MAYOR AND COUNCIL
WORK SESSION AND AGENDA MEETING MINUTES
November 12, 2024 6:00 P.M.
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CALL TO ORDER
SALUTE TO COLORS
Mayor Wronko invited all those present to stand in a salute to the colors.
MAYOR’S STATEMENT AS TO COMPLIANCE WITH P.L. 1975
Adequate Notice of this Meeting has been provided according to the Open Public Meetings Act, Assembly Bill 1030. Notice of this Meeting was included in the Annual Meeting Notice sent to the New Jersey Herald and the Daily Record on January 10, 2024, and was placed on the Official Bulletin Board in the Municipal Building.
Furthermore, notice of the change in the meeting time was sent to the New Jersey Herald and Daily Record on November 1, 2024 and was placed on the official bulletin board in the Municipal Building.
In the event the Mayor and Council have not addressed all items on this Agenda by 10:00 PM and they are of the opinion that they cannot complete the Agenda in a reasonable time period, the Mayor and Council may exercise their option to continue this meeting at an agreed to date, time and place. Please turn off all cell phones for the duration of this Meeting.
ROLL CALL
Council Members:
Councilwoman Kuncken – present
Councilman Simpson – present
Councilman Riccardi – present (arrived 6:45pm)
Councilman Thornton – present
Councilman Romano – present
Councilman Wachterhauser – present
Mayor Wronko – present
DISCUSSION
2025 Budget
3A General Admin – No changes were made.
3B Mayor & Council – No changes were made.
3C Municipal Clerk – No changes were made.
4A Financial Admin – No changes were made.
4B Audit & Computer Services – The increase to Line 10514022 Hardware Maintenance is due to costs paid to QuikTeks. The increase to Line 10514024 Internet/Website is due to the inclusion of a price quote for updating the Borough phone system to Voice Over IP and it includes updating Optimum to the fiber line. Mayor Wronko stated that the speed needs to be increased as well. Administrator McNeilly stated the telephone wiring in the building is good. A new panel and new phones will be required. Mayor Wronko asked if the cost for the new correspondence tracking has been included. Administrator McNeilly stated that the true figure was not available as yet, but it is a small amount. The cost will be added to the budget. Angelica Sabatini, CFO, stated Voice Over IP will have an annual cost for the service. The quote has been provided by QuikTeks. Councilman Thornton asked if this is a long-term contract which would prevent the Borough from changing over to Planet Networks. Administrator McNeilly stated the budget will not be finalized until April and the change over may not take place until June or July. These numbers are place holders at this time. Planet Networks costs would be less than Optimum’s. No changes were made.
4C Tax Collector – Line 10514522 Dues & Memberships has increased. Ms. Sabatini stated funds were moved from the Finance page to this line number to place items where they belong. No changes were made.
4D Tax Assessment – Administrator McNeilly stated a reassessment will most likely need to take place in 2025. The Tax Assessor will speak to the governing body regarding the assessment at the December 10th meeting. The costs are typically put into capital. The number of companies that provide this service are limited, so the reassessment may get pushed off until 2026. No changes were made.
5A Legal & Engineering Services – No changes were made.
5B Land Use Board – No changes were made.
5C Regional Planning Board & Affordable Housing – No changes were made.
5D Construction Official – No changes were made.
5E Zoning Officer – Line 10520020 Office Supplies has increased. The governing body asked for an explanation for the increased request.
5F Insurance – Mayor Wronko asked if the figures provided reflect the changes made to the dental plan? Ms. Sabatini confirmed this and stated there is just one new employee who has to choose a plan. The numbers may change slightly. The liability and workers’ compensation have been increased based on the numbers which were provided with the suspected amount.
6A Police Department – Line 10524024 Equipment Purchase has increased from $1,700 to $14,000 The Alkotest is not included in this item, that will be a capital item. This line item includes Enforsys and the Sonic Wall. No changes were made.
6B First Aid Contribution – Councilwoman Kuncken stated, she understands times are tough, but the First Aid Squad funds have not been increased in quite some time. The governing body asked Administrator McNeilly to find out how much Netcong contributes to the First Aid Squad. No changes were made at this time.
6C Fire Department – Line 10526523 Tools & Equipment has increased. The Fire Department has requested equipment that does not qualify as capital and therefore it has been included in this line item. The requested equipment is as follows: electric car fire kit; calibration for meters; QRAE3 multi gas & meter; gas meter for natural gas; non sparking tools; and airbags for auto accidents. Mayor Wronko stated the electric batteries are very hard to extinguish and require special equipment. Discussion took place regarding the need for equipment to extinguish electric battery fires and gas line fires. Councilwoman Kuncken stated a Public Safety meeting can be held to review the requests. Mayor Wronko stated the air bags are used to keep vehicles stable from rolling over. No changes were made at this time.
