CALL TO ORDER: Chairman Alan Gilbert called the meeting to order at 7:30pm.

Transcription

1 MINUTES OF THE LAND USE BOARD, BOROUGH OF HOPATCONG, HELD AT THE MUNICIPAL BUILDING, 111 RIVER STYX ROAD HOPATCONG, NEW JERSEY JUNE 16, 2015 OPEN PUBLIC MEETING 7:30 PM CALL TO ORDER: Chairman Alan Gilbert called the meeting to order at 7:30pm. OPEN PUBLIC MEETINGS ACT STATEMENT: Chairman Alan Gilbert stated that this meeting is held in accordance with the Open Public Meetings Act 10:4-1 et seq. annual notice been forwarded to the New Jersey Herald, the New Jersey Sunday Herald and posted on the bulletin board maintained in the Municipal Building for public announcements. SALUTE TO THE FLAG: Chairman Gilbert invited all present to salute the flag. ROLL CALL: PRESENT: ABSENT: PROFESSIONALS IN ATTENDANCE: ABSENT: The Recording Secretary called the roll. Mayor Sylvia Petillo, Councilman Michael Francis, Ron Jobeless, Alan Gilbert, Robert Rehe, Robert Duncan, Ken Trumpore, Sam Hoagland, Mike Rahill, Justin Lijo, and Phillip Reilly. Mark Gaffney John Ruschke- Engineer William Haggerty- Attorney Bill Donegan- Zoning Officer None CONTINUED APPLICATION: 1. Weldon Quarry Block Lot 12 Woodport Rd (Carried from the May 5, 2015 without further notice) Applicant seeks an amendment of site plan approval to permit a modification to excavate from a present depth of 970 above sea level to a depth of 820 above sea level on premises located off of Woodport Road(State Highway 181). Bill Butler, the attorney on behalf of Weldon Quarry came before the Board. Mr. Butler put on file a copy of the cancelled check for the second quarter taxes for Mr. Butler discussed how the some of the Board members (Robert Duncan, Phillip Reilly, Mike Rahill and Dr. Starcher) were in attendance on May 16, 2015 to tour the site. Norbert Weldon as well as Mr. Butler and Dr. Hisert were there on behalf of Weldon Quarry. Mr. Butler briefly reviewed the exhibits from the May 5, 2015 meeting, adding the most recent reclamation letter to AW-2. Mr. Butler handed out to the Board Dr. Hisert s resume (marked AW-6). Dr. Richard Hisert was sworn in by Mr. Haggerty. Mr. Butler had Dr. Hisert tell the Board his educational background/qualifications. Mr. Butler asked Dr. Hisert if the deepening of the mining associated with the Quarry from 970 above sea level to 820 above sea level would have an adverse effect on the quality of water and quantity of water of Lake Hopatcong. Dr. Hisert stated that he didn t believe that there would be any adverse effect; the overall footprint from the Quarry is less than 1% of the total contributing area. Dr. Hisert stated that he s not sure they will be encountering any groundwater to that depth. Any water from the Quarry isn t likely going to make it to the lake. Mr. Butler and Dr. Hisert briefly discussed the quality of water in Lake Hopatcong as well as its natural cleaning process. 1

2 Mr. Butler and Dr. Hisert briefly discussed the wells in the area of the Quarry. Mr. Butler asked Dr. Hisert if the Board granted Weldon permission to mine from 970 to 820 above sea level, if they (Weldon) would in any way impact the quantity or quality of water of the local wells. Dr. Hisert stated that he wouldn t expect any significant impact. Mr. Butler asked Dr. Hisert if he had any discussions with the Weldon family regarding this application and what their position was if they were to interfere with anyone s well. Dr. Hisert stated that he had spoken with them in regard to the application and that it is to his understanding that they would remedy any situation relative to a private homeowners well. Mr. Butler stated that if there is a reasonable link between their activities, they would correct it. Mr. Butler stated to the Board and to Mr. Haggerty that they would want that as a condition of any approval. They want to make the homeowner whole, they want that in the resolution. Mr. Butler asked Dr. Hisert if he agreed with Dr. Starcher s report. Dr. Hisert stated that he did. Mr. Butler stated that he had no further witnesses and that he reserved the right to call witnesses back for re-direct, but he did not anticipate it. Mr. Trumpore asked Mr. Butler if there was a problem with any of the surrounding neighbors or township wells, how he proposed to make these people whole. Mr. Butler stated that they would get someone like Dr. Hisert out there or someone that drills and maintains wells and look at the situation. Mr. Butler stated that they will take the burden of proof. If they see that there is a reasonable link between their activity and the well, they will correct that. They can deepen the well and the pump could be lowered into the water. Mr. Reilly