PITTSGROVE TOWNSHIP PLANNING BOARD

APRIL 20, 2005

Meeting Time: 7:30 pm – 10:30 pm

The regular meeting of the Planning Board of Pittsgrove Township was held on April 20, 2004 at the Arthur P. Schalick High School in the auditorium. The meeting was called to order; compliance with the Open Meeting Act made and Flag Salute was lead by the Chairman Gregory Hickson.

Regular members present were: Gregory Hickson, Frank Pace, Mayor Peter Voros, Kenneth Martin, Donald Garrison, Sheila Benson, Robert Widdifield and Joseph Lindmeier.

Alternate members present were: Robert Ternay and Christine Seeney.

Members absent were: Charles Hughes, Dennis Rambone and Kevin Foster.

DESIGNATE ALTERNATES TO VOTE

Christine Seeney was designated as the alternate member to vote.

ESCROW FEE DETERMINATION

EDGEWOOD ESTATES – K. HOVNANIAN AT PITTSGROVE, LLC – MINOR SITE PLAN, SALES TRAILER, SIGN AND CONSTRUCTION TRAILER – BLOCK 2006, LOT 1, 2.02 & 10 - $1,500.00 ESCROW FEE REQUIRED, CURRENT BALANCE: - $1,612.00 (Negative)

On a motion by Frank Pace and seconded by Christine Seeney the required escrow for this application was deemed to be insufficient and the applicant is required to submit an additional escrow deposit in the amount of $7,112.00. All were in favor

APPICATIONS

EDGEWOOD ESTATES – K. HOVNANIAN AT PITTSGROVE, LLC – MINOR SITE PLAN, SALES TRAILER, SIGN AND CONSTRUCTION TRAILER – BLOCK 2006, LOT 1, 2.02 & 10

The applicant’s attorney Mike Macaninch confirmed that he is working on the three way agreement (assignment of rights and obligations).

The Planning Board Solicitor William Horner concurred that all required items were provided as per his March 16, 2005 letter with the exception of the additional escrow stated above.

On a motion by Frank Pace and seconded by Donald Garrison the application is deemed complete subject to submission of the additional escrow deposit in the amount of $7,112.00 to be submitted by May 1, 2005. All Were in favor.

RESOLUTIONS

NO BUSINESS

OTHER BUSINESS

LANDIS AVENUE REDEVLOPMENT AREA – PUBLIC HEARING FOR THE PURPOSE OF CONSIDERING WHETHER TO RECOMMEND THAT THE PITTSGROVE TOWNSHIP COMMITTEE DESIGNATE CERTAIN PARCELS OF REAL PROPERTY LOCATED IN SOUTHERN PITTSGROVE TOWNSHIP AS A “REDEVELOPMENT AREA”.

The Chairman introduced Larry Waetzman and Oliver Carley, Professional Planner’s who prepared the study and were present to explain the proposed

redevelopment area investigation report.

Mr. Waetzman explained that the Planning Board can recommend an area of the township for redevelopment and the purpose of the hearing tonight is to see if the area qualifies. The Township Committee has the option of designating all or a portion of the area to be in need of redevelopment.

Mr. Waetzman stated that the purpose of the study was to see if the area qualified for redevelopment. He presented slides explaining the following:

1. Pittsgrove’s Past Redevelopment Efforts

2. Redevelopment Process

3. Redevelopment Tools

4. Proposed Redevelopment Area

5. Existing Land Use

6. Zoning

7. Local Redevelopment and Housing Law

8. LRHL Conditions

9. Properties that meet LRHL Conditions

10. Property Ownership

11. Master Plan (Pittsgrove Township (2000)

12. State Development and Redevelopment Plan

13. Breakdown of Properties that meet each LRHL Criteria

The Planner summarized that the area should emphasize economic development not housing and all environmentally sensitive areas could be protected.

The Chairman opened the meeting to the public for questions and comments.

Carmen Catalano questioned how many people are waiting in line to buy property on Landis Avenue. He feels that sewer and water should be available and would not be a detriment.

Mr. Waetzman stated that he could not answer until a plan was prepared.

Robert Morse is not in favor of commercial development is this area. Development should stay far away from water sheds and environmentally sensitive areas.

Tom Figlio states environmentally sensitive areas should be preserved rather than developed. He is concerned with tax abatement whereas taxes would be prorated for five years. He is also concerned with the fast track law.

Oliver Carley states that the fast track law was passed by McGreevy but is now on hold.

