[music] [music] >> Good evening. Welcome to the Township Planning Board meeting for Thursday, April 16th, 2026. Opening statement, please. I hereby declare this meeting of the Howell Township Planning Board to be open, adequate notice having been given pursuant to the New Jersey Open Public
Meeting Act in following manner. First, on January 8th, 2026, a copy of said notice was emailed to the Asbury Park Press and the Star-Ledger. Second, on January 8th, 2026, a copy of said notice was hand delivered to the clerk of the Township of Howell.
Third, on January 8th, 2026, said notice was posted in the office of the Planning Board and on the bulletin board in the Howell Township Municipal Building, 4567 Route 9, Howell Township, New Jersey. In accordance with the fire prevention code and for your safety, please be
advised that this facility is designed with two emergency exits at the front and rear of the meeting room. Furthermore, more smoking is not permitted in the municipal building. Please take note that this meeting is being videotaped for possible future broadcast on Howell Township TV 77.
Thank you. Thank you. Roll call, please. Mr. Baio? Here. Mr. Friedman? Here. Mr. Gimble? Here. Mr. Greenfield? Here. Mr. Carbonic? Here. Mr. McNicholas? Here. Mr. Mercer?
Is absent. Councilman Rubel is excused. Mr. Wetko? Here. Ms. Kaur? Here. Chairman Hasner? Here. You have a quorum. Thank you. At this time, would everybody please rise for the Pledge of Allegiance, and afterwards a moment of silence for our men and women who have
served both here and abroad. Okay, thank you. Okay, on to the approval of minutes for the regular meeting of February 19th, 2026. Eligible voters, Mr. Beto, Mr. Friedman, Mr. Gimbel, Mr. Carbonic, Mr. McNicholas, Mr. Wetko, Ms. Kaur, and
myself. Do I have a motion to approve? Motion to approve. Mr. Beto, do I have a second? Second that. Mr. McNicholas? Mr. Beto? Yes. Mr. Friedman? Yes. Mr. Gimbel? Yes. Mr. Carbonic? Yes.
Mr. McNicholas? Yes. Mr. Wetko? Yes. Ms. Kaur? Yes. Chairman Hasner? Yes. Minutes are approved. Thank you, and the approval of minutes for our special meeting on March 9th, 2026. Eligible voters, Mr. Beto, Mr. Friedman,
Mr. Greenfield, Mr. Carbonic, Mr. McNicholas, Mr. Wetko, Ms. Kaur, and myself. Do I have a motion to approve? >> I'll move to approve. Mr. Friedman? Yes. And do I have a second? Second that motion. Mr. Wetko? Mr. Beto? Yes. Mr. Friedman? Yes. Mr.
Greenfield? Yes. Mr. Carbonic? Yes. Mr. McNicholas? Yes. Mr. Wetko? Yes. Ms. Kaur? Yes. Chairman Hazard? Yes. >> Resolution is approved. Thank you. Do we have any correspondence this evening? >> Yes, we do. Uh Mr. Aikens, the attorney
for SD 3024 1120 Farmingdale Road LLC, which is on tonight's agenda, sent an email asking that they be carried to the May 21st, 2026 meeting with no further notice. How are we looking for that one? Um there were two, I believe, things on
it. Hold on. So, May 21st? May 21st has uh Seafree Plaza and J. Wood Enterprises. Seafree and and what's the other one? J. Wood Enterprises, J. Wood Enterprises. >> Got you. Uh Andrew, would you be so kind to make an announcement? Yes. Uh
anyone here for application case number SD 3024 1120 Farmingdale LLC uh for preliminary and final major subdivision with ancillary variance relief, this application is being carried until
May 21st, 2026 without any further notice. Great. Thanks, Andy. Is there any other correspondence? No. Okay. On to resolutions, first being case number SD 3027 RCH 162 Newtons Corner
Road LLC. It's a resolution granting preliminary and final major subdivision approval with ancillary variance relief. Eligible voters: Mr. Beto, Mr. Friedman, Mr. Carbonic, Mr. McNicholas, Mr. Wetzel, Ms. Carr, and myself. Do I
have a motion? Motion to approve. Mr. McNicholas, do I have a second? I'll second. Mr. Carbonic? Mr. Beto? Yes. Mr. Friedman? Yes. Mr. Carbonic? Yes. Mr. McNicholas? Yes. Mr. Wetzel? Yes. Ms. Carr? Yes. Chairman
Hazard? >> Yes. Resolution is memorialized. Thank you. And resolution for case number SP1133A, Archangel Michael Adult Day Care Health or adult adult day health care center Inc. It's a resolution granting
submission waivers. Eligible voters, Mr. Beto, Mr. Friedman, Mr. Gimble, Mr. Greenfield, Mr. Carbonic, Mr. McNicholas, and myself. Do I have a motion? Motion to approve, Mr. Carbonic. Do I have a second? I'll second.
