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Okay. >> Mayor Jacobs >> I am here >> here. >> Mr. W >> here. >> Mr. Le >> here. >> Mr. >> here. >> Uh Mr. First >> here. >> Mr. Wild >> here.

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>> Mr. D Martino >> here. >> Chairwoman >> I'm here. Adequate notice of this meeting of the Beninster Township landings board was filed with the township clerk, sent to the Bernardville News and the Courier News and to all subscribers and hosted at the Township

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Municipal Building, One Miller Lane, Bedminster, New Jersey on January 9th, 2026. >> Please stand. I aliance to the flag of the United States of America and to the republic

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for which it stands. One nation under God, indivisible, with liberty and justice for all. >> Okay, I'll open it up to the public for anything that is not on the agenda. uh

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go public online. Tough one may be coming on unless that's someone's computer. If you are online and you'd like to speak, you can raise your hand or unmute yourself. You can also come up to the podium. >> John Low, is that you? Are you hearing?

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>> Okay. Okay. So, we have no problem. >> Okay. So, uh, I see no one from the public. So, if you will, um, at this time, uh, we have minutes, uh, from June. That's not the correct date,

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is it? That's not June 11th. >> I thought that it was. >> Oh, the minutes. I'm sorry. I was looking at the resolution. Sorry. Okay. Yes, the minutes from June 11th. >> Make a motion to uh approve the minutes.

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I'll second. >> All in favor? >> I. >> Anyone opposed? Uh Vinnie and Stephen are okay. Minutes are approved.

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Um we have the resolution for Bid one that I believe is the new one we have from July 9th. That correct? That's correct. It's got a phase date. If you pass it, it to be adopted. We approve it on

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except a chance. >> Yes, yours is actually um I have I have motion to approve. So move second.

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called Mayor Davis. No, >> they're not. >> You weren't part of the original. >> It's No, it's now that was a BOA hearing. >> Excuse me. Thank you, >> Mr. W. >> Mr. Hi,

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>> Mr. Hi, Mr. Burst. Hi. >> I don't believe that you were here any uh Mr. Wild. Hi, Chairwoman. Hi. Okay, resolution is approved. We can continue to go back live and I

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understand many people will be coming back shortly. >> When you're ready, >> shortly is up to you. >> Yeah, >> we will. >> Fast. >> Okay. >> Hey, Jeff. >> How you doing?

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Okay, we're ready for uh bed one. >> Good evening, Madam Chairwoman. My name is Nicholas Whitaker. I'm an attorney from the law firm of Oolso on behalf of the applicant SK Bed One Associates LLC. Uh we're here tonight with a revised site plan uh sign plan for your review.

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Um as you previously know, this application was approved in part. We're here just to discuss the signage tonight. Um so without any delay, Hollywood. Um Mr. Shapiro, can you tell your qualifications for the board?

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>> Sure. Uh I am an employee of KRE. Uh I am director of architecture and interior design overseeing all the designs for the residential projects for K. >> Hold on sir. Uh please raise your right hand. >> Do you swear or affirm that tell the truth, the whole truth, and nothing but

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the truth to help you God? >> I do. >> And please state your name and spell your last name and give us an address. >> Todd Shapiro. S H A P I R O. address is 515 Marin Boulevard, Jersey City, New

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Jersey 07302. >> Okay, Todd, please go ahead and continue explaining your qualifications. Sure. So, I am director of architecture and interior design for KRE. Uh, I also have a architectural license, a master of architecture from University of

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Pennsylvania. I have an architecture license the state of New York. Um but tonight I am simply giving testimony based upon the design qualifications for the signage package not the technical components of project >> and just so it's a good standing.

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>> It is we offer him. >> Yes. >> Wonderful. >> Good evening everyone. Thank you for the opportunity to present our revised signage package. Um we took your constructive feedback from the May meeting. You'll notice some changes tonight. Uh, and a couple things that

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you won't see. We've removed some of the signage that was previously presented. Uh, we've removed the pole banner uh, light pole signage. Um, we've minimized some of the branding that was facing Burm Mills Road on our facade signs. So, those are components that you won't see

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tonight. Um, and we've also organized the package slightly differently than what we previously have shown uh, in order to to clarify uh, and hopefully answer some of your questions. So without further review okay everyone I believe has a package

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correct? >> Everybody's about this package. >> Yeah. >> Wonderful. Um so we'll start with the first slide uh which is page two. Um this is a complicated site and it's a complicated site for a number of reasons. Um we have multiple use groups

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and multiple programs on the site. We have our commercial office building one which is currently in exist which is going to be remain in place. We have our new proposal retail program facing Burmills Road. We have the Bank of America Bank uh which is

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remaining in place. And we have our new residential program which was approved last time we were here. And we also have hopefully uh users that are walking from Pluckman Park over to our activated sites to enjoy some of the retail opportunities in the plaza that's out front. We also have multiple modes of

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transportation. So these signs need to respect and respond to those multiple modes. We have drivers that are coming off of burnt Mills and off of Route 202 from their cars. We have walkers from the sidewalk. We have bikers moving all throughout the site at different speeds simultaneously.

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We also have people that are visiting the site and a lot of people hopefully visiting the site for the first time. We have shoppers and diners that are going to be enjoying our retail uh experience at the plaza. We have apartment shoppers that will be visiting the site for the first time, hopefully seeing their new home for the first time. We have

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deliveries such as Amazon, Postal Service, Uber, all visitors coming to the site, not knowing where they're going. We also have our neighbors. So, we have the Chase Bank to the east side that accesses part of their property through an easement on our site.

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And the project itself is exposed to three different exposures. We have the facade on Bert Mills Road. We have facade on Route 202 and access off of Route 202 and then we have a facade facing the ring road. So, it's really a corner lot when you come to think about

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it. We also have nine separate entries to the site. I repeat that. That's nine entries to the site. We have two from Route 202 that currently exist. We have two off of Burn Mills Road and we have five different entry points into various programs from the Ringo.

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We also have fast speeds that we have to deal with. So scale of these signs is important and critical. So Burnt Mills Road is a 45 mile per hour street. So vehicles passing by, we want to make sure that they these signs are legible and that they can see them. And retail

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is also challenging. It is set back from B Mills Road. And we want to make sure for that retail to be successful, we've most visibility possible. So all of these together we can achieve through clear way finding through clear signage and some of the uh variances that we're

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asking for tonight are to overcome some of those challenges. So I'll start with page three in terms of sign uh first being the monument signs. So we have our existing monument sign which is labeled one uh and that is the

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existing monument for the bed one commercial office building that is on route 202 that is remaining in place. We are not changing that. That will remain as is. >> That that's the existing sign. >> The existing sign and you can see that on the left hand side of the page that's a photo of that sign labeled number one.

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That is roughly 55 square ft. We're then asking for four additional monument signs and each of those is going to be located what we're proposing at a different access point into the site or a different program. Remember we

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have multiple programs for this project uh and different access points. So first we'll talk about number two which is our retail monument sign. So that is off of B Mills Road. That will be uh specifically for the retail tenants. So not residential. that will list all of

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the retail tenants that will lease our space off of Burnt Mills. And we're designating that entry as the prime retail access point off of Burnt Mill Burnt Mills Road into the project. The next monument sign is down Bt Mills Road, which is number three, and that is

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the intersection of Burnt Mills and the Ring Road. And that we are designating as our residential entry. So that monument sign is specifically for residential use. But I will note it is also for the Bank of America and potentially the bed one building. So

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currently there are two monument signs that exist. One is Bank of America or Bank of America and one is for bed one. We are removing those two existing monument signs and combining them all into this single monument sign. Are

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these signs uh two and four sort of lined up for left-hand turns or just right hand turns? >> Uh two and four. So three is for uh I believe left hand

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and right hand turns and then two I believe is just a right hand. >> Yeah, I understand. Right. I >> I understand three, but what about two and four? two is so four I haven't got to yet, but four is going to be a single-sided monument sign. So that is just for

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right-hand turns off of 202. >> So it's it's geared towards a right hand turn. >> Yes, it is a single-sided monument set up now, right? Guides you to I believe I should come out. I >> think so, Jim. >> Yeah,

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I I said that. >> Yeah. The way the road is laid out for the turn lanes, I don't think it invites a lefthand turn very well, but I might be mistaken. >> Four. >> Four. I apologize. Four.

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>> Four is set up for right in, right out only, >> right? >> So, it's appropriate only to be a single-sided sign. Correct. >> Exactly. And what about three? >> Three is a dual face sign because I >> I I apologize. Two. So, >> two is a dual face sign as well. Well,

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that's going to be also be a tough lefthand turn. >> It It's on a It's on the B Mills Road. It's a It's a permitted move. It's >> that traffic backs up a lot of the >> There there will be times where it'll be difficult, but it's it's a two-way.

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There's no restrictions on the turns coming out there. and two and three. Remember, depending no matter how people are accessing this site off of B Mills, we at least want visibility in both directions on Burnt Mills, both for the retail tenants, them to be successful

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and visible as well as our residential. We have additional wayfinding signs that I'll speak about in a second that can designate left-hand turn only, right turn only and exits. Um, so we talked about three, four, uh, is also a

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residential sign. So, think of it as a book end to the ring road. Uh, that will be single-sided as we just discussed and that is for our residential use. All of these signs are 75 square ft. Uh, they are brick facing or masonry facing to

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match the materiality of the buildings facads that we reviewed uh and approved back in May. And then the final monument sign that we're asking for is uh number five and that we're calling a mini monument. It's a mini monument because it's scaled down. Um, but it is

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designating the entry off of Burnt Mills Road to our residential building, lobby, and parking. And that is the only access point off of the ring road to our residential lobby. As I mentioned previously, there are five different

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entry points to the program, to parking lots, to various uh programs of the site off of the ring road. We want to make sure that we draw attention to that one specifically hold clarity that that's where residential tenants, deliveries, drop offs, hoovers need to go and access

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that space. Any questions on monuments? >> Yeah. Yeah. >> So, what I guess you'll get to that. You're going to tell us what's changed from the previous proposal other than the >> So, the monument signs have not changed other than I think we potentially uh

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added number four. There's an additional sign that's there current the sign that's currently there >> and we're replacing that with this new monument so it's consistent across the site. >> Okay. >> All right. I'll wait for you. >> Anybody else? >> Okay.

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>> Okay. Page four. So page four are vehicular wayfinding signs. Existing on site today are 10 wayfinding signs and those look like the ones on the bottom left. So the black uh KRE branded uh

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wayfinding signs, we are removing four of those. Those four that we're removing are shown in red with the X on the map >> because of the change in circulation because we're adding the monument signs. Those signs are no longer needed. So we're removing

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>> Well, the one second. >> So it's not actually page four. >> Oh, it's page four at the bottom. Excuse me. Sorry. >> My exhibit here goes from page three to page six. >> Yeah. Yeah, >> this goes three to six. >> Four isn't the one that you sent. No, isn't the one you sent? The single page

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that has four copies. >> It's titled way finding signs at the top of it. >> I think I think the page is there. It's just got the number. >> Yeah. >> What are you referring to?