asked Dr. Hisert about the levels of the private homeowners wells versus the Quarry. A discussion ensued. Several members of the Board discussed concern for any non-foreseen impact to the lake due to the mining in that area, and asked Dr. Hisert what their back-up plan was. Dr. Hisert stated that he didn t anticipate hitting water due to the geological setting. But if that were to happen, and they didn t put it back in the lake, they could stop pumping and let that water level fill back up in the lake. Mr. Ruschke clarified that the Weldon s would need to remedy not only quality, but quantity if a well ran dry. He also stated that they probably don t anticipate any impacts to groundwater from the quarry operations and to have to have some best management practices to avoid those impacts to groundwater. Restoration or reclamation measures as part of this; there s nothing special that s proposed as part of going down this deep. They are doing reclamation on the sides, but the overall build-out or reclamation measure that s not being proposed at this time. Mr. Butler stated that he believes that s on the figure. Mr. Ruschke stated that a reasonable condition of approval is that any reclamation measure shall not have any adverse or negative impact to groundwater conditions or groundwater quality. Mr. Ruschke also brought up Dr. Starcher s issue of groundwater seepage. He stated that if there is a substantial amount of groundwater seepage, the DEP threshold of 100,000 gallons a day would be a good safeguard. Mr. Butler stated they will comply with that, and come back before the Board before hitting that threshold. A discussion ensued about unpredictable geology and the life of the quarry due to the benching. Mr. Haggerty asked Dr. Hisert for the record how many years he s been involved with this quarry, to which Dr. Hisert stated that he had been involved with this quarry for 15 years. Mr. Haggerty also asked Dr. Hisert if he had participated with the preparation of the reports that 2

3 were submitted to Hopatcong, to which Dr. Hisert stated yes he had; which Mr. Haggerty followed up by asking if it was based upon his evaluation and studies that he conducts at the quarry, to which Dr. Hisert stated that was correct. Mr. Haggerty asked when he last appeared before the Board, Dr. Hisert stated Mr. Ruschke introduced Dr. Starcher. Mr. Haggerty swore in Dr. Robert Starcher. Mr. Haggerty asked Dr. Starcher to state his credentials. Dr. Starcher stated he had a Bachelor s in Geology from Michigan State University, a Master s in Geology from Michigan State University, a Doctorate in Geological Science from Rutgers University and has been working since 1985 in environmental geology with a specialization in hydro-geology. Mr. Haggerty asked if Dr. Starcher has reviewed the material for this application, and Dr. Starcher stated that he has and he has visited the quarry. Chairman Gilbert asked Dr. Starcher what his opinion of the application was. Dr. Starcher stated that it appears that the water table in the quarry is lower than Lake Hopatcong, and proceeded to explain as to why. Dr. Starcher stated there was no evidence of seepage. Dr. Starcher stated that it is possible that they will hit water, but they may not. With this particular material, as they go greater in depth, the fractures tend to get tighter. If they haven t hit it yet, the probability is going to decrease as they go down. There is always a chance that they will hit a well. There is a possibility that they may hit a fracture of a neighboring well. But they are putting in the resolution to make it good. Dr. Starcher then gave examples on how Weldon could resolve the situation if they were to impact a neighboring well. Dr. Starcher stated that he didn t see any cause for alarm or to deny them as long as the proper safe guards were put in place. Councilman Francis asked Dr. Starcher what was the worst thing that could happen. Dr. Starcher stated that they could intersect a fracture that would also intersect by chance someone else s well. Dr. Starcher stated that he does not see any real danger to Lake Hopatcong. Councilman Francis stated that he wanted to make sure that they were making an informed decision that there wouldn t be a catastrophe. Dr. Starcher stated that the Board could do that with a fair amount of confidence. Chairman Gilbert asked if the Board had any further questions or comments. Seeing no one Chairman Gilbert asked Mr. Butler if he had any further testimony. Mr. Butler stated that he did not. Chairman Gilbert opened the meeting to the public for questions or comments. There being no questions or comments from the public, the meeting was brought back to the Board. Councilman Francis made a motion to approve the Weldon Quarry Application with the stipulations that had been discussed. Seconded by Ken Trumpore. Ayes: Mayor Petillo, Councilman Francis, Jobeless, Gilbert, Rehe, Duncan, Trumpore, Hoagland, and Rahill Nays: None Absent: Abstentions: Chairman Gilbert stated that the Board would take a brief break. 