well oh there we go all right and you're recording oh you don't record okay all right good welcome everyone to the uh Hillsboro Township planning board meeting February 6 2025 please join me and salute to the flag pledge allegiance to the flag of the United States of America and to the Republic which it stands one nation under God indivisible with liberty and
justice for all please be advised this meeting has been duly advertised according to section five of the open public meetings act chapter 231 Public Law 1975 otherwise known as Sunshine Law notice of the 2025 annual meeting schedule has been provided to the officially designate newspapers the Township Clerk posted on the Township's website and available here at the Hillsboro Township municipal complex in addition
application documents have been made available on the township Civic clerk site at least 10 days in advance of this evening's meeting complete application files are available in the planning and zoning department for inspection in accordance with the public meeting notice do do we do the oath first yes okay we have an oath of office I state your name I de do solemnly swear do solemnly swear that I will support the Constitution of the
United States that I will support the Constitution of the United States the Constitution of the state of New Jersey and the constitution of the state of New Jersey and that I will bear true faith and that I will bear true faith and allegiance to the same and allegiance to the same and to the governments established and to the governments established in the united states in the United States and in this state and in this state under the authority of the people under the authority of the people and that I will faithfully and that will Faithfully imp partially impartially and
justly perform and justly perform all the duties all the duties of the office of alternate number one of the office of alternate number one of the planning board of Township of Hillsboro of the planing Board of the township of Hillsboro to the best of my ability to the best of my ability so help me God help me God congratulations yeah welcome back thank you no he was he wasn't here okay so now I have a roll call of
board members and also board and Township professionals please may trick committed in Le Pon Mr Wagner and U Mr Smith are absent Mr flag here Miss Smith here Mr rowitz here Mr Vitali here Mr Deb here Vice chair peason present chair sarach here uh Mr qu present M ball here here Mr Bernstein here and myself and video here okay
welcome everyone so first up we have uh consideration of meeting minutes of December 12th 2024 I have a motion oh we need well yeah who's eligible we have to make a slight change from what was on the cheat sheet because uh oh the eligible members are the chair the vice chair and the board secretary okay that works we're still here other than was just you you and the vice chair I'll make a motion Mr chairman yes she wasn't anticipated being here this
evening it was surprise appearance you're supposed to be happy about that no I'm happy you're always here your your roll call Mr chairman your motion is second for that okay second there we go I assume Mr P made the motion yes he did thank you thank you any comments hearing none roll call please [Applause] yes yes yes okay we do not have
resolutions for consideration we do have one item for plan board business the 2024 Board of adjustments annual report which was adopted January 15th of this year thank you Mr chairman nothing uh specific to uh report back this is basically a summary of all the board of adjustments actions and and uh this is a courtesy copy that they share with the planning board for any benefit that the
planning board uh sees sees from it okay thank you any questions from anyone on the board before I move on okay all right I think I want to go to consideration of ordinances before I go to the floor have ordinance 20 25-2 and ordinance amending chapter 188 land use and development article one TI purpose definition section
188-189 7.1 Li light industrial district of the Cod Township of Hillsboro Sommerset County New Jersey thank you Mr chairman uh pursuing to the municipal land use law the Hillsboro Township committee has referred ordinance 202-02 to the planning board for formal comment regarding consistency with the township master plan and any other matter the board considers appropriate
the ordinance was introduced by the township committee at their January 28 2025 meeting ordinance 20252 amends the land use and development ordinance of the township of Hillsboro uh consistent with the master plan Amendment adopted by the Hillsboro Township planning board on January 23rd 2025 the ordinance adds a definition for smallscale logistic facilities and modifies has the definition of industrial or Office Park it also modifies the LI light industrial
district to include smallscale logistic facilities as a principal permitted use reduce the maximum Building height add a maximum building size requirement add a maximum number of permitted loading docks change industrial or Office Park from a use to a design standard with special requirements and address non-conforming structures please be advised that the township committee has scheduled the ordinance for for a public hearing and possible adoption at their February 25th
meeting thank you and just to add on to that um a as indicated in the master plan Amendment uh this is connected to a um a settlement between the township of Hillsboro and uh the Lin entities it's tied to a settlement agreement that was approved by them as well thank you and I guess I could also add that it doesn't change essentially anything that's not
already there or available to L entity correct the the intention was to basically create a use and uh in terms of the size the scale of of the use that's currently there uh it's intended to allow nothing more intense than what is currently there comments question so do we need to take an action
