TOWNSHIP OF WASHINGTON
WARREN COUNTY
LAND USE BOARD

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

MINUTES
NOVEMBER 16, 2005

Chairwoman K. 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: Mr. Howell, Mr. Sodtalbers, Mr. Klingel, Mr. Rossi, Mr. Iwaniszyn, Ms. Pflugh, Ms. Pietrangelo, Mr. Birkner

Members Absent: Mayor Dempski, Mr. Strunk, Ms. Belz

Also Present: Attorney S. Gruenberg, Engineer Deborah D’Amico, Planner Nancy Weaver

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

MINUTES: The November minutes will be submitted at the December 14, 2005 meeting.

RESOLUTIONS:

1.  Heron Run/M. Spann - WTPB#2005-1 - Resolution for a Preliminary Major Subdivision application for Block 82, Lot 17. Eligible to Vote: Sodtalbers, Dempski, Strunk, Pietrangelo, Iwaniszyn. This application was approved on October 12, 2005.

This resolution will be presented at the December 14, 2005 meeting.

COMPLETENESS ITEMS:

1.  Trade Zone Auto/C. Basile - WTPB#2005-32 - Completeness for a Conditional Use Variance for Block 79, Lot 7.06 located on Route 31. The applicant was represented by Attorney John Abromitis of Courter, Kobert & Cohen and Engineer Carlton Frost.

A motion to deem the application complete with waivers granted for completeness only was made by Mr. Howell, seconded by Mr. Rossi, Vote: Howell, Rossi, Sodtalbers, Klingel, Rossi, Iwaniszyn, Pflugh, Pietrangelo, Birkner - Ayes, 0 - Nay, 0 - Abstain, motion carried. The public hearing for this application is scheduled for December 21, 2005.

PUBLIC HEARING AND DISCUSSION ITEMS:

1.  Ms. K. Burdorf - WTPB#2005-30 - Public Hearing for a “C” Variance application for Block 48.02, Lot 1. This application was deemed complete on September 28, 2005.

The applicant was represented by Attorney Alan Lowcher, Mr. Lowcher stated the the applicant is proposing to construct a 15' by 12'8" sunroom addition to her single family home. Mr. Lowcher stated the property is a corner lot located in the VR Zone District. Mr. Lowcher stated because this property is a corner lot, the Zoning Ordinance and Development Regulations treat the property as having two front yards, if this property were not a corner lot there would only be one front yard setback and the applicant would only have to comply with a side yard setback requirement. The following exhibits were presented and discussed: A-1 Reference & Compliance report, A-2 Front elevation, A-3 Exterior, A-4 Dimensions, A-5 Denial from zoning officer, A-6 Driveway photo, A-7 Front photo, A-8 Photo taken from across the street, A-9 Corner photo, A-10 Letters from adjoining neighbors, Morris & McCormick. Attorney A. Lowcher reviewed the reasons for Variance relief, the shape of the land which limits her, two front yards which make it difficult to meet requirements and the location of the pre-existing structures. Attorney S. Gruenberg asked if there may be  another possible location. Mr. Rossi stated he was familiar with the property and that there was really no other location due to a pool and fence located on the property.

Public Comment: None at this time.

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

Attorney S. Gruenberg reviewed the reasons for the Variance application.

A motion to grant Variance approval was made by Mr. Sodtalbers, seconded by Mr. Rossi,

Vote: Sodtalbers, Rossi, Howell, Klingel, Iwaniszyn, Pflugh, Pietrangelo, Birkner - Ayes, 0 - Nay, 0 - Abstain, motion carried.

2.  Mr. F. Opdyke - Conceptual Plan for Block 67, Lots 58, 59 & 60, located on Mill Pond Rd. Attorney Roger Skoog represented the applicant, Mr. Skoog stated the property was located in the MR zone which is five acre zoning. Mr. Skoog stated the applicant wished to subdivide the land into 2- five acre lots and a third lot which would be 3.7 acres. Mr. Skoog stated there were 23 homes in the immediate area with less than 5 acres. Mr. Skoog stated the two larger lots would be nearest the railroad tracks and the smallest lot would be furthest up the hill.

Attorney S. Gruenberg stated it was up to the Board what your feelings are.