2. Cristian Aciu Block Lot 9 16 Hilltop Rd (Continued from the May 5, 2015 meeting without further notice) Applicant is seeking approval for replacement of an existing cape cod dwelling with expansion and full 2 nd level. Variances requested D(4) Front yard setback, D(6) Rear yard setback, E(1) Building Footprint, A Structure within 50 of lake, Any variances required by the Land Use Board. Preexisting Non-conforming D(1) lot size, D(2) lot width, D(5) side yard accessory (shed), F Frontage. Chairman Gilbert reminded Mr. Aciu that he was still under oath and asked him to address the Board. 3

4 Mr. Aciu stated that he is proposing the existing building, which is 44 7 the width of the house towards the lake. Mr. Aciu stated he is no longer proposing a cape cod, just a regular second story- two bedroom dwelling. Mr. Aciu presented the dimensions and elevations of his proposal, as well as the location of the septic and well as per Mr. Careaga s drawings. Chairman Gilbert stated that the third sheet shows a different width than what Mr. Aciu stated. Chairman Gilbert stated that the Board does not see where exactly this is going to sit on the lot and the Board does not see a plan for the driveway or any turning area to turn vehicles to get them into or out of the garage. Chairman Gilbert stated that these plans are not for a two bedroom house, they are for a three bedroom house. Just because you call a room upstairs an office and the closet a media office doesn t mean that s what it is; that room is a bedroom. The room is 17 3 x14 7. If you were to sell it to someone, it would be a bedroom. It would be considered a three bedroom structure and the approval for the septic is for a two bedroom. Mr. Aciu stated that to his understanding from Careaga s office, the septic system and well would be able to handle a five bedroom house. Mr. Aciu stated that he was given the definition of an office and was told he didn t have to meet both criteria to call it an office. Mr. Haggerty stated that either way they needed verification in regard to the septic design. Mr. Rehe stated that it s only designed for a two bedroom house. Chairman Gilbert stated that it s only approved for a two bedroom house. Mr. Haggerty stated that the only way to solve it is to either change the design if possible or to upgrade it if possible. Councilman Francis stated that they should do a resolution that restricts the usage, and you make the design so that it s not convenient to make it into a bedroom. A discussion ensued amongst the members. Mr. Haggerty stated that if the applicant can t or doesn t upgrade it, there would be a restriction and the resolution indicating an open archway entry into that room with no door and it will be used as an office and is not to be used as a separate bedroom. Mr. Rehe stated that the tax records would reflect that it s a two bedroom house. Mr. Haggerty stated that is also how it would have to be sold. Councilman Francis stated that we can t tell someone that they can t have an office because they can make it into a bedroom, but we can put these restrictions on it to lock it in. Mr. Trumpore stated that the elevation shows that there is a two car garage, but there is nothing in the plans stating that there s a garage there; the garage needs to be labeled on the plans. Mr. Trumpore stated that he would also like to see a drawing showing exactly how the turnaround in the driveway is going to be because there is a 10 wide right of way which is very small. Also, how is a car going to back out of the garage and turn around and how would they turn around and back into the garage? A discussion ensued amongst the members about the driveway right of way. Mr. Ruschke stated that the applicant does have to go to the DEP to get an approval to do the expansion because he is less than 25 of the lake in the repairing zone. So he is going to need DEP approval and that means he is going to have to have his engineer tweak the drawings. Mr. Ruschke stated that it s not a burden to ask the applicant to accurately show how the proposed driveway is going to be. There will be plenty of room to turn around once he shows that revised driveway. He is going to need to prepare a lot grading plan in order to go to the DEP. Chairman Gilbert asked if the DEP approval would need to come before the Board s approval. Mr. Ruschke stated no, that the Board could grant conditional approval. The Board could approve the application contingent upon DEP approval and obtaining a lot grading plan and then Mr. Ruschke could review the turnaround area and the driveway and resolve those issues. Chairman Gilbert asked if the Board had any further questions or comments. Mr. Trumpore stated that he would like to see revised plans. 4

