REORGANIZATION &
REGULAR MEETING
PLANNING BOARD JANUARY
17, 2002
BOROUGH OF WANAQUE
Mayor Hagstrom swore in reappointed Member John DiMeglio to a 4 year term, reappointed Member Kevin Platt for a 1 year term, and Thomas Balunis was appointed to a 1 year term. Member Tony Brindisi who as absent, will be reappointed to a 4 year term at the next meeting.
Meeting called to order by Mayor Warren Hagstrom at 7:45 P.M. with a salute to the flag.
ROLL CALL:
John DiMeglio Kevin Platt
Chairman Gil Foulon David Slater
Joseph Graceffo Thomas Balunis
Mayor Warren Hagstrom
PRESENT: Attorney Steven Veltri and Engineer Michael Cristaldi
MEMBERS ABSENT: Tony Brindisi and Eugene Verba
NOMINATION FOR CHAIRMAN: Member DiMeglio nominated Gilbert Foulon for Chairman, seconded by Member Graceffo. No other names were presented.
ROLL CALL ON NOMINATION FOR CHAIRMAN: Voting yes were Members DiMeglio, Graceffo, Mayor Hagstrom, Platt, Slater and Balunis.
At this point in the meeting, Chairman Foulon took over the meeting and thanked the members for their vote of confidence.
NOMINATION FOR VICE CHAIRMAN: Mayor Warren Hagstrom nominated Joseph Graceffo for Vice Chairman, seconded by Member Platt. No other names were presented.
NOMINATION FOR BOARD ATTORNEY: Member Slater nominated Steven Veltri, seconded by Mayor Hagstrom. No other names were presented.
ROLL CALL ON NOMINATION FOR BOARD ATTORNEY: Voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Hagstrom, Platt, Slater and Balunis.
NOMINATION FOR BOARD ENGINEER: Member DiMeglio nominated Michael Cristaldi from Alaimo Engineering, seconded by Member Graceffo. No other names were presented.
ROLL CALL ON NOMINATION FOR BOARD ENGINEER: Voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Platt, Slater and Balunis.
NOMINATION FOR PLANNER TO THE PLANNING BOARD: Mayor Hagstrom nominated Alaimo Engineering, seconded by Member Platt. No other names were presented.
ROLL CALL ON NOMINATION FOR PLANNER: Voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Platt, Slater and Balunis.
RECESSED AT 7:55 P.M.
RECONVENED AT 8:00 P.M.
ROLL CALL: Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Platt, Slater and Balunis.
READING: Open Public Meeting Announcement
This is a Regular Meeting of the Wanaque Borough Planning Board and adequate notice has been given and it has been duly advertised by the placement of a notice in the Trends and the Herald & News, mailed on December 13, 2001 and a notice thereof has been posted on the bulletin board in the Municipal Building in the Borough of Wanaque and a copy thereof has been on file with the Borough Clerk.
COMMUNICATIONS REPORT: No one had any questions.
APPLICATION STATUS REPORT: Engineer Cristaldi said the only thing he had was an application from Hovnanian for 86 Townhouses, which would be located on Boulevard in Haskell.
Attorney Steven Veltri announced he would like to speak to the Board in an Executive Session of the Attorney Client Privilege before its discussed on public record.
MOTION TO GO INTO CLOSED SESSION TO DISCUSS A POTENTIAL LEGAL MATTER RESULTS OF WHICH MAY OR MAY NOT BE ANNOUNCED AT SOME TIME IN THE NEAR OR DISTANT FUTURE: made by Member Graceffo, seconded by Member Slater, voting yes were Members DiMeglio, Chairman Foulon, Graceffo,
Mayor Hagstrom, Platt, Slater and Balunis.
CLOSED SESSION AT 8:10 P.M.
RECONVENED AT 8:30 P.M.: All present as before.
ROLL CALL: Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Platt, Slater and Balunis.
Chairman Foulon told the public, that the discussion the Board just had in Closed Session, basically dealt with the Board Attorney updating the Board on the Reexamination of the Master Plan.
