Chatham rolling knolls_3-15-10


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Chatham rolling knolls_3-15-10

  1. 1. Rolling Knolls Landfill Preliminary Investigation of Area in Need of Redevelopment Planning Board Review March 15, 2010
  2. 2. Purpose <ul><li>Resolution No. 2009-189 directed Planning Board to undertake a preliminary investigation pursuant to the Local Redevelopment and Housing Law (LRHL), to determine whether Rolling Knolls Landfill site constitutes an “area in need of redevelopment” according to criteria set forth in N.J.S.A . 40A:12A-5. </li></ul>
  3. 4. Legal Framework <ul><li>The Local Redevelopment and Housing Law, P.L. 1992 C. 79 (C40A:12A-1 et seq.) allows municipalities to: </li></ul><ul><ul><li>Achieve greater control over development through: </li></ul></ul><ul><ul><ul><li>an adopted redevelopment plan, </li></ul></ul></ul><ul><ul><ul><li>redevelopment agreements, and </li></ul></ul></ul><ul><ul><ul><li>designation of a redeveloper or redevelopers. </li></ul></ul></ul><ul><ul><li>Qualify for grant and other funding for planning and development activities </li></ul></ul><ul><ul><li>Direct land use policies and development regulations that facilitate desired redevelopment. </li></ul></ul>
  4. 5. Legal Framework <ul><li>The LHRH specifies a process for the lawful exercise of redevelopment powers as follows: </li></ul><ul><ul><li>Governing Body directs Planning Board to undertake an investigation (C.40A:12A-5). </li></ul></ul><ul><ul><li>The Planning Board conducts a preliminary investigation and approves a resolution memorializing the recommendation. </li></ul></ul><ul><ul><li>Governing body may adopt a resolution designating the area in question as an area in need of redevelopment. </li></ul></ul>
  5. 6. Legal Framework If Redevelopment Area is Designated: <ul><ul><li>Governing Body directs the Planning Board or other redevelopment entity to prepare a redevelopment plan setting out the goals and objectives of the municipality and actions to be taken to accomplish these goals and objectives. </li></ul></ul><ul><ul><li>The redevelopment plan is referred to the governing body following Planning Board review. </li></ul></ul><ul><ul><li>The governing body may enact an ordinance adopting the plan </li></ul></ul><ul><ul><li>The governing body or designated redevelopment entity oversees implementation of the redevelopment plan. </li></ul></ul><ul><ul><li>A redeveloper is designated to undertake the redevelopment project or projects to implement the plan. </li></ul></ul>
  6. 7. Rolling Knolls Site Description <ul><li>Location: 88 Britten Road in Green Village </li></ul><ul><li>Current Conditions: </li></ul><ul><ul><li>Site is a closed, unlined former landfill on Superfund List. </li></ul></ul><ul><ul><li>Access to the site is limited </li></ul></ul><ul><ul><li>Adjoins Loantaka Brook and private property to the northwest, </li></ul></ul><ul><ul><li>residential properties to the north and northeast, along with the Green Village Fire Company. </li></ul></ul><ul><li>Great Swamp National Wildlife Refuge lies to the east, south and west. </li></ul><ul><li>Surface water drains from the landfill directly to Black Brook and Great Brook by way of Loantaka Brook </li></ul>
  7. 12. History <ul><li>Operated from the early 1930s through December 1968. </li></ul><ul><li>Received various types of wastes, including : </li></ul><ul><ul><li>Tree stumps </li></ul></ul><ul><ul><li>Scrap metal </li></ul></ul><ul><ul><li>Tires </li></ul></ul><ul><ul><li>Household refuse </li></ul></ul><ul><ul><li>Residential septage wastes </li></ul></ul><ul><ul><li>Industrial waste </li></ul></ul><ul><li>Herbicides and pesticides used to control weeds, insects, and rodents. </li></ul><ul><li>Operational procedures at the site also included application of oil on facility roadways to control dust and daily cover over all exposed surfaces </li></ul>
