Okay. All >> set. >> Yep. >> Okay. Good evening everyone. We will now call this meeting of the Delrayan Township Zoning Board um to order. It is January 22nd, 2026. All meetings uh of this board are held in compliance with
the provisions of the Open Public Meetings Act and a resolution adopted by the board's annual reorganization. Pursuant to the board's resolution, public notice of this meeting has been made in the following manner. Written notice filed with the secretary of the board, clerk of the Delray Township, and on the official bulletin board of the
township. Written notice has also been mailed to the official newspaper 10 days prior to the scheduled hearing. Written notice has also been mailed to all persons requesting a hearing before this board. Uh before we begin, would you please join me in the pledge of allegiance?
I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. >> All right, Colleen, would you please take roll call?
>> Mr. Mr. Miranda >> here. >> Mr. Moore >> here. >> Mrs. Prento >> here. >> Mr. Ellesia >> here. >> Mrs. Kuster >> here.
>> Mr. Hermansky >> absent at the moment >> and Brian Biata he is absent. >> Okay. Uh next on the agenda is the election of officers. Uh first on that sub agenda is the nomination of a zoning
uh board chairperson for this year as this is our re reorganization. Uh is there a nomination from the board members for a chairperson? >> Mary nominate Mike >> Mary. >> Thank you both. >> Okay. And you second check.
>> Yep. >> All right. >> Is that all the table? >> No. Seeing any other nominations? Seeing as there none, I'm going to do a roll call on the nomination of Mr. >> Mr. Manda. >> Yes. >> Mr. Moore.
>> Yes. >> Mrs. Parenta. >> Yes. >> Mr. Ellesiac. >> Yes. >> Mrs. Kuster. >> Yes. >> And that's it. >> Congrats. >> Thank Thank you everyone. I think
>> Okay. Um Okay. Okay, the next on the agenda is the nomination of the zoning board vice chairperson. Is there a nomination? >> And I'll second that motion. >> Any other nominations? >> Seeing none. >> Mr. Miranda,
>> yes. >> Mr. Moore, >> yes. >> Mrs. Parto, >> yes. >> Mr. Ellesiac, >> yes. >> Mrs. Huster. >> Yes, >> Mr. Hermansky. >> All right. Next is the nomination of the
zoning board secretary. I move to nominate Colleen as the secretary. >> Second. >> Any other nominations? Seeing none. >> Say your last name. >> Oh, yeah. >> Calling. >> Yeah.
>> Okay. Mr. Miranda. >> Yes. >> Mr. Moore. >> Yes. Mrs. Parenta. >> Yes. >> Mr. Ellesiac. >> Yes. >> Mrs. Kuster. >> Yes. >> Thank you. >> Okay. Next on the uh agenda is
nomination of the assistant secretary to the board. I nominate Mary Prento. >> Second. >> Any other nominations? >> No other nominations. See? >> Mr. Miranda. Yes, >> Mr. Moore.
>> Yes, >> Mrs. Pa. >> Yes, >> Mr. Ellesiac. >> Yes, >> Mrs. Kuster. >> Yes. >> Okay. Thank you. >> All right. Next for the reorganization is a listed nomination of the zoning board solicitor. This uh this particular
nomination is to be tabled for our next meeting. Uh moving on, there's a nomination for the uh zoning board engineer. Just >> do a motion to table motion to table it. Got it. All right. Do I have a motion or I'll move I'll move to table the nomination of the zoning board solicitor
until the next monthly meeting. >> Second it. >> All in favor? >> I opposed. >> Okay. >> And then next meeting you'll take a motion off the table and you act on the applications. >> Understood.
>> Thank council. >> Um the next uh nomination is for the zoning board engineer. Um, I nominate CME Associates. >> Any other nominations? >> Seeing none, Colleen, would you take role?
>> Mr. Miranda? >> Yes. >> Mr. Moore? >> Yes. >> Mrs. Pa? >> Yes. >> Mr. Ellesiac? >> Yes. >> Mrs. Kuster? >> Yes. >> Thank you. >> Next on the agenda is nomination of the
zoning board planner. I nominate Tour Consulting LLC. >> Are there any other nominations? >> Seeing none, Colleen, would you please take the role? >> Mr. Manda? >> Yes. >> Mr. Moore? >> Yes. >> Mrs. Parenta? >> Yes.
>> Mr. Ellesiac? >> Yes. >> And Mrs. Kuster? >> Yes. >> All right. Next is the nomination of a zoning board traffic engineer. I nominate CME Associates. >> Second.
>> Are there any other nominations? Seeing none, I call you, please take the vote. >> Mr. Mormando, >> yes. >> Mr. Moore, >> yes. >> Mrs. Prento, >> yes. >> Mr. Ellesian, >> yes. >> Mrs. Kuster, >> yes. >> Okay.
>> All right. Next is the nomination of the zoning board conflict um engineer. >> Do I have a motion? I'm sorry. I'll file a motion for Turk Consulting LLC for the conflict engineer position.
>> Traffic engineer. >> Not yet. >> Oh, wait. We just did traffic engineer. >> Yeah, that's what we're doing now. So, we just did the traffic at CME >> and then now we're my motion now currently is for the zoning board
conflict engineer and I've nominated uh Tur Consulting and Mary did you second that? >> Yes. >> All right. >> All right. Seeing are there any other nominations? Seeing none, I ask you to take the role on that. >> Mr. Mormando? >> Yes. >> Mr. Moore? >> Yes. >> Mrs. Parto?
>> Yes. >> Mr. Ellesia? >> Yes. >> Mrs. Huster? >> Yes. Okay. >> All right. The next is the nomination of a zoning board conflict planner. Um, I nominate CME Associates for that role. >> Second.
