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Planning board approves warming hut, waives use restriction for Hudson Farm parcel
Summary
Hopatcong Planning Board approved a minor site plan and an interpretation of use for a warming hut and accessory uses at 557 Stanhope Road (Block 60001, Lot 81001) on a property owned by EG Anderson and to be leased by Hudson Farm; board recorded conditions including off-grid utilities, no bedrooms and access limited to existing trails/ATV.
The Hopatcong Planning Board voted to approve a minor site plan and a requested interpretation allowing construction of a 756-square-foot warming hut and related accessory uses on a 91-acre property at 557 Stanhope Road owned by EG Anderson and intended for use by Hudson Farm.
Board members heard from counsel for the applicant, an on-site property manager and an expert surveyor and planner before voting to approve the application with conditions.
The warming hut will be used by Hudson Farm members and their guests and will include two open rooms, a wood stove, and flush toilets served by a septic system the presenters said has county approval. The structure will be off-grid for electricity (solar and generator) and will not contain a kitchen or sleeping quarters, the applicant said. The board asked for a note on the site plan that access will be by existing trails and farm vehicles (ATVs); presenters said no new roads will be built.
Counsel for the applicant described a prior ownership complication: when EG Anderson acquired the property a resident held a life estate and was not affiliated with Hudson Farm. The life estate-holder’s subsequent death removed that ambiguity, counsel said, and the intended lease will be between EG Anderson (owner) and Hudson Farm (tenant). The counsel requested an interpretation to determine whether a use variance would be required because there had been multiple uses on the parcel.
Engineer/surveyor testimony described the parcel as R-3 zoned, built with two residences and a barn, and used by Hudson Farm for farming activities. Board members asked about water and septic; presenters said a well will be shown on plan once township approvals are complete and that the county has already approved the septic design.
The board added a condition to label access as trail/ATV-only on the plan and confirmed that the warming hut is intended for members and their guests only. The board motion to approve carried with an affirmative vote recorded by multiple members.
Details recorded by the board and submitted by the applicant will be added to the municipal file; the applicant should provide updated plan sheets showing the access notation and final utility/well locations when township approvals are complete.
Ending: The board closed public comment on the application before taking the vote and asked the applicant to provide the revised plan and lease information for the municipal record.
