APRIL 15, 2004
BOROUGH OF WANAQUE

REGULAR MEETING

Meeting called to order by Chairman Gilbert Foulon with a salute to the flag.

ROLL CALL:

Chairman Gilbert Foulon	Kevin Platt
John DiMeglio	David Slater
Joseph Graceffo	Eugene Verba
Mayor Warren Hagstrom	Thomas Balunis
Tony Brindisi

PRESENT:

Attorney Steven Veltri and Engineer Michael Cristaldi

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 January 20, 2004 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.

MINUTES:

from March 18, 2004 Meeting.

MOTION TO APPROVE:

made by Member DiMeglio, seconded by Member Brindisi, voting yes were Members DiMeglio, Graceffo, Mayor Hagstrom, Brindisi, Platt, Slater, Verba and Balunis. Chairman Foulon abstained.

COMMUNICATIONS/REPORTS:

No questions asked.

APPLICATION STATUS:

Eng. Cristaldi said there were no new applications to report.

NEW BUSINESS APPLICATION: “Bavada Nurses” (Home and Health Care Nurse Recruitment Office), 585 Ringwood Ave., Block 232 Lot 11. Owners of property are Grace & John Maiello, owner of business is Cris Toscano.

Kate Correa, 3202 Tudor Drive, Pompton Plains, N.J. and is representing “Bavada Nurses”. Ms. Corea explained that “Bavada Nurses” is a home/health care business and is a private agency. The facility at 585 Ringwood Ave. will be used for interviewing and recruitment for nurses and home health aides. Chairman Foulon said all inspections are in compliance.

MOTION TO APPROVE:

made by Member Graceffo, seconded by Member Brindisi, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Brindisi, Platt, Slater, Verba and Balunis.

“REDEVELOPMENT PLAN REPORT” FOR CANDLE FACTORY AND NORTH WEST CORNER OF RINGWOOD AVENUE AND DOTY ROAD WILL BE PRESENTED BY BOROUGH ADMINISTRATOR TOM CARROLL AND PLANNER MICHAEL KAUKER:

Tom Carroll, Borough Administrator came forward. Mr. Carroll told the Board that the Mayor & Council asked the Planning Board to do a study of two areas in town as the possible need for redevelopment. One is Ringwood Ave. North of Doty Road and North of the Gazebo from the old Jack’s Hardware Building that the Borough has purchased up to including Lakeland Auto Parts. The second area is the Candle Factory and the twenty-six (26) acres that are slated for development on the Boulevard and Jefferson St. All of the affected property owners will be noticed for next month and there will be a need for a formal hearing at the May Planning Board Meeting. Once the Board has the hearing and accepts the report, it goes to the Mayor & Council for their approval and then the redevelopment process begins. What they are looking to do is with regard to the Candle Factory and the twenty-six (26) acres on the Boulevard, the Mayor & Council has entered into an agreement to purchase the twenty-six (26) acres on the Boulevard for $1.5 Million Dollars that also includes the eight-six (86) unit sewer capacity that goes with the property. They are then going to sell those sewer capacity units, which is equivalent to 116 senior units to a developer who is interested in putting 120 units at the Candle Factory site. Chairman Foulon asked Mr. Carroll if this would take away the lawsuit that is pending and Mr. Carroll said this would eliminate the lawsuit and the application before the Board of Adjustment and the Borough is applying for Open Space Monies from Green Acres from the County and hoping to reduce that $1.5 Million cost down to a minimal amount. Mr. Carroll said he and the Mayor have had conversations with several developers who are interested in doing something on Ringwood Avenue. The Mayor has had a goal to tear those buildings down on Ringwood Avenue and put something fresh in there. There is significant interest especially with the Highlands Legislation coming in and how it’s going to curtail development. The concept that they are working with is a building with commercial on the first floor and offices on second and third, which would be similar to the Goldberg’s Bagel Building in Ringwood. Michael Kauker came forward and addressed the Board. Mr. Kauker explained the Redevelopment Draft, which the Board Members all have a copy and was prepared in accordance with the criteria set forth in the 1994 N.J. State Redevelopment Act. Basically it requires a documentation and evaluation of the properties that are included in the study and they are included in three separate study areas. The first being downtown Haskell and there are eight (8) particular properties that were studied inclusive of the corner piece that the Borough picked up where the Gazebo and new parking lot are. This area totals approximately 2.0 acres and the documentation in the report deals not only with the physical conditions of the properties themselves but also the level of tax ratable yield from the properties. In order to determine whether or not the area is fully developed in accordance with the zoning in terms of its condition and value, the consensus arrived at is that; these properties taken together as a whole meet the redevelopment specifications as set forth. The second area is the twenty-six (26) acre vacant parcel that qualifies by virtue that it has been vacant for a period of more than 10 years. The Candle Factory is the third site that was studied and which totals approximately 8 acres. The building is in poor condition and it’s of obsolescent design and the value of the structure and land are well below what would be considered an optimum normal healthy economic value. Mr. Kauker said, in essence, the building itself and several buildings in downtown Haskell, have out lived their economic life. Mr. Kauker said there are mistakes in the report that are typos and will be corrected and a final draft will be given to each Planning Board Member subsequent to this meeting and in anticipation of a Public Hearing. This report, which the Planning Board has jurisdiction in review, study and if they so wish, accept the recommendations and the report and make that determination after the Public Hearing which could well be held in May.

MOTION TO SET A PUBLIC HEARING ON THE REDEVELOPMETN PLAN FOR MAY 20, 2004:

made by Mayor Hagstrom, seconded by Member Platt, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Brindisi, Platt, Slater, Verba and Balunis.

PUBLIC DISCUSSION:

Sandy Lawson, 28 Haskell Ave. came forward. Ms. Lawson wanted to know if she could have a copy of the draft of the “Redevelopment Plan”. Mr. Carroll told Ms. Lawson she could pick up one on Monday, April 19, 2004.

RESOLUTIONS:

None

VOUCHERS:

submitted by Richard A. Alaimo Engineering Associates for Meeting Attendance Invoice #000371 Project #PO495-0000-000 for $180.00, Invoice #000922 Project #PO495-0156-000 “RSK” Development for $444.00, Invoice #000923 Project #PO495-0158-000 for $54.00 Dediminicantanio-Minor Subdivision, for a Grand Total of $678.00.

MOTION TO APPROVE:

made by Member DiMeglio, seconded by Member Graceffo, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Mayor Hagstrom, Brindisi, Platt, Slater, Verba and Balunis.

MOTION TO ADJOURN AT 8:35 P.M.:

made by Member Slater, seconded by Member Brindisi, carried by a voice vote.

Gerri Marotta
Secretary to Planning Board