PINE HILL PLANNING/ZONING BOARD MINUTES MARCH 13, 2008
CALL TO ORDER:
FLAG SALUTE:
SUNSHINE STATEMENT: This meeting has been duly advertised and is in full compliance with the Sunshine Law.
ROLL CALL: Mayor Costantino, Chairperson Costantino, and Mr. Castor, Councilman Green, Mr. Harris, Mr. Reilly
ABSENT: Mr. Gallagher, Mr. Waddington, Mr. Whipps,
ALTERNATES: Mr. Hartman, (Absent) Mr. McCauley (present)
ALSO IN ATTENDANCE: Mr. Dave Rowan, Esq. (standing in for Mr. Carlamere, Esq. and Mr. Alan Ippolitto, Engineer.
There was no motion to approve the minutes from February they will be approved in April. Fran Reilly, Secretary was absent so Mr. Hallworth acted as Secretary.
Chairperson Costantino explained to the Public and the Board members that the application of Verizon Wireless would not be heard until next month, and there was no need to re-advertise.
Chairperson Costantino also stated that we did not have a full board this evening, therefore any applications that were scheduled to be heard will not be heard this evening and they will be put on the Agenda for April. It will not be required that the applicants re-advertise.
OLD BUSINESS:
Mr. Pete McIlvoy from the Storage Facility on Blackwood Clementon
(Golden Acres) was granted approval at the March meeting in 2006,
(Final site plan approval) and was memorialized at the April meeting in 2006 so the (2) two year protection period will be up in April of 2008 and they were asking for an extension for one year. This extension will be for the period of April 12, 2008 till April 12, 2009 .
Since there was no public in attendance there was no need to open the floor to the public.
RESOLUTIONS:
CALLAHAN, (landscaping business) BRANCH AVENUE A motion was made by Mr. Castor to approve this resolution and was seconded by Mr. Harris, with the following voting: Mayor Costantino, “abstained”, Chairperson Costantino, “ayed”, Mr. Castor, “aye”, Councilman Green, “abstained”, Mr. Harris, “ayed”, Mr. Reilly, “aye”. MOTION CARRIED.
FIELDSTONE ASSOCIATIONS:, A recommendation to Council to remove the age restriction. A motion was made by Mr. Harris, to approve this resolution and was seconded by Mr. Castor, all others “ayed”. MOTION CARRIED.
A motion was made by Mr. Harris to approve this request and was seconded by Mr. Castor, all others “ayed”. MOTION CARRIED.
A motion was made by Mr. Castor, to adjourn and was seconded by,
Mr. Harris, all others “ayed”. MOTION CARRIED.
Respectfully submitted,
Ray Hallworth,
Application #
Applicant: John Callahan
Property: Block 78 Lots 1 thru 28
Branch Avenue
APPLICATION FOR USE VARIANCE
BOROUGH OF PINE HILL
MEMORIALIZING RESOLUTION
OF
PLANNING/ZONING BOARD GRANTING A
USE VARIANCE
WHEREAS. On February 14 th 2008 , the Planning/Zoning Board of the Borough of Pine Hill, Camden County , New Jersey , considered the above application for a use variance. The applicant intends to develop a landscape retail and construction facility with flex office and warehouse units on the site referenced. The applicant was represented by E. Allen Nickerson Esq., and
WHEREAS. The applicant having submitted a conceptual plan prepared by Addison G. Bradley, Professional Planner, Landscape Architect, dated January 25 th 2008, and the conceptual plan having been presented to the Board and the Board's engineer Alan J. Ippolito P.E. of Pennoni Associates, Inc. Board Engineer, and the following having been determined;
a. That the existing Zone Classification is LBD, Limited Business District. The zone does not permit the landscape construction and warehouse use intended by the applicant. Property is located in the area of Branch Avenue at Third Avenue (proposed for vacation). The application seeks a use variance for this intended use.
b. The following persons gave testimony for the applicant; Addison G. Bradley – Architect and John Callahan – applicant.
c. The applicant has not submitted sufficient plans for preliminary site plan review. The applicant intends to submit the required plans if the use variance is approved. The applicant must provide the required notice to the public if a site plan application is filed. The applicant intends to apply for site plan approval for a landscape retail and construction facility and flex office and warehouse complex as disclosed on the conceptual plan. The conceptual plan was marked A-1 into evidence at the hearing.
d. There was extensive testimony received. The Board expressed serious concern over the equipment to be used for the landscape construction business as well as the type and number of trucks for delivery at the warehouse units, off site loading and outside storage of material. The applicant recognized the Board's concern. The applicant gave testimony of his intent to grade the area, stabilize the existing slope and the construction will put the office use up front as shown on the conceptual plan. The landscape storage area will be located in the rear of the property as shown on plan marked A-1
e. The applicant testified that the storage of outside material would be limited to the landscape business and that the storage of the bulk material would be limited to the northwest corner of the site as reflected on the conceptual plan. The Board determined that this would be appropriate and would be the least impact on sight from Branch Road.
f. The Board also expressed intent to reserve any comment on the site specifics for the site plan application. The Board stated that they would be concerned over sufficient buffering, outside storage in the office and warehouse area. The Board also expressed that in granting this application any approval would be limited to the uses that are permitted in the LBD District.
g. The application was opened to the public and there was no public testimony presented.
h. The Board also determined that granting the use variance request will not be a substantial deviation from the intent and purpose of zoning for the area and will not cause a substantial detriment to the community, does encourage senior housing development and promotes the general welfare of the community of Pine Hill.
