PLANNING
BOARD MEETING
JUNE
17, 2004
BOROUGH
OF WANAQUE
Meeting called to order by Chairman Gilbert Foulon with a
salute to the flag.
ROLL CALL:
John DiMeglio Eugene
Verba (came in at 8:05 P.M.)
Kevin Platt Thomas Balunis
PRESENT:
Attorney Steven Veltri and Engineer Michael Cristaldi
MEMBERS ABSENT:
Mayor Warren Hagstrom, Joseph Graceffo and Tony Brindisi.
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 May 20, 2004 Meeting.
MOTION TO APPROVE: made by Member DiMeglio, seconded by Member Platt, voting yes
were Members DiMeglio, Chairman Foulon, Platt, Slater and Balunis.
COMMUNICATIONS/REPORTS: No questions asked.
APPLICATION STATUS: Eng. Cristaldi reported no new applications.
APPLICATION #10-04 D’Amico & D’Amico, Inc., 1038
Ringwood Ave., Haskell, N.J. Block 431 Lot 8, Minor Subdivision. Authorized Agent is Attorney Richard P.
Saunders, 420 Totowa Road, Totowa, N.J. 07512.
Attorney Saunders came forward on behalf of his client. Atty. Saunders explained to the Board what they are proposing to do is to simply subdivide property that his client owns, which is the gas station that’s located on Ringwood Avenue and the corner of Fourth Ave. Directly behind the gas station is a vacant parcel of land and behind that is the Haskell Fire House. The property is located in the “B Zone” and consists of 43,262.3 sq. ft. The applicant is proposing to subdivide the vacant parcel that’s behind the gas station and with the intention of conveying that property to the Borough for use with the Haskell Fire House. They are currently in negotiations
with the Mayor & Council and draft memorandum of understanding being passed back and forth between Atty. Saunders and Atty. Fiorello. The remaining parcel that’s going to be owned by D’Amico & D’Amico is going to stay exactly as it is with no changes whatsoever. Both lots will conform to all requirements of the “B Zone”, so there’s no variances associated with this application.
Mr. Charles D’Amico is here tonight and is the owner of the property and can answer any questions the Board might have. Atty. Saunders explained they did give notice to the property owners within 200 ft. and also published in the newspaper even though there are no variances and technically no notice is required. Upon discussions with Atty. Veltri, he thought it best to notify the public and publish the notice.
Atty. Veltri asked Atty. Saunders the exact size of the lots. Eng. Cristaldi spoke up and said that the plan really shows the property lines for the gas station. Eng. Cristaldi went on to say that the drawing sort of overlaps into the Fire House property so it really doesn’t go by the areas on the chart. Atty. Veltri asked if Proposed Lot 8, which is where the gas station will remain is 22,223 sq. ft. and Proposed Lot 8A is going to be 21, 038.5 sq. ft.? Atty. Saunders said yes those measurements were correct.
MOTION TO OPEN APPLICATION TO PUBLIC HEARING: made by Member DiMeglio, seconded by Member Balunis, voting yes were Members DiMeglio, Chairman Foulon, Platt, Slater, Verba and Balunis.
No one stepped forward on this application.
MOTION TO CLOSE PUBLIC HEARING: made by Member Slater, seconded by Member DiMeglio, voting yes were Members DiMeglio, Chairman Foulon, Platt, Slater, Verba and Balunis.
MOTION TO APPROVE SUBDIVISION: made by Member Balunis, seconded by Member Verba, voting yes were Members DiMeglio, Chairman Foulon, 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 PLANNER
MICHAEL KAUKER AND BOROUGH ADMINISTRATOR, THOMAS CARROLL:
Tom Carroll came forward and said several months ago the Mayor & Council and Planning Board gave direction to Mr. Kauker to prepare a “Redevelopment Plan” looking at two specific areas in town. One was on Ringwood Ave. on the west side north of Doty Road the Candle Factory and the Wanaque Manor Property. The Borough has entered into contract to purchase the Wanaque Manor Property and has entered into a memorandum of understanding with a prospective developer to
demolish the Candle Factory and transform it into a 120 Unit Active Adult Housing/Community. The Mayor & Council and many of the residents in the area can transfer over the sewer capacity that was on the Wanaque Manor property to the Candle Factory property, which is off setting the cost to buy the Open Space, which was desired. Mr. Carroll said they have had several inquiries from potential developers about Ringwood Avenue and they are hopeful about doing something new and fresh along Ringwood Avenue.