just to say the recomend needs to take Mays to take an action to approve or to concur with the provisions of ordinance 2025 D2 in and consistent with the township master plan as set forth by Mr K in his presentation to the board all members of the board are eligible to vote okay thank you may I have a motion to concur with all the details Mr Bernstein
provided I'll make that motion second okay any final discussion hearing none roll call pleasei yes yes yes yes yes yes okay now going to business from the floor for matters not on this evening's agenda if there's anyone from the public that wish to address the planning board please come forward and state your name and address
for the record I see no takers from the public so we will move to Applications first up we'll be Somerset County Senior Wellness Center uh The Pavilion the file number of 25- pb-01 block 14908 .08 lot 92 2- 339 or no lot 92 otherwise known as 339 South
Branch Road applicant is seeking informal review of the planning board pursuant to n njsa 40 col 55 d-31 a to construct a 24 by 30 foot accessory structure Pavilion with electric ADA Compliant sidewalks landscaping and Associated grading and drainage on property located in the r otherwise known as the residential Zone thank you gotta get really
close all right my name is Marina steinley um of the firm Cleary jacobe aluri and Jacobs on behalf of the county of Somerset and we're here tonight um to request a courtesy review and recommendations from the planning board pursuing into the land use law section 31a uh the project is a pavilion at the
um Senior Center down the road at 339 South Branch Road the property is neighbored by existing Residential Properties and a new residential development um the County's properly property currently comprises of the rectangle area that was shown on the plan submitted to the board um but we're going to be acquiring a small triangle portion at the rear lot and a sliver to
the right side when you're looking at the property that will increase the total lot area and that is part of the developers agreement with the neighboring residential development um along with that developers agreement there's going to be some site improvements on the County's property there's going to be a driveway that'll connect to zank court and then there's going to be a sidewalk Improvement at the front of the property there's going
to be um a sidewalk Island per se to put or in in front of the property but that isn't presented on our plans because that's part of the developers project um but that increase in the property will help offset the increase in impervious coverage that's proposed by the project the facility will provide space additional space for senior center Services um and the county doesn't anticipate any changes to traffic um as
a result of the project we did receive reports from the township planner the township uh the board engineer and the fire department um and I have the assistant County engineer here with me tonight so then we can provide additional testimony and answer some questions from the board okay all right you want to come up okay ton truth the truth truth I
do Adam slitzky s l u TS k y all right and Adam could you provide the board some background on your licensure and if your license is in good standing sure I'm a professional engineer and I'm a professional engineer in the state of New Jersey since 1994 and yes it's in good standing okay okay any objections hearing none we accept please continue all right um so Mr seski could
you just provide some background to the board as to why there's a need for the project and then some details about what we're proposing sure um I don't know if you're familiar with the senior center down the road but uh I believe it was a old AT&T building that the county acquired uh it's a small building and right now it's it's at capacity they serve uh Meals on Wheels out of that building and they serve uh affordable meals to uh
to seniors out of that building as well um 92% of the affordable meals served last year were to Hillsboro residents so there's a real need for it uh given the fact that they do meals and all these activities and it's crowded we uh we applied for um we got some federal funds to uh to construct this Pavilion so um the P the the idea behind the Pavilion is to provide some three season Flex
space uh where they could serve meals if they need to and do exercises and things like that and in the application the size of the Pavilion is going to be 24t by 34 feet wide correct that's correct and 12 uh 14 ft tall yes and what are the struct for or the materials for the structure so it's a metal frame structure with a
metal roof and um inside the uh Pavilion there's some lighting and some fans and some radiant heaters as well so that it can be used for uh in the spring and fall and will it have curtains to be able to be used in the three seasons yeah the curtains will be probably taken away in the winter but um you know in the spring and the fall they'll put them up be able to use them and then what types of utilities and um facilities will be inside the pav
Pavilion will there be a restroom no restroom and just electricity just electricity and then for other site improvements that the count is going to be doing what type of landscaping and storm water management is going to be proposed so we plan to do some site grading and drainage and to hook up the uh put some lawn inlets as well and hook up that to the
drainage that's being installed with the development which actually is already in place we went out there and checked so we're going to hook it into there and uh my understanding is that that flows down to a detention Basin off of uh what's the next street over Long Long Fellow Road there's another detention Basin where that line Flows In too and that you had a chance to review
