STATEMENT OF COMPLIANCE: Pursuant to the Open Public Meetings Act, Chapter 231, P.L. 1975 adequate notice as defined in Section 3D of Chapter 231 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:

Ken Worflar - Present
Leslie Hamilton - Present
Maribeth Boffa - Present
Randy Roof - Absent
William Castiglione - Present arrived at 7:30 p.m.
Thomas Zygmunt - Present
Robert Neubig - Present
John Eskilson - Present
Greg Eisenecker - Present
Ed Frisbie - Present

Sussex National Development Corporation - Crystal Springs II Golf Course Application Amendment to Address Access Road from Route 94 - PB-11-99-1: John Lehman, P.E., and Andrew Mulvihill were sworn in. It was noted by Mr. Collins that the applicant would be seeking amended preliminary, but not final site plan approval at this hearing since the road improvements would need to be finalized in the future.

It was confirmed that while they would not be seeking final, they would be seeking construction approval.

Mr. Lehman gave an overview of what they are proposing. He advised that the original road plan was not reasonable. They have amended the configuration so that they could go over the railroad in a different location. The overpass would be located to the north. They are proposing to go over the railroad. He indicated that the railroad was requiring a 50 foot wide bridge. That was the purpose of the plan to relocate the road to a spot where it was physically feasible.

Mr. Mulvihill advised that the road would meet the concerns raised by residents regarding traffic through the development to access the clubhouse and future conference center.

Item 3 was discussed. Mr. Lehman advised that they are in the process of doing the survey for the DOT permit and they understand that they need DOT approval.

Item 4 was read.

Item 5 was read into the record. Mr. Lehman noted that they were proposing that they provide swales along the edge of the road. They want to retain the country atmosphere. They will provide more outlets for the swales and discharge them appropriately .

Item 6 was read.

Item 7 was reviewed.

Item 8 was noted. Mr. Mulvihill advised that that they have no intention of having the road taken over. The applicant gave testimony related to the comment relative to curbing. Mr. Lehman advised again that they will comply.

Mr. Collins noted that the roads and this road in general will have to comply with RSIS, which does have some requirements relative to curbing and the applicant will need to go over that issue with Mr. Guerin. He further noted that if there are any waiver requests relative to an issue being diminimus, a waiver would have to be requested from the Board.

Mr. Lehman noted that changes will have to be made to some of the swales and he will go over those issues further with Mr. Guerin.

Mr. Lehman noted number 9 and agreed to comply.

Number 10 was reviewed. Mr. Lehman noted that the road does go from Route 94 through the clubhouse area and comes back to Crystal Spring Boulevard. He advised that they will be submitting additional data with the clubhouse plans, but they do realize that the road does continue through. Mr. Guerin advised that he does not have a problem with that being submitted with the clubhouse plans, but he would want this map to be amended to reflect that information.

Number 11 was reviewed. Mr. Lehman noted that they will take whatever steps are necessary to establish the stabilization of the banks, particularly where the bridge is proposed. He advised that they will satisfy both Mr. Guerin and Soil Conservation with respect to this issue. Mr. Guerin noted the standards of the Soil Conservation District. Mr. Guerin noted that he would be satisfied if it is subject to his approval and if he feels that fabric is needed, that they will install same.

Number 12 relates to lighting. Applicant will comply.

Number 13 relates to force main. Mr. Lehman noted that they met today with Mr. Guerin's associate relative to HTMUA and SCMUA. The result of the meeting was very positive. They felt that they would be eliminating the force main very quickly. Mr. Guerin noted that if the realignment of the main occurs, this force main will not be needed.

Number 14 relates to water main. Mr. Lehman noted that they would be going over their master plan for Crystal Springs II where they will further discuss the issue.

Number 15 relates to landscaping and the need for more creativity at the entrance. Mr. Lehman concurred, as he did the plan. They have contacted their landscaping engineer and they will be coordinating that plan with the DOT requirements. He further noted that they now have a 150 foot right-of-way within which to landscape. Mr. Lehman advised that they will submit to our planner a landscaping plan. Mrs. Talley noted that they do not show any trees or landscaping along the road. The applicant will be developing a creative entrance and roadway into the development and will agree to offer an amended plan with respect to same.

Number 16 related to driveways along the proposed road. Mr. Guerin noted that driveways would not be permitted along the access road. His understanding was that driveways were not permitted off the access road, only actual roads. Mr. Guerin and Mr. Mulvihill discussed the issue. Mr. Mulvihill advised that the two units would not have direct access to the new road, there will be a spur coming out to the main road. Mrs. Talley asked if they proposed to have the road named. He stated yes. What constituted a road, how many houses. Mr. Mulvihill advised that they were trying to keep the residential feel in that area of the road.

Mr. Murphy noted that if they do make it a 24 foot road for 10 feet. He asked if that made sense. Mr. Guerin stated that he did not think that it made sense, but maybe the units should not be located there based on their past experience. Mr. Mulvihill advised that unless they can come up with a plan which would be acceptable to the engineer, they will eliminate the units.