>> Are there any other nominations? I see none. Would you please take role? >> Mr. Mando? >> Yes. >> Mr. Moore? >> Yes. >> Mrs. Parto? >> Yes. >> Mr. Elisian? >> Yes. >> Mrs. Kuster? >> Yes. Okay. >> All right. Congratulations to our
professionals and thank you again for all your work. All right. The next on the agenda is the establishment of the official meeting dates uh at 7 o'clock PM. They're all on Thursdays throughout the year. Uh Lou, do you do I need to read these into the record or motion to approve the dates as
listed? >> All right. I'm going to I'm going to move to approve the dates as listed. Is there a second? >> Second. >> Okay. All in favor? >> I I >> Any opposed?
>> Seeing none opposed. 19 counties conference. It's always good to come back on a Thursday. >> That won't be a priority. >> I'll be here anyways. >> Well, we can address that at some other time.
>> Okay. All right. Uh, next on the agenda then is establishment of the official newspapers listed as the Burlington Burlington County Times and the Courier Post. I move for those papers to be our official newspapers. Do I have a second? >> I second it. >> All in favor?
>> I. >> Any opposed? Seeing no opposed. Uh, next on the agenda is resolution resolution number ZZ2025-03. Barlo Chevrolet Incorporated 6035, Route 130 South, block 46, lot 20, number
ZN2025-03. It was a minor site plan with variances. This was an application before us previously. We are now u provided with a resolution memorializing what happened that evening. Do I have a motion to approve that resolution?
So, >> is there a second? >> Second. >> Okay. >> All right. Uh, all in favor? >> I. >> Any opposed? >> Seeing no opposition.
>> All right. Finally, we have an application, but I think we may take a pause here to see if our uh other board member does arrive. >> Yeah, I would take a pause and expect you Yes. >> Yeah. He let uh he told Jamie he'd be here because there was a >> thing. Yeah.
>> Okay. So, give us a few minutes and we're going to see if we can straighten that out. We can go off the record now while we >> pause. You can always Good to go. >> Yeah. >> Okay. We are back on the record for the zoning meeting January 22nd, 2026. Uh
the next thing on the agenda this evening um is um well actually before before we do that uh Colleen uh we have an additional member here now from the role earlier. Would you place that on the record please? >> Y just ask him if he's prese
>> Mr. Hermansky is present. >> All right. Thank you. Thanks. Okay. Next on next on the agenda is the application of uh Properties LLC America's Tire 2906 Route 130 North block 132 L ZN 2025-4
preliminary and final site plans with variances. >> So for the board's reference, I did have a chance to review the notice provided by the applicant. It was timely uh submitted and published and uh specific in terms of the relief sought that was carried from the last meeting. So the
board does have jurisdiction. We note that there are six members of the zoning board present and the applicant has the right to uh demand seven. Um you're prepared to proceed to start with your application
council with with six members today. >> Yes, we're prepared. >> Thank you. >> Thank you. >> Thank you. Um good evening members of the board. My name is David Singer from the law firm and here on behalf of our client
properties in business as a matter of tire. They are seeking a use variance along with preliminary and final major site plan approval along with variances related to signage with respect to property located at 2906
US. The property is located in the C2 general commercial zone. The applicant uh seeks to replace uh a former existing uh underutilized vacant uh building lot and develop the property into a modern
7,20 ft tire sale and service center that will bring life back to into an utilized property. Tonight you will hear um testimony related to this application. representative for the applicant along with our architect engineer traffic
engineer and planner will provide testimony explaining why the application along with the requested variances should be granted. I will note at the beginning we did uh just receive actually approval
um and so I think um at this time I'd like to call up our first swear to truth >> and state your name and your
>> name is Darren. >> Thank you. Uh Darren, you're familiar with this project? >> Would you um do me a favor? Would you push the button on your microphone there? >> Yes, sir. >> Or both of them maybe. There we go. Let me have some juice.
Um if you could um explain to the board what operation yeah it's a retail tire wheel sales facilities we offer
services to retail tire. So we offer free air checks free tire rotations free free repairs service and installation we offer alignment and Um can you tell the board uh the number
of employees anticipate as well as hours? We typically anticipate about 10 employees at a time that we're open Monday through Friday and Saturdays from 8 a.m. to 5.
>> Uh can you also explain uh the amount of on how to be addressed. >> Certainly. Um, so I'll start with scrap tires. I know that's a concern. We have interior scrap tire. All scrap tires are are stored there
until we can have them off recycling. Typically that that offce or twice a week. Creates more need for that. We will the frequency of that to get rid of. We have a trash enclosure that houses the
dumpsters for our trash and our recycling. And our prototypical design has an opaque door on it. It's got real Monday through Friday.
really hard versus them inside. That's >> we've got a dedicated scrap tire pick up that tires inside. All of us are familiar with I just want to make sure you understand. >> Yeah. And I I'd like to follow up with
that just saying it did leave me feeling warm and fuzzy here. We try I so I concur with that perspective that uh the perspective here at least that I have I can't speak for all the members of the board is that your application is that there will be no tires inside that building. Is that fair to say?
>> Yes, I guess. >> So, I'm going to bring up this question now. I've already spoken with your professionals about it. Can you speak to the fact that um week. >> Certainly. Yes. We had a couple of
instances where people as a safety precaution that happen Okay. Was there any modifications to the existing advers? Thank you. You did mention that you did obtain a demo permit. You did also
obtain a per I would need to look into that. >> If there are no other questions of this witness, it's a good seg. >> So, um, do you two swear or affirm to tell the truth, the whole truth, nothing but the truth before the board in the hearing tonight?
letters reciting them and any matters that come before the court throughout the year issues and redevelopment matters. >> All right. Did anybody on the board have questions for this business? Thank you.