Planner Jill Hartmann told the Board in front of them is a draft and a report she prepared and is consistent with the statutory requirements of the Municipal Land Use Law. Ms. Hartmann said the law provides for the periodic reexamination of a municipality’s master plan and development regulations at least every six years pursuant to the provisions of N.J.S.A. 40-55D-89. It also talks about the items you have to addressed and they’re very specific:
Ms. Hartmann said what she did was look at the objectives and problems from the last reexamination report that was adopted by the Board on January 10, 2000. This was the first formal Reexamination Report prepared and adopted by the Borough. The 1992 Master Plan provided comprehensive planning through its inclusion of a land use plan element, housing element and circulation plan element. The 1992 Master Plan Revision provided specific goals and objectives for land use development and circulation in the Borough. These goals and objectives were enumerated as follows:
Ms. Hartmann went on to say, a number of things have happened in two years. Since the 2000 Reexamination Report, the County has determined that the proposed alternate north-south transportation corridor is not feasible. Therefore, any north-south traffic corridor congestion improvements will focus on Ringwood Ave. Traffic congestion remains an on-going condition and concern. It is anticipated that the realignment of Doty Road with Second Ave. and the signalization of Ringwood Ave. at Doty Rd. and Second Ave. will be accomplished within the next 12-18 months. The Borough currently contains a wide variety of housing types which is suited to the needs of various income levels, age groups and family sizes. A recent land use change will provide an additional housing option for adults 55 and older which is the Powder Hollow Tract and is a 379 acre site, and has recently received preliminary and final site plan approval. On October 3, 2001, the Borough received substantive certification of its Housing Element and Fair Share Plan from COAH. The Borough has begun efforts to upgrade and evaluate its business
community, specifically in the Haskell section of the Borough.
A public parking lot and
gazebo has been built on the northwestern corner of Doty Road and Ringwood Ave as part of the whole process. Also, a new brick façade retail building has been constructed on the southeastern corner of Second Ave. & Ringwood Ave. (CVS Pharmacy). The Borough is in the process of reviewing, replacing and amending the existing Sign Ordinance. This process would restrict multiple signs in the Business District, and encourage awning signs and wood carved signs, which is all consistent with the design for the Haskell Commercial Center. Redevelopment in the southern section of the Borough has begun with the construction of a Burger King on the south side of Union Ave. There have been significant changes in the assumptions, policies and objectives forming the basis for the master plan or development regulations as last reviewed with particular regard to density and distribution of population and land uses, housing conditions, circulation, conservation of natural resources, energy conservation, collection and disposition and recycling of designed recyclable materials; and changes in State, County and Municipal policies and objectives.
Within the last few years, and specifically within the last two years, several changes in assumptions, policies and objectives have taken place at the State and local level. This has caused the Planning Board to continue the Master Plan Reexamination process. The specific changes are:
1.As a result of a Cross-acceptance process, on March 1, 2001, the New Jersey State Development and Redevelopment Plan (SDRP) was adopted. In the Borough’s efforts to ensure its lands uses are consistent with the SDRP an isolated section of the Borough, located along Townsend Rd., has been rezoned with a two acre minimum lot size (R-87). This is consistent with SDRD Plan’s Planning Area designation as environmentally sensitive (PA-5).
2. Significant changes have occurred in both housing type and distribution. Recent multi-family residential development includes the recently completed 125 unit multi-family residential development in Haskell and the 47 unit multi family development, currently under construction, located off Conklintown Rd. In 2000, the Borough approved a 1,180 unit age restricted active adult housing development.
The 1990Census indicated a total of 3,259 housing units in the Borough or which 2,387 or 73% were single family residences and 872 or 23% were multi-family units. As a result of recent approvals/developments total housing units, over the next 10 years, will increase to over 4,700 units. It is anticipated that housing type and distribution, based on present zoning and recent approvals/developments, will change significantly to 51% single family residential units and 49% multi-family units.