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>> Yeah. Yeah. Anybody? >> That's the next page on the >> Okay. So, page with red dots, green dots, and yellow. everyone on that page. Um, so again, just to repeat, so there

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are 10 existing wayfinding signs across the site. Uh, those look very much like the one on the bottom left hand side of the page. It's black. We're removing four of those and we are replacing six of those existing signs with our new

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design that will be uh unique to the site but consistent across the site for placemaking. That new design uh takes the same square footage. It actually minimizes it slightly. The current signs are 8 and 1/2 square ft. We're driving down to eight square ft. Changing the

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orientation, changing the color. Uh but the green signs that you see on the bottom right are what we're proposing for that new design for wayfinding across the site. Those are shown the ones that we're replacing are shown in yellow. Uh and then we're asking for

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eight new wayfinding signs across the site. same design so it all works as one cohesive signage package. Uh those are shown in green and those will be for wayfinding identification of parking areas um a number of messages but those

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will all be consistent with that 8 square foot 48 inch high 24inch wide uh plaque design. Moving to the next page unless there are any questions on this. Yeah. Any questions on the board for them? >> Nope. >> On the So on the on the ones you're

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you're getting rid of. >> Yep. >> They're 44 in. You have the open space there below. >> Correct. >> And then you decided not to do that on the >> the new ones do not have posts. It is a blade sign. It's a much more streamlined, more contemporary look. Um

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and that that is our standard for all of our new properties moving forward. It's a much simple simpler design. It's the blade. There's no post to it. Um, but you're correct. There is no open space for this. >> And would that reduce the square footage if you had an open space there?

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>> Um, it would not necessarily reduce the square footage because we potentially need that 8 square ft or messaging. So, in order for wayfinding across the site, uh, in order for the characters to be legible and a decent size, we potentially are going to utilize that

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open green space that you see here. So we don't we don't want to something you would a message you would put there. >> So you can see here we have you know in the overall parking lot we have bank parking directing to the left. We have bank drive-thru straight ahead. We have

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retail parking to the left. We're going to utilize a lot of these for retail um vehicular traffic to direct people to uh you know the various retail spaces to residential parking areas. Um as well as

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you know as you see here we have a resident parking only sign. So there specific uh parking areas that are residential only and should not be utilized for retail as we discussed last meeting. So these signs will be at that entry point to demarcate what's retail

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parking and what's residential. >> But I guess maybe I misunderstood. Are you going to be having letters in that area that's where there are no letters? Not >> potentially. >> Potentially. >> Potentially. >> And and just give me an example like what would it say? >> It it it would be very similar to this

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sign. We would just need more lines because >> what would be a message? >> So it would similar to directional signs here. It would be exit to Burnt Mills straight ahead. Exit to >> sight 202. Very sight specific. Okay. Correct.

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>> Direct directional signage versus advertising. >> Yeah, there's it is not advertising. >> Thank you. >> Any other questions on the wayinding? Okay. Next page. Uh it's page five for me, but I don't want to guarantee that. So, it's

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pedestrian wayfinding signage. So these are for more pedestrian friendly signs. Again, we're using the same design, eight square feet, so it's consistent around the whole development. Uh, and we're proposing two new signs between the bed one office building and

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the mixeduse multif family building. And that is to direct any type of pedestrian traffic. We're hoping that uh tenants of the office building will be utilizing our retail uh or hopefully cafe, whoever's occupying that retail space.

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So, this is to uh direct traffic along the pedestrian routes and sidewalks between the buildings. Um we're also proposing replacing an existing sign, you can see that in yellow on Bert Mills Road, directing pedestrians to Pluckin

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Park. So that would be an additional sign again similar in design to all the other ones directing the public between the park and the retail spaces. Those are three pedestrians. >> So the sign is coming Yeah. >> The other sign is coming down. We're

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going to replace that with this. Right. >> But so you number one's coming down, but you're putting another sign there. >> Correct. It's it's replaced not necessarily in kind, but to the new design. >> So So is there a sign there now pointing to the pump to the park? I believe

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they're >> okay. So, we're essentially taking that replacing it with directions to help them park. >> But you're also putting a sign on the other side that's point to the office. >> Sorry. Which No. So that So we have a monument sign that's pointing to the

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office building. This is more pedestrian scale. >> So this will be on the other side pedestrian scale to get access to the park. Uh next page which is way finding signage. Um these are all at the right. We just wanted to make you aware of

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them. Uh these are smaller scale two square feet so not requiring a variance. These will be located on our building facade to direct any potential traffic to our leasing office. So, if a potential tenant of our property

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accesses off of Bernal's Road to the retail space, this will direct them and show them the direct entry to our lobby space and our leasing office is towards the main road. Um, this will also list building hours and leasing hours uh on

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the east side of the property uh and again direct people through the building to the leis. So these are smaller scale pedestrian friendly att >> and there's three of them. >> Three of them correct. >> You need all three. >> Um we

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could probably give one up if needed. Uh >> well it just seems like know where the entrance to that is. I mean >> yeah I mean listen people always get lost unfortunately in some of our developments. Um so we want we want to make sure it's properly signed. So

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because there the you know overall length of the building facing B Mills Road is is quite lengthy uh we wanted to put one on the end and one in the middle to cover all of our bases so that people you know if they're walking down they see one

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>> as parents are as so I understand pedestrian number one pedestrian way sign >> pedestrian way finding sign. Yes, >> that that's going to be a replacement. >> That's a replacement, correct? >> All right. So, that's going to be right next to number three on the monument

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sign. >> No, the monument sign is across the uh ring road on the parking. >> I understand, but it's essentially next to it. And it's really someone walking >> walking from the south towards the north.

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>> Who who's that directed to? So this location and location is going to be determined. I think we're looking at I mean it doesn't make a lot of sense to me. There's not there's not a lot of unknown people walking from that

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direction there. >> We can we can remove that sign too. We can remove that sign. >> I I thought that sign based on our meeting was direct the pedestrians to the pluckerman schoolhouse. >> That's what I thought as well. >> It's for pedestrians it says right. >> Yeah. I'm just saying I don't know any

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any mostly anyone walking in that direction from that direction is familiar with the site. It's not some unknown person walking from country club road. >> Right. That's all. I mean it didn't make a lot

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of sense to me. Moving on to the second or page seven at the bottom on my slides. uh wayfinding signs. There's a sign that says future resident parking myself. Uh these are also as of rights. Uh just making you aware. Uh in all of our properties, we

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designate four spaces in the parking lot for potential future tenants. So when people coming to the site for the first time looking to potentially lease an apartment, we want to make sure that they have parking spaces available in close proximity to the lobby. Um, so we

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have four spaces that are designated with this plaque on a post for future resident parking. Those are two square feet each. Uh, next is the apartment building signage. Um, so we're moving to our

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facade signs now. This is a uh residential facade mounted sign above our residential lobby stating the name of the development for a logo. Uh it'll be halal lit above our lobby doors. Um

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this is as of right uh at 50 square feet per person. We are asking for a slightly larger sign at 60 square ft uh sorry 60 ft total mainly because of the setback from the ring road. So the lobby itself

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is set back 180 ft from the ring road. Uh, and because of the length of the development name, we're concerned that the 50 square feet is not going to be visible from the ring roads, we wanted to increase the size a little bit to allow for our logo and characters at 60

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ft. Next page is our retail signage. Uh, these are as of right as well. We are proposing one sign per tenant. At this point, we don't know the number of tenants or how that space is going to be divided. So, what's being shown in the

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elevations are all the potential locations. Um, however, this again will be one sign per tenant depending upon how many tenants we have. Uh, these are all as of right except for number four, uh, which is going to be the corner

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retail, uh, facing the bank and facing the ring road. We are asking for an additional sign for that retailer, whoever that may be, facing the ring road so that they have visibility from both burnt Mills and from the ring road.

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So that would be one set of ones signed for that specific tenant. They would have two. >> Good question. >> Yeah, they're asking for a larger bed chapter lighted sign. lit sign, lady sign, not

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very lit sign because you want people at the ring road to be able to see it. But you're also putting a 36 square foot double-sided lit >> sign on the ring road at number five on page three so people will know the building's there.

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>> Yeah. >> So, you're going to see that sign knowing the building's there. Why do you need a bigger sign on the building knowing the building's there? Um 50 square feet in kind of signage terms is it's small for a facade this size >> like how big is it is like a two feet.

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>> So at so 60 feet it's two feet >> two feet >> two feet tall uh and that is 20 feet in the air 15 20 feet in the air. Um so on the building you know signage just an

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additional 10 square feet makes a lot of difference for visibility. be than the one at the road. >> Uh, we definitely need the one at the road solely for um drop off or Ubers or >> they see the big sign on the building,

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>> not necessarily from a car. They might see it, but they might miss that turnoff. Okay. >> Um, so it's really at the point of entry that is most important. We >> So they'll pull they'll pull in for the mini monument. >> They'll pull in for the mini. >> And you think at that point they're not going to see the building? No, they they

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will see the build up and if if if the board feels strongly about reducing this to 50 square feet, we can have that conversation >> and this can be lit, which is fine. It'll be lit 24/7, right? >> Okay. So, we talked to the retail signage um the drive-thru clearance

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sign. So, this is specific to Bank of America. Um, with the, uh, new vehicular traffic patterns into the drive-thru, uh, we're proposing a new clearance. Right now, they have the clearance sign on the canopy itself, which will not be

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visible as you pull in. Um, so we're proposing new clearance sign, uh, which is shown here at the bottom. Um, Bank of America actually got back to us with comments earlier this week. So, they had some modifications to this design, which I believe are also in the packets that

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you issued. >> This is a new design. >> Yeah. >> So, if you turn to the last page of this packet, you'll see a much reduced I think it's in there, right? The last page of that. >> So, this one? Yes.

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uh you'll see a a reduced design and that's for Bank of America uh for a clearance bar so that anyone pulling into that drive-through area will know the maximum pay for the record

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>> exhibit one >> uh and returning to our initial package. So, the placemaking signage um if you recall, we have a seat wall on Burnt Mills Road uh in front of the plaza and

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we think it's it's critical for the success of the retailer, for the success of the plaza to to give it an identity uh and give it a name so people can refer to it. Um, so we're proposing the the name of the development, the

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Bedminster Chapter, no logos, just the the font itself on that sit wall so that people can refer to it. Meet me at the plaza at the Bedminster Chapter or farmers market for a tree lighting for dinner. Um, but we think this is an

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opportunity to give this space an identity and activate it. Um, so talked a little bit about how you came up with the name. So, all of KRE's new residential properties uh are going to be chapters.