7A Road Maintenance – Councilman Thornton asked if the DPW overtime needs to be budgeted so high due to the fact it has not been utilized over the past two years. Administrator McNeilly stated we have had some mild winters, but the overtime budget should remain as it is. Much discussion took place regarding where funds can be pulled from if the budget was lowered but was then exceeded due to overtime needs. Ms. Sabatini stated there is a storm removal trust. Unused overtime funds are moved to this trust in the event something like Hurricane Sandy occurs in the future. Administrator McNeilly stated the overall Road Maintenance budget has been decreased by 8%. No changes were made.
7B Solid Waste Collection – No changes were made.
7C Buildings & Grounds – No changes were made.
Mayor Wronko asked where the costs are budgeted for municipal tree removal. Administrator McNeilly stated tree removal is budgeted in three locations: Road Maintenance; Water Utility; and the Sewer Utility.
8A Shade Tree – Ms. Sabatini stated no requests were received from the Shade Tree Commission. No changes were made.
8B Vehicle Maintenance – No changes were made.
8C Board of Health & Animal Control – Ms. Sabatini stated the animal control contract is $6,630.00 and the medical and boarding cost $2,000.00. Administrator McNeilly stated the Borough is on a year-to-year contract. Councilman Romano stated there are no other options available. No changes were made.
9A Recreation & Public Events – Councilwoman Kuncken asked why Line 10537025 Family Fun Day has increased from $1,400 to $3,000. Ms. Sabatini stated in the past more donations were received to cover specific costs. Recreation has not received the same amount of donations and therefore the budget needs to be adjusted for that reason. Administrator McNeilly asked if there is a reason that the Little League has not submitted their request for the funding provided by the Borough/Recreation? Councilman Wachterhauser stated he will contact the Little League. Councilman Simpson will speak with the Recreation Committee to get clarification for the Family Fun Day increase. Councilwoman Kuncken stated the number of children attending the events has increased, which is great, and this could be the reason for the increased costs. Administrator McNeilly stated if the Recreation Committee is planning to do anything different for any of the events for next year, they should put that in writing. Councilman Simpson will speak with the Recreation Committee to clarify the additional funding request. No changes were made at this time.
9B Environmental Commission – No changes were made.
10A Utilities – Ms. Sabatini stated the governing body will need to let her know if the phone system will be replaced in 2025. The cost has been budgeted for under utilities at this time. Administrator McNeilly stated the system board was pieced together a few years ago and is currently working. Having the new fiber lines will help. The calls in the office are dropped frequently due to the issues at the pole. No changes were made.
10B Condo Services & Statutory Expenditures – Ms. Sabatini stated the PERS figures for 2025 are not available yet. The budget has been prepared with last year’s percentages. No changes were made.
11A Stormwater Management & Municipal Court – The supply budget was over for 2024 and the 2025 request is for $1,000 more than last year. Administrator McNeilly stated he will ask the DPW Superintendent the reason for the increase. No changes were made.
1. The general nature of the subject matter(s) to be discussed is as follows:
1 – Attorney-Client (Affordable Housing)
2. It is anticipated at this time that the above stated subject matter(s) will be made public at the conclusion of each individual specified subject matter.
3. This resolution shall take effect immediately.
On motion by Councilwoman Kuncken, seconded by Councilman Romano, and unanimously carried by voice vote, the foregoing resolution was adopted.
The Mayor and Council went into Closed Session at 6:47 P.M.
RETURN TO OPEN SESSION
At the conclusion of the Closed Session, the Mayor and Council reconvened the public meeting at 7:08 P.M. with all present.
WORK SESSION
Proposed Development (Fleyva/Ryan Homes) – Michael Selvaggi from Lavery, Selvaggi & Cohen, P.C. in Hackettstown, stated he is here this evening representing Ryan Homes and Fleyva Properties. Fleyva Properties is the contract purchaser, and they get the development approvals which are then sent over to Ryan Homes who are responsible for the actual construction. The property for consideration is Block 11802 Lot 1 which is 40 acres of vacant property located on Sparta Road. This property was the subject of an application several years ago. This property is zoned in the Borough’s Planned Light Industrial Commercial Zone. Mr. Selvaggi stated his client is asking for consideration to have an overlay zone or a rezone to allow residential. A sample ordinance was created using the Borough’s High-Density ordinance and those parameters and restrictions have been used to apply to this property. This would include a 20% set aside. There would be 176 units which would help the Borough with the number of units which need to be provided. This plan would provide a reasonable development which would take this vacant piece of property and shield it from perhaps someone who might propose a more aggressive approach.
