To the flag of the United States of America, for it stand. This is our open public meeting statement for 2026. In accordance with the requirements of the open public meetings law of 1975,
notice of this meeting of the planning board of the township burners was posted on the bulletin board in the reception hall of the municipal building Kolier Lane asking Ridge New Jersey was sent to the Burnersville News Whippony New Jersey to the Courier News Bridgewater
New Jersey on January 21st 2026. was electronically mailed to all those people who have requested individual notice and was posted on the official township website. The f following procedure has been adopted by the Burners Township Planning Board. There
will be no new cases heard after 10 p.m. and no new witnesses or testimony will be heard after 10:30 p.m. May I have a roll call? Miss Slayman. >> Chairwoman Mr. Angela >> here. >> Mr. Argaw >> here. Miss Bannon
>> here. >> Mr. Crane >> here. >> Mr. Eorio >> here. >> Mr. Seville >> here. >> Mr. Suburvy >> here. >> Mr. Tommpkins >> here. >> Miss Fe >> Mr. Drill >> here. >> Mr. Shreger >> here. >> Mr. Schlly >> here.
>> And for the record, Miss Layman is present. Madam Chair, you have a quorum and may proceed. >> Thank you. May I have um we have received advanced notice that Mr. Schaefer and Miss Smith are unable to make today's meeting and I would like to have a motion and a second to excuse
their absences, please. >> I'll make that motion, chair. >> Thank you, Mr. Crane. May I have a second? I >> c seconds. Roll call. >> No. Does all in favor?
>> I oppose abstain. Motion carries. I would also just like to note that Miss Manduke has alerted me that she is going to be a few minutes late. Our next item on the agenda is the approval of minutes from our regular session March 3rd, 2026. These minutes
were distributed in draft form two. all members of the board and alternates prior to today's meeting. Does anyone have any comments, additions, uh, edits? Seeing none, I have none as well. Could
I have a motion to approve the minutes as written? >> So moved. >> And second by Mr. Spurby. Uh, may I have a roll call? Miss Slayman. >> Agal? >> Yes. >> Miss Bannon? >> Yes. >> Mr. Mr. Crane,
>> yes. >> Mr. Suburvy, >> yes. >> Mr. Tommpkins, >> yes. >> Chairwoman, Mr. Angelo, >> yes. >> Next. So, uh, approval of the minutes are done. And next item on the agenda is
a modification of condition which is an extension of time request by Octa. Hope I'm pronouncing that right. Pharmaceuticals Incorporated B block 2401 lot 41 170 Mount Airy Road PB23-
001A. Could is there a representative for Octa? >> We don't need to have a representative here. If the board has any questions, you would just adjourn it. >> You would table it and adjurnn it to another meeting. Um,
>> I'll just read what has been noted. Um, Octa Pharmaceuticals sent us a note on their letter head on it was received on February 26, 2026. And they are requesting an 18month modification
extension of planning board application EB condition. >> They're incorrect. I'm just going to correct. >> Oh, thank you. >> Number seven. >> Okay. Condition number seven, which is the time to obtain construction permits
and complete construction. The reason that they need an extension is because some of the products that they have used on the interior work were sourced overseas. And with the new tariffs, there were shipping delays which extended the
duration of the project. And this is signed by Cindy Mang, PhD, associate director, HR and office for Octa. Uh, does anyone have any questions on this? >> The only question is what extension do
they want? Because >> 18 months, >> condition number seven says, and maybe Mr. Schl might know the exact date they want. The applicant shall apply for and obtain a construction permit by April 16, 2026, which is two years from the
date adopted. If during said two-year period, it's not construction is not um they don't they don't get a construction permit, then the approval expires. Then they have one year from the date of the issuance of a construction permit to
complete and get the CO. So Dave, do you know the exact date that they want the condition extended to? >> Their deadline to obtain a permit was next time period was they had no certificate of occupancy
>> by July 16, 2025 then. >> Right. And they obtain a C apparently. They're requesting an extension of that >> 17 18 months from July 16th.
>> That would put it at January 16. >> That's what they're asking for. So if the board has a question for them and they're not here, you just table it to the next meeting. if the board is okay with it. Um, >> what was the date again? They're asking till >> July 16, 2027.
>> No, >> they're asking for 18 months. >> Sorry, January 16, 2027. >> And Mr. Crane, did you have a question other than that? >> I some I'd hope the applicant came uh tonight. I visit the site and I have
some rest of the applicant after >> Okay, we're going to adjourn this. Um, let's adjourn this to um May 5th is our next meeting, Miss Layman. So, we'll ask them to be here May 5th.
>> My suggestion is to when you ask them to be here, they should be represented by an attorney and have someone that has knowledge of the extension request from the applicant. Also, >> what what is the nature of your question, Mr. Crane? Is you need an
engineer here? No, it's probably just the owner that's familiar with the building. >> Owner, >> it needs to be someone from the applicant who can answer questions or it'll end up being table.
>> Yeah. Okay, moving on. Uh we are going to hear from Karns Vicaro on a completeness hearing block 16002 lot 2.01174 901174 South Finley amended conditional use planning board 24- 002A.
So representative from Karns FARO here. No, >> you don't have to be here for complet um I do see your memo Mr. um are you recusing Mr. Crane? Okay, >> Mr. Crane is recusing from this as well
as Ridge Oak. So we will see you on May 5th possibly Mr. Crane, if we need you, I'll call you. >> Okay. So, for the record, Mr. Crane is uh recusing himself. So, no one here
from Karen's Ricardo. Okay. This is a um amended conditional use apartment within a single family residence and a C variance. This is a residential R6 3/4 acre. The lot area is 1.88 88 acres and the
applicant seeks to amend their 2024 conditional use and C variance approval which permitted their dwelling to contain an apartment for the parents/in-laws of the principal occupants. The addition to the dwelling was inadvertently constructed too close
to the front property line such that the project requires further C variance approval. I understand it's two and a half feet too close to the property line. Okay. But this is just a completeness, right? >> Yes. >> So, does anyone have any questions on
this or can we go ahead and we're not determining the further C variance. We just >> No, I issued a memo on it. >> Yeah, I'm looking at it. Go ahead and read it, Mr. um memo dated March 13,
2020. Okay. So, does anyone have any questions at this time? >> Yeah. Um, may I have someone make the motion to deem this given what Mr. Schly has represented that all the documents have been submitted?
>> Move. >> Mr. Vervy and I will second that. Roll call, please. >> Mr. Argawal, >> yes. >> Fannon, >> yes. >> Mr. Eorio, >> yes. >> Mr. Seville, >> yes. >> Mr. Spurvy,
>> yes. >> Mr. Tommpkins. Chairwoman, Mr. Angelo. >> Yes. >> Thank you. >> All right. Next item on the agenda, which I assume most people are here for, is the Ridge Oak Management Hearing, block
1611, lot 40 and block 169, lot 22.01, 95 and 150 Manchester Drive, Pulary and Final Site Plan, PB26-E1. Before we get going, it's customary for me and the board to put on record if
they have visited the site and their observations. Uh that is so that we aren't just working, we may be making comments based on our firsthand observations and we want you to have some background on that. So I'm
going to work my way from right to left and ask if you visited the site. It's not required but oftent times planning board members will and they may even in fact after this hearing which I assume the hearing will continue on another date the same. Mr. Agarwall
>> I have not yet. Okay. >> I plan to. >> Great. No problem. Miss Bannon >> have not but plan to as well. >> Okay Mr. >> I have. Yeah. Um >> and remember if you've visited the site you just state your observations. You're not a witness. You're not being sworn
in. You're not deliberating on something that hasn't been presented yet. You're just giving your observations so the applicant and members of the public and the board staff have an idea, you know, of what you saw. Again, just like the chair described the reasons why so
everyone know. >> Go ahead. >> Sure. Uh yeah, I visited the site, just kind of drove by, pulled over, took a look around. Um know what appears to be a single single family resident structure on the site. um lawn driveway,
a burm in the middle with um some trees, some tree line outlining the rear of the property. And then across the street adjacent, it looks to be a relatively young growth, you know, field, start of a forest, something like that. >> Nothing too exciting.
>> Okay, Mr. Seville. And just for the record, Miss Manduk's here. 7:42. Thank you, Miss Manduk. >> Um I too visited the site. I really don't have that much to >> uh you know
>> okay >> and do you have any comments on ridge oak observations >> if you visited the site >> visited >> I I did visit the site I heard the tail end and Mr. Aorio's comments I don't have anything further to add
>> Mr. Suburb. >> Yeah, I I have visited the site u on numerous occasions, walked through it. Um application was ever filed. I I uh the layout um what I've observed is
>> bring your microphone closer. >> What I've observed is as as was previously pointed out, this is a single um single dwelling on the on the on the property. Um there's a driveway that goes in from Manchester. um front of the property from the left side
and goes in and then if you're facing the property to the right is the larger Ridge Oak complex where the parking lot goes in. I've also walked through the property from the south side of Oak Street. Very familiar with the layout.
>> Okay, Mr. Tommpkins, >> I have not visited the site. I will be there soon. >> Okay. And I'll just put my observations on the record. I visited the site on a weekday 5:00 pm. Um the road is a 25 mile per hour road. There's a speed hump before
the parking lot for the adjacent uh existing senior housing on off of Manchester Drive. Uh there was more pedestrian traffic than road traffic. The there's a sidewalk in front of the residence. There is a very long driveway
curb cut from Manchester that services the current residence two-story residence and a circular driveway in front of the house and a large parking area near the driveway for the house. The house has a very large front yard. Um set back huge setback from the
Manchester Drive road across from which there from the house there is the great swamp and no residences. Um, if you're looking at the front of the house, there is, as Mr. Eorio mentioned, um, an area with some trees and I believe it's a
river birch in front of the house and some other shrubs looking to facing the house. Looking to the right, there's a very large mature tree. I think it might be a maple and many trees be and shrubbery between a burm between the
twotory house and the adjacent senior housing. There's also a small swale there which had some water in it. Um there's a very large almost forested area behind the twostory house. Um
skinny very large trees but it is a large burm. Um I did look at it from Lewis as well. this culdeac at Lewis where number 90 and 93 um Lewis the residences I would say are
the closest to the actual two-story residence but they do have this forested area between them. Um, the other house that is close is at the corner of Prospect and Manchester has a
Manchester address, but it does seem to have a very large setback from the house there. If you're looking at the house, it's to the left. And there is another house diagonal on Manchester that is a little
bit closer even to the actual um residence that's being taken down. Again, I would say the ones on 90 and 93 um Lewis are the closest. Um it's a dark gray exterior house and um
yeah, I would say that Lewis also is a little elevated. has a bird's eye view of the um not a little bit, it it sits above the twotory residence that's going to be removed. So, it has a bird's eye view over that residence. Um and I did
drive down I believe it's called West Oak or East Oak. East Oak the fire lane. I could not really I could see a little bit of house there, not much. Um and that's it. So those are my observations. >> Enter your appearance for the record.
>> Uh Madame Chair, board, board professionals, Luke Pontier of the law firm Day Pittney here this evening on behalf of Ridge Oak Management, Inc. As the chair noted, we are speaking about 95 Manchester Drive and 150 Manchester Drive, which are designated
on the tax map as block 1611, lot 40 and block 169, lot 22.01. Bot 40, the main subject of tonight's application, is located in the SH4 senior housing zone and is approximately 1.99 acres. Uh, this property is
adjacent to land owned by Ridge Oak, Inc., which is situated at 150 Manchester Drive. Uh, and that, as I said, is designated as block 169, lots 22.01, 22.02, and 22.03 township tax map. We are here this
evening seeking preliminary and final major site plan along with design waiver relief. Um before going too much further, we did have an initial completeness meeting back on March 3rd. Uh this board granted a few submission checklist waivers uh but did require the
submission of two will serve letters at that time following the the completeness meeting. We did submit those two letters. I believe the township planner issued an updated uh memo stating that we have submitted them. Um, so I know that the the board was planning to uh make a formal completeness determination
prior to beginning this evening >> and the two will serve letters are in the materials that were handed out to everyone with a cover letter from their attorney. >> Yes, we did receive them. >> Yeah. >> Application complete. >> So based upon the letters that we received, um, could I have someone make
that motion to dee application complete at this time? >> So moved. >> Hopkins >> seconded. >> Mr. Mr. Agaral will second. >> Roll call. >> Mr. Agawa. Miss Bannon. >> Yes. >> Mr. Eario. >> Yes.
>> Miss Manduk. Mr. Still. >> Mr. Spurvy. >> Yes. >> Mr. Tomkins. >> Yes. >> Chairwoman Mr. Angela. >> Yes. >> Thank you. >> That means the time within which the board has to decide the application starts running today. >> So
parked in the board file. So Mr. Go ahead. >> Thank you, board. Uh, so as I mentioned, we are here this evening seeking preliminary and final major site plan approval with some design waiver relief. Specifically, we are seeking approval to develop the property with an affordable
housing project consisting of 29 age restricted independent living units along with parking, storm water management facilities, walking paths, landscaping, and other related site improvements. The property's existing driveway connection to Manchester Drive,
as was viewed by some of the board members, will be eliminated as part of this application, and the house will be demolished. Uh, with access to this site now being proposed through a driveway connection to the adjacent property located at 150 Manchester Drive in order
to accommodate the new driveway connection to the property. Uh the parking layout at 150 Manchester Drive will be slightly modified uh but there will be no overall loss in the number of parking spaces on that site. In all other respects, the existing improvements on that adjacent property
will remain in effect. The project is included in the township's fourth round housing element and fair share plan. And in furtherance of that plan, the township did adopt ordinance number 2573 back on April 15 of 2025. And that
ordinance, among other things, created the SH4 senior housing zone for this property. The ordinance contemplates development of this project uh and establishes the applicable development standards that govern development of this property. The ordinance also incorporated an exhibit depicting the
layout of the project that is consistent with the site plans filed for this application. Uh and as such, the application is consistent with the terms of the ordinance that was passed by the township. This applicant and its related entities have an have an excellent track record in developing quality affordable
senior housing and helping Bernard's Township fulfill its affordable housing obligations. In addition to the 247 units that were initially constructed as part of phase 1 in 2005, Ridge Oak 2 was opened and provided the township with 39 units of senior affordable housing,
helping the township fulfill its second round obligation. In 2013, Ridge Oak 3 was opened, which added 20 new units of senior affordable housing that were part of the township's third round affordable housing obligation. And now, as part of this application, we are hoping to assist the
township meet part of its fourth round obligation. Uh there is some design waiver relief that's required in connection with our application. You'll hear >> technically exceptions under the MLU, right? sign waiver exceptions uh from the ordinance and you'll hear more about those through testimony this evening
from our professionals. We did receive uh various review letters from your board professionals and other township departments. That's an engineering review that was dated March 31st, 2026. A planning review from Burgess Associates that was dated March
30th, 2026. Uh the township planning memorandum dated March 26th, 2026. and then a a memorandum from the Environmental Commission that was dated March 23rd, 2026 and a memorandum from the Fire Prevention Bureau which was
dated April 6th. In terms of outside agency approvals, we have pending applications with the Somerset Union Soil Conservation District, the Somerset County Planning Board, and the NJD for a general permit and transition area waiver.
