PITTSGROVE
TOWNSHIP PLANNING BOARD
MAY
18, 2005
The regular meeting of the Planning Board
of Pittsgrove Township was held on May 18, 2004 in the Municipal Building
Courtroom. 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, Charles Hughes, Donald Garrison, Sheila
Benson, Robert Widdifield and Joseph Lindmeier.
Alternate members
present were: Robert Ternay, Christine Seeney and Kevin Foster.
Members absent
were: Kenneth Martin and Dennis
Rambone.
Planning Board Solicitor William L.
Horner, Planning Board Engineer Mark Brunermer and Secretary Nancy Huster were
also present.
MINUTES
MARCH 16, 2005
On a motion by
Robert Widdifield and seconded by Charles Hughes the minutes of the March 16,
2005 meeting were approved as submitted. All were in favor.
MAY 3, 2005
On a motion by Robert Widdifield and
seconded by Charles Hughes the minutes of the March 16, 2005 meeting were
approved as corrected. (Zimmerman change to Simmerman) All were in favor.
ESCROW FEE DETERMINATION
The board discussed
the Verron Developers application and determined that additional professional
review should be completed. The application will be forwarded to Sally
Birdsall, Township Planner. A Traffic Engineer and Environmental Specialist will
be recommended by the Planning Board Engineer. Additional escrow will be
required when estimates are received from the three professionals.
APPLICATIONS
BRIAR HILL ESTATES MAJOR SUBDIVISION – 24 RESIDENTIAL LOTS & 2 COMMERCIAL
LOTS PROP0SED – COMPLETENESS HEARING FOR PRELIMINARY APPLICATION – BLOCK 104, LOT
40 – ROUTE 40 – ATTORNEY; MICHAEL GRUCCIO
Planning Board
member Frank Pace stepped down from the board and did not participate in the
decision of this application.
Attorney Francis
Reuss and Daniel from Adams, Rehmann & Heggan Engineers were present.
The board addressed completeness
of the application in accordance with the Planning Board Engineer’s review
letter dated March 25, 2005.
William Horner, Esq.
testified that he received all legal documents for proof of ownership.
On a motion by
Robert Widdifield and seconded by Charles Hughes the application was deemed
complete.
Roll Call Vote: All
were in favor.
LUIS PEREZ – PUBLIC HEARING FOR
A BULK VARIANCE APPLICATION
TO CONSTRUCT A HOME ON A LOT THAT DOES NOT MEET THE LOT DEPTH AND
LOT AREA REQUIREMENTS - BLOCK 2501, LOT 18.01, MUSCOVITZ AND CLEVELAND AVENUES
The applicant Louis
Perez and his son Jose Perez (interpreter) were present and sworn in by the
Planning Board Solicitor.
The applicant does
not feel that adjoining property owners would be interested in purchasing the
lot.
Robert Widdifield
noted that other lots in the area, although not conforming, are larger than
this lot.
Debbie Behnke,
Director from the County Office for the disabled stated Mrs. Perez is disabled
and needs a rancher on this lot.
Mr. Horner directed
the board regarding positive and negative criteria when making decisions on
bulk variances and informed the board that 120 days are allowed to make a
decision on this type of variance application.
It was noted that
the house will front on Cleveland Avenue.
On a motion by Frank
Pace and seconded by Robert Widdifield the variance was approved.
Roll Call Vote: All
were in favor.
On a motion by Frank
Pace and seconded by Robert Widdifield the variance is granted with the
following conditions:
1. The lot size is consistent with other
lots in the area.
2. The applicant must provide a deed
restricting the agricultural buffer area in accordance with 60-42E(7)(b).
3. The paved asphalt apron must extend to
the property line and must be 2” thick bituminous surface course.
4. The septic plan must be provided to the
construction office with grades adjacent to the proposed home as part of the
building permit submission.
5. A note must be added to the plan
indicating the existing 8” diameter trees outside the building envelope,
driveway and septic field area to remain protected during construction.
Roll Call Vote: yes - Frank Pace, Robert Widdifield, Kevin
Foster, Joseph Lindmeier, Sheila Benson, Donald Garrison, Peter Voros and
Gregory Hickson.
No - Charles Hughes
RESOLUTIONS
VERRON DEVELOPERS, LLC,
RALPH PETERSON –
RESOLUTION GRANTING CONTINUANCE OF HEARING - RE: USE VARIANCE APPLICATION, BLOCK
2602, LOT 12.01, LANDIS AVENUE
On a motion by Frank
Pace and seconded by Robert Widdifield the resolution stated above was adopted
as written.
Roll Call Vote: All
were in favor.
OTHER BUSINESS
ECONOMIC DEVELOPMENT COMMITTEE
LANDIS AVENUE REDEVELOPMENT 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”. CONTINUED FROM 4/20/05
Oliver Carley from
Waetzman Planning Group was present.
Planning board
member Robert Widdifield asked Mr. Carley if he anticipated developing areas
around the stream and environmentally sensitive areas.
Planning board
member Frank Pace asked if we could create two separate redevelopment areas
leaving environmentally sensitive areas out.
Mr. Carley stated
that designating the entire area would help environmentally sensitive areas be
addressed when needed rather than leaving them out.
Mr. Carley was not
sure if grants will be available for low interest loans.
Mayor Voros
commented that the Township does not have plans to purchase any property in the
redevelopment area and regarding Coah and affordable housing, Pittsgrove
Township is protected until 12/31/06.
Mr. Widdifield
stated that he is not comfortable with the conservation zone area being located
in the redevelopment zone.