Jim Shuster, Chairman of the Economic Development Committee assures that the Committee is also concerned with the environmentally sensitive areas. He states that protection of the environmentally sensitive areas could strengthen if it is a part of the redevelopment area. The Economic Development Committee is not in favor of sewer and water because it tends to increase housing developments.

Valerie Nagy stated that the proposed 700 acre’s incorporated a lot of farmland that should not be pushed into commercial development. She feels that the redevelopment area should be less acreage. Mrs. Nagy is also concerned with Coah regulations. She commented that she is in favor of commercial development but concerned with an area of that large size and is concerned with home owners loosing their homes to eminent domain.

Mr. Waetzman answered that eminent domain process is based on land owners receiving fair market value for their property based on appraisals.

Clark George wants to know what businesses would not be desired in the redevelopment zone.

Mr. Waetzman stated that the plan has not been developed yet. This meeting is only to decide if a redevelopment area should be recommended.

Mr. Shuster answered that the Economic development committee desires that the current businesses stay.

Lawrence Mercier thinks the area should not be reduced in size. However, he would like eminent domain completely eliminated from the redevelopment area.

Mr. Horner gave his legal opinion regarding eminent domain stating that the Planning Board does not have the authority to act on eminent domain. This meeting is only to determine whether the area should be recommended.

Mr. Horner assured that no government authority has the ability to remove or guarantee there will not action regarding eminent domain. However, eminent domain is not taking without paying.

Mayor Voros stated the public hearings are held to get information from all of the Township Residents and to make decisions based on that information.

Herb Wegner, Chairman of the Environmental Commission and Farmland Preservation Committee spoke of his feelings that this is a worthy cause to help businesses. However, he feels that the area is overkill and huge amounts of open space should not be turned into commercial businesses. He is concerned with businesses located next to pristine wetlands. An economic study is needed. Studies conducted by the state show that long term effect of businesses do not reduce taxes. Businesses cause increases in taxes due to increases in traffic, security needs and environmental problems. Mr. Wegner’s opinion is that the area should be scaled down to include only the properties already in commercial use and that we should change our Master Plan to be consistent with the State Master Plan.

Mr. Wegner also concluded that we cannot be sure of the effects of the fast track law if enacted.

Jim Shuster requested to rebuttal. Mr. Shuster commented that the studies mentioned by Mr. Wegner include significant increases in housing development along with business development. He states that the American Farmland Trust has studies and has always found that commercial businesses have lower costs on the Township than open space.

Abe Raab owns land on Landis and Alvine Road. Mr. Raab requested a copy of the presentation from Mr. Waetzman. He is concerned with roll back taxes when changing property to commercial property.

Mr. Waetzman concurred that these issues regarding incentives would be addressed at a later date.

Diane Banks feels that more businesses will bring more houses which will cause a need for more of everything. She is also concerned with traffic. She asked if grant money will be available.

Mr. Waetzman stated that monies will be easier to get in a redevelopment zone and there are economic incentives available.

Earl Parvin owns 36 acres along Landis Avenue which is zoned conservation. He questioned why this is in a category “E” when the Township has already designated it as conservation? He feels that city water and city sewer would be a lot safer for the environment.

Oliver Carley explained how the designations were based on Statewide criteria.

Mr. Shuster commented that the preferred types of businesses would promote farming.

The public portion of the hearing was closed.

The Chairman announced that no decision would be made at this meeting on the redevelopment zone.

On a motion by Pete Voros and seconded by Joe Lindmeier this hearing will be continued at the regular Planning Board meeting to be held on May 18, 2005 at the Pittsgrove Township Municipal Building, in the meeting room. All were in favor.

ECONOMIC DEVELOPMENT COMMITTEE

MEMBERS WERE PRESENT FOR THE LANDIS AVENUE REDEVELOPMENT AREA HEARING

LAND DEVELOPMENT CODE

Chapter 60-61 EXISTING LOTS

CURRENT STATUS: ORDINANCE REVIEW COMMITTEE

STORMWATER MANAGEMENT ORDINANCES

Stormwater Management Ordinances and note from Dave Mulford, Administrator

CURRENT STATUS: ORDINANCE REVIEW COMMITTEE

EXECUTIVE SESSION (IF REQUIRED)

No Business

ADJOURNMENT

There being no further business the meeting was adjourned on a motion by Pete Voros and seconded by Robert Widdifield. All were in favor.

________________________________

Nancy L. Huster, Secretary