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So, we have a new brand that is being launched as we speak. We have our first iteration at the Hopewell chapter in Hopewell, New Jersey that recently opened. Um and we're consistently branding across all of the new properties. Uh this chapter brand, um

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it's an elevated uh residential. We're creating homes for people with, you know, local touches within the interiors. Um but we really wanted to streamline and unify the whole portfolio under one umbrella brand which is the

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the chapter brand. So each chapter is going to be a local name. So the Bedminster chapter, Hopewell chapter um so that's moving forward all of KRE properties. >> So what do you think ch do you think the

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overall square footage of signs increased or decreased from our last meeting? So, we removed quite a bit. We removed all of the uh light pole banner signs. >> Yeah, I don't think No, >> we removed, if you recall, there was a logo on the front of the

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>> facing. So, we removed that. We removed the logo on the Benminster chapter sign that you're seeing here, >> but it remained the same size. It's just >> the size itself remain the same. And that really again is because of the challenges of vehicular traffic at speeds. We want to make sure it's visible. There there is a point where it

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just becomes too small. You know, you have you have some interior signs. That's your business. That's fine. I get it. You know, if you want directional, they're small. Not a big deal. But my concern is just the big monument signs on the outside. I mean, when you first did the office building, you felt it was

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fine having 155 foot sign identifying the building with all the different tenants. Now we have right out front on Burke's Road, we're going to have two 75 foot sign. I mean, do they I mean, in your expertise, do they need to really

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be 8 foot tall by that inch of wall? I just don't understand why. So far, do you think it'll place? >> No. Sure. So, the characters to be visible from vehicular traffic that's moving at 45 miles hour really needs to be in the range of 8 in to 10 in tall.

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That that that area right there, you're not going to get that speed. But >> yeah, that's that's >> But it would be there at 35. So, so these right now are actually smaller than that. These are about 7 in tall, the characters. Um, could we shrink them

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to be slightly taller? I think overall the monument signs right now are about 8 feet tall. Could we shrink them down to seven feet, six feet? We We probably could. We could find a happy balance between, >> you know, this look like if you put all 36 signs on one drawing.

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>> So, you saw all of them at >> They let it off. So, >> you know, and I don't this your building is a beautiful building. Don't get me wrong. I love that you're doing this. I just >> worry about these ones out on Burke Mills just being so massive. >> Understood. I think we can we can scale them down. I I don't >> without I don't want to hurt your you

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know the look of everything to do what's best for you, but >> I don't think we can eliminate them. And I I'll tell you why. You know, the they have different intents, right? We have a sign that's solely dedicated for retail for people accessing that retail entry off of their mills. Okay? And then we

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have one for residential. We're very hesitant to combine them to, you know, combine traffic. We want to try to minimize confusion as much as possible. And we think separating them is the best idea. Um, so I'm I'm very hesitant to eliminate, but we can certainly talk about scaling down. >> Yeah. I mean, do you think instead of

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having the 275 up, you can do 255? >> Um, what would that be? I look down on my calculator. I mean, that would bring it down a foot. And am I the only one who's thinking that there? No, I I too many. >> I agree with you. >> Some of the ones in the interior. I know

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we're talking about the uh pathways. They're they're two feet and there is uh that's Yeah, I'm just a little worried about the mass on Burke Mills Road. That's really that's me particularly. I don't know what anyone else feels.

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>> Anybody else have a feel for that on the on the Mills Road? I think if he scales it down a little bit. >> Yeah, >> I think it would help. You got someone. >> So I think you said 55. >> So that's about six feet tall. A little

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more than six feet. Um so I I think we could live with that. >> I don't want to hurt the property though. >> No, of course. Of course. It also depends on the number of retail tenants that we have, but I think >> but you also have it up on the wall there too up on the building.

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>> We can make that work. Uh, and I I agree with you that it it needs to be separated so you see distinct areas. I think that makes sense to do that. So the two sides I agree, but if you could scale it down a little, I think that would >> 55 60

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>> 55 [laughter] didn't know if we could see >> the architect. >> No, you're really thinking 50 55. >> Okay, I'll stick with 55. [laughter] Thank you. >> And just just so clear, we're talking

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about the drawings of page three, two, three, and four. >> Two, three, and four. Correct. Um, one other item that I think is in your Bank of America package that was just handed out to you. Um, so one of

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the comments that we received on Monday from Bank of America, um, they're going to be replacing in kind their existing facade sign that's above their entry door right now. They've requested, uh, of the board if they can have an additional sign facing Burnt Mills Road,

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um, which is shown here on this sheet. Um, so that would be a very similar size sign as to what exists on the other side of property. Uh but this would be would be facing BM Mills Road for visibility because their current sign is really not this full on >> but that's that's on the building

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>> that's on the building itself >> and the picture on the left side there's one page you want that show the existing building right >> so this is the existing facade facing burnt mills with no sign on it uh and the proposed photo on the right is what they are proposing signage wise and that

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is well below the maximum allowable >> no lighting it is not a limited Correct. >> And the signs that are currently Bank of America signs, but there's I don't know how how many there are. There's one directional sign at least.

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>> There's one directional There's two directional signs. >> Two directional sign. >> And there's a Bank of America sign outside as well. >> So that Bank of America monument sign, if you're referring to the monument sign, that is coming down and being replaced by our monument sign. We're >> by the sign on this building. >> The sign on the building itself is being

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replaced in kind. It'll be very similar with their new branding. >> Yeah. >> And then they're asking for an additional facade sign similar to what's above the door now, just on the other side of the building facing Brooklyn. >> Just for clarification, you said this was not illuminated. >> This is not illuminated,

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>> but it says new electrical work required. >> And after illuminated, it doesn't say yes or no. So, just want to make sure that this is >> My understanding was that it's not illuminated.

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Any additional questions? Can >> can you talk more about the illumination for all the signs? >> Sure. Um, so all of our signs, the wayfinding signs that are with the green plaques, those will be non-illuminated. Um, there's a

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reflective material on the lettering at night for the vehicles to reflect, so you can read those. Um the monument signs will be illuminated. Uh each of the letters will be back halo lit. So it's not an internal illumination. It's kind of a glow from behind. Um so you'll

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see a nice glow on the brick. Uh kind of a shadow of the letter. Um the retail signs on the facade as well as our residential signs will be similar halo glow. So all of the signs will have the same illumination. Um both the monuments as well as the signs on the building

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themselves. and they're able to be turned on and on the side. Yes. >> But they will be they're going to be on those the monument signs and the residential building sign I believe will be on all the time, but we can have that

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conversation if they need to be turned off and dimmed uh after hours. the right the retail signs can definitely align with um I think with the string lights and the the plaza lighting uh we're going to remain on

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after a certain time after closing um so we can have the retail signs dim at the same time. Uh but the monument signs should be on uh throughout the night. They can be dimmed if needed. Uh, and then the residential sign above our lobby will be on at all times as well.

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>> Anybody else? Okay, we'll open it up to the public. They have any questions, comments? [clears throat] So, if there's anyone from the public that is online, you can again raise your hand. You can unmute yourself. If you're in the audience, you

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can come up to the podium. There's a microphone there and you can ask your question. Anyone online? I believe it's all >> No, the professionals, but I I don't know everyone's

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word of God, but but it doesn't look like anyone has unmuted themselves. raised their hand. No one's come up to the podium. >> No, I'm telling to the public. >> Yeah, I have another question.

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In town, there's a there are a couple of places in town where signs actually block the driveway when you're trying to exit a property. And and I'm just wondering has anybody

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thought about exactly where these are going to be placed so it doesn't interfere with either your line of sight to turn in and you know oh is there a card there? >> Sure. So that's a valid question and maybe that's not clear in these large

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dots that are going here. >> We had like a you know a real picture of a road. >> Sure. No, of course. So so the monument signs are going to be set back from the right of way 10 ft which is required by zoning. So, so there won't be any issues with visibility coming out. All of the other stuff

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>> that's way past the road. That's the rightway is about x amount of feet plus then another 10 ft >> that the rightway >> 15 ft. Yeah. >> 15 ft from the river. So those will be set back. All the other signs were abiding by the visual triangles. So to

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avoid those issues. So when you come out and you turn, there's a certain triangle that you have to maintain to not have any obstructions. And these signs will all be out of that area. >> Good. Thank you.

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>> All right. >> Now would like to call Ronald Kennedy. >> Mr. Kennedy, please raise your right hand. Do you swear affirm to tell the truth, the whole truth, and nothing but the truth to help you God? >> I do.

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>> Please state your name and spell your last name and give us an address. >> Kennedy K E N E Y 265 N. >> Thank you, Mr. Kennedy. The board recognize and accepts the qualifications of Mr. Kennedy as a professional engineer and a professional planner. And

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please go ahead, gentlemen. >> Thank you. So, I'll say I'm going to I'm going to keep the summary of this pretty simple. The the proofs that we're going to talk about for the variance and the relief are really embodied with what we got approved the last hearing because it was

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a use variance and it's the same things as you've heard in the past when you talk about a use variance. The umbrella of all the relief is under one aspect of the proofs and justifications for that variance. So, nothing's really changed in that. But I do want to spend the time going through the details of what relief

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we're actually asking for. Changed a little now based on the discussions that just happened. So bear with me for for that. But I'll go through exactly what we're asking for relief. So there's no question about that. That can be documented correctly. And then I'll just reiterate some of those primary proofs that we've talked about. But generally we spent some time at the last hearing

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talking about it because we had a use variance for a D3 variance. Um it's embodied in all the proofs associated with that use. um including signages, including setbacks because we had the subdivision that was there and ultimately because the bank building was

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standalone and wasn't part of the main building. That's why we needed the D3 variance the way the ordinance was originally. So for the relief we're asking for for signage, the first thing according to 13 406C9, which is the specific ordinance

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just for this zone, okay? And there's a special sign package or sign uh regulations associated with that. Right. I got so there's specific criteria associated with this as opposed to other zones. Generally there's a general ordinance or

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requirements for this but there's very specific requirements um in this section of the ordinance. The first one A is the directional signs that we spent some time talking about. uh two square foots required, four foot in height, maximum size uh height of the

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sign above grade uh will comply with all the signs with the height above grade. There's no issues with that. The two square foot, as you heard with these blade signs that Todd talked about, they would be a total of eight square foot, two foot wide, four foot high. Pretty simple, each square foot. You heard the

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the discussions that um removing four signs, replacing six existing signs, and there's eight new signs. So net there's four additional signs that are being proposed associated with this. That's on the vehicular circulation on the

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pedestrian area. I'm not sure we're moving that one sign at the corner that Mr. First brought up, you know, for the park. That's the case, you know, that that remove that one sign. But the other two around the pond itself, I think are helpful to give a direction. It's a path. I know that area is pretty well,

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I'll say, vegetated already. You can't necessarily see over that pedestrian bridge to the other side. So, it's helpful along the path to actually have those two pedestrian signs that are there to link the two. It's not like you can see one building versus the other when they were both built. So, I think it's a good additive for those. They're

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internal. They're not visible from the road system. They're not even visible from the loop road itself, but I think they're good wayinding along a path that's heavily vegetated right now. So, they'd be again two new signs and then that existing sign that we're going to replace, we can remove that one at the corner. So, that's on the directional

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signs itself. The next relief was on the um the the the signs for what's called the apartment and mixeduse building because there's separate standards for uh just if it was a straight office building. In this case, it's a mixeduse uh property. Now, what's being proposed?