No further questions. I'd like to call up our second. Do you swear or firm to tell the truth, the whole truth and nothing but the truth before this word? Can you provide the board with your Yeah, sorry. >> Any questions? Maybe
Sorry question. >> Sure. I asked your educational background and you were talking lic That's sufficient. >> I'm not going to try to get the meeting on here so I can see if everything's
>> okay. >> Working and >> I had to go on the YouTube and it's it's not coming up. >> Can you explain before the Yes, >> they're proposing a footprint building. It's a footprint of around 7,000 square
feet long by 6 foot wide with a me approximately 2200 ft for storage and tires. It has six car bays with three
overhead doors. sales area with restrooms, manager's office, employee restrooms, and fire storage room approximately 2 ft by 25
wide. So, fairly large and couple of other rooms, fire rising room, compressor room. We're building here. >> Can you point out the trash?
>> So this council marked this and this is exhibit A1 >> and could you describe that the What would you call it? >> I did. >> Let me see. It's so quiet.
For those of you in the home audience, we're watching Hallmark apparently. >> Can you bring YouTube up on there and see if we're actually working? That's what I had to do with my phone and the link's gone. >> Oh, is it really? >> Yeah. So, I went on to YouTube and that's what happened. My phone's totally
is shut off. >> It comes on sometimes. Yeah. >> Does it like it overrides? >> Yeah. >> Wow. >> Does it have to be shown?
Should it be shown on site? >> I mean, it would be ideal if it could be. I don't know that we're the ones that have to make the decision. But obviously, ideally, it would be nice for everyone to see it. >> But the question also is even when they
bring live exhibits in, viewers aren't seeing that either. >> Yeah. >> Technology would have to be >> such that probably not iPads here and it was all you know >> integrated
eventually something well I'm wasting too many trees >> I agree >> with this last I'm like no I just can't do this this is too much paper I had to fill that machine up four times
Big the big prayer. >> There you go. >> Uh we're going to need you on the record though. That's the problem. >> Is there the mic's up there? Yeah. >> Hold that down until it turns green. >> So I would also request that you um
email we'll mark this as exhibit architectural renderings. Correct. >> Yeah. >> Just email them to the board secretary tomorrow. mirror before we're proposing six Amazar. That's the left on the right hand side.
>> Yes. So, this is the trash. Are there any questions for this witness? Ed or Fred, do you guys have questions? >> I don't. >> No, the only question would be to make sure that
they're clear on the civil process. Thank you. >> At this time, I'd like to call up our engineer from Bowler Engineering. Do you swear affirm to tell the truth, the whole truth, nothing but the truth?
>> Yes. >> And Mr. Accepted by a number of boards in South Jersey. So I assume he'll be welcome. >> Based on our council's recommendation, seeing no objections, >> can you please explain the site plans to
you can give a brief summary of the existing and how this is going to change and how it affects. >> Okay, I'll quickly go over existing which Mark this exhibit as A3 is an aerial exhibit
with a date of 917 2025 prepared by Boulder. Yellow is the outline of the proposed long block. It is block 132. Lock eight north is to the top of the page going in the east west direction is
route 130 which is the primary plantation site. Currently there's an existing driveway off of DOT um that's still there today. there. Um, as Darren described, um, the site has been fenced for a safety reason. The building was taken down
between November of this year. Um, that was based on area that was looking at. So, the building has been down, but the rest of their site improvements remain. Um, the asphalt is still there. The building foundation is still there. The soil itself around the site is not
disturbed. And I verified that today when I was there and wasn't small going back to a previously exhibit that was marked as A1 which is the site vendor prepared by Ber with exhibit the
date of December 5th, 2025. This is the same as the package that we have C-301. For presentation purpose, we added their aerial background, which is same as what you saw on exhibit 83. That's been the
background. We added the black and white of their C301 colorizer for presentation purpose and overlay too. And additionally, we added the proposed landscape tops. Those are the funny little circles you see on plants. Um,
same thing still at the top of the stage slightly rotated just to have route 130 going east direction on the plan. So for that reason, that's why driveway has been approved by NJ.
It is rare that the D comes in before the local, but some nice Christmas This year um DOT did request that Malib Island which is typically sees a counting around it. They want that to be
changed from concisting driveway is on the eastern property line of the site. Proposed driveway is on the western property line. That's only change on the driveway. Otherwise the building 7,020 ft, one
story tall, granted as Americ three bay um three garage doors but six vehicles can be serviced at one time. So that's where the calculation comes in. In addition, we also have an ad um sorry an ED space to make it EV ready for the
site. Utility wise um we'll be on the ground was just out there today. The water service marked out their um center sewer service marked out their gas and then there's overhead infrastructure for
telephone wise 40 compliance with NJP infrastructure we have an above ground infiltration based eco professional CM in terms of san sewer application we'll do so after
something current just one sign being proposed at the driveway and then the building wise there'll be three signs being proposed. We understand number of signs on the building as it
varies and then also size. Um the other items want to identify is there is two existing ements along the frontage. One is a sanitary ement which is directly between the property line and the second ement which is a storm
ement. This is the reason why there's no trees proposed, but we'll work with your board planner to relocate those number of plants elsewhere on site and defically won't be located
just because Um just want to uh draw your attention. You're familiar with the uh C report dated December 12, 2025. >> Yes. >> Just want to um
go over some of the open engineering items that were in this report. Um one is uh to verify the location of the uh existing pipe. Um believe that uh we
will do that as part of uh resolution compliance. >> Correct. As part of resolution compliance we'll go out and CCTV that was identified. Um same thing in terms of uh approval
sanding. >> Correct. We'll provide that as part of the standard application process. And then um you ready to testify to the uh the EVO
will comply with the requirements on >> Yes. DC ready located directly next to party and um in terms of the location of the mains the water and the gas that will
also be verified prior to construction. >> Correct. survey picked up their market. So, so just to speak on that um understood that it's most likely done
that are you anticipating on testing all that information >> the intention is for the survey mark that's been painted on their ground so far by these companies called one call um secondary would be from dur
construction contract would do your best and would send us the results. Make sure there's no conflicts. In terms of lighting and landscape, >> the lighting are shown with the little double squares on plants. We're fully compliance except for one of your
lighting measurements is um the walkway 3 candle is maximum permitted. We are at 4.6 at that one location. This is directly under >> any question. >> I have a followup question. I don't know if you can answer this. This could be
for one of your other witnesses, but I'll ask it now. You mentioned that the loading dock uh was in the rear of the building. Is that correct? >> The loading area. Yes. >> Um, with regard to that loading area, I know you mentioned the hours of operation previously.
