TOWNSHIP OF WASHINGTON
                                                                             WARREN COUNTY
                                                                             LAND USE BOARD

Municipal Offices                                                                                                                          350 Route 57 West
(908) 689-7209                                                                                                                           Washington, NJ 07882
                                                                                       MINUTES
                                                                             OCTOBER 11, 2006


Chairwoman D. Pietrangelo called the meeting to order at 7:30 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 23, 2005.

ROLL CALL:
Members Present: Mayor Dempski, Mr. Howell, Mr. Strunk, Mr. Sodtalbers, Mr. Klingel, Mr. Rossi, Mr. Iwaniszyn, Ms. Pietrangelo, Ms. Belz
Members Absent: Ms. Pflugh, Mr. Zaret
Also Present: Attorney S. Gruenberg, Engineer W. Gleba, Planner S. Doyle

CORRESPONDENCE: A list was provided to the board members.
Chairwoman D. Pietrangelo announced the continuation of a public hearing for Unity Bank has been rescheduled to October 25, 2006.

MINUTES: Minutes from  September 27, 2006 meeting will be submitted at the October 25, 2006 meeting.

DISCUSSION ITEMS & PUBLIC HEARINGS:
1. Dale Coleman - WTPB#2005-25 - Continuation of a public hearing for a conditional use with bulk variance relief for Block 46 Lot 2 located at 138 Railroad Avenue.
Eligible to Vote: Sodtalbers, Klingel, Rossi, Iwaniszyn, Pietrangelo, Belz, Zaret.
Board members Mayor Dempski and Mr. Strunk stepped down for the application.
The applicant was represented by Attorney A. Lowcher and Planner L. Calhoun.
Attorney A. Lowcher briefly reviewed the application before the board.
Mr. Lowcher addressed the privacy issue with the neighboring home.
Planner L. Calhoun briefly reviewed the variances for the application, a side yard variance, rear yard variance and a “D” variance.

PUBLIC COMMENT: No public comment was offered.

A motion to close the public hearing was made by Mr. Klingel, seconded by Mr. Sodtalbers, all ayes motion carried.
Attorney S. Gruenberg briefly reviewed the conditions discussed as part of the process.
Chairman D. Pietrangelo requested Ms. Calhoun calculate the difference in size of the building, what was proposed versus what was built. Mr. Gruenberg stated the 2003 application was for a 28 x 26ft. building. Ms. Calhoun stated the actual size of the building was 27 x 43ft., 33ft. without the porch. 
A motion to approve a conditional use variance with conditions including the removal of the deck was made by Mr. Sodtalbers, seconded by Mr. Iwaniszyn, Vote: Sodtalbers, Iwaniszyn, Klingel, Rossi, Belz - Ayes, Pietrangelo - Nay, 0 - Abstain, motion carried.

A motion to approve a side yard variance for 5.1 ft. to the building and 17ft. for the walkway  was made by Ms. Pietangelo, seconded by Mr. Sodtalbers, Vote: Sodtalbers, Rossi, Iwaniszyn, Belz - Ayes, Pietrangelo, Klingel - Nay, 0 - Abstain, motion carried.

A motion to deny a variance for the 15.5 ft. overhang was made by Mr. Rossi, seconded by Mr. Iwaniszyn, Vote: Rossi, Iwaniszyn, Sodtalbers, Klingel, Belz - Ayes, Pietrangelo - Nay, 0 - Abstain, motion carried.

A motion to approve a wall variance for the 25.5ft for the rear yard was made by Mr. Iwaniszyn, seconded by Mr. Rossi, Vote: Iwaniszyn, Rossi, Sodtalbers, Klingel, Belz - Ayes, Pietrangelo - Nay, 0 - Abstain, motion carried.

BREAK: 8:35 - 8:45 P.M.

Mr. Rossi and Ms. Belz left the meeting at this time.

2. Hawk Pointe/Asbury Farms - WTPB#2006-2 - Continuation of a public hearing for a Preliminary Major Subdivision and Site Plan application with Variance relief for Block 65 Lots 2 & 4 and Block 65.02 Lot 1 located on Route 31 South.
Eligible to Vote: Howell, Sodtalbers, Klingel, Iwaniszyn, Pflugh, Pietrangelo

