EAST AMWELL PLANNING BOARD MINUTES

February 13, 2008 at 7:30 PM East Amwell Municipal Building

Call to Order, Attendance and Pledge of Allegiance

This meeting of the East Amwell Planning Board was opened on February 13, 2008 at 7:30 PM. The following notice was read, “In compliance with the Open Public Meetings Act, this is a regularly scheduled meeting pursuant to the annual meeting notice as published in the January 17, 2008 issue of the Hunterdon County Democrat, a copy of the agenda for this meeting was forwarded to the Hunterdon County Democrat, filed in the Township Clerk’s Office and posted on the bulletin board on February 5, 2008.”

Present: Roberta Canfield

Fred Gardner

Robert Gilbert

Gail Glashoff

Bela Kamensky

Linda Lenox

Don Reilly, Chairman

Dart Sageser

Joe Wolfgang

Roger DeLay

Frank Banisch, Planner

Chris Norman, Attorney

Dennis O’Neal, Engineer

Excused: Michael Weis

Citizens’ Privilege to Speak on Items Not on the Agenda

Chairman Reilly opened the floor to public comment on anything not listed on the agenda. No one came forward and Chairman Reilly closed the floor to public comment.

Review of Minutes

A motion by Fred Gardner, seconded by Gail Glashoff to approve the minutes from 1/9/08 was approved with no revisions noted.

New Business – Other

Discussion – Update on Sourland Smart Growth: Andrea Bonette, President of the Sourland Planning Council, John Brunner, Executive Director and Frank Banisch, Project Captain came forward to provide the Board with an update on the Smart Growth project. Mr. Banisch presented a 20 minute powerpoint presentation featuring an overview of the outcome of the public visioning session, which critical habitats need to be protected, what recommendations will be made for the use of the 3M quarry after its closing and the potential next steps of Phase II of the project.

Mr. Banisch noted that public input could be provided online at: www.thewatershed.org/sourlands. The Board expressed appreciation for the update and stated how informative the presentation was. There was some discussion including a comment by Mr. Gardner on the importance of preserving the understory of the forest.

East Amwell Township Planning Board Minutes – February 13, 2008

Informal Discussion – The Ridge at Back Brook – Block 25 Lot 10 – 211 Wertsville Road: Proposal to establish a private helipad and proposal to construct an overnight lodging facility for use by Ridge members and their guests: Applicant Joel Moore and his Attorney David Gordon came forward. Attorney Gordon explained that the Ridge has been fully operational for approximately 5 years and has established a very exclusive reputation and the two items that are the subject of the informal discussion are amenities that “high-end, exclusive” golf courses such as the Ridge at Back Brook are in need of to essentially stay competitive in the business. Attorney Gordon noted that in 2006 when the Ridge first proposed the operation of a private helipad, the Board made a determination that the use of a helipad was not “ordinarily and customarily incidental to the operation of a golf course” and that determination took jurisdiction away from the Planning Board. Attorney Gordon stated that the situation since then has changed because in 2006 there were only 3 other high-end golf courses in NJ who had helipads. Now, that number has almost tripled and there are a total of 11 golf courses in NJ who currently have helipads. It was noted that the helipad would not involve any construction. It would be a designated area on the property only marked by GPS coordinates that pilots can read and a windsock. Attorney Gordon stated it is not their intention to run an airport. They anticipate 2 – 4 members who work for large companies and would be able to take advantage of the helipad to come in and play golf. Attorney Gordon said, “They are not coming on a daily basis.” Additionally, a new location for the helipad would be proposed, closer to the clubhouse, and much further away from Back Brook Road than the original proposal.

Prior to Mr. Moore going through the expense and effort of an application for the helipad, Attorney Gordon wanted a sense from the Board on the matter. Attorney Norman stated that the Board can hear this matter again because this potential application differs from what was previously proposed. Chairman Reilly noted this is an informal discussion, not a public hearing, and the Board can provide some input for the applicant with the understanding that no official decisions or determinations are being made this evening.

Planner Banisch commented that the ordinance that governs the golf course is based on an ordinance that his office prepared for Bedminster Township which was based on an ordinance that Princeton Township developed. He stated that East Amwell Township’s ordinance is probably the most demanding ordinance regulating golf courses in New Jersey. Planner Banisch noted the question that the Board will really be asked is not whether or not a helipad and lodging facilities are customary at a golf course—but really whether or not they are customary at “high-end, exclusive” golf courses.

Mr. Gardner commented that he would like to see the objective standards that distinguish a high-end golf course from other golf courses. Attorney Gordon suggested it is the design of the course—its level of challenge and aesthetics, the maintenance of the course and the exclusiveness of the membership that make it high-end.

Ms. Lenox stated she was at the meeting in 2006 and the fact that helicopters would be flying over East Amwell from 7:00 AM to night time and the fact that people want to keep this the quiet, rural community that it is and the places where the other helipads are located are suburban were some of the issues that came up at the meeting. Mr. Wolfgang asked where the nearest commercially available helipad is. Mr. Moore responded that there is one located in Princeton. Mr. Sageser questioned where in any planning precedence does the notion of high-end have any merit. Mr. Sageser felt that this argument was the same as arguing economic hardship or economic advantage.

East Amwell Township Planning Board Minutes – February 13, 2008

Attorney Gordon’s final thoughts on this issue were that The Ridge has a clientele of people who want to be able to drive up to the course at 9 AM on a Saturday at the height of the golf season and get out on the course rather than going to a public golf course at 4 AM and waiting in the parking lot for a tee time. Attorney Gordon explained that the Ridge’s members are willing to pay for this flexibility and helipads are a changing concept that goes hand in hand with this sort of high-end privilege. He stated many of these people work for big corporations such as Merck and Merrill Lynch and some work in NY city and would enjoy the ability to take a helicopter to the Ridge and travel 45 minutes by air rather than twice that time by car fighting traffic. Attorney Gordon stated, “The Township made a determination 10 years ago that it (the golf course) was something they thought they wanted to have in the Township to take 300 some acres out of the residential developable area of the Township and turn it into something that was going to remain open and green, and they did so very carefully with a difficult ordinance and after amending the zoning ordinance to provide for this use in the Township...it took us two years...to satisfy all of your concerns and answer all of your questions and come up with a project that was acceptable to you, and in the years since we have done that...I think we have demonstrated that it is our intention to have the kind of facility that you indicated in your ordinance you wanted. It is beautiful, it is highly regarded, it is environmentally friendly...we have had no problems.”

Mr. Moore added that the ordinance required the Ridge to be a private golf facility. He stated they did not have the option to be a public facility. He stated, “The cost to join is predicated on the cost to build and construct...from a simple standpoint, when one talks about the higher-end courses, it’s really two issues: It’s the cost to join and it’s the exclusivity...most courses do between 20,000 – 30,000 rounds per year. The Ridge does about 8,000 rounds per year...each round correlates to dollars generated in your operating budget...the less rounds you do, the more it costs the members to cover that operating budget. So the annual dues are higher—the dues, the cost to join, that’s really...what is a high-end club and what isn’t. It’s really the dollars to join, to stay a member, to construct...and then the reputation that’s generated. You can’t continue charging annual fees that are in the upper...level of private clubs if you don’t provide them the product every year.”

Chairman Reilly asked for a show of hands of who would encourage the Ridge to return to the Board with a formal application for the helipad and would be willing to listen to the proposal. Attorney Norman noted that this show of hands did not mean that the members were voting for or against this potential application—it is merely an indication of who would be willing to listen to the proposal. Attorney Gordon agreed to not hold the Board to any preconceived/prejudged notions. By a show of hands, the majority of the Board indicated they would not encourage the applicant to pursue this helipad proposal.