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Uh it calls for one monument sign. You heard that. 75 square foot, less than 10 foot high, and 10 foot from the property. Every sign will meet the 10 foot requirement from the property line. It'll be less than 10 foot in height. It'll be less now than 75 square foot. There's the smallest sign is 36 square

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foot of the five signs and um now we'll go down to I think it was 55 foot of the height of signs. So that'll be reduced but we're proposing uh keeping the existing monument sign at 2026 and then four new signs that would be there and again one per each use which is the

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retail office and residential and then one basically at the entrance to each ring road. Okay. So on the ring road on the Bt Mill side and the ring road on 2026 side. So then along Bert Mills you'd have the two monument signs that would be there on 2020 206 you'd have the one monument sign and then on the

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ring road you have that other monument sign. Um so again height would conform, setback would conform. Um uh square footage would conform. It's just the number conform would not conform. Again scale will be reduced now instead of the

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75 foot. Bring that scale down. Uh the facade signs up to 50 square foot no higher than the roof line as you heard. Um the facade sign itself is 60 square foot that's being proposed just one and it's just on the B millill side to the entrance to um the residential component

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of the property and you heard Todd talk about the reasons for um that sign in that location. The next ones were a couple of other ones that just aren't covered in your ordinance. So what is being called the placemaking sign. This is the one that's on the seat wall that's along Bert Mills

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Road and it's only um a 30 square foot sign, but it's the one that has the halo lighting in the curved section of the road. It defines that that courtyard area and the notion was to put the the the the name of the complex along there. The purpose of that would be um as you

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heard uh would be to identify the property as a whole. Um it's not in this section of the ordinance. You don't have that. So, we're asking for relief on that. 30 square foot, well below a standard for a monument sign there. And then the other one that's that's uh I'll say new is this clearance sign. We had

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one that was a long bar that we had. They came back with something much sleeker than that. It's really only two and a half square foot now. It's it's it's we had it almost the whole lane. They have it just as a small corner. Uh you can see it from the Bill no from the ring road side. You will not be able to

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see it from the Bill side of of the property itself. It is 130 in high to the top of the sign. 120 in to the clearance. That's limiting the clearance. Your sign limits it to 8 foot max on any of these signs. So, it would be higher than that. So, we would have a

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deviation from that. Obviously, it's intended purpose is to prevent people from going to that area, but it would be higher than your ordinance would allow. As I said, D3 variance was issued. this the planning discussions um were talked about the the property as a whole uh

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that that that was there from the the last hearing we reduced the size of the building went from 160 to 150 units uh went to more affordable housing units in the last u uh hearing that you heard uh went from 24 units in the original application when it was 160 units um the

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new application that was approved by this board is only 140 units but we increased the um number of affordable units up to 28 so But we went from 15% in the original application to 20% in in the application that's here before. So scales reduced, buildings reduced out of

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there. Less retail. It was 19,000 originally. Now it's 10,000. So significant reduction that's in there. But it still maintained the important elements of the initial design. That was the public purposes that we talked about at the last meeting. upscale architecture, pedestrian friendly retail plaza, connection, pedestrian

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[clears throat] connections to the existing developments that are in the the Pluckman Village in the heart of that, certainly to the park, but is the sidewalk system that goes to the intersection of uh Washington Valley, Burnt Mills, and 2026. You heard about highly amendized space. That's even part of the proofs with some

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of the aspects of of the of the signs that are associated with this. Uh the applicants agreed to do the pickle ball courts over on the Burke Mills Park and participate in uh funding of that and as we talked about in the initial application modernizing that signal intersection at 206 and Burton Mills

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road which is much needed. Um a key element to the proofs of the variance was according to the mispollang use law that for the D3 variance that the site remains appropriate for the use despite not meeting the condition and again I think that in the signs as well is it

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appropriate uh even though we don't meet all the conditions associated with that you testimony uh from Mr. Shapiro about the the need that there's three separate uses on this property. the need that we have multiple entrances that we have >> three entrances to the property uh from

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the ring road which this board's uh uh uh uh asked and the applicant [clears throat] has agreed to make public access through that um and it's basically going to behave as a public road plus the public roads of B road and 2026 uh we talked about the the the satisfying the negative criteria that

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can be approved without substantial detriment to the public good without substantial impairment to the intent and purpose of the zone plan and the zone ordinance. Um the relief of the signs is embedded into that testimony. But I think one of the the specific things on signage that was brought up uh by uh Mr.

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Shapiro was that we are talking about multiple uses with multiple entrances. Uh ultimately there's eight different driveways that go into the property by the ring road there's five and then three entrances to the two public roads. two on Burnt Mills and one on 20 220

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206. That's a lot. And give it adequate direction to those areas. Obviously, the comment about too much in one area, Bt Mills, we shrunk those down in there. Uh it's driveway uh its drivers, it's walkways, it's bikers. We're going to be putting bicycle um uh um uh

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uh say bike racks itself around the pedestrian plaza itself. We're trying to track that. As we know, the park down the street has a tremendous amount of bikers that go through there. They come up through that intersection all the time. They go down Washington Valley Road. They go everywhere. So, that's a big intersection of that and we want to

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attract that. So, again, signage helps. That's, you know, to a certain degree. That's part of this that we have a lot going on in a relatively small space. I do know when I looked at this, this is the biggest single property in the Pluckman Village. Okay? It's bigger than the King's property itself by its lot. So, it is the biggest single lot in the

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Pluckman Village. has a lot of things going on on it that we're proposing here, but it is the single, you know, largest lot that that that that's there. Um, and as as was discussed, the visibility is critical to the retail success. I think it's important, both the retail, the residential as well as

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the retail. So, with all that said and the proofs that we put on at the last hearing, we think this is appropriate signage. it's been adjusted and I think to the comments that this board has given about too much um that that it is appropriate to to grant the relief for

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um uh the signs that uh are before the site plan itself. So we'd ask you to approve that. That's it. >> Question for the work. >> Yeah, I have a comment. I think Steve brought up earlier that left turn when

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you're westbound on Burnt Mills into the uh into the site there across crossing traffic. How many feet is that from the intersection? >> I'd say about 300 feet 250 300 feet.

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>> Is it directly across from the entrance to the primrose there? >> No, it's a little further up actually. It's it's more in line with the entrance to um uh Ann's deli. Annie's deli. But I'll say this, George, that site exists already. Okay. The driveway entrance

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we're not moving. >> No. >> So it's it's in the same location where that is now. >> Thoughts are if we're you know I I think that's a potential [clears throat] bottleneck there because if you it's one lane, right? There's

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>> no there's there's there's the in two different directions from Burnt Mills Road going to the intersection. It's two lanes. It's a left-hand turn lane and then a right through lane. Okay. So, it's two lanes there. On the other side going away from the traffic light, it's only one, >> right?

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>> And left do a left turn, >> right? Which should be left coming and then like Steve was mentioning, you know, you get a backup. So, you're going to have left guys trying to make a left turn. Traffic's backing up now. It's backing up to the

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intersection. I I just I mean I I think you made a good point. Was that looked at Paul? Is that >> Well, it's already there. >> It was It was looked at, but it wasn't looked at because Bminister doesn't have jurisdiction over there because it's a

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county road. So, the county controls it. The county approved the the left turn in. But [clears throat] arguably we have jurisdictions over the way the driveway not the road >> not the cut >> not the cut itself on

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>> I guess maybe my question is do we want to encourage that do we want to okay we can't do anything well what can we do well we can tell the applicant not to put an arrow >> to make that left turn and I

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I don't know if that's a smart thing to do or not. I'm just raising >> my my concern on that, George, is I would be concerned about the consequence of what that does to people traveling from 2026 will want to get into the site that they've got to go to the ring road

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and somehow snake their way around through the bank of the area property that they then they're conflicting with pedestrians on it site. But my my only comment is there's more and more track almost daily uh on 2026

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and those terms. It's a lot more utilization and uh I think it's good for everybody. I don't think it's a ding on the app and project. I don't think they want people backed up who want to make a turn.

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>> I would like to hear traffic consults. Well, we had one that talked about this >> talked about this specific >> and George, what I don't know, and I I just don't know off the top of my head. I didn't we had a traffic person look at this, but what I don't know is the width of the actual travel way itself. Let's say the striped area is 12 foot, you

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know, from that I'll say that center line or the passing line you of the road and and is there I'll say somewhat of a shoulder there. Is it between the lane itself? What's striped between the yellow line and the white line plus let's say there's three or four shoulder. Is it 16 17 feet or is it only

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14 feet? You know, I I just don't know off the top of my head. >> I do it every day. >> So, it it is, you know, so if someone's making that turn, can another car get by? I don't know that. I I just don't know that. >> It just it doesn't seem like good planning. >> Yeah. The very same thing, what what was the if the traffic light if the traffic

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survey came through about the increase in the number of right-hand turns coming off of 206? >> That was all studied. I mean, again, >> we had a traffic engineer do that. We went through the whole study of this thing. >> That's not I'm just saying those those are big issues for this site.

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>> You did that testing. You're correct. And people I I think it they they go together. >> And Tom, you might be able to talk about this more. Uh the previous application that was approved had this whole site approved with the traffic expert.

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Correct. >> Yes. Yes. both this issue really is not before the board tonight. There have been two prior site plan approvals that already took place that approved left turns in but also most importantly as Paul said it's

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the county of Somerset that has jurisdiction over Burnt Mills Road and has approved the the site plan and has the jurisdiction over that. So all we're doing tonight is this signage and Mr. Dean did testify as to the adequacy of

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ingress and egress to and from the site and within the site and found it to be um safe and adequate. He also pointed out that this site plan that was approved in May actually resulted in a reduction in the

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level of traffic by a substantial amount because the reduction in the number of apartments. So really >> what what is actually going on there because I just pulled up the aerial there is a dedicated where there is a

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two-way or there's a left turn slot to go either way all along the front of this propert. So you've got a through lane both ways and then you've got the left turn slot in the middle where you could go either >> toward the death lane. Right. What do they call suicide? >> Thank you.

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>> Right. Right. and and it only becomes a dedicated restricted left turn only when you get up to the intersection by the liquor store >> and it's not there. It doesn't have to >> front of this site there's arrows pointing both ways. So >> you can go to that safe harbor area to make a left turn. >> That that's where you would be to make

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the left hand turning but not through traffic. But >> there's people in that suicide lane trying to make a left turn on 2026. No, >> they're not. that the separation distance is very

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significant. You know, you've got the dedicated left turn spot on the 2026 comes back almost burns road comes back almost to the end of the liquor store

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property. >> Okay. >> Okay. And then it is a left turn both way slot all the way across. Do >> you want to see it? >> See it? >> Sure. >> While we're looking at that, quick question on the ring road. Is ring road

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going to be have any speed bumps on them? Anything along those lines? So to curtail and cutting off that intersection so they don't cut through rain roads to avoid >> and as part of the pages they are putting speed tables because I didn't see that that's >> they're there now that

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I mean right that's all >> resist well this is only exactly So why how how does it change? You need the state the county change. Did the county change the is it is the uh

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>> No, no, because we're talking more over here. >> The current the current exit from the bank more northerly run. >> So I can speak to >> is that changed? the what's in the county. Oh, specifically to prove the

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exit to the Chase Bank location where it's at crosses onto our property. That exit is exactly where the driveway that we're proposing is going to be that was approved by the county in that location because they deemed it far enough of the intersection to allow the left.

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>> Right? So the in other words, the current configur configuration >> exactly the same >> is going to change of that exit. >> It's going to stay exactly in same. The the location is the same, but it's a right turn now be right 11. >> So, it is going to change.

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>> No, but it's an entrance and exit now. >> It's both. >> It's both now because that was a big deal. When the C when the bank got approved, if you remember years ago, it's a golf station. >> Okay. But then when the bank was originally approved, >> they made only a right in onto

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>> just beyond traffic. It's only a right in no turn out. And then it will break in the full intersection at road, >> but they negotiated with city federal at the time, get an easement over their property >> to go and put this because the county

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wouldn't approve that driveway any closer to the traffic light on B. >> Exactly. >> They have an easement on this property in the same location and it has the same movements in obviously it's one bank now with that product.

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>> You always have to have it. So, for the Chase Bank, you're keeping the same same location. >> The same location >> and it has two-way movement now in and out. Okay. From there. Um, but that was a big thing with the the Somerset County when that was

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originally approved that it had to be farther away. >> Right. Right. >> It was a shared intersection, but it's now the K property city. That's pretty at that intersection. That's >> and it used to actually there was a bank building there had years ago that went

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out that driveway that is disappeared that's 25. >> So in other words the cut is going to remain the same except the can't on the driveway is going to be different once you're on the property. >> Correct. And there's again there's more volume. So that's that's no doubt. So that's why

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there right now the only ones that are just going to have a backdrop that's all. do a bad job. >> Anything else? >> Just for clarity, I think that was maybe part of the conversation. The existing one way that's that's being

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>> Yeah, that was that was what I was talking about. That's that's >> what they're referring to. This this existed one way is gone. Oh, it's this way. >> The chase. Well, this is the two one. This one is This one is gone.

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>> No, no. No. No. This is staying the same. >> That was not >> It's the the one for road. Jeez. >> And then here's the here's the bank there. >> Closer to the interact building right here. >> Yep. There's the ramp. Yeah. Ramp road. >> So this this exit's going away.

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>> Yeah. That Yeah, that exit's not so excited, which is that one right here. >> All right. Do you have any more question or >> is does anyone have any questions for the planner related to signage?

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I guess we open it up to the public. >> Uh again, I'm not sure if all these people are professionals turn on, but anyone in public online would like to raise their hand, unmute themselves. Um Sorry.

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>> Or if you're in the audience, you can go up to the podium. There's a mic. >> Chase, this was >> you come out of here. This is >> It doesn't look like there's any questions on the signage. >> Okay, we'll close this to the public

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and I guess uh >> we have no further witnesses. No, >> all right, >> Tom. I guess we're ready to make a decision here. >> Yes, I think so. Uh, there was a question that I had and I I think it's

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resolved, but I think the monument signs are going to be reduced to 55 square ft and also reduced in height from I think it's seven or eight feet to six feet. Is that my is my understanding correct about that, Mr. Shapiro?

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Yes, that's correct. >> Okay. And then the board did not give me direction on whether to keep the pedestrian sign by the ring road. Mr. First seemed to think it wasn't

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necessary, but what does the rest of the board think about the pedestrian sign? I think by the ring road, maybe it's for pedestrians walking to and from the park. That was my understanding, Tom. Yeah.

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>> Well, that would keep it order to fill across the park. >> Okay. I'm okay with that. >> Yeah. >> Keep keep it in other words. Is that what you're saying, Tim and Carol? >> I think so. >> Yeah. >> Yeah. >> Right. Okay. And um

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so if the board is ready, it's a motion to approve the signage plans and the variances for the signs as revised this evening to >> Tom. I'm sorry. I got to interrupt a second. >> So wait for a wait for a motion, George,

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and then if you can convince the board to change the motion. In other words, wait for see if there's a motion and a second and then see if there's discussion about the motion. Um um sorry. So it's a mo motion to

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approve the sign variances and sign plans with the revision discussed this evening that the monument signs shall be reduced in in size from 75 square ft to 55 square ft and reduced in height to

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six a maximum of six feet in height. and the other minor details that were provided through the testimony and the standard conditions. Um, subject to Paul and Frank's reports. Is there such a motion?

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>> I'll make a motion. Tim and a second. >> A second. >> And now discussion. If Carol wants to have discussion, it's time for discussion. George. >> So my question is is that this the the

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sign that we that we were discussing at the uh at the Chase intersection, it has an arrow pointing pointing to turn here for retail parking. Is that what it's what? >> No, no direction

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just for retail. >> Okay. So, it's just notifying the people in the cars that there is this established. I'm just wondering if it makes sense to, you know, I I thought there was an arrow and I was going to say maybe you could

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put two arrows, you know, either go this way to the end or the ring road or you can enter here. But, you know, >> [clears throat] >> Sorry. >> The location of the monument sign itself next to the curb cut essentially

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signifies the path. To be clear, we weren't proposing you don't hear any use from that sign >> because there are other interesting secondary entrance this one. >> Okay. So, so they're only notified at that sign for that. Okay.

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Thank you. Thank you, Carol. Anything else from the board? >> And a roll call, please. >> Mr. Walter, >> hi. >> Mr. Leonard, >> Mr. >> Hi, >> Mr. Hurst.

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>> Hi, >> Mr. D. Martino. >> Hi, >> Mr. Wild. >> Hi, >> Chairwoman. Hi. >> Congratulations and good luck. >> Thank you. Okay, we're ready for Lavington River Farm.

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If I may put on my appearance back to >> Yeah, they'll be coming back. >> Where are they at the plug? Just think that's what happens. They are lucky.

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Yes, >> at the end. >> Maybe >> I think they know >> they don't do the var. >> But now they I guess they look for this one. do that all night. >> He's not afraid to do.

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>> Thank you, Janice. >> You're welcome. Thank you. >> All right. Proceed. >> Good evening, chair, members of the board. My name is Michael Castorii of the law firm of Dave Fitney LLP. Here this evening on behalf of the applicant

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Lamington River Farms GP regarding property located at 811 Rattlesnake Bridge Road designated as block 37.01 lot one on the township tax map. The parcel is approximately 118.8 acres in

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area and located in the R10 rural residential district. Uh the property, as you likely know, is currently developed with the Fiddler's Elbow Golf Course and Country Club. Uh several prior approvals were granted to construct improvements at the club, the

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most recent of which was in 2022. Applicant is now here seeking amended preliminary and final site plan and design waiver approval uh in connection with applicant's proposal to construct an addition to the existing pool

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building a 120 square ft shed and associated site improvements. The proposed improvements will be described in detail by applicants expert witnesses. applicant is uh no longer seeking to construct the children's play

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building or separate full building additions which was for laundry at this time which eliminates the setback variance relief that we were initially seeking. Applicant is still seeking design waiver relief to permit the proposed maximum

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non-residential floor area of 13551 square ft where the maximum permitted non-residential floor area is 77,664 square ft. Uh this is a reduction of the approved waiver from the 2022 site plan

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approval which permitted 154,818 square ft. The overall reduction of the square of the residential floor area is a result of the elimination of the previously approved lodge building.

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applicants engineer will provide an overview of the previously approved approved improvements that have been constructed and that have yet to but will be constructed on the property. Uh for the record applicant the application

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was filed on May 7th and the applicant provided notice of this hearing in accordance with all legal requirements for completeness of the record. The following review letters were received as a part of the application. the completeness re review letter from Paul Herrerero dated May 28th, a planning

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review letter from Frank Bannon dated June 29th, and an engineering review letter from Paul Ferrero dated July 1st. This evening, we intend to present testimony from our engineer, Rob Michello, and our architect, Brian

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Cooney. Also available to answer question is applicant's president, Ken Donovan. Uh, with that, I would like to introduce my first witness. >> Thank you. Thank you, sir. Please raise uh why don't we swear in the two

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witnesses who are definitely testifying. I think it was uh the architect and Rob Michello. So, gentlemen, the architect, please raise your hand right hands. Do you swear affirm to tell the truth, the whole truth, and nothing but the truth to help you God?

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>> I do. And please state your name, spell your last names, and give us an address. >> Yes, it's Robert Mohalo from M O S C H E L L 265 Main Street, Glaston, New Jersey. >> Excuse me, Brian Cooney, CO NUY, 16

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Richdale, Southern New Jersey. >> Thank you, gentlemen. And [clears throat] the board recognizes and accepts Rob Michelle's qualifications as a professional engineer, but Mr. Cooney, I don't think you've testified before the board before, so if you could give a

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short summary of your qualifications, that might help. >> Uh, I'm a registered architect since 2016 in New York, New Jersey. Uh, I've testified before Summit, Ampen Lakes, Wayne, and Madison boards. And, uh, and

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my lists we've been standing. >> And where was your education? >> Uh, Catholic University uh, in Washington DC. and a bachelor's >> a master's degree. >> Master's degree. Thank you, Mr. Cooney. Uh, the board will accept your

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qualifications as a prof as a registered architect. Please go ahead, gentlemen. >> Thank you. >> Thank you, Mr. Collins. All right. Good evening, everybody. Um, so this this evening I'm going to be talking about the application we have before us for Fiddler's Elbow Country

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Club. I have a few exhibits I will present this evening um as I go through my my presentation and I'll mark them for the record as I go and I'll provide hard copies to to Janine once I'm from finished here. So, first exhibit I have up on my screen will designate A1 for the record. It's called Aerial Exhibit

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Dated July 9th, 2026. And what I have here is primarily Sorry. Thank you. >> Give me one second to find the share button. And I know there's a lag, so I'll try to not go too fast as I'm describing

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certain things on the uh on the property. But what we have here is the is an overall aerial. It's actually the April 2026 um aerial of the um surrounding environs and the property itself. The propertyy's noted as block 3701, lot one. It's

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outlined in yellow here on the plan. And you'll see this orange line that goes down and separates the um that's the municipal boundary line between um Bedminster Township and Readington Township. Also the county boundary line as well that delineates the property

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portion of the site that's in Bedminster Township, 118 um 84 acres in your R10 zone. Um the rest of the property is the golf course in Readington Township. You could see it there on the western side of the plan

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with north being up on the plan. Um and you could see the the golf course on the western side there which has basically two and a half of the golf two and a half golf courses on the western side and then there's nine holes on the Bedminster side that we have on our property here. There's three golf courses in total that make up the uh the

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overall uh Fiddler's Elgo Country Club. The majority of which is in Readington and the nine holes in Bedminster. Route 78 is on the top side of the plan here going in an east west direction. Rattlesnake Bridge Road goes in a north south direction. That's sort of where our main entry point is that comes into the uh into the property. And just for

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some history of this, this site goes all the way back to 2012 when we came in here for our first application and really came in with the revised improvements for the property. You'll see the 118 acres that's outlined here in yellow and orange. Originally, the site in Bedminster was much larger. There's this L-shaped parcel of land

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here that fronts on River Road and Rattlesnake Bridge Road that was actually dedicated to the county as part of an open space dedication when this project was originally approved back in 2012 and was subdivided off from the main campus. Um, while I don't have an environmental constraints exhibit here

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that I was going to to put up um the environmental constraints and noted on the site plans where we're going to be talking about the improvements this evening, there are no environmental constraints that are that are there in the area. But I do want to point out that we have gotten an updated flood hazard area verification for the

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property in February of 2026 and we redelineated the flood planes that run along the Lamington River which runs along the municipal boundary line between Bedminster and Readington. So that's been verified by the D also verified the repairarian zones on the

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property as well um at that time in um 2026. We also have um we were told that an LOI that we submitted for for the wetlands was approved at the state level. They just haven't provided us with the actual letter yet that says it's approved, but we got the wetlands

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red delineated on the Benminster partial parcel as well. So all that stuff is shown on the site plans. I know Mr. Furrow, you mentioned in your letter, you asking a question as to whether or not the pond, the existing wet pond that's down over here south of the parking lot where my pointer is has a buffer on it and it does not based on

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what we submitted to the state. So it's it's just the storm water basin and there's no there's no buffers associated with it both under the wetlands and the FHA. [clears throat] So with that being said, I want to talk for a moment. I'm going to go to my next

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exhibit which will be A2 for the record. >> All these exhibits are data today. Yes, the day. I don't know why changing a second, technical difficulties. All good. [laughter]

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>> It's Zoom. I just can't find the uh tab to change the page. There we go. Just takes a It just takes a second. It's Why is it not I'm sorry the pages aren't turning here. Give me one sec.

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There we go. There we go. Exhibit A2 is entitled existing core area. It's aerial exhibit. Basically, it's a blown up version of the previous plan I just had here. Um, and I denoted some of the buildings. I'm going to zoom into this plan to talk

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about just the improvements. This is again the aerial from 2026, April 2026. So, let's get and I know there was some comments in the review letters about some confusion about what's built out there versus what's approved versus what we're asking

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for approval for this evening. So, this image that you see here really is a is is this image that shows what's constructed on the property today. And if I start on the lefthand side of that plan closest to the municipal boundary line with um Readington, you have the

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main clubhouse which was really renovated and expanded back in 2012. There was some additional other improvements that were that were approved along the way for an outdoor kitchen um and and so forth. And all those improvements have been completed around the existing clubhouse. So that that's that's done and that's that's

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shown here on the plan. You then have the pro shop which is denoted as building D on here. That's that's of course constructed as part of that original 2012 approval. Building L that's shown on here was the actual starter shack for the golf course that's

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constructed as well. And then if I pan over, of course, you can see the existing parking lot. Now that's this L-shape on the plan here that was constructed as well. And and in terms of the number of parking spaces on site, we have under existing conditions um today there are 487 parking spaces on the

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property. There was a question about what that number was. 487 spaces of which there are 11 handicap spaces which that meets the current standard for the number of handicap spaces on the property based on the original site plan approvals. Um then of course we have the

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I'll call it the pool complex area and that's that's comprised of the pool building which is building F which is really the subject of tonight's application that we'll talk about. Um this this building O here is the outdoor bar area that was constructed. There's there's a covered bar area there. You

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see the pool itself in the middle here. You also have the kiddie pool that's down to the south of the main pool here. And then you've got the patio areas that have been constructed around the pool. You've got a children's playground that's just to the southwest of the pool area that's showing the plan here that

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will be relocated as part of this application. You've got the five tennis courts, the four pickle ball courts, and then the four paddle courts with the paddle building. that's denoted as building K on the plan here. And then if you move over, you've got the driving range that was constructed in 2012.

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There's the academy building that's part of the driving range that's noted as the building I on here. And then to the furthest south, you've got the existing cart building, cart storage building, which is building E. And then N, which is a fitness building that was approved a number of years ago. So all these

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buildings on site total approximately 100,258 square f feet that's been built on the property today and that equates to an F of 1.93%. So th those are those are all the existing improvements that's there today and I know there's been some discussion

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about what are the other improvements that are approved and not currently built out there because there we did have some additional approvals back in 2022 that we modified some items. And so the next exhibit I have for the record. This will be entitled A.

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It'll be noted as A3 for the record and that's entitled site plan rendering. I'm sorry, no, wrong one entitled 2022 approved site plan rendering dated July 9th, 2026. That'll be denoted as A3 for the record.

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What I did was I went back and pulled our original 2022 rendering that we did for that prior approval. And I basically just masked out the existing golf course and parking areas and buildings that are constructed to generally just focus for the board this evening on a number of

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elements that were approved back in 2022 but have not been built yet. Okay? Because it's since approval, we haven't really built any of those those other improvements. So to just touch on them for for the record here, there was an expansion of the pool building approved back in 2022. That's this this piece

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over here next to what is noted as building F. Okay? And that was a smaller restaurant expansion of that building which is now going to be changed as part of tonight's application. To the north of the pool building, there was a small laundry addition. This little brown box that you see on the

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plan here, um that has not been built. And as Mr. story pointed out, we are removing two elements from the current application this evening. One being the laundry room and the other one being the kids play building, which I'll talk about on the final rendering. Um, building G, which is the fitness

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building, um, that's shown here on the plan, that has not been constructed. Nor is the adult pool area, um, shown here. Also, that's not that's still approved, not constructed. We do have approval for three additional paddle courts over by building K, which has not been built either. We do we have an approval for an

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addition to what is the academy building for additional um training space and that has not been built. And then lastly, we received approval back in 2022 for what was considered the lodge building. This was the hotel. It

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was a 24 unit building and this actually replaced what was six golf cottages that were along the main driveway that was actually approved back in 2012. and the and for the purposes of tonight's application and to clarify for the record that lodge building that was

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approved, we are formally withdrawing that approval for that building. So going forward, that building will no longer be shown on any of the plans. We're asking for that to be removed from the plans and the and the accommodations that are associated with that at this time.

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So that building will no longer be constructed and the driveway realignment that was part of that is no longer proposed either. So really what we're left with in terms of approvals, oh, and there were additionally two pickle ball courts that were approved as well that have not been built out there. So really

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what we're focusing on in terms of what's left is the stuff really around the pool area and the academy building. >> I just So all the other buildings eventually are intended to be built. >> Everything else that's shown on here right now is intended to be built except the lodge building and what we're going

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to modify this evening for the pool building. Okay. So this this and with this approved plan back in 2022, we actually took the F right up to 2.99% which is what your ordinance allows for this site which is

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154,818 square ft at 2.99% F. Um and again by and now that's going to get modified this evening of course but that's where we were in 2022. So now moving on to the current application.

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For the record, this will be exhibit A4 and it's entitled site plan rendering dated July 9th, 2026. So I basically this is an updated rendering. I've grayed back all the other components and really what we're focusing on this evening are two items

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that we're looking for we're asking for approval on. The first item is the pool building expansion that's shown here on the plan. Okay? And I'll get into the details of that in in in a in a moment. And we also have this small 10x12.

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Basically, it was called a shed on the plan, but it's actually going to be a refreshment stand um for for the golf course. Um so they'll just serve drinks and um snacks out of there. There's no grill, there's no food prep there, there's no anything like that going on. It's just a small 10x12 stand that they

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want to put there. It's basically between hole four and five on the golf course and over by the driving range. So they have some some food service that that beverage service that can be done out there for people that are using the range going through the golf course because it is further away from from any

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of the other halfway houses they have on the golf course or by the clubhouse itself. So that that really is a small simple 10x12 structure we want to put there. But the main focus of this application is the pool building expansion. And you'll see here on my plan that I have on the screen, I've got

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two orange X's. And those orange X's, the one here to the north and the other one here to the east, that's where those two structures were going to go for the laundry edition to the north and the kids play building to the east. And as Mr. Gator pointed out, we're removing

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those from the application this evening because in conjunction with the club, they they're thinking about reimagining how they're going to handle those types of uses on the property. So, they're going to come back with another application once we know exactly what they want to do with a kids play building and also for the laundry. So,

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those that's why we're taking those off the plan right now and we're rescending the request for the variances that were associated with those two buildings which was the setback variances between those buildings and the existing buildings already on site. So, that variance request is being withdrawn at

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this time. So really the main focus is the pool building expansion and I think and here is where we're proposing to expand that pool building which when it was originally constructed it had locker rooms in it and a small grill area to serve food to the uh patrons that are

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around the pool area. There was also a multi-purpose um space in that building which either allowed for um play area for children or it could be set up with tables and chairs for dining purposes um inside of that building. So, and I know there's there was some talk in the

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review letters about number of seats that are related to the pool building expansion versus the existing pool building. So, I just want to get on the record that currently the existing pool building and the patio area outside of it kind of where the letter F is on my

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plan here. Okay. There were seats there today for D for for outdoor dining if you will. um since it was basically a grill room, it really wasn't serving um sit-down meals. It was really hamburgers, hot dogs, small sandwiches, that type of food that served out of out

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of that building. And the number of seats there was originally 50 seats on the patio and we could have 75 seats inside if the building was set up that way. So for 125 seats total in that building um that the way the club's been operating now for for a little over u

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you know 12 years with that with that setup. The new building with the new plan is we're going to be modifying that building. You'll see the architectural footprints when the architect testifies, but we're going to be modifying that building and doing this expansion where we're basically going from what was a

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16,000 ft building to a 27,967 ft building. And that expansion is going to have three levels. There'll be a basement level for food prep and storage. There'll be a first floor level for dining space. And then there'll be a second floor level for basically office

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space related to the club's use of for managing the property. Right now, the club has a trailer that they received a special use permit for on the property for additional office space that's out there now. I think they just renewed it. Um, and the purpose of that trailer was to hold them over till they're able to

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get this building completed and add that additional office space upstairs for operational purposes. You can see that on the uh floor plans that the architect prepared. Um, and essentially in order to construct the building, we have to take down the existing play area. There's a playground there. Now, we'll relocate that to an open space area

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somewhere on site. We haven't decided exactly yet where to put the playground, but we will sort that out. We're we need to eliminate some parking spaces because the building um is encroaching into the parking area. So, we're we're eliminating and removing some spaces in and around the building and

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reconfiguring the drive aisles here to provide um vehicular access around the building. adding a new sidewalk for pedestrian connectivity, adding two ADA parking spaces um to the southeast of the building here, as well as we're adding an EV charger with two EV spaces

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to meet the EV parking requirement um for the site. Originally, when we had the lodge building approved, and I know it's a little bit gray back over here, but you have you'll be able to see it in a second. We had the original lodge building approved, we were proposing 13 parking spaces on this northern part of

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the parking lot. um those spaces we intend to construct as part of this application even though we don't need the lodge building anymore to offset the fact that we're going to be removing parking spaces from around the building here to be able to effectuate this construction of this new building. In

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total, we started with 487 parking spaces with the reduction in parking. We'll we technically end up with 483 parking spaces. So, we lose four parking spaces, but the EV credit, because we have two EV spaces, you get an EV credit of two spaces. So, technically, we have

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485 spaces with the EV credit, but really there's 483 now with this change. And and to put that into perspective, the club's been operating since 2014. Basically, after they did all the improvements, the approvals were in 2012. By the time they built the parking

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lot, all the improvements was 2013, 2014. They've been operating for over 12 years now with the current parking configuration and there's been no issue with operations between um the golf course, the pool, the banquet facil, you know, the banquet room that's there and everything else that goes on on the

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property. It's been more than adequate for their for their needs. So, a loss of four parking spaces in total is not going to impact their ability to function in and operate in terms of the site and for parking. Um I >> Rob with this expansion there is no increase in the number of members. Yeah,

