WALL TOWNSHIP PLANNING BOARD

MINUTES – REGULAR MEETING

MUNICIPAL MEETING ROOM

JANUARY 21, 2003

 

Chairman Braun called to order the regular meeting of the Wall Township Planning Board at 7:30 P.M.  Members present were Braun, Tobia, Thomson, Brosnan, Morris, Luttman, Capone, Wilson, Rible, Kiley, Attorney Rubino, Engineer Gerken, Planner Bergailo, Planning Board Secretary Lang, Recording Secretary Schinestuhl and Court Reporter Arnone.

 

Chairman Braun announced the meeting was being held in accordance with the “Sunshine Law” and a resolution adopted on January 13, 2003.

 

Chairman Braun stated this is a special meeting dealing with West Belmar Gateway redevelopment.  This includes the Route 71 corridor within Wall Township.

 

Entered into evidence:

 

PB-1    Jurisdictional Items

PB-2    West Belmar Gateway Area Determination Report dated January 2, 2003 prepared by Cheryl Bergailo, Schoor DePalma

 

Chairman Braun explained this is a procedural matter.  He explained this meeting is for Board members to determine if the Route 71 corridor qualifies as a redevelopment zone under state statute.  This project stared in 1999 – 2000.  There was a lot of discussion regarding the redevelopment of the Route 71 corridor.  A West Belmar Gateway Advisory Committee was formed.  The members included a number of residents, Planning Board members and Board of Adjustment members.  The reason for the Advisory Committee was for them to begin to look into the corridor for redevelopment.  There were a number of committee meetings held and two public meetings.  It was that Committee that decided the Route 71 Corridor be determined a redevelopment area.  The next step was to have a report prepared to determine whether it met the criteria as a redevelopment zone. 

 

Chairman Braun said Cheryl Bergailo, Schoor DePalma, will give a presentation, then the Board will give comments and ask questions, then the public will be heard.

 

Attorney Rubino stated the Township Committee has passed a resolution authorizing this Board to conduct this meeting. 

 

Entered into evidence:

 

PB-3    Map

 

Ms. Bergailo gave her credentials.  She stated she is a licensed planner in the State of New Jersey.  She has ten years experience.  She said she has done redevelopment before. 

 

Ms. Bergailo began her presentation by describing the area.  She said the area consisted of Route 71 between the Spring Lake border and Belmar border. 


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Ms. Bergailo explained the area must qualify pursuant to State Statute. 

 

Ms. Bergailo said most lots front on Route 71.  She said there are some lots without frontage along Route 71.  Ms. Bergailo stated the area is zoned HB-20.  This requires a minimum lot area of 20,000 s.f.  Many of the lots do not meet that requirement. 

 

Ms. Bergailo explained in order to designate an area as a redevelopment zone the majority of lots in the area must meet at least one of the several criteria in the Local Redevelopment and Housing Law. 

 

Ms. Bergailo listed the criteria that are available:

 

a)         The generality of the buildings are substandard, unsafe, dilapidated, etc.

 

b)         The discontinuance of the buildings being used, abandonment of such building.

 

c)         Land that is owned by the Township, County, Local Housing Authority, unimproved vacant land, etc.

 

d)         Areas with buildings, by reason of dilapidation, overcrowding, faulty arrangement, lack of ventilation, etc. are detrimental to the safety, health, morals or welfare of the community

 

e)         A growing lack of proper utilization

 

F & G do not apply.

 

Ms Bergailo said the area must meet one or more of the criteria.  She said she has determined that this area meets A, D and E.

 

Ms. Bergailo said most of the commercial lots meet the criteria due to failure to meet demands for on-site parking and circulation.  They must use the right of way along Route 71 to back out of the properties.  She said this is a dangerous condition. 

 

Ms. Bergailo said residential lots meet the criteria because they are side by side with commercial uses.  Residential lots are non-conforming. 

 

Ms. Bergailo said a significant number of lots meet at least one of the criteria. 

 

Chairman Braun stated this hearing is just to designate the area.

 

Attorney Rubino said the Board is not setting the ordinance or making determinations.  He said the Board is just recording what lots meet criteria. 

 

Attorney Rubino introduced Township Administrator Joseph Verruni and Township Attorney Roger J. McLaughlin.

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The meeting was open to the public.

 

Felix Jackson, 1620 Highway 71, was sworn.  Mr. Jackson asked if this means the Township will take his property.  Attorney McLaughlin said this does not mean in any way that current property owners must participate in the redevelopment or sell their property.  He said the redevelopment plan encourages property owners to redevelop and improve the area.  He said there will be certain incentives.  He said those incentives will be determined by the Township Committee. 

 

Chairman Braun said one of the other points is that it allows the Board to take a very specific area and design the ordinance to set that area uniquely. 

 

Deputy Mayor Thomson explained you have to designate an area and that allows the Township to ignore existing zoning regulations in a specific area to promote redevelopment.  He said current regulations require a 75’ buffer between commercial uses and residential uses.  He said if a 75’ buffer was required along Route 71 there would not be enough room to build anything. 

 

Tricia Quinn, Route 71, was sworn.  Ms. Quinn stated she owns Express Photo.  She explained she added on to her building recently.  She said dealing with the Board of Adjustment was not pleasant.  She said it cost much more money than anticipated.  She said the Township Committee has to make serious changes.  She said this is definitely a redevelopment area.  She said a few buildings have been knocked down.  She said it seems like such a slow process.  She asked when property owners can expect to see changes in the area.  Attorney Rubino said from a realistic standpoint, late March early April before it gets put in place.  He said he expects the change to begin by late May early June. 