Is there a different set of hours concerning um, deliveries and loading that would occur on the loading dock? >> So, typically deliveries happen during business hours. Do you have any objection if the one of
the board's recommendations is that trucks cannot sit behind that building idling uh for we've had issues with that particular condition in other locations in town and there are residences that are behind that property. So if that was
a condition, you have no problem complying uh with a requirement that limits the idling of the vehicles um and the delivery times. >> So in addition to that, I think there's an ordinance and there's also state law regulating times. Um but you agree that
the trucks aren't just going to sit there. Um and you agree to make the deliveries consistent with your hours of operation, which makes sense because That way you get tires and parts to come into you when your staff is there.
>> Yes. And with regard to the timing, we try to time this during our operations, but we do use third party. >> Well, that's what we want to make sure. If they just show up when you're not there, we don't want them sitting there idling for 10 hours. Mr.
Chairman, I would just suggest I know I hate having that voting area. Maybe we can add to that that you know, no one's going to be on the set shows up,
>> they're not going to know or care about the >> Yeah. Okay. I I agree with that. That's something we can discuss. Yes. >> Okay. Thanks. >> Thank you. >> Um the one thing I do want to bring up is there are outside agency approval. We
actually got most of them. So conservation, we received a certification back in August of last year. In terms of county, we have an exception letter from July of last year. Um got it the day after Christmas.
PSG submitted one already processing application letter. So that's what we >> talk about. We actually just received an email yesterday.
>> So I actually have a questions just out of curiosity gaps in the back. >> Is there a reason in particular that there's maint. We're just trying to infill and provide some type of spacing, but um if there's
a different spacing um desire for professional, we can work with your office to have two children's areas. Speaking with Jay's agreement that the landscaping will be installed
on the right side of the drive material installed. So that will be a tree. again. >> Absolutely. >> And since I've known Jon
>> understood the idea to look nice. >> So the areas just to clarify the supplement work. >> Thank you. >> All right. Uh gentlemen, any more
questions this time? >> One thing I just wanted to add um regarding the meeting our office comments um after So, you're you're you're good with that? >> Yes.
>> Okay. >> All right. Um, questions from members on the board. Good. >> Oh, are we talking about truck circulation yet? Is that or is that >> Well, that's what Ed was just talking about.
>> That's our our next Okay. Okay. >> You know what? We had a for building a WD67 vehicles which is the largest vehicle
allowed in Jersey and sign off on the That was sufficient yesterday. >> Also see no more questions. At this time, I'd like to call up our track engineer
to tell the truth. >> Brian Mr. >> Well, seen sh so many times but I just assumed you've been before this board >> I have not seen him yet >> I've only seen Nathan and his uncle
>> that's true >> well engineer state of working since 2016 I'm also licensed in traffic analysis. >> See, no objections. >> Thank you.
>> Yeah. So, uh just a brief over what we did. Um we were contracted with traffic to the site. council vicinity together network. Um we then use NJ growth rates to
establish a future condition. We're going to build that 2027 and then we use NJ trip generation rates to establish the impact of this site's trip generation. Um the trip for this
site based on NJFT uh trip generation rates would be 26 trips in the morning, 28 trips in the uh PM peak hour and 35 trips on the Saturday peak. When we overlay those into the future condition that we established, we're generating
less than 1% of the traffic from that vicinity. Um minimal impact on the uh adjacent roadway network based on the traffic generation from this site. The site driveway will operate uh similar to
most uh commercial driveways in that vicinity. maximum queuing that we analyze at that site driveway. I think that'll be one vehicle accommodation on site generally accepted traffic
engine standards. Um and the conclusion of our report was that the traffic jacent roadway network with minimal changes to the operation of the adjacent intersections. Uh operation of site driver is difficult. The adjacent properties
there's efficient access to the facility and circulation on site that meets all generosity for zone. Thank you. Um I want to turn your attention to the um report you previously
discussed December 12, 2025 report to to the extent uh not previously testified to um can you address any outstanding comments in section 34 of the report? Yes, we as we discussed it um the
uh curved island made a stripe island which we've done and approved that uh there's a comment about trucks utilizing testified chase that driver in the back goes to um
their for fire truck. Um, as mentioned, we did get sign off from the fire department. Um, in terms of the service level of service, it's pretty standard
for uh anything along 132. The traffic volume If you have one car, it's going to sit there and wait for an opening in traffic. Um the as I said the queueing associated with driveway at the max
based on our our software that analyzes everything is one vehicle which we have storage length one vehicle in the adjacent intersection. We actually don't change the service from the future no condition with our site traffic added
into it service. Can we account for less than 1% of the traffic at that intersection? >> You also address uh are you okay with the comment to use? >> Yes.