Mr. Selvaggi asked his client’s Engineer to come forward. Mr. Josh Sewald from Dynamic Engineering stated he is a licensed Engineer and Planner in the State of New Jersey. Mr. Sewald specializes in site plan development for commercial, residential and industrial. The property has been surveyed and there are some unique topographic situations. A grading and drainage plan has also been created. There has been a substantial amount of work done for the plan which is being presented this evening. Retaining walls and stormwater basins have been designed. The roadways have been designed according to RSI standards. Mr. Sewald had two exhibits. One is an aerial map of the property and the second is the conceptual site plan rendering. The sole access point to the property will be from Sparta Road. Mr. Sewald described the various areas on the site plan and packets were distributed with various renderings of the architectural designs which would be available. The Borough’s High Density Residential Zoning guidelines were used to create the plan. The property is 36 acres in size. The zoning allows for 60% of coverage. This plan was designed with only 30% coverage. Ryan Homes wants a nice community with open space for the people to be able to maneuver around it and to preserve some of the trees on the property. The HR zone allows 10 units per acre. This plan proposes 5.6 units per acre. The plan provides a great deal of green space, and this was done on purpose. Mr. Sewald stated this is a high-level summary of what has been worked on over the past few months. Councilman Wachterhauser asked if a pdf of the documents could be sent to the governing body. Mr. Sewald replied he will send the pdf files. Mayor Wronko asked what the cost of the units would be. Councilman Wachterhauser asked if the COAH units would be interspersed. Mr. Sewald stated the COAH units would be separate buildings but spread throughout the development. Administrator McNeilly stated the COAH units would not have a garage. Mr. Sewald stated the design is done in townhouse style. The total number of units would be 206 with 20% of that being set aside.
Deanna Pitner, Land Development Manager for Ryan Homes, stated she can speak to the architecture. Three product types are shown in the drawings. In relation to the site plan drawing, the boxes for the COAH homes are stacked so they are not one to one. The other two drawings are traditional townhomes. The Thornewood is a two-story building that is 24 feet wide, 2,000 square feet, with a two-car front entry garage. These units would consist of three bedrooms with a loft and three bathrooms with a nice, covered porch front entry. The next product is called the Composer II, which is a three story, 22 foot wide product. They range in size from 1,700 square feet to 2,300 square feet. This is also a two-car front entry garage with three bedrooms on the third floor and there are three bathrooms. The last product is called the Johnson-Turner (COAH Units) which are stacked. There are two front door entries together. The ground floor unit is typically a one-bedroom, one bath, but can go up to two bedrooms depending on the requirements. When you walk in and go up the stairs, that is called the Turner, which is typically a two bedroom, but could be three bedrooms. Parking would be surface only in the parking lot.
Councilman Wachterhauser asked if the development would be an HOA property. Mr. Sewald confirmed this and stated they will maintain the stormwater, snow removal, landscaping, and sidewalks. Mayor Wronko asked if there would be any amenities. Mr. Selvaggi stated the proposed draft of the ordinance includes a playground or recreation area. Councilwoman Kuncken asked what the height of the buildings would be. Mr. Sewald stated the maximum height would be 45 feet as is stated in the HR Zone already established in Stanhope and some will be a little shorter than that. Councilman Wachterhauser asked if there are any developments which have been built nearby which would be similar to this proposal. Mr. Sewald stated this design is a little unique for this area. There are some further south where the mixed use is more common. Mayor Wronko asked, due to the proximity of the high school, has there been any consideration about providing a walking path to the high school. Mr. Sewald stated at this point in the design that it has not been considered but he does not see any reason why that could not be added. Administrator McNeilly asked if the parking has been designed by what they see the need to be or by the Borough ordinance requirements? Mr. Sewald stated it has been designed by RSI standards, which provides for the minimum requirements and then they speak with Ryan Homes and use the pragmatic engineering approach to add more spaces if needed. Councilman Wachterhauser asked if Ryan Homes will look at the parking more toward a realistic number as opposed to what RSI states. Mr. Sewald stated for the townhomes, there is a two-car garage and a driveway along with a parking area. Councilman Riccardi asked if any of those parking areas would be assigned. Mr. Sewald stated they have not gone into that amount of detail at this time. Forty units would be built without garages and there are more than 40 parking spaces provided. Therefore, assigning spaces would most likely not be necessary. Apartment buildings usually have assigned parking spaces because space is usually limited. Mayor Wronko asked if there will be any electric vehicle charging stations. Mr. Sewald stated the state statutes have to be met which will require electric vehicle charging stations. Councilman Riccardi asked if there are outdoor areas assigned with the units. Mr. Sewald stated there are decks and patios depending on the type of units.