 

Ms. Quinn asked if anything has been worked out with Wall Auto Wreckers.  Attorney McLaughlin said the Township has had on going discussions with Wall Auto Wreckers.  He said no agreement has been finalized.  He said the Township is hoping that will happen soon.  He said Wall Auto Wreckers is a very significant parcel to this area. 

 

Ms. Quinn asked if sidewalks can be down before anything else.  Attorney Rubino said as applications come before the Board there will be certain regulations. 

 

Jacqueline Albano, 917 3rd Avenue, was sworn.  Ms. Albano said she has heard rumors about what is going to be built on Route 71 and her concern is traffic.  She asked what does redevelopment mean, huge gas stations, Shop-Rite, etc.  Attorney Rubino said gas stations are not in mind.  He said the Board has no control over the tenants.  He said the Board, tonight, has to see if this area will be a redevelopment area. 

 

Chairman Braun said we are not here tonight to discuss what is going to go there.  He said whatever goes there will be a presented before this Board.  He said Route 71 will never be a four lane highway.  He said it is going to look a lot better.  He said the new commercial properties will be buffered from the residents.

 

Diane Devine, 1143 Hilltop Drive, was sworn.  Ms. Devine asked if this redevelopment is not done will it put a stop to the clean up.  Chairman Braun said yes.

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Shelly Stecki, 903 3rd Avenue, was sworn.  Ms. Stecki asked how much input do the residents have.  She is concerned about traffic.  Chairman Braun said there will be a number of times where you will be able to make comments to the Township Committee and this Board. 

 

Attorney Rubino said there will be notices sent out for the next step.  He said this Board and the Township Committee is very receptive of your comments.

 

Committeeman Brosnan said Captain Morris and Ms. Wilson look at the streets of all the applications for safety issues.

 

William Johnson, 1801 Camp Meeting Street, was sworn.  Mr. Johnson asked how this plan affects on-going applications, such as the proposed gas station.  Attorney Rubino said it would not be good for the Board to comment on an on-going application.  He said this Board cannot answer your question.  Attorney Rubino said after discussions with Attorney McLaughlin and the Township Committee he does not believe gas stations will be included in this plan but that does not stop the current application.

 

Mr. Tobia said part of this plan is to have some sort of theme.  He said it should be residential friendly.

 

William Everett, 1815 Camp Meeting Street, was sworn.  Mr. Everett asked if this project will result in redoing the zoning map.  Chairman Braun said that is going to be addressed by the Township Committee.  Attorney Rubino said it could.  He said certain residential zones may end up commercial zones. 

 

Mr. Everett asked if this project was going to take into consideration the environmental issues.  Chairman Braun said absolutely.  Mr. Everett said remediation efforts may take some time.  Chairman Braun said remediation and redevelopment can take place at the same time.

 

Mr. Everett said a number of residents have been approached by real estate companies offering to purchase their homes.  Chairman Braun said that is speculation.  He said the final redevelopment zone lines have not been determined. 

 

Richard Ambrosio, 1102 Glen Street, was sworn.  Mr. Ambrosio said he has lived on Glen Street for over 10 years.  He said Route 71 is a State road and 18th Avenue is a County road.  He said there is a serious drainage problem.  He said he did not see anything in the report regarding drainage.  Deputy Mayor Thomson said NJDOT is involved.  He said they will be a part of whatever happens there. 

 

Administrator Verruni said the Township Committee voted on an agreement with NJDOT to design and construct a drainage project along Route 71. 

 

Mr. Gerken said several years ago a study was done by the NJDOT but there was no money to continue with the project.  He said the project has been started again.

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Tricia Quinn, still under oath, asked if the Township owned parcels on Route 71.  Administrator Verruni said across from Rash field, on the west side, Rash field and the Board of Education property.

 

Ms. Quinn asked if there were any applications submitted.  Attorney Rubino said nothing now.

 

Ms. Quinn said certain homes are in pretty bad disarray.  She asked if there was something the Township could do.  Chairman Braun said they know about those properties and there may be some incentives to help clean them up.

 

Ms. Quinn said buildings were demolished across the street and there is still some debris there.  Attorney McLaughlin said they will follow up on that.

 

Mr. Jackson, still under oath, asked if this was going to change his use.  Administrator Verruni said some properties are HB zones now.  He said there are some residential uses in that area.  Attorney McLaughlin said no, it will not change your use.  Chairman Braun said it will have no effect on you.

 

This portion of the meeting was closed to the public.

 

Mr. Tobia said the public will be kept informed every step of the way.

 

Mr. Tobia made a motion to approve for the Planning Board to designate this area as a redevelopment area and move forward with Cheryl Bergailo’s report.  Mr. Rible seconded the motion, which was unanimously approved by a roll call vote.  (Messrs Tobia, Rible, Thomson, Brosnan, Morris, Capone, Ms. Wilson, Messrs Luttman and Braun voted yes.)

 

The meeting adjourned 8:47 P.M.

 

                                                                        Respectfully submitted,

 

 

 

                                                                        Betty Schinestuhl

                                                                        Recording Secretary