Terms of our presentation this evening, uh we do have a few witnesses with us. We have Rob Michello who's our project engineer. He'll give the board an overview to the to the site, the project and the existing conditions and discuss the proposed improvements from an engineering perspective. We have Mary
Johannson who's our project architect who descri >> she's our project architect and she will be discussing architectural features of the project. We have Gary Dean, who's our traffic engineer, who will discuss the traffic analysis submitted. Bonnie Kelly, a
representative of the applicant, who will be able to provide additional information regarding the project and operations of the community. And we also have John Peele from PK Environmental, our environmental consultant, and he's here really just for one question, which is related to the wetlands on lot 22.01.
Um, notice of this hearing was mailed to all property owners within 200 feet of both of these properties back on March 25th and has been advertised in an online news publication that meets the requirements of NJSA353-3 beginning on March 20th, 2026 and
continuing each day through today. An affidavit of publication service and mailing was provided to your board secretary prior to this evening. So as to the notice package, I reviewed the form of notice which is factory that our
board secretary will review all the um >> that's all in order. Okay. So in my opinion the board has procedural jurisdiction over the application >> unless there are any preliminary items that the board would like to address. Mr. >> Bonnie Kelly, what's her position with the applicant?
Director of Housing Development. >> Let's get all those witnesses to stand up. I'm going to swear everyone in right in the beginning so I don't forget, including the board experts, raising their right hand, and then I'm going to go right down the line. First, does everyone swear or affirm that the
testimony they're going to give in this matter will be the truth, whole truth, nothing but the truth? Right over here. You're all married. >> Very efficient. Um, and with that, we'll call Rob Michello as our project engineer.
Have to have you get him qualified as an expert. Um, Mr. Michelle, can you please describe for the board your education, experience, qualifications, and lensures, please? >> Yes, I'm a licensed professional engineer in the state of New Jersey. I received my license in 2004. Um, I I've appeared before this board and the board
of adjustment and detach of Bernard's detach of Bernards um many times throughout the years here. Um, and my license is still in good standing with the state. >> Have any questions about qualifications? >> I am familiar with Mr. Michelle. >> Anyone in the audience have any questions about his qualifications?
theft him as an as a engineering expert. >> Yes. >> Anyone else have any questions on the board? No. >> Thank you, Mr. Chairman. Excellent. All right. So, um I don't Dave, you want to get Yeah. Get the screen up there so we can get started. Um I have record, Mr. Drill. Here's a
>> Excellent. Thank you. And can you talk slowly? I will do my best. You have a set of these exhibits also. >> Now you do >> has those cards too. >> I do.
>> Both going to use the exhibit tape. >> And we also provide electronic copies as well to to the board. >> And Mr. Michello, just to confirm, did your office prepare the site plans that were submitted for this application? >> Yes, we did. >> Great. Great. So, the first exhibit I'm going to start off with this evening for
the record is entitled site aerial exhibit. It's dated April 7th, 2026. We'll mark that A1 for the record. All right. So, as we have up on screen here, um so we can all take a closer see this, we are talking about what is basically at the
2025 aerial mapping of of the surrounding um neighborhood. We're talking about the two properties in question this evening are block 16009 lot 22.01 which is the ridge oak um phase one or ridge oak one project which is um you
know 19.80 acres and that's the larger property outline here in yellow on the plan right in the middle of the screen. And then we have the um smaller the Ridge Oak Foresight which is block 1611 lot 40 and that's 1.99 acres. That's on the left side of the screen here. Um the
smaller parcel of land here in the rectangular shape. I should note north is to the right or up on the plan. So west would be the top, east would be the bottom and south would be the left for purposes of reference um this evening as I'm talking about the various properties. This >> So there's no arrow on it. So this tell
me the north arrow. >> It's in the upper right hand corner. Ah, I see it. Got it. >> Um, so just to give everyone a sense of the the surrounding neighborhood and the environs around these properties before we get in a little closer and talk about them in detail. Um, you've got, you
know, North North Maple Avenue on the top here. You've got South Maple Avenue on the west side over here and then you have the East Oak Street that comes straight down in an basically an east west direction um and then turns and goes towards our property and it and
terminates in a small culde-sac at the end there. You have the main access to the property which is Manchester Drive typically accessed by um Prospect Avenue which is on the south here coming off of South South Maple. You come in Manchester Drive and you come into the
Ridge Oak Development proper that's shown here on the plan and Manchester Drive fronts along a portion of our site as well. And you can see from the mapping here, we have numerous residential zones to the west. We've got the R4 zone um to the northeast. I'm
sorry, the north. Yeah, northeast, sorry, northwest. Um the R seven zone to the southwest. Um, you also have the R seven zone or the R4 zone to the south. And then to the east and north, you've got your P1 or public zone. Um, which is basically the the start of the Great
Swamp. Um, to the east of this uh of this property. If we take a go on to the next exhibit >> A2. I can zoom in on the map. So, I'll try to do that as I'm talking about some of the things. So A2 for the record is
entitled overall site features exhibit. It also dated April 7th, 2026. Same orientation as the prior plan. And what I'm going to do is I'm just going to zoom in a little bit on this, make it a little bit easier to see the uh the screen there to talk about some of the features. more importantly just talk
about some of the existing um um features on the the Ridge Oak one property um that we're talking about over here which is the main Ridge Oak property itself and really we're not going to be doing many improvements to this other than where our new entrance is going to be coming in. I'll talk about that in more detail when I get to
the uh the site plans but the Ridge Oak one property is basically um as I mentioned the uh is 19.8 acres in size and and primarily is made up the various housing units. There's also Ridge Oak 3, which is these two smaller rectangular
areas here, which are really not part of this application, but they are part of the Ridge Oak One property. Just want to point them out there. They are carved out in the middle of Ridge Oak One. Ridge Oak 2 is to the west, just for reference purposes. And then there are some environmental features on the northern portion of this property,
primarily a stream corridor, and some environmental um conservation easements that were put in place um a number of years ago for the Ridge applications. Um, I do want to point out that in Mr. Schlly's letter, he notes that that stream corridor, um, which originally had a Bernard Township stream buffer
conservation easement applied on it, um, back in when this was p previously approved, that will need to be modified now under your new, um, ordinance standards for stream buffers that follow the state repairarian zone requirements. So, that buffer that you see cross-hatched on here in green is going
to be modified to more follow with what the state standards are for stream buffers. So, that'd be something that we would do. Um, should the board act favorably upon the application, we'll make that modification. Um, but as far as any other improvements on that property goes, we're not proposing anything to the north. Um, doesn't really affect this application. And then
what I'm going to do next is move on to the next exhibit, which will be exhibit A3 for the record. And this is entitled Lot 40 site features exhibit. Also dated April 7th, 2026. Basically,
this is a a a enlarged version of the existing conditions plan for the main property that we're going to be talking about this evening, which is lot 40 outline here on on the plan. And there's just a couple of of of con of constraints that I want to talk about here this evening in terms of existing
conditions before we get into the application itself. Um, first and foremost, you'll see some of these cross-hatch areas on the top part of the plan here with this outline in blue. There is a small wetland feature that is to the west of the property. You'll see
it just just along the property line right here. We do have an LOI from the state delineating that wetland feature and there's a 50-ft buffer associated with that wet wetland feature and that's the blue line shown on the plan here. So that area is regulated under the D and that's also what part of our D
application that we have currently sitting down at the state is for now to disturb some of that area. Um, also in this section that runs through the um, wetland buffer, you'll see in purple on the plan, that's your Burnish Township um, sewage authority easement for the sanitary sewer line that runs on this
property that services both the Ridge Oak development and the um, residential developments to the uh, south and west of the site. So, that easement goes through the wetland area and then continues on down east Oak Street as you can see it on the plan there. Um, there are no steep slopes on the property.
There are no flood planes. There are no repairarian zones. We did get a letter from the D confirming that the feature that that wetland feature to the west does not have a repairarian zone associated with it. Does not have a flood plane associated with it. It's only a regulated as a as a wetland
feature. Um the remaining portions on the property really as as as some of the board members have seen that have gone out there um you've got an existing driveway off of Manchester Drive which is basically on the southern portion of the property right here. You come in with a turnaround and then you continue on down. You have a circular drive here
and then you have the existing single family two-story single family home that's basically on the north portion of the uh property. Um and there's various improvements around that home. Um patio um wood retaining walls and the like. The property has um you know m I'll say
mature vegetation that has grown up on it over the years. Um, some of we've surveyed all that mature vegetation is shown on the site plans and we'll get into what we're going to what we're going to be modifying as part of the landscaping plan later on on the application. But that basically outlines the existing improvements on the
property. I do want to point out that the properties to the west that are up here and and and and um this was talked about I think it was lot properties 90 and 91 on um 93 on um Lind Lindberg Lane, I'm sorry,
>> East Lewis Street. Um those properties do have um conservation easements on them related to wetlands was probably put in place when those lots were developed. Um the house that's closest to the prop to the property here has a wetland conservation easement on it that's shown on our plans as well as the
as well as the lot here has a conservation easement as well that's shown on the that's shown on the plan. So that that area is already conserved from a an environmental standpoint. >> You know which one is 90 and which one is 93. In other words, lot 12. >> I do not know which one.
Which one? Lot 12 is 90 or 93. >> Let me see the map. Um, >> lot 12 is 93 and lot and then that would mean that lot 13 is 90. >> Thank you.
And then lastly, I do want to point out that Manchester Drive, as you can see on the map here, curves as you travel away from the southern corner of the property and then curves and kind of goes goes into um the Ridge
Oak property itself. There is this piece of land here in the front, this triangular shaped piece of land that's shaded in green that is actually owned by Somersson County Parks Commission and it's their property. So, it's not actually owned by Reoke. It's owned by the county. Technically, you can consider it open space for the port for
the for the purposes of this application. Um, but we're not proposing any development on it, but it is owned by the county. So, I want to point that out. Um, and you'll notice when you're out there, it's basically looks like lawn that's out there now. >> Hence the large front yard. >> Correct.
And then of course if you look to the to the north we've got the existing Ridge oak one driveway here where you'll come in and you it comes into a parking area for Ridge Oak one and this will become our access for our application when we talk
about that momentarily. There's an interesting parking lot there and sidewalks and so forth that are part of the Ridge the Ridge Oak one property that we'll be tying into for our application. So, >> Mr. Michelle, before you go on to the next exhibit, I know you noted that all improvements were going to be removed uh
that are existing today on lot 40. There was a comment in the environmental commission memorandum. We're also removing the the water well on the site. Correct. >> Yes. The well will be abandoned and capped and and that'll be done per whatever requirements of the D require that to be done um for when a well is
abandoned. Um and then you know any any other um features that are there that need to be addressed whether there's any type of environmental concerns um that are on the property that'll be addressed as part of a demo permit that has to be taken care of with with the building department at the appropriate time. Um but every it's our intention to remove
all the improvements um except for the trees that we noted that will not be removed as part of our application. All the services will be capped, new services will be brought in for for the new project. talk about that when I get to the uh proposed part of the application. >> Railroad ties too, right?
>> There's some railroad tie walls out there. There's some railroad ties that define some areas. The typical landscape uh ties that you would see probably from the 80s that was very popular back then that were put in place and you know they last for a while. So they they'll all be
removed as part of the application. So, um, with that being said, we'll move on to our next exhibit, which will be A4 for the record, entitled Site Plan Rendering, also dated April 7th, 2026. We'll spend most of the time looking at
this exhibit for this evening. So, as Mr. Poier noted, this is an application for preliminary final site plan approval with a series of um, exceptions from your ordinance for I'll call them exceptions or design waiverss um, for a series of items. I'll go through those as I go through my testimony. But what
we're essentially proposing this evening, and I'm going to zoom into the rendering so we can all see it on the screen a little bit better, is a two-story um residence, senior residence um with 29 one-bedroom units um that
that we are proposing to construct here on the property. Um that building is outlined in brown here on the plan. As you can see here, it is a typical two-story building. The architect will show you elevations of that building and floor plans to describe the interior workings of it. But it's essentially a
main entrance here that's on the that fronts on the parking lot and some additional entry points around the building for the residents to utilize the building. Um it complies with your height requirements of the zone setbacks so on and so forth. Um in accordance with the SH4 zone that that is in place.
Um, we are proposing to >> When you say here the entrance, can you just say for the record that's on the east side of the property? >> The entrance is on the midpoint of the building on the east side of the property look looking east. So, um, so we're proposing to have the the building with the access being the ex the now
proposed parking lot to the east of the building. That will be a 39 stall parking lot that will be part of the the um parking lot that will service the uh the building. As you can see here on the plan, we have a a a a gracious drop off area in front with a side with a
sidewalk that provides access to the front door. We've got parking on both sides of that access point. ADA space is just to the south of the of the entry point and then parking on the the east side of that parking lot as well. Um the parking lot meets your typical standards
for stall spacing, aisle spacing and and and and the like >> charging there too. >> So yes, so on the on this particular site plan, we are proposing an EV charging space in the south eastern corner of the property here. Um in
accordance with there's a com some comments in the review letters about the number of EV spaces that are required. So the plan only shows one, but actually we need to have in accordance with the state statute, we need to have two EV spaces that are actually going to be available now for use. And then we need
four additional make ready spaces to meet the 15% requirement of the state statute. So what we're going to do, and it's not shown on the plan right now, but we'll update this is there'll be there's an EV charger that'll be installed here. There'll be two EV spaces here being being right on the lower portion of the plan where my
pointer is. southeast >> southeast side of the plan >> corner >> south southeast corner of the parking lot we'll be there'll be an EV charger installed there and then we will have two EV spaces designated now officially and then next to that next to those spaces or to the north of those spaces
we'll designate four additional make ready spaces for the future so there'll be conduit there and if this if a charger is needed it can be installed at the appropriate time and we'll update the plans to show that to meet the the state statute requirement for the EV spaces Another question if I may. Um
will it be assigned parking and is two um handicap uh spots enough for 29 um seniors? >> We feel this number one the parking will not be assigned. >> Will or will not >> will not be assigned >> because it's currently assigned in the
other lot. >> Oh I I am I am corrected. It will be assigned. >> Yeah because there are notations in the other lot. How however um the parking requirement is 29 spaces per the ordinance or or per RS per the ordinance
and um we have 39 spaces. So there'll be extra spaces available for visitors and the like um on on the uh in the parking lot. Um now as far as ADA spaces go, two are required per ordinance. I'm not sorry, per the ADA standard. Um but the parking lot itself is relatively flat,
so there's other places where people can park, but there's only two required per the per the ADA standard. And that's typically what we would follow. when you usually wouldn't want to install more spaces unless there was a real major need for that. But the the residents, as you you'll hear, you know, generally they they do drive and the parking lot
is adequately sloped that they'll be able to get around it without it being too steep for them. Um, in terms of the um I'll say in terms of the trash enclosure, since we're talking about the parking lot, we are proposing a trash enclosure for the project. It is
approximately uh 12x 25 in size. It's actually on the southern portion of the parking lot shown here on the plan. Um, and that is to that is for uh trash um storage for the residences. The way it's going to work here is there's a set of double um gates on the front of it for
the trash truck to come down and and service it. And trash is going to be um picked up by private hauler. It will not be done by by a municipal or the county. Both regular trash and recycling will be done by private hauler. Typical is two times a week for pickup. Um, if that has
to be increased, that'll be t that's that's addressed by Ridge Oak and their management. Of course, if it needs to be less, it could be less, but typical two times a week. Um, the way the trash works here is the residents is typically bring their trash down. They can come out of the building. There's a door here. They come out the main door, walk
down the sidewalk. We have a door on the side of the trash enclosure. They can go in through that door and they can throw their trash either in the recycling or in the main trash bins that are there. I >> have a question about trash. Are you the person to ask about this? >> It may be our our the project man our
director depends on the question if he can answer. >> I just think you have 29 senior residents. We're not in Florida. >> There's we had a horrible winter and you're asking these residents to bring it down through the building out to this
trash enclosure. I have an 86 year old mother-in-law. I just don't see it. I just don't get it. and and I will defer that to to our to the manager director who will be able to explain how that works both in the Ridge Oak property itself and how they're planning to manage it here. But that's the way we've
designed it is based on guidance from them on how they feel it's going to function and operate. >> Okay. So that's I'm going to hold my comment but know that that's a big comment for me. >> Understood. >> I have I have a question on trash as well. So I know you'll note in this in the diagram that you have up here to the right uh to the right is the trash
enclosure in the existing property and it's right at the top edge of that parking lot right there that you're pointing to there that in light of the fact that there's now another trash enclosure. What 100? >> No, that one's for the Ridge Oak one residents and and this one is for the Ridge Oak 4 residents. We're not
proposing any changes to that trash enclosure, >> but they could use that trash enclosure if they wanted. >> Would see that they could if they wanted to. seems a little closer to the the >> depends on what side of the building you you're you're coming out of. Um but the intent here was to have it on one side and it's being designed with a um a wall
around it. So this way a 7 foot high screen wall so this way the the trash bins and everything inside of it are screened. You won't see them from from >> but they've got to open a gate. >> They have to open a side gate which is right here on the side. >> So if they have a walker they're going to bring their or a rollolator. They're
going to bring their trash. They have to open the gate. I understand. >> You know where I'm going. >> Yep. >> I'm pretty familiar with this community. Not this community, but this type of individual. Yeah. >> Understood. So, the intent is of course have them come in the side the side of
the gate and be able to get into the trash area. We're not asking them, of course, to open up the large gates in front. That's only for the trash people to do the trash people to do that. They would come in the side. We're also providing two turnaround areas at the end of the parking lot here basically
for whether you have um Amazon trucks or the like or or any type of delivery truck or vehicle can turn around here at the end of the parking lot and be able to exit back out. Um which basically brings me to the discussion about loading for the building.