Administrator McNeilly asked how garbage and recycling is handled. Mr. Sewald stated the plan is not that detailed right now but generally the townhouses would have their own receptacle, and the COAH units may have a dumpster, which would be enclosed in a masonry enclosure. Councilwoman Kuncken asked if the mailboxes would all be located in one specific area. Mr. Sewald confirmed this. Mayor Wronko asked if fire hydrants will be able to be installed in the development. Administrator McNeilly stated the water and sewer system do not reach out that far in the Borough. The water system was not designed for development that far up. There are hydrology and capacity problems. Mr. Sewald stated with this development, the applicant has asked the engineer to make sure that whatever is designed can be built. Assuming this gets approved from the zoning standpoint then the land development planning board plans will be completed. That will consist of 100 – 150 pages civil set that will outline all the details and the Stanhope water department will be consulted to determine the capacity and pressure. Hopefully, there will be enough so that boosters can be installed and perhaps install a localized tank to provide fire suppression in the community. If the pressure is too low, then it would just be limited to fire and there would be a series of wells and tanks installed onsite. Sewers will be handled in the same manner. Administrator McNeilly stated the access to the development is from a Stanhope Borough road, not a county road. Mr. Sewald stated the plan has two double-stacked retaining walls which will provide a better access point onto the road, and it provides a nice long lead into the first building. If the zoning is approved, then a traffic study will be conducted. If there are any levels of service that are affected, the developer would have to fix those.
Councilman Thornton asked if a request will be made for a pilot program with regard to taxes. Mr. Selvaggi stated the developer is not asking for the property to be redesignated as an area for redevelopment and therefore it is not eligible for a pilot program. Mayor Wronko stated there has been a lot of resistance from the residents with other proposals which have been made for development. It would be beneficial, if moving forward, for the developer and the professionals to hold a townwide public meeting to inform the residents and allow them to ask questions. Mayor Wronko suggested that the developer prepare answers to questions the residents will be concerned with such as the schools, water, sewer, utilities, and emergency services. Mr. Selvaggi stated if the plan moves forward there will be several opportunities for the public to participate. While most people do not like change and do not want to see more housing, the State is requiring all the municipalities to provide housing. There are aggressive developers who would see a site like this, and they would want to build a much larger development. Mayor Wronko stated the governing body understands there are times available for public input, but experience has shown that having a public meeting specifically for the residents is beneficial. Councilwoman Kuncken stated there is also the issue with the information being spread on the internet and often times it is not accurate. It is better to get in front and provide the proper information to the public as opposed to being on the defensive and trying to correct the misinformation. Mr. Selvaggi asked at what point would that meeting be held. Mayor Wronko stated the sooner the meeting can be held, the better it will be. Mr. Selvaggi suggested the meeting be held prior to the introduction of the ordinance. Administrator McNeilly stated this governing body has already received blame on the internet for the current Ryan Home development being constructed that is not even located in Stanhope. Councilman Wachterhauser stated the Stanhope School is quite small and has grades K-8. The high school is regionalized. Four school boards are looking to regionalize the elementary schools. If 200 units are built, there will be children living there and the residents in the Borough will question how those children will affect the enrollment. Mayor Wronko suggested inviting the Superintendent from the school to attend the public meeting to be able to address those concerns. If the residents hear directly from the trusted source, it will ease their minds. Administrator McNeilly stated there are no areas which would be overburdened. Councilman Wachterhauser stated the developer should have figures to share at the meeting with regard to the taxes and the amount of money which will go into the schools. This was an area of concern when a prior development was discussed for the downtown area. Mr. Selvaggi asked what the governing body expects the outcome to be from this type of meeting. Mayor Wronko stated the fact that the information was presented and that the residents will have their opportunity to ask their questions is the main goal. Councilman Thornton stated there will be concerns raised as to whether or not the volunteer services of the Ambulance Squad and the Fire Department will be able to handle the additional number of residents. Administrator McNeilly stated it could be that a whole new group of potential volunteers may move into the development. Councilwoman Kuncken asked if the units will all be for sale. Mr. Selvaggi confirmed the units will be sold in the $500,000 range. They are not rentals. Councilwoman Kuncken stated an explanation of Affordable Housing should be part of the presentation. Mayor Wronko stated the American Legion can be contacted to ask if the meeting can be held at their facility. Attorney Ursula Leo stated if the governing body wants to move forward, she will review the proposed ordinance.
Rosemarie Maio stated the governing body is proposing to have Ryan Homes conduct a meeting. In her opinion, it would be beneficial for the governing body to let the public know there is going to be a meeting and to inform the public that they have invited Ryan Homes to attend. Mayor Wronko and the governing body members agreed and thanked Ms. Maio for her input.