The applicant was represented by Attorney L. Tubman, Engineer E. Back, and Traffic Engineer G. Dean. Ms. Tubman stated since the last meeting the applicant has submitted revised plans and responded in great detail to your planner and engineer’s reports. Ms. Tubman stated the DEP required stormwater management changes which we will be prepared to address in detail by exhibit tonight. Ms. Tubman stated the storm water would be addressed separately and subject to technical review and the board’s questions.
Ms. Tubman presented Engineer E. Back of Gladstone Design who has been previously sworn. Mr. Back presented exhibit A-19 a rendering of the site plan with proposed changes.
Mr. Back reviewed alley loaded and front loaded town homes, RSIS issues with centerline road offset and emergency access to Falcon Way. Attorney S. Gruenberg if RSIS required a cul-de-sac, Mr. Back replied not with the number of units we are proposing.
Mr. Back addressed the one hundred and fifty foot buffer for road “J”.
Mr. Back stated they revised the landscaping in the areas of concern for site distance.
Engineer W. Gleba recommended the street trees be planted behind the sidewalks to prevent heaving instead of between the sidewalks and the curb.
Mr. Back stated they were trying to be consistent with what has already been proposed, we believe we could use a root barrier system to solve the problem with heaving. Mr. Back stated he would come up with the detail for the sidewalks.
Mr. Gleba stated road “J” will become dedicated to the township, alleyway “E” will not be dedicated to the township they will become private drives owned and maintained by the homeowner’s association. Mr. Gleba reviewed possible problems with the proposed location of the trees. Planner S. Doyle asked if the trees are right next to the curb where are fifty percent of the leaves going to fall, fifty percent of the leaves are going to fall in the street. Ms. Doyle stated there are regulations regarding leaves and catch basins, Ms. Doyle suggested now would be the time to take on a new policy on the leaf litter, Ms. Doyle stated that in the long run we would be more satisfied.
Ms. Tubman stated the applicant would be willing to move the location of the trees and we will work with your planner. Mr. Back reviewed the setback requirements for the different town homes. Ms. Doyle suggested the board focus on what they prefer and we can try to work to achieve that. The board agreed to leave the decision up to the board professionals for the location of the trees.
Mr. Back briefly addressed the units with walkout basements, grades and heights.
Mr. Back stated that all of the buildings meet the ordinance requirements.

Mr. Gleba stated that a number of site triangles will not be planted or an allowance of thirty inch growth height will be met. Ms. Tubman stated that their landscape architect will meet with Ms. Doyle and address her comments.
Mr. Back stated the proposed alleyways have been made in accordance with RSIS with respect to width and any other restrictions they have placed upon that width of an alleyway or an access aisle. Mr. Back stated that their proposal tonight has been is to provide an eighteen foot cartway with no parking allowed on it.
Mr. Back stated their would be signs to restrict parking along the curb lines in the alleyways. Mr. Back stated along alley “H” they would provide parallel parking outside of the eighteen foot cartway which is permitted by RSIS. Mr. Back stated the eighteen foot cartways would not have any parking. Mr. Sodtalbers stated his concerns with a large truck or emergency vehicles. Mr. Back addressed dead end alleyways and explained at each end of the alleyway there has been a mechanism that has been designed for emergency access. Mr. Back stated he thinks that the design addresses the concerns for emergency access as well the turn around.
Mr. Back stated that maybe we need a more paved area dedicated to the turn around so it would be a little bit easier to maneuver, Mr. Back stated again this is not going to be a location that we expect a huge volume of travel, we will sign it properly. Mr. Back stated RSIS standards for the alleyway it does not require you to have a turn around, we do meet the RSIS standards.

Mr. Gleba reviewed the classifications for alleyways and recommended a
hammerhead turn around for the alleyway or grass pavers for emergency vehicles
and the applicant should discuss this with emergency services. Mr. Back stated
he could accommodate the recommendation from Mr. Gleba.
Mr. Gleba stated the same situation comes up on Clubhouse Drive. Mr. Back stated the road terminates at the sewer treatment facility, Mr. Back stated he could provide additional space there for a turn around. Mr. Gleba requested  signs be posted for no outlet posting or authorized vehicles only.

Mr. Back addressed required parking spaces, Mr. Back explained the parking for each of the unit types and spill over parking per the RSIS.
 
Ms. Doyle asked why couldn’t five spaces be found off the street properly within the other parking spaces. Mr. Back stated the Mt. Laurel building requires twenty two parking spaces, we have a parking lot that is providing nineteen, we lost one on the end for a place to turn around to get back out of the parking lot.
Mr. Back stated we originally had twenty spaces, we are three short according to RSIS, we will look at this again. Mr. Gleba pointed out there is also a club house facility that could absorb the overflow. Mr. Gleba stated sidewalks should be provided from road “J ” down to the club house, Mr. Back stated with the design of the commercial complex provides a pedestrian walkway from road “J” down to the club house.

PUBLIC QUESTIONS:
Mr. James Vergos of Washington Township fire department.
Mr. Vergos asked the board to consider the location of the planting of the trees they not be planted between the sidewalk and the curb, they would be better placed between the sidewalk and the house.
Landscaping:

Mr. Back continued his testimony and addressed landscaping exhibit A-21.
Mr. Back stated he was trying to keep a traditional landscaping design which is currentlyae here at the site, the proposed trees would be the same as what is already existing out there.
Mr. Back stated there would be additional plantings to complement what is already there and along the boulevard which is the entrance to the site. Mr. Back stated a series of evergreen trees for a buffer in between the units for privacy. Mr. Back stated they were trying to enhance what was existing and shield the back of the units as much as possible.
Mr. Back addressed S. Doyle’s comments for foundation plantings and the sewerage treatment plant.

