Okay. All right. Call to order. Uh, I hereby announce pursuant to section five of the Oakland Public Meetings Act that adequate notice of this meeting has been transmitted on January 16, 2025 by the board administrative officer to the
Asbury Park Press, the Two River Times, the Township Clerk, and has been posted in the meetings meeting room and in the entrance hall in town hall. All pursuant to section 13 of the Oakland Public Meetings Act. Uh, roll call.
>> Mr. Connelly >> here. >> And Mr. Aerson >> here. >> Uh, Mr. Romano absent. Mr. Fagan absent. Mr. Man >> here. >> Mr. Emma >> here. >> Mr. King >> here.
>> Miss Plaus absent. Mr. Sberman >> here. >> Mr. Dorse absent. And Mr. Bell >> here. >> Thank you. >> Okay. Uh, please rise for 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. >> And please remain standing for a moment of silence for the military, first responders, and police.
>> Thank you. Okay. Uh first item on the agenda is uh says resolution. Uh what's uh there's nothing there. Nothing minutes. >> All right. So next is the minutes. We
have two minutes to go over. Um the first one from 9:16 2025. >> Um do we have a I guess a motion to accept those minutes? >> Motion. >> Second.
>> Eligible to Mr. Connelly. >> Yes. >> Uh, Mr. Emma, >> yes. >> Mr. King, >> yes. >> Mr. Silverberman, >> yes. >> And Mr. Bell, >> yes. >> Um, we probably should sit Mr. Bell. >> Yes. >> So he can actually >> Okay.
>> vote. So we'll sit him instead of Miss Plaus. >> Sure. >> Okay. Thank you. Mr. Bell, if you come up, please. Wrong one. >> Wrong one. Okay, so those minutes are accepted. Next we have the minutes from 9:30 2025.
Um motion to uh accept those minutes. >> Motion. >> Second. >> Eligible to vote. Mr. Amam. >> Yes. >> Um, Mr. Smerman. >> Yes. >> And Mr. Man. >> Yes.
>> Thank you. The minutes for September 16th and September 30th, 2025th were successfully approved. >> Okay. Thank you. Uh, the first item, Dr. >> All right. Uh, PB number 2025-G
23 Main Street Urban Renewal LLC. The applicant has applied to the board for the property located at 23 Main Street, Homedale, New Jersey, block 13, lot 15, which is the former Vonnage headquarters, the property, and which is owned by 23 Main Street Propco LLC, an
affiliate of the applicant for preliminary and final major subdivision, preliminary major site plan, and final major site plan for phase one known as Azora at Homeell. Um, this application is carried for scheduling purposes only
and will be heard on November 10th, 2025 without further notice. >> Motion and second, please. >> Second. >> I'm sorry. Who motioned? >> Mr. B. >> TJ. >> TJ. >> Okay.
>> Um, Marty, I would do a roll call since it's um special meeting. >> Mr. Connelly, >> yes. >> Uh, Mr. Aerson, >> yes. >> Mr. Mr. Man. >> Yes. >> Mr. Emma. >> Yes. >> Mr. King. >> Yes. >> Mr. Silverman. >> Yes. >> And Mr. B.
>> Yes. >> Thank you. >> Okay. Uh, next item is PB 2025-F amendment of site plan with bulk variances. St. Benedict Catholic Church, 165 Bethany Road, Homedale, New Jersey
07733. Block 30.09, lot 6.01. More specifically, the plan proposes a two-story addition consisting of approximately 8,600 square feet on the first floor and 6,185
square feet on the second floor. The improvements will add four new classrooms and/or communal space, which would permit an increase of approximately 30 students and three full-time staff members, including classroom teachers and support personnel. Um, at this time, we have council for
the applicant. Good evening. As the board chairman indicated, this is preliminary final site plan for an addition to the school port. We have three witnesses tonight. We have representative from the school. We have
civil engineer. >> Sure. Uh just to confirm notice is in order and escros. >> That's correct. >> And just ask if anyone has a conflict with the applicant or vice versa. >> Yes, I'm a person. >> We already knew that you're going to step down for the evening, right?
>> Just for the record, 7:20 p.m. Mr. Man, step down since there's a conflict with the application. Thank you. Thank you. >> All right. Uh do they get swear in now or? >> Yep. >> Okay, >> we can do it. So, we'll swear in uh who
your first is the engineer. No, >> I'm sorry. >> The representative. >> So swear her in as long with our professionals as well for the hearing. If everyone just raise your right hand as everyone swear to tell the whole truth, nothing about the truth. Help you God with regard to this application. >> Yes. >> For the for the record, your witnesses
have been sworn as well as our professionals. >> Okay. Thank you. And this is this is Megan Gallagher. Megan Megan, can you tell the board what your affiliation is with the school? >> Sure. Uh my name is Megan Gallagher. I'm the vice principal of St. Benedict School. and I want to thank you for the
opportunity to speak with you this evening to present our plans for the expansion of St. Benedict School. We're deeply grateful for your time and your consideration. Um, our proposed expansion has been thoughtfully designed to ensure that it will have no negative negative impact on the surrounding community, no changes to traffic flow,
not no changes to the neighborhood character or our local environment. The true impact of this project will be felt within our school and our parish community where the Anna space will provide our students and staff with greater opportunities for growth, learning and collaboration. As someone
who has been blessed to experience St. Benedict School for many perspectives, a student myself, class 94, a child of a teacher, a parent of two students, John, class of 24, Matt, class 26, a pre-K teacher, prek teacher for six years, and now administrator. It's truly inspiring to witness how our school continues to
grow and serve so many students and families. The expansion represents not just a building project, but a continuation of our mission to nurture faith, learning, and community for generations to come, providing students with a foundation for life. So, thank you for your time and please consider um
this expansion. >> So, I have a few followup questions. Okay. First of all, in the engineers report, there's a reference to Okay, >> you got it. >> Perfect.
>> So, um, in the engineers report, there's a comment about basketball courts. U, can you tell the board what has been done to address that? Explain the comment and what has been done to address that comment. >> Sure. Um there was concern about um basketball hoops that were in the way of of the service road or in the expansion,
but those have already been removed and we've already um put up new ones uh further down. So um they're no longer there. And if there is one there, it's a movable one. The kids like to dunk, so I don't want them dunking on the new ones. So they have the little ones there. So but those can be moved at any point.
