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Deprecated: Non-static method arrays::explode_key() should not be called statically in
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Deprecated: Non-static method arrays::explode_key() should not be called statically in
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Deprecated: Non-static method arrays::explode_key() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method arrays::explode_key() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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42
Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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30
Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method arrays::explode_key() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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42
Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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42
Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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30
Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method arrays::explode_key() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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42
Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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30
Deprecated: Non-static method fileio::file_listing() should not be called statically in
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30
Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method arrays::explode_key() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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42
Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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30
Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method arrays::explode_key() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::strip_extension() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::file_listing() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method arrays::explode_key() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Deprecated: Non-static method fileio::read_file() should not be called statically in
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Almost Ready for Site Work!
Friday, September 28, 2007, 9:26 PM
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The surveying of our building site will be conducted on Monday, October 1. The surveyors will locate the tree clearing line, the location of the two islands in the parking lot, and the construction road entrance. They will also provide us with an elevation benchmark to guide our future construction. The visible result of this activity will be a series of flags at a minimum of 50-foot intervals.
Following the survey, Jesse Connor and I will review the layout to determine if any minor adjustment should be made to the tree clearing line to save any particularly important trees, either by virtue of species or size. We will put bright marker flags on all trees destined to remain, as a guide to future site clearing. We will also examine the location of the two islands to see if, miraculously, we can salvage a few trees within the islands rather than landscaping with new. We may even be able to move the islands a bit. I believe Jesse also has a plan to recover some plants or bushes in the area to be cleared.
Following this process, the township will come out to examine what we have laid out and approve it. Then, in the next few weeks, we can begin actual clearing of the site (tree and stump removal). One of our criteria in selecting a contractor is documented assurance that the wood will be reused for beneficial agricultural purposes such as mulching and soil amendment to farmers. As an immediate follow-up to site clearing, we will need to re-grade the site and build the retention basin to make sure no soil or water leaves the site in the event of heavy rain. We will also build the temporary construction road so that trucks leaving the site do not carry soil onto Leibig Road.
Richard Grzywinski
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Monday, August 6, 2007, 3:10 AM
,
,
,
Finally, we have a great deal of good news to report. In late June, and after what often seemed like an interminable wait, the congregation received the form called the
Certificate of Filing from the New Jersey Pinelands Commission. This is a breakthrough! The certificate allows us finally to apply for local approvals for our building. Our hired professionals and hard working internal volunteers have now been able to swing into action to see that this happens.
On Friday, July 20, 2007, our land use attorney and planning/engineering consultants submitted
20 copies of the complex, multi-page site plan and local application to Galloway Township officials. Also on Friday, the civil engineer designing our septic system submitted his design to us which we will then submit to the Atlantic County Division of Public Health Department for approval. Our earliest chance for the first hearing on our Township application, where we hope it will be “deemed complete,” will be
August 16.Meanwhile, our architects are completing
detailed construction drawings with a kick-off meeting for that process scheduled for July 26. Our newly retained mechanical engineer is finalizing his design of a
geothermal heating and cooling system that looks like it will contain some novel elements and save us on heating and cooling costs even while we reduce our pollution “footprint.” Pending approval from Galloway Township, the electric company will soon be installing a meter on the property – a prerequisite to getting in line for
state rebates on a solar photovoltaic array that will be generating nearly $2,000 of electricity for us annually, while it offsets many tons of greenhouse gas and other pollutant emissions. More news on that and other “green building” issues later too.
Our architect strongly suggested that we have a detailed
“geotechnical” boring of our soil to help design our footings and foundations. That was also completed in July, and some great news accompanied it. As we had hoped, actual groundwater is much deeper -- 17 to 20 feet below the surface -- than earlier, less precise soil borings had suggested. The bottom line: our basement is more certain than ever to be “high and dry,” and the finding gives our architect more flexibility in basement design, including the
potential for more comfortably high ceilings.There’s a lot more that’s gone on in recent weeks, including a great deal of excellent consultation from knowledgeable congregation members. The range of experience and knowledge in this congregation is remarkable, involving everything from kitchen fixtures to solar and geothermal energy, to energy efficient lighting to, well, whether waterless urinals actually work (when our expert checked with fellow experts, the answer was yes.) At the risk of leaving out names – it’s hard even to keep track – we’ll let the credits roll by later. But for now, you know who you are, and please know how grateful the rest of us are.
So the question that’s on everyone’s mind,
when do we break ground? Here’s an optimistic scenario. If our application is deemed complete on August 16, we can hope for actual Township approval by September 20. With the follow-up 45-day public comment period, and other i’s to dot and t’s to cross, including one final review by the Pinelands Commission, we are still hoping for
groundbreaking by December 12. We are working with our engineer to see if we could advance that schedule a little bit. In the meantime, we have to complete the design and get our various contractors on board.
At some time soon, the Home Team will return to the congregation to lay out the costs of the building, and we will be looking for
bank financing to get the job done. And the Communications Committee is looking for ways to provide more timely dialog with the congregation about where the building design and financing is heading, including possible periodic presentations to the congregation after Sunday services.