Who seconded? Mr. Gimble. Mr. Beto? Yes. Mr. Friedman? Yes. Mr. Gimble? Yes. Mr. Greenfield? Yes. Mr. Carbonic? Yes. Mr. McNicholas? Yes. Chairman Hazard? >> Yes. Resolution is memorialized. And the
last is for case number SP1144, Tulsi Restaurant LLC. Resolution granting preliminary and final major site plan approval with ancillary grants and design waiver relief. Eligible voters, Mr. Beto, Mr. Friedman, Mr. Gimble, Mr. Carbonic, Mr.
McNicholas, Mr. Wetzel, and myself. Do I have a motion? Motion to approve. Mr. Beto, do I have a second? Second. Mr. Carbonic. Mr. Beto? Yes. Mr. Friedman? Yes. Mr. Gimble? Yes. Mr.
Carbonic? Yes. Mr. McNicholas? Yes. Mr. Wetzel? Yes. Chairman Hazard? Yes. Resolution is memorialized. Thank you. On to submission waivers this evening is case number SP1009A, for Par Golf LLC for an amended
preliminary and final major site plan. Good evening. Good evening, Mr. Chairman [clears throat] and members of the board. Gillian McClear from John Jackson and Associates LLC here tonight on behalf of the applicant Par Golf LLC.
Okay, Gillian. Uh typically we turn this over to our professionals to run through. So, Laura, do you want to be sworn in and I go through? Do you swear the testimony you give will be the truth, the whole truth, and nothing but the truth? >> I do. State your name. Laura Newman. All right.
Um so, Mr. Chairman, members of the board, we have issued a review letter dated March 12, 2026. The submission waivers are specifically outlined in item three of that review letter. And given the scope of this application, it's actually really amended its changes to their amenities plan. I take no
exception to the granting of these waivers for the purposes of deeming the application complete. This pickleball thing's really taken off. It is. Okay. Any uh questions from members of the board? Seeing none, I will entertain a motion.
Motion to approve. Mr. Beto made a motion to approve. Do I have a second? I'll second. Mr. Carbonic, roll call, please. Mr. Beto? Yes. Mr. Friedman? >> Yes. Mr. Gimbel? Yes. Mr. Greenfield? >> Yes. Mr. Carbonic?
>> Yes. Mr. McNickolas? Yes. Mr. Wetzel? Yes. Ms. Koor? Yes. Chairman Hazzard? Yes. >> Motion carries. Thank you very much. >> Have a good evening. >> [snorts] >> And our only application this evening is
case number SD 3029, Darius Tenenis. This is for a minor subdivision with ancillary variance relief. Yes. Good uh good evening, Mr. Chairman and members of the board. Jillian McClear from JJJ Law Firm here tonight on behalf of the applicant. Okay.
Mr. Darius Tenenis, uh who is the owner of property known as 256 White Street in Howell, New Jersey. And we are here tonight. I have Mr. Tenenis in the audience with us, as well as our professional engineer and professional planner, Mr. Graham McFarlane.
Uh now, this application um involves block 130, lots 18 and 19 in the Township of Howell. Currently, these two properties are encumbered by irregular geometries. And we're here tonight seeking a minor subdivision to perform a lot line
adjustment. And I just want to be uh very clear about something. We aren't creating new building lots tonight um or intensifying the density of either lot. Uh in fact, the square footage of both lots are not changing whatsoever. Rather, we are cleaning up the property
lines to create a more uniform and logical geometry, which improves the functionality of the lots. Um I I do have a PowerPoint presentation. Ms. Newman indicated um I um earlier that uh the board might not need
um uh I have exhibits here to pass around in case the board does want to look at it. Um we did send the PowerPoint presentation to Madam Secretary earlier today. Uh and perhaps we could have that put up on the screen.
Um Just because there's one exhibit in there that shows in red um a a an outline of where the new lot line is proposed to be. I I don't know that we have that on here. Um I'm going through. Our our
It probably went to Eileen and Lisa's here this evening. >> Oh, okay. Uh we don't have access to Eileen's emails and I don't see it loaded. But again, what I would I mean, generally the board goes off of the plans that I have up on the screen. So, I have your minor subdivision plan. We
have your variance plan uh showing the development of the what will be lot, I think it's 1901. Um and maybe you could just go directly to your engineer. I mean, what I would say to the board is that this is two existing lots. Uh they're both non-conforming as it
relates to um area, and one of them as it relates to front yard setback. As was indicated, and if you look up on the screen, I'll zoom, this is the existing configuration of these two lots. So, you can see that lot 19 is very narrow as it
relates to frