TOWNSHIP OF WASHINGTON
WARREN COUNTY
LAND USE BOARD

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

MINUTES
SEPTEMBER 13, 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: Mr. Howell, Mr. Strunk, Mr. Sodtalbers, Mr. Klingel, Ms. Pflugh, Ms. Pietrangelo, Mr. Zaret, Mr. Iwaniszyn (7:45)

Members Absent: Mr. Dempski, Ms. Belz

Also Present: Attorney S. Gruenberg, Engineer W. Gleba, Planner S. Doyle

MINUTES: Minutes from the August 30, 2006 will be reviewed at the September 27, 2006 meeting.

CORRESPONDENCE:  A correspondence list was provided to the board members.

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

This application was not heard due to lack of quorum and was rescheduled to the  October 11, 2006 meeting and adjourned thru October 31, 2006 without any further notice being required.

2. Hawk Pointe/Asbury Farms - WTPB#2006-2 - 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. This application was deemed complete with conditions on July 12, 2006. Mr. E. Zaret and Mr. R.J. Strunk stepped down for the application.

Attorney S. Gruenberg stated he had reviewed the advertising for this application and the board has jurisdiction to proceed. The applicant was represented by Attorney L. Tubman of Archer & Greiner, Engineer E. Back of Gladstone Design, Toll Brothers Architect, Mr. D. Ruggles, Mr. G. Dean of Gary Dean & Associates, Affordable housing Architect Mr. R. Arzberger and Mr. P. Alles Senior Vice President of Toll Brothers. Attorney S. Gruenberg swore in all witnesses prior to testimony. Engineer E. Back briefly reviewed his credentials for the board. Mr. Back began his testimony with an overall site plan of the entire 317 acres known as Hawk Pointe golf community, exhibit A-1. Mr. Back stated eighty percent currently existing at the site is the open space golf course areas, 120 residential dwelling units as well as a club house. Mr. Back stated the current proposal is another 85 residential dwelling units sandwiched between the existing 120 units and what will be the future commercial development.

Mr. Back stated of the 85 units there are 10 affordable dwelling units located in one unit itself in one building. Mr. Back stated the existing utilities at the site can easily be extended into servicing the individual town homes, roadway networks can be extended and will give access to the individual units as well. Mr. Back reviewed the existing conditions and prior approvals.

Mr. Back reviewed the general topography, detention ponds, on site streams and the tie in locations for the storm drains. Mr. Back stated the sewerage treatment facility is currently servicing 120 dwelling units as well as the club house and will also be used for the proposed town homes and commercial units. Mr. Back stated they have tried to keep the existing topography and conditions at the site through all the different phases of development as they move forward. Mr. Bach reviewed exhibit A-2 a close up view of Route 31 access and the commercial district including the proposed Shop-Rite location, restaurant pad, bank and office building. Mr. Bach reviewed exhibit A-3 an enlarged version of the landscaping plan which includes parking with private and public roadways. Mr. Bach stated one building was proposed as a 6 unit building which would require a variance for length, Mr. Bach stated the plans will be revised to make two five unit buildings that will be fully conforming with respect to maximum building length, building separation and distance between buildings everything else in that respect will be met. Ms. Tubman stated the revised drawings will be submitted ten days prior to the meeting date. Mr. Bach addressed depth issues for some of the buildings. Ms. Tubman introduced Mr. Dean at this time.

Mr. Gary Dean of Gary Dean & Associates briefly reviewed his credentials for the board and stated he has been the project traffic consultant dating back to 1998 or 1999.

Mr. Dean stated he last came before regarding the GDP amendment and at that time had some dialog regarding the traffic signal that had been included as part of the original application to the NJDOT. Mr. Dean stated with the nature of this application given the use as age restricted homes which would affect the traffic generation characteristics which would largely be similar to those phases which have already been constructed. Mr. Dean stated obviously the units would generate some level of activity but not the same level of activity that we would see with traditional market housing. Mr. Dean stated the NJDOT will not simply grant approval for a traffic signal until there is sufficient traffic generated to warrant that signal, Mr. Dean stated an application has now been filed with the NJDOT for the installation of a traffic signal at the intersection of Route 31 and Hawk Pointe Boulevard and the realignment of South Lincoln Avenue to create a conforming four way intersection.