Um and uh about signage address >> as part of the D application there is signage placed on right turn only approved signage
>> and you also testify to that there are no obstruction that's part of approval we have site requirements Are there uh any other further questions for sorry that's also part of the idea of the
approvals? Any questions for our applicant? >> Yeah, I got a couple. >> So, I think the first one >> Yeah. And there is ability for cars to circulate around the site count.
Can you speak to speak to this? I I spoke with the other professors yesterday and I have an understanding of it. Just so the board can understand um what our >> Yeah. So the the parking that we show is
just the outside parking spaces of 30 spaces. Uh we didn't account for these six vehicle days that need parking spaces. Um for the purpose of our plan we show 30 realistically we have 36. >> So so technically speaking
Correct. Just record. And then for the emergency access in the back the plan in order to make that emergency access >> I I can just tell you
obviously it's an access and you can't make a left of They're not going back to exhibit A1 on both ends of the drop for the emergency access signage
as proposed emergency access only title 39 to be part of this. I'm thinking just as my thought is it is for emergency purposes only can use couple things cheap plaster chain would we go with a
concrete paper that has brass so it actually looks like so to speak. Fire department, but truck drivers are acceptable. >> So you work with the player that
>> Yes. I do have a followup question um for traffic. Um you mentioned that there are 26 morning trips, 28 evening trips and 35 Saturday peak. Is that did I get that right? >> Yeah, that's the DT generation for
entire store this size. >> I just out of curiosity when you're saying 26 morning trips for example that's customer trips. >> So the way that those tripations are rates are because we tire stores on
average. So it doesn't uh discriminate between passengers, deliveries, all that stuff. And it's the 26 28 35 inbound and outbound. So it's it's it's it takes an average of the BT rates are based on BT
sites in their own accounts rates are different than say it international transmission rates. Um so it's on 13 we have to use rates for their application and we have to use county applications
both um and it's a long answer but yes it doesn't just it's not just pass it's employees it's >> as the car is being serviced on that property uh will there be tractor trailers that are being serviced on the
property or just passenger vehicles or something else. >> Okay. >> Questions for the board? >> Yeah. Um I guess I'm looking at the uh C302
map where it has the uh the truck. I guess there's a tractor trailer making a delivery on the back of the property. >> Yes. How how many how often do you feel a tractor trailer is going to be pulling in? I guess they're all loading tires.
Is that how you get your tires delivered? >> Yes, >> um is there going to be uh the noise generated from the backup beeper as they're backing up? Are there are the the departments going to be able to hear that?
>> What's that mic? That one's not working. >> Oh, great. Thank you. >> I can't top my head, but I can certainly ask the question. required. >> Yes. So,
>> right, because on this map, I guess it has the tractor trailer pulling in and coming back out. It It looks like it's going through that access road, but now you're saying that's going to be closed. Yeah, my understanding it's using that access back.
>> Exactly. Your access is not used as a cut proof, but it's just more of a, you know, back. So, so we're on the access road conversation talkable to reviewing this office and fire
emergency put up trash back and then speaking of trashed on In terms of traffic is what time is that during the day is that
outside I would refer to you on this. Do they have to Yes. answering questions.
>> I can tell you the amount of phone calls we've got about other properties that >> I mean usually they can most sites can control when their trash There are some sites that
>> we will certainly ask the question. >> So I mean the condition would be use their best efforts to ensure that trash pickup and recycling pick up is during working hours. >> It might be um
So why not why not put the demarcation line on the condition rather than make it subjective >> no more than one hour 7 a.m. That's the >> And then later
>> I know you get in some situation at midnight school. to go here >> otherwise the neighbors could grow tiresome of you. >> Now I actually I do actually have a
question on the system. >> I know you mentioned before that service there's a vehicle that has down. We've seen that in the past. We've seen that in the past, but it's
not typical. It's not a typical occurren >> your mic's just not picking you up on the record. >> This one >> you can you can use that. Can use that up there be a little bit easier >> that way the record captures. >> There you go. >> I think that it's fair.
>> So um we do from time to time have customers that flat tire in the middle of night tow truck pick your vehicle up. It's fairly rare that tow trucks vehicles in the middle of the night overnight but it does happen. But it's
not it's not our service. We don't truck services or anything like that. So if it does happen, >> yes. >> Any further questions for our traffic? >> Anybody on the board have questions?
Did you address? >> Yeah, that was that was another >> No more questions at this time. our planner lands. >> Do you swear to truth and nothing but truth? >> Yes sir. correctance
junction since 1991 current. >> See no objections. Great. Thank you. >> You familiar with the uh memo dated January 21st, 2026 from >> Yes, sir.
>> UNET none of the other witnesses have testified to planning comments if you could. >> Sure. So, one of the things that J
kind of background touch base with existing land use is a whole mix of land industrial warehousing home up and down not necessarily deluge makes us restaurants all kinds of
different autoes in the surrounding areas shop by there tonight. There's an auto complex body shop auto dealerships truck rental facility
in the neighborhood. So, but this particular zone doesn't permit a tire sales facility. The zone does allow for goods and services which is would be stretched to call tire sales and service act but we're thought our
thought is that this use really wasn't around but particular uses in the zone laid out service sales facility. So that's why we're here for lease parents. It doesn't specifically say a lot of different uses in this C2 zone. Goods
and services is one building product sales large wholesale clubs. So I think what I'm trying to get at a lot less intense than a lot of the other uses that are in this particular zone.