>> And can you describe the drop off and pickup process currently and then how if at all it's going to change if this were approved and constructed? Perfect. Okay. Um, our drop off procedure, they come in um off of Hillrest into the uh drive that becomes a chute and they come down
in front of the front of the school and they hop out that way. Um, that is just for drop off. We don't have a pickup procedure that works that way. Pickup is every parent comes in and parks if they're picking up and then the students get dismissed and go out that way. Our buses, we have 13 buses currently this
year. depends on our districts yearly how many buses we'll get. And they come in through um the Bethany Road entrance and they go into the back of the school building and they do their drop off there. Pickup and drop off will not change at all if we do this expansion. It will remain completely the same. There's really only the one main
entrance for people coming in the building. Our buses just come in the back entrance and that's the same for dismissal. Exit out the front and then out the back. >> Um how is refuge handled today in terms of is there a dumpster area? how frequently it's picked up, etc. And then
how will that change if this were approved and constructed? >> Yep. We currently have two dumpsters. Um they get picked up between 3:00 am and 4 am. So it doesn't have any it's never there when the students are there. They come in off of Bethany, come through the back of the behind the church, and they're able to pick up the garbage and make their turn and leave. I've never
seen a dumpster uh I've never seen a garbage truck there, but there's never any garbage there. So I know that all happens when there's no students or staff at the building. >> And then in terms of security at the school, how is that handled? Um, we have a full-time police officer, which is amazing. Thank you, Homeell, for that.
Um, we also have 52 cameras. We have, you know, swipe entries for everything. Um, we also are continually applying for more grant money so that we can get more security put in place. Um, so it's, you know, it's only going to improve. There's not going to be any, um, changes
to that as of right now. Only if we get grant more money to put in more cameras. But in terms of um students entering and exiting the building, they're going to still do it exactly the way they're doing it. >> Correct. That will not change at all. >> So a parent if they wanted to come into the building would have to go through the main door where there's security.
>> Yep. There's a buzz and then it's Yep. It's a window where you get checked in. The vestibule is locked and our security officer is there as well. >> And then one final question and then the board or public may have other questions. Um, in terms of parking, is there adequate parking on the property now to accommodate all your all your
employees, etc. Visitors? >> Yes, there's plenty of parking. The only time you'll see it is Christmas Day when we have church and, you know, everyone shows up for church on Christmas, but during the school day, there's plenty of parking um available and we never have an issue with that. >> And if this were approved and
constructed, that would not be impacted either. >> No, not at all. >> And you did, when we spoke, you talked about special events. You did have an agreement with um >> yes um we have great relationship with St. John Avani which is located behind us and we have an agreement with them that they can use our overflow parking and we've had a conversation with them
about using them for overflow parking. You might have seen this past couple weeks then when they've had the football games there's a sign that Homes Up has put up that says overflow parking here and they're allowed to come in that way. Especially the visitors their buses can park there and they can come in through the back entrance into St. John from
there. So, um, our community has always been great with us about, you know, any of those issues, and we haven't had a parking issue otherwise. So, >> that's all we have of Megan, Mr. Chair. >> Um, any one of our, uh, planning board
engineers have any comments or questions for this witness? >> Um, yeah, just just one question. Um, can you can you >> Oh, yeah. Sorry. Can Can you describe again um what the the bus uh drop off is and describe like where at the building that is?
>> Sure. So, they come in off of Bethany, that's our main entrance there, and they uh turn quickly to go behind the building and they do their drop off and they circle back around and go right back out. There's enough of a turning radius for them to come around and go back out. At the end of the day, we have 13 buses line up and the kids exit and
they all go into the buses and then one at a time, all the buses leave at the same time. So, no one comes into the main entrance of the school building during the school day. Everyone has to come through the back entrance at that point. >> Okay. >> Um, we do have a 9:00 mass that happens. All of the buses are gone by that point or have not arrived, you know, for the
end of the day and that our handicap entrance back there that are nine o'clockers use nine o'clockers, the people that go to 9:00 mass. Um, they're they have access to that and go into the church at that point and then they leave and then it'll get blocked off again because we have recess out there as well. >> Okay. So >> and so and so that's not on the loop
road, right? That's that's a separate the loop road goes clockwise around >> all the way around. >> Okay. Okay. Thank you. >> It don't go around the building at all. >> Okay. >> Thank you. >> Yep. >> Do you have any um would there be any uh
changes to drop off with the building addition for events? I know that there's like an auditorium space or would people still come through the main entrance for events? No, for safety reasons, we like to keep one entrance for everyone. Everyone must check in. We use a ticketing QR system so that people all come through the main entrance and they
have to be scanned in to come in. And this really expansion is really for us to to have space to spread out. We currently have a cafeteria that doubles as a gym that doubles as an auditorium that we use. So, we're looking to expand so that we can have more space for our kids. And is the the western parking lot
behind the building, is that used for any particular purpose like like teacher parking or >> Nope. All of our teachers park in the front of the building primarily in the first two rows um you know located closer to our priest house over that way. So >> So is that rear parking lot mostly overflow?
>> It's I mean it's never used during the day just because they have that handicap entrance. Other than that it's empty because we do have recess that happens on playgrounds beyond it. So we'd like to keep that empty so that people aren't, you know, parking there and we have have to worry about cars in that situation. >> So with the reconstructed parking lot
area that's being proposed that essentially the plan for that is what? Just to remain mostly empty. >> Uh yes. I mean we're the plan calls for removing I want to say nine spots total, but it's not going to affect you know the flow of traffic or the way the kids
play or you know any of our person. >> Okay. And there's some new walkways and landscaping that's being added. Is that >> generally not expected to be used on a frequent basis? >> There's like a southern walkway, I believe. >> Are you talking behind the school
building or >> there's a I'm sorry, between there are three buildings that are in a row. Yes, the three wings. And between the western wing and the central wing, a walkway is proposed to connect to the loop road. Is that proposed to be used for any particular function?