Administrator McNeilly stated a meeting will be organized and the method on how to inform the public will be determined. Councilman Wachterhauser asked what the completion date would be if everything is approved, and the development moves forward. Mr. Sewald stated in addition to all the approvals from the Borough, there will be a significant amount of approvals needed from outside agencies, which takes approximately one year. The project could begin in the spring of 2026 and could take three to four years to be completed. The units are built in phases. Councilman Riccardi stated the fact that the units are built and sold and then more are built is an important aspect to share at the public meeting. Mr. Selvaggi asked what will happen if the meeting is attended by people who are against the development. Mayor Wronko stated there will always be people who just do not want change, but the governing body can separate that over people who are just looking for information in order to make a better educated decision. Councilwoman Kuncken stated this type of meeting has been held in the past and the governing body members are generally able to set the tone of the meeting. Mayor Wronko stated making the presentation first and then allowing for questions afterward is the best format. Administrator McNeilly stated holding the meeting at the February 4th Work Session Meeting may be a viable option. Councilman Wachterhauser asked the developers if they could provide a copy of the presentation to the governing body members prior to the meeting in order for them to be prepared. Discussion took place regarding the statistics to be prepared for the presentation. Councilman Romano asked if a special meeting could be held immediately following the reorganization meeting for the presentation to be made. Administrator McNeilly stated a meeting could be scheduled for a different day in January to be held at the American Legion. Discussion took place regarding when to schedule the meeting. Administrator McNeilly will contact the American Legion to ask if the meeting hall is available for January 21st. Mr. Sewald asked Attorney Leo if there are any restrictions in providing the requested information for the meeting due to the fact there is no formal application at this time. Attorney Leo stated that it will be fine. Mr. Selvaggi stated reports will not be distributed ahead of time. A bullet point list could be provided to the governing body. The Mayor and Council thanked the presenters for their time this evening and they too thanked the governing body.
Affordable Housing Trust Fund (Planner, William Hamilton) – William Hamilton, Borough Planner, stated at the last meeting he attended, it was suggested that he speak with Habitat for Humanity with regard to the affordable housing issues due to the fact they already have a successful home in the Borough. Mr. Hamilton stated he spoke with Pam Vreeland, President of Habitat for Humanity in the Northwest Jersey Area, which covers Sussex and Warren Counties. Habitat for Humanity is very interested in developing property in Stanhope and they have had a great experience here over the years. Mr. Hamilton stated he put together a draft agreement, copies of which were distributed to the governing body. Attorney Leo has had the opportunity to review the draft agreement. The amount in the trust fund is approximately $55,000. An actual figure would be determined after adjusting for administrative costs and some other expenses. The funds could be utilized by Habitat for Humanity to purchase a lot or build on a lot, all in accordance to further the Borough’s fourth round obligation. Mr. Hamilton stated he spoke with Administrator McNeilly regarding available municipal lots or tax sales that may occur which may be beneficial to Habitat. This will take some time. In the meantime, an agreement could be put in place, perhaps by the end of the year. This would not have to be specific to a piece of property. This would just be an agreement that the Borough would work with Habitat on developing a property. This could then be used to satisfy some of the Borough’s obligations for the fourth round. Mr. Hamilton stated if the governing body is in agreement with the plan, the agreement should be put in place by January 21st. The Borough has to certify at that time how many units the Borough is obligated to. Attorney Leo stated this would help the Borough to retain the funds. The recording was due in September. There are timelines set forth in the new legislation which many people feel may allow the State to pull the funding. If the funding is dedicated toward something, that would provide an argument for not releasing the money to the State if it is already earmarked for something. Attorney Leo stated January 21st is the date that all municipalities have to opt-in, or not, to their numbers by a resolution.
Councilman Thornton asked if the Habitat for Humanity option is the only one available. Mr. Hamilton stated he has also spoken with SCARC. Mayor Wronko asked if there are any negatives to entering into an agreement with Habitat for Humanity. Mr. Hamilton stated it is a very well-run organization. Councilwoman Kuncken stated the Borough worked well with Habitat in the past and the people become owners of the Habitat homes, and the community has the opportunity to assist. Mr. Hamilton stated the people who move into the homes have to put in a certain amount of sweat equity as well. Councilman Thornton stated he wanted to know all the options available to make an informed decision. Mayor Wronko stated there were two other options presented previously. Attorney Leo stated she has worked on this issue with several other municipalities, and this is the only ownership opportunity. Habitat for Humanity is the most responsive and the most organized. Attorney Leo stated she has spent months trying to find something like this for other municipalities in Sussex County. Mr. Hamilton agreed. Attorney Leo stated this is the only option due to the responsibility level. Attorney Leo stated, if the governing body agrees, there would be an Affordable Housing Agreement, which is essentially a memorandum of understanding, and the council could adopt a resolution at the next meeting to execute the agreement. If this does not meet the Affordable Housing obligations, then it would not happen. This would just consummate the fact that the Borough is moving forward. Attorney Leo stated once a lot is found, Habitat will send someone to review the area with Administrator McNeilly and Mr. Hamilton to determine how many units could be built. The Borough can send a letter asking for a specific number of units. Councilman Riccardi asked if the Borough is locked in. Attorney Leo stated if for some reason the governing body does not feel the plan is a good fit, the plan would not have to proceed.
