Borough of Brielle, NJ
| July 12, 2016
July 12th, 2016
|BRIELLE PLANNING BOARD
TUESDAY, JULY 12, 2016
The Regular meeting of the Brielle Planning Board was held on Tuesday, July 12, 2016 at 7:30 pm in the Brielle Borough Hall, 601 Union Lane. After a moment of silent prayer and a salute to the flag, roll call was taken:
Present – Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas
Condon, James Langenberger, Stacey Montalto, John O’Donnell, Charles Sarnasi, James Stenson
Absent – Eric Lapham, Tim Sigler, Terre Vitale
Also present was Karen S. Brisben, Recording Secretary, Board Engineer Alan Hilla, Jr. and John Bennett, substitute attorney for Joe Clark. There were 15 people in the audience; the Coast Star reporter was there and recorded the meeting.
Mr. Condon called the meeting to order and declared a quorum. He announced that, in compliance with the Open Public Meetings Act, notice of this Body’s meeting had been sent to the official newspapers of the Board fixing the time and place of all hearings.
The Minutes of the June 14, 2016 meeting were approved on a motion by Mr. Stenson, seconded by Mr. Sarnasi and unanimously approved by voice vote, all aye.
The Board was in receipt of a request from Mr. Robert Brkal of 501 Union Avenue asking for an extension of time to perfect his Planning Board application from 2011. He has been asking for this extension since then and it has been granted; Mr. Hilla explained about the Permit Extension Act that allows these to be given and also recommended it be allowed to the end of the Act which now is June 2017. The Board voted in favor of granting this request; this was done on a motion by Councilman Garruzzo, seconded by Mr. Stenson and unanimously approved by voice vote, all aye.
The Board turned to the first item of business, an application for a Minor Subdivision for Block 41.01, Lots 13, 13.01, 308 Fisk Avenue; Lots 14, 14.01, 306 Fisk Avenue; and Lots 15, 15.01, 304 Fisk Avenue. Request to consolidate all above lots and then subdivide to create two oversized building lots. Side Yard Setback – 10 feet required, 9.76 feet existing/proposed. Proposed Lot 13.02 – Driveway, 5 feet required, 0 feet existing/proposed.
The proper fees were paid, taxes are paid to date and the property owners within 200 feet as well as the newspaper were properly notified. Mr. C. Keith Henderson, Esq. came forward to present this application. The owners, Mr. and Mrs. Dietrich passed away and Mr. Bruce Latourette was named Power of Attorney and now is the Executor of the Estate.
Mr. Henderson had two witnesses, Mr. Latourette and Robert Burdick, Professional Engineer and Professional Planner; they both came forward and were sworn in. Mr. Latourette lives at 336 Fisk Avenue and said that after Mr. Dietrich passed away on May 18th he became Executor of the Estate. The properties have been in the Dietrich family since 1939 and they now want to consolidate the lots and then re-subdivide them into two buildable lots and keep an existing home.
As there were no questions for Mr. Latourette from the Board or the audience, that portion of the hearing was closed and Mr. Burdick came forward. As the Planning Board was very familiar with Mr. Burdick as he has testified many times here, he was accepted as an expert witness.
He displayed, on the easel, the Minor Subdivision plan that was given to the Board for review. There are three 50 foot lots with riparian rights, the home exists at 308 Fisk Avenue. They want to make two lots from the three, however, the applicant wants to keep the home and they need variances for this. The home will be 9.76 feet off the west property line where 10 feet is required and they also need a variance for the driveway as that is right at the property line and they want to keep it there. Mr. Henderson said the Statute says that an existing structure can stay and commented it would be a “hardship” to move.
Mr. Burdick explained that these three lots have been here since the 1950s, to build would be difficult so they want to consolidate these into two lots. There will be no detriment to the public good and only one new home will be going up, he felt that a new home here will improve the other one. He also told the Board this is a proper use of the density in this Zone, there is no detriment to the Zoning Ordinance or Master Plan or public good. He finished by stating the three lots, as they sit now, do not conform.
Mr. Henderson asked about Mr. Hilla’s engineering report and Mr. Burdick commented on paragraph three, page 2 regarding the flood zone issue as the properties are in two different flood zones, AE10 and AE 9. They will need to meet all FEMA requirements and may need Flood Hazard Permits as issued through the NJDEP.
Paragraph 4, page 2 shows the need to have the lot numbers corrected and Mr. Burdick said this will be done, as well as revising the plan (paragraph 5) to depict both utility mains and services fronting and serving each property. Paragraph 6 requests monument information to be clarified, paragraph 7 has been taken care of, the Assessor has confirmed the proper lots numbers; paragraph 8 asked if this will be filed by deed and it will and the final paragraph, #9, speaks of repairs to the curb and sidewalk. Mr. Burdick said curbs and sidewalks will be put in.
Mr. Sarnasi asked about the wetlands delineations and Mr. Burdick said they have received CAFRA permits. Mr. Stenson asked how big the existing home is and Mr. Burdick answered 970 square feet. Mr. Hilla commented on the CAFRA permit and construction here and Mr. Condon asked if the Permit has a restriction on the height of a home and that answer was no. Mrs. Brisben told Mr. Henderson and Mr. Burdick that she needs 5 revised copies showing the corrections/additions to the plans.
At this time the hearing was opened to the public for questions and, as there was no response that portion was closed and Mr. Henderson summed up the application.