  8. 21. Superfund Designation <ul><li>In May 1999, analytical sampling results of surface and subsurface soil samples indicated elevated levels </li></ul><ul><ul><li>metals, </li></ul></ul><ul><ul><li>phthalates, </li></ul></ul><ul><ul><li>polychlorinated biphenyls (PCBs) </li></ul></ul><ul><ul><li>Mercury </li></ul></ul><ul><li>September 29, 2003 Rolling Knolls Landfill site was added to the Superfund National Priorities List. </li></ul><ul><li>2005, EPA entered into a legal settlement under which potentially responsible parties (PRPs) agreed to conduct and pay for a thorough, all-encompassing investigation of site and off-site soil, groundwater and sediments. </li></ul><ul><li>July of 2007 included visual inspections (including test pits), background soil and groundwater sampling, on-site surface and subsurface soil and groundwater sampling as well as follow-up sampling in areas determined to require further exploration. </li></ul><ul><li>Sampling is expected to continue through fall 2010, with a remedial investigation report due early 2011. </li></ul>
  9. 25. Current Uses on the Property <ul><li>Tax records indicate that the property had received farmland assessment before the last Township wide general assessment in 2004 for a tree farm. </li></ul><ul><ul><li>A site inspection identified only one (1) small stand of pine trees on the P.Q. </li></ul></ul><ul><li>The Farmland assessment acreage in 2004 for Lot 184 was 15.48 acres. The acreage for Lot 189 was 136 acres. In 2010 the farmland assessment of Lot 184 and Lot 189 has been reduced to 20 acres of appurtenant woodland </li></ul><ul><li>A field inspection identified two landscaping operations on site. </li></ul>
  10. 32. Master Plan Policies <ul><li>Located in the R-1A </li></ul><ul><li>permitted uses are single-family dwellings and municipal parks and playgrounds. </li></ul><ul><li>minimum lot area of 100,000 square feet and allows lot averaging. </li></ul><ul><li>The 2006 Master Plan Reexamination identified the Rolling Knolls Landfill as an area requiring further attention in the Land Use Plan. </li></ul><ul><li>The Reexamination also called attention to Goal 10 of the master plan: </li></ul><ul><ul><li>10. To protect the water resources which dominate the Township’s physical character. These resources include the Passaic River, two major feeder streams of the Great Swamp and the Great Swamp National Wildlife Refuge itself . </li></ul></ul>
  11. 33. Current Zoning Regulations <ul><li>R-1A - Residence zone permits: </li></ul><ul><li>single family homes </li></ul><ul><li>municipal parks and playing fields </li></ul><ul><li>Subsection 30-78.6 authorizes: </li></ul><ul><ul><li>Residential cluster development </li></ul></ul><ul><ul><li>Lot size averaging </li></ul></ul><ul><li>Minimum lot requirements in the R1 Zone are 100,000 square feet per use, with minimum frontage of 225 feet and depth of 400 feet. </li></ul><ul><ul><li>Clustering and lot averaging require 30,000 square foot lots. </li></ul></ul><ul><li>Landscape businesses are not permitted in the R-1A zone. </li></ul><ul><li>Township’s land use regulations do not permit clubs (hunting club) the R-1A District. </li></ul>
  12. 34. Summary of Findings and Recommendations <ul><li>The Rolling Knolls site is a former landfill that clearly demonstrates characteristics needed for designation as an “area in need of redevelopment”. </li></ul><ul><ul><li>remote location </li></ul></ul><ul><ul><li>soil contamination </li></ul></ul><ul><ul><li>Superfund Site designation </li></ul></ul><ul><li>Landfill has resulted in groundwater contamination </li></ul><ul><ul><li>Potentially detrimental to the safety, health and welfare of the community. </li></ul></ul><ul><li>Preliminary investigation is not designed to recommend specific reuse alternatives, which will be outlined in a redevelopment plan, if authorized by the Governing Body. </li></ul>