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this isn't this expansion really isn't for the driving of the membership. This expansion really is for um providing the membership with another option for dining. Right now, you've got the in the main clubhouse, you got what they call the the um I think it was the uh elbow

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>> the elbow room, which is their fine dining. Um and with that, that's usually not, you know, conducive to having families with children there for dining purposes. So, what they want to do is provide another area for uh families that can go eat and have

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[clears throat] a food service that's more than just burgers and hot dogs around the pool. So, this dining area will allow them to do that. Have a have a middle ground between fine dining and regular just, you know, I'll say burgers and fries. Um to be able to have people

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sit down, have a meal, and have it tied to the pool because that's generally where a lot of the families will gather and hang out during the summertime. Um, so they give them that that extra level of dining or middle level of dining here for the membership. This building will be open just like the the clubhouse is

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open year round. This building will be open year round for dining, but it's only open to members. This is not a dining that's open to the Paul. So, just to be clear on that, there's no public facilities here. This is all membership um use only for this building. I know there's a comment in

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the review letters about whether or not this was going to be open to the public, and it is not. So, I think just to also put on the record, I know in in Mr. Banish's letter, you had asked um about the number of seats in the clubhouse building. This was approved back in 2012. Just want to put it on the record

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for reference purposes in the existing clubhouse. There's three main dining areas. You've got the banquet facility, which is allowed up to 300 seats. That's been since the 1970s when this was originally opened. You've got the elbow room, which has 88 seats. That's their fine dining. And you have in the back of

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the clubhouse that goes out onto the patio, the grill room which has 155 seats. 90 of them are outdoor and six and 65 of them are are indoor. Um so for for but that grill room is basically open for golf me, you know, for people who are golfing. It's closed in the

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wintertime. The fine dining is open in the in the win year round. And now we're going to have the pool building which will have dining open um year round as well. >> So can and Rob just doing apples to apples. You mentioned 50 patio, 75 inside. What does that number increase to now?

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>> So it goes from it starts at 12. It goes from 125 to 249. So 24. >> Thank you. >> More seats. >> Um so I mean that basically covers the the proposed application this evening. I do want to point out we do have um some

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stormwater management that's part of this application for this building. It is a major application. It continues to be a major application since 2012. I know Mr. Farro had some comments in his review letter about storm water. We'll certainly address those comments um to his sat to his satisfaction, but that's

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been designed in and around the pool building footprint I it itself. Um and then as far as lighting and landscaping goes, um we are not really proposing any new lighting. We do need to relocate a couple of existing light poles in the islands here because we're we're

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knocking moving those islands a little bit, but those lights exist today. We're going to reuse them. So, we're not changing the light levels that are out there. We're going to keep the same lights that are in place. Um, and there are no proposed changes to any of the paddle or tennis courts in terms of lighting. That was approved in a number

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of applications ago. We're not modifying any of those any of those lighting on any of those um those facilities that are there. As far as landscaping, we do need to um relocate 10 trees and 132 shrubs. Our goal here was to take what's there today and replant it. So, this way

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we can reuse it. so that it still fits in with what's there. But if anything doesn't survive from that replanting, we'll have to we'll have to replace it. So those 10 trees and 132 shrubs are what we're going to relocate to in and around this building um from what's there today. And and again, if they

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don't grow, if they don't take to the replanting, we'll have to plant um new ones. Um and then lastly, I want to talk about the design waiver that's requested this evening. Um, this was a design waiver that's been granted a number of times for this application dating back

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to 2012. And this is for the maximum non-residential floor area that's allowed on the properties from 13 is from section 13-526b. And your ordinance um based on the way you calculate allowable um non-residential floor area takes into

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account um environmental constraints and flood planes, wetlands, things of that nature. Um the the calculation only allows I believe it was 77,000 um square feet of of of resident of non-residential floor area on the property. On the 2022 application, we

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were granted a waiver up to 150 up to just make sure I got the number right here. >> 154 154,818 square ft, which is 2.99% Fiora ratio. Um, but since we're removing the lodge

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building, we're now bringing that number down. And when we take out the um, laundry and kids play building, we're now down to 135,551 ft, which equates to an F of 2.62% on the property. So, it's under that original number that we were granted.

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And and again, it's it's a design waiver. It's not a variance. Um, you've granted a higher number already. The property is 118 acres in size. Also coupled with the the acreage on the Readington side, it's over 530 acres of area. It seems to be a reasonable square

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footage for a golf or a facility that manages both three golf courses, a pool facility, and and the other improvements with the paddle, tennis, and pickle ball on the property. Um the number seems reasonable from a a floor area perspective, and you're under your

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maximum F that's there on site. Lot coverage, we were granted originally a variance for 13.0 009%. With some of the changes over the last couple years with this application, we're still under that number at 12.3%. So, we haven't built it out the maximum um that's allowed on the

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property based on that original variance. Um there was a phasing plan that was submitted with the application. Um we are going to amend that because it it had some different um tiers for different phasing that we were going to construct. But we are going to look to

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build this building and that parking now and then the other items would be phased individually and built you know over time depending on the club's um timing of that. So I'll make sure we update that plan and provide it to to the uh to to the board engineer for for um for

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going with the application package. That basically covers my direct testimony. >> Rob, it seems that you're going down actually in you're taking going from 2.9 to 2.62. 62. Yes. To reducing what you want to do. What about se? Is there a

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septic there or is there a sewer? >> This property is actually serviced by a treatment plant and they have a permit that allows basically discharge to the river. That's that goes back to when it was granted in the 70s. >> It's not going to affect this within your rain or whatever limits when the

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flows. Yes. This would not affect that. >> Anybody else from the board? >> Madam Chair. >> Yeah. I had a conversation earlier today with Rob and one of the things I mentioned to him was that there is a dumpster that collects the grease from

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the kitchen out by the pool. >> Okay. >> That sort of sits out in the middle of a gravel area that probably could be managed differently than it is. I'm just wondering where that's going to end up. I >> I spoke to the club about that today and they will it's actually right over here

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on the plan right now. um it's it's been there just for ease of access to it, but they will relocate that and put it in the the trash loading area that's on the by the existing clubhouse which is over here. So that'll be because there's already a greased um container there as

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well. So it'll be managed out of there and they will not be keeping it over in that location anymore. >> Thank you. >> I just had kind of two questions comments. versus on the lighting. I I noted in my plan to do this without special changes in the pictures, but if

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they're relocating the pictures, then I don't think we should be changing any of the color temperatures on that that I'm I'm okay with it. Second thing is as it relates to the landscaping, I said, you know, they've got to replace everything. My concern is they're going to dig up this landscaping and build this building

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for eight or nine months and that landscaping is not going to be able to be planted. So they're going to have to nurture it in some place and that's where you'll lose the the plants. >> That's why you're going to lose >> if they don't make it then we'll have to replace them. >> Okay. We take your word.

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>> Okay. Uh I guess we could open up to the public for any comments questions. So again if you are online you can raise your hand or unmute yourself or if you are in the building you can come up to the podium. There's microphone there.

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>> [clears throat] >> I kind of think everyone that's online is a professional or one of us. >> Okay. >> Yeah. I mean that's Rob and Brian. Matt >> Matt's from the club. Matt Williams >> everyone. Okay. All right. All the

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public >> free to go. >> Thank you very much. So our second and last witness I apologize. Can I just make one comment um for Mr. Ferraro Mr. Vanish letters will address the technical comments in their letters as if there's a condition

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of if the board act favorably as a condition of approval. >> Sure. Absolutely. remain sworn and we're going to go right ahead. >> All right, let me get my technical setup ready and then I'll Yes. All right, worked. All right, madam

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chair, member support. Uh uh my name is Brian Cooney. Uh I'm a tech that's providing uh testimony for the architectural uh description of the building that we're modifying on campus. I think uh Rob did a pretty good job of

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orienting you and telling you what we're doing. I'll get into more details in the plans, elevations, what it looks like. Um he also mentioned that this is a members only dining facility. So I had a whole segment on that. He took care of

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that. So, I can just probably warn it to you on the building, but this will be a members dining facility. There's no outside catering. There's no outside people coming in to dine there. It's for the members. >> Um, for the uh question for my um

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>> what what am I waiting? >> Yes. So, we marked you want to mark Mr. Collins, would you like them marked individually or all at once? Um, are they all in a group that was submitted with the application or are they new? They're >> new. Oh,

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>> okay. Why don't you just use one one uh next number A5 I think it is. And just, you know, refer to the pages. >> Okay. Yeah. So, we'll mark it at A5. The architect's exhibit package dated July

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9th. There's 13 total sheets uh two renderings plus 11 pages of the floor plans and elevations mark A1 through A1. We will go through that quickly.

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Okay. To orient you with the plan floor plan. So I'm I'm going to use the civil uh civil plan to uh give you a sense of where uh our floor plans are located. So the new addition is at the end of the

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pool. You can see the pool here at the end. Our new building aligns directly with the center of the pool. So that is the main alignment that we used for this new addition. It also has another alignment with the existing

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pool building. So with two alignments and a kind of boomerang shape, it was uh nearly impossible to get on one sheet. So it'll be two sheets. But this is the orientation where if you're located in the existing building, pool is in that

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direction, the new building that we're modifying is aligned to the center of the pool. So now we'll go to our exhibits. So for uh these first two exhibits, so for these first two exhibits, um

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these are it's an older rendering, but it does give a sense of the materiality. uh of the building, the the the roof material uh slate roof material that we're going to use, the stone facade, the stucco. So, in general, the new addition that

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we're proposing will look in general like this. Not exactly like this, but in general, the roofing, the the the wall material to roof will be similar to this. Here is a another rendering. Our facade will look similar to this. It's

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not an exact rendering because this is version, but we thought it was important for the board to see what the building will look like. Um, our intention is to match many of the uh the club materials, the clubhouse, stone, roofing materials. Our intention is for everything to look

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consistent when the building's on club campus. Um, moving to the existing floor plan. So, this let me just stop here really quick. So for the um for the small beverage area is that also going to

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match because we don't have a >> um I believe it is going to match and materiality and color. >> Yeah, >> but we don't have any. >> So right now we're on page A1. Uh and this is the existing uh pool floor plan

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uh which includes a tunnel entrance to the the the pool. The pool is located um on this side of the building here. Parking lot is on this side. When you come up, there's a tunnel entrance to the pool. And then there's a covered

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area here for the the tables and chairs we described for the the grill. Uh on the left side is the um administration for uh lifeguards and there's some mechanical space here and on the right side of your entrance are your locker

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rooms which are we are not touching they're they're staying as is. There is the existing kitchen which we'll be expanding and then the multi-purpose room that we described that can be set up as dining or uh as a as you know a a kids art room. It could be many things,

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but it has potential to have 75 seats if seated with dining. This next slide um it shows a bit of both. It shows uh you can see this great hatch area is the existing building and then you can see on the right this is

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our new building. This is the um foundation plan in which uh the only found the only uh full basement in the existing building is in the center for pool equipment and mechanicals. Um that's going to remain. Um it'll be uh

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used for some mechanical space for the new building, but in general it will remain exactly as is. Our new connector piece is a slab on grate, so no basement. And then as you get into the new building, you can see the shaded colors. That's the full basement.