ADMINISTRATOR’S REPORT
Hude Road (Paper Street) – Administrator McNeilly stated the Mayor and Council have received and discussed the vacating of Hude Road which is a paper street. This street runs parallel to Canfield Street and enters off of Lloyd Avenue and Lawrence Avenue. There are no issues with vacating this street. If the governing body approves, half of the road would go with one parcel on one side of the street and the other would go with the parcel on the other side of the street. Councilman Wachterhauser stated there are five properties bordering this paper street and he asked if this would get divided between all five. Administrator McNeilly stated the part of the road that borders a specific property would receive half the width of the road. Attorney Leo stated when the paper street is vacated, the Borough gives up all it’s rights except where we maintain utilities, cable etc. and each property owner is responsible for getting a survey and deed to memorialize their rights to the property. Councilman Wachterhauser stated it appears, according to Google map, there are five properties; 405 Canfield Street which is “L” shaped, 8 and 10 Lloyd Avenue, and 30 and 32 Lawrence Avenue. The property of 403 Canfield does not go all the way to the road. Discussion took place regarding the five adjoining lots. Administrator McNeilly stated the right of way for Hude Road is fifty feet. The adjoining property owners would receive approximately twenty-five feet. Councilman Wachterhauser asked what happens if an adjoining property owner does not want the extra land. Can the adjoining property owner have that extra land in that event? Attorney Leo stated if the property owner does not file the deed, they will have issues when they try to sell their property. The land cannot go to another property. Administrator McNeilly stated the documentation from the Borough will show that the land was given to the homeowners. Attorney Leo stated, if the governing body decides to move forward, an ordinance would be drafted to vacate the Borough’s rights to the property but reserve the right to maintain the utilities or whatever may exist on the property. A tax map would be included. This could then be placed on the January or February meeting agenda.
Mayor Wronko called for a straw poll and asked the governing body members if they are in favor of vacating Hude Road. The results are as follows: Councilwoman Kuncken – yes; Councilman Wachterhauser – yes; Councilman Thornton – yes; Councilman Riccardi – yes; Councilman Simpson – yes; Councilman Romano – yes.
Administrator McNeilly stated when the time comes to notify the adjoining property owners, he asked that the neighbors on the other side of the street be noticed as well so they are made aware of what is going to take place.
Stanhope Dental Contribution Update – Administrator McNeilly stated the window for open enrollment for the employee’s insurance ended on October 31st. There were 7 employees who changed policies based on the increased contribution. There were 4 who chose the single plan and 3 chose the family plan. The cost differential for 2025 in the General Budget is $1,150, Water Budget $400, and Sewer Budget $400 for a total differential of $1,950.00.
Surplus Property (Leo Avenue) – Administrator McNeilly stated there is a follow up request for the unsold Borough owned lot on Leo Avenue. This lot meets the bulk size requirements, but it is so steep it is practically unbuildable. The lot received no bids at the most recent auction. There are steep slopes and no water or sewer connections. A request has been received from a neighboring property owner interested in buying the land. Administrator McNeilly requested to hold another auction for this lot. Administrator McNeilly asked Attorney Leo if the lot can be offered with restrictions that would only allow the sale to be made to an adjoining property owner. Administrator McNeilly asked Attorney Leo to find out if the Borough can require an adjoining property owner to have to combine this lot with the one they already own if they were to purchase the land. If the governing body agrees, the auction process could begin in late January 2025.
Councilman Wachterhauser asked if Hude Road could be looked at as a buildable lot for use for the Affordable Housing? Administrator McNeilly stated that is not possible. There is a Borough owned lot on Lloyd Avenue that has no access to it. Administrator McNeilly explained how the lot came to be land locked. Councilman Wachterhauser suggested putting the Lloyd Avenue lot for sale to the adjoining property owners.
Drought Conditions – Administrator McNeilly stated that the DPW Superintendent was on a call with DEP today and there are indications that the DEP will be elevating the drought status shortly. The Superintendent reports that the water level in the wells are down approximately one foot. The Borough is still in great shape and the usage has been low thanks to the residents’ conservation efforts. Several years ago, there was a drought and the wells at that time were down approximately four feet and the Borough was still in good shape then. The Borough benefits from the fact the water is obtained from the ground not the surface.
Leaf Pick Up – Administrator McNeilly stated leaf pick up is going smoothly. The DPW is currently working on Zone 2. The back up leaf trailer may be in operation over the next few weeks in order to keep it exercised and ready to go as needed. There are no issues with the new trailer. Councilwoman Kuncken stated leaves are not supposed to be placed in the street. On Valley Road someone started by putting the leaves in the street and everyone else followed along. The piles are three feet high and blocking mailboxes. There are warnings now telling people to make sure they do not park on top of leaves which can be a fire hazard. Councilman Wachterhauser asked if the Code Enforcement Officer could get involved in this issue. Administrator McNeilly stated the Code Enforcement Officer’s hours would have to be increased. Councilman Wachterhauser asked if a warning could be added to the Nixle messages stating a fine may be imposed for placing leaves in the street. Administrator McNeilly stated he could add that to next year’s messages. This year leaf pickup has been unusual due to the drought. All the leaves have dropped at once. Discussion took place about the bad habits and obstacles with leaf placement and pickup.