3. The Planning Board, over the past few years, has identified areas in the Zoning Ordinance that it has recommended for review and enhancement. Specifically, the
Board has provided guidance and
input into changes regarding permitted lot area in environmentally sensitive
areas and residential density. In addition, the Board has
discussed the economic viability of the Haskell section of the Borough. In fact, a Redevelopment Plan for the lower Haskell section (Union Ave./Ringwood Ave./I-287/Greenwood Ave.) was adopted in 1997.
Ms. Hartmann went on to say, that after looking at all the variety of things that have changed, the final section would be, if there are any specific recommendations that the Planning Board would make to any land use changes in town. It would be Ms. Hartmann’s recommendation to the Board, that since there’s only one non-COAH, multi-family zone that remains undeveloped in town that has no development approvals which is in the lower section of the municipality in the Haskell section, which consists of Block 457, Lot 1 and Block 479, Lots 1, 2 and 2.01, of which most of it is private. Block 279, Lot 2.01 is owned by the Borough and contains a water tower and access drive, and this site be rezoned and included in the adjacent R-40 District. This will reduce density on the site, and this site itself as a Townhouse District, over 73% of this site contains slopes of 15% or greater with over 14% having slopes ranging from 10% - 15% and only 13% having slopes ranging from 0-9.99%. Its adjacent to the R-40 and vacant wooded land, and in fact, the site is vacant and wooded. As a result of both the environmental constraints and the land use implications, it is recommended that the TH District consisting of Block 457, Lot 1 and Block 479, Lots 1, 2 and 2.01 be incorporated into the adjacent R-40 District.
The last part would be the recommendation of the Planning Board concerning the Incorporation of Redevelopment Plans adopted pursuant to the “Local Redevelopment and Housing Law”, P.L. 1992, c. 79 (C.40A:12A-1 et al.) into the Land Use Plan Element of the Municipal Master Plan and Recommended Changes, if any, in the Local Development Regulations necessary to effectuate the Redevelopment Plans of the Municipality.
Atty. Veltri told the Board that the statute says you have to reexamine every six years, and Jill has outlined a number of changes that have occurred in the last two years. The Board can and should reexamine now in 2002, based upon the changes that have occurred in town. All the Board Members agreed to what Atty. Veltri just said. Atty. Veltri added, that what they should do is look at the map and look at certain parcels or areas in town that they would want to rezone with the engineer’s suggestions and certainly with the Board’s input.
Ms. Hartmann said she has looked at the map and what was done
originally when the zoning was changed up in the Townsend Section, they were not only looking at what
we had in town as far as water, sewer and lands that are constrained, but also
what state the redevelopment plan called for. Ms. Hartmann added, the large
lots in town, have been zoned for either non-development which is the WRC,
which would be the Ramapo Mountain and the watershed properties. The R-40 which
is the large section in the northeastern part of the mountain is still private
where you have Mt. Lakes
Estates that is R-40 at the moment and developed as such. Off of Highland Ave., you have the Adult Active Housing Zone which is an approved plan. As you come south along the Boulevard along Fourth Ave. you have Back Beach Park and related properties that are all R-40. The remaining single- family residential district that the Board might want to think of possibly incorporating into a larger zone would be a section of the bird sanctuary that is in the southwestern portion adjacent to the Bloomingdale border. There are sewer and water issues, also wetlands and are environmentally sensitive lands and would make sense to possibly look at that and rezone these areas to R-40 (one acre zone).
Atty. Veltri wanted to know the Board’s feeling on rezoning and if they think it’s a good idea and if so, what parcels to they want rezoned?
Member Graceffo spoke up and said, if the Board makes an attempt to reexamine the Master Plan, wouldn’t it be wise to be consistent throughout the township and allow for an R-40 Zone throughout the remaining undeveloped properties.
Ms. Hartmann said she thought it was a very wise choice to rezone in the area of the bird sanctuary that is off Doty Road into Bloomingdale.