So that's kind of the area that was one of Jay's friends comment. So with that, we do need the D1 varants for the use. There are also some C2 type
request as well with the signage. Um just to touch base on the purposes of the C2 district purposes list enhance visual quality route 13 restore and revitalize the highway front commercial retail services eliminating paddle
business along 130 and maximize safety through state planning engineering and landscape architecture design. We think we met those purposes. So those are the purposes right in your ordinance that you meet in this particular zone. We think we've done that with this design.
nuance to some of the science. We'll talk about that some of the conditional uses. Can you just go back and explain why you think that >> I will get to that? That's part of my justification going through kind of what's in the zone
right now. We'll get to my my purposes. So just to touch base on conditional uses in this zone, car sales necessary service operations we think were part are those necessary operations were similar to what's conditionally approved in the zone but it does not. So we do
need the D1 we'll go through the reasons of the relief for the D1. you are so zoning board. So you're very familiar with D1 requirements where you have to show the purposes of zoning and that the site's particularly well suited as positive criteria and then get into negative
criteria where it's not substantial to the public good or substantial negative impact. Those are the kind of three things that we're going to talk about why I think the positive criteria under the D1
Same things for the C seed C2. It's a purpose to provide adequate light and open space. The site is well large enough for this use. We're not into any of our setbacks. So we're not encroaching on those property lines
really close buildings buildings in the center of the property center towards the front side to side location for a variety of uses. We think this is certainly for this location along 30 to provide a tire service here
and sale the tires as well. I think purpose H would encourage the location design of transportation routes could promote free flow of traffic while discouraging location of such facilities and routes congestion of light of traffic engineer
talk about not going to negatively impact the roadway surrounding the property that purpose purpose I to promote desire visual environment development techniques good design arrangement again we're meeting all the setback requirements coverage requirements none of those are involved
issues are a problem with this site. architectural plan you've seen. I'm glad you left that up there because I talk about the signage at the end. But it's a modern structure one story 26 tall is a onetory structure. I think the desire visual
environment meets that that criteria as well. The purpose ends to encourage coordination of various public and private procedures and activities shaping land development with review to lessen the cost of such development and more efficient use of land taking a bas
structure taking it down but reusing that adaptive reusing that property for use fits in with the other uses along this corridor. took a look at your master plan, the
2020 master plan re-examination report. It's got several items in there that I think we certainly promote with this application. Economic development supports the master plan objective to focus growth in existing commercial areas, maintain thriving local economy.
Redevelopment section advances the master plan objective to encourage redevelopment of vacant underutilized properties, underutilized commercial properties, excuse me. Vitality implements the goal to upgrade the economic and aesthetic vitality of existing commercial industrial areas
including streetscape and facade improvements. Brand new facad certainly improvement there. We can't do a lot of landscaping on the street side. There's a utility there ement there but we are going to relocate the plantings that we required along the
street frontage elsewhere on the property to beautify that section of it. Land use variety assisted with the goal provider variety battle commercial land uses while protecting residential neighborhoods. Some of the comments we've already talked about tonight
buffering filling in some of the gaps and professionals talk about keeping this development closer to the front of the property than the rear where it is a commercial zone. Transportation coordination aligns with the objective to coordinate land uses transportation facilities and facilitate
safe and efficient access to along major port to get DOT permanent in the amount of time that these guys did. That's I have not heard of that. That's really amazing to get that to get that sign off to know we designed the site correctly and safely
requirements. So that that's plan forward as well. Zoning transition reflects master plan direction compatible transition commercial areas areas where commercial industrial districts interface. Again this is an entire commercial corridor. So we also
think we are that purpose. The last one is ordinance reconciliation and that's you know we just did that master plan in 2020. Why isn't a tire store? Um that's sometimes a little difficult once to go through but this is a more
modern service commercial type facility that may not have been thought about back in 2020 draft. So it's a development pattern that we've seen a lot. I was in line last night when they had a tire store very similar in
different a little bit because they were split res here where we are in a fully commercial zone just doesn't particularly allow in addition to the mu consistency town's goals and objectives we think a site
suitability works for this use again you don't need any varian of scoreight size setbacks cover all those requirements meets the scale of the ordinance by not being oversized in advance construction
is not oversized with the site. Second prong of the criteria is a negative criteria and where we not present substantial detriment to the public good and we must not substantially impair the intent facility is not a result of substantial
will result from the public good. Again, it's a similar use what happens along this entire corridor and in this retail sales with the services attached to it. Provides an essential service by
supporting team maintability. Facility may offer me repair services for travelers. That was discussed was a question asked if someone breaks down. Is there the ability to park the car on the site? We have access extra parking spaces on the site.
I think 31 outside the building. So that's plenty. If someone's car breaks down in the neighborhood, they can have it towed there or someone else might drop that vehicle off. We think the entire sale and service is compatible with complimentary concerning
commercial of the zone align well with uses in the area. Second problem is that we have it's not a park or zone plan zoning ordinance. I don't think this this one site will do that
use align with the state goals objectives and principles and recommendations in your master plans. I think that goes towards not be able to do that's really what I have on the D1 to the flex of the C type criteria for
the signs understand there was a concern about the size of the signs sign of the monument sign and the number of the signs so your ordinance allows for essentially a 32 foot monument sign we're at 63
I Thank you. So about almost double the size and I think that's where we might be able to work a little bit with the signage issues. We would like to keep the three signs on the bill.