the board plannner report and the board Engineers report about the project and did you have any um comments about their recommendations I we think we can comply with most all of the recommendations the only one we have a concern with is the uh the storm water and that was a comment from the board engineer about um installing d walls on the property yes the uh the existing
facility has a sum pump there's High groundwater in the area and um we're not convinced that installing a dryw would do anything if it was just filled with water okay and as to the use of the facility will outside third party entities be able to rent The Pavilion or is it just going to be Somerset just Somerset County Senior Center okay and the sidewalk between the building
the existing building and the Pavilion will that be ADA Compliant yes the plan is to put a new sidewalk between a doorer and at grade so that the seniors will not have to go down any steps to get into the Pavilion okay I think those were all of my main questions but if the board has anything um we're happy to answer okay we start off May here thank you Mr chairman um so as I heard the um mostly
housekeeping comments can be addressed and it looks like item number seven which was tying into the existing is the pipe is already installed and that's already stalled that's great yes um and I I think our office didn't have access to the Future subdivision which is under construction now which I'm looking at that plan now and I see that that proposed sidewalk curbing improvements along the frontage so that would take care of our comment number nine as well
so I I really want to just focus on the storm water management um it appears that when this subdivision was U prepared and a detention Basin was proposed the storm water or the impervious cover associated with pavilion was not at that time anticipated so this is brand new impervious cover that would be unmanaged um I understand your concern with um possibly High Ground Water I would
suggest that there's other bmps that we could work with your office it could be a buyer retention Basin with an under drain um but I think there's room and I think it would be in the best interest of the Township in the county to try to address that increase in storm because right now it's adding to A system that didn't wasn't designed to handle that extra runoff and we would be willing to work with your office to come up with you know an
atg grade type buyer retention facility that may be able to help address some of this extra runoff okay well we'll take that into consideration for sure definitely thank you that that addesses the main item that we had on here thank you okay thank you Mr CH thank you Mr chairman uh my recommendation was address so have nothing else to add thank you board
members got a lot of head shakes okay is Bernstein wow you did well so with that Mr Bernstein what would be our
official action uh as Mr stly had indicated this is a cons this is an informal right um on behalf of the county the county does not need formal though I'm sure they'd love to see a resolution from the board approving this so basically it is a motion to approve the application as provided to the board uh with all comments and agreements between the parties in tonight's testimony and following all the
requirements or recommendations not addressed tonight in the various reports of the board's professionals and the Fire Marshall okay I make a motion I'll make a motion Mr chairman i' second motion okay final thoughts comments just look forward to getting uh in the shade in that Pavilion someday in the future okay I thought you were going to say the summer and like not there
yet not just yet okay with that roll call please Miss Smith yes Mr flag yes Mr rowitz yes Mr Vitali yes Mr Deb yes Vice chair peason yes Chachi yes right great thank you so much thank you for coming
[Applause] okay motion toour what motion toour then we will really get public comment yeah careful the mics are hot okay next uh TV LLC file number 23- pb-2 DMS V time of
decision March 31st of this year block 143 lot 24.01 and 25 Valley Road and 183 Valley Road uh this application's continuing from December 5th 2024 without further notice Mr chairman for the purposes of the record I am in receipt of a certification by absent board member examination of record eligibility to vote from Mr flag
who has indicated he has reviewed the video recording of December 5th and therefore he is eligible to participate and or take any action the board may wish to do so regarding this applic okay thank you counselor aome thank you so much uh good evening good to see everybody again we're happy to be back uh TBL LLC is uh the applicant as the chairman uh APLE said and uh highlighted
the relief that we're seeking uh back uh this evening to um to bring our engineer back for um um a modest amount of additional testimony on a couple of uh issues and uh then our planner is with us uh who has submitted um his report in advance to the board uh so with that I'd like to bring our engineer up to uh complete the engineering testimony okay
okay very good and we will swear you back in yep anytim ton truth the whole truth nothing truth I do my name is Frank Farrell f a r r l l my qualifications haven't changed since I was here just a couple months older and hopefully a couple months wiser [Music]
okay uh do we need the exhibit we have um I'm I'm here to to address the issue of the water services for the two lots that front on Valley Road uh as it was discussed at the prior meeting there was a suggestion uh regarding the applicant approaching New Jersey American Water to determine if sewer water service was uh possible uh initially we we were under of the understanding that it wasn't it was going to be prohibitively
expensive after some discussions with New Jersey American Water we confirmed that they can provide water service so long as the lot fronts on a public RightWay to that end thank you I introduce an exhibit if that's okay got