NOW THEREFORE, after considering the foregoing, it is herein RESOLVED that the above application for a use variance to permit a landscape construction and warehouse use, in addition to the intended landscape retail garden center and office use, is hereby GRANTED.
BE IT FURTHER RESOLVED that as a condition of this approval, the Board reserved comments on issues dealing with appropriate Buffer area for the site, Buffer for outside storage, especially around the warehouse use, load and un-loading area, trash containers. The applicant has not submitted sufficient plans for preliminary site plan review. The applicant will submit required plans for site plan approval, with the required notice to the public if a site plan application is filed.
ATTEST: BOROUGH OF PINE HILL
PLANNING BOARD
_________________________ _____________________________
FRAN REILLY, SECRETARY NANCY COSTANTINO, CHAIRPERSON
The undersigned, Secretary of the Borough of Pine Hill Planning Board, hereby certifies that the above is a true copy of a resolution adopted by the Board on the 14 th day of February 2008.
___________________________
Fran Reilly, Secretary
Pine Hill Planning/Zoning Board
RESOLUTION OF THE PLANNING BOARD FOR THE
BOROUGH OF PINE HILL, CAMDEN COUNTY, NEW JERSEY RECOMMENDING
AMENDMENT TO THE PERMITTED USES IN AN AREA PREVIOUSLY
DESIGNATED A REDEVELOPMENT ZONE TO REMOVE THE AGE RESTRICTED ELEMENT AND
TO LIMIT THE PROPOSED PLAN DEVELPMENT TO TWO (2) BEDROOM TOWN-HOME AND
TWO (2) BEDROOM RENATL UNITS
WHEREAS, The Planning Board did previously conduct an investigation and did hold a public hearing to determine a redevelopment area pursuant to N.J.S.A. 40A:12-5 & 6, and the statute and laws of the State of New Jersey, which area consist of certain lots located within Block 17, 17.01, 17.02 and Block 18 and Block 24.01, along Hickstown Road and Lake Avenue, and as designated on the Redevelopment Plan and Zoning Map adopted entitled “Special Planed Unit Residential Development”, and
WHEREAS. The Planning/Zoning Board of the Borough of Pine Hill did previously recommend an amendment to the adopted Redevelopment Plan and Zoning Map, and
WHEREAS. The recommendations of the Planning/Zoning Board were adopted and Fieldstone Associates LP was named Redeveloper with agreements on acquisition of certain Borough owned lots, demolition, recreation funding and area clean-up, and
WHEREAS, The Planning/Zoning Board has now been requested to consider a second amendment to the approved Redevelopment Plan and Zoning Map to remove the age requirement for active adults age 55 and older for the multi family units in the Special Planned Unit residential development (SPURD) zone and to simultaneously to impose a limitation upon thirty (30) single family townhouse units, whereby such thirty (30) units shall not have greater than two (2) bedrooms, plus one den. There shall be a two (2) bedroom maximum on the 115 apartment units.
WHEREAS. The Planning/Zoning Board did properly advertise and did hold a public hearing on February 14 th 2008 on the issue of the proposed amendment, and
WHEREAS. Fieldstone Associates LP did appear before the Board for presentation and was represented by Lynn Blessing McDougall Esq.. Testimony was also presented by Arthur J. Corsini Jr. of Fieldstone Associates LP and Philip Rowan from Economic Development Associates, and
WHEREAS. Positive testimony was presented on the redevelopment project improvements, property clean-up advantages, recreation program funding advantages, and
WHEREAS. The Board received testimony that the proposed amendment, if recommended and approved by the Borough Council would result in an application for an Amended Preliminary and Final Subdivision and Site Plan approval to the Board to reflect (i) the elimination of the age restriction on the 115 multi-family condominium units in favor of a single-owner of the parcel with apartment buildings in the same number and location as the approved site plan with such apartment units being limited to two (2) bedrooms; and (ii) the imposition on the 30 fee simple townhouse units of a limitation to two (2) bedrooms, plus a den, and
WHEREAS. The Board determined that the requested amendment was properly before the Board and the recommendation was appropriate and not adverse to the intent and purpose of zoning in the area and would have no significant impact on the immediate community.
NOW THEREFORE, it is herein RESOLVED by the Planning/Zoning Board of the Borough of Pine Hill that the Mayor and Council of the Borough of Pine Hill amend the Redevelopment Plan in accordance with the within Resolution.
ATTEST: BOROUGH OF PINE HILL PLANNING/ZONING BOARD
_______________ ___________________________
Fran Reilly Nancy Costantino
Secretary Chairperson
CERTIFICATION
I HEREBY CERTIFY that the foregoing is a true and correct copy of a Resolution adopted by the Borough of Pine Hill Planning/Zoning Board at a meeting held on February 14 th 2008
___________________________
FRAN REILLY, Secretary
BOROUGH OF PINE HILL
PLANNING/ZONING BOARD