Construction Permits – Administrator McNeilly stated the temporary staff is doing an unbelievable job. They have gone through and removed the backlog. Throughout 2024, on a monthly basis, the number of permits issued per month averaged 31 at the highest and 19 on the lowest months. In August there were 50 permits issued. In October, they issued 106 permits. The revenue total for the month of October was almost $25,000. This is taking a great deal of effort and it is pulling time from other departments. There has been no success with filling the position. Mayor Wronko asked who the team members are that are focusing on the permits. Administrator McNeilly stated they are Tammy Minniti and Linda Chirip, and they are utilizing the extra hours that have been provided by the governing body. Councilman Wachterhauser asked if NJ Natural Gas has indicated how long they will be continuing to work into the winter. Administrator McNeilly stated the gas company will work until the Borough says the roads cannot be opened, which traditionally would be around December 15th. Weather wise it looks like the weather will be good through December. Administrator McNeilly stated at this time he does not want to stop the gas company from laying pipe or making the house connections. The gas main on Main Street has been connected to Route 183 and the T’s have been installed for the side streets.
Borough Engineer – Administrator McNeilly stated Eric Keller, Borough Engineer, will be at the November 26th meeting to discuss the ongoing projects, as well as the proposed flood drainage ordinance.
Netcong Fire Department – Councilman Thornton stated there are residents of Stanhope who volunteer on the Netcong Fire Department. Councilman Thornton stated he was told that a request was made to Stanhope’s Administrator regarding a shared service for fuel now that the gas station in Netcong has been bought by a new company and a fleet service is no longer an option there, but the Netcong Fire Volunteers stated they were told no. Administrator McNeilly stated no one has contacted him regarding this issue. However, the Borough does not have the capacity to be able to provide fuel service to Netcong or any other municipality.
Budget 2025 Timeline – The proposed 2025 budget discussion will take place on November 26th during the work session meeting. The Borough Assessor and Borough Auditor will be giving their presentations at the December 10th meeting.
NEW BUSINESS
Mayor Wronko offered the following resolution which was read by title.
Resolution 177-24 RESOLUTION AUTHORIZING BUDGET TRANSFERS BETWEEN 2024 APPROPRIATION ACCOUNTS
WHEREAS, certain transfers of funds for various 2024 budget appropriations are necessary to cover anticipated expenditures; and
WHEREAS, N.J.S.A. 40A:4-58 provides for transfer of appropriations with an excess over and above the amount deemed necessary to fulfill their purposes to those appropriations deemed to be insufficient; and
WHEREAS, the appropriations subject to fund transfers hereby are not within those restricted by N.J.S.A. 40A: 4-58 for transfer purposes.
NOW, THEREFORE, BE IT RESOLVED by the Borough Council of the Borough of Stanhope that the Chief Financial Officer shall and is hereby authorized to make transfers between appropriation accounts of the 2024 Municipal Budget as follows:
CURRENT FUND | ||
---|---|---|
FROM | ||
Police S&W | $6,685.28 | |
TO | ||
Police O.E. | $6,650.00 | |
Emergency Management: O.E. | $35.28 | |
\ | ||
TOTAL | $6,685.28 | $6,685.28 |
On motion by Councilwoman Kuncken, seconded by Councilman Romano and unanimously carried by the following roll call vote, the foregoing resolution was duly adopted.
Roll Call:
Councilwoman Kuncken – yes
Councilman Simpson – yes
Councilman Riccardi – yes
Councilman Thornton – yes
Councilman Romano – yes
Councilman Wachterhauser – yes
Resolution 178-24 RESOLUTION GRANTING WATER AND SEWER ALLOCATION TO APPLICANT, JACEK KACZYNSKI, FOR ONE LOT LOCATED ON MUSCONETCONG AVENUE, IDENTIFIED ON THE TAX MAP OF THE BOROUGH OF STANHOPE AS BLOCK 11106, LOT 6.02
WHEREAS, Jacek Kaczynski has filed an application with appropriate fees for water and sewer allocation to service a one-family residential property at 3 Musconetcong Avenue, Block 11106, Lot 6.02; and
WHEREAS, the Borough’s checklist and Ordinance Sections 100-34C(4) and 100-35D all require a certification from the Mayor and Council that adequate water supply and sewerage capacity exist to service the proposed development; and
WHEREAS, the Mayor and Council wish to comply with the Ordinance requirements to certify the availability of water and sewer for the single-family dwelling;
NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Borough of Stanhope that the application submitted by Jacek Kaczynski for water and sewer allocation be and is hereby granted as follows:
Water Allocation: 300 gpd Sewer Allocation: 300 gpd
Resolution 179-24 RESOLUTION OF THE MAYOR AND COUNCIL OF THE BOROUGH OF STANHOPE APPROVING SOCIAL AFFAIR PERMIT
WHEREAS, Mount Olive Lions Club has filed an application for a Social Affair Permit for an event to be held on April 26, 2025; and
WHEREAS, the submitted application form is complete in all respects, fees have been paid and the application has been properly reviewed and approved by the Chief of Police;
NOW THEREFORE, BE IT RESOLVED that the Mayor and Council of the Borough of Stanhope do hereby approve the Social Affair Permit for the Mount Oliver Lions Club for their event to be held on April 26, 2025.