5 Chairman Gilbert opened the meeting to the public for questions or comments. There being no questions or comments from the public, the meeting was brought back to the Board. Councilman Francis made a motion to approve the Cristian Aciu Application with conditions discussed by the Board and contingent upon DEP approval and the review of John Ruschke. Seconded by Mayor Petillo. Ayes: Mayor Petillo, Councilman Francis, Jobeless, Rehe, and Hoagland Nays: Gilbert, Duncan, Trumpore, and Rahill Absent: Abstentions: Mr. Donegan asked if the plans would have to be amended before DEP approval. Chairman Gilbert stated they would. Mr. Ruschke stated that if the DEP ends up modifying the application, Mr. Aciu will have to go back before the Board; and he can t do anything before DEP approval. NEW APPLICATION: Hopatchung Realty, LLC Block Lot 6 38 Hopatchung Rd Applicant is seeking final approval of revised and amended minor site plan in a B-1 zone for conversion of service station into convenience store in accordance with Resolution of memorialization approved July 11, Variances requested C Parking, A2 Parking in front yard, A&B No Loading zone, B more than one principle use, Any variances required by the Land Use Board. Preexisting Non-conforming (6) rear yard setback, (8) Lot coverage. Nate Smith introduced himself as the attorney for the application, and further re-introduced and reminded the Board of application. Mr. Haggerty swore in Gurjinder Jaswal as one of the members of the LLC. Mr. Smith questioned Mr. Jaswal as to who he was pertaining to the application and further asked some basic background information pertaining to the gas station as well as other gas/service stations owned by Mr. Jaswal. Mr. Smith asked Mr. Jaswal how many employees he currently had and how many he will have and the hours of operation. Mr. Jaswal stated that they will have three they currently have two and that they will operate 5am to 11pm. Mr. Smith questioned Mr. Jaswal as to any changes being made to the gas station, to which Mr. Jaswal stated there were none. Mr. Haggerty stated that they are basically saying that there are no changes except for converting the former service station component into a convenient store and cosmetic changes. Chairman Gilbert stated that there are changes to the building itself. Mr. Haggerty stated that there are no changes to the four corners. Mr. Smith asked Mr. Jaswal if the current building had any signage where the convenience store would be, to which Mr. Jaswal stated there was no sign there. Mr. Smith asked Mr. Jaswal if he was proposing to put a sign there, and Mr. Jaswal stated he was. Mr. Haggerty swore in Vladimir Kaushansky as the applicant s architect. Mr. Kaushansky stated that the sign is not illuminated. The light will shed light on the surface, but not to the neighborhood. Mr. Smith asked Mr. Kaushansky his qualifications and his participation in the preparation of the application. Mr. Kaushansky stated that they needed 13 parking spots for the building due to the size. Chairman Gilbert asked if they moved the dumpster would that give more parking spots. 5

6 Mr. Kaushansky explained that the dumpster is by where the future door will be, and they need to make it handicap accessible. Chairman Gilbert asked if it is a handicap van accessible spot. Mr. Kaushansky stated it was. A brief discussion ensued about handicap ramps. Mr. Smith stated that the one thing that s not shown on this site plan is the location or the size of the tanks that hold the products. Mr. Kaushansky stated that he does not have engineering drawings, this is an architectural site plan. Chairman Gilbert stated that they already have prior approval. Mr. Haggerty swore in Ilya Shlakman as the supplier at the gas station, mortgage holder, and previous applicant with this application. Mr. Shlakman gave an explanation on the above ground tank approval. Chairman Gilbert stated that if they re not asking for any change in existing tanks, so as part of this application they should remove the above ground tank approval. Mr. Rehe asked if they are just changing the facade, if it would still be a one story structure. Mr. Kaushansky stated that it would still be a one story. Mr. Ruschke