                                                                                                             Washington, NJ 07882

MINUTES
JULY 13, 2005
The meeting will begin at 7:30 p.m.
Formal action may be taken at this meeting.
No new business will be heard after 11:00 p.m.

Chairman Kerry Pflugh 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.”  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 22, 2004.

ROLL CALL:

Members Present: Mayor Dempski, Mr. Strunk, Mr. Sodtalbers, Mr. Klingel, Mr. Iwaniszyn, Ms. Pflugh, Mr. Birkner

Members Absent: Mr. Howell, Mr. Rossi, Ms. Pietrangelo, Ms. Belz

Also Present: Attorney S. Gruenberg, Engineer John Cilo Jr. and Planner S. Doyle

Chairman K. Pflugh announced applications for Blue Mt. LLC and C. Clark would not be heard and would be re-advertised for a future date.

CORRESPONDENCE: A correspondence list was submitted to the Land Use Board members.

MINUTES: Minutes from the June 29, 2005 will be submitted at the July 27, 2005 meeting.

COMPLETENESS:

1.  Baker Residential - WTPB#2005-23 - Completeness for a Major Preliminary Site Plan application for Block 67, Lot 57. The applicant was represented by Attorney Douglas Henshaw of Porzio, Bromberg & Newman. Attorney S. Gruenberg and the applicant’s attorney briefly discussed Variance issues for completeness.

Attorney Henshaw briefly described the application before the Board and Washington Borough. The Township application would involve access from the Borough project through Mill Pond Road. Attorney Gruenberg stated a use variance application is required for this application. Mayor Dempski addressed concerns over the definition for a driveway in Chapter 7, 70-2 and 70-4. Engineer J. Cilo will research to see if the RSIS standards would apply to the access issue. Planner S. Doyle referred to her letter dated June 23, 2005 and briefly discussed her concerns regarding a traffic study. Attorney D. Henshaw stated the information requested would be submitted at public hearing not completeness.

Engineer J. Cilo requested the Board be supplied with the Site Plan application that has been presented to the Borough.

The application was rescheduled for completeness for July 27, 2005 to permit the Board professionals adequate time to review the additional application for a use variance.

RESOLUTIONS:

1.  Washington Storage - WTPB#2005-6 - Resolution for a Minor Subdivision application for Block 66, Lot 20.02. This application was approved on May 25, 2005.

Eligible to Vote: Klingel, Iwaniszyn, Dempski, Howell,Sodtalbers, Rossi, Pflugh

A motion to approve was made by Mr. Iwaniszyn, seconded by Mr. Klingel,

Vote: Iwaniszyn, Klingel, Dempski, Sodtalbers, Pflugh - Ayes, 0 - Nay, 0 - Abstain, motion carried.

PUBLIC HEARINGS & DISCUSSION ITEMS:

1.  Tractor Supply Co.- WTPB#2005-19 - Continuation of a Public Hearing for a Site Plan application for Block 22, Lot 3.14, 3.15, 3.16. This application was deemed complete on June 8, 2005. Mayor Dempski and Mr. Strunk stepped down for the application.

The applicant was represented by Attorney A. Lowcher and Engineer A. Thomson of Van Cleef Engineering. Attorney Lowcher gave the Board a brief review of where the application left off. Engineer A. Thomson reviewed the modifications made per the Board Engineer’s letters. Engineer A. Thomson reviewed existing stormwater and stated the property owner would maintain the drainage and stormwater facilities. Mr. Thomson discussed impervious coverage and stated the additional amount of impervious coverage would be less than a 1/4 acre. Engineer A. Thomson submitted and reviewed exhibits A-4 Plans dated 6/30/05 and A-5 Plans dated 6/30/05, A-6 Sheet #4 of plans showing the westerly side of parking lot, the plans depict existing and proposed landscaping.

The Board discussed and reviewed exhibit A-7 Sheet #2 of plans showing the northwest area of property including a 8ft. High black aluminum fence to protect merchandise.

Attorney S. Gruenberg swore in future store manager Mr. George Stotz. Planner S. Doyle asked why the 8ft. fence, Engineer A. Thomson stated that an 8ft. fence is more of a deterrent than a 6ft. fence. Ms. Doyle asked how high items would be stacked, Mr. Stotz stated there would be no stacking outside in excess of 10ft, and no stacking up against the fence. Mr. Sodtalbers asked if the fencing would obstruct the view,

Mr. Stotz stated the fencing is see through. The Board briefly discussed site issues regarding the fencing and the applicant agreed to move the fence enclosure 30ft. to the south to leave room in front of the gate for customers. Exhibit A-8 Ikon Signage was reviewed and discussed. Engineer J. Cilo requested the Signage be part of the resolution. Attorney S. Gruenberg swore in Shopping Center Realty Vice President Brian Moss. Exhibit A-10 Email regarding lighting was distributed and discussed.