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This is the basement of the new addition. So, the other building we were looking at is oriented this way. The other the other basement was in this area over here. So, now we've changed orientation uh aligned with the pool.

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And this lower area is mainly for food prep, refrigeration, bathrooms and uh staff kind of staff um lounge and uh bathrooms. So basically um it's anyone who works in the kitchen. It's this is

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kind of access for them for a rest or for prep. It's accessible by the elevator. Um so it's ADA accessible. You can see this is the south entrance here off the parking lot side. Um let's see.

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Oh to give square footages in general square footages. Uh it's about um 6200 square ft and uh and again I explained this is the emergency uh access out of these two points.

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So, moving upstairs, this is the new plan for the renovated existing poolhouse building. As you can see in the pink, the kitchen has expanded into the multi-purpose room.

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So, the there's about 2300 square ft of renovated square footage here of existing in this area I've highlighted. And then there is the new kitchen area which is about 1100 square feet kitchen area to support the new uh restaurant

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and dining facilities. Moving to the main dining floor. So the first floor is dedicated to dining. Um it is 7900 ft give or take um and aligned to orient with the pool. It will have main entrance off the clubhouse

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parking lot. So off this side you're it'll have its own entrance into the dining facility with uh a private dining area here for the club members to use. Living room soft seating just to to sit in. Here's the main dining room which

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seats about 116. There is new bathrooms to accommodate this function. Uh we talked about the additional uh kitchen space. Here is the second means of egress out which is on the south side

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the parking lot southside with the elevator which provides uh access to all floors basement through first through second floor uh bringing office spaces. Uh the next area is the bar area. So it's they're calling it sports bar area.

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Uh this is going to have tables and chairs in this area along with bar. This will be casual casual dining uh for people off the pool or just coming off the golf course and then there's an additional outdoor bar uh area which uh is uh next to the pool which is about up

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here. Uh the the main use is all dining uh on this floor. So any any of these other spaces are in supported dining. There's pickup windows. There is bathroom storage. It's all in service to the the dining in this area. Okay, second floor will be the

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administration floor. It is access through this south entry. Uh it's elevator stair accessible. It also has a second entry uh on this left side here. So has two means of egress out. Uh this will replace the trailer that they have

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now. So, it'll be used for administrative administration administration purposes, excuse me. Uh, and it also will have uh storage areas for the administration to to use as an accessory for them. So, uh right now

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they're kind of under spaced and now this will give them adequate space to the facility. Okay. >> Up next is the roof plan of the existing clubhouse which you can see here. Uh the

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dark gray are are our additions um to the building. So our connector uh roof line will align the height of our roof line here as you can see is going to match the existing gabled roofs. Um and

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the other addition which we can back plan there's one other addition here where there's a pickup window uh for takeout. If a member would like to pick up takeout to bring home, they can grab it there. >> It's not a drive-thru, though, right?

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>> No, no, no, no. [laughter] >> I mean, we can set that up. >> Mayor loves the drive. >> Only members take >> only. Uh, but that's it for the roof plan. Not much else to explain here. We're

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matching roof lines as best we can and we're matching materials uh with the rest of the club. Same here. This as you can see this kind this crucifiform uh is the main roof space. Uh it allows for the administration spaces below these areas

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as you can see in the corners um are flat areas. Uh that in these back areas here and here will have HVAC equipment which will be screened. Um, this is a lower, this is a higher roof here. And

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it actually is a similar idea of what they did with this existing pool building. This is actually about 10 ft down from this peak. So, all the HVAC equipment is completely hidden behind the roof in here. It's kind of like a a pool, like it's like a sunken area for

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HVAC equipment. We're utilizing the same exact uh idea here and here for our HVC HVSC equipment. So, you can't see it. The main entries will all have metal roofs that will match uh other metal roofs on the club uh at the club. Uh

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it'll be a standing seam roof or something similar uh to match the existing materiality. Moving on to elevations. Uh this is the existing pool building is you can see this leader here. It's fairly small

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but you can see that this is the existing building. Here's the tunnel entrance to the building right now. That brings you the pool. The And here is the entrance to that multi-purpose room is over on this side. This would be the

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area where we uh installed the pickup area. And then another addition to the existing facade is that we're going to be adding stone two portions of the existing facade to match the main clubhouse and our new addition. sew it all tied together with the the exterior

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facade. Uh, another thing to note is that this ridge line that we're both this is the connector between the main addition is where we're matching the cabled roof lines. We're not going above the existing cable with this roof. We're

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we're staying with the existing scale of the building. Moving on to uh this is the second half of the of that facade. So you can see this is the existing building end point here. So this is the old multi-urface

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room is here now pitching and in this portion it is the connector piece where we have a stone bottom and st and stucco top again to match the existing buildings on site. >> And this is the areas that were rendered in the initial photo.

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>> Correct. there. Correct. This was the area that was rendered in the initial photos, but this is it's been reduced a bit and is u doesn't have as many uh kind of ads as it once did in the renderings. This uh

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this elevation in the bottom here, as we can see, this is the entrance off of the uh the clubhouse side. So, as you're coming off the parking lot, um it has a metal entry as a window above and a stone form that um is matching on on all

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the entry facades. You can see this is the side entrance at the south side of the elevator. The elevator is behind here. Uh create gives you the ADA access to building. Again, similar entry to the the club side here.

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Similar look. uh stone facade, metal roof, stucco again to match the clubhouse. And the elevation on this side is the pool elevation where it has a covered bar as we talked about with 20 to 24

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seats over here and you can see the bar in the center here. So this is the cover entry on the on the side and I believe that if we end my testimony um if

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>> I think that's it for questions. Yeah. >> Can I >> There's a children's play right here. You're not doing that, right? Is that >> all right? All right. No longer waiting [laughter]

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at this point. >> You're waiting for children. >> Huh? >> You're waiting for children? >> I'm 60 now. I thought maybe >> anybody have anything that >> okay?

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>> Everyone satisfied with your explanation. >> Okay. You want to open it up? >> Love to open it up. Is there anyone in the public like to say anything? >> Any comments, testimony, or questions? That's what you need, man.

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>> I just know there's no public, so there's no public. I have fun asking. >> All right. There's still no public, so we will close it to the public. >> So, if the board is ready, it's a motion to approve the amended preliminary and

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final site plans as explained this evening comment before take a vote. Yeah. So, I just wanted to bring it back because I don't think Rob ever actually shared the phasing exhibit that we spoke of. So, I will just briefly hit it that

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it's the new phasing is what we just spoke of now, which is the small shed and and the pool addition want to be constructed first. Those are the most pressing and desired amenities for the members. So if

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this were to be approved, we would respectfully request at applicant's risk that we be permitted to file for and obtain building permits and commence construction immediately. >> Okay. >> All the conditions of the >> Of course. Of course. And and if we were

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to be approved. >> Of course. >> Yes. Of course. >> You were about to be just before you started talking. I rest that the application be approved. >> So, so it's a motion to to approve the

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preliminary and final site plan with the conditions of uh revision of the plans to comply with Paul Ferrero's review. Uh they'll comply with Paul and Frank's review report.

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They'll they're authorized to proceed effective immediately provided all other items of compliance are met and then the standard conditions and the variances necessary for the same are revised to reflect that u those amendments

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and that's all I have. >> I'll make that motion. Thank you, >> Mayor Jacobs. >> Hi, >> Mayor Hickeyi. >> Hi, >> Mr. Leonard. >> Hi, >> Mr. Odelius. >> Hi, >> Mr. First. >> Hi, >> Mr. D. Martino. >> Hi, >> Mr. Wild. >> Hi,

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>> Chair. Mr. Walter, [laughter] >> was it was it the playground? >> Hi, Mr. Chairman. >> Yes. >> Thank you very much, Chair, >> can I make one comment?

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>> Sure. >> I've been going to this place since long, long time ago when it was just a parking lot on a night building. I really have to commend them for the way they've created a full service family and I, you know, we heard almost 500

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parking space. It works. I think everything that we've improved so far will allow them to continue to build. Really makes a better product than we at this. >> Kudos for that. Beautiful place. >> Absolutely beautiful.

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>> Thank you so >> Thank you, Mr. before me have >> I do have a comment and while Mr. Donovan is still within hearing range >> on Monday night on Monday night the township committee approved a temporary

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use permit for Oxbow Club which is a uh it's an entity that uh Mr. John Van and his family owns and you all may be familiar with Lana Loel. Uh it's now owned by Oxbow Club and on

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Monday the temporary use permit that we approved authorizes the use of that building and the surrounding property to be used for mansions in May by the Morstown Medical um I'm sorry the Women's Association of Morstown Medical

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Foundation. So, uh, if every anyone here who's not familiar with Mansions in May? So, everyone is familiar with it. >> Why don't explain what for those that don't know? >> So, Mansions in May is run every few years uh by the women's association.

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It's a fundraiser done done that's performed for Morristown um Memorial Hospital. And what they do is the women's association goes out and solicits designers, architects, landscapers,

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and they feature a mansion in the general we'll call the Morristown area, but it includes northern Somerset. And it's been a while since they've been in Somerset County. and uh they've selected

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uh to use the Lannelo Bell Manor House for mansions in May. And I I knew it was a big deal. I didn't know how big it was until Ken told me that they get about 25,000 people going through during the month of May to see what the designers

454
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have done uh with these properties and the buildings and the landscaping around it. and um you know had the opportunity to tour the Len Loel property with uh Ken on multiple

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uh events and I think it'll be a fabulous event um highlighting the property uh the township committee uh and me personally worked for years in preserving the agricultural uh use of the property and farmland

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preservation with both uh the federal and uh state um farmland preservation programs and the commitment from Oxbow Club to promoting and maintaining the agricultural use at the same time

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putting the manor house and the other improvements at the property into productive use I think is um fabulous for Bedminster. So, I just want to thank Ken and his team for uh putting this together and and I think mansions in May

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is another great opportunity to showcase um everything we have good here in Bedminster. >> See that in detail the old Batman show. Stay tuned. So, appreciate that. Thank you all very much. >> Thank you.

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>> Thank you. >> Thank you. And the other planning, the other township committee comment I have is on uh at the township committee meeting on Monday, committee woman uh Renee Moreski announced her u resignation from the

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township committee effective July 31st. And I just wanted to let you all know um that Renee is uh she was very tearful and she is uh she and her husband are moving down to Texas and July 31st will

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be the last um well will certainly be the effective date of her resignation. >> Just leaving basically. >> Yeah. >> Looking for candidates. You You would be my >> You would be You would be You would Does that whistle come with you?

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>> You would be my running mate. >> Oh, dear God. [laughter] Uh >> oh. After that, I have no further comment. >> Not touching. >> I don't have a whistle.

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>> She's not afraid to use it. >> Well, I think you are looking for candidates, but uh I have them, but uh Yep. But it would be interested in who is going to step up to the plate. >> So am I. >> Yeah, I'm sure.

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>> All right. Uh, I hear a motion. >> Okay. Thank you all for coming tonight. >> Thank you. >> Good night everybody. Good night.