>> Uh I have a question. Have you planned anything for any visitor parking spots since everything is assigned parking? most of it. >> Well, there's 39 spaces in the lot and we only need 29 for the units. So, that would leave us with 10 additional spaces for visitors. So, they would be those
they would be able to park in those unmarked unassigned spaces. >> And and Miss Kelly as the representative and director of the applicant is going to provide additional testimony on current parking operations and how that fits in and how these additional >> some of these people don't even have cars
>> to a certain extent. Yes, that's that's the case. you know, in terms of 29 units, you assume one car per unit, but that may not be the case. >> People may not have a car. >> They may not be driving. And and you'll hear from Miss Kelly about the the age of the residents and how that typically factors into who drives, who doesn't drive.
>> All right. It's currently somewhere around a 40% parking utilization. >> Yes. Yes. It's not one It's not one car per unit or two cars per unit like you're typically used to seeing in in a in a in I'll say a more um regular community.
>> So, just to be clear, how many of these spots will be actually assigned? >> Well, you assume one per unit, so 29 would be assigned and then there would be 39 spaces. >> 10 extra spaces and some of them may very well be assigned for EV parking,
>> right? But if the EV parking spaces along the bottom here, if they're they're not going to be currently used at the moment for EVs, they'll be regular parking spaces. >> And and just to confirm again, Miss Kelly will have much more detailed testimony on parking operations, how the the current, you know, site for Ridge
Oak works and how these additional 39 spaces will fit in. >> Okay. Can I ask another question though? There is a van that's used for Ridge Oak for taking people places. Where is that van going when they're loading and unloading people? Well, the typical way it would be right here in the front
where the van would just park for that time period to load and unload and then they turn around parking there. >> Correct. Yes. And that's where it comes to the comment about the loading space and this is one of the the exceptions that we're asking for here from your from your ordinance um in terms of providing a loading space for the building. It it doesn't need to have a
standard defined loading space like you might see on on an office building or something like that for deliveries. This building basically would have um residents. There's only 29 units here. The intention is that um when it's being I'll say loaded for the first time when residents are coming in for the first
time that's managed by Ridge Oak. So you're not going to have 29 people moving in on day one. The units aren't really that large and you'll hear from the architect in terms of what they look like. So we're not going to be having like an 18-wheeler moving van show up to unload someone's house into one of these
units. It's typically a small box truck, U-Haul type truck that would have a couple of pieces of furniture or the like that a resident may be taking with them into the unit and their belongings and stuff. So, you don't really need a a large loading space to service the building. So, we basically have the area right in front here where a loading
truck could park or they can even stop down here for a while and be able to go through this striped area into the building on the side if if if need be. But the intent is that we anticipate the initial loading of the building would be staged over some time as residents move into the building. And then you'll hear
from Miss Kelly, but typically their turnover is typically three to four units per year. So that really doesn't amount to much in the way of needing a dedicated loading space to to to load the building. >> Talking a lot about parking. Is there is there any parking uh permitted on
Manchester? >> I don't believe so. I haven't I've never seen a car park. >> I haven't seen a car parked there either. I've been there quite a few times, but I don't think there's parking on Manchester and we wouldn't propose that here for what we're doing. Um, so really >> one other question like in terms of the
movement because you said there twice a week trash will be picked. Uh, how's the movement of the trucks uh happening there? because we are talking about seniors in the parking lot uh around >> I mean tra typically and in the movement
for everyone both trash delivery delivery trucks and deliveries we're talking about here are typically like Amazon FedEx those smaller type deliveries ridge oak does the site is managed by the ridge management company of course and they do get larger deliveries to their main um point point
in the ridge in the ridge one site and they'll bring stuff over to the building as needed um and and and Miss Kelly could speak more to that operation. But we figure this building would have the typical Amazon or FedEx deliveries that would occur. They they would be once or twice a day. But the main um I'll say
the main access is going to be through Manchester Drive. You're going to come down, make a left into the existing parking lot that's there for Ridge Oak One. We are going to reconfigure some of the parking spaces here. And just to touch on that now, since we're talking about this, there are a couple parking spaces right underneath here now that
have to be relocated. We're placing them over here. So this way we can construct the driveway access into the project. >> You're placing them. Can you >> We're moving them from from here >> from I'm sorry. We're moving them from the west side of the parking lot to the
east side of the parking lot. Approximately four spaces are being relocated so we can construct a 24 foot wide drive lane um into the new um into the new property. >> 24 foot wide to accommodate a fire truck and delivery. >> Correct. And and that's the typical
standard under RSIS. And I know there's a there's a or standard in your ordinance for fire lanes being 25 foot wide. And we are asking for an exception to 24 ft, but we feel that that's adequate. 24 ft meets the RSI standards for um vehicular movements and and this
lane would be 24 foot wide down to the end here um for that for that purpose of of access. And there was a fire official issued the issued a letter didn't have any comments in regards to to access to the site. >> My question was how is uh the vehicles are turning around? like are you
creating a proper space for the these crash vehicles which are going to be big and all like how is the movement for the tons essentially if a garbage truck comes in they'll come in and pick up garbage here then continue down they'll pick up the trash here they'll typically
have to basically back their way out just like they back out of of of this driveway now garbage trucks are used to doing that they do it all the time in certain sites and we feel since it's once or twice a week that that's adequate for them to make those make those movements. The smaller type trucks like the Amazon and the um and the FedEx
type trucks, we do have at the end of the parking spaces here, the two the two striped areas where they can do a K turn in the parking lot and and and go out. I mean, if a garbage truck is small enough and they want to try to make that turn, they certainly could do that. I think they're just going to back themselves out um you
know, once they're once they're done with with their with their work. Um so the next item I want to talk about briefly is the um is your ordinance requirement for parking lot open space. Um we do need a waiver from this um
requirement and this is the requirement of the number of open space areas contained within the proposed parking lot. And this was noted in Mr. Schlly's letter. We did have a miscalculation in our plans. Your ordinance requires 10% of the parking lot area to be um landscaped um or or green space. When
you count the single open space here and the space on either side of the sidewalk, we only have and and two little slivers on the south end, we only have 5.43% open space. So, we are asking for an exception for that um from your ordinance and and and really on the
basis of if I was to add the additional um open space to get up to 10%, I'd have to stretch the parking lot out another 20 to 22 feet to the north and push the parking up here to add some additional islands inside the parking lot. We feel given um the the nature of the residents
here, the less islands in the parking lot, the better. Um and also too, we also feel that since we have this um large expanse of of lawn in the front here between Manchester Drive and the um property itself, um we feel that there's
adequate open space around the area um to to buttress the parking lot in terms of um in terms of the parking lot open space that that's around the site. So we are and we are going to based on comments in the review letters add additional shrubbery massing all along
the eastern side of the parking lot here as well as on the southern side of the proposed parking of the existing parking lot on ridge oak one. Believe that was in one of I think it was in Mr. Schlly's review letter um about adding additional um shrub massing in front of parking spaces. So that'll add to um the
landscaping that'll be out there on the property and help help >> buffer. So, it's going to be on the east side and on the north side, right, of >> east side. So, all all along the east side of the parking lot here, >> we'll adding on the east side of the
parking lot on lot um 40 and then on the south side of the parking lot on lot 22 >> 01.01. Thank you. in the southside running along the sidewalk here and then down in front of the spaces on the east
side here where my pointer is on the screen. >> But you currently have shrubbery and >> there's some there now. So, we're going to enhance it. Um especially where we're adding the couple of additional spaces and we're we're adding the sidewalk in. We're enhancing the sidewalk there and then of course along the east side here.
>> Those will those sidewalk enhancements include that see where it ends uh that sidewalk ends before the parking lot ends. Right. Right where you're pointing. parking lot where it just kind of abruptly ends there instead of connecting with the
existing parking lot further east. The reason why we didn't do that is basically because we can't do any work on the county property. So, we we've just run out. It would be a triangle sliver, which didn't make much sense there. So, we just we just yeah, we ran out of space. So we just left it as parking >> Adam path there that's just kind of a
little more loose borders. >> Can't go on to the >> I'm not saying onto the county. I'm saying in that sliver just it just seems counterintuitive that you have a to Mr. Suburby's point. >> Yeah, I think we can probably maybe fit something in here that could just kind of taper down to the end. I don't want
to go maybe I could stop it just the last space might not get it, but then I can maybe taper it off and and get it to fit to the um to to the space before the last one here. Otherwise, that person who's going in that last space has to cut through too. >> Doesn't seem very safe >> or walk back onto the parking lot,
right? >> Yeah. I mean, the intent is some of those folks might be parking and walking across the street to to Ridge Oak one anyway. But I I'll we can certainly add a little bit more concrete in there and and try to get it as close as we can to the last space. >> Doesn't even have to be concrete. It could be just like I said, a little bit
of a path. But if you could do it, >> what's what's the existing material? >> Concrete. rete. Yeah, it's all >> but he's saying he can't get it in that slope. >> I can probably get to the last space right here and I just get left with >> Yeah, that works. >> Yeah, we'll we'll do something to to
extend it a little bit further along there. Um it won't be this the width we see up here, but we'll be it'll be usable for someone to step out onto and and walk along that that sidewalk. >> Then the concrete path on south side of 22.01 No one to
>> as close as we can to the last space >> possible to the last parking space. >> And so we >> Well, that portion we won't be able to plant. We'll have to because that we can't do that on the county property, >> right? But you wouldn't be able to really plant that anyway, would you?
>> Right now, we'd be able to plant it. I'd be able to plant the shrubbery in here in this section right here. Okay. I I just think it's safer than diverting someone onto the road to get to their >> where housing to the right or to the north
are >> well what I'll tell you why they were why they walk around the ridge oak where that sidewalk goes uh from a eastern to west you know and then it goes where it goes after that turn it kind of curves up for a poke
follow that sidewalk up and it's kind of like a big I don't want to call it. >> Yeah, but you you're essentially >> you run out of sidewalk there. That's the point. But but if you but I don't know if that's >> through the parking lot to that sidewalk to begin with. >> I I just see it as superolous.
>> Yeah. I mean, I observe people walking a lot on this property when I went out there and using this walkway in front of Manchester Drive in front of the property in particular. So, if someone's coming along Manchester and wanting to go back to the new
property, >> they would have to walk across, come up through here, >> have to cross >> and go like that to >> that very busy intersection now because there's a crosswalk in front of that. There's a there's a crosswalk here which actually this is a speed bump right here and it's actually doesn't go to anywhere on this side. There's a speed bump. They
would come across walk through here, walk along the path here, come across and then they could connect into here or go up this way and back into the Ridge Oak One development. So there's there's plenty of of paths through there for folks to uh to walk on. This was more of a courtesy for the few cars that were
parked here if they were actually going to uh to Ridge Oak Fort. Most of these vehicles we intend would probably cross the street to go to to the Ridge Oak one. I see. And are those vehicle that that that did have numerical or it had numbers on it to indicate. So those are
going to be dedicated to the people in the pre-existing senior housing. So you might not need it. >> Yeah. See, they're they're numbered. They're numbered now. >> And and you will hear testimony again from Miss Kelly on on the assigned spaces. The intent is that those those parking spaces as they're relocated
would continue to be assigned to Ridge Oak One residents. >> Okay. So, I'm going to table that thought for now, but we may revisit it with the straw poll of the board to see if that's something that's important to them. >> We don't do the walk, we can do more landscaping there. If we do the walk, then we'll have to push the landscaping.
>> All right. So, let's table that. >> All right. Well, we I would like to table that for now. >> Michelle, I'm sure you're going to hit on it. Um, but while we're talking about the sidewalks and and pedestrian mobility, just confirming that the the crosswalks will be striped in accordance with MUTCD.
>> Yes, that that is correct. We'll stripe the crosswalk here and MUTCD. And while it's not shown here, we we probably should stripe this one as well at the existing driveway. Since we are adding additional vehicles to to this location, even though it's minimal, we'll stripe that one, too. This is >> going to add a crosswalk at Manchester
to enter the driveway. Yes, there'll be a crosswalk added here at Manchester, the Manchester Drive on the east side. And then we'll we have another crosswalk proposed at our new driveway. >> Will you have a crosswalk at the new residence to cross over to the other side of like where the parking is like
from the main like you know what I'm right there where you >> No, there's there's no reason to to add a crosswalk there. There's no walkway on the other side. >> Okay. >> These folks would just generally walk across the parking lot to the to the uh to the sidewalk that's here. Um, so the other thing I want to point out is since
we do have a trash enclosure that's that's shown here on the plan on the south side of the parking lot. Um, your ordinance does have a provision that it's it's considered an accessory structure. Um, and as such, while it's not an exception, um, the the board still has to grant approval for the
accessory structure to be in the front yard. So, because of its location, where it is on the site, um, it is technically in the front yard. Um it is a 7 foot high um enclosed um structure and there's landscaping around it. If the board feels we need some more, we can certainly add some more shrub massing
around it. We have shrub shrub massing on the south side to um trees on the east and west side of it, but the board feels we need some more landscaping. We could certainly do that, but we're asking for permission to install that um in the front yard as an accessory structure.
>> The green behind the garbage enclosure. Yeah. What is that? >> All right. So, I'm going to get to that in a little bit. Those are the storm water basins. We'll talk about when we get to the stormwater aspect of the project, but yes, there's a storm water basin to the south of that. Um, so we are asking for approval to have that structure in the front yard. Um, in
terms of emergency vehicle access, um, we've kind of talked about this briefly already in terms of the access width of the road. We have 24 feet as opposed to 25. um that's accessible of course through Manchester Drive and the existing parking lot as you come into the property, but we're also pro
proposing a secondary means of emergency vehicle access from East Oak Street and that's at the end of the culde-sac on East Oak Street here. Currently, that's that's a small turnaround area or culde-sac as I'll call it. We're proposing a stabilized turf um pathway
that comes in on the north side of the site. Most of that's on lot 22.01 01 um which is the Ridge Oak one site. Um it's stabilized turf and then it opens up into an access way to bring a fire truck into the property um if if need be from from East Oak. So you have two means of
of emergency vehicle access into into the property. That also gives you the um basically two two means of of access to the building in terms of um fire apparatus if if need be. But for the most part we would think that they would be accessing the building from here. But this is another means of of them to be
able to get into the property if something were to happen on Manchester Drive or somewhere else um south of the property site. They have two means of of of getting there. >> I have a question. >> Stabilized turf. >> So So stabilized turf um is essentially um it's it almost looks like a honeycomb
structure almost like you see on on the plan there. It's um they're probably cells about 2x two or 2x3 um in in size and it's a plastic grid that gets laid down. Okay. It can support the weight of a firetruck, 80,000 pounds. It's rated for that. Um, it has a stone subbase to
it. It is permeable. Um, it's over over 90% permeable. And you fill it in with soil and you seated it. It looks like grass. I know there was a comment in one of the letters about providing demarcation um or demarcation markers along the edge of it so the fire so the fire department would know where that is
and we could certainly do that um with some with some markers there so they could see where it is. Usually it's pretty identifiable um when you're out there in the field um in terms of it, but we can do those markers just so that there's a clear indication of the limits of it um when you're out there. But it's it's it's used um pretty much throughout
um New the country um you know, and it's not meant to be driven on every day, which is why it's it's called stabilized turf. It's grass. You mow it like it's regular grass. Um but it can support the weight of an emergency service vehicle if needed. What do you do with that in the winter when you get eight inches of
snow? >> You plow it just like you do anything else. >> Okay. >> Yeah. And like any like like any other uh vegetated surface, you plow it um and then you would just may have to just do some maintenance on it in the springtime like the additional seating or up things like that. >> It would be maintained plowed.
>> Has to be plowed. Yes. >> Has to be plowed. And would a emergency vehicle be able to reach a fire truck back of Ridge Oak? Um, >> I mean, a ladder truck would have an aerial of almost 100 ft on it, it would reach out pretty far. I mean, this building's about 70 ft from the property
line, but if you're doing an aerial, it would go up. And again, I don't know if they would want to access from there. It'd be better along the front, but you have the opportunity to do it from from either either location. >> And there used to be a um Mr. Schly, there used to be some kind of um bar
down on East Oak. Wasn't there like a a um emergency access bar that came down? >> Well, I'll go back. >> Yeah, >> I'll go back to exhibit A2 for the record. Um this is the emergency access gate or emergency access drive that goes
into Ridge Oak One. This is off of East Oak Street. And there is a gate. You can see it. Emergency access gate. It's it's across there now that that basically cuts this off from from regular use. Right. So there would actually be at the end of this culdeac and I'll go back to exhibit A4. We are going to have both,
you'll see it right here across the entry here, a post and a chain with a knox box for the fire department to be able to access. And the same thing on this side too. So that'll prohibit normal traffic from going. >> Okay. Thank you. I just wanted to flesh that out a little bit. Okay.
>> That would be just for just for emergency vehicles to to to access that. And again, because it's grass, you don't want to drive on it every day. If you do, you'll kill it. >> They're gonna have three gates to get through. >> The only gates for Ridge Oak one, there's two gates here for for Ridge Oak 4. >> But they have to come through East Oak. >> They'd have to come through East Oak.
>> Open that gate with the Knox key and then this gate. >> Correct. >> So, two gates if they come from East. >> They're actually chains. So, what they do is they just it's there's a lock. They just unlock it, drop the chain, drive over it. >> Right. Oh, okay. Well, those are chains, but the East Oak is a bar >> is a gate gate.
>> Yep. Either way, they're familiar with that. They know how to, you know, get through that pretty quickly that the fire the EMS fire folks and the police as well. >> And and just to confirm, even though it is essentially grass, once it it grows in, that was included as an impervious surface in your lot calculator.
>> Yes. So, there was a comment in Mr. Schlly's letter about how that coverage was calculated, and the the note on the cover sheet was a little misleading, but we did treat um the entire emergency access path as lot coverage. So we didn't take a percentage of it. So the the p so the
coverage numbers denoted on the plans for both ridge oak one and ridge oak 4 treat that as being totally impervious or total coverage for the for the project but even though it is pvious from a grass perspective >> right you talk about what's under how it's constructed because I I think I
read in one of the reports that it's action is much greater if it's under the >> well what what it is it's not so much the compaction um it's the material that's underneath the um the turf. It's it's a it's a thicker stone bed that allows for it to support the 80,000 pound vehicles. So, I think it's like 12
inches thick of stone of of graded stone material that can support the weight of that vehicle with the with the honeycomb um surface on top of it. >> Stone then you have what? >> Grid. >> Well, the grid the dirt's in the grid. So, that's what supports the grass. So
you drive basically you drive right on top of the grid and the and the and the dirt is even with the top of the uh the grid and that's where the grass grows out of >> under the grid is stone. >> Correct. You need some type of subbase that's strong enough to support the weight of the truck. So that's stone underneath there. >> It's not gravel. It's like actual
>> it's it's it's it's a gravel material. Yes. So it is permeable in the sense that water will filter through it. You don't want it to be impervious because then it'll it'll just it'll just um I'll say drown the grass. So it has to be it has to be drainage type of stone. >> That's that's what I was trying to figure out.
>> Yes. >> Side like above the uh left on the >> the left side of the jaw. >> Yes. Yeah. Like right. What's that part like above
>> this this area here? Yes, it's actually an amenity area for the development. I'm going to get to that. >> Why there's no path built from the front when the there was a entrance on the left side of the building. >> Oh, you Okay. You mean Okay. Yes. So, I I'll get I might as well just talk about
that now since you're asking the question. >> Aaron Wall, could you use your microphone a little closer? >> Sorry. >> Thank you. No, no, that's Sorry. That's okay. >> So, on the south side of the building, there's a couple of of of items here. Um, just to point out to to the group, um, we've got an an existing um, ent
existing, I'm sorry, proposed um, entry exit coming out of the building to a walkway with some benches. Um, there's a gazebo that's proposed here. Well, there was no detail of it on the plans. Our architect will have an image to show you of that gazebo for the residents. We've also got a rectangular area here with a
walkway around it and and a um what I'll call a raised planting garden in the middle of it for the residents to use for a little community garden space. um that that'll be there as well. Um and there was a comment about why isn't this path connected and I think that was in one of the review letters as well. We
also and we we agree that from a from a accessibility standpoint we we should just connect this sidewalk to the sidewalk here. So you've got full connectivity around around the site. So that's something we would we would do as you know as part of an amendment to the uh to the site plan >> especially because of that door that's
right next to it. >> Yes, there's a door here and a door there. So we we'll make that connection so you have that you have that connectivity where if I come out of the building here I can walk to the garden area as well or if I'm walking around the site and I want to go to that I don't have to go into the building to get there. Um so we we'll make that change. This is a nice little amenity
space here that we have um with that garden and walking area. Um that's that's on that's on the uh that's on the plans. Um, in terms of I mean that's generally the site improvements that that you see here in terms of the the building, the parking, the the sidewalk. There are a
couple utility pads to the north of the building. One's for a transformer. One is for a generator. While the generator has not been fully sized yet, it's the intention that it would just service um I'll say life safety features inside the building. It's not going to service the individual units. It's more for just the
the common areas of the building. Um and and that's gonna that'll be sized appropriately um by an MVP engineer at the appropriate time. The idea is to put that um you know in this location on the plan. While not shown on the plan, um this building will have a couple of I'll
say groundmounted um utility units such as air conditioning units, not for all of the um residential units, but for some of the common areas. We haven't figured out where to put those yet. They might be on the north side of the building. They could be on the south side. Um we have to work that out with the architect and the MEP engineer. So
there'll be a couple of 4x4 utility pads, you know, may maybe four to six of them at most that we have to find room for around the building. Just a couple of square feet of impervious cover that's that has to be accounted for, you know, that we'll deal with um at the appropriate time, but that >> on the roof of the building. >> It will not be on the roof. No, you'll
see the roof is a normal pitch type roof um here. >> Generator, you said it's going to be serve common areas, you know, lights, but what about air conditioning or heating? >> Um I have to Heat and hot. >> Heat and hot water for the individual
units. Thank you. But not air conditioning because otherwise it would not it would be a huge a huge unit. >> So it's not a building generator. It's not a whole whole building. >> A whole building. It just does life safety and heat and hot water. Yeah. >> It does heat and hot water for all the units. Correct.
>> Right. Which is which which doesn't mean it's going to be a tremendously large unit where air conditioning would be a lot more. At least this way the residents have heat and hot water, you know, should should there be a problem with power. >> And there's no building um entrance on the north side, correct?
>> Um there is one door on the north side here. I think that goes to utility room, but I have to confirm that with the architect. There's an entrance here. >> And then you >> mean the west side, excuse me. >> Oh, no, the west side. There's no there's no doors on the west side. That's facing the the the residential areas to the um west. Um there's no
doors on that on that side. That's just going to be windows um for the uh for the units. And this this west side here basically between the building and there is going to be a retaining wall um that's between the building and the wetland area. Um the walls anywhere from two to five five and a half feet in
height. Um this area really is just um just I don't want to say um m it's not maintenance area, but it's really kind of off limits. There's really no walkway back there. It's just an area between the building and the retaining wall. Um that's that's kind of just just landscape lawn. And then you have behind
that, and I'll talk about this more with the overall property landscaping, but you've got proposed landscaping and and buffering to the residential properties to the uh to the west, >> those those conservation easements >> and the conservation ements. Correct. >> Um so talking about site grading, since
we're talking about retaining walls, um there are a couple retaining walls on this project. The site itself's relatively flat. It's not that steep. It's probably about 15 20 feet of gray change from the south west corner to the northeast corner of the property. It's actually going down down down as you go
towards Manchester Drive. Um so it's actually got a little bit more gray change than you might visually see when you're walking around out there on the property looking at the property. But for the most part, we're creating a flat pad for the building itself. Um and then we do have some retaining walls like I mentioned behind the building. That's
mainly to to allow us to create the flat area for the building and stay out of the majority of the wetland buffer. We do need a permit from the D to go into a portion of the wetland buffer to build the retaining wall um and some drainage and the grading for that wall um so that
we can make everything fit on the property, but we don't need to go um too far into the buffer. And we have a wall there that's about, like I said, between two and about 5 and 1/2 ft at its tightest point, which is on the southwest corner of the building right here. Um, for the purposes of constructing that. And the building's
actually lower. The wall goes up a little bit um in terms of what when you're if you're looking out your windows towards the uh towards the retaining wall, you actually see the wall. It's not the other way around. Um, and then we have a couple retaining walls. One for the storm water basin to the north, which I'll talk about a bit
more when I talk about utilities. Um that wall is about 4 feet 4 and a half foot high for that basin that's contained within the basin. Then a small retaining wall on the northeast corner of the parking lot. It's about a two-ft high wall that we have there with some guide rail for the parking spaces.
And then the wall that that encloses the trash enclosure, it's not a retaining wall, but it's still a wall. Got seven feet high for the trash enclosure. Um, in terms of just some cut fill numbers, while this is still very preliminary, I know there was a comment in in the board engineers review letter about cut fill
on the site, we do have to demolish the existing building, remove the existing asphalt that's out there, um, fill in the foundation that's there for the existing house and and and so forth and prep the site for construction. We do anticipate that since we are um cutting the building pad in and with the parking
lot um that we have to pave in the stormwater basins, we do anticipate an export of material. Um we're in in in the order of approximately 2,000 cubic yards, plus or minus that still has to be confirmed, but just for for the record, we do anticipate an export of material from the site.
>> Given some thought to um you know, this is in a residential area. There's going to be some children going to school. Um I don't really know what the bus traffic is there, but have you given some thought
to what time you're going to be taking these this material out? We >> we haven't talked about that yet from a construction perspective. Um but typical construction hours of 7:30 to 3:30 typically. Um, but if there's a concern for for traffic in the neighborhood, I'm
sure that's something we can we can work out with with the with the township engineer so that we're not running dump trucks or, you know, down the street when the buses are picking up. >> That would be a concern for me. I think that that's a valid concern given that it's a a residential neighborhood that
you've got to travel through and you're pretty close to Oak Street School there and Ridge and all of that. So, >> I think it's a fair assessment. We can we can look to to accommodate the schedules. >> Okay, good. Yeah, that's about 70 tandemss. >> Yeah, plus or minus. And and then we're bringing in, you know, material for
paving and the basins and such. So, there'll be some vehicle traffic over the course of the construction, but I think we can try to look to to minimize that that impact to the neighborhood. >> So, in in terms of the building height, I just want to point out that it complies with your ordinance requirements. Um, the ordinance is 35.
The height of the building is 32. Um, so it complies with the ordinance requirements based on the calculations on the way it's calculated. Um, and I talked about the retaining walls. They'll have a fence on top of them. Typically, it will have a a 4 foot high um split rail fence for just purposes of
of going around the retaining walls just um for safety purposes, but we don't anticipate many folks walking in the uh in the wooded area up top here. So, still will have a fence over there anyway. >> The 4ft high split rail fence on top of the retaining walls. You're going to
have Yeah, we Yes, we we can we can it's like a it's like a wire mesh we can put on that >> wasn't in the plan. But you would >> Let me just check that because I sometimes we >> kind of an attractive nuisance. Kids see
that, right? And they say, "Oh, let me fly off of this fence." >> Probably in grading, right? >> That >> grading plan. Yeah, it's actually on our split rail fence detail that that shows it on there, right? >> Detail what over on what page?
>> It's on uh sheet 12 of 16. >> Okay. So, it's detail what 12 of 16? >> A detail called split rail fence detail on sheet 12 of 16. >> Called a wire mesh. >> Yeah, it's a wire mesh. Yeah. Correct.