Mr. Dean stated the approval process with the NJDOT takes some time and would expect the process to take six to nine months to receive approval and we could expect to see the traffic signal operational within a year which would be right around the time that the first units could be constructed and occupied. Mr. Dean stated the application to NJDOT features all of the components that are on exhibit A-2 as well as the subject of this evenings matter.

Mr. Dean stated the traffic for the proposed Shop-Rite as well as some of the other stores meets the requirements to justify the traffic signal installation. Mr. Dean briefly reviewed the three permits filed with NJDOT regarding streets and traffic flow.

Planner S. Doyle referenced her report dated August 24, 2006, Ms. Doyle asked if the Board Engineer has had an opportunity to see the design that is being presented to the State and the applications that have been submitted. Mr. Dean stated that it is the same design that was previously submitted to the town and reviewed by your predecessors, the plans should be dated March of 2000, a set will be provided to Mr. Gleba.

Engineer W. Gleba stated the concern is what exactly has been approved, who has executed it and county approval. Mr. Dean stated he would submit to Mr. Gleba not only the signed plans but the signed permits. Mr. Gleba asked if a decision was made of what type of light would be installed. Mr. Dean briefly reviewed the various types of lights used by NJDOT.

Ms. Doyle stated she had hoped she would have an opportunity to discuss with the board her request for bus stop lanes. Mr. Dean stated the municipality has a window of opportunity to submit concerns to NJDOT of thirty days from submission. Ms. Doyle addressed item #8 of her letter dated August 24, 2006. Ms. Tubman stated they have some thorough review letters and they are working through them and would like the opportunity to meet with the board consultants to work some of this out and present it is public. Mr. Dean stated this was the first he had heard of a bus stop lane, we are proposing improved shoulders along our frontage and turning lanes from the highway. Mr. Dean stated there would more likely be a specific facility designated such as Shop Rite rather than designating a stop along Route 31 which would be safer and more appropriate. Chairwoman D. Pietrangelo stated the current Shop Rite is a destination on the County route, I also work in a local doctor’s office and people depend heavily on public transportation. Ms. Pietrangelo asked if Shop Rite builds and a medical office builds who would be responsible for creating a bus stop. Mr. Dean recommended a bus stop or location be designated in the property itself which is the destination rather than have a bus stop along the shoulder of Route 31. Ms. Tubman stated the applicant has a contract with Shop Rite and plans that are in process to be submitted shortly and we will accommodate it there. Attorney S. Gruenberg stated that in previous applications you mentioned that you needed to build before the application generated for NJDOT could receive the light, where are you in that process for this application. Mr. Gruenberg asked if approval from NJDOT would be a condition of approval before any granting of the application that is before the board. Ms. Tubman stated that this residential development will not meet warrants, we cannot get a light with this, it is to be followed immediately with a virtual separate commercial site plan application which would meet NJDOT requirements. Mr. Dean stated that they need the commercial component to generate enough traffic sustained during the day for NJDOT to approve the warrants for the signal itself. Mr. Gleba asked Mr. Dean if there was a street intersection permit that is approved for Hawk Pointe Boulevard, Mr. Dean replied yes and it includes the realignment of South Lincoln Avenue.

Mr. Dean stated he would reach out to NJDOT for the Land Use Board for a bus stop within the project limits. Mr. Sodtalbers and Ms. Pflugh stated any bus stops should be within the confines of the commercial project and not on the highway, the board agreed.

PUBLIC QUESTIONS:

Mr. F. Cregan of 62 Merlin Drive.

Mr. Cregan asked if the traffic signal would provide for a left hand turn, Mr. Dean stated on Route 31 yes. Mr. Cregan asked what roads would be located at the signal in a year, Mr. Dean stated that

Hawk Pointe Boulevard would have to be constructed and South Lincoln has to be re-aligned.

Mr. Dean stated he would refer the question to Mr. Back.

Mr. Cregan asked the board if they would have their traffic engineer review the need for a traffic signal. Chairman D. Pietrangelo stated if the board thinks it would be necessary then they would.

Engineer E. Back continued his review of site plan exhibit A-3 and A-2 at this time.

Mr. Back reviewed the traffic circulation for the residential site at this time which included street intersections, access, driveways and parking.

Mr. Back reviewed detention basin design and locations and DEP requirements.

Mr. Back reviewed the road service for club house drive to route 31.

Mr. Back stated with the infrastructure already being constructed all we have to do is tap into water lines and sewer lines and extend it to the project itself.