With regard to the overnight lodging facility on the Ridge property, Attorney Gordon stated the proposal is for lodging that would be used only by Ridge members and their guests. He noted there would be no full time occupants. He explained that at courses like the Ridge, it is quite common during tournaments to have out of town friends come in and play and to be able to stay at a lodging facility that is actually on the property would be a tremendous benefit. Attorney Gordon stated the facility would be for use when members are playing golf at the Ridge, it would not be used as a hotel for family members to use during the holiday time. The lodge would not be manned by anyone and there would not be a superintendent of any kind.

East Amwell Township Planning Board Minutes – February 13, 2008

It is anticipated that the proposed lodging facility would have 8 bedrooms and 8 bathrooms with some common living areas. Attorney Gordon noted that the accessory use issue would have to be determined first, and then they would return with a site plan.

Chairman Reilly clarified that the argument the applicant will be making for the lodging facility will be that there is a broad spectrum of golf courses that have this amenity.

Attorney Gordon expressed the importance of getting feedback from the Board regarding the lodging facility because Mr. Moore will have to spend thousands of dollars on a site plan and professionals before returning to the Board with a full application. Mr. Moore stated he knew of 12 other high-end courses in NJ that have lodging facilities. He said, “Most of the newer high-end clubs that is what the Ridge considers their competition...the higher-end private clubs are offering that (lodging) as one of the amenities for their club and it hurts our marketing and membership.” It was noted that lodging facilities at golf clubs is not a new concept. Several clubs like Pine Valley have offered this amenity for well over 20 years.

Chairman Reilly asked for a show of hands of who would encourage the Ridge to return to the Board with a formal application for the lodge and would be willing to listen to the proposal. Again noting that this show of hands did not mean that the members were voting for or against this potential application—it is merely an indication of who would be willing to listen to the proposal. By a show of hands, the majority of the Board indicated they would encourage the applicant to pursue their lodging facility proposal.

Planning Board Goals/Priorities 2008

Chairman Reilly handed out a new listing of Planning Board goals and priorities with the Master Plan, Ordinance Revision and COAH being the areas of focus. There was some discussion by the Board and it was noted that Chairman Reilly will contact Planner Banisch to discuss the best approach for addressing each of the issues listed.

Oral Reports

FOSPC: Linda Lenox reported that there is an outreach meeting scheduled for 3/31/08 at 7:30 PM, here in the municipal building with work stations planned for people to talk to individual vendors associated with Farmland and Open Space Preservation. Additionally it was noted that the NJ Conservation Foundation is holding a fundraiser on May 10, 2008—Ms. Lenox asked everyone to save the date! Ms. Lenox requested that someone from the Planning Board attend one of the two county transportation meetings being held on 2/26/08 from 6 PM – 8 PM at the County Complex on Route 12 or 2/28/08 from

6 PM – 8 PM in Clinton.

Planner Banisch, Attorney Norman and Engineer O’Neal left the meeting at this time, 9:54 PM.

Agricultural Advisory Commission: No report provided.

Environmental Commission: Dart Sageser reported that the Commission reviewed their goals for the year and discussed the development of a natural wetland area at Clawson Park.

East Amwell Township Planning Board Minutes – February 13, 2008

SM Smart Growth Grant: No report provided.

Stormwater Committee: No report provided.

COAH: No report provided.

PB Secretary: Ms. Andrews noted that the Realtor mailing was completed and sent out last week.

Chairman: Chairman Reilly noted that he did review all of the professional’s contracts as he indicated he would and signed off on them as he was authorized to do. Additionally he intends to schedule an hour orientation meeting with the new members and will contact each of them with possible dates.

Open to the Public

There was no public present at the meeting.

Presentation of Vouchers

A motion by Gail Glashoff, seconded by Linda Lenox to pay the vouchers as listed on the agenda was unanimously approved.

Adjournment

Chairman Reilly adjourned the meeting at 10:04 PM.

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Maria Andrews, Administrative Officer