stated that they needed to identify where the loading zone is going to be. Mr. Jobeless stated that there isn t enough space for a car to be in front of the door and a car to be at the pump, so on the site plan it should be showing No Parking and Fire Zone. If there s an emergency in the store they have to be able to pull up to the door. Mr. Kaushansky stated the construction documents indicate that. Mr. Ruschke stated that it should be on their site plan. Mr. Rehe asked if they have a landscape plan. Mayor Petillo stated that they need some color; some flowers around that corner. Mr. Kaushansky stated there is existing landscaping right now that they re not touching. Mr. Ruschke stated that should be a part of a condition of approval. A discussion ensued about a landscaping plan. Mr. Ruschke stated that there should be some screening around the dumpster that needs to be shown. Mr. Shlakman stated that there is screening there. Mr. Jobeless stated that they re moving the dumpster a little bit. Mr. Smith asked if the Board was suggesting that they make the changes to the site plan and come back. Mr. Jobeless stated that he wouldn t want them to start without doing that. Chairman Gilbert stated that they would like to see the revisions on the site plan before they give the final approval. As long as they make the changes that the Board is requesting, they could request a waiver of memorialization at the next meeting and get the building permits the next day. A discussion ensued about the hours of operation. Chairman Gilbert asked if there were any further questions from the Board. 6

7 Mr. Shlakman asked the Board what kind of changes they were looking for. Mr. Haggerty stated that he will confer with Mr. Smith as well, but they talked about identifying the loading zone, showing the fire zone and no parking zone, they are going to show the landscaping plan and the screening detail around the dumpster. Chairman Gilbert stated that they also have to reverse where they drop the ramp for the handicap spot. Chairman Gilbert opened the meeting to the public for questions or comments. Mr. Haggerty swore in Barbara Loring. Ms. Loring stated that she would be delighted that the applicant would be open until 11 o clock, so that when she comes in, and all the gas stations on 46 are closed, she knows that this is her go to gas station. Ms. Loring stated that she has bought her gas at this gas station since they ve been in business. They are the cheapest in the area, the service is good, and she would like to see them stay. Mr. Haggerty swore in Alfred Garrigus. Mr. Garrigus stated that he thinks it will be a very nice addition to our town. Mr. Garrigus asked the applicant what the estimated time was that this will be completed. Mr. Shlakman stated yesterday (jokingly and with laughter) and Mr. Jaswal stated a couple of months. Mr. Shlakman stated hopefully by November because it takes time to do it the right way. Chairman Gilbert asked Mr. Smith when he would like to bring it back before the Board. Mr. Smith stated either July 7, 2015 or July 21, Mr. Haggerty stated that he could ask for July 7, and they could postpone it with a letter if that was too soon, because they were going to announce to the public when they are coming back. Robert Duncan made a motion to continue the 38 Hopatchung Realty, LLC application to July 7, 2015 without further notice. Seconded by Sam Hoagland. Ayes: Mayor Petillo, Councilman Francis, Jobeless, Gilbert, Rehe, Duncan, Trumpore, Hoagland, and Rahill Nays: None Absent: Abstentions: 2. Stanhope Sparta Road LLC Block Lot Stanhope Sparta Rd Applicant is seeking an amended site plan in a M-1 zone for the purpose of permitting propane retail and distribution. Variances requested G(6) Sign Setback, A Retail use in a M-1 zone, 24211(C) Steep Slope, Any variances required by the Land Use Board. Attorney formally requests to adjourn the application until the next Land Use Board Meeting on July 7, Chairman Gilbert stated that they are requesting to adjourn the application until the next Land Use Board Meeting which is on July 7, Mr. Haggerty asked if we could have a motion to carry the application to the July 7 th meeting without further notice. Robert Duncan made a motion to carry the application to the July 7, 2015 meeting without further notice. Seconded by Mayor Petillo. Ayes: Mayor Petillo, Councilman Francis, Jobeless, Gilbert, Rehe, Duncan, Trumpore, Hoagland, and Rahill Nays: None Absent: Abstentions: DISCUSSION: 7