>> Um, no. I mean, we have a large campus and we like to use it and we love our green space. We have a great outdoor learning center. So, we do encourage our students to go out there. So, just, you know, a walkway for our students to be able to get to the great outdoor learning center. And because we are planning on building, we wanted to get that green space. So, that's why that area in between then, you know, we'll
have more space for our environment. >> All right. Thank you. >> Thank you. >> Okay. Uh, anyone on the on the board have any questions for this witness? All right. Uh just to let everyone know the public, what I'm going to do is we'll let every one of their witnesses
testify first and then we'll have questions and comments at the end and you can direct them to whoever you want individually. So, uh we're just going to swear you in when you get a second. So, Just want to tell the whole truth about
the truth. I help you got >> I just spell your name for the record. >> Doug D. Last name Wolf W. use this. >> And Doug, would um would you place your credentials on the record, please? >> Yeah, sure. Uh Doug Wolf from Bowler
Engineering located at 30 Independence Boulevard in Warren, New Jersey, 07059. I have a bachelor of science and civil engineering from Virginia Tech. I'm a professional licensed engineer in the state of New Jersey in good standing and I've testified before multiple boards in
the state of New Jersey before. Okay. No objection. Just uh you can proceed, right? >> Thank you. Can everyone hear me? Good on this. >> That comes out too if you want to hold it. That comes out. >> Yeah. >> I'd like to correct a little bit. So
I'll try that. You need me to speak up with >> Hey Doug, the exhibit you're about to refer to, can we identify that, please? >> Yes. So this is aerial exhibit. We can mark this A1. >> Yeah. All exhibits will be marked. exhibit again prepared by dated 1021
2025. Uh property in question is at 165 Bethany Road Township of Homedale, New Jersey, Mmouth County. Um it is block 30.09, lot 6.01 as shown here. The property in question
is outlined in yellow and is approximately 21.7 acres. In terms of zoning, it is zoned residents and agricultural district, excuse me, that's R40-B and the uses private school and permitted use in this case. In terms of
surrounding uses, first let's orient ourselves here. North is to the top of the page. Starting with the north, we have Bethany Road bordering the site with residential beyond also in this area. Moving over to the east we have Hillrest Road bordering the site for some residential beyond and eventually
Garden State Parkway. To the south we have residential below and to the west we have the St. John high school football field and track here that you can see with residential beyond and also township in this area as
well. Next here we're going to move to my next exhibit which is the overall site plan rendering. This is just a colorized version of what was submitted. All right. So this is the overall site
plan. area in question that we're focusing on is this bottom lefth hand corner or southwest portion of the site. It's a two-phase improvement. Um phase one is this small portion right here. Phase two is the larger portion over here.
Um so with that two-phase building addition, we're also proposing ancillary parking, sidewalks, storm water utility and landscaping and lighting improvements. Starting with phase one, as mentioned before, it's a 1,700 square foot one-story building addition consisting of a classroom and a music
classroom. The only other improvements associated with this phase one are the conversion of impervious area, actually a significant amount of impervious area here to green space. We're adding a sidewalk. We're also proposing some trees, some lighting, and some storm water
improvements in that area. Uh demolition for phase one will be limited to a small wood shed and areas in this portion. Moving on to phase two, that's twotory building in this area here. That's going
to be a 13,000 ft² across two floors. First floor is approximately 6,900 square ft and consists of two classrooms, multi-purpose room, small office, and ancillary spaces including fire, music, and storage rooms. There's also an elevator and two sets of stairs
um that are proposed which architects will get into further detail later. Second story, we got approximately 6,000 square feet consisting of a classroom, multi-purpose room, and storage and demolition for this phase. The project will be limited to a one-story masonry
building approximately 710 square ft in this area, as well as some other minor ancillary removals. Moving on to circulation, Megan hit on it a little bit, but I just want to reiterate to everyone exactly how the site operates now and that it's not going to change after these improvements. So, starting
with passenger cars. So, let's start with access first off. There's a few access points on the site. There's one off of Bethany Road right here. This is an ingress and egress. There's an ingress off of Hillrest Road here. This is where passenger cars come in and there's an egress only. This is a left
lane and a right lane for exit point only there. So, starting with passenger cars, passenger cars are going to pull in on road. They're going to come into the site and they're going to make a left here, assuming they're going to do drop off. They're going to drop their off. They're then going to make a left
and exit back on the Hillrest Road in this location. Megan mentioned earlier that if they are doing uh pickups, excuse me, they will park in this lot here and wait for the children to come out and they'll exit the site same as they would if they're doing drop off. In terms of buses, buses are going to come
in off Bethany Road. They're going to come down here. They're going to turn right as they do now. They're going to make a U in this parking lot location that is empty at all times like Megan testified to. They're going to park here and they're going to load their kids and then they're going to unload and exit
the same way that they came in. That operationally is proposed to remain the same. There's no changes there. Um let's see regarding fire circulation. So we've received some comments from the fire official. I was on the phone with him earlier today to talk through a
couple of those. We're confident we'll be able to resolve any issues he has. Um, two things he brought up. He wants to see an additional fire hydrant in this location. We are okay with proposing that. There is one existing fire hydrant located back here. And the second thing he requested was he wants
to see a circulation plan of the fire truck here which I sent him. However, he also requested that we widen a portion. First, he asked for the entirety of this to be widened to 25 ft. After further discussions, we narrowed it down to 20 ft and only for a portion of this area
to be wid as I sent to him. It adequately circulates. There's no issues there from a standpoint. Um trash pickup she already hit on or excuse me, Megan already hit on, but we will be in phase two proposing a new dumpster in this location here that the