So, in terms of um site utilities, um a couple things here. It is going to be serviced, the building will be serviced by public utilities. Um primarily um what we're going to be doing in terms of those services. Um and it's on this is on the utility plans, but I'm just going to describe it
to the board here. Um we'll have public water, public sewer, gas, electric, um all those services that will be that will service the building. Um we are going to have to bring in new water service So, there's a water man in Manchester Drive right now. I'm not sure of its exact size. Um, the assumption is
it's it's probably at least a minimum of an 8 inch main, but we we'll confirm that, but there's a main in Manchester Drive. It's maintained by New Jersey American Water. U, we're going to tap off that main and bring our water services in along the southern southeastern portion of the property, come into the site and service and bring
those into the building. Um, you'll see this gray pad here that's in the southeastern corner of the of the plan. That was a pad for a hot box for the backflow preenter for the fire suppression system. Um, that is within that 25 foot buffer that Mr. Schly
pointed out in his letter. So, we just need to move that pad back. So, I'll probably take that and move it back a little bit outside of that 25 foot buffer. We'll add some additional shrubbery and landscaping around it to screen some of it, but we do need access to it to get to the to get to the um the backflow preer for service purposes, but
I'll move that out of the um out of the buffer. But the utility lines, the water line, the the domestic water line and the fire service line will come through that 25 ft buffer which I think Mr. Sly noted is per is allowed um per per the ordinance. Um and then that will come
into service the site. We are proposing a fire hydrant here coming off of that main and we do have the >> Hey, wait. Can you say here? >> Keep saying here. I'm sorry. We are proposing a fire hydrant on the southeastern corner of the property. Um that will be there and we're going to have a fire department connection there
as well. And I believe that fire department connection was actually shown just inside the property line on the southeast corner. And to be consistent with your ordinance, we'll just move it into the right of way for the purpose of it's not within your 25 foot buffer. But that FDC needs to be next to the fire hydrant for the fire department to have
the ability to hook up to that to charge the sprinkler system within within the building. >> Just going back to the water, the will serve letter says it's a 12 inch diameter water main fronting the property. >> Oh, thank you for confirming that. Um I thought I I could have swore I thought it was an eight, but that's fine. Um so
12 inch, so that's more than adequate for for fire protection for this building. Um so we'll have two services for water. Gas will come in that way as well, and that'll run into the site. Um and electric will either electric will most likely come from the north through the existing um ridge development to
access the site, but that still will be worked out with utility companies at the appropriate time. >> Electric underground. >> It'll be underground. Yes. Lastly, we do have a sanitary sewer service and I mentioned that sanitary sewer easement on the on the west side of the property. That's where we're going to tie into. So, we do need a permit from the state
to make that connection because it's within a wetland area. We filed for that permit. Um, and again, it's pending with the uh with the state, but the connection is intended to go to the uh to the west and tie into that main. Um, and then of course we do have since
this project is considered major development for the purposes of of of storm water purposes, we do have a pretty extensive stormwater management system on the property. This is only a a 1.99 acre property. It's only about 1.4 acres of of actual development, but
we're talking about a storm water system with basically three different storm water basins to handle runoff from from this small site. Yeah. So, you've got a basin on the north that you see here that's um you know outlined with retaining walls that will pick up some runoff from the project site. I have a
basin on the south that will also pick up runoff from the project site. And we also have a porch pavement system in the proposed parking lot that will pick up runoff from the paved areas of the uh of the property as well. So, we have three different basins um that are designed to
handle attenuation and water quality for the uh project. Um, we also have because we can't get this little section of of driveway that we're proposing into any of those basins because like I said, the grade goes from high on the south west side to low on the northeast side. We
are proposing a water quality device down here in the corner to provide water quality for the section of the driveway we can't pick up. That's on 22.0 on this. And there's a detail of that on the uh on the site plans. So, we've got basically four different ways of treating water quality um on the
site and three and three basins for attenuation to meet the storm water requirements, which is the rule that was put into effect in 2023, which requires us to design for what they call the 2100 year storm now or that future storm event um that that basically requires an additional amount of storage on
properties. >> The water quality device. >> Yes. >> So, it's not a a basin. So, what is this device >> to basically it's it's a it's a concrete box with a series of um soil layers inside of it that will filter runoff and
there's actually vegetation that's actually a plant or tree that gets planted in it and the root structure of the tree along with the soil inside of this box which is probably about 6x6 in size filters the runoff that goes into that goes into that structure. It goes through the soil and then
eventually drains into the storm water system. So, it's about a two and a half foot cross-section soil that filters the uh the runoff >> shown on >> it's there's a detail on sheet uh
sheet 13 or 16 and it's called the filter um manufacturer treatment device >> there storm sewer in Manchester in front >> there is a storm sewer in mass in Manchester ultimately this whole system will tie into an existing inlet that's actually right down here in the corner
at the um northeast side of Manchester right up by our driveway and that system continues on down Manchester Drive, but we're tying it our tying point is is is right is right over here on on the northeast side of the property >> for this new development and for 2201. >> Correct. Yes. We're actually be running
a storm pipe down the driveway to make that connection into into that inlet. Do you anticipate any major changes to your system if the soil conditions are not great for drainage? Assuming a bad perk test or something like that? >> Well, we actually does the systems are designed um because there's no infilt
there's no infiltration on the soils out here. So, the systems are designed um with with under drains to basically take that into account already. So, they're actually because we have what they call D soils under the state standards. Um that means there's no filtration. We tested for it. We didn't have any. So
basically it's assumes that the all the water runs off nothing infiltrates. So your systems actually get a little bit larger to account for that volume of runoff. >> Mr. Michelle just to confirm we will would agree as a condition of approval to provide a storm water maintenance plan.
>> Yes, that's we will provide that if the board grants approval we would provide an onm manual for the uh for the project that would get recorded as part of the deed and that would run with the land for maintenance of those of those facilities. And just to confirm, I know there was a comment in the environmental commission memorandum um that would
include that uh cars may have to be removed uh on the pvious pavement parking spaces when there's clean, right? >> So, so with the pvious pavement, you typically have to maintain that. It requires a vacuum fluct three times a year to make sure you
don't have any clogging of the pores of the asphalt. So, when that happens, you'll have to have the cars moved in order for that to occur. Not a difficult thing to do. It's just managed by the company and it gets done and you move on. So, it's just part of the uh part of the process.
>> You do it now. No, >> there's I don't believe there's any porest pavement on the current man on the current Ridge Oak project. >> Oh, porest pavement. >> Yeah, this is for porest pavement. Yeah. So, for these for the spaces on the >> right, I got it. Sorry. >> That's right. Right. >> And that's going to be more and more
common. You're going to see these more and more throughout the state. that we're proposing on pretty much every project we're doing now. >> What does >> that look like? Does it look like asphalt or something completely different? >> It looks like normal asphalt, but if you if you look up close, you'll notice the surface is a little bit rougher than
standard asphalt because you have a void space or void ratio that's that's mixed in with the aggregate and the mix that creates the uh creates how it binds together. So, over time, it does degrade a little bit more quickly than regular asphalt. Um, but that's why you kind of do it only in parking spaces, but the D
is allowing us to do it in drive aisles and on and on on drive paths now. So, they're really pushing it and and the mix and the product has gotten better over time from what it was 101 15 years ago. Um, so you you'll notice it'll be a little bit rougher and if you ever see it in in in action, the water you'll
just watch the water disappear right into the uh into the asphalt. >> But the idea being you have more pvious surface. Well, it well, as it goes through the asphalt, it goes through a series of um stone courses underneath that filter the water before it goes into an under drain system and then it's >> less runoff too.
>> Correct. It slows it down and allows it to um to infl to um be detained over time. >> What size what's the diameter of that under drain system? >> It's typically 4 in. You know, between four and six inches depending on the volume of water. And we would have to do those final calculations before we go to
construction on that. that runs down to storm sewer piping that will connect to that manhole near the entrance. >> Yeah, there there'll be a there'll be a main storm line that that'll connect into. That storm line will run down and then go down towards the entrance on the northeast side. The main storm pipe is
bigger. It's it's 24 in 18 to 24 inches in size. The under drains in the basins and in the porch pavement are smaller. They're 4 in 6 in the Yes. >> branches to the trunk. They're much smaller. Um, so that's the storm water system
meets all the the D requirements for recharge and I'm sorry for attenuation and water quality. No recharge here because we don't have soils that support that. Um, in terms of the landscaping on the project, so we talked about this kind of briefly already around the site.
You can see we have a series of trees and shrubs that are being proposed here for planting purposes. Um, a couple things, as I mentioned already, we'll add additional landscaping in front of the parking spaces to add some shrubbery there. We can add some more landscaping on the hot box. Um, we are removing
trees on site. There's 26 trees to be removed per our demo plan um of various sizes. Ultimately, we're going to be planting um 78 trees on site where 36 are required. So, we're going to be in excess of your replacement requirement. Um, as you can see looking at the plan
here, the majority of them are are going to be, you know, kind of um deciduous and and and um type trees in and around the parking lot and in and around the amenity space. And then we're going to have a series of evergreen trees along the southern property line, as well as infill plantings of both deciduous and
evergreen along that western property line. Um, if you've been out to the site already, you've noticed there's some there's some wooded areas out there to to start with. um it's it's not completely blocked out because it's really um deciduous planting. So in the winter time of course you have fuse through those areas. We're looking to
you know add um introduce evergreens on that eastern on that western side to kind of provide some screening of the building over time. Those will grow up and then on the southern side I know there was some talk here about um the potential for um removal of some of the
existing I'll call it scrub and underbrush that's grown up on that southern property line. If you go out there and take a look at it, there's some there's some deciduous trees that are on our property. There's some evergreens that are on the lot. Just for reference purposes, it is lot
>> talking about the one >> lot 41 to the south >> on the corner of Manchester. >> Correct. The lot that is that is just here to the south. You can see some evergreen trees that have been planted there already. Um and there's some evergreens that are mixed in with the larger deciduous trees. So, we're proposing to add additional evergreens
on our property to kind of create a more year round screen as opposed to what I'll call that scrub and brush that in the winter time is basically open and then, you know, it gets it gets grown up in the summer, but then you lose it again in in in the winter. So, we're looking to enhance this area and provide
plantings there. So, we have a buffer to that southern to that southern neighbor. And then when you get up towards the the west side here, that's kind of a little more dense um existing vegetation that we're not proposing as as much evergreens there and just some more infill of of of regular trees in that area.
>> What kind of evergreens are you envisioning? Because an evergreen isn't an evergreen, isn't an evergreen. >> So, we were we had a a mix of different ones. Just give me one moment to look at the landscaping plan because we do try to mix them up so we
don't have all of the same species on site. Um we had um blue spruces, white pines, junipers, and holl. Holl are probably more the the bushes. I don't know. Holl's 8 to 10 foot in height. Holl's, junipers, blue spruces, and white pines,
which is a decent mix of of different trees. Now, there was a comment about an existing 14inch white pine where my pointer is right on the plant here just to the say the south of the amenity space. Actually went out there today to take another look at it. It's actually a nice looking specimen tree. So, we'll
we'll see if we can try to keep that 14-inch white pine and kind of make some adjustments around it um to move some of these trees so it can kind of stay. It's really I think it's right off where we have grading. So, if we can tree well it or do something, we'll try to do that to keep that that white pine that's there. It's a kind of it's an older pine, but
it definitely has a nice a nice look to it. So, we'll try to maintain it as opposed to removing it. Um in terms of the buffer plantings, this goes back to Mr. comment in his letter about buffer
plantings that are on the southern portion and the east and the western portion. You have to have a 25 foot buffer from residential properties. um when you're abuting a residential zone. Um we feel that that this strip in here which is about 40 feet wide of existing
vegetation we feel is is adequate with the additional enhancements that we're proposing to to meet that buffer requirement along with the additional evergreens that we're proposing on the southern side to maintain that to meet that 25 foot wide buffer requirement per your per your ordinance. If the board feels we need to add a few more, we can
certainly do that. But if we feel that that's adequate based upon what we have on the plans now >> well the board will have a landscaping and a lighting committee >> and we yes and we'll work with that committee you know the appropriate time to make any adjustments that need to be done >> and that would be the time probably that
you know if they figure that it's not adequate they would let you know will intend to have that I believe. >> Excellent. Is there any um issue with the uh because it's the wetland on the west side. Does that impact uh like the requirement by any chance in terms of
that 25 ft versus >> No, I haven't had the D ever come back and say to someone you couldn't plant a tree in in the area. Um so as long as you do it um you typically supposed to hand dig them, but you you know you make you make provisions to be able to go in there and enhance that area um from an
approval standpoint. Um but yeah, you're not removing anything. just enhancing it. >> Um that that's the landscaping on the site. Um and I know there was some comments about planting over utility lines and things like that, but we do have to
provide screening in that southoutheastern corner. So we are going to have some plantings over some utility lines. So it's just part of the project and if it ever has to be maintained, we'll have to deal with that in the future. But that will be something that'll have to be done there. Um, the last item that I'm going to talk about
is lighting on the project. I do have an exhibit for that as well. That'll be A5. For the record, and it's entitled Lightning Exhibit, also dated um April 7th, 2026.
We are essentially proposing um six six polemounted lights um for the project. Um they're similar in style. You can see a picture of them right here on the right to the lights that are actually part of Ridge Oak One. They're LED style lights. They're going to be 12 foot in height. Um you'll see them denoted on the plan here as these AMB
style lights. And that's just the differentiation of the phototrics. The the A and B is the same type of light. It's just different photometrics. Um and and and the reason why we're going to talk about the lighting here is is because we do need two um exceptions from your ordinance for lighting purposes. One is for the lighting
levels. Your ordinance has a a standard of of lighting levels on sidewalks of 0.2 foot candle max and on paved areas or parking areas lower. >> Sorry. Your ordinance has >> two exceptions. Two >> exceptions. >> First one being for lighting levels on sidewalks.
>> Correct. Your ordinance has a maximum of 0.2 foot candles. And your ordinance also has a requirement for um the maximum foot candles in a parking area of 0.4 foot candles. Um for this particular project here, we're requesting an in uh the
maximum of 1.6 foot candles. Um primarily being that this is more of a senior type of development. Um there are people walking around, they're using the parking lot and we feel a higher lighting level um would be um adequate for the types of um folks that are using
the site. >> 1.6 foot candles in both sidewalk and parking areas. >> Yes, both sidewalk and parking areas. And that's an average. >> You have six of these. >> We have six total lights. >> Those are noted there on the on your current exhibit um A5.
Basically, because it's residential, the lights stay on all night because you have people that can come and go at at all at all all times of the evening. Um, >> in the words of our former board member, Mr. Lazinski, lighting is the issue that
comes up over and over again. um it is the number one thing that we hear from neighbors and um as a nuisance. >> I I would I would offer up that even though the level seems excessive, the 1.6 foot candles over which ordinance
typically has of 0.4 the 0.4 number is actually very low in terms of light in terms of lighting levels. But also I would point out that these are 12t high lights. They're not 16s or 20 foot high lights. So, they are lower to the ground than what you might see in a shopping center or a um another type of
development where the the higher the light, the more it's it spreads out further. >> But that's a commercial development. This is >> so we're down at 12 feet, which is a much lower height. Um and it's contained to the to the eastern side of the project. So, you know, folks to the west, the building certainly blocks it.
Um and again, we are proposing shielding for any light going to the east, you know, out towards Manchester Drive. Um and and the way the lighting is directed now with LEDs, they really are directed downward to the site. You don't get a lot of I'll say um glare of the light going outward.
>> Outward glare. >> Yeah. >> They're not shielded though. >> They would be shielded. They do have house. The a lights do have shields on them. >> You go back to your diagram of the light >> or your actual picture. You're saying that's sh downward shielded. >> Well, it's down. It's LED. So, it's
actually up here in this um in the top right here. >> Which is the A and which is the B? We see in the yellow circles A and B, but on those fixtures which is the A fixture and which is the B. >> It's I you can't tell that the only difference between the A and the B is the way the light disperses from the fixture. So the A and the B fixture is
the same fixture. It's just the way the phototrics of the light >> which way or the the B fixtures. How do you tell which way they're they're >> all right? So if if you if you take a look if you look here on the plan, >> the A fixture is a phototric where the light goes in one direction this way. is
going east. >> A is going east. The B goes east and it goes west. >> Well, that B does, but the B closest to the building only goes west. >> Oh, that gets cut off by the building. >> So, you're saying the B fixtures are
basically 360° and the A fixtures are in one direction. >> A fixtures are one direction. B is basically, you know, an oval around it. Yes. So, this this is a good indication of what the B looks like. The lights in the middle and you get light around it almost like in a football shape. And the
A fixture has basically like a cut off that projects light only in one direction. You do get a little bit of of spillage off the back, but not like you would on a typical B fixture. And and again, the reason why we're asking for the higher levels is given the the types of of residents we have out here. You
know, we could, you know, bring the lighting levels further down, but if we go to a point four, the the the light the lighting becomes really dim. >> What if you had more lights but lower levels, meaning >> in other words, instead of 12oot
fixtures, right now you have six 12oot high fixtures. I believe your question is, how many fixtures would you need get the height of the fixtures down to like 10 feet? Because the lower the fixtures, the lesser chance that a neighbor is gonna see under
>> you wouldn't typically typically go less than 12 in a parking lot because it just becomes an issue for throwing the light a certain amount of distance across a drive aisle. So 12 is really the the lowest you want to go. If you go to 10 or eight, it's not really going to reach where you want it to reach to into that middle portion of of of the drive lanes.