building is visible from both directions of traffic as well as from front. What your ordinance allows is basically the largest size is 117 approximate square feet of signage or 15 excuse me and we are below that we're 117. We have
three signs but we only have one. If you look at the size you see the signs are appropriately sized for each facade. They're not powering. They take up very little space especially on the long sides there in the front. So more of a percentage
but the other two sides are not really they're not in your face do show the site which also goes to zoning safe access to the site. be able to see it part of the way. You slow down, get into
the entrance property at speed, slow down, and exit the highway safely. Proper sign allows us to do that. signs that traffic signal just not
a little larger almost they are on the Clearly there's one building. Okay. So where you have access here 13 at the top of the page. So what we're hopeful of is to keep the sign
here on this side and that side as well. And they want signs would not be the rear of the building. They're up in the front two corners. You can see them as you're traveling with traffic and even on the other trag. The point I was trying to make is that
they're not hugely oppressive each. you um also uh address I think one of the comments of the planning was whether we needed a variant for screen. Um and uh if I understand correctly
we no longer need that. Yes, I think there was a gap there. I think we would not need to >> Well, I I think that's I think that has to do with the fact that perspective
there's no trains. By the way, just So is it fair to say that they would work with a planner to adjust that landscaping to get closer to compliance algorithming?
I guess >> we have other tire dealers in town. Looks like I'm just looking at it now. Some of these are fairly close up. But if you had not both sides
were talking about traffic that I understand again allows one. So asking for two square footage but really not.
So this is a decision for the board. reason why we does the monument sign is that visible enough clearly where they're going.
I do take a step back's not that far back. That's why They look like the most signific That is concern.
So there's two monument. Where are you? in consultation with applicant um and hearing the uh comments from the planner. I think we could keep the monument
signing. >> Well, let me ask you this. Would you be willing to take off the two side signs to fall in line with what we have elsewhere in the town, keeping the monument sign, but only having the face sign on the front. Um I mean I have to
imagine if that's the condition of the board, you'd comply and you would accept that, right? >> Yes. >> Just to clarify that sign's also going to be comments. >> Internally, uh, other comments or questions by the board members on the
signage? >> Do you have questions? >> Mayor, do you have anything? >> No. >> I guess the normal monsoon for this monument size. >> Well, this monument size 10 obviously
10t tall is 32 square ft and height. >> This one is 10 foot tall. >> Restrictions are restrictions. >> So that that 32
So it doesn't have to measurements that was less invest So the way >> that's right Is there someone that I'm not sure? Two
separate one you have. I have you have on your songs. >> That wasn't a slip. A5. >> Yes, it would be A4. It should be in your packet. We can go
over it. >> Go ahead. >> Sure. So, yeah. Overall sign int looks like 10t wide and then the sign itself is 5t tall.
on top of that. Make sure it's not taller than 10 ft. Looks like it's a masonary base with a white background letter. 29 29.8 Mr. Chairman,
we don't testimony provided. One of the examples that was possibility And they have tires that sell similar to that. This is
standalone. It's not specifically permitted and that's why we don't testimony. negative criteria we had spoken about Ed and I were and noise in the back landscaping
there was one more thing that was better and that was the lighting now with LED technology obviously after hours there's a level of you can decrease the security and you guys agreed to
the hours of operation just a security level. Highway >> is there an agreement to that? Is there testimony on that? >> Yes, we agree. >> Thank you. >> Understood. Thank you.
>> I just confirmed. I know you all the time, but we are the to the no side. Correct. >> Well, that's we haven't finished the hearing yet. >> We haven't finished that. >> I still have to open the public restriction or no, I don't know. I know obviously they agree to
>> Well, we're not Yeah, we're not moving to vote yet. We still have to finish the application and then I'm going to open it to the public and then we can discuss. the restrictions that you've already agreed upon with the lighting is correct. The monument is going to go to 10 and then no sign >> I mean that
>> that I'm just confirming it before we get off the light. Yeah, right. Thank you. >> Yes. >> Does that mean that's understood? Understood. >> Yeah. I was going to just do a some basics that you agree to comply with the ordinance relating to submission of
recycling reports. This will be a new residential development. So housing contribution to 5% equalize assess value of the improvements would be required testify that the work of the engineer
for the chase entry. That's all I >> do you have any other witnesses or any other questions for your witnesses or >> um No, I just uh No, we are done. Questions for >> Okay, don't see any. Oh, can >> um
I'm sorry I missed it. Um impervious coverage. Did we >> We're okay. >> All right. I don't see any other questions. And if there's nothing further from the applicant, I'm going to open it to the public. Uh, anybody from
the public would like to come up and address the board and comment on this application, please come forward. State your name. >> All right. I see there's only one other person other than the applicants camp here. Nobody's coming forward. I'm going to close it to the public. Uh, so uh,
council, did you want to make any closing remarks? >> Sure. Um, just uh, briefly that Um we respectfully submit this application be approved for the reasons testified to by our experts
uh and the applicant along with um the use varants and sign varian will work with the professionals. >> Okay. Thank you. >> This site is going to comply with the
parking. Yes. >> Okay. Um so I'll just kick it off. Uh we've had a lot of discussion about this. Thank you to the applicants uh for the application. Um you know my my comments would be in analyzing the positive and negative criteria uh with
the um conditions that we've discussed with our planner, our engineer, with our council and what the board members have discussed amongst themselves. Um looking you know I would think in my view approving it with the the sign that's on the front but not having the on the side
of the building. U with also the approval of that monument sign. Um I I was also um interested in in the recommendations of the planner to have some type of measure on that access road to prevent the temptation of trash
trucks or other truck drivers or anyone really utilizing that egress except for emergencies. So I think with the planners going to work that out. it sounded like the applicant was willing to work with with the two of you, the engineer, the planner. Um, that's something that I'd be interested in um,
you know, as far as approving this application. But in measuring in total all that we've talked about, the totality of circumstances, the measure measure the positive and negative criteria, I would um, I I would agree to to vote to approve the application with
