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Video-1: youtube.com/watch?v=G914FuY4Y_A

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everyone, welcome to the July 22nd uh planning board meeting of the Packanack Township. >> [clears throat and cough] >> Will everybody please join me in a moment of silence followed by the Pledge of Allegiance? >> I pledge allegiance to the flag of the

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United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. >> Adequate notice of this meeting has been provided indicating the time and place of the meeting

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in accordance with chapter 72 of the public laws 2025 by advertising the notice on township website. Uh I posted a copy on the bulletin board in the municipal building by direct hyperlink placed on the New Jersey Secretary of

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State's portal. >> I call Members Coyle? >> Here. >> Coy? >> Here. >> George? >> Here. >> Hardy? >> Here. >> Lawler? Manguchi? >> Here. >> Lido? >> Here. >> Weeks? >> Here. >> [clears throat] >> Vice Chairwoman Delea? >> Here.

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>> Chairman Stinson? >> Here. >> [clears throat] >> Okay, did everybody uh unfinished business? First thing is the minutes. Did everybody get the email with the minutes of the last meeting? Does anybody have any questions, comments,

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revisions? Nothing. Okay, hearing none, would somebody care to make a motion to approve those minutes? >> I'll make a motion. >> Second. >> Members Coyle? >> Abstain. >> Coy? >> Yes. >> George?

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>> Abstain. >> Hardy? >> Yes. >> Manguchi? >> Yes. >> Lido? >> Yes. >> Weeks? >> Absent. >> Vice Chairwoman DeLeo? >> Yes. >> Chairman Sampson? >> Yes. >> [cough and clears throat]

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>> Okay, up next we have the resolution memorializing approval of preliminary final site plan block 100, lot 12. >> [clears throat] >> Excuse me, for Prime Groups Holding LLC.

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Would somebody care to make a motion to approve that resolution? >> I'll make a motion. >> Second. >> I'm only going to call the people that the members that were here the last meeting. Members Toy? >> Yes. >> Member Gucci? >> Yes.

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>> Toledo? >> Yes. >> Vice Chairwoman DeLeo? >> Yes. >> Chairman Sampson? >> Yes. Okay, up next we have ordinance number 26-06 resolution uh the ordinance

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>> [clears throat] >> by the town to ban the um the data centers ordinance found to be inconsistent with the master plan. Would somebody care to make a motion to approve that resolution? >> I'll make the motion. >> I'll second.

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>> Members Toy? >> Yes. >> Member Gucci? >> Yes. >> Toledo? >> Yes. >> Vice Chairwoman DeLeo? >> Yes. >> Chairman Sampson? >> Yes. Okay.

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>> [music] >> All right, under new business we have ordinance 26-09. >> No, no, no, the resolution 26-96 the master plan which >> Okay, yeah. Let's skip that one. All right. Next up, 26 9 resolution 2696

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master plan re-examination to undertake a periodic re-examination of the township master plan pursuant uh to New Jersey essay 40 colon 55 D dash 89 Uh would somebody care to make a motion

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to approve that resolution? >> Oh, [clears throat] we don't have a motion. It's up for discussion. >> So, the the only reason I asked Beth to keep that on the agenda, um we are working on the re-exam report. We're doing all the background research now, looking into the prior documents,

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looking at the prior goals and objectives. Um what I wanted to bring to this board is um if you could go through the old master plan document, go through the old zoning ordinance, and [snorts] see if there's anything that stands out to you that

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think needs to be updated, changed, revised because that's uh that's what we have to do as part of this is um see if there's anything out outdated other than I mean we we are charged with looking at the data center issue. We will look at that and we will

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incorporate that into the updated report. But, we're doing a whole list of update at this point. So, we're going to look at all the goals, objectives uh development regulations um and see if we can come up with anything else that needs to be updated as well.

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>> Should I send them the 2019 re-exam >> Yeah. >> [snorts] >> That was the last one. So, I'll forward that one to all of you. And if you go on our website under quick links, you can bring up our ordinance book and you'll be able to go through every single chapter

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and see if there's anything especially the zoning, see if there's anything right. >> Yeah, particularly we need to pay attention to the zoning. You know, does the zoning make sense? Are there issues that you see? I mean, you know this town, you know the the zones, so um

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you have that familiarity where you can look at things from the inside and say, "Okay, maybe this doesn't make sense anymore. This is something that would make sense before, maybe it doesn't make this sense today." >> Is there a timeline? Do we have to have >> I mean, there's nothing There's no

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impending deadline, but we would like to keep it moving. So, like for the next meeting, maybe we can come with a list of things we want to talk about and that we can include in the in the report. >> Okay. >> That will include the redevelopment zone, too, wouldn't it?