Um, so I would have to go in order to try to bring the levels further down. I'd have to add more lights and reduce the wattages of the lights, but then you get right. But then you get what I call dark a lot more dark spots through through the parking lot. Even though you're going with more lights and you're going closer together, they don't throw
as far as 12 or 14 foot light might. Is >> there a way for us to get um I mean sort of point of reference because I I what I'm looking at is point4 versus 1.6, right? That's like over four. That's like four times as bright. But I I >> Yeah, I don't know what
>> a slide that shows us like a visual of that. >> Yeah, I forget the name of the There's a published appellet division case in a footnote. It talks about how many foot candles are in a typical, you know, places. That's what I think
they're asking for. If you can >> Yeah, I have to go back. I'll have to go back and get that. I because because you're trying to reference >> unfortunately was like in a jail cell. Okay. And I believe that was something like I'm just doing this my recollection could be totally off like 10 foot
candles and then they were talking about in a gas station under something like that number of foot candles but if you can get them some kind of example >> I I will come back with some reference points to to foot candles. >> Sometimes the manufacturers will be able to provide that. Well, well, well, the lighting levels here, the foot candles
are shown from the lights that we're proposing on site. But if you want to get a reference point to what one and a half foot candles might be might be related to versus what this room like this might be, 80 to 100 foot candles outside in sunlight I know is a few thousand foot candles, but I'll have to
get you that information so that you can have a reference to it. >> Understood. >> What do you have in currently on the um current Ridge Oak site? These lights that we're proposing here are the same lights that are on Ridge Oak one that they've been that they have out there. Um, so >> they're currently >> Yeah. So, we picked we picked the same
we got the manufacturer spec just to confirm that the planning board in 2018 did approve that lighting package which also required exception relief. >> Those are Oak >> for the Ridge Oak one property. Correct. >> I don't know what the average on the Rejoke is, but yes, it's the same light
fixture. >> Can you check? There's no lighting coming from the building itself that would help light the parking lot. What you're going to have on the building, and the architect can speak to this, is a couple lights at the doors, >> but it's not going to be lighting that's going to light up the the parking lot itself. >> And there's no ballarded lights or
anything like that. >> No, no, no lights. No baller lights. These are just going to be polemounted lights, 12t high. So, it captures both the parking lot and the sidewalk areas. >> Does it capture the trash enclosure you're having people take stuff to? It it doesn't quite get there, but again, I I don't know if people would be
coming out late at night to throw out their trash, but it was I Miss Kelly could speak to when residents would be using the trash enclosure. >> Let me just for the record, so I pulled the 2018 resolution bringing here tonight because there were
two things that were of interest to me. I thought that questions would come up. One was a comment in Mr. FL's memo which talk about later but it just so happens here are the findings as to
the maximum illumination levels. So this is paragraph A7 on page 8 and it says site plan ordinance section 21-41.3 requires a maximum foot level of 0.2 for sidewalks and a maximum foot candle
level of point4 for parking areas. That's what he's already testified to. Now, in Ridge Oak, Ridge Oak 3, the applicant was proposing 6 foot candles for sidewalks and 6 foot candles for parking areas. Here are
proposing I heard 1.6 is the average we have here. >> I understand. So, what the board approved >> is 2018 was6. >> So, it's not what you were saying. Well, it's the It is the same lighting fixtures, >> right? But not the same and it's 10
years LED. >> Yeah. So, can you It's LED. They were LED lighting. >> Yeah. But they were 6, not 1.6. >> Can you just check to see if you did 6 in 2018, can you do 6 today? >> I'll take a look at it. I understand
what the board's concerns are about. >> In addition, it would just be interesting to see what they could look at or what their common knowledge is. What does 1.6 foot candles look and feel like? And what does 6 foot candles look
and feel like? And what does the point 2 and point4 look and feel like? >> I think we need to think about this also by make it easy for us to see the difference in a um kind of presentation where we could actually see >> demonstrative aid. You know, I'll I'll
see what we can put together for that. Yes, >> I was looking demonstrative aid. make it easy for us to understand. It was >> I'm a little baffled by that this was the same at Ridge Oak one when it's not the same. It's the same
>> the same light, but it's not the same. >> But the distribution is different when you when you lay it out differently in a parking lot. >> Fair. >> Yeah. It's not It's not the same light distribution. It's the same light fixture. Okay. The distribution is different the way we orient. >> Currently LEDs at the
>> They are currently LEDs. >> Yeah. like a retrofit. >> Let listen let them come back. >> So my question is what do you have in the parking lot currently? Oh the ingress and egress.
>> Understood. And then and we'll do a comparison to that so you can understand what the parking lot requirement what they are and we'll get those numbers for you. >> Yeah. One of the issues that I see is like on the east side there are no trees to block any lights towards it like on
this side on the south you have some trees. I don't know how high they might be going. So in addition to what everyone is saying, I would like to see how uh the uh how you can use the beautifification of the property the uh
to also help alleviate this problem. >> I think to to answer that question just for the board's edification, we're not talking about the lighting levels, but the property to the south is higher than our site as it's dropping off in grade as I mentioned going down Manchester
Drive. So the properties to the south, west, and and the south would be higher than the site. So I don't think they would really see the light source itself under the light fixture since they're only 12t high. Um, and we are going to have, you know, some some a decent amount of landscaping on the southside
and vegetation. So I think that would help buffer what would be an impact from the lighting. And if I go back to exhibit A5, just so you can understand the lighting, the way the lights throw, you see these zeros that are here. that's that's that means the lights don't reach that far on the property. So
there's zero foot candles as you get to the south and go further away from the parking lot. So it it does dissipate and and go away to the point where you have the ambient nighttime lighting is basically what you have out there from from the moon and so forth. Um that would be that would be affecting the ground here, not the lights that are
probably over 120 feet or more away from that property line. >> One last thing. So the resolution from 2018 memorialized the grant of preliminary and final site plan approval C variances and exceptions to allow LED lighting
about the Ridge Oak Senior Citizen Housing Complex. So again, Mr. Schlime might know more of the details, but at least from what I'm reading, LEDs that were permitted in looks like
two and three was 6. They'll have to submit something to you guys to show you. >> I could recommend if if the board >> also what was approved
might be if if he comes back said >> that would be great. Is that a good idea? >> Well, I can go. What I can do is um to Mr. Shaker's point, I can go out take some measurements. We have a light meter. We can do that. But if if if the board members also I'll go take the measurements, go out and take a look at
it when the lights are on. >> First, so they know what they're looking at. >> Well, I was going to say if they go out and look at it, then I can explain to them. They I'll be able to tell them what the measurements are at the next meeting and they would understand that, oh, that's what the levels are. Um, but I could certainly go out there and take measurements between now and the next meeting. If you take the measurements and send them into the board, board secretary can send them out to everyone.
Then they can go out and look. >> That would actually >> that would be more helpful because I I do think you did suggest a couple of times that you were calculating averages and so one light may be shining at one level versus another. >> Yeah, this is average across the pavement. So you're going to get >> So if we're able to see specific ones based off of your light meter, I think
that would be the best. I I I will go out there and I will I'll go to the parking lot right at I'll go to the southernmost parking lot on Ridge Oak one which is which is right here and I'll take the measurements there and I'll send something into the board and you can see what those measurements are and then you'll be then we'll be able to have that >> do your own site visit at night look at
it >> hopefully hopefully it'll be late enough so no one trips and falls >> well you'll have to go now with the with the sunlight have to be after 8 o'clock at night >> so so we we'll take care of that we'll provide that to the board in short order
so you have it um from from a lighting perspective. Um and then I think that basically covers my direct testimony relating to the site improvements. >> Hard to do that exhibit last. >> Um I do want to point out as I mentioned from a zoning perspective. everything
generally complies with your audience requirements for setbacks, coverage, um floor area ratio, um so on and so forth, building height, um and and all those items and features associated with those with those things. I did go through in my testimony the waiverss of the
exceptions that are being requested, but I just do want to recodify them here for the board just so that I can touch on them again for reference purposes. I mean, these are the exceptions that we're requesting um based on going through the review letters and and and and what we had on our plans to begin with. So,
>> and even though you're going to do this, I'm going to ask you to submit letter with all the exceptions because various of the board review memos picked up certain some of the same exceptions were picked up, but some picked up others that one didn't pick up, others
picked up some that. So, I just want to get a a list of every single of the exceptions. I know that you're going to say it slowly, but I know that my notes are not going to be as good as if someone sends it in to me. >> Yep. And I want to make sure that I think I captured them all here as well, but I'm going to go through them just for just for the record purposes. So,
the first one is from section 21-39.2A. This is for the minimum number of loading spaces required where one is required for this type of building and none are proposed here um for the reasons that I specified earlier in terms of access move in and the like um for this type of for this type of
building. The second exception is from section 21-39.3 do uh 6. This is for the minimum open space within the exist within the proposed parking lot perimeter where your ordinance requires 10% and we are currently at 5.43%.
Um although the plans denote 9.7, the actual number is 5.43 that we're asking for for relief on for the >> And you're going to be revising the plans to reflect the five. >> Yes, the plans will be revised to reflect that that number. Um then uh and
then an exception from section it's not an exception. This is more the board granting this approval from section 21-10.4.1.e.4 for parenthesis lowercase I parenthesis one for the location of the trash enclosure within the front yard um where the board
has to approve the location of an accessory structure in the front yard for the reasons I specified um then we have an exception although I didn't talk about this because we got into lightning about the light standards but from section 21-41.2 two for the spacing of the light
standards. Um, your ordinance requires that the lights be spaced no more than five times the height of the proposed light. So, if the lights at a height of 12 ft, your ordinance says they can be spaced no more than 60 ft apart. Um, so we were asking for an exception for them to be spaced anywhere between 75 and 100
ft. This may or may not change based upon discussions on the lighting. So, for now, we'll reserve the right to come back and discuss that. but the fact that we're asking for the exception for the current light layout between 75 and 100 ft um spacing between those light poles.
Um and then we talked about this um from section 21-41.3 for the max illumination levels on the sidewalk and pavement areas inclusive of 0.2 for the sidewalks max and 0.4 max for the pavement areas. And we're asking
for 1.6 subject to adjustment with with discussions at at the next meeting. And then this last one is from section 21-46A.1. E.5 for um all building shall have a fire lane width of 25 ft. Um we're proposing
a fire lane width of 24T here for the reasons that I had talked about during the parking lot design layout aspect of the uh of the project. >> Five exceptions and one approval. >> Correct.
um experts agree with that now or do any of your reports because I thought there was I saw more than five. I think we should um have our engineer first go and let us know.
go through it because we've got a lot of memos to go through. >> The exceptions that Mr. Michelle just mentioned are the ones that are listed in Mr. Schlly's memo. Want to see, >> but Mr. Schlly said there's more. >> I understand, but uh there are questions
raised about does something comply, for example. believe the Burgess memo came to the same conclusion but the the exceptions for the lighting levels are separate >> just made it through the Burgess memo same let me just go through
>> okay so here's one hearing the proposed parking lot will have a common entrance exit Driveway section 21-39.3 PN CN PN requires separate ingress and egress for lots with greater than 25
spaces. So an exception is required. So you get that. So this doesn't apply here. Okay. So I'm going to cross that out because that's non-residential. This is residential. Okay. stabilized turf paper detail should
includes markers to delineate the edge of the lane in accordance with 21-46A-1E3. Now, you could say we will comply, but if you don't want to comply, you need an exception. >> We'll comply with that. >> They would reply or comply >> right during your test. >> Yes. What is a stabilized turf paver
detail? That's not like a tripping hazard to anyone. >> No, that's the detail I believe on my detail sheet that that says how we're going to going to construct it. You >> said you're going to take care of the fire hydrant to comply. So that's not an exception, >> right? Out outside of the buffer and move the hot box outside of the buffer.
>> So you know what? That's it. >> Well, there's other questions. Well, no, there's other I think. >> Let's go through your memo, Mr. Schlly, then. Yeah. What other >> Okay. What are Yeah. So, go through the different approvals. >> Why don't we go through your memo, Mr. Schlide, first? Are you good with that?
>> Well, maybe Mr. >> Mo most of the stuff is just plan notes and updates, which we have no problem um taking care of. I'm just not sure which ones Mr. Schlly is talking about in terms of the ones I didn't capture for exception purposes. I'm looking through it now. Um, >> Dave, can you just point them out
because I didn't see them either there. >> The ones that, >> for example, item 17, >> I don't think that's going to be a problem. That's more of a housekeeping, >> right? >> Yes. Oh, uh, item number 15, if we jump back for a second, I guess we're talking about um having some curb cuts
extending. I We will comply with that requirement. >> Is there anything in Mr. Schlly's memo that you don't want to comply with? because then you point out which item number and then we see if there's an exception required or not or if it's just >> I I guess item number 20 this is
21-39.3.8.7 8.7. This is in reference to the screening of the parking spaces with shrub plantings if we end up doing a sidewalk or or some additional um >> but I think pavement down here. >> But I think the chair said
>> do we nix it >> fixing that for now because I believe you or someone said well if you did that you couldn't do >> right. I said right. So, uh, so if we're not going to do the sidewalk, then we don't need relief from that requirement. >> Because if you're not going to do the sidewalk, you agree that to that
condition, you'd add landscaping there. >> Correct. >> But Mr. Schly, I would just like you to take a moment and don't rush because the Yes, correct. >> Approval is typically
>> right or right. Ordinance section 21-28.2B. No construction shall occur within any buffer area except for the following if specifically approved by the board. One, drainage improvements. Two, underground utilities. Three, pedestrian and bicycle
paths. Four, crossings of access roads. Right? So these have to you have the gas and water lines of the buffer, but they're >> they'll be in they'll be in the buffer. Yes. >> Approval for that specific improvement.
>> Yep. >> They're currently in the buffer. Correct. shown in the buffer as are the hot box and the fire department connection. Varants be in the buffer applicant's going to shift them.
>> What are underground utility lines? What else, if anything, other than the underground utility lines have to be specifically approved because they're proposed in a buffer area? Are they c are any of the access roads crossing a buffer? Even the emergency
>> just the underground >> clearing Cath is not proposing utilities but they are proposing selective thinning of trees along the southerntherly buffer where they uh Mr. Michelle described replacing the
deciduous under scrubby uh understory growth with evergreen screening. So that requires the board's >> and it was his testimony that that would be an improvement because it's more of an evergreen versus a shrub that doesn't >> more of a year round and you could say
that's that that's the south portion shown on the plan. Where am I pointing to here on the southern portion >> Mr. that we would need to. So, we need to approve the underground utilities being put in the buffer area buffer area as well as this selective clearing to be replaced by Evergreens.