And guess what?
We have an address!
It’s
75 S. Pomona Road.
Monday, July 9, 2007, 6:10 PM
,
Our application for site plan approval will be submitted to Galloway Township by July 16 (our original target was June 4). Likely, we will break ground on
December 3 now rather than November 12 – only a three-week delay. Before then, we will be completing several applications and seeking a host of approvals, including those related to Pinelands, the Health Department, and Soil Conservation. As important, we also need to complete a design, and select contractors.
We’ll soon be submitting an application for
water service. Because we aren’t in a designated growth area, we have to pay an application fee of nearly $3,000. The same will go for gas service if we need it. I have a request in to
New Jersey American Water for reconsideration as a non-profit.
By the way, if you drive by our property today, you may see some equipment moving around, doing
geotechnical drilling. (Read more about
geotechnical engineering here at Wikipedia.)
-- Richard Grzywinski
Tuesday, January 2, 2007, 8:43 AM
,
,
,
,
It’s been a very busy stretch for the Home Team (building committee). We reported in the November newsletter that, at the urging of several team members and the congregation’s Board, we were looking hard at the prospect of expanding our building, in light of the dramatic recent growth in our congregation. The concern was that in short order we could run out of seating space in our main meeting room, and that we’d end up being compelled to expand far sooner than we had anticipated (even though future expansion had always been in the plans). After more detailed discussions with the Board, and on the advice of experienced builders in our midst who note that future expansion will never be cheaper than completing the project all at once, a majority of the Home Team has tentatively recommended we complete the full build-out, adding about 800 square feet to each floor. This is likely going to increase up-front costs, but there will be some chances to save. For example, in the basement, space we don’t anticipate using in the near term we’d simply leave unfinished. Our architects, Steve Fenwick and Associates, are now adjusting their drawings.
Meanwhile, Home Team member and builder/engineer (and M.B.A. to boot) Richard Gryzwinski has developed a detailed spreadsheet which we are using to try to come up with tighter estimates of what it will cost us to build this expanded new home. Additionally, our engineering firm has tweaked the site and grading plan, and in late December submitted a full set of plans and a list of other requested items to the New Jersey Pinelands Commission for approval. Pinelands regulatory staff often respond with additional questions, but we hope to be done with almost all but one aspect of this complex application within the first quarter of the New Year.
That final aspect is the pine snake study. Herpetological Associates completed the fall portion of a drift fence trapping study, and no snakes were found. Normally, an additional spring-summer study period is required. However, we are requesting that the spring-summer study be waived. Our lead consultant on the pine snake issue, the naturalist-biologist Clay Sutton (now retired, but once a Herpetological Associates consultant), in December wrote a detailed letter arguing his reasons why he believes the totality of data, including the fall trapping study and Sutton’s own previous habitat assessment, show that this is not suitable habitat for pine snakes. Under a New Jersey Open Record Act request, we have also recently received a response from the New Jersey Department of Environmental Protection, indicating that NJDEP has no records of pine snakes in the vicinity of our property and that its own habitat assessment deems our land not to be suitable habitat. We are forwarding this information to Pinelands Commission staff with a request that the issue of the pine snake be closed so that we can proceed with construction.
Timeline: if the snake studies are deemed to be complete, our engineers say we should anticipate about five months after Pinelands initial approval to gain all the needed township and county construction approvals and then the required final Pinelands approval. Optimistically, we could begin construction as soon as fall 2007. If we must conduct another season of snake surveys, construction would be delayed for another five or six months.
In the meantime, we are proceeding with a wide range of other items. Our architects should soon be providing completed detailed construction drawings and schematics for the up-sized building, and Home Team member Dr. Lynn Stiles is beginning to develop a design for a highly energy-efficient but also highly cost-effective heating, cooling, and ventilation system. For our green building project, we’re looking further into what environmentally sustainable and healthy materials will be suitable and cost effective for our building.
We’ve appointed two small, focused action teams, a Construction Committee of three led by Richard Gryzwinski and including Jonathan Shambare (an architect in our midst, who manages facilities development at Stockton) and, tentatively Lynn Stiles. (Lynn would be happy to step aside and concentrate on heating and cooling issues if a congregation member or friend with extensive construction management experience steps forward.) Builder Chris Holaday continues to serve as our key intermediary with architects and engineers and has generously offered to serve as construction manager for the project; we are recommending that the Board take him up on this generous offer. Chris has also offered to provide one of his framing-carpentry crews to us at his hourly cost. The Construction Committee will manage accounts payable, assess the subcontractor bids Chris brings in, and will see that all subcontractors are properly insured and the congregation suitably indemnified. Jesse Connor will be heading up another group of three that will focus on interior finishes and fittings. We’ve also put landscape design in Jesse’s experienced and capable hands -- if you’ve seen the new garden at the Cape May County Zoo, that’s Jesse’s work.
Building is a daunting prospect in many ways. But we’ve been astonished at some of the professional expertise that has emerged from volunteers within our own congregation. And we promise, all of those who have offered to chip in with “sweat equity” once construction is underway – whether painting, hammering nails, or planting shrubs – will be given that chance to sweat.