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>> So, one of the Yeah, there's five things we have to look at as part of this. We have to look at um whether any of the goals, objectives, whether the the population and demographics have changed um that would impact the master plan. And one of the

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final things we have to look at is whether there's been any redevelopment plans that need to be incorporated into the master plan and development regulations. That's really all we have to do. We don't have to look at changing any redevelopment. It's kind of a separate process. If there's issues with the

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redevelopment plan, that stays as part of the um local redevelopment and land use law. Um and this master plan re-exam can acknowledge that, but we're not changing any redevelopment areas as part of this. Does that make sense?

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>> Mhm. >> Does anybody have any questions? >> [cough] [clears throat] >> All right, new business. Ordinance 2609 ordinance of the Township of Mount Olive Hopatcong adopting a redevelopment plan for the

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property referred to as the Hopatcong Park Redevelopment Area commonly known as block 30.07 30.08, 30.09 and tax map of the Township of Mount Olive Hopatcong uh review

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for consistency with the master plan. >> Can you talk about that? >> Yeah. Um so, back in 2012, I think, um the town adopted the an area in need of

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redevelopment for the Hopatcong Park, which is where the pool is or was. Um The the pool was obviously in disrepair. That was the the major reason why the the park tract was declared an area in need of

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redevelopment. Um now there is interest in updating the park. Um and so, as part of that area in need of redevelopment designation from 2012

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they never adopted a redevelopment plan. So, that's the first step is you would identify an area and and say it's in need of redevelopment, then you can develop a plan for it, which is the step next step, which was never done. So, that's what we're doing now. We're uh we've we've crafted a redevelopment

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plan. It's based on a plan for the park to upgrade the facilities. Um and this would allow the town to um go ahead and up- upgrade the the park facilities. So, that's really what we're here for you right now. Um

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it would was introduced by council. It's adopted by ordinance, so they have to do first reading, and then it to the land use board land board for uh master plan consistency which is why we're here tonight and then it goes back to council for public hearing and adoption.

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>> So this is just going to be a vote that is consistent with the master plan. >> Correct. >> Okay. >> Yep. >> And what is the park zone is? >> The park >> [clears throat] >> The park is currently in the R100 zone

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and this new park will be a low pack home park zone redevelopment plan zone will supersede that R100 zone and become a new zone. >> Do you know what that zone is?

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>> The low pack home park redevelopment zone. >> That's what it's going to >> That's what it will be. >> Are we planning on changing the purpose of the property or are we just creating a new zone for it? >> We're creating a new zone specifically

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to allow for the park to be redeveloped. That's it. That's the only purpose. >> Does it involve the squad property as far as the park? >> [clears throat] >> No. >> No, it's just the >> Only that one parcel which includes

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um >> I just want to make sure that I'm not we're not zoning something that will affect the neighbors. >> No. >> I want to make check those neighbor lines on all sides not just >> It's just the one lot when you come in. Yeah, it's after like the field house. >> Okay. >> The one field

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the pool. >> That's important. >> It's just that one area of the park. >> I think we do. So, it's our third annual >> Does anybody else have any questions? >> I have one question. I know we've gone out to bid three

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times. What will happen at the bid committee? >> We've gone out to bid three times. >> But, I mean, what does this do? >> What would happen if we had already started? >> So, this is allowing the township The township owns the land. Okay. Um so,

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this is allowing the township to take the redevelopment plan, give it to one of the bids to have them develop the park, and there's different options where the town could lease >> [cough] >> certain things to that to the developer

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of the park or retain the ownership of the park. So, there's It's sort of a mechanism. It's beyond the redevelopment plan, but there are mechanisms that allow us >> mechanism. >> that allow us to to go forward with the bids. >> That's what this is.