Mr. Moss stated the lighting has been controlled with separate panels since the 1980's and can be managed in conjunction with the tenants. Mr. Stotz stated the hours of operation would be Monday through Friday 8:00 a.m. to 8:00 p.m., Sunday 9:00 a.m. to 6:00 p.m. one evening 10:00p.m. - 12:00a.m. for restocking. Engineer J. Cilo asked if the lighting would be shielded, Attorney A. Lowcher stated the security lighting would be on existing poles including one pole light by the outdoor display area. Attorney S. Gruenberg suggested the applicant return with lighting plan for the Board to review. With no further notice required the application was adjourned to July 27, 2005. Mayor Dempski and Mr. Strunk returned to the Board at this time. Eligible to Vote: Iwaniszyn, Sodtalbers, Pflugh, Pietrangelo, Birkner,

BREAK: 9:35 - 9:45 P.M.

2.  McCullough Rd. - WTPB#2005-14 - Continuation of a Public Hearing for a Preliminary Major Subdivision application for Block 47, Lot 9. This application was deemed complete on April 27, 2005. The applicant was represented by Attorney A. Lowcher and Engineer J. Symonds of Biggs Engineering. Attorney Lowcher stated at the last meeting the applicant agreed to 20ft. Roadway with a 24ft. wide entrance for the first one hundred feet to allow for a  turning radius for school buses. Exhibit A-2 Plans showing an expanded stormwater discharge easement to 100ft. From 30ft.

Mayor Dempski stated performance estimates should include sinkhole remediation for the entire property to cover any limestone issue on the property.

Mayor Dempski stated there should be a pre-funded and replenished homeowner’s association.

PUBLIC COMMENT:

Mr. Robert Reip of 80 Changewater Road.

Attorney S. Gruenberg swore in Mr. Reip.

Mr. Reip asked how water would be supplied, Mr. Biggs stated the project would be supplied by public water.

Mr. Reip expressed concerns of the possible removal of trees along the railroad right of way.

Mr. Lowcher stated that there were no plans for the removal of trees along the right of way.

A motion to close the public hearing was made by Mr. Klingel, seconded by Mayor Dempski, all ayes motion carried.

Attorney S. Gruenberg reviewed the conditions of Preliminary Major Subdivision approval:

* Street Trees to the satisfaction of the Township Planner

* Establishment of a Homeowner’s Association pre-funded at $200.00 per lot.

* Provision of individual lot plans to the satisfaction of the Township Engineer prior to The issuance of Zoning Clearance

* Comprehensive grading plan provided to the satisfaction of the Land Use Board Engineer

* Compliance with Mr. Cilo’s review correspondence dated June 6, 2005.

* Performance and Maintenance guarantee including sink hole remediation to the satisfaction Of the Board Attorney and Board Engineer.

* A posting of the Developer’s agreement to all Township Professionals.

* Payment of the Affordable Housing obligations.

* 20ft. Pavement width with no curbs excluding the 24ft. entrance to the subdivision.

A motion to approve with the conditions set forth and agreed upon by the applicant was made by Mayor Dempski, seconded by Mr. Iwaniszyn, Vote: Dempski, Iwaniszyn, Strunk, Sodtalbers, Klingel, Pflugh, Birkner - Ayes, 0 - Nay, 0 - Abstain. A motion to approve with the conditions set forth and agreed upon by the applicant as amended was made by Mayor Dempski, seconded by Mr. Iwaniszyn, Vote: Dempski, Iwaniszyn, Sodtalbers, Klingel, Pflugh, Birkner - Ayes, Strunk - Nay, 0 - Abstain, motion carried.

Eligible to Vote: Dempski, Strunk, Sodtalbers, Klingel, Pflugh, Iwaniszyn, Pietrangelo,Birkner

3.  Stormwater Management public hearing - A presentation will be made on July 27, 2005 without further notice being required.

4.  Review of Tenant Housing draft ordinance amendment.

A subcommittee of three was formed of the following members:

Mr. Sodtalbers, Mr. Birkner and Mr. Strunk, the committee will review rental housing limits and the number of units as the farm enlarges.

PUBLIC COMMENT & OTHER CONCERNS: No public comment was offered.

ADJOURNMENT: 10:35 p.m.

With no further business before the Board and no public comment offered the meeting was adjourned.

Respectfully Submitted,
Margaret Housman, Secretary