Resolution 180-24 RESOLUTION AUTHORIZING REFUND OF REDEMPTION MONIES TO OUTSIDE LIEN HOLDER
WHEREAS, the Tax Collector has received payment for the redemption of Tax Title Lien No. 24-00014 representing 2023 property taxes and/or utility charges on Block 11204, Lot 2 known as 6-8 Plane View St, assessed to Nelson Navarro, and;
WHEREAS, the Tax Collector certifies that reimbursement is now required to be made to the following lien holder for the required redemption amounts as shown below:
To Lienholder: NJSL 301, LLC
650 E Palisade Ave Ste 2 #258
Englewood Cliffs, NJ 07632
Redemption Amount: Tax Title Lien #24-00014 and
Interest to Date of Meeting $ 535.31
Premium Paid by Lienholder 600.00
Total From Current Fund: $ 535.31
Total From Tax Premium Account 600.00
NOW, THEREFORE, BE IT RESOLVED, by the Borough Council of the Borough of Stanhope, County of Sussex, State of New Jersey, that the Borough Treasurer be authorized to prepare the necessary check as stated above and to forward the same to the lien holder.
BE IT FURTHER RESOLVED, that a certified copy of this Resolution be forwarded to the Borough Chief Financial Officer/Tax Collector.
On motion by Councilman Thornton, seconded by Councilman Simpson and unanimously carried by the following roll call vote, the foregoing resolutions were duly adopted.
Councilman Riccardi asked what the social affair permit is for. Ellen Horak, Borough Clerk, stated the permit is for the Lions Club who is holding a casino night at the American Legion.
Roll Call:
Councilwoman Kuncken – yes
Councilman Simpson – yes
Councilman Riccardi – yes
Councilman Thornton – yes
Councilman Romano – yes
Councilman Wachterhauser – yes
PAYMENT OF BILLS
Resolution 181-24 RESOLUTION OF THE MAYOR AND COUNCIL OF THE BOROUGH OF STANHOPE AUTHORIZING PAYMENT OF BILLS
WHEREAS, the Chief Finance Officer has certified that funds are available in the proper account; and
WHEREAS, the Chief Finance Officer has approved payment upon certification from the Borough Department Heads that the goods and/or services have been rendered to the Borough;
NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Borough of Stanhope that the current bills list, dated November 12, 2024 and on file and available for public inspection in the Office of the Chief Finance Officer and approved by the Chief Finance Officer for payment, be paid.
On motion by Councilman Romano, seconded by Councilman Thornton and unanimously carried by the following roll call vote, the foregoing resolution was duly adopted.
Roll Call:
Councilwoman Kuncken – yes
Councilman Simpson – yes
Councilman Riccardi – yes
Councilman Thornton – yes
Councilman Romano – yes
Councilman Wachterhauser – yes
AGENDA ITEMS
All items listed on the Agenda for November 26, 2024, were approved.
CITIZEN’S TO BE HEARD
Mayor Wronko opened the meeting to the public after advising attendees that there is a five (5) minute time limit for each speaker.
Seeing no one from the public wishing to speak, Mayor Wronko closed the public portion of the meeting.
CLOSED SESSION
1. The general nature of the subject matter(s) to be discussed is as follows:
1 – Contract Negotiations
2. It is anticipated at this time that the above stated subject matter(s) will be made public at the conclusion of each individual specified subject matter.
3. This resolution shall take effect immediately.
On motion by Councilman Romano, seconded by Councilman Riccardi, and unanimously carried by voice vote, the foregoing resolution was adopted.
The Mayor and Council went into Closed Session at 8:40 P.M.
RETURN TO OPEN SESSION
At the conclusion of the Closed Session, the Mayor and Council reconvened the public meeting at 8:43 P.M. with all present.
ADJOURNMENT
On motion by Councilman Romano, seconded by Councilman Thornton and unanimously carried by voice vote the meeting was adjourned at 8:43 P.M.
Approved:
Linda Chirip
Deputy Clerk for
Ellen Horak, RMC
Borough Clerk