That is correct. Buffer area on the southern portion. >> Correct. >> In addition to the location of the trash enclosure in the front yard. >> And is there anything else, Mr. Schl? >> Number 43 on page nine of my memo. Uh, this speaks to the requirement for
>> a conservation easement for the wetlands on the property. >> I I don't I didn't hear from the applicant about lot 40. There's a conservation easement proposed for whatever D doesn't approve to be. >> Yeah, we we will agree to that. So, once we get the modified transition area
approved from the state, we would put that in a conservation easement in accordance with your your ordinance requirements. >> So, that leaves lot uh >> 2.01, 1, >> right? The Ridge Oak one, which is is part of the application. Therefore, the
wetlands on that uh under the ordinance are required to be in a conservation easement as well. >> That's why I pulled this resolution. >> Yes. Because back in 2018 when the applicant did the lighting and the fiber optic improvements, the board granted relief for not having to grant a
conservation easement for all the wetlands on lot 22.01. Are you asking for that as well? >> Well, we would ask for that relief to be continued because we're not proposing any any modifications to those wetlands on on that property. >> We we do have our environmental consultant, Mr. Peele, here as well who
we were planning to call next >> only on that question. Yes. >> Hear from him. >> But that would be something that you'd be asking for as well. >> Correct. Why is are you
>> only only of ones of my comments that raised an issue of ordinance? >> Okay. >> And the rest of the plan edits and comments we can certainly address as a condition of of of approval. ask our other board professionals if they have
something they'd like to wait. Well, I I just in general of any relief right now and then we'll move. Okay. >> Um >> so we already asked about the Sly memo which he says he agreed to everything. >> Right. Let's do Mr. Shger's memo.
>> Mr. Shger's memo. >> I have no issue with complying with the conditions and comments in Mr. Shreger's memo either. Um, again, most of them are technical related to the plans. Um, and we have no issues with with addressing those. >> Bennett, I just want to make sure I
had some questions, but I think you've answered subject to the removal of the one item about the design waiver for the parking lot, which Mr. slide pointed out is not required. >> There was a discrepancy between the number of trees. Did you address that? I didn't.
>> The correct number is 20. I think it was 26. Yes. The so the was slightly off in that. >> Um >> my condition. You're going to talk about the um timing of the hauling of the um trucks.
>> Yes, we would we would agree to to work that with the township engineer and adjust adjust delivery times and hauling of soil accordingly. And obviously we're going to talk about the lighting questions for Mr. Sher.
Um anyway, anything let's move to your memo. Is there anything um are you willing to comply with >> everything in Miss >> I'm just checking my notes here. Um
>> get that microphone. >> Got to light it up. Uh, you could contemplate additional benches for people to sit next to. >> Thank you. I forgot to mention that. Yeah. So, I we we can add some additional benches at the front entrance and maybe one or two more around the
around the garden area. So, that's that would not be an issue to comply with that. I think that's the only thing we did. >> Yeah. I only saw one bench kind of in a odd place. >> We had two entrance. >> We had one here and and and one here. >> Oh, no. No. I meant
>> And then there's another one >> referring to was on It might be on the county. It's like >> Yes, we I noticed that last week, too. It's like right by the curb cut um >> by the crosswalk, right? >> A little corner shorter. Yeah.
>> Y I don't see it on the >> bench, right? It's just to the left of >> line >> or to the south. >> That's odd. It's placed for it. It might have be that might be a mistake or something. Um, but we'll we'll we'll take a look at that. And I thought there was one over here somewhere, but I'm not
seeing it on the uh on the rendering. In any in any case, I'll I'll we'll add some more benches to to to add some more around the site. >> So, there's nothing in her memo that you disagree with, correct? >> Double checking, Mr. drill just to make sure, but I don't see anything that I
circled here. Looking to your no I'm I'm not seeing anything that we would disagree with. >> Okay. So, at this time, I'm going to ask if there are any questions of this
witness by the public. And if there are, you will need to come up. This is only questions, not commentary. There'll be a time for public commentary later. This is questions of only this witness. And if you have a question, you will come up, put your name and your address on
the record and ask your question. You'll be sworn in and then ask your question. >> Won't swear them in until they do their comment will be the swearing in. Just question. Sorry. >> Anyone have any questions? a new face that we haven't seen.
>> Can you identify yourself for the record? >> All right. I'll sign 172 Riverside Drive. Hey, you uh testified that this is going to be the um garbage the containers for the garbage. >> Where are you going to pick up the recycling?
>> It's actually in in contain trash section that that's going to about 25 ft wide or 24 handle to allow for both. >> Okay. So, both will be in there. >> All right. Thank you. >> Does anyone else have a question from
the public? Mr. Michello. Okay. So, I'm going to close the public portion for questioning of this witness. Anyone else on the board have questions of this witness? Oh, Mr. Shriger. >> It's always okay.
>> Does look like a crosswalk. Could we get that stripe to conform with current MUTC? I believe the signage is correct, but is that >> I'll look into that. I'm just not sure whose ownership that is right there. It actually straddles the property line.
And I think this might be if that's that Manchester's Township, right? >> It's a red joke. So, we we'll take we'll take a look at that and make it conform to MUTCD standards. >> What is MUTCD? >> Manual and uniform traffic control
device standards. >> Meaning you'll make it look more like a crosswalk. >> Well, if if it doesn't have to be a crosswalk, we'll make the speed the striping comply with MUTCD. So, the striping may go away or something like that because it looks like a crosswalk but it's not a crosswalk. >> No, it's a speed hump. It's weird. Yeah.
>> Yeah. Okay. I just want to be clear. So, you're going to make it look more like a speed hump. >> Yes. >> Uh, go ahead. Hold it. Is that what you're saying? Do you want it to be a crosswalk or do you want it to be identified as a speed hump? Is there a sign that says speed hump out there right now? >> There is a sign. Yes.
>> Appears to comply, but at first glance it does look like >> So, does anyone know what you're supposed to how you're supposed to paint? Are you supposed to like do those little lines that get larger and larger approach? >> Triangle lines approach it. So, >> so that's what you mean. >> Yeah. >> Okay.
>> And and it's I mean, as we'll we'll talk to Mr. being effective. It is working. >> And is it a speed bump or a speed hump? This >> It's a speed hump. >> Definitely a hump. >> Okay. >> What's the difference between a hump and
a bump? >> There's a difference. >> I think the hump is more longer. The bump is shorter. >> And anybody with a low profile car does not like either one of them to be honest with you. So, >> but a hump is more um >> pronounced. Yes, it's it's wider. It
>> Okay, your next question. >> There's also a speed table. >> Okay, Mr. >> You're interested. >> Uh just just on and this might be more for Mr. But in regards to parking,
RSIS says it's maximum, but then you get credit for the charging that have 39 proposed. So, but then you you might have some testimony from either the operator or Mr. Dean that might possibly planting a seed to look at that
that maybe you could on 39, which is fine, but I just think either miss >> Yeah, I I'll def let them provide their testimony, but we felt the 39 was what we're looking for for operational purposes. Um in the storm water operation manual that you'll provide as
condition that emergency access driveway I know it's not technically >> we could we could include maintenance of it. Yes. >> Yeah. Just because you did mention it should be so often treated in a certain way. >> That's a good point.
Just in regards to the 2,000 cubic yards, did that factor in your geotechnical report which did say excavating like or could that go up? >> That could a lot of >> that could go up depending on the final material that's found out there. Um again that was just a rough order of magnitude until you actually have a
contractor go through and >> this is for removal. >> This is for removal of material. Yes, it it will be it will be an export site but so and there will be material removed from the site. It's not going to be balanced. >> Okay. Uh and just final would be any conditions should also include that this
>> Yeah, we will definitely have a landscape and a lighting committee from the planning board consisting of at least three members. Okay. Uh Mr. Shreger, are you satisfied with your >> Yes. >> Okay. Thank you. >> Mr. Schlide, do you have any other questions?
Miss Fe. No. Okay. So, we're gonna um Excuse you, Mr. Michelle. You did a nice job of presenting. Thank you. And we can It is quarter of 10. So, would you like to call another witness? >> We would. Thank you. Yes. At this time,
we'll call Mr. Peele, our environmental consultant, and he can address the the one remaining item on lot 22.01 uh in connection with the wetlands. >> Okay, great. >> And I believe he's already been sworn in at the outset. need to qualify him. >> Absolutely. Mr. Peele, can you please
provide to the board your education qualifications lensures, please? >> Yes. Uh I have an environmental science degree from Fairley Dickinson. I have a master's degree from Rutgers University City Regional Planning. I have a cold tonight.
>> Um I've been practicing as a environmental consultant for about 40 years. land use issues, wetlands expertise. >> You're also a professional planner. >> I am. Yes. >> In good standing.
>> Besides professional planner, do they do you have any professional designations for the environmental or wetland expertise that you have? >> I've been a member of the Society of Wetland Scientists since 1993. And have you testified before other
boards, this board, these town? Uh, >> yeah, numerous times. Yes, in this town, Somerset County, Mars County, all over the place. >> Um, I've been >> Anyone have any other questions for this witness? >> Questions on qualifications? Anyone in
the audience questions on qualifications? Nope. You accept it? >> I do accept it. >> As an environmental and wetlands expert, >> I do. >> Thank you. >> Thank you, Mr. Peele. You >> Thank you. Uh and Mr. Peele, in the 2018 resolution uh that approved some lighting fixtures and also granted the
variance from requiring a a wetlands conservation easement, uh the board made a finding that all of the improvements on the Ridge Oak One site predated the Freshwater Wetlands Act. Uh and so as part of our application this evening in
in requesting that that variance be extended to this application, the only new improvements being proposed on lot 22.01 are the emergency access drive and the extension of the existing access drive from Manchester into this new
property. Is that right? >> That's correct. U and it's it's your opinion uh and and you have prepared a letter stating the same which we will submit into evidence um as exhibit A6 that the proposed improvements on lot
22.01 do not fall within the wetlands or within 50 ft of any wetlands. Is that right? >> That's correct. >> You have a letter that's dated today, April 7. Uh the letter is actually
>> April 4th. April 4th. >> It's basically a wetland's absence letter. It's my opinion based on the other work that we did on the other lot for which we got a letter of interpretation. I actually walked the site with the NJD
and it included um a budding Manchester Drive including offsite within about 150 ft. >> Give a cop. How many copies of the letter do you have? >> I have 12. >> Perfect. >> Great. So give one to the board secretary. Let's get
over to the professionals table. One for me. That's four and then eight. >> Glad I did that anticipatory math. Um, and just I also have a copy of the 2018 resolution. >> That'd be great. >> Lawyer
>> when he hands out the resolution, turn to page seven, paragraph six. That's where what the board did last time on this site in 2018. You'll find it. Paragraph 6A on seven, continuing on to page eight, and then paragraph 6B on
page eight. Right. Then there should be one for every other person up here on the dis. I >> think you can keep going while he's handing out if you'd like. Any other >> Yeah, >> that's basically your testimony.
>> No, that's fine. Does anyone have any questions for Mr. Peele? So, just so I understand it, you you did you were the person that did the study back in 2018? >> No, I'm I did not do that study. >> You did not do that study. No, >> but you've reviewed
>> I've done the recent work. >> Suggestion. Can you I know that you have a bad cold. Can you just It's three paragraph letter. Can you read the letter into the record? >> Yeah, I can do that. >> Or I can do it for you if your voice isn't good. >> I'll do it for you. >> And we're going to ask you, she's going
to read your letter and ask you >> Appreciate that. Yeah. >> You write this and is this your opinion? After >> Okay. So, this was to Miss Bonnie Kelly from you. Um and Bonnie Kelly we've heard is the director of housing development at Ridge Oak and it's regarding the wetlands presence or
absence assessment for block 1611 lot 40 95 wet Manchester Drive and block 169 lot 2201 150 Manchester Drive as dear Bonnie as discussed PK
Environmental that's your firm has conducted numerous on-site environmental assessments for the proposed Ridge Oak Senior Housing Ford project which included the primary 1.99 acre property
B1611 lots 40 for which the New Jersey D issued a letter of interpretation line verification and the proposed minor project area on adjacent block 169 lot 2201. There are pending NJD transition
area waiverss and wetlands general permits for the overall project which we expect to be authorized by the division of land resource protection. As observed, there are no additional wetlands within 50 ft of any proposed
project improvements on B69 L2201. And that's the previous senior. >> That's the existing >> right. That's what you existing >> existing proposed >> right >> our onsite wetlands assessments are
based upon three parameter wetlands analysis for hydric soils hydro >> hydro >> hydrophidic >> hydrophic that is a new word for me vegetation and hydrarology and PK did not observe any
NJD regulated wetlands or SW capitalized what does that stand State Open waters. >> Thank you. within 50 ft of the lot 2201 improvements. The area consists of maintained lawn and analyses of hand
augur soil borings throughout this project area indicates the presence of moderately well- drained non-hydric silt lom soil exhibiting no evidence of mol moling or hydric soil conditions and no visible surface wetland hydrarology.
In conclusion, the absence that is bolded of all wetland parameters within 50 feet of the project disturbances on block609 lot 2201 indicates that MJD regulated freshwater wetlands comma
wetlands transition areas PN buffer and SW capitalize are not present when necessary. The NJ Division of Lands Resource Protection makes official determinations regarding regulatory
jurisdiction of freshwater wetlands with letter of interpretation. However, there's a clear absence of NJ regulated wetlands within the project area and lot 2201. If you have any additional questions regarding the information letter, please
contact us at any time. This is Julia PK environmental John P. Okay. Thank you. Very well. Right. >> Thank you. >> So >> based on that letter, what your argument to the board is
grant us a C2 variance to allow the elimination of the easement requirement on lot 22.01 only, not lot 40. because property is essentially fully developed with improvements that predate the
freshwater wetland protection act and as such the benefits of allowing for the proposed improvements absent the grant of a conservation easement outweigh the grant of any easement. Is that correct? >> Yes. >> Reason I'm asking that I'm reading this is what the board >> concluded in >> concluded in 2018. So you have the same
conclusion. >> Yes. And there are no regulated activities on that lot today. other than we're doing the >> lot 40, right, >> we have pending NJD permits and waiverss, >> right? >> And on lot 40 there they are going to
comply. >> Yes. >> With the conservation easement requirement >> and the areas that are going to be disturbed on 2201 don't involve any wetlands. >> That's correct. >> Right. It's not an exception from 21. It's a variance to C2 variance.
Does anyone have any questions of um No. Uh I'll open it up to the public now for any questions of this witness. I'm sorry. Board professionals have any questions? No. Okay. I'll close the public questioning portion.
Okay. I think we're satisfied. Thank you, Mr. P. >> Thank you very much. Would you like to call another witness? It's five of 10. It's >> five of 10 and you're coming back.
>> Yeah, I think we can get our our architectural testimony in, but I I defer to the to the chair. >> Um, how is the board feeling? Good. Okay, we're going to push through. Let's go. >> Next up, we'll call our project architect.
Um, and Mr. Hennison, you have been sworn in, but can you please provide the board with your education, experience, qualifications, and lensures, please? >> My name is Mary Joe Hennison. I'm a principal with Thriven Design. I'm a licensed New Jersey architect in good standing. I have a bachelor's of
architecture from Virginia Tech. I've been licensed since 1992. Um, and the majority of my 30 years with my firm has been focused on affordable housing such as this. >> And you've testified in front of boards before I take it.