Engineer W. Gleba briefly reviewed for the board the status of the application.

Mr. Gleba requested the posting of no thru traffic on the alley ways and addressed offset intersections. Mr. Gleba stated he really needs a reply to his review to address the issues that are outstanding, Ms. Tubman stated they were working on a reply with the new submission.

Mr. Back stated they would be addressing as many items as possible on the review letter with the revised plans at a future submission. Planner S. Doyle stated she would email her review letter to Mr. Back for his response. Mr. Back stated the revised plans would be submitted in the near future with a detailed response of each line item for the professionals as well.

Mr. Back will address stormwater management at the next meeting as requested by Ms. Pflugh.

Mr. Back stated the COAH obligations will be discussed at the September 27, 2006 meeting.

PUBLIC QUESTIONS:

Mr. F. Cregan of 62 Merlin Drive.

Mr. Cregan stated he was not sure Hawk Pointe Boulevard would be constructed in a year.

Mr. Back stated as soon as they have all of their permits in hand construction will begin.

Mr. Cregan stated he had concerns of the abundance of stop signs in the community, Mr. Back briefly addressed proposed stop sign locations.

Mr. Cregan asked if the current detention basins being utilized at Hawk Pointe will be used for the new town houses, Mr. Back stated the current application will tie into the existing

basins.

Ms. E. Scovill of 5 Osprey Court.

Ms. Scovill stated she had concerns regarding circulation, her concern is with the intersection of Falcon Way and Osprey Court. Ms. Scovill asked Mr. Back if the applicant would consider some landscaping on the Osprey Court side for shielding the head lights. Mr. Back stated he was sure the applicant would agree to supplemental landscaping for shielding.

Ms. Scovill stated she had concerns for the parking of the six town homes, Mr. Back reviewed the circulation for Osprey Court and stated if parking becomes an issue they could address it.

Mr. J. Vergos, President of Washington Township Fire Department.

Mr. Vergos stated the alleyways due propose a problem for the fire department and emergency services for on street parking. Mr. Vergos stated he had concerns for the turn radius coming out of the alleyways because the fire trucks are up to thirty two feet in length. Mr. Vergos stated his main concern is the width of the alleyway with on street parking, would it be limited to one side of the street for parking and would the board consider the fire service.

Mr. Back stated the car way width of the alleyways is eighteen foot and the parallel parking is off set.

Mr. Gleba requested the submission be made as always to the fire dept., police dept.and emergency services. Mr. Gleba suggested the applicant look into the capabilities of the fire fighting apparatus, is it adequate for that use.

Mr. Back stated when they resubmit the plans they will be distributed to all emergency services.

Mr. F. Cregan of 62 Merlin Drive.

Mr. Cregan asked how wide is Hawk Pointe Boulevard in each direction, Mr. Back stated the Boulevard is twenty two feet wide. Mr. Back briefly reviewed the parking spaces in that area which were limited.

BREAK: 9:20 - 9:30 P.M.

Attorney S. Gruenberg stated the public hearing for Hawk Pointe will be continued at the September 27, 2006 meeting without further notice being required.

RESOLUTIONS:

1. Burger King/Harvey Management Corp. - WTPB#2005-36 - Resolution for Site Plan approval granted on August 9, 2006 for Block 64 Lot 15 located at 309 Route 31 South.

Eligible to Vote: Klingel, Sodtalbers, Pietrangelo, Zaret, Belz, Dempski

A motion to approve with corrections was made by Mr. Sodtalbers, seconded by Mr. Klingel, Vote: Sodtalbers, Klingel, Pietrangelo, Zaret - Ayes, 0 - Nay, 0 - Abstain, motion carried.

PUBLIC COMMENT:

Mr. Frank Cregan of 62 Merlin Drive.

Mr. Cregan stated Burger King did agree to two trees at their public hearing.

EXECUTIVE SESSION: 9:45 p.m. to 10:15 p.m.

A motion to go into executive session to discuss “Litigation” was made by Mr. Howell, seconded by Mr. Iwaniszyn, all ayes motion carried.  A motion to return to regular session was made by Mr. Sodtalbers, seconded by Mr. Iwaniszyn, all ayes motion carried.

ADJOURNMENT: 10:15 p.m.

Without further business before the board and no public comment offered the meeting was adjourned.

Respectfully Submitted,
Margaret Housman, Secretary
Washington Township LUB