He said they are creating two oversized lots and because the existing home lawfully exists this application should be approved. Mrs. Brisben asked the Board if they had any issue with the driveway being at a -0- setback and the Board did not. The Board then gave their comments, as follows:
Mr. Stenson had no problem as long as the curbs/sidewalk was taken care of, Mr. Sarnasi commented usually they are seeing lots subdivided into smaller lots, not consolidating to go from three to two, he had no problem. The rest of the Board was in agreement to approve this application with the conditions as noted above; Councilman Garruzzo then made a motion to approve, this seconded by Mr. Stenson and then by the following roll call vote:
Ayes: Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas Condon, James Langenberger, Stacey Montalto, John O’Donnell, Charles Sarnasi, James Stenson
The last item on the agenda was an application for Site Plan approval for Block 90, Lot 1, 843 Riverview Drive, owned by Manasquan River Golf Club, to allow the construction of a 4,800 square foot pole barn style maintenance building adjacent to the existing maintenance building.
The proper fees were paid, taxes are paid to date and the property owners within 200 feet as well as the newspaper were properly notified. Before this hearing started, both Mr. Sarnasi and Mr. O’Donnell had to step down off the dais as they are both members of the Golf Club.
Mr. Robert Swain, Esq. came forward to represent the Golf Club, he had two witnesses to be sworn in – Charles Gilligan, Engineer & Planner & Matthew Morrow, Superintendent of the Golf Club; they were both sworn in by Mr. Bennett.
Mr. Morrow said he has been working in the Manasquan River Golf Club for 4 years, before that he has worked at other Golf Clubs. He explained they want to construct a pole barn next to their equipment storage area. The pole barn will have no heat or windows, just an entry door; they now have to store some equipment outdoors so this space is needed. There will be no offices here, they meet all building permit needs and this will not be visible from any neighbors’ properties. The pole barn will be 32x150 feet or 4,800 square feet and will be in the middle of the golf course, this area currently is asphalt so there will be no further impervious surface issues.
In regards to the water recycling system mentioned in the Engineer’s report, that is self-contained, they get more pressure than from town water; this means there will be no impact on the Borough’s water/sewer system.
Councilman Garruzzo asked what type of equipment will be stored here and Mr. Morrow said tractors, mowers, golf carts, etc. The original equipment building was done in 1998 but they now need more equipment to run the golf course according to the membership levels that now exist. Mr. Langenberger asked about the distance between the two buildings and was told 30 feet. Mr. Condon asked if this new construction will be adequate and was told yes, for the foreseeable future. Mr. Morrow also told the Board this type of storage building is used by other golf courses successfully and will take 10 days to 2 weeks to build.
A question was asked about paragraph 4 on Mr. Hilla’s report, which mentions a residential dwelling on the property and the Resolution should say it should stay as a temporary dwelling. Mr. Swain said this home is used by employees of the Board, they come and go, and also for visiting pros; there is no permanent usage here. Mr. Morrow added this dwelling is used only in the summer, no one is there in the winter. Mr. Swain added, for the Board’s knowledge, they also have a residence in Point Pleasant that golf interns use.
At this time the meeting was opened to the public for questions to Mr. Morrow and, as there were none that portion of the hearing was closed and Mr. Charles Gilligan of Gilligan Engineering came forward. As the Board is very familiar with Mr. Gilligan he was accepted as an expert witness. He prepared the site plan that the Board has in front of them and he also had asked for a number of design waivers, as shown in Mr. Hilla’s report. As the Board had no comments on the requested design waivers, Mr. Gilligan explained what they wish to do, build a pole barn in the center of Block 90 of the golf course and this will not be seen by the homes that surround the golf course, this is why they asked for all the waivers. He reminded the Board that the golf club had come before them several years ago when they put on an addition to the Club House and all infrastructure was put in at that time.
Mr. Gilligan said they have met with Soil Erosion for approval and already have approval from the County, they had to apply to the County as Riverview Drive is a County Road. He has also met with Mr. Hilla and inspected the property; they all agree there are no drainage or parking problems. There will be no need for new fire lanes and all is staying the same in the interior of the Club House & other buildings on the site; there are no variances requested, any variances were pre-approved from past applications before the Board. Mr. Gilligan also testified there will be no impact on any surrounding properties.
Mr. Langenberger asked if there was one hydrant or two on the property and Mr. Gilligan was not sure, he knows there is one by the dining hall in the Club House. Mr. Morrow spoke and said there also is a hydrant by the Pro Shop so there are two.
At this time the hearing was opened to the public for questions to Mr. Gilligan and, as there were none that portion of the hearing was closed. The Board then opened up for public comment and there was no response so that portion of the hearing was closed and Mr. Swain summed up this application. He said there will be no impact to the community and this Site Plan application should be approved, they are here tonight as the Golf Club is in the R-1 Zone which is residential.
As all Board members had no problems or concerns with this application, a motion was made by Councilman Garruzzo to approve it, as presented, this seconded by Mr. Stenson and then by the following roll call vote:
Ayes: Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas Condon,
James Langenberger, Stacey Montalto, James Stenson
As there was no other business to come before the Board, a motion to adjourn was made by Councilman Garruzzo, seconded by Mr. Stenson and unanimously approved by voice vote, all aye. The meeting was adjourned at 8:05 p.m.
Karen S. Brisben
Approved: August 9, 2016