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JEFFERSON TOWNSHIP PLANNING BOARD

JEFFERSON TOWNSHIP PLANNING BOARD

TUESDAY, DECEMBER 12, 2006

Minutes of a Regular Meeting of the Jefferson Township Planning Board, pursuant to due notice and in compliance with the Sunshine Law.

Municipal Building, Jefferson Township, at 8:00 PM.

 

Presiding:            Chairman Williams

Secretary:            Joanne Meyer

 

Present:                                    Also Present:                                                Absent:

 

Councilwoman Merz             Glenn Kienz, Board Attorney            Mayor Felter

Mr. Mikowski                         James Coe, Board Engineer            Mr. Hine   

Vice Chairman Hartery             Jill Hartmann, Board Planner                      

Chief Palko

Mr. Mitchko

Mr. Deutsch                                                                          

Mr. Marthens

Chairman Williams

 

 

REGULAR MEETING:

 

COMPLETENESS:

 

Hideaway Café                                        No. 06-10        Block 462, Lot 15

                                                                                                5604 Berkshire Valley Road

                                                                                                Minor Site Plan & ?C? Variance

 

            Ms. Hartmann stated this is an existing tavern with one apartment above that is being converted into a café with an apartment.  The applicant seeks waivers from providing a key map, for the property and the zone boundaries they have provided approximately 400 feet radius where 1,000 feet is required, providing a designated building envelope, showing existing structures within 200 feet of the project, a storm water management plan, and presently the applicant is not proposing any landscaping or lighting.  The completeness committee is recommended those waivers be granted.

 

            Vice Chairman Hartery moved to deem the application complete.  Mr. Mitchko seconded the motion.

 

            Mr. Kienz stated Vice Chairman Hartery indicated that the application is complete, but there may be additional information or other items needed.

 

In Favor:            Councilwoman Merz, Mr. Mikowski, Vice Chairman Hartery, Chief Palko, Mr. Deutsch, Mr. Mitchko, Mr. Marthens, and Chairman Williams.

 

 

Green & Fifteen Realestate, LLC                 No. 06-11        Block 273.01, Lot 2.06

                                                                                                Bowling Green Pkwy & Rt 15 S.

                                                                                                Minor Subdivision, Preliminary

Major Site Plan & Bulk Area Variances

 

            Ms. Hartmann stated all the required information has been submitted so the completeness committee recommends this application be deemed complete and be heard tonight.

 

            Vice Chairman Hartery moved to deem the application complete and to hear the application tonight.  Councilwoman Merz seconded the motion.

 

In Favor:            Councilwoman Merz, Mr. Mikowski, Vice Chairman Hartery, Chief Palko, Mr. Deutsch, Mr. Mitchko, Mr. Marthens, and Chairman Williams.

 

APPLICATIONS:

 

Green & Fifteen Realestate, LLC                 No. 06-11        Block 273.01, Lot 2.06

                                                                                                Bowling Green Pkwy & Rt 15 S.

                                                                                                Minor Subdivision, Preliminary

Major Site Plan & Bulk Area Variances

 

            Mr. Michael Rowland, Esq., representing the applicant is present.

 

            Mr. Mark Walker, Professional Engineer, is present and sworn in.

 

            Mr. Walker stated he has an exhibit (marked A1), which is a composite of the landscape plan, layout plan, and limit of disturbance.  The parcel is located on Bowling Green Parkway and Route 15.  It is in the C2 zone.  We are proposing to construct 2 buildings.  We need to create a minor subdivision to do our project.  We are located in the sanitary sewer district; however there is no sanitary sewer to tie into.  The northern parcel will have frontage on Route 15 southbound and the southern parcel will have frontage along Bowling Green Parkway.  The reason for the subdivision is because you are only allowed to have a 16,000 sq. ft. building on a septic system.  The front building will be at 15,990 sq. ft. with a septic system located on that lot.  The rear building will be slightly less than 15,000 sq. ft. and will also have a septic system on the property.  There is a knob on the property and everything slopes away from that particular area.  We have a relatively flat area, which we have chosen for our parking lot for both the south and north building.  The access is the issue.  We have Bowling Green and Route 15.  Bowling Green is 30 ft higher in elevation then Route 15.  The traffic on Bowling Green is much more subdued then it is on Route 15.  The access to the site is off Bowling Green with an access road 400 feet long with a maximum grade of 12%.  We are proposing to stripe with a yellow stripe down the center of the access road.  There is the ability for a tractor-trailer or moving van to circulate around the parking lot, as well as a fire truck.   We need a couple of variances.  We need a lot disturbance variance and a variance for the centerline of the access road to the side property line.  We are allowed to disturb 75% of the property.  For the southerly lot we are proposing to disturb 95.8% and for the northerly lot 80.3%.  The northerly lot will have a storm water detention basin shown on the lot.  The basin controls the runoff for the entire property.  The basin will be an infiltration basin.  The building is a substantial distance from the existing residence and will be buffered by natural existing buffer as well as some additional plantings.  The other variance is needed where to access road comes up into the site area and around the side yard directly to the north.  The access road also crosses the proposed property line.

 

            Mr. Kienz asked if he reviewed Ms. Hartmann?s report.

 

            Mr. Walker stated yes he did and he has no problem with her report.

 

            Mr. Kienz asked about Mr. Coe?s report.