those conditions. Does anyone else have any comments for the record or we can move it to a vote? Um, >> yeah, >> I just talked about obviously transition landscaping that
opposite side of the access road for the utilizing that compliance with all the landscaping that should be going even though it's not going to be on the front due. I I appreciate you bring that up. The applicant had agreed with taking
all three sides of the projects today. And then I was just with the signage that you have in the building right now is only something 117 >> and they have to go through what
>> so that is the condition that they're allowed to do that >> right >> the monument does require a All right. So, hearing those comments and I don't see any others. You know, I would include, you know, when we're thinking about if someone's going to to
to make a motion, all of the things we've discussed tonight about the suggestions about the applicant agreeing to work with the board. the applicant has, you know, um, graciously agreed to work with the, you know, with the board, with our planner, with our engineer, uh, with those suggestions concerning the trash, concerning the loading,
concerning the noise, concerning the lighting. Um, so, you know, with all of those things in mind, um, is there, um, we're going to ask our council to jump in and give us, give us a perspective here. >> Okay. Um, so this is the uh an
application for preliminary and final uh site plan approval with D1 use variance relief and B relief as to the signage and I'll get to the B. Um they provided testimony as to the proposed site and as
it relates to the D1 use relief because as was testified um this particular use is not permitted in the zone but the has provided provided a bunch of testimony as to the
other uses in the zone on that corridor which are similar in nature serving automotive needs and also retail. Um they provided testimony that they did have to do some preliminary work on the
site. It was not an improvement but more related to safety. They did obtain a demo permit. Um they're not they obtain permit but in the event that was not obtained as a condition of disapproval um they will address that and get all
required permitting from the township. Again with respect to any construction they will have to pass all obtain all required permits pass all required inspections and get all outside agency approvals. Um
they agreed to have the final architectural details although provided in separate documents they'll have the architectural details included in the final drawing of the natural cycling they have provided testimony as the
outside agency approvals but they'll provide documentation of that including the NJ approval so conservation approval they'll work on the the They also have to get um
they agreed to work with the board's professionals and the planner to augment the buffer um but they've noted that they can't plant within certain the sanitary sewer ements and the storm water ements but they're going to work um to supplement those buffers. Um
specifically there was a discussion of the uh buffering on the opposite side of the access road to enhance the landscaping all three sides of the site. As the lighting they've agreed to dim
the lighting after hours so it's not off in the middle of the night. Apologies to our friends in they agreed to just went back to where it was there.
Um, we've agreed to get the deliveries made during building during business hours and the trucks can't sit behind the building idle must comply with the ordinance in the state statute on idling. Um they've agreed to
work with boards professionals on the loading area to add some sort of no truck idling sign and work with the engineering the language and placement of signage. Again outside agency approval will have to be demonstrated
officials approval um and municipal sewer authority approval works through that already talked about the about the trucks will not enter
Jason will work on a deterrent for that engineer said he will work with the board's professionals on the comments relating to curb injunction relation and recycling picked up no earlier than 7 a.m. and no later than 7 p.m.
recycling force housing uh contribution. Um then with respect to the marriage relief they provide the testimonies for the D1's planning professionals have not objected
to that provide testimony as to the nature of the uses and address the positive and negative criteria how it's particularly suited special reasons and that it won't negatively impact zoning ordens. with respect to so they've addressed the
D1 relief with respect to C2 relief I did note that there is pre-existing uh maximum clearing limits from designers report that is existing that has not changed and won't be exacerbated it's
slightly greater than 70% um with respect to the signage um they have revised their proposed So that sought for um the number of facade signs is going to be compliant.
There'll be only one facade signing 13 on either side plantings along with get closer to compiance with respect to the screen planting. still require some minor variance relief
but as stated they provide a testing degree to reduce the impact to the certain hindered by certain ements and other aspects to the to the site with respect to the monument side they'll they'll adjust that so that the maximum
height does comply with the ordinance so comply with the 10 height limit and from the grade measured from the grade and we seek to a 63 foot 63 square feet of signing area which is variance because
32 feet is what is permitted but they provided testimony to reduce the impact how it's got this masonry bottom uh to the signage which will be complimementary and blend in with their design it's a modern building with an
attractive color scheme and architectural features so they provided testimony to the variance relief and how it will not negatively impact the zone plan or the neighbors. Um so that's all been
addressed. EV parking they will comply with um the issue of the street trees. They've already they may need some relief on that but they've already testified that they will reduce uh that impact.
discussed all the comments in the planners and engineers report which will put um in the final resolution as testified in here but they'll make some changes plans and they've addressed the comments. So based upon the testimony as
presented the comments of the board professionals and the conditions as stated the affordable housing contribution agreed to recycling with idling sound requirements. Is there a motion to find that the preliminary and
final site plan be approved with the D1 variance relief the um C2 variance rel as modified for the signs and as stated and the other pre-existing conditions
for both of >> second question. >> Yeah, this um how about the uh the trash not being picked up? >> She did. Okay. >> Thank you.
>> Mr. Miranda. >> Yes. >> Mr. Moore. >> Yes. >> Mrs. Parenta. >> Yes. >> Mr. Yes. >> Mrs. Kuster. >> Yes. >> Mr. Hermansky. >> Yes. >> Thank you. >> I'll circulate
a resolution for >> Thank you for your att >> Okay. Uh just one more item on the agenda. I'm going to open it to the public for any other comment. There don't appear to be any other public members here. Does anybody in the audience need to address the board on
any other matters not this application? I see no one coming forward or raising their hand. So, I'm going to close it to the public. Do I have a motion to adjourn? >> Motion to >> Mary. Second. I can't get in there.
>> All in favor? I >> All right. Good night, everyone. >> Good night. >> Thank you everybody.