Number 17 was discussed. It was noted that the bridge plans were not included in the submission. Mr. Lehman agreed and noted that they are working with the engineers of the railroad and they will be submitting same. The railroad engineers are preparing the plans and they will be forwarded to Bob Guerin once they are available.

Ms. Hamilton asked who owns the air on the tracks. Mr. Murphy noted that the railroad would have unfettered use of the air under the bridge to run their trains.

Number 18 was discussed. It was relative to the need for a subdivision where it goes through the VanDecker property. Mr. Lehman noted that they wanted to wait until the road is in and they will prepare a survey and do the subdivision.

Number 19, the applicant agrees to comply.

Number 20, the applicant agrees that they need to seek and receive approvals from the listed agencies in the report.

Mr. Zygmunt asked if there were any questions from the Board relative to the application.

The hearing was opened to the public for questions or comments relative to the application before the Board.

Michael Aritingi was sworn in and stated that he commended the applicant for keeping the traffic off of Crystal Springs Road. He asked if once the road is done, if they will be bringing their construction vehicles in through that entrance. Mr. Mulvihill advised that they will absolutely direct their construction traffic through that way. He further noted that they have hired a traffic guard at the end of Oak Street to keep traffic off of Oak Street.

Mr. Lehman gave an overview to the audience of the map.

Robert Scus was sworn in. He asked questions of Mr. Lehman relative to intersection location with Crystal Springs Road.

Diane Paine was sworn in. She asked questions of the applicant.

There were no further questions or comments from the public. The hearing was closed to the public.

Mrs. Boffa asked a question relative to the driveways and those units in question. Mr. Mulvihill advised that they are agreeing to eliminate them from the plan and if they are able to come up with a better plan, they will submit an amendment, but at this time they will remove them.

Mr. Mulvihill advised that they would be building the road as soon as possible, because it will solve a lot of issues. He further noted that from the residential end, they are not required to build the road until they are at their 450 unit, but they would like to have it done before they open the second golf course and clubhouse.

A motion was made by Mr. Neubig and seconded by Ms. Hamilton to approve the application subject to the conditions in Mr. Guerin's report. Roll Call: Worflar, yes; Hamilton, yes; Boffa, no; Castiglione, yes; Zygmunt, yes; Neubig, yes; Eskilson, yes; Eisenecker, yes; Frisbee, yes. Motion was carried.

The applicant would like to begin prior to the reading of their resolution. It was noted that there were other agencies approvals needed. The applicant advised that the approval from the DOT would take approximately 6 months. He advised that they would like to start the rest of the road and the bridge now so that time is not lost. Mr. Lehman advised that there is substantial grading that needs to be done to accommodate the bridge. Mr. Mulvihill advised that they would be proceeding at their own risk.

It was noted that they would have to submit revised drainage plans to Mr. Guerin. It was noted that the construction of the road without those approvals would be at their own risk.

Informal Review of Master Plan for Crystal Springs II: The Chairman advised the public they were only reviewing information relative to future plans for Crystal Springs II. Mr. Mulvihill further advised the Board that they will not be giving a presentation relative to housing in Crystal Springs I.

Mr. Mulvihill advised that he will be having more informal meetings with homeowners relative the II Master Plan.

Under the zoning, based on the ordinance, they would be permitted to propose an additional 1,344 homes. An additional 672 acres are involved in the Crystal Springs II tract. They are asking for 624 homes under the plan. He advised that they are asking for less, because they have other goals relative to golf.

He advised that they want to have some senior citizen housing and second home housing and some fractional housing. He advised that the goal is to go very upscale in the housing.

He advised that they have a communications tower. They are also proposing a commercial area shopping center. Likewise, they also are planning to design the commercial area to be very upscale.

He advised that the golf course and housing will be low impact. The only high impact traffic should be at the proposed shopping area. He further noted that they are planning to have two more conference centers on the Filly's side of Route 94.

They further are planning to build a three hole golf training school on the Filly's side.

They also are planning on developing some park areas with fields and recreation areas. They are also planning to have a wildlife conservation area in the area of the bog turtle. They are also planning to develop an activity trail.

The discussion was opened to the public. A member of the public gave a comment relative to the recreation trails and senior citizens/rollerbladers.

A question was asked relative to what fractional housing was. Mr. Mulvihill advised that they would not be time shares, but it would be owned by four owners.

A question was raised relative to construction traffic on Sugar Maple Lane. A comment was made relative to construction trailers near their sales office. There was concern relative to the commercial construction traffic on the road, which is maintained by the association. Mr. Mulvihill advised that he would move the construction trailers.

Bill Whale from Crystal Springs asked how all of the traffic that will be generated in the end will get to the development.

There were no further questions or comments.

ADJOURNMENT:

Having no further business, a motion was made to adjourn the meeting by Mr. Eskilson and seconded by Mrs. Hamilton. All were in favor. Meeting was adjourned.

Minutes prepared by:

Marianne Smith

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