Ms. Pietrangelo stated she would prefer two lots due to the slope.

Mr. Birkner asked how would three lots benefit the Township in return.

Ms. Pflugh stated the application would have to adequately address slope and storm water issues, and she would rather the small lot be near the railroad because of the flatter grade of 9%.

The Board agreed they would rather see the smaller lot near the railroad, Mr. Skoog thanked the Board for their time.

3.  Blue Mt. LLC - WTPB#2005-35 - Public Hearing for a Minor Subdivision application for Block 24 Lots 6,6.01 and 6.02. The applicant was represented by Attorney Robert Boak and Elizabeth Calhoun of Mace Consulting Engineers. Attorney S. Gruenberg reviewed the legal notice and stated the Board had jurisdiction to proceed Mr. Gruenberg swore in Engineer and Planner Ms. Calhoun. Attorney R. Boak briefly reviewed the following changes to the application: The alley in the rear of the property has been vacated,

The new lot depth is 140' where 150' is required, The original variance has been reduced from 10 ft. to 2 ½ ft., the limestone concerns will be addressed at the next meeting. Attorney S. Gruenberg swore in Engineer and Planner Ms. Calhoun of Mace Consulting Engineers, Ms. Calhoun reviewed the plat for the three lot minor,

Exhibits A-1 Minor Subdivision plat and A-2 Grading and soil erosion plan,

Ms. Calhoun stated there would be no proposed road into the lots access would be through the County Road. Mr. Boak stated the applicant has acquired septic permits from Warren County Board of Health. The new plats show the proposed homes, street trees and incorporated re-tension areas at the corner of Castle Street and Brass Castle Road. Ms. Calhoun stated there would be no dry wells due to the limestone issues and the minor variance setbacks have been shown as well.

Ms. Calhoun stated most of the lots in the area are less in depth, we are exceeding the typical depth and the homes will be similar in size to existing homes.

Attorney S. Gruenberg asked who owned the various lots, Ms. Calhoun stated Ms. Fentzlaff owned all of the lots. Mr. Gruenberg asked why then are the lots not merged. Ms. Calhoun stated lot depth doesn’t necessary force the merger.

Mr. Boak stated the tax assessor has not merged the lots, they are all separately billed and separately taxed. Mr. Howell stated Bonnie Van Ness has been shown to own lot 6.02.

Ms. Calhoun stated that maybe joint or from the previous application.

Ms. Calhoun stated the lots are now more consistent with the neighborhood and all of the necessary facilities can be put onto the lot.

Planner Nancy Weaver asked if lot 6.01 and 6.02 were merged shouldn’t it be a major subdivision, Mr. Gruenberg stated this may change the plan.

Mr. Boak stated the new list is only a month old from the tax assessor. Mr. Gruenberg stated if the lot is considered an undersized lot it could be considered merged.

Mr. Boak stated as of 30 days ago the tax assessor has not merged the lots.

PUBLIC COMMENT:

Mr. John Belese  of 33 Dale Avenue

If they put in three homes now will we relive this a year from now, Ms. Calhoun replied no.

Attorney S. Gruenberg swore in Mr. William Deutschlender of Blue Mt. LLC.

Mr. Deutschlender stated the homes will be 2500sq.ft. homes, four bedroom colonials.

Mr. Deutschlender stated he has done everything the Board has asked him to do and the neighbors would prefer seeing homes instead of a dumping ground for garbage.

Ms. Pietrangelo asked would you consider a limit on the size of the home put in the resolution,and are there any two story homes adjacent to the property.

Mr. Deutschlender said yes there is a two story home on the corner, a cape cod and he would consider a limit to the size of the homes.

Mr. Deutschlender stated his intention is to build sensible sized homes.

Mr. Birkner asked if there was an ordinance for consistency of size of homes for their surrounding are, Mr. Gruenberg replied I don’t believe we do.

Chairwoman Pflugh stated the  public hearing will resume on December 14, 2005 at 7:30 p.m. without further notice, Mr. Fisher will be present to provide testimony.

ADJOURNMENT: 9:00 p.m.

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

Respectfully Submitted,

Margaret Housman, Secretary

Washington Township Land Use Board