Member Graceffo wanted to know what impact does the Steep Slope Ordinance have on the undeveloped properties. Ms. Hartmann said they would most likely reduce the number of lots. Ms. Hartmann added, if you have a subdivision, the Steep Slope Ordinance comes into effect and if you have a site plan it does not. One of the recommendations of the Master Plan Reexamination in the year 2000 was to move the Steep Slope Ordinance requirements from the Subdivision Ordinance into the Zoning Ordinance, so that it would be applicable to every site plan. Ms. Hartmann said, if the Board wants to recommend it again, the Board can certainly do that to reinforce the fact that this Board is really very serious about our slopes being respected and the lands being properly developed.
Atty. Veltri wanted to know if everyone on the Board was in agreement with what Ms. Hartmann just said or does anyone object to that.
Chairman Foulon announced the Board would recommend to the Mayor & Council to modify the Steep Slope Ordinance. Atty. Veltri asked if everyone was in agreement as to adding the R-30 piece and rezoning it to R-40. Everyone agreed.
Atty. Veltri asked Ms. Hartmann when should the Board meet again and when can this be done by? Ms. Hartmann said she could have it done by tomorrow, and thinks it would be to the Board’s best interest to have a meeting as soon as possible.
Chairman Foulon announced there will be a “Special Meeting” and would probably be on January 31st and the Board Secretary will check to make sure the courtroom is available and she will also advertise a “Special Meeting” to discuss Reexamination of the Master Plan and Slope Ordinance. Chairman Foulon also appointed a “Completeness Committee” for all major development applications. Chairman Foulon will serve on it, along with Members Joseph Graceffo, John DiMeglio, Engineer Michael Cristaldi and Planner Jill Hartmann. This committee will meet on Thursday, January 24th at 7:30 P.M. in the upstairs courtroom.
Chairman Foulon also announced, that there’s one other committee in lieu of the referendum that was passed in November 2001 “Open Spaces Act”. The town is going to put together a committee with a member from each of the boards and Chairman Foulon would like to appoint Member Joseph Graceffo as the representative from the Planning Board to that committee.
PUBLIC DISCUSSION:
Sandy Lawson, 28 Haskell Ave., stepped forward. Ms. Lawson wanted to know if there was going to be an open public hearing on the Reexamination. Planner Hartmann and Chairman Foulon said no it is not a requirement. Chairman Foulon explained, not to reexamine, but to adopt the Master Plan you have to have a Public Hearing. Ms. Lawson asked if it was possible to get a copy of the Reexamination Report and she was told once it is done she can have a copy.
RESOLUTIONS: None
Chairman Foulon asked if there were any comments on the “Sign Ordinance”. Planner Hartmann said there was only one comment that she had was about the façade of the establishment. Originally Ms. Hartmann had put in 15% and that’s really small, therefore, they’re thinking 50%. So if you have a 25 ft. wide façade, you’re allowed to have a sign that’s 12 ½ ft. wide.
It was decided that the Board Secretary send a memo to the Mayor & Council telling them the Planning Board discussed the issue of not permitting billboard signs according to Section A. (3) (h) “No billboard or billboard signs shall be permitted”. Therefore, it’s the Planning Board’s recommendation that Section F. Billboards be removed from the ordinance.
VOUCHERS: submitted by Atty. Veltri for Meeting Attendance from October to December 2001 for a Grand Total of $650.00. Vouchers submitted by Alaimo Engineering for Invoice #14566 Project #P-495-129 Lakeside Manor for $87.00, Invoice #14627 Project #P-495-000 Meeting Attendance for $165.00, Invoice #14628 Project #P-495-128 Mt. Lakes Estates for $261.25, Invoice #14612 Project #P-495-128 Mt. Lakes Estates for $270.00, Invoice #14597 Project #P-495-142 Wanaque Garden Supply/Landscaping for $292.00, Invoice #14565 Project #P-495-128 Mt. Lakes Estates for $167.00, for a Grand Total of $1,242.25.
MOTION TO APPROVE: made by Member Slater, seconded by Member DiMeglio, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Platt, Slater and Balunis.
MOTION TO ADJOURN AT 9:10 P.M.: made by Member DiMeglio, seconded by Member Graceffo, carried by a voice vote.
________________________
Gerri Marotta
Secretary
to Planning Board