>> I have more than two dozen. However, not this board. >> Okay. >> Where have you testified? What other boards? >> Jersey City, West Orange, Saddlebrook, New Providence, Flemington, Old Bridge. Yep. >> Oh, that's fine. And you said you
specialize in affordable housing. >> Well, housing. Yes. >> Uh, I will accept you as an expert. >> Uh, anyone have >> anyone have questions on our qualifications? >> Okay. Now, I can accept you
>> as anal expert. Architectural expert. >> Thank you. And Mr. Johannes, can you please take the board uh through the floor plans? And I just to confirm and whether or not the board will require that this be marked as an exhibit, this is identical to what was submitted to the board. Correct.
>> If it was submitted to the board, that's just demonstrative evidence. Doesn't have to be marked. It's already in the board file. Correct. >> Yep. So, I'm just confirming, Mr. Hennison, that's correct. Right. This is exactly as submitted. >> That is correct. Um, so this is architectural sheet A1, which depicts
the first floor plan at the lower and the second floor plan at the upper. Um, as was previously testified, this is a new construction 29 apartment uh, age restricted
apartment building. Um, all the apartments are onebedroom. This will be a fully sprinklered building. And just to walk you through a little bit of how it's laid out. Um, also the orientation remains as was on the site plan.
remains the same as the site plan with north to the right, south to the left, east to the lower, and west to the upper. So on the lower floor plan, which is the first floor plan, facing the parking lot to the east, on the east, which is the front of the building,
there's a um main entrance in the center with a vestibule and a lobby and an elevator that links both the first and second floor. There are 14 apartments on this floor that flank the left and the right of the
lobby area. On the extreme west end, we have the multi-purpose room. And immediately adjacent to that is a covered porch or patio. And that is where the sidewalk was connecting to the amenity space with
the gazebo and the benches and the walking paths. Directly opposite the lobby is the resident laundry room on the first floor. And on the right end, we have the water
boiler room and the electric room. On the second floor, >> and just while you're on that first floor by the the electrical and boiler room, I think there was a question about if there's an access door at that site. Is there an access over there?
>> Yes, the electric room on the north end of the building is required to have two access, one on the outside and one on the inside. So there is a door there that is really used just for maintenance u and meter reading shall we say.
Second floor is nearly identical to the first floor with a few changes. Elevator once again is centrally located. Directly behind the elevator on the um westerly side of the building there are two small offices. staff who are uh
their main workspace is at ridge oak one will come to this building to meet with residents and their families as needed. Balance of this floor are all apartments. So the second floor has 15 apartments.
Now change to architectural sheet A2 which are the building elevations that was submitted um to the board for review with this application. Um, and you'll see that there are four building elevations. On the top is the east
elevation which faces the parking. Next is the west elevation which faces the rear of the building. The lower left is the north elevation which has shows that single door um to the electric room
and this faces Ridge oak one. And the last elevation is the south elevation which you'll see the double doors from the the multi-purpose room. um on this end which connects to the patio. >> Said that's a covered patio.
>> Yes. Yes. We are now looking at architectural sheet A3 which was also submitted and this contains the renderings the color 3D views of the building. Um the front which is the east facing is the lower
image. The upper image is the rear view and in the top which it faces west and in the upper right corner are the material callouts. So the building was designed to complement the architectural look, colors, styles and features of
Ridge Oak one. You'll notice that we have um the predominant color is the Booth Bay blue which is a horizontal cement board siding. We have areas on the front elevation that have a light gray or the pearl mist siding,
horizontal siding in the small gables as well as at the top. Uh we have the same um pearl gray siding in a in an architectural shake style. Um the colors all complement matching the colors on
Rich Oak One, including the roof, the windows, as well as the siding. just uh here that you have the sidewalk which like with the original plan when Mr. McCree was presenting. I don't see this sidewalk in there.
>> The sidewalk in the foreground does. So, this is an art artist's rendition. There's a little bit of artistic license and so it was done prior to finalizing the um civil drawing. So, that there are some, you know, the landscaping is not
exact. We tried to replicate it so that you would see real in real time like what it would look like when it was planted. But the colors and the material type and the design, this is what's being proposed. If the board likes this and
they were imposed, building shall be constructed substantially similar what's reflected on architectural drawing A3 dated 113 2026. I assume that that's accepted. >> Yes. Colors and design of the building. Yes.
The next uh slide will likely have to be marked as a new exhibit. >> This is >> This will be marked as A7. going to be marked as A7. This has not previously been submitted. >> So this is
>> paper copies of that. >> Have one to give to us. >> I have one. Yes. >> To our board secretary. >> Tomorrow we emailed. >> This has been emailed. We do have a board. I also do have um a hard >> this is A4 you said
>> A7 >> architectural sheet >> A4 A4 >> you know but >> exhibit A7 >> hearing is going to be continued in this matter correct so we don't necessarily
have to mark that as exhibit A7 supplement the architectural set it will be architectural drawing do you have a paper copy >> I I don't have one with I do have our architect has a paper copy. >> How many paper copies of A4 do you have?
>> It from that board. Attach it from the board and just hand it to the board secretary into the file. That will become architecture drawing A4. I assume it's is it dated 113 2026 or does it have a later date on it?
Okay. And just element tomorrow the continuation of the hearing it's going to be will have been submitted at least. Correct. >> But other than the date change the drawing and is exactly the same. Correct.
>> Well the this is a brand new drawing. >> Oh right. Right. This is a new drawing. >> Yes. >> Yeah. We realized that a a spec had not been submitted of the gazebo and we wanted you to be able to see it. >> Continued it be >> I understand. Yeah. Thank you for giving
that. >> Yeah. Like this like you submitted this one and also when you email in and also submit the by 17s and the requisite number of copies. So everyone directly to my office. Great. And actually if you can mail one directly to
all the board professionals offices. >> Got it. Have three more things that you have to do. But our board secretary has one less thing she has to do. >> Anything we can do to help make her life easier is fine with us. >> That's my theory. So you can continue.
>> So this is architectural sheet A4 and it is called gazebo. It is dated April 7th, 2026. There was a a request to submit a photo or a picture of what the proposed gazebo
which is located on the south side of the site uh to the south of the building would look like. This is the proposed gazebo. It will be a natural wood finish. The roof shingles will match the building. So it will look like it is part of the overall um
>> Yeah. So on this A4, it actually doesn't match the roof shingles. >> That's correct. That's But that will >> Are there any benches in that gazebo? >> There are no proposed benches that are built in, but we could provide benches in there or patio chairs, things like
that. proceeding. >> I think that would be something the board would be interested in hearing that that would be um something that would be considered by joke because otherwise to me it's just an empty shell.
>> Yeah, the applicant would agree if it's fortunate to receive an approval as a condition to add benches or >> shall be constructed with roof shingles to match the shingles on the building's roof and shall have benches. >> Thank you. There was one other thing that I did
want to address up in um the Burgess letter and it is about the lights at the doors on the building. Um they were uh selected to match what is currently at Ridge Oak One. However, it was noted that they do not have the cut off. So
instead of those fixtures, we will change the lighting at the main entrance at the covered patio and the two exit stair doors each that has a small roof structure over it. We will provide that with an LED down light so there will be no glare
>> by with comment in the memo. >> That's correct. It was um >> Yeah, I was going to say what number >> I meant ND I believe. Attendee, you'll comply with that. >> I just have a a couple additional
questions for you, Mr. Hansen. Um, in terms of signage, there's there's no monument or real building signage proposed, but the applicant is going to have building wayfinding signage, correct? So, on on the building to match the rest of the Ridge Oak project, there
will be a a small building number. >> Question signage is one of their other things. Sure. Submit something it for approval. Then you don't have to go. it's going to be I don't have to write a
condition of >> we hear you and we can do that. Thank you. So I will forego that question. Um and then just to confirm my last question for you, Mr. Henderson, is that there will be a a kiosk on the front porch of the building for any mail coming to to residents. Correct.
>> That's correct. On the covered front porch, there'll be a kiosk. So all mail will be delivered there. >> Checked with the post office about that. Have you checked with the post office about that? >> Have not, but we will >> to make sure that's sufficient.
>> And they've they're getting >> put it this way. I understand that that's been consistent with what's been required in the past, but if in the past is like more than five years ago, I we I've been doing these multif family
affordable housing projects and the post office has gotten very picky. >> We understand we'll need to confirm with the post office. They're trying what they're doing is they're trying to make it easier for the mail carriers, not for the residents. And sometimes
they're requiring the I'm going to call it located close to the mail truck. Loads of stuff in the back and then the people have to walk out of the building quite a distance to get it. So you should just check with the post office
and then >> make it easy. Right. >> Postmaster drill. >> Just trying to I'm trying to avoid avoid that you approve something then they have to come back. >> Very good.
>> I don't have any additional questions on direct. >> Um our board do you have questions? Because I certainly have a question but alor you have a question. >> What do you anticipate for HBAC for you?
be a common gas boiler to provide hydronulic baseboard heat throughout the building and there will be through the wall air conditioners for each of the apartments. Common areas as Mr. Michello testified to will have um air conditioning as well. Those will be
mounted on pads at grade. >> So the the the through wall air conditions are heat pumps or are they going to have condensers for every single unit? >> No, there's not. There will not be a condenser for every single unit. It's a through wall um air conditioner. >> So it's
>> it's essentially a window unit. >> Yes. Yes. Similar to what is currently at Ridge Oak One. >> Have another question. >> Um that's it for now. >> Agarwal. Do you have any questions?
>> I may have missed it. So please, but the stairwells, there are multiple stairwells in this building. >> That's correct. There's a a fire stair at each end >> and then there's one elevator. >> That's correct. In the center. Yes.
>> Um given that there is only one uh is is this second floor out of these rooms? uh or residencies uh have the capacity to
furniture can be moved in. >> It has the capacity for people for furniture move in for apartments of this size. They're one-bedroom units as well as it can accommodate a transport gurnie. >> Okay. >> For EMS >> area where there's
the gazebo. Is that is that the only >> the front porch provides shade as well as the side porch on the south facade which is the lower right has a covered patio there. >> What's the typical square footage for
these apartments? >> It was 600 ft. >> 600 or 650. It's it said somewhere in the They are 620 net square feet which is 666 gross square feet.
>> Given that you have one elevator, what is the plan? First of all, is there does the generator serve the elevator? >> Yes. >> And what is the plan if the elevator is breaks down? there's or is being used
for other uses. You have some elderly population that might not be able to use the stairs. My concern is why not a second elevator or even a service elevator.
On my experience with uh 15 apartments on the second floor, um it it's not a necessity. I realize that there is only one um but currently at Ridge Oak one there are second floor units that have
no elevator. >> Right. But that was built next number of years ago. I I I just for me I have a hard time getting my head around why you wouldn't put a second elevator in >> spacial limits cost limits. um you know
in discussing it with the Ridge Oak management one elevator was what was proposed and agreed upon. >> Yes. Just there some of the other communities within Ridge Oak. So Ridge 2 has one elevator that I understand serves about is it 50
>> 39 apartments. Um but we when Miss Kelly is is up she can answer any of these operational questions as well. >> All right. Um, and can you tackle my earlier question about the trash enclosure? Is there a place that you
could put for trash to be placed inside the building as opposed to requiring residents to cart their trash across the parking lot? >> Another way, is there going to be an on-site tender or manager?
There will be management and maintenance personnel that take care of the entire campus and this building will become part of that >> but not >> some multi- family buildings have the residents especially if it's senior
the hall outside their door then they have a pickup time during the day when one of the superintendent comes through picks it all up and then the superintendent takes it out to the trash enclosure. So maybe you can bring that up with with Kelly when she testifies
next time if that's possible. >> Yeah. But right you don't have a superintendent living on in one of these apartments. >> They had someone >> right I'll bring it up with Miss Kelly. >> Yeah, Miss Kelly. >> But right now you don't have anything in
this design to have a place that they could drop their trash. >> There are no trash rooms or holding areas within the building. Anyone else have any questions? >> The front the front entrance um
need a key or some kind of buzz like some kind of something to get in, you know, common area entrance. >> I think Miss Kelly can address the the locking mechanisms and security. Um >> you'll defer to Miss Kelly on that. Mr. Aorio has a question.
>> Yeah, just a couple more for you. Just going back to the HVAC do the >> Okay. >> So may So maybe I'll talk from an architectural engineering stand. >> Um given any consideration I know this is easy to throw around so no I don't mean
to disrespect your drawings or your or your >> but any consideration to maybe a different type of air conditioning or HVAC? So the boiler rate it's very efficient. Um those cut
through units are you know for tenants paying for those those are very expensive to run. Also from an energy standpoint mini splits or ducted mini split system could service both heat and air conditioning and much more manageable from an energy standpoint and from the tenants cost perspective.
>> Talking about a mini split hy heat pump type thing like a Mitsubishi or >> Yeah. Like the wall units but they've come a long way. We did have discussions with our client about it. The system that is proposed here is what they have at Rich Oak One um where it's structured
the same with what the tenants pay, the residents pay and what the management pays. So there are split utility costs here. I >> Yes. Yeah. And I think we would consider looking at a more efficient
through-the-wall unit for the air conditioning because there are different things out there now, newer technology, >> harder technology, etc. >> And just a couple more for you. Uh, will there be a basement or slab on grade? >> Slab on grade
>> primarily wood frame structure. >> Correct. that the siding and the trim and general outside appearance is to match what's existing um at Ridge Oak one.
Ridge Oak One is that in color because Ridge Oak one probably is not Hardy Plank, right? >> Rich Ridge Oak one is Hardy Plank. It's the same booth bay uh with white trim. Uh we just introduced the pearl gray as another color on this building. >> Great. Thank you. Appreciate it.
I have one last question. So for um cameras around security, >> Miss Kelly, you have your mar going there. >> It's good you're taking notes. Sometimes we have someone out there and they defer all the questions and we look at the person, they're not taking notes. I want
Are you taking notes? And they went like this. >> For the record, I was pointing to my head. Not a good sign. >> Okay. So, anyone else on the board have questions? Any from our board professionals? Okay. Now, I'll open this
up to the public for questions only of this uh witness. Any questions? I see none. I close the public questioning portion of this witness. And yeah, I think we'll close now this portion of the Ridge Oak
meeting when we'll continue it to May. 5th. Is that right? >> What's the date? >> May 5th, Miss Layman. >> Correct. >> Hearing in this matter is going to be continued to May 5th with no need for further notice. Now, is there anything
else on the May 5th agenda? >> Octa. >> Yeah, right. >> Octa Pharmaceuticals. That should be put on first, the extension request, obviously. >> Nothing else. Correct.
>> Okay. So, you you'll have the after the extension request, you'll have the rest of the uh the meeting to for your hearing. >> All right. Any comments by members at this time? Seeing none, any comments from staff?
Um, I just want to make it clear that we're cancelling the April >> Sorry guys, we just have to do some administrative. Um, we're canceling the April 19th >> 21st >> 21. I'm way off.
April 21st planning board meeting is going to be cancelled. Um, obviously you just heard we'll have May 5th. I also anticipate that we will have a May 19th meeting. So, please keep that meeting open, date open, ladies and gentlemen of the planning board and board
professionals. Um, okay. At this time, I will entertain a motion to adjurnn. >> So moved. >> Thank you, Miss Bannon. Second. Second by Mr. Seville. All in favor? I returned.