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>> Okay. >> What exactly are we doing? What are we What exactly is back there? What exactly are are we going to be developing that area, but what exactly is going to be back there? >> So, >> there. I know there's a pavilion that's

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there. You know, street-wise and parking-wise, what all does it entail? >> There is a concept plan. Um And how do we It's >> Well, sure. I can speak to that. I don't want to cut Dan off, but yeah. So, essentially, this this redevelopment

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plan is going to allow for, uh as was sort of hinted at, a way of of engaging a redeveloper that would assist the township with constructing the improvements that, you know, our firm have designed you know, with with you know, in in over the last few years with

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Paul Sterbins sort of leading the the helm on that, uh helming that that effort, uh rebuilding and redeveloping the pool, improving the pavilions, improving the field house, reconstructing those facilities, building a new bathhouse uh along with the pool. Um in terms of

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the parking, it really it's going to be what's there now, but just improved and refreshed. So, the you know, the pool was from the '60s, I believe. >> That's right. >> So, it's gone now. It's >> [laughter] >> You know, Bob took it out and filled it

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in with gravel. There's no pool left. So, the idea is to because we've gone out to bid three times, [clears throat] I think we've sort of through the the Township Attorney and I haven't been involved in the all of these discussions with the redeveloper, there's a way, you know, with municipal financing and and

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everything that as Dan hinted at is is uh sort of allows for this redeveloper to come in to construct the improvements as designed, as shown on the various, you know, >> I don't know. There used to be like a board up here that showed like the future concept of the park. >> But, there's nothing new going in there.

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There's no buildings, there's no huge complexes. It's really what's there now, but refreshed for upgraded for the for the public to use and be able to take advantage of. >> Is that the roadways, too? Are they going to stay the same? >> I'm sorry. >> The roadways that are back there, they

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>> Yes, they'll stay the same. There will be an improvement to St. Georges Avenue, where the pickleball courts are. That will become a two-way road. That's the intention there. It's a one-way road now. So, it'll allow better circulation from the pool parking lot to the main sort of larger parking area over by the

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the quad baseball complex. So, that'll be That's really the only roadway improvement. Everything else is a reconfiguration of the parking to improve um circulation in front of the pool, cuz that's also just a huge expanse of pavement right now. That was all designed

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um and really again, it's the pool, the bathhouse, some of the recreation areas immediately within the pool complex, um and then some of the outbuildings sort of in the rear of the property, okay. Rebuilt. >> Well, what's in it for the redeveloper?

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What are they getting out of this? >> It's like it It's like uh It's like getting a mortgage. Like they get some cut of the you know, they get sort of uh percentage. >> So, they're going to finance it and then they kind of >> Right. It it offers more flexibility.

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It's very similar So, so I was never familiar with this, but became familiar uh in one of our other municipalities in Franklin Township of Hunterdon County uh uh developer came in a redeveloper came in to build a state police barracks. So, it's not a township project, but the

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state does this all the time. They bring a a redeveloper in. Basically allows them to build and finance project and they don't have to go through the procurement process strictly through state requirements, I guess. And so, the state police are building a new barracks in in Hunterdon County

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through a redeveloper and then at the end of their lease term for $1 the state police get this building that was developed by a redeveloper. >> a bridge loan, but >> Right. Almost, right. It's like a funny gray area. I'm not familiar with all the

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the legal mechanisms that are available to to municipalities, [clears throat] to the state police, different things like that, to government entities, but this is some something like that type of approach. Because the bids have come in like [clears throat] exorbitantly high and we're trying to make it work and then build it.

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>> So, do the I want to I hope I'm wrong, but I'm just saying here. Do they have authority with us or to do anything opposite what the town wants to do? >> No. >> Do they have any authority? >> The redeveloper. >> No. >> And

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>> [clears throat] >> once it's once it's complete, they're You know what I mean? And all that. >> They become like a bank. It's like It's like your bank. Yeah, it's like you're getting a construction loan through them. And when you build a house, you close on the house, you you know, you get >> I didn't want to find out that Sorry.

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I didn't find out that they they had participated with it and the rules are now that they own part of the park if you want to put it that way cuz that's why I started interpreting here. >> No, they don't want to own the park. They just bring the money. >> Right, but we we have to watch where that goes cuz that's the way I took it. I think a couple others started taking it that way.