trash will come and pick up as it does. Now moving on to parking. So the site is currently over parked at 293 spaces in the existing condition. Operationally, St. Ben, as I said before, rarely ever sees this line of capacity. Maybe on
Christmas day when everyone's the church. Um, we're proposing to reduce 16 spaces in total. So that brings our proposed count across the entirety of the site to 277. And that reduction is only in the
overflow area adjacent to the space. Two improvements here. Regarding parking sizes, all new proposed spaces are a compliant 9 ft by 18 ft with a few existing spaces slightly below this requirement. There's a few on site that are 17.8 ft wide
instead of 18. These spaces are proposed to remain in this existing condition. Regarding ADA, we have 21 existing ADA spaces on the site. along this portion here and then there's another
eight over here in front of the site. Um and only seven are required for NJ 8. Uh the 138 spaces adjacent to these improvements here will be analyzed for compliance and restripe as necessary. We received some comments from the traffic
engineer um having us take another look at that. Some of the spaces are slightly less wide in terms of striking for a van accessible vehicle. So, we're going to take a look at that. If needed, we'll propose the width required for vans. It may result in a redu may result in a
reduction of one space. However, like I said before, we're at 21 spaces where only seven are required. Um, next I'm going to move to my next exhibit. >> Before you move off parking, there's a comment about EV spaces. Um, but we're
exempt from that because we're not adding the required number. Is that correct? >> That's correct. So, the way the ordinance reads, the DC model wide ordinance is if you're proposing less than 25 new spaces, you are required to propose maker EV. So, that's um that's
how we're approaching this. They are not proposing on this project. So, I'm going to move on to my next exhibit here. This is also part of the township submission is A3. This is also
a site plan rendering. All it is is zoom inver. So again, this is the area in question, southwest portion of the site. Right here is phase one building. These are the phase one improvements associated with the phase one building. And then everything over here is really phase
two. Um Sticking with parking for a little parking setback from a building. Uh there's an existing non-conforming condition of 17.9 ft right here where 20 ft is required for the ordinance. We're requesting a variance for 6T parking to
building setback where 20 ft is required. And that's in this area here for four stalls. And the reason for that is we're just looking to maximize parking. Um minimum a width. There's an existing non-conforming condition for a two-way
aisle width of 23.7 ft. That's over here. Um where 25 ft is required in this area. Before it was all two-way along here. Here we're flipping that to just a oneway to essentially model how the
buses come in and park. Um this drive is two-way. It's now going to one way and is 23.2 ft wide. We're requesting variance for that as well. 25 ft is required. I already talked about EV. In terms of
loading, uh we agree to provide one compliant loading space. We're going to propose that in this area over here for um vehicles that are going to be dropping anything off. They can access through the sidewalk and there is a overhead here and in this location that
will be dropped off. >> You mean like deliveries? >> Deliveries. In terms of area, yard and bulk requirements, going to run through this pretty quickly because a lot is unchanged. Minimum lot area is 21.68 is
to remain unchanged. Minimum lot depth is,77.4. It's to remain unchanged. Minimum lot frontage is 425.8 is to remain unchanged. Minimum lot width is 137.3 and is to remain unchanged. Minimum front yard setback. We have an
existing non-conforming condition of 58.6. is required is to remain unchanged. Minimum sideyard setback of 539.7 is to remain unchanged and minimum rear yard setback. We have an existing non-conforming condition of 83.6. That's
in this lower portion here where it lets the property line and this is also to remain unchanged. In terms of max building height, you're proposing a compliant building height of 29.96 where 30 ft is permitted. In terms of max
coverage, primary structures, driveways and accessory uses. Um this number has been revised and what was submitted previously after discussions with township engineer to remove sidewalk in this calculation. So the new and accurate calculation for this in the
existing condition is 31.5% that equates to 297,664 ft as an existing nonconform. So just to recap right here we're talking about coverage by structures, driveways and accessory uses. So right now there's an existing non-conforming
condition for block coverage. We are reducing that 31.5% down to 30.2% in the proposed condition and we are requesting the variance for that as it is still above the required amount. We're reducing this coverage by
approximately 1.3% or roughly 13,000 square feet and providing substantial green space and plantings primarily in this area here which was completely asphalt is completely asphalt as it stands also in this area here was completely asphalt as well and we're
also proposing uh moving on to drainage and storm water. We are not a major development per NJP criteria. Our proposed disturbance is less than an acre at 72 acres. We are decreasing again the total impervious by approximately 13,000
square ft and we're also reducing motor vehicle surface area with the addition of this building here and removal of other various parking and asphalt areas. Um in terms of storm water conveyance, we're going to be proposing roof drains and inlets after further discussion with
the engineer as well. We agree that we'll propose another inlet or two, maybe three in this area. We're going to tie in some roof drains. We're going to clean this up, make it look real nice, and make sure that there's no ponding or anything located here as uh the grades in the existing condition are fairly
shallow. And when you propose landscaping, we like to improve those conditions in terms of um Okay. Further on with drainage, uh we'll be tying into a drainage system south of the site. There's a large pipe that runs along the southern portion of the site.
We're going to tie into that that eventually discharges into a tributary of the Ren River um north and travels and existing drainage patterns are to remain. In terms of utilities, electric service
is to remain, water service is to remain, gas service line is to remain and sanctor through slab or he'll at this point. We have sent plans um we have to submit to the D for TWWA, which
is a sewer permit due to small flow increase from the increase in students. We've already submitted that and gain approval from Homeville Township. Next, it needs to go to BRSA. Um, however, they will not re they will not review the application, excuse me, until we
plan for approval. So, that's being held up right now. But after that, we'll go to DP and gain the necessary approvals for any utilities. Uh, moving on to lighting. Um, there are two proposed area lights noted here and here. These are proposed at 12 ft high.