PUBLIC QUESTIONS:
Ms. L. Scovill 5 Osprey Court
Ms. Scovill addressed the douglas firs shown on the plans dispersed up and down the hill.
Mr. Back stated the trees are offset to provide a good buffer.
Lighting:
Mr. Back continued his testimony and addressed lighting exhibit A-22.
Mr. Back stated there are thirty eight lights proposed for the development.
Mr. Back stated the point to point analysis has been completed and is in accordance.
Mr. Back stated the current lighting fixtures are being proposed for the entire site.
Mr. Back stated the treatment facility would have  wall mounted lighting.
Ms. Doyle requested any obtrusive lighting have shielding, Mr. Back agreed.

PUBLIC QUESTIONS: None

Signage:
Ms. Tubman stated a sign package would be submitted at a future date.
Ms. Tubman stated until the board approves the signage separately there would be no signs.
Stormwater Management:
Ms. Tubman stated an overview would be given.
Mr. Back addressed the description of what the DEP requires for the site and the permits.
Mr. Back addressed the detention and water quality requirements.
Mr. Back addressed exhibit A-24 buffer reforce station and conservation easement area plan.
 
Mr. Back stated the DEP requires a thorough review by their environmentalists.
Mr. Back reviewed the requirements for the conservation easement within the three hundred foot buffer which would also include a reforest area.
Mr. Back reviewed exhibit A-23 recharge analysis and DEP recharge requirements.
Mr. Gleba briefly reviewed the process for the applicant and the waivers being requested.
Ms. Doyle asked who selects the type of species for forestation, Ms. Tubman stated the DEP would make the selection and quantity. Ms. Tubman stated the information would be provided to the board planner. Mr. Bach stated the DEP gives them guidelines to follow.

PUBLIC QUESTIONS:
Ms. L. Scovill 5 Osprey Court
Ms. Scovill asked how the basins will be viewed from the carriage houses.
Mr. Back referred to exhibit A-22 for the carriage house and reviewed the property lines for the lots and plantings for the basins.

Ms. Tubman addressed the remaining technical comments and asked the board if they would like to hear about the traffic light and the next phase. Ms. Pietrangelo replied no,  the residential. Mr. Gleba stated he reviewed the DOT information on Friday, Mr. Gleba
requested they be addressed. Mr. Dean reviewed the road details submitted to DOT and the status of the application.
Ms. Tubman addressed inspection fees and performance bonds.
Mr. Gleba addressed permits that still needed to be secured, Ms. Tubman reviewed what site work could take place. Ms. Tubman stated all permits and approvals prior to final.
Ms. Tubman stated Mr. Gleba’s office would be provided with the appropriate permits and approvals. Mr. Gleba stated the construction meeting is held with the township engineer not the land use engineer.
Ms. Tubman would submit a sequence of approval and site improvements, Mr. Gleba agreed it should be spelled out. Mr. Gleba briefly reviewed the ordinance requirements regarding construction trailers and the sales office. Ms. Tubman concluded the testimony at this time. Ms. Tubman stated the board would be provided with a transcript and Mr. Gruenberg.

PUBLIC COMMENT: No further public comment offered.

A motion to close the public hearing was made by Mr. Klingel, seconded by Mr. Iwaniszyn, all ayes motion carried.
A motion to grant variance relief for a stacked flat coah unit was made by Mr. Klingel, seconded by Mr. Sodtalbers, Vote: Klingel, Sodtalbers, Howell, Iwaniszyn, Pietrangelo - Ayes, 0 - Nay, 0 - Abstain, motion carried.
A motion to grant a variance for a sales trailer was made by Mr. Klingel, seconded by Mr. Sodtalbers, Vote: Klingel,Sodtalbers, Iwaniszyn, Pietrangelo, - Ayes, Howell - Nay, 0 - Abstain, motion carried.
A motion to grant variance relief from strict stormwater compliance regulations for groundwater recharge within the effected tract was made by Mr. Sodtalbers, seconded by Mr. Klingel,
Vote: Sodtalbers, Klingel, Howell, Iwaniszyn, Pietrangelo - Ayes, 0 - Nay, 0 - Abstain, motion carried.
A motion to grant Preliminary Major Subdivision and Preliminary Major Site Plan approval subject to conditions listed in the resolution was made by Mr. Sodtalbers, seconded by
 
Mr. Iwaniszyn, Vote: Sodtalbers, Iwaniszyn, Howell, Klingel, Pietrangelo - Ayes, 0 - Nay, 0 - Abstain, motion carried.

3. Discussion on utilizing required anti-pay-to-play ordinances and regulations for Land Use Board professions. (Fair and Open Contract bids for 2007 professionals)
This discussion was tabled to the October 25, 2006 meeting due to the late hour.

4. The 2007 proposed land use budget was distributed and will be reviewed at the November 8, 2006 meeting.

PUBLIC COMMENT: No public comment was offered.

ADJOURNMENT: 11:10 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 LUB