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>> They're making money one way or another. >> We need to make sure >> They wouldn't do it if they weren't making money. >> But they don't want to own the park. >> But they're the roundabout way that they're for they're getting paid. >> Yeah, they don't want to own the park. >> like you know, I just learned something today. There's a There's a a a no tax fee.

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Something different we'll talk about. It's not here. This will doesn't pay tax, but now there's a a new thing it's called no tax fee that I pay now. So, the world's changing is what I was trying to get at. >> Yeah, no. >> So, I trust I trust you guys and and but

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I have to ask questions so I'm comfortable with my vote. >> You know what I mean? And that's why I asked that. I don't want them anybody to own that park, but look back on >> Absolutely not. Yeah, that's not there That's not their intention. That's not part of it. They don't get control over it. They They don't operate it. It's

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going to be Tasha operated. Tasha's owned, you know. >> Okay, so it's our park. >> Right, it's like Yeah, the bank gives you a the mortgage and they're going to give the town a mortgage, Tasha a mortgage. >> Okay. All right, that's fair. All right, we still own it. It's not a free for all. They can't do whatever they want. They have to >> They're implementing the plan that has

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been designed. >> Yeah. Like you said, when you said the bank that makes That sounds a little better. >> It acts like a lender basically. It's like a different way of doing municipal finance that we're not usually familiar with and again, I wasn't, but I gained some more understanding with this conversation as well as that that police

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state police barracks that I got involved with. >> Yeah. Adam, I'm a little confused though. If the bids are coming in exorbitantly high and well above what we had originally planned 3 years ago, >> Right. >> how does now taking out a mortgage where we're going to pay be paying a

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pre-developer [clears throat] extra money? How does that actually help us get this done? >> That we don't have those numbers to present. We don't have those numbers >> I know we don't. I'm just asking the question. >> That's not really our focus. >> here tonight is to find that it's consistent with the master plan, this

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redevelopment plan. That other business is uh questions for the council. >> We also don't have those numbers anyway. >> I well, I wasn't asking how much. I was just asking how. >> Oh, certainly. Yeah. I don't know. >> Okay. >> That I don't know. I can't answer that question. >> Understood. >> Okay. >> Also, too, we have the old field and the

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new field and the same soccer field and the new >> Yeah, the fields aren't part of the the work. >> Right. >> Yeah, this one's a little a little unusual for a redevelopment plan because the town owns the property and will continue to own the property. They're

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just having a redeveloper assist them with building the plan that the town has has come up with. So, normally, if you have a redevelopment plan with non-condemnation, the town would be looking to to

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designate a redeveloper to own the property and redevelop the property. That's not the case in this master plan. >> That's correct. That's what we needed to hear. >> Right. Normally, this is not the it's not the normal situation. >> This redeveloper, if this >> [clears throat] >> Did they look into whoever's going to do

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it that's going to give us the best interest rate or charge the least amount out of any of them? >> That's where we have to get I think this is the This is the first step and we don't know yet. >> So, I think that's more to come, right? >> That's That's the >> Those are questions for the town.

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>> The town council has to designate a redeveloper through the bid process. That's That's their process. So, right now, what we're tasked to do is to look at this redevelopment plan that the council wants to adopt, which allows for the redevelopment and

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would allow for the the concept plan that has has already been prepared to go forward. >> [clears throat] >> All right, so the So, a yes vote for ordinance number 26-09

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is just that it's consistent with the master plan. >> That's correct. >> Yes. >> All right. So, would somebody care to make that motion? >> I'll make a motion. >> I'll second. >> I'll second. >> All right, members. Coyle? >> Yes. >> Coy? >> Yes. >> Stewart?

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>> Yes. >> Hardy? >> Yes. >> Manguchi? >> Yes. >> Bridao? >> Yes. >> Weeks? >> Yes. >> Vice Chairwoman De Leo? >> Yes. >> Chairman Stinson? >> Yes. >> Okay, block 95 lot 8 Anastasio subdivision site plan

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application uh completeness only. Are they here or >> I don't believe so. >> No. >> That was Mr. Peck's application. >> Mr. Peck's application. >> And he said he wasn't going to He called me earlier or yesterday said he wouldn't be working here.