They're proposed at 3000K color temperature and are dark sky compant. We're also proposing eight building mounted lights which are mounted at 9 ft in various areas around the exterior of the building here and here. Uh these are at 9 ft. Again, propose a 3000K color
temperature and they match the existing wall mounted lights as best as possible. Um regarding lay over the property line, there's no excess light spillage across the western property line here due to those lighting improvements. There's
also no change in excess lighting spillage along the southern property line due to these lighting improvements. Um but please note these this analysis is limited to the proposed lighting only in these areas. It's a limited lighting analysis. And additionally these two
buildings here and here will provide natural screening for any additional lights in this area. And a pretty big landscape buffer in the existing condition along the southern portion of the site. Uh we are requesting a few waivers for
lighting starting with um a waiver for 2.65 foot candle average illumination at the ground level where 0.5 to one foot candle is required. This is just due to a little bit of excess lighting. You know, it's a school and a church. We like to propose a little more lighting
here. We're also requesting a waiver for 4.33 to1 maximum average to minimum uniformity ratio where 4:1 is required. So just slightly above that requirement and also requesting a waiver for 10.43 to1 maximum to minimum uniformity ratio
where 10 to one is required and the uniformity ratio just to make everyone aware it's it's really the intensity of light measured at a certain location. So in this room because there's so many lights and they're spaced out equally. There's a pretty uniform ratio. Um but
in this case the light levels dip in certain locations but they come up in other locations directly underneath the light. Um moving on to landscaping here again we are reducing in coverage across the site significantly. The existing site is 65.3%
landscaping open space and the proposed condition is 66.7% landscaping and open space. So this is a 20 something acre site. A 1% increase is significant in this case. Um right now there are little to no
existing plings across the area of improvements. We're talking right here pretty much right now it's asphalt and buildings. Um we are looking to improve upon this. We're proposing five sugar maple trees of two and a half inch caliber. One, two, three, four, and the fifth one is going to be in this
landscaping island that we're proposing up in this corner. Um, we are requesting a variance for the number of trees per parking space where 35 trees are required. There's zero existing on the site right now just because there aren't any landscape
islands across the rest of the site. However, the area that we are working in, we are proposing a landscaping island and we are proposing a tree in that area. Um, however, we're still requesting for that. We're also requesting variances for a woodland retention and preservation plan and
conservation easement which the board previously granted in the prior 2013 application. Uh, no tree removal is proposed as part of this application and there's no change in um there's no change proposed to these existing
We're also proposing 15 shrub varieties across the site primarily here, here, and here. These shrub varieties range from sea green, juniper, andor juniper, and hydrangeanger. So, we're putting some nice plings here along the edges of the building.
Everything will look very nice. Um, lastly here, ancillary approvals. So, Freehold Soil Conservation District, we've been working with them. Our comments have, we've addressed their comments. We're just awaiting approval. We have an email from them confirming that this is the case dated 10:17. Uh
the county we've resubmitted further comments. We have a DRC meeting scheduled for this coming Monday the 27th to hopefully close that out as well. TWWA I talked about a little bit in terms of the sewer. Um we went through Homedale. We got approval through
through Homedale. Next go to BRSA and then D. And lastly fire. I spoke with fire official. We're working with their office to address any final comments. Uh to summarize, uh St. Ben's Catholic School and Church, we're excited to improve upon a portion of the property.
This application, if approved, will provide a nice refresh to this portion of the property. Uh some increased landscaping, plantings, and lighting improvements, and we have reviewed the professionals letters and agree to work with them to satisfy the comments other than what was outlined previously in testimony.
>> I I just have one followup question. In the U planners report um on page five number two the there's a question about site improvements and the phasing and the recommendation that the completion of all site improve improvements occur as part of phase one. Is that
acceptable? >> No. So phase one the only improvements that we are proposing to be phase one is this building and the immediately adjacent improvements in this area. So that would be sidewalk, that would be landscaping, that would be these trees,
lighting improvements, and then any utility improvements required as well as storm water. Like I said, roof drains and inlets are also going to be proposed in this area. >> Is there a phase one plan that reflects that or or would we so we would submit
one as conditional approval so that the board professionals see exactly what the phase one improvements are? We can do that. >> We can do that >> if they want. Okay. That's all we have of the engineer, Mr. Chair. >> And your your last witness is what? >> Architect. >> AR. Okay. So, um
I'll hand it over to our professionals. >> Thanks, Doug, for your testimony. Um I have a a few questions. Um one is related to circulation. And again, uh, just so I'm clear, the so the the bus circulation is occurring in that back
lot. Is that correct? Using that oneway >> uh circulation. Okay. Um, are you planning to provide Yeah. Yeah. Actually, that that's helpful, too. Yeah, I can I can see how how it would the bus comes off of
Bethany. Loops around the back. um and then and then proceeds out of the area. Are you planning to provide um circulation plans uh like showing turning and and looping, you know, with
your resubmission? >> Yes. >> Can you do that? Okay. Um, yeah, because I I want to look at, you know, I I know we talked today about the um, you know, travel the the aisle width and and all of that and, you know, just wanting to see, you know, I know that
the the bus um, you know, the time of day, you know, the time that the bus is going to be coming in and leaving is, you know, a brief time, but we just want to make sure that it's safe uh, for for all drivers um, and for for students, of course, as well. Uh, so, okay. So, the
circulation plans um regarding the the EV space, um you know, the the ordinance requirement, the way that we read it, it it did appear that a make ready space is required whenever you have a parking lot of, you know, one space for a new lot of um 50 or fewer
spaces. Um is there different uh you know, something different because that's what the ordinance that's how we read the ordinance. >> Yeah, I I I just know the statute is the other way. that if you it's for the new spaces. If
you exceed the number, then you're supposed to comply with them. But we'll work with you on I mean the difficulty with there's first of all, there's no need for it there because it's not like a retail center where you have people shopping or gas stations, but we'll if if the ordinance provides for it, I I'd
have to look at the ordinance. I think the statute clearly exempts us. So if unless the ordinance is different, which is unusual, >> I believe the ordinance might be is is different. So yeah, we can we can work together to resolve that that comment.
Um and then you know, regarding the phasing, I think, you know, we would be interested in seeing that that phase one plan. And what what happens um you know as far as that the use of that parking lot during you
know after I mean maybe during construction and then also you know when you're kind of in that interim period has thought been given to that so the parking lot improvements would be part of phase two you said correct >> yes that's correct I think we would have
to in terms of construction make sure that vehicles any construction vehicles are not in this area there. We need to make sure that there's a place together where that is either located away from there or only in this area portion. Um
yes. >> Okay. Yeah, we we just want to make sure that you know that that use of that that back lot. I can see how that could be a bit challenging, you know, to try, you know, considering the school year and the different uses at different times of year just to make sure that um that area
remains safe for for all users. Um, and I I know you mentioned some of the the concerns with ADA, you know, the the striping and also, you know, there are a couple of spaces I think that are shown on the plan beyond the stop bar that are kind of uh, you know, potentially um,
encroaching on that that loop road. Um, so that's something else that we'd want to take a closer look. Yeah. Yeah. In that in that area. Yeah. Yeah. We do have some concern about that. So, we we'd want to look at that with you as well. >> Yeah, we can take a look at that. Like I said, we're well over parked on ADA
spaces. We feel the need for these to be >> relocated, remove. >> Okay, great. And then the one other question, um was there any consideration given to um providing more trees in that that uh new landscaped area?
