MINUTES OF THE HARDYSTON TOWNSHIP PLANNING BOARD MEETING HELD APRIL 19, 2001

STATEMENT OF COMPLIANCE: Pursuant to the Open Public Meetings Act, Chapter 231, P.L. 1975 adequate notice as defined in section 3D of Chapter 21 P.L. 1975 has been made to the New Jersey Herald and is also posted on the bulletin board at the Hardyston Township Municipal Building.

ROLL CALL:

Jim Armstrong Excused
Leslie Hamilton Excused
Maribeth Boffa Excused
Randy Roof Present
William Castiglione Present
Thomas Zygmunt Present
Robert Neubig Present
John Eskilson Present
Greg Eisenecker Present
Ed Frisbie Excused
Ed Zinck Present

OTHERS PRESENT: Robert Guerin, P.E., Thomas Collins, Esq., Marianne Smith, Deputy Manager, and Anne?Marie Wilhelm were present.

DISCUSSION:
Master Plan Re-Examination: Marianne Smith presented information about T & M Associates who are doing the GIS work for Sussex County. She stated the Board, through their Master Plan Re?examination, could recommend that a build?out analysis be done. The resultant data base could be utilized to formulate strategies to address planning issues. Mr. Eskilson explained that T & M collected GIS information at State, DEP, and County levels. Subsequently, they overlaid the maps of all Sussex County municipalities and their respective zoning districts. At the County level, a GIS build?out analysis is being developed based on a model which incorporates building prohibitions, i.e., DEP regulations, steep slope areas etc. This model will highlight buildable areas, and then overlay the zoning districts. Nitrate dilution data has been incorporated and there will be an ability to compare zoning densities and nitrate dilution model densities using the new requirements of the Watershed/DEP regulations. This information can be used in the planning process. Mr. Collins noted that during the re?exam process, other zoning determinants should be considered as well. He stated that septic system technology may develop that can accommodate nitrate dilution and this technological advancement may trigger review of zoning densities based solely upon nitrate dilution.

Board members reviewed the Midd?2 overlay in the CR?Zone. They discussed the possibility of extended sewer coverage to the perimeter based on use and allocation. Mr. Guerin reported that Crystal Springs is utilizing approximately one?half of their sewer allocation based on DEP projections. It was noted that critical habitats exist in the CR area that is outside of the sewer service area.

Board members reviewed the non?sewered portion of the Industrial Zone. In view of the pending NJDEP Watershed Management Rules, which will change the groundwater discharge classification in the Industrial Zones from "less than 20,000 gallons per day" to "less than 2,000 gallons per day," Mr. Collins suggested that Board Members consider the development in Commerce Park, Sparta, New Jersey. He described the park as a light industrial site with minimal impact on roads, traffic, etc. The companies have few employees and the types of businesses do not adversely impact septic. He stated that some businesses do not need sewer and prefer septic as it is less expensive in some cases. He stated that area residents have had no complaints with the site.

Board members discussed the challenges presented by the location of the New York Susquehanna & Western freight rail fine crossings in the area of Lasinski Road. Tom Collins, Esq., stated that the railroad owns 50 ft. wide strips and controls who may use the crossings. He stated the law states that you can not build a new at?grade crossing over railroads. To build a new at?grade crossing, a municipality can by municipal waiver of the provision and by resolution/ordinance, with DOT approval, assume responsibility for the maintenance of the crossing. Mr. Collins noted that the municipality may also incur liability for accidents at the crossing. Mr. Collins noted that the State would Eke bridges or tunnels to provide alternatives to at?grade crossings.

Board members reviewed the problematic topography. Alternative access routes were discussed. The possibility of one commercial entity, that would purchase the area on the other side of the tracks, and assume responsibility for the crossing, was discussed. The possibility of DOT assuming responsibility for building a bridge over the crossing was discussed. Further review and discussion was recommended.
Board Members discussed the Stockholm area. The possibility of acquiring village status was introduced. Ms. Smith stated that the DOT was looking into pedestrian and bicycle needs. In view of the potential impact of the ice rink Board members stated that planning in this area should encourage better design and help the district become more viable. It was suggested that the Board members could recommend this area as a point of study.

Marianne Smith presented further information about T & M's work on GIS mapping, which could be used in planning. Board members agreed that they would like to view a presentation by the company.

Densities in the MIDD 1, MIDD 2, and Lake Gerard area were reviewed in view of DEP regulations. The possibility of 3?5 acre zoning was discussed. Mr. Guerin noted that in view of the nitrate dilution regulations and the type of soil in 70?80% of the township, lower density acre zoning may be more appropriate. Future review was recommended.

ADJOURNMENT
A motion was made to adjourn the meeting until May 17, 2001. All were in favor. The meeting was adjourned.

Minutes prepared by:

Anne-Marie Wilhelm