-- submitted by Jon Luoma
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Thursday, March 2, 2006, 12:42 AM
,
We know there hasn't been much news here from the Home Team (the committee focused on getting our new congregational "home" built) That's because, like a ship on a long-becalmed sea, progress has been stalled while we waited for detailed bids from three site-engineering firms, a process complicated by the fact that most of these firms seem to be already intensely busy. Three bids from professionally qualified outfits are finally now all in. The work these firms will do is going to be extensive, and evidently more expensive than we had hoped. As of this writing, the Home Team and Board President Paul Utts will be poring over these proposals in an attempt to make a recommendation to the entire board about which firm fits our needs at the best price. And, despite some sticker shock here, we also do have some great news on some aspects that will actually save us a bit of money, so read on.
The scope of work our engineering/environmental/site-planning group will do ranges from designing the septic, drainage, and retention systems to coordinating site design, parking, lighting and other issues with our architect, and also seeing us through all our environmental, municipal, county and other permits. There are a lot of regulatory requirements.
We've already learned that the owner of the large tract of 110 acres of land surrounding us has applied for a Pinelands permit to develop 19 houses on 5-acre lots. (Right across Pomona Rd., Stockton College is applying for permits to expand its dorm complexes even further in our direction.) Early in February, the private developer of the land around us was notified that he was required to conduct a preliminary habitat assessment to check for the possible presence of several endangered species, some associated with wetlands near one part of this large tract. If his consultants indeed find suitable habitat, further studies will have to be conducted to check for actual presence of these species.
We do not know yet if we will have to conduct similar studies. We were careful to be sure our plot neither contains nor is near wetlands. There's some chance that if the private developer's studies show no evidence of habitat, at least near our land, we'll get a free pass. However, there's suddenly a timing problem. If there is a possibility that we will have to undertake at least a preliminary habitat assessment for barred owl, a state “listed” species that has been located in more deeply wooded areas on the Stockton College Campus and other nearby areas in the months since we purchased our land, that study will have to be completed during the spring nesting season. If we miss this spring, we could be made to wait a full year.
In fact, there's enough bird and Pinelands ecology expertise in our own group that we don't anticipate a serious problem. However, we do have a letter in to Pinelands inquiring about whether we will have to document this and should have a reply soon. The good news is that we have learned that Jack Connor, husband of board member Jesse Connor (and an ornithology professor, among many talents) would not only be qualified to conduct any required study, he has offered to donate his services, if needed -- a substantial potential savings to our building account.
And for those who missed the news: our architect has been retained. His name is Steve Fenwick. You're already familiar with his work. Not only did he design the extensive remodeling of the old building that became Jewish Family Services in Margate, where UUCSJS once met, he is also the designer of our present rented space, the Campus Ministry Center. Steve will first provide the preliminary design that will give our engineers a building "footprint" to work with in their site design and permit application work. He'll then be filling in all the details as the Pinelands permit work proceeds.
What's next? In a matter of days, Chris Holaday, as our construction point-man, will be getting together with architect and newly-retained site engineers for an all important kickoff meeting. This meeting will also include a representative from Superior Walls. This company may be providing an innovative, highly insulated, and, from initial estimates, quite affordable pre-cast concrete walls for the shell for our structure.
Soon, we'll be able to provide more information about other energy efficient and environmentally friendly aspects of our future “green” building.
So how long to groundbreaking? One engineering firm provided us with a timeline, highlighting the additional steps we will have to take to get through various regulatory bodies, including completing the application we already have at Pinelands and moving on to township approval: seven to eight months. This may be a bit overly optimistic. If not, work could begin sometime this fall!
-- Jon Luoma
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Wednesday, November 2, 2005, 12:49 AM
The Home Team (building committee) has had a busy several weeks lining up interviews with architects for our new building on Pomona Road, and we think we’re days away, at this writing, from making a recommendation to the board on which one to hire. More about that soon, and it promises to be exciting news.
We’ve also been interviewing site engineers, who will be responsible for civil engineering, including drawing up the various drainage, septic, grading, parking and other exterior features that will be necessary to gain regulatory approvals from various agencies, and that selection should also be made in a matter of days.
After we retain these professionals, what’s next? First, working with the Home Team, the architect will develop a solid working design “footprint” for our building, then consult with the engineers to determine where on our 6.2 acre site the building will be located, and how it will be oriented. (One certainty: the plan for our “green sanctuary” will include an expanse of roofline aimed directly south for solar panel efficiency.) The engineers will use that footprint to design a complete site plan for submission to the Pinelands Commission for their approval, which could take a few months, or more if we have any unknown environmental complications to resolve. After Pinelands approval, our next major hurdle will be to gain necessary approvals from Galloway Township, which has requirements for everything from landscaping to lighting. We may also have some county requirements to meet, particularly since we’re on a county road.
We’re still hoping we can begin construction by spring to early summer of next year [2006], but a great deal will hinge on the speed with which we move through the regulatory process.
-- Jon Luoma
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