>> Um I don't know if there were other uses, you know, if >> I I defer I think defense team on what activities they think are going to be happening there. If it's, you know, it's really a play area, you wouldn't want to
put too many trees. It's not, then we could we could look at another trees in that area. >> Okay. And I I think that's all I have for now. Thank you. >> Hi, good evening. Um, so since you don't
have a planner coming on, would I ask my uh planning support uh questions to this witness? >> Yes. >> Okay. So, you talked about the variances. Um, I'm not sure you mentioned what the requirement is for the coverage >> just as a reference for the board. You
had mentioned what's being proposed. >> It's 15 though. >> It is 15. Yes. >> Yeah. Okay. Just >> Sure. Sure. Just for the record. Um, and you know, typically we would want to see some discussion of what the variance
proofs you're referencing. Is it a C1 variance, a C2 variance? Had you given that thought? >> Yeah. So, we we discussed that um this in terms of all the existing conditions because primarily all these variances are existing conditions. So, that we
think is C1 because otherwise we have to redo the entire project um for a small addition. Um and then the others are C2 because there's no impact and it's the flexible C. So there there's no impact negative impact to the community. The plan and the benefits outweigh the
detriments. >> But yet so we think primarily there's very few new variances that are associated with the with the proposal. >> And would you say that purposes of zoning are advanced by the variances since you're seeking C2?
>> Yes. Um would one of those purposes be promoting public health safety, morals and general welfare and maybe another being >> the church? Yes. >> And another maybe being securing safety from fire and flood because you're adding new >> Right. Um >> that's true. And we only need to meet
the one. But yes, that would that would qualify as well. But the first one I think is the primary one. >> Yeah. Okay. And um >> I'll just ask your witness to confirm >> at the end at the end we'll ask him to agree. >> Thank you. And and Since this use is permitted in the zone,
but it is also a a school and a part of a house of worship use, are those typically considered to be inherently beneficial uses? >> Yes. >> Yeah. Okay. And they are permitted um in the zone. Um in terms of my other
questions, um you had said that there are 35 trees being in total on the site. in the proposal. >> That's the requirement for parking lot. I believe
>> it was a little unclear to me what was being proposed. I I think the requirement was 35 trees, but I wasn't too sure. >> Let me reiterate that. So required trees for trees within parking are talking landscape island trees is one tree for
eight spaces, which comes out to 35 trees, 277 spaces. across the site. If you look in this large parking lot here, there are no landscape islands in the existing condition. So that is why there is such
an existing view of this. However, where we are doing proposing this work, we are proposing a single landscape proposing one tree in that area. So for this requirement specifically, we are only proposing one landscape.
>> Okay. Thank you for clarifying that. Um, I also wanted to ask based on my visit of the site, some of the uh directional arrows along that loop road were a bit faded, a bit contradictory. It looked
like different directions were put right on top of one another. Would there be any consideration to restriping? >> Yes, there would. We in fact did look at that in a portion of the southern portion of the southern site here. We did remove site plan. We're proposing to
remove some of those directional arrows and propose a new solid direction to clean that up a little bit. Um if you feel further arrows are needed, we can definitely work with your office. >> No, that that's that's basically what I
was trying to get at. Um, and I think that you had addressed my comments related to phasing. Um, that the southern improvements will be part of phase one and everything north of the building addition, including the
dumpster area will be phase two. Uh as far as like the dumpster pickup, you had talked about providing turning templates um to make sure that that works in that space given the drive aisle width and the solar uh panels, right? And you believe that it it would work in that
area. >> Yes, it does. We haven't submitted it to your office yet. I believe we can provide that. >> Okay. Um in terms of my other comments, I believe that you might have addressed everything. I was just going to comment on the uh the electric vehicle
ordinance. So, the exemption that you're referring to is for retailers that provide 25 or fewer off- streetet parking spaces or uh single family home uh developments. Would you consider this to be a
retailer? >> No. >> So, I think that that exemption probably doesn't apply. And what um the engineer was referring to that new parking fields of with under 50 spaces require one EVE
make ready space. I think that's my interpretation of the ordinance. >> We'll we'll review it. If that's the case, then we'll have to provide it. >> Y >> Okay, great. Thank you. That's those are my comments. >> Okay. Um >> actually, I'm I'm sorry. Just in terms
of the variances, I just want to state it more explicitly in terms of the negative criteria. You talked about not uh having detriments to the neighborhood. The previous witness also touched on that a bit. She touched on traffic. She touched on um the local
environment and the neighborhood character. Um do you think that there would be any substantial impairment to the zoning ordinance or the master plan? You had mentioned the zone. >> Okay. Thank you.
>> Okay. Uh, anyone have any questions on the board? Um, I saw one of the things I forget who I think it was you, Lori. Maybe you asked or Yeah. Um, the p the existing parking lot's being repaved
>> only a portion. >> I will show you that here. >> So, just where it's affected by the new construction, not the >> Yeah. So, this this area right here is proposed to repaved. Excuse me. We're not proposing any additional improvements. This this actually in
pretty good condition right now. >> And I just swing this in. There's 293 spaces now. And >> but you're going to reduce the number by 16. >> 16 down to 277. >> Right. How many are required by code?
There is no code requirement for school and church that we define in the home township ordinance and don't for >> schools. There's no requirement for houses of worship. The requirement is
three spaces. >> Three per >> three spaces. >> Three spaces. Just three total spaces. >> Yes. That's why we didn't list it because we felt like it didn't apply to >> Oh, all right. Yeah. I was just wondering like if tree I know I know Homedale's big on trees now. I mean, we
should be, right? But, uh I don't know whether it's something that be considered about, you know, taking a couple space, maybe putting islands in and putting some more trees, more greenery. Um just something to consider.