 

            Mr. Walker stated he has no issues with the report, however there are about 4 items on the report that we should discuss.  Item #4 concerns the trash enclosure.   We have a grade transition to get down to the lower area.

 

            Mr. Coe stated he does not have a real problem with that one, but he wanted it more in the back of the building.

 

            Ms. Hartmann asked if they could make a structure for it instead of just an enclosure.

 

            Mr. Walker stated we were going to have it fenced in, but we could put in a masonry structure around it.  Item #8 concerns the water system.  We agree to do that.  There is a waterline on Bowling Green, so we are going to get together with the Township and run a fire flow test to check the flow and pressure to make sure it is adequate.

 

            Mr. Coe stated there may be some improvements to the municipal water system that will have to happen to give them adequate water supply or there may need to be an underground storage area to give them adequate fire protection.

 

            Mr. Walker stated item #11 concerns a road-opening permit required by the DOT.  We have filed a permit with the DOT to tie our storm water into their storm water infrastructure, but we don?t need an access permit from them.  Item #12 we have no problem with.  Everything else on the report we agree to do.

 

            Vice Chairman Hartery asked how much rock will be removed from site.

 

            Mr. Walker stated the site is between 10 and 15 percent slopes.  We are not sure how much rock we are going to hit.  We have a soil-removing permit and we are removing 9,000 cubic yards.

 

            Vice Chairman Hartery asked how they were planning to break up the rock.

 

            Mr. Walker stated we will have to expose the rock and evaluate it.  Most likely there will be blasting involved to remove the rock.  As far as the soil removal, it will go from our site to Bowling Green and then to either Route 15 North or South.  Once we figure out where it is going we will let Mr. Coe know as well as the construction official.

 

            Mr. Coe stated we should have a condition that if the trucks removing the soil go back onto municipal roads, other then Bowling Green, the town as to approve it.

 

            Mr. Walker stated they have no problem with that.

 

            Councilwoman Merz asked about signage.

 

            Mr. Walker stated they will have one sign and possible a second one on Route 15 as shown in the plans.

 

            Mr. Mikowski asked about fire hydrants.

 

            Mr. Walker stated there is definitely one, possibly two.

 

            Chief Palko stated he has concerns about the truck traffic during the construction period.  He would like to see the trucks go out onto Bowling Green and go to Route 15 north and then take the jug handle on Weldon Road to Route 15 south if you have to.  He would like that as a condition of approval.

 

            Mr. Marthens asked about the driveway.

 

            Mr. Walker stated they need the serpentine driveway because of the topography of the property.

 

            Chairman Williams asked about the size of the underground tank if it is needed.

 

            Mr. Walker stated he is not sure, but it will be large enough to fight a fire on the property.

 

Chairman Williams opened the meeting to the public.

            There being no comments the public portion is closed.

           

            Councilwoman Merz moved to approve the application with the conditions as discussed.  Vice Chairman Hartery seconded the motion.

 

In Favor:            Councilwoman Merz, Mr. Mikowski, Vice Chairman Hartery, Chief Palko, Mr. Deutsch, Mr. Mitchko, Mr. Marthens, and Chairman Williams.

 

DISCUSSION:

 

Meyer                                                              No. 06-08        Block 520, Lot 1

                                                                                                Fredericks Road

                                                                                                Minor Subdivision

                                                                                                Request extension to file

                                                                                                Minor subdivision

 

 

            Chief Palko moved to approve the extension for six months after receiving Highlands Approval.  Mr. Mitchko seconded the motion.

 

            In Favor: All.

 

 

Castro                                                             No. 06-09        Block 506, Lot 3

                                                                                                19 Laurel Drive

                                                                                                Minor Subdivision

Request extension to file

                                                                                                Minor subdivision

 

            Councilwoman Merz moved to approve the extension for six months after receiving Highlands Approval.  Vice Chairman Hartery seconded the motion.

 

            In Favor: All.

 

Design Ordinance Review:

 

            Ms. Hartmann stated the Economic Advisory Board put this together.  It looks to provide architectural design and a variety of other criteria to the C2 district.  There are some issues with it.  They would like to add site plan design standards for the C1 and C2 district.  They want to require 5% of the area in the front yard setback planted with trees. They have information on buildings and public walkways, water storage, parking standards, landscaping requirements, lighting standards, and loading area requirements, some of which are contradictory.  My opinion is we don?t need it.

 

            Councilwoman Merz asked about the feasibility of putting this plan into action.

 

            Chairman Williams stated if they are adding some window dressing that is one thing.

 

            Ms. Hartmann stated by not having these requirements, you wind up working a site quite well at the Planning Board.

 

            Councilwoman Merz stated when the board had originally drafted this document, they perceived much more development coming into Jefferson and they were mimicking a plan that we looked at from Roxbury.

 

            Mr. Kienz stated the planning board should set up a subcommittee with Ms. Hartmann and two other members and have them review it and make recommendations for what is appropriate today.

 

APPROVAL OF MINUTES DATED OCTOBER 10, 2006:

 

            Mr. Mitchko moved to approve the minutes.  Chairman Williams seconded the motion.

 

In Favor:            All.

 

ADJOURNMENT:

 

            Mr. Mikowski moved to adjourn at 9:14 PM.

             Vice Chairman Hartery seconded the motion.

 

            In Favor: All.

 

 

 

Respectfully Submitted by:

 

 

 

______________________________

Joanne Meyer

Secretary to the Planning Board


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