Planner Michael Kauker came forward and said he is pleased to present to the Board for their consideration a “Redevelopment Plan Report” prepared by his office dated June 10, 2004. Mr. Kauker said on Page 2, the properties that Mr. Carroll mentioned are divided into three separate study areas. The first study area includes nine (9) properties located on Ringwood Ave. and they combine to approximately 3.05 acres; the second study area is the Candle Factory Property which is located on two (2) lots and comprised of eight (8) acres and the rear portion of the Candle Factory Property is located in the R-10 Zone and the front portion is located in the I-Zone; the third site is the study area which is 26 acres in area and that is the Wanaque Manor Property. All of these properties as a result of the factual analysis presented in the report meet the key requirements necessary to be able to recommend that these areas maybe designated as areas in need of redevelopment in full accordance with requirements of the statute.
Chairman Foulon said to the Board that they all have had time to study the report and asked the Board if they had any questions.
Member DiMeglio asked if area #3 is included in the “Highlands Bill” that was just passed? Mr. Carroll answered by saying he doesn’t believe that’s in the “Highlands Bill” and the purpose for including it in the redevelopment report is two fold; number one you need to address open space in any redevelopment plan and secondly it gives the Borough the mechanism for transferring the sewer rights from the Wanaque Manor Property to the Candle Factory Property.
Mr. Carroll added, assuming the Board recommends the report to the Mayor & Council; the next step will be for the Council to prepare ordinances and possibly establish a redevelopment agency with the Council. They will then go out and solicit developers to come in for the Ringwood Avenue Properties and encourage those developers to work with the existing property owners to purchase the properties on a private transactional basis. If that doesn’t work, the Council has the option of going to condemnation and depending on the circumstances and the proposals that are before the Mayor & Council that’s an option that they can consider. The Candle Factory is moving along and Mr. Kauker gave Mr. Carroll a draft ordinance for the zoning and that’s another aspect the Planning Board and Mayor & Council will be putting zoning in place.
Chairman Foulon asked why are they only going North of Doty Road? Mr. Carroll said South is a much bigger nut at this point because you have to go back to Pierce Avenue and there’s more residential properties on Pierce Avenue and is a lot more
complicated to move in that direction and what they are doing now is relatively simple and easy. Chairman Foulon said his personal opinion is that the buildings South are just as ugly as the buildings North and to Chairman Foulon there’s no benefit to doing one without the other. Mr. Carroll said he thinks if they get something done on the North, the South may come along on its own, and if not, they have the option of going through and doing the same thing with the redevelopment. With Pulte starting hopefully within the next two to three months, there’s a lot of interest and now with the “Highlands Bill”, there aren’t many areas in Northern/Passaic County that can be built on and Ringwood Avenue in Haskell is going to be prime real estate for up County because that’s really the only place that can be developed in the four communities in Northern/Passaic County.
Member DiMeglio wanted to know where is the money coming from to buy this property. Mr. Carroll explained that its not that the Borough will come in and buy all the properties and fund it, you can bring in outside developers and hopefully work with the property owners to buy the property. Otherwise, you get the developer to put the money up into escrow with the Borough and in the long run there’s no money out of the Borough’s pocket. Chairman Foulon explained that the Borough is presently talking to some developers and this is the first step that has to be done.
MOTION TO OPEN PUBLIC HEARING ON REDEVELOPMENT STUDY: made by Member DiMeglio, seconded by Member Slater, voting yes were Members DiMeglio, Chairman Foulon, Platt, Slater, Verba and Balunis.
Lori Bull, 14 Prospect Street came forward: Ms. Bull wanted to know if the plan addressed the people who rent in that area and its her concern that where are these people suppose to go? Ms. Bull said there’s no low income housing in this town and we don’t meet the obligation currently. The land is going to be redeveloped and you will be taking away low income housing that the town has and Ms. Bull finds that very disturbing and she feels that we have moral and social obligation to provide this kind of housing in this town.
Chairman Foulon said that the Borough is trying to make the town a better place to live in and perhaps there will be stores with low-income housing above them.
Mr. Carroll said the Borough will have to deal with the laws that are on the books as far as relocating residents when your in a redevelopment and the Borough will live up to its obligation.
Ann Timko, 28 Fourth Ave. came forward: Ms. Timko asked about Lot 10, which is the vacant office building and there are apartments behind that, and wanted to know how could that be classified as vacant? Ms. Timko said she had this discussion with Mr. Carroll and sent the Health Inspector and Building Inspector. Mr. Kauker said he would take this under consideration. Mr. Carroll said he knows that the Building Inspector, Mr. Brusco, has been down there and if someone is living there
again it will be taken care. Mr. Kauker said that the apartment is probably illegal and substandard and will make a note of it and make sure it’s included in the next
documents. Ms. Timko also wanted to know why the sidewalk was widened to narrow the street so there’s no parking allowed, why did the town request that? Mr. Carroll answered and said the County required uniformed width of the roadway and there will be parking for seven or eight spots on Ringwood Avenue southbound but there’s a transition area and a left hand turn lane that’s going at the corner to make a left hand turn lane onto Second Avenue.