Um uh one thing is the lighting. I just know the lighting you said is 0.5 to one. That's a minimum, right? That's not a maximum. >> So you don't need a variance if you're providing more. >> Let me that is a >> usually one foot candle minimum.
>> One is the minimum and one is the maximum. So that's the range they want to fall within that. >> Oh, it does say one max. That seems that doesn't seem correct to me. But is that true? One foot min maximum. I'm pretty sure the code always says one
foot minimum at the surface. Yeah. So they listed as a range in the section 30-69 lighting for 0.5 to one foot candle. So um because we are exceeding that
>> you're telling me that's the town rule one foot one foot candle max on parking parking lots. That's for average illumination. >> But I think it comes up in every significant application. >> That's Yeah, because I know the building
code specifically says one m one min not max. So >> lighting lighting contradicting especially property lines. >> There's security issues out there and there's other issues. So okay.
Um and and as far as all the other comments that pertain to you that are made by the traffic uh because I know the traffic people said something about more studies, right? >> Yeah, they they asked us to revise by us. I mean Dolan and Dean who prepared the report to revise the report.
>> Okay. So you have no issue with any of the comments made by our professionals, right? >> Other than what we outlined. >> Okay, gentlemen. Anyone else? No. Okay. Okay. Well, thank you, Mr. Architect. Where are you?
>> There you are. >> Just um you know, we're going to swear you in though before you start. So, >> you swear to tell the whole the truth, know about the truth. So, I hope you got >> I do. Just spell your name for the record. >> Sure. It's Richard Tokarsi spelled T O K
A R S K I. Hey Rich, would you place your credentials on the record, please? >> Sure. I'm a licensed architect in the state of New Jersey and New York. Um, I'm founding principal of Takarski develment architects. Um, we're experiencing this is our 25th year. I'm
a 1992 graduate of New Jersey Institute of Technology with a bachelor's of architecture and I appeared before planning and zoning boards throughout the state on numerous occasions. >> Thank you. Okay. And and Rich, while we're getting your exhibit up, um I have
two general questions for you. One is the building additions that are being proposed, will they all be ADA compliant? >> Uh yes. As per the New Jersey Uniform Construction Code, the rehabilitation
sub code, and the IBC, they all would be required to be handicap accessibility. Um, and in addition to that, we're also um installing an elevator in this section of the building because it's a two-story section. >> And there's a question about the elevator being of ade adequate size to
handle uh EMS stretchers. >> Uh yes, there was a comment about EMS stretchers. We weren't 100% sure if it would be required in the school. Um we did speak with the school and they wanted an enlarged elevator anyway for freight. So we will comply with a
elevator that's sized large enough an ele stretcher. >> Okay. >> And we do have room to expand the elevator to accommodate that. >> Okay. And then now those were just some details while they were putting up the plan. We want to run through for the board from an architectural perspective
what's proposed >> and just mark each one. Right. >> Okay. A4 will be the first floor plan. >> A5 will be the second floor plan. >> When you say first and second, what's that mean? Fours or phases? >> Fours.
>> Okay. will be the exterior elevations. So on the first floor plan, I want to point out uh the phase one addition which consists of a classroom located here and also a music classroom here. So this comprises 1,700 square ft which
will be the phase one. The phase two section will add two additional classrooms, a multi-purpose room, stairs, an office, a storage area, second storage and a sprinkler room in the corner. Uh we'll also include two
egress stairs here and here as well as an elevator to access the second floor. The phase 2 second floor plan consists of 6,185 which has a classroom. Again, the stairs and elevator coming up to provide an
access corridor. And then there's a large multi-purpose room with a stage handicap accessible lift and then some storage in the back area. Exhibit A6 is the exterior elevations. I'm going to start with detail number one, which is the northeast elevation.
Uh it's the blank space is the existing school. This shows the twotory edition. The addition is going to be um comprised of brick to match the existing building um in combination with stucco panels which mimics what's on the existing
building. So the architecture will blend into the existing campus architecture in terms of color and materials. Detail number two is the southwest elevation. This shows the clear version of the twotory section.
Detail number three is the southeast elevation that shows the glimpse of the one-story building in between the two existing wings. And then detail number four is a northwest elevation which on the electronic version. Maybe the one you have is also has a color.
This print doesn't have it. Again, showing the brick and stuck for the exterior finishes. >> That's all we have of the architect. >> That's it. >> That's it. If you got any questions here for you. >> All right. Uh professionals,
>> I do have one question. So the um it's the southern part of the phase one, the two classrooms. You had said that the whole building was ADA accessible. There's one entrance that has steps that lead directly to the music classroom. Is
that an accessible classroom? >> The room is accessible from the interior, so they can enter through the one door. Because it's a music classroom, we're going to have tiered platforms and then the secondary egress is off the the upper portions. So that's second means of egress to the exterior.
>> So it's more of a um safety convenience to outside >> not necessarily a primary. >> Correct. >> Okay. Yeah, that that was my question um that I had already asked to the operations witness about, you know, if
the main entrance to the building uh would be from the front. She testified that it was. So the entrance that you're showing on the northern part of the phase 2 is really >> ancillary. No, nobody would be entering through that coming into the building >> on a typical basis.
>> It'll be a locked door that's, you know, eress only out. >> Okay. >> Is that it? >> Yeah, that's it. I don't have any questions. Thank you. >> Um, okay. Anyone from the board? No. All right. So, um, thank you.
>> Thank you. But at this time, we'll open up, uh, questions to the public. >> Uh, if anyone has any questions. >> Going once. Okay. Uh, questions closed. Uh, uh, anyone from the public have any
comments to make? No. Okay. Comments closed. That's simple. All right. So just so I understand uh we are here to talk about uh certain variances that deal with parking offsets right
uh the coverage issue because you do while you're reducing existing the existing coverage you're still above the maximum permissible coverage right okay >> uh there's some issues with the lighting although I did look it up it's 10 max at any point but that's all right
>> um trees we talked about uh that wasn't Was that an variance they were looking for? Also, trees. >> Yes, because um the existing condition has no trees in the parking lot and then we're providing only one in the new section.