it there we go all right and A10 represents Mr farell A10 is titled revised utility plan uh it was not submitted before this meeting so it is truly an exhibit uh we found ourselves within the 10-day window um do we have copies for the board
the I do not have reduced size copies I have one full-size copy in my car um it's pretty straightforward I can I can identify before you leave for the evening make sure that the full-size copy is provided to Mr Mayu absolutely and that reduced copies are provided to Mr Ko's office tomorrow before noon noted and they keep a clock running so
you have by noon understood by no okay have to fully describe this proposal is you all right um with the A10 is the is the document we're looking at the revised utility plan uh it is remarkably similar to the plan set that was submitted as part of the application previously the noted difference is the yellow
highlighted areas I will gesture at them with our handy dandy drilling tool over here so here's one water service and here is a second that will run down the outside of the road outside the pavement area rather and based on our discussions with New Jersey American Water the utility would provide the I believe the tap and the service between the main and the
property line which is where a meter would be installed and then it would be the applicant owner contractor whatever entities that doing the construction that would need to take it from there to the dwelling itself this change eliminates two of the variances that we were previously seeking there were five originally uh the two related to lot size from they had previously included Wells on the these Lots uh those those are now eliminated we're going with public water and as a result we're eliminating the
lot size based on the presence of a well variance um that was previously requested uh the three remaining variances are still there uh one is for the middle lot uh it's a flag lot which requires three acres whereas 1.99 acres is proposed the front width property line at the front width of I don't have my note in front of me70 107 feet I believe
onund let me just get my notes 7.28 ft which is an existing condition across this lot here I'm still referring to A10 uh if you'd prefer me to to
identify that again on the prior submitted plan I can but that's where that one comes in and the third variance is multiple accesses off of one driveway which is the shared driveway to the west of the property I believe that the prior engineering testimony I provided was complete and sufficient this this is just a brief recap and we're identifying the variances that we're now eliminating based on the revised water
service so I don't believe that I have any other uh direct testimony to provide uh there was an engineering engineering and planning reviews uh issued I believe it was January of this this year um in reviewing them I didn't find that there was anything that we couldn't comply with uh we we as we stated previously Mr May thank you Mr chairman um I've spoken with Frank prior to this and
um this was actually suggested by the board at the last meeting to try to eliminate two of the variances um our office would just would request any condition approval would give us a chance to look at the construction details and associated with the to the plans all any construction details that would be required pursuant to either the utility owner or to Hillsboro uh we be happy to provide them and include them on the plan but as it
stands I don't see any reason to take any exception to this solution okay co uh Mr farell just to clarify because I believe at the last uh at last hearing uh you had indicated that the the stream Corridor uh was going to be extended yes further I just wasn't sure if this I wasn't seeing it on this correct okay it's not on this exhibit
I'm happy to it's okay I just wanted to make sure that that was still this doesn't in any way shape or form change any prior testimony that we provided or the stream buffer um which is on the almost literally the opposite side of the property we're still uh encroaching but performing the averaging um the red area on this this was previously submitted I'm not sure what we had referred to this as as an exhibit previously but the red area on this drawing is the area
that we're being encroaching the green is what we are obligated to give back and the blue is what we are offering on top of what would be required and all I would suggest is uh essentially giving the future residents the the best opportunity to you know do things in their backyards and to try to encourage compliance we don't want to have future residents going into the
into the stream court or conservation easement area uh unfortunately that's something that we run into and so just from a design standpoint even if it needs to uh slightly change just taking all of that into consideration just when I start looking at it and trying to see where people might be planning you know a pool or putting sheds and things like that just making sure that that uh the design is is going to work for the future homeowners sure um I can I can offer a
little bit of additional testimony or or opine as to where those features might be located for example there's an open space to the north of the building in the center uh this oops where did my little crayon go uh there's certainly room here um and the remainder lot would be wooded I believe so we're not we're not going to be encroaching or I I wouldn't expect there to be significant encroachment
sort of passively out of oops I didn't know um the buffer was there also whatever conservation easements would be required and and markings Associated would be complied with there's also an area here to the rear of the building that fronts on Valley Road uh 2502 and there is a couple different there's a couple different areas on the building in the rear uh again there's going to be a tree row planted between these two buildings and that would provide additional uh