Dennis Moeller, 1071 & 1069 Ringwood Ave. came forward: Mr. Moeller wanted to recommend to the Board to go ahead with this approval. As a landlord and a property owner Mr. Moeller said, he thinks the answer to downtown Haskell is to take it all down and to build a strip mall in the back. To maintain what’s there now, is a losing proposition for the landowners and there is no parking on Ringwood Ave. There are some twenty plus or minus apartments that might have been missed in the report but as a landlord in other towns, Mr. Moeller said when a tenant comes to rent, the first question is “where do I park”? Therefore, the tenants Mr. Moeller finds are people who don’t care about parking. Mr. Moeller said most of the property owners including him are willing to sell but need a fair market price.
David Donus and his partner Dane Onello, 1051 Ringwood Ave. came forward: Mr. Donus and Mr. Onello are the owners of Lakeland Auto Parts and are for the redevelopment and wanted to know where their property falls in the redevelopment. Mr. Carroll said their property is included in the redevelopment area. Their property is unique because the JCP&L right-of-way bisects the area in that the building has to be on one side or the other. Mr. Carroll said their building is one of the nicer buildings that could stay and it will depend on how a developer looks at it whether that property is needed for parking. There is a house in the back of the property so maybe that could become part of the parking answer and that all comes into the design stages.
MOTION TO CLOSE PUBLIC HEARING ON REDEVELOPMENT STUDY: made by Member Balunis and seconded by Member Platt, voting yes were Members DiMeglio, Chairman Foulon, Platt, Slater, Verba and Balunis.
MOTION TO APPROVE THE REDEVELOPMENT REPORT AND THE
CONCLUSIONS CONTAINED THEREIN AND APPROVING THE FACT THAT THE PROPERTIES
DELINEATED THEREIN SHOULD BE DETERMINED FOR REDEVELOPMENT AND THAT THE BOARD
WOULD ASK THE GOVERNING BODY TO PROCEED WITH ORDINANCES TO THAT EFFECT:
made by Member DiMeglio, seconded by Member Slater, voting yes were Members DiMeglio, Chairman Foulon, Platt, Slater, Verba and Balunis.
CONCEPTUAL DISCUSSION: Mr. Edward Longo, 71
Garbarino Avenue, Wanaque, N.J. came forward. Chairman Foulon said the Board
has looked at the proposal and anything Mr. Longo says will be non-binding on
him and anything the Board says will also be non-binding on them.
Chairman Foulon said to Mr. Longo that he’s desiring to
subdivide and create a flag lot and Chairman Foulon told Mr. Longo the Board
does not allow flag lots in town.
Mr. Longo said he has an opportunity, on the easement
that goes from his property to Ringwood Avenue, to purchase some property
there. Mr. Longo said he would have that as a frontage for a driveway for an
entrance to the back of the property. Eng. Cristaldi said it would still be a
flag lot. Mr. Longo wanted to know if
there was a restriction on how much frontage he can have. Atty. Veltri said
there is a minimum you need. Eng. Cristaldi spoke up and said that minimum is
80 feet. Mr. Longo wanted to know what is the problem with a flag lot. Chairman
Foulon said there’s no way to get to it as far as a public road and no
emergency access. Atty. Veltri added that there is no municipality in the state
that encourages flag lots. Chairman Foulon said there are quite a few in town
that were created many, many years ago and they’re a nuisance and its very poor
planning to allow it.
Mr. Longo thanked the Board for their time.
PUBLIC DISCUSSION: None/Closed
RESOLUTIONS:
None
VOUCHERS: submitted by Richard A. Alaimo
Engineering for Invoice #002274 Project #PO495-0000-000 Mtg. Attendance for
period ending 4/21/04 $180.00, Invoice #002275 Project #PO495-0152-000 Pulte
Amended Plan for $27.00, Invoice #002276 Project #PO495-0156-000 RSK
Development for $1,793.00, Invoice #002277 Project #PO495-0158-000
Dediminicantanio Minor Subdivision for $390.00, for a Grand Total of $2,390.00.
MOTION TO APPROVE: made by Member Slater, seconded
by Member Balunis, voting yes were Members DiMeglio, Chairman Foulon, Platt,
Slater, Verba and Balunis.
MOTION TO ADJOURN AT 8:51 P.M.: made by Member
DiMeglio, seconded by Member Platt, carried by a voice vote.
______________________________
Gerri Marotta
Secretary to Planning Board