Chairman Niece called the meeting to order at 7:30 p.m.

ADEQUATE NOTICE was given as follows: Notice was sent to the Star
Gazette and Express Times. Notice was posted on the Municipal bulletin
Board in the Township Administration building in Oxford Township,
New Jersey, and notice was filed with the Township Clerk.

ROLL CALL:
Members Present: Mayor Accetturo, Mr. Lazorisak, Mr. Cratch, Mr. Niece,
Dr. Yeager, Ms. Smorzaniuk, Mr. Calabrese, Mr. Dresser
Members Absent: Ms. Accetturo, Mr. Ischinger
Also Present: Attorney M. Garofalo, Engineer M. Finelli

COMMUNICATIONS: A list was provided to the Land Use Board
members.
1. The Oxford Township School district submitted copies to the Land Use Board
of their 2005 long range facilities report. The Land Use Board secretary
will contact the school administrator to request a representative from the
school district to attend a future meeting to review the report.

MINUTES: Minutes from the March 13, 2006 meeting.
A motion to approve the minutes from the March 13, 2006 meeting was
made by Mr. Calabrese, seconded by Mr. Lazorisak, all ayes motion carried.

ZONING OFFICER’S REPORT: March zoning report.
The zoning officer submitted his report for March 2006. Six permits were
issued, zero were denied, multiple calls and questions.

PUBLIC HEARING & DISCUSSION ITEMS:
1. Neil Campbell – Public Hearing for a Variance application for
Block 24, Lot 48.01 located at 37 Snyder’s Lane. This application was
deemed complete on March 13, 2006. Attorney M. Garofalo swore in
applicant Mr. Campbell. Chairman D. Niece briefly reviewed the
application for an undersized lot, Mr. Niece stated the home and structures
were removed and the applicant would like to build a new home and
maybe eligible for highlands exemption. Attorney M. Garofalo briefly
reviewed the variances for the board. Mr. Campbell stated he had
spoken with Mr. Barry Miller of the Highlands Council and was
instructed on how to proceed with his application and stated it may
be a lengthy process but hopefully, will be exempt. Mr. Lazorisak
asked how the existing home compared to the proposed home,

Mr. Campbell stated the previous home was also a 2 ½ story home
and the proposed home is a larger 2800 sq. ft. two story home.
Attorney M. Garofalo asked the applicant to elaborate, the board must
be convinced the lot can support a home, septic and well.
Mr. Campbell stated his engineer said a well and septic should not
be a problem and has contacted a firm for a perk test.
PUBLIC COMMENTS:
Mr. Craig Erhard of 41 Snyder’s Lane
Mr. Craig Erhard stated he has concerns of the well and septic distance
to his property. Engineer M. Finelli stated the applicant is applying
for an average size disposal bed, all of which meet existing requirements.
Mr. Finelli stated should the board grant the variance and the highlands
council grants approval, a design would have to be approved by the Warren
County Health Department who would make sure all conditions are met.
Attorney M. Garofalo stated the variance resolution will also contain all
conditions. Mr. Lazorisak stated he has concerns with the size of the
house in proportion with the size of the lot and how it would appear.
Engineer M. Finelli stated a 2800 sq.ft. home would be comparable
to Spring Meadows with more yard area. Mayor Accetturo stated
Spring Meadows has water and sewer. Mr. Lazorisak stated there
should be something in the resolution for the home not to exceed
2800 sq.ft. in size, the applicant agreed.
Attorney M. Garofalo stated the comments were good but there was
no solid evidence from the applicant’s Engineer. Attorney M. Garofalo
stated the bottom line is the board should be comfortable the lot could
comfortably accommodate a home. Chairman D. Niece stated the lot
was occupied, he would have kept a corner post but there is a long list of
conditions, the proposed house is pretty much the same size and the
old home was an eyesore with a crumbling foundation and animals
living on the third floor, beyond repair, collapsing sheds a disastrous
site. A motion to approve the variance application with conditions
was made by Ms. Smorzaniuk, seconded by Mr. Cratch, Vote:
Smorzaniuk, Cratch, Accetturo, Niece, Yeager, Lazorisak, Calabrese,
Dresser – Ayes, 0 – Nay, 0 – Abstain, motion carried.

2. Public Hearing for proposed master plan amendment for active adult
overlay zone. Attorney M. Garofalo stated the public hearing was for a
proposed amendment to the masterplan. Engineer and Planner M. Finelli
gave a presentation for the proposed amendment to the masterplan for an
active adult overlay zone. Mr. Finelli stated the proposed amendment is to
create a zoning overlay option for a piece of property known as block 31.01
lot 21.01 in the R-40 zone. Mr. Finelli reviewed a map showing the location
of the proposed zone which is adjacent to the Cambridge East development.
Mr. Finelli stated there was a cell tower located on the northern section of the

property. Mr. Finelli reviewed the statutory requirements, existing
masterplan, the primary components and recreational facilities. Mr. Finelli
stated this amendment would stimulate the economics of downtown Oxford
and would be consistent with existing land uses. Mr. Finelli stated the
proposed location was free of environmental constraints and fits much
better environmentally, is in the highlands planning area and would have
no impact on the school system. Mr. Finelli stated the property is steep in
the rear near the cell tower where there would have to be a clear zone around
the tower. Mr. Finelli stated emergency services would be impacted but
would provide a positive impact economically, low municipal demand,
reasonable tax surplus and would be a positive amendment of the masterplan.
Mr. Finelli stated the plan will now be presented to the township committee.
Vice Chairwoman Dr. Yeager asked how many units would be built, Mayor
Accetturo stated there would be seventy to one hundred and ten units.
A motion to approve the masterplan amendment and send it for review to the
Township Committee was made by Mr. Calabrese, seconded by Mr. Dresser,
Vote: Calabrese, Dresser, Niece, Yeager, Smorzaniuk, Cratch – Ayes,
0 – Nay, 0 – Abstain, motion carried.

PUBLIC COMMENT: No public comment was offered.

MAYOR’S REPORT: Mayor Accetturo briefly reviewed the following subjects:
* The tax rate will remain flat this year.
* PRUMA lawsuit negotiations for a possible settlement.
* PCFA news
* Recycling programs
* Ballfields

VOUCHERS: A motion to approve the vouchers submitted for payment was made
by Ms. Smorzaniuk, seconded by Mr. Cratch, all ayes, motion carried.

ADJOURNMENT: 9:05 p.m.
With no further business before the board and no public comment offered the meeting
was adjourned.

Respectfully Submitted,

Margaret Housman, Secretary
Oxford Township Land Use Board