buffering but there is room on the lot outside there's certainly room on the lot outside here if they were to expand their development at some point in the future but uh that wouldn't trigger I don't believe that would trigger any additional variances or anything else it would just be additional lot clearing Frank if I could expand on what Mr Co is saying mhm we've had several applications come through that require conservation easements to protect the
buffer um to facilitate the ease of creating that easement and signing the easement and hopefully having people respect the easement you might want to clean up the that purple line sure to some segments of straight lines simplify it so that I mean that might create some green and some red but something make would it be appropriate to say something that makes it uh simpler from a if you were going to put a meets and bound description to it we could couple of straight lines put put a
post in the ground or something potentially the township were required to be signed that's I thought yeah yeah if it becomes an easier line to identify it'll be easier to stake out it'll to see in the field and to honor I don't believe I have no objection to that thank you thank you okay board members additional questions comments uh I I have a question why is the third lot
not going to be hooking up to uh the public water uh in short it doesn't need to uh there's already a well on the property uh we we would have expected that well to be sufficient for all not that one well rather the water uh that that well is drawing from would be sufficient for all three of these properties but the minimum lot size for a property with a well on it is 2 Acres um we're
basically creating a lot in the back there it's 2.1 Acres we don't need a variance if at some point the owner would like to connect uh they they could make an application to New Jersey American water at some point in the future however at this time based on our discussions with them you need to actually have lot Frontage on a public right of on the public right of way with a water utility there for for them to be able to make that connection while there is the driveway through that section the lot 24101
doesn't connect to Valley Road and as a result I don't believe that New Jersey American water in the current uh application would consent the providing water service to that lot it does however meet the frontage requirements of it it's not landlocked it does connect out to roycefield road but attempting to make a water service connection underneath uh the tributary there seems prohibitively uh burdensome and as a result the well is the best solution for
that lot the well that's there now is only offline because the structure is not being used we have no reason to believe that that that well isn't U serviceable and uh Mr RT if I may uh the township has um and the code and the Board of Health that if at any point someone's Wells uh testing comes in and it's not at the level it needs to be the
Board of Health can require them to hook up well it just seems to me that it would be more cost effective if it could be done now to H to perhaps at least have the uh the utility structure in place for that particular property owner as opposed to stopping it at the middle lot and then if that property owner chooses to do something in the future then has to incur that expense if it's
already being installed MH it seems like it would be coste effective to just run at the additional lot clarify that line that's being installed for the second lot it can't be shared with the third lot it's not a matter of extending that line another 150 Fe it would have to be fully separate line correct correct it's
a service not a main is the important distinction between the two well then I guess my comment would change to to perhaps put a service line in if the event while the while the uh installation is being done I would defer to the applicant and the the means of construction uh I again based on my discussions with New Jersey American Water I don't believe that they're going to unless otherwise
mandated somehow uh they're not going to willingly offer service to that that rear lot we would have to reconfigure the the subdivision to provide a strip of land AC along the driveway to make that happen which just further complicates the matters of lot area and previous coverage um um okay it just seems to me that it's an issue down the road when the applicant
goes to sell the properties and explain why one is a well and two are not but thank you for the explanation thank you're welcome I just have a comment yeah on that 2503 that is not leaving a lot of room for you putting anything on that property um but yeah um it is what it is though if I may uh 2503 we discussed but
we haven't provided revised plans yet um but we discussed and we agreed that we would be adjusting the location of the Hammerhead if not the width of the entirety of the driveway to reduce the amount of impervious coverage that would be on lot 2503 while it is compliant in its current proposal we were going to make it um I can't say more compliant that's a binary condition but uh there would be an potentially of imp coverage lot coverage so that U they're not restricted to what's there great
thank you and greater flexibility good there you go any else okay I know we don't have much public but I have to open the public may have a motion to open the public so moved second all in favor I I there's anyone from the public that wish to question uh this witness on his testimony please come
forward don't see any public okay enjoy the time you get like this that's right okay can move on to your next witness thank you very much thank you Mr Pharaoh moving on to our uh planning consultant uh we have Paul RI professional planner uh from uh Paul Richi planning testimon tonight the truth the truth the truth I