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>> Okay, so no action on that. >> And doesn't that have to go to the zoning board? >> Yes, is that the one on Union Town? >> Yes. [clears throat] >> Yes, so that one involves a use that's not permitted in the zone. They're proposing to subdivide. Um so that would require a D variant.

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>> It has to go to the zoning board. >> Okay. All right, lot 86 or block 86 lot 101 Cunningham minor subdivision completeness only. Do we have anybody here from

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Cunningham? >> That's the property with the detention basin >> and the council [clears throat] has agreed to take and allow him to subdivide that property. >> Griffin and Highlands Way at detention basin, I think. >> I think we still We still have to make a

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completeness determination, I think, with the the clock and all that. >> Yeah. >> The only The only issue I found with that one as far as completeness is that it was missing a checklist. Um and if provided that they pay their

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uh escrow and filing fees and provide that checklist, um they could be deemed complete, but we don't have that checklist, so um >> So, there's no action. >> So, I can't say it's it's incomplete until they provide it. >> Okay. >> It's we have to make some determination. You can't just say no action. Cuz if you

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don't say it's complete or incomplete, then it's automatically complete after 45 days. And I don't know what the date of application was, but that 45 days will be up before the next meeting. Incomplete for now. >> Considering there's nobody here for the application, I don't think they're in a

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hurry to get through this. So, we can That would be my my recommendation to deem the application incomplete. >> Okay, block 86, lot 101, uh Cunningham Minor Subdivision, completeness only. Would someone care to make

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a motion that this um application is incomplete? >> I'll make the motion. >> I'll second. >> Okay, I'll announce Members Coil? >> Yes. >> Boyd? >> Yes. >> George? >> Yes. >> Hardy?

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>> Yes. >> Minguchi? >> Yes. >> Ledo? >> Yes. >> Weeks? >> Yes. >> Vice Chairwoman DeLeo? >> Yes. >> Chairman Sansone? >> Yes. >> All right, block 90, lots one and two, Talpis minor subdivision, lot line

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adjustment, uh completeness only. >> I guess there's nobody here for this one either. >> No. Okay. Um as far as completeness, I think there were a number of items

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that were identified as not applicable, which means they're asking for waivers of those items, including the Highlands Council Act application. Um some of these may not be necessary for this application. It's really up to the board whether you think you have

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enough information to move forward with this application. There is one variance involved. Um for a minimum lot width. 175 ft is required, and one of the lots would be 54 ft in width.

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So, they will need to notice for the variance for the public hearing. >> And that's an existing nonconforming lot, cuz they're not They're extending the lot to the rear. >> I think that's something we need

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Yeah. That's the kind of here coming in. >> So, what is actually being done in the plan? >> The Talpa's application, I you know, I had reviewed the Dan did the completeness review, but I looked at the plan. It looks like they're looking to extend the rear lot

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line into their like their name They're basically getting some land from their neighbor to extend the rear lot line to give them some more space to reconstruct a um septic. >> Yeah, but I know that I know the people who live in that house. >> Yeah. So, it's basically a small lot

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that's sort of surrounded on two sides by a larger lot. And they must have gone to their neighbors and requested that, you know, "Can we get I don't know what I don't have the plan open here right now, but yeah. >> Yeah. >> A bit of a extension on our rear lot line that we can push it out a little

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bit and then a new septic system that >> That's for that property you see in the middle. >> So, as far as completeness, I I didn't I I think there's enough information to move forward at least if we can issue temporary waivers to allow them to move forward to public

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hearing and then if any of those items that they're requesting waivers of the board finds that you need those, you can then always ask for that for that additional information later. >> Yes, so if we deem them complete, they're going to have to come in and give some testimony. >> Correct. >> Mhm.

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>> [clears throat] >> Okay. Block 90, lots 1 and 2, Topaz Minor Subdivision, lot line adjustment. >> [clears throat] >> Would someone care to make a motion that this application is complete? >> I'll make that motion.

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>> I'll second it. >> Member Foyle? >> Yes. >> Coy? >> Yes. >> George? >> Yes. >> Marty? And who's she? >> Yes. >> Lino? >> Yes. >> Weaver? >> Yes. >> Vice Chairwoman Leahy? >> Yes.

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>> Yes. >> I think that's it. Somebody care to make a motion to adjourn? >> I'll make a motion. >> I'll second it. >> All in favor? >> Aye. >> Aye.