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

Tony Brindisi Thomas Balunis

PRESENT: Attorney Steven Veltri and Engineer Michael Cristaldi

MEMBERS ABSENT: Mayor Warren Hagstrom

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 the April 15, 2004 Meeting.

MOTION TO APPROVE: made by Member Graceffo, seconded by Member Brindisi, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Brindisi, Platt, Slater, Verba and Balunis.

COMMUNICATIONS/REPORTS: No questions asked.

APPLICTION STATUS: Eng. Cristaldi reported no new applications.

NEW BUSINESS APPLICATION: “Shady Brook” (Nursery/Garden Center), 1135-1141 Ringwood Ave., Block 436 Lot 7. Owner of building is Scott Walker and owners of business are Michael Donnelly & Eduardo Marquez:

Mr. Marquez, 1165 Black Oak Ridge Road, Wayne, N.J. came forward and explained to the Board he will only be using the outside property for plants, shrubs and displays. Chairman Foulon told Mr. Marquez all inspections are in compliance. Member Graceffo asked about trucks and Mr. Marquez said, as part of the lease, he’s only allowed four (4) commercial trucks including the trailers on the premises. Mr. Marquez said he has another yard where he keeps some trucks and probably will only keep two (2) trucks on the premises and the machine that loads up mulch and the landscape trailer.

MOTION TO APPROVE: made by Member Slater, seconded by Member Graceffo, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Brindisi, Platt, Slater, Verba and Balunis.

NEW BUSINESS APPLICATION: “Audio Expressions LLC” (Installation of Car Stereos/Electronics), 1250 Ringwood Ave., Block 458 Lot 7.02. Owner of building is Josephine Vittorioso and owners of business are Vincent & Lucy Stigliano.

Ms.Stigliano came forward and explained to the Board the business will be an electronics store for car stereos and remote starts etc. Chairman Foulon said all inspections were in compliance

MOTION TO APPROVE: made by Member Graceffo, seconded by Member DiMeglio, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Brindisi, Platt, Slater, Verba and Balunis.

CONCEPTUAL DISCUSSION: Presented by Attorney Jeffrey Lewis of McKirdy & Riskin, 136 South Street, Morristown, N.J. 07960, with regard to the Frank Gallo property, which consists of approximately 100 acres on Townsend Road. The owner

is contemplating a residential subdivision concept for 49 single-family homes.

Atty. Veltri announced that this is a conceptual hearing only which means the Board’s comments and the applicant’s comments are non-binding. Chairman Foulon asked the applicant if this property was just recently put into the non-building allowed zone that’s coming out of the legislature today.

Atty. Jeffrey Lewis said if Chairman Foulon is referring to “The Highlands Water Protection and Planning Act”, this property would probably be there but he doesn’t think the “Highlands Act” has been adopted yet. Atty. Lewis said, at the moment, they have been in negotiations with the “Green Acres Program” to sell this property and that is still very much a live possibility, but they have been unable to conclude terms with them.

Atty. Lewis said this property is on Block 102 and deals with approximately 121 acres of land and a lot of it has steep slopes.

Mr. Gallo came forward and said the subdivision is laid out for 49 lots and one of them has an existing one family home and two of the lots are in the town of Bloomingdale. The zoning here is R-87 which is 2 acre zoning, 200 ft. minimum width on the lots, 75 ft. front setbacks, 30 ft. sides, 70 ft. both sides, 75 ft. rear and maximum building height is 35 ft. This property does conform to the Steep Slop Ordinance. There are wetlands on this property and the “LOI” is not finished on this property and that is in the works along with environmental studies, geology studies, soil studies, will have septic and well and have set aside areas for storm water basins.

Atty. Veltri asked Mr. Gallo if the plan he is showing tonight to the Board conforms to the Borough’s Ordinance and Mr. Gallo said yes, subject to engineering.

Mr. Gallo said the streets and driveways will conform to state, county and municipal ordinances and if not he obviously won’t get approved. At the appropriate time, they will make a submission to the Fire Department, Police Department and Emergency Service Department.

Eng. Cristaldi asked where they were going to get the water storage from and how can the Fire Trucks put out a fire if there’s no place to hook up to water. Eng. Cristaldi said they should have some sort of reservoir up there in case of a fire. Member Platt said they should get the Fire Chief’s input on this matter.

Mr. Gallo said they understand there is a significant amount of engineering that has to be done for this project.

Chairman Foulon said the Board really has no objections since there is 2 acres per lot, and they would have to work out a lot of details with water, perks etc., and if their in 100% conformance and don’t need any variances, the Board will work with them.

Atty. Lewis and Mr. Gallo thanked the Board for their comments.

PUBLIC DISCUSSION:

Sandy Lawson, 28 Haskell Ave. came forward. Ms. Lawson wanted to know where Pulte stands today. Chairman Foulon said the Board doesn’t know and the Board’s job with Pulte is done and the Planning Board is not an enforcement bureau. Ms. Lawson also wanted to know how many sewer hook-ups are they paying for. Member DiMeglio said they would be charged per unit, which are 755. Member DiMeglio explained the Treatment Plant has to be upgraded regardless of whether Pulte comes in or not and the cost will be Two and Half Million Dollars. Member Brindisi explained once Pulte gets their permits, then they can start making the large payments to the Borough and then the sewer authority can go out to bid for the treatment plan.

Grace Maiello, 26 Rhinesmith Ave. came forward. Ms. Maiello said she was at a Chamber of Commerce Meeting last week and Tom Carroll, Borough Administrator, said that Pulte was only going to have one hook-up and Ms. Maiello wanted to know what hook-up was he talking about. Chairman Foulon and Member Balunis said he was referring to a Water Extension Permit. Eng. Cristaldi said, what some towns do is, instead of reading 755 meters, they just have one meter that goes into the building and then bills the association and the association figures out how to bill the individual units.

RESOLUTIONS: None

VOUCHERS: submitted by Richard A. Alaimo Engineering for Invoice #001560 Project #PO495-0156-000 “RSK Development” for $400.00.

MOTION TO APPROVE: made by Member Slater, seconded by Member DiMeglio, voting yes were Members DiMeglio, Chairman Foulon, Graceffo, Brindisi, Platt, Slater, Verba and Balunis.

MOTION TO ADJOURN AT 8:32 P.M.: made by Member Slater, seconded by Member Graceffo, carried by a voice vote.

_______________________________

Gerri Marotta

Secretary to Planning Board