do it's uh Paul I actually pronounce it Ricky r i CCI jeez Mr Ricky would you kindly um walk through your microphone Miss Edwards thank you Mr Bernstein um Mr Ricky it's my function here okay understood um would you kindly uh walk through your um educational and employment um credentials for the board please uh yes I'm a licensed professional planner in the state of New
Jersey I've been licensed since the year 2000 I'm also a member of the American Institute of certified planners or our national certification I I have a master's degree in in city and Regional planning from Ruckers University which I received in 1997 um I'm currently a municipal planning consultant to to six towns maybe seven I do Redevelopment work as well and a few more um um uh I've been qualified in over 200 towns throughout the state I've been in this building many times I'm not sure if
I've been qualified here or not um but I know I've been here at least but I've been I've been qualified in over 200 towns um I testify regularly in front of board so my license is in good standing okay any objections hearing none we accept please proceed uh thank you um I did prepare I'm not sure if you're G if I can just jump into um I I did prepare a planers report for the application dated uh January 20th uh
2025 and I was really just going to summarize that report if that's okay if the board wants I can go into more uh detail but from a just a general planning like finding I I looked at the subdivision I reviewed it if you saw in the planing report I was out there I took pictures I actually sent the Drone up and and looked around spoke to Mr foul and the team and I've I've worked with the applicant uh before I mean I think it's clear that this is a a well-conceived in Des designed subdivision clearly the applicant is looking to preserve um and cons preserve
you know the environmental constraints on the property and and still you know went about the subdivision in a wellth thought out logical manner um things that stuck out to me to start were the fact that the while we're on a um where we're considered a flag lot and there's access from non-public roadway that non-public roadway was designed to meet um the Rural Road standard under the residential site Improvement standards which in my mind was a was a
significant um design that that benefits this application with the turnaround so the board can feel that there's adequate access to that site there's the ability for there to be safe Ingress Ingress and also for emergency service Personnel to get to that site that's clearly um a substantial issue and and also I know um a lot of my planning today is in more uh dense areas but you know I started out as a as a land use planner even though I'm from New Jersey in the Catskills um
I've earlier I represented a lot more rural communities and I and I understand that some of the aspects and I I understand when I was at Ruckers I almost interned here was it was it yansy way back the old planning director number of years ago um and so I know that the history of of of the Town um you know the strong agricultural history and and I i' I saw how many master plan that you prepared in reports and that
and then and I know from that part of my planning history that when you have a design like this as well uh one of the benefits is is that you don't see the development because it's it's far from the roadway so it does have a ability to preserve rural character per se which seems to be a a context that I did see through your planning document so just just my general summary I thought it was a wellth thought out plan and preserve the environmental constraints and the like so um with with that said we are
seeking the variances I'll try not to be too repetitive um for the existing undersized width of 10 7.28 ft on lot 24.01 01 and then the two other variances on lot 25.3 identified by Mr Farrell the 1.99 acre lot with three acres is required for the flag lot excuse and then they have two principal uses to be served by the access driveway where only one uh is permitted I know the
board understands that in this area if you have um you're on a roadway and you have the public water a 1 acre minimum is required um it's two acres um with if you're going to have a septic and three acres on the flag lot um for this area for the uh existing non-conforming condition we requested that in the repl planning report uh under the C1 hardship Provisions we're not um we believe that this is an an exceptional situation and
that the applicant does suffer from a hardship here in that we're entitled um to that variance um regarding I mean I I potentially could have made a hardship argument as well um for lot 24.01 01 I did not um I I made the argument that the benefits associated with this application outweigh the detriments that we advance essentially a purpose of the municipal land use law and the variances can be granted without stantial detriment to the public good in your
Zone plan with that regard I I I discussed briefly that there's a tremendous need for housing today I discussed that in the report I think everyone recognizes that and when we look at the bulk variances we look at those collectively for the application not just for the single variance that we're looking at under the the polling decision and I I I did look at your master plan I believe we um the intent and purpose of your Zone plan um and I I can read these into the record if you'd
like but I believe we advance several purposes of your master plan um and we are consistent with your Zone plan uh as well I think when you meet a core density associated with development in an area um you know that that clearly we're not a substantial detriment from your Zone plan we're delivering it a little bit differently here because uh of the um uh associated with the flag lot but in terms of meeting your core densities overall uh that's being um