>> So, there is variance relief associated with it. >> Okay. All right. Um and what was the thing about in the woodlands? What was the thing about the woodlands again? >> Okay. >> Yeah, but we're not there's no tree removal
>> coverage or did I forget one? That's a a variance. >> Yeah. >> Oh, did you? You can go. >> That's right. >> Oh, one way drive. >> Sorry. >> Just in case one drive
>> variance for oneway drive width equal to 20. >> I thought you said it was two-way. And then you're changing it to one way. Is that what you're >> Yes. But it's still nonconform. >> Okay. >> Or 25 is required. Yes. >> Okay. Um so as far as our professionals
go, do we have any issues with any of the requests they're making for variances on any of these issues? >> I actually wanted to just follow up on one uh item. You had mentioned you would show a loading space and I didn't quite see where you were
pointing to on the diagram. My question is if where you're proposing a loading uh space would remove any of the parking spaces that you're currently um proposing to reconstruct. So we were going to propose a loading
spaces over here in this area. It would not reduce any further parking or impur. >> Okay. whatever it is. I mean, as far as the planning testimony goes, there was testimony that there
would be um no substantial detriments to the public good, which I think is important here in terms of the parking um the uh character, the uh the storm water improvements they testified would
be improving. And I think that that's important when you're talking about lot coverage. Um, in terms of the setbacks between the building and the parking area, um, maybe you could just expound a little bit more on that.
>> Yeah. So, regarding the setbacks, we're really just looking to provide adequate parking. If the board feels that, you know, we are over. Can you point out the area that we're talking about?
>> So the board members see >> right here 20 ft. There is already an existing nonforming condition along this entire portion. We did propose seven spaces here
site. However, if we feel that we'd like to reduce further. We can pull this back here, >> you know, except for Christmas. Uh what's the what's the capacity that you're at at most? Is it 70% 60 50%.
>> Not even nobody drives to school except for my staff, right? >> So I don't have any student drivers. So, it's I mean I >> She should come up. >> Oh, yeah. >> Sit here. >> I have 38 members on staff, so they
drive. Um, and if we have 277 spaces, I mean, if I have visitors throughout the day, something like that, but it's never exceeds, you know, we're adjusted pickup when parents come to pick up. But with 13 buses, I put a lot of kids on buses every day, too. So, we're never at the
end of the day, I would say we're at 60%. Phil when it's pickup time, but I mean never in the back and yeah, we never exceed. Okay.
Um All right. Anyone else? >> All right. I guess uh we can move to vote, right? >> Um I guess uh does anyone want to make a motion to I guess to approve the application pending >> uh multiple conditions >> multiple conditions address
>> yeah we just need your guidance on that last point if you want to grant that variance relief or to eliminate those spaces that's the board's call >> uh >> oh wait the I mean me personally it doesn't really
matter to me because it's really just affecting their property. I don't know if anyone else has a difference of opinion. So the question is there's seven spaces and you we're we're potentially reducing it to four plus a tree. Is that the issue? >> That would that would be the approach.
Yeah. If the board desires >> I don't know if one tree is going to make difference >> like I I just my thing is like I always like to try and help people out when we can when there's variances. uh as long
as there's a real hardship or a problem with complying um you know I just know that if you have so many spaces and you know you don't use them except for one day of the year and you have the overflow ability at St. John's Fienny. You know, maybe there's some middle ground there.
>> You know, I mean, I'm fine with the lighting, obviously. I don't I think as long as it's not disturbing the neighbors. I think the more lighting the better in a parking lot, particularly. >> U you're asking them to put one tree on a part of the property that they're not
touching. Really? >> 277? >> No, I was not asking put one tree. I was just saying there's a relief for uh they want a variance for the parking space which I don't care >> that for me personally can't speak for everyone else but uh you know sometimes I think that maybe there should be a
little more greenery in the parking lot maybe as a you know if that's required by by code I don't know why that would be something that we'd give relief from if that's what you're telling me. The main thing was it was an existing
condition that was present on the propert. >> Yeah, I know there's a lot of things in in life that are non-conforming when it's built, but as we get older, there's a reason things change, you know. >> Um. >> All right. Um, so, so guess make the
motion to accept pending. What you say? The first question is, does the board want to let the plan stay as is or reduce those seven spaces to something less andor require main parking lot? >> Those are the two questions on >> I say I say we keep it as is. >> Keep it as is.
>> Yeah. >> Okay. Keep it as is. >> That's my opinion. >> We're all here to give opinions, right? >> As long as our professionals don't have a problem with it. Um >> so you're are you just restriping that area or are milling and repaving in that area as well?
So this this area is going to be full depth pavement replacement where the darker hatch is just due to some changes that we're making. Um this entire area we're not supposed to make any changes for except for >> Okay. >> A small portion.
>> Okay. And would it be uh particularly burdensome to eliminate those four spaces and make that a new island or I I'm I'm just kind of going off of what I'm hearing from the board. >> I see a big asphalt parking lot and uh
if we could put trees if that's what's required. It's not required then forget about you know >> but this is the one in the back of the school right I'm talking about the front of the school where anybody's gonna see it on a regular >> basis but you can well that's why I'm just I'm just >> well and my question is along the lines of if they're already you know breaking
up the pavement in that the existing pavement in that area what's a few more spaces >> but that's >> ultimately your your call >> okay all right so I'm fine leaving it the way it is then all right so uh I guess Motion to
approve with the conditions during the hearing. >> Motion to approve with the conditions that were outlined >> during the hearing. >> During the hearing. >> Second. >> A second. >> Mr. Connelly. >> Yes. >> Mr. Eerson.
>> Yes. >> Mr. Man. >> I'm sorry. Step down. Mr. Emma. >> Yes. >> Mr. King. >> Yes. >> Mr. Sberman. >> Yes. >> Mr. Bell. >> Yes. >> Motion was approved. Thank you. >> Thank you. >> Thank you.
>> Thank you very much. >> Thank you. Good luck. >> Um All right. So, at this point, uh motion to close. >> Yeah, I guess we have a motion to close the meeting. >> No reports from professionals. >> Just formality.
>> Motion. >> Motion and second. Motion.