8 1. B. Donegan Zoning Official Lakeside Blvd. Retaining Wall Change Mr. Donegan gave some brief background information on this property and its history coming before the Zoning Board. Mr. Donegan stated that there are three levels of retaining walls. They are not changing any height, but they would like to do away with the middle retaining wall, so that they could get a little more useable space in front of the downstairs of the house in front of the lake. Mr. Donegan asked the Board if this is something the Board would like to see for review or if it is something that it s okay for him to say it s just a design change and it doesn t affect the variance. A discussion ensued about the retaining walls and the appearance. The Board agreed that they would have to come back before the Board. Chairman Gilbert stated that they would have to come back with notice. 2. Block Lot 7- Hudson Farm 270 Sparta-Stanhope Rd Letter/Debra Nicholson,Esq. 5/27/2015 Mr. Haggerty stated that this originated in the form of a letter from Debra Nicholson in terms of their operation and in terms of their licensing. Federal requirements and previous approvals characterized what they were doing as gunsmithing; where they put them together and refurbish them. She needed something for Federal approval. Mr. Haggerty stated that he drafted a letter saying that as long as they are consistent with the letter and the resolution, they re okay. Otherwise they need to come back before the Board. Mayor Petillo stated that if they came back before the Board, they would be comfortable with manufacturing in that context. RESOLUTION: Hearing Date WORKSESSION: CORRESPONDENCE: Hopatcong Borough Ordinance # Highlands Area Exemption Councilman Francis stated that the propane application would be the first application to come before them under this exemption. It is probably under exemption 4, which means they can t exceed 125% preexisting impervious surface. By State definition, impervious is anything other than grass. Councilman Francis stated the applicant would have to fill out the form, and what he would suggest is to review it with the Senior Planner at the Highlands Council to make sure the site plan is good and that the form is filled out right. This Board will take over from there, and it becomes a local jurisdiction and it doesn t have to go to the DEP. Chairman Gilbert asked if this has been before the Borough Council yet and if it has been approved yet. Councilman Francis and Mayor Petillo both stated yes. Councilman Francis further stated that the State has approved it. ESCROW REFUND: BILLS: DOLAN AND DOLAN Inv Abrams Block Lot 1 $ Inv Aciu Block Lot 10 $75.00 Inv Airport Prop Block Lot 2 $37.50 Inv AMP Prop Block Lot 32 $ Inv Arli Real Est $30.00 Inv Atno Block Lot 10 $37.50 Inv Dilberti Block Lot 65 $ Inv General-Mtg $

9 Inv Greentree $30.00 Inv Issa Block Lot 11 $ Inv Klipple $ Inv Mullis Project Block Lot 1 $30.00 Inv Simeone Block Lot 6 $30.00 Inv Weldon Quarry $ HATCH MOTT MACDONALD Inv General-Mtg(4/7, 5/5) $ Inv Greentree Block L 11 $ Inv Rosewood Comm Block L 1 $ Inv Airport Prop Block L 2 $ Inv Weldon Quarry $ Inv Patrick s Pub Block Lot 20 $ Inv Hesse Block Lot 6 $ Inv Klipple Block Lot 17 $ Inv Mullis Block Lot 34 $ Inv Chaplin Block L 1 $ NEW JERSEY HERALD A motion is in order to approve the bills for the meeting of June 16, Sam Hoagland made a motion to pay the bills for the meeting of June 16, Seconded by Robert Rehe. Ayes: Mayor Petillo, Councilman Francis, Jobeless, Gilbert, Rehe, Duncan, Trumpore, Hoagland, and Rahill Nays: None Absent: Abstentions: MEETING OPEN TO THE PUBLIC: After giving all persons present an opportunity to address the Governing Body, Chairman Alan Gilbert will request a motion to close the meeting to the public and return to the regular order of business. APPROVAL OF MINUTES: A motion is in order to approve the meeting minutes of May 19, Chairman Gilbert stated any changes or corrections have been forwarded to the Recording Secretary. Robert Duncan made a motion to approve the meeting minutes of May 19, Seconded by Chairman Gilbert. Ayes: Councilman Francis, Jobeless, Gilbert, Rehe, Duncan, Trumpore, Hoagland, Lijo, and Reilly Nays: None Absent: Gaffney Abstentions: Mayor Petillo and Rahill OLD BUSINESS: Chairman Gilbert stated that he brought up a couple of meetings ago the possibility of having the Borough Council higher John Ruschke as the Board s Planner. In essence, he will be acting as the Planner. From discussions they ve had, they will not be going forward with any big time planning of the other three areas until all of the bills from previous work has been straightened out. NEW BUSINESS: ADJOURNMENT: Chairman Alan Gilbert requested a motion to adjourn the meeting at 9:57pm. Motion by: Sam Hoagland Seconded by: All All in favor? Aye Amanda Nevins Land Use Board Recording Secretary 9