achieved um so um jumping into um having the the multiple uses on one lot um that's a a Township standard and what I discussed um in the planning report is one thing I think the board can evaluate and consider as getting back to somewhat of my summary is that at least of the residential site Improvement standards in terms of applying whether a roadway has to be placed in a situation on a on
a rural type flag lot environment um you're exempt to four Lots you can have four Lots on the residential site Improvement standards without a roadway per se here we have uh two lots being serviced offer that's serviced by um a design that meets the dimensional requirements of that roadway in terms of its width uh terms of the GD areas on its side and the like so it functions as one um but there's some benefits associated with that from a Township perspective of having it as a
private road Town doesn't have to M maintain it doesn't have to pave it doesn't have to plow it but it still meets those same standards and objective so for that reason I think we we're not a substantial detriment uh to your Zone plan I think it is a better zoning alternative um in this context uh as well uh and again you know it meets that roadway meets rsis provides the emergency turnaround eliminates the need for
maintenance and uh again reduces the visibility of that area the homes being visible which preserves uh rural character so for all these reasons I opined in the fact that we're also not disturbing uh the environmental constraints and preserving them that this advaned several purposes of the municipal Landes law promotion of the general welfare uh we meet those core pop potion densities um so purpose e to to promote appropriate population densities uh purpose G to provide
sufficient space for needs of New Jersey uh citizens housing is in great demand and the preservation of rural character uh meets purpose ey through a desirable visual environment um not to be overly repetitive for all these reasons because this application in my opinion results in uh improved zoning um the benefit it's here outweigh the detriments associated with these variances uh I see no reason that there will be substantial departure uh from your Zone plan um as
well as there being U significant impacts to the public good or or surrounding property owners and that's that's largely the the summary of my report I can go into more detail if the board would [Music] like thank you I'm G to mix it up I'm gonna start with Mr K thank you Mr chairman um I don't have any
questions I tried how about Miss Bell you stole my thunder Mr aise about I uh can I clarify one thing with your testimony I thought I heard you say that there'll be two uses off the driveway but I think even the lot that's fronting the existing road is going to come off of this driveway is that correct so there there'll be three uses so technically three um for some reason it was
identified as two I I said it as as such um there's no separate driveway right is there a separate driveway no there one I'm GNA loog back in Mr farell you're still under Ro thank you there is while you're doing that I I believe the existing driveway is being removed yes it is okay that's that's confusion
okay now I don't know what the board's preference and I maybe someone should speak to why that driveway on the on lot 2502 is going to be serviced off of the share driveway versus Frontage yeah I I think I'm going to need the engineer to address that we feel that this layout is superior to providing additional uh proliferating driveway
entrances along uh the roadway uh we can certainly do it off of one road or one access point uh there really isn't a good reason not to it reduces impervious cover it it uh extends the distance between uh driveways and I I believe it just generally Superior to having two driveway entrances Within 50 50 to 100 feet of one another the road certainly can support in Access of the three homes that we've
we've proposed here uh and just as a point of clarity it it is three that would be accessed off of that one point on Valley Road it would extend in a little ways and there's the first driveway on the right for 252 as it extends back we'd get to the second driveway for 2503 and then the road narrows at the end and terminates at lot 24011 okay that's the only qu if I may I can actually expand a little bit upon this we didn't we didn't provide a
full um site triangle uh exhibit today but we did take a cursory look at it and we don't believe that there's going to be any issue in complying with providing you the the information that we would be expected to uh to demonstrate that we have aate adequate site distance at this location and actually reducing the number of driveways can only serve to improve that condition okay thank you for that extra clarification that's the only question we had I'm so sorry for the musical
chairs I I do have a question for you uh just to go back to um uh my report similar to the first one I had a concern about um sorry which L is that uh 25.0 3 um were you able to make some changes where they have a little bit more breathing room because I think originally it was being proposed at 14.9 well we we requested that that be a
condition of approval should the board choose to act favorably on the application rather than spending the time uh and resources to we're also going to need to talk to the fire department to see if we can narrow narrow the width of the driveway to 18 ft the the 20 foot width is actually in excess of the minimum requirements for a rural rural road uh and we would like to narrow it to 18 ft it was 20 ft based on guidance provided to us from the fire department um which