Mr. Carley commented
that if included it would provide greater Planning tools and protection of
sensitive areas.
Mark Brunermer
stated that DEP does not investigate or delineate C-1 areas when delineating
wetlands. He was told by “wetlands people” that C-1 category is not a wetlands
issue. It is a stormwater issue and investigated only when an encroachment
permit is applied for.
Mr. Carley stated
that the law allows the Township to change the Master Plan and Zoning Ordinance
to create additional regulations in the redevelopment area. He was not sure if
the Township can exceed the area recommended by the Planning Board.
Mr. Widdifield commented that the
Township Committee can not exceed the area recommended by the Planning Board.
Jim Shuster
questioned the concerns about the environmentally sensitive areas because there
have not been previous attempts for protection.
Mr. Widdifield
stated that the environmentally sensitive areas are protected by the master
plan.
The Hearing was
opened to the public for questions or comments.
Valerie Nagy
suggested that the redevelopment area include only those properties that meet
at least four or five of the required conditions.
Herb Wegner,
Chairman of the Environmental Commission stated he feels that many do not know
what this is all about. He talked to the State and they do not know why this
Township would want this. They are of the opinion that there should not be a
redevelopment area in Pittsgrove Township. Mr. Wegner has many articles
explaining the problems with redevelopment areas stating that designating 720
acres does not make any sense. The American Farmland Trust studies show this
will not improve the tax situation. The more ratables, the higher the taxes
will be. Mr. Wegner passionately feels that it will be a big mistake to make
the entire area a redevelopment area.
Blossom Brodski stated many years ago she
lived in another town that designated a redevelopment area. Many problems
followed; they needed a special committee for the redevelopment area and
eventually the Planning Board lost control. She feels the Township should work
within the master plan already created.
Jim Shuster stated
the American Farmland Trust has a fact sheet called “Agricultural Economic
Development”. The study indicates that building and maintaining a strong
agricultural economy is just as important to viability to farmers and ranchers
and if you don’t provide a good economic infrastructure for the farmers and
ranchers, agricultural businesses will not survive and farmland will be sold
for developments. He also stated that farmland in the proposed redevelopment
area is already being sold off.
Mr. Carley thinks
that the redevelopment committee would be chosen at a later date and this board
would not have control over the redevelopment committee. He does not know if
the planning board can be the redevelopment committee. He thinks they cannot.
Eric Cagle stated
this is not about tax ratables. “We are already a gateway so give businesses a
support system. It will add greater safeguards to environmentally sensitive
areas.
The Chairman closed
the public portion of this hearing.
Donald Garrison
questioned the effects of the new “Fast Track Law”.
Mr. Horner stated
that there is not a “Fast Track Law” at this time. It is proposed for the end
of this year.
Mr. Voros commented that Jeff Ridgeway
and himself investigated how to keep taxes down and thanked Herb Wegner for the
devotion he has made to preserving farmland and getting the job done. He hopes
that a redevelopment area might help keep taxes down also.
Robert Widdifield
made a motion to continue the redevelopment area hearing at a future meeting.
The motion did not
receive a second.
Mr. Horner commented
that there is no time frame on this decision.
Mayor Voros
questioned the solicitor regarding his ability to vote.
Mr. Voros made a
motion for the plan to make the next step.
The board and
professionals discussed the process of recommending a redevelopment zone.
The motion did not
receive a second.
Mr. Voros withdrew
his motion.
Some board members
were of the opinion that further studies would be conducted after the area was
recommended to the Township Committee.
Mr. Horner advised
the board that their job is to recommend the area or a portion of the area to
the Township Committee if they are in favor of a redevelopment area.
A motion was made by
Robert Widdifield and seconded by Christine Seeney to recommend a reduced area
to be designated as a redevelopment zone.
Roll Call Vote: yes - Robert Widdifield, Christine Seeney
and Sheila Benson
No - Kevin
Foster, Joseph Lindmeier, Donald Garrison, Charles Hughes, Frank Pace and
Gregory Hickson
On a motion by Frank
Pace and seconded by Joseph Lindmeier the entire area as depicted on the map in
the study conducted by the Waetzman Planning Group is recommended to the
Township Committee.
Roll Call Vote: yes - Frank Pace, Joseph Lindmeier,
Christine Seeney, Kevin Foster, Sheila Benson and Donald Garrison
No - Robert
Widdifield, Charles Hughes and Gregory Hickson
ENVIRONMENTAL COMMISSION
LAND DEVELOPMENT CODE
Chapter 60-61 EXISTING LOTS
RESOLUTION
REQUESTING PITTSGROVE TOWNSHIP COMMITTEE REPEAL THIS ORDINANCE
On a motion by
Robert Widdifield and seconded by Frank Pace the resolution making a
recommendation to the Township Committee as stated above is approved. All were
in favor.
Chapter 60-82 SIGNS
CURRENT STATUS:
REVISED (AS PER 5/3/05 MEETING) RESOLUTION PREPARED BY WILLIAM HORNER, ESQ.
SUBMITTED FOR BOARD’S REVIEW
On a motion by Frank Pace and seconded by
Robert Widdifield the resolution making a recommendation to the Township
Committee as stated above is approved. All were in favor.
STORMWATER MANAGEMENT ORDINANCES
CURRENT STATUS:
REVIEW AND PREPARATION BY WILLIAM HORNER AND MARK BRUNERMER
EXECUTIVE SESSION (IF REQUIRED)
ADJOURNMENT
There being no
further business the meeting was adjourned on a motion by Frank Pace and
seconded by Peter Voros. All were in
favor.
__________________________
Nancy L. Huster
Land Use Administrator