City Council

MEETING MINUTES OF PLANNING BOARD/BOARD OF ADJUSTMENT OF HIGH BRIDGE BOROUGH Meeting Date: May 16, 2016 - Meeting Time: 7:30 P.M. Meeting Location: High Bridge Rescue Squad, 95 West Main St, High Bridge, NJ 08829 1. CALL TO ORDER: This is a regular meeting of the Planning/Zoning Board of the Borough of High Bridge. Adequate notice of this meeting has been given in accordance with the Open Public Meetings Act in that a Notice was published in the Hunterdon County Democrat on December 24th, 2015 and the notice of and agenda for this meeting were posted on the bulletin board in the Borough Hall. 2. FLAG SALUTE: Led presiding officer. 3. ROLL CALL: Don Howell, present; Keith Milne, present; Doug Walker, present; Brent Dugan, present; John Moskway, absent; William Giordano, present; Chris Zappa, present; Steve Dhein, present; Mark Desire, present. 4. PUBLIC COMMENTS: none at this time. 5. READING AND APPROVAL OF MINUTES: April 18, 2016. Motion to dispense with the reading of prior meeting minutes: Motion: Walker, Second: Giordano Voice vote: Seven ayes, one abstention. Motion passes. Motion to approve the April 18, 2016 meeting minutes: Motion: Walker, Second: Howell Voice vote: Five ayes. Two abstentions 6. WRITTEN COMMUNICATIONS: None at this time. 7. OLD BUSINESS: Continuation of Public hearing for Preliminary Approval of PBapp 02-2015, applicant: Andrew Podberezniak and Alexdandra Kroc. 100(North) Main Street, Block 19, Lot 66. Steve Dhein explained to Board that the applicant was not going to be present at this meeting and will not continue the Public Hearing at this time. A discussion with the Board ensued regarding the timeline, extension and possible future issues involved for continuing the Public Hearing for this application at a later date. Motion for Attorney Caldwell to reach out to the applicant and request a thirty day extension with a By the end of business on May23, 2016. Walker, Second: Howell Don Howell, yes; Keith Milne, yes; Doug Walker, yes; Brent Dugan, yes; John Moskway, absent; William Giordano, yes; Steve Dhein, no. Five ayes, one nay and one absent. Motion passes. Motion to require the applicant to re-advertise: Walker, Second; Giordano Don Howell, yes; Keith Milne, yes; Doug Walker, yes; Brent Dugan, yes; John Moskway, absent; William Giordano, yes; Steve Dhein, aye. Six ayes, one absent. Motion passed. 8. NEW BUSINESS: Master Plan consistency review of Ordinance 2016-19, Amending Zoning Map and Land Use Ordinance  to Extend Boundaries of R-4 High Density Residential Zone to Include Additional Lots. Motion to find that the Board recognizes that the Master Plan is silent on the specific rezoning of Ordinance 2016-19, but it does advance the goals and intent of the Master Plan. No changes proposed.: Milne Second: Giordano Don Howell, yes; Keith Milne, yes; Doug Walker, yes; Brent Dugan, yes; John Moskway, absent; William Giordano, yes; Chris Zappa, aye; Steve Dhein, aye; Mark Desire, aye. Eight ayes, one absent. Motion passed. Comments: Steve Dhein clarified that this ordinance does include the property of 100 Main Street, but does not impact the application because it was made prior to the zoning change therefore the application will go forward under the zoning at the time of the application. Mr. Walker stated that he thinks this is positive for the residents. Mr. Dugan had concerns regarding if variances would be affected by this ordinance. The Board replied that variances would be determined under the new zoning. He also feels this would be positive for the residents. Mr. Howell expressed concerns regarding preexisting businesses being grandfathered. Discussion with the Board ensued regarding this issue. Mr. Milne asked if COAH or Highlands would be affected by this ordinance. Darlene replied that affordable housing would not be affected, but that she was awaiting a response from Highlands regarding Block 19 lot 32. Darlene Green distributed tax maps and explained to the Board the areas that would be affected by the proposed zoning changes. She also explained the new boundaries of the proposed Downtown Business zone. Darlene also explained to the Board that she checked the Land Use Plan Element and the Highlands Master Plan Element and neither document address re-zoning. She went on to explain that technically MLUL this Ordinance is not consistent with the Master Plan. She explained that Master Plans cannot foresee issues. She does feel that even though the Master Plan is silent on this issue it does speak to the intent of what was proposed in the Land Use Plan Element. She stated that the intent of this ordinance advances the goal and objectives of the Master Plan. Darlene says that Council now has to adopt this ordinance by a super majority vote and needs to explain why they are doing it even though it is inconsistent with the Master Plan. Mr. Dhein asked if this means that the Master Plan needs to be adjusted, and Darlene stated this is not the case at all, because the Master Plan recognizes that these unforeseen changes happen and although not specifically in our Master Plan it does advance our goals. Mr. Dhein had concerns to be addressed by Council regarding Block 19 Lot 32, 3.11 acres with frontage on Cregar Avenue. He questioned if by changing the zoning would this now allow for the development of Homes on this property. Councilman Zappa said that it would, however Darlene explained that there are some Highlands regulations on this property, and the development potential on this property will be limited. Councilman Zappa stated that he believes that Council had specific requests for the divisions of the property in regards to the size of the lots. Mr. Howell also had a question for Council regarding Block 10 lot 1 and was wondering if making the Zoning change as proposed would that property be able to used as a restaurant? Councilman Zappa and Mr. Dhein replied that they would need a variance. Mr. Musnuff asked if the resident at lot 67 and goes out of business and wants to sell his property, what if it takes a year to sell, would this seen as abandonment of use? Discussion with the Board ensued and they did not think if would be seen as abandonment. 9. PUBLIC COMMENTS: none at this time. 10. ADJOURNMENT: Motion to adjourn: Desire; Second: Zappa Voice vote: Eight ayes Motion passes. Next Meeting Date: Regular meeting – June 20th , 2016 Meeting Location: High Bridge Rescue Squad, 95 West Main St, High Bridge, NJ 08829 Meeting Time: 7:30 P.M.