is also where we have that turnaround dimensioning from we intend to shift that back toward 24011 we haven't we haven't done that yet but we don't see any reason why we are going to be unable to comply with that request we certainly work with you and Mr mayew to make sure that that the board's concerns regarding coverage on that Lotter are addressed just to bring to the board's attention again my concern is just that the future homeowner may not have a lot of a lot of room to do anything and then in terms of trying to hopefully not have
a future board of adjustment application come in uh so there's there's choices that could be made from whoever is going to be developing the property especially as it comes to uh constructing the house and constructing the driveway or any other impervious coverage to try to uh realistically give a little bit of breathing room just for whatever it might be a patio I mean of course if someone does a deck it's not impervious
but um you know even just having a shed and things like that I just we get a little bit concerned when the impervious coverage is like is is that close so thank [Applause] you you say he's still on the clock too well it sounds like we're amending our application to request that faring for for three properties off of the drive and I would just reiterate some of the things that that Mr farell said in that my testimony regarding the number of of
of Home serviced off of a roadway that that continues to be appropriate and I think some of the benefits he said is that by the elimination of that driveway you'll be eliminating the number of of curb Cuts in close proximity together which is a it's a it's a a better alternative as well for the reasons that he gave there board members
okay anyone from the public again no public okay all right we're done for now until that's all the testimony we have so um I would say the testimony provided speaks for itself no pun intended and uh Mr Bernstein didn't even call me on that Miss Edwards for the purpose of the
record your client agrees to make any and all affordable housing contributions in accordance with the trust fund requirements since they are not required to obviously build they are required however to provide a donation to the trust fund and that yes thank you confirming that we don't get we haven't had a lot of these so we're back to reminding people
again um so with that I would say that we um we rest our affirmative case and we uh hope that the board will uh look favorably Upon Our application okay thank you one more time for the public their last bite at the Apple to bust a couple in we can no be be be careful as I said what you wish for you're gon to get plenty
next okay so with that I need a motion to close the public moov second all in favor I I Mr Bernstein this is a motion seeking a motion to approve TV LLC file number 23 pb02 msv block 143 lots 24.01 and 25 to consolidate two lots and seeking
preliminary and final major major subdivision approval with the three variances now being sought by the parties and waivers to subdivide approximately 5.48 3 acres into three single family dwelling lots to be serviced by public sewer and water where where proposed and well where not with a private roadway driveway storm weather utilities and Associated improvements the applicant agrees to all of the
conditions and requirements of the board engineer and the board planner Township planning director to provide all necessary contributions to the affordable housing trust fund pursuant to Township Code and state law I leave anything out jent okay and any and all conditions agreed upon by the applicant during the testimony provided by its experts and or the
applicant okay you so I may have a motion second okay any final comments from board members hear none roll call please Miss Smith yes Mr flag yes Mr rtz yes Mr vitell yes Mr de yes Vice chair peas yes chair SRA yes yes okay thank you very much we appreciate your consideration thank you very much appreciate
it all right so the only thing just a reminder we do have a meeting next week February 13th at 7 pm so if there's Mr Bernstein and yes we will have an application no we do know that and we will have public and some of you you know uh I I will point out to those board members and we've had some changes and parties
Etc um if you feel the desire to sit up on the day and sit and listen to this application unless you are conflicted out which Mr rtz is separate and apart from just not having sat through what I believe is now number 21 um um you are welcome to obviously if you're no one is expecting new members to start going
back and reviewing every one of the hearing transcripts and tapes and I believe there is now another amendment to the plan that we'll have to have more testimony on at some point so uh we are starting with the we are still with the objectors and I anticipate that the first issue with them will be modeling literally modeling for those of
you who have forgotten what models look like it's thoroughly summarized on Civic clerk so you're not talking fashion models though sorry disappoint um I will need Mr Co are we noticed for an executive session for the meetings not for tonight
obviously I I should turn to M con I believe I believe there's a catch all in there that uh we have right I am going to need a short executive session for some of you uh at the end of next week's meeting regarding an application that was heard a while ago that is coming back in some form so uh that will involve Mr
P the chair Miss Smith M uh Mr leani and Mr Wagner will need to stay after school next week along with Mr Mayu and Mr coise okay what it's intriguing you're one of them all I can say is congratulations you guys you're getting
old thank you Mr chairman okay GNA use that County Senior Center soon keep this up you guys are charting a new era right okay with that I'll entertain the motion of adjournment no one wants to go home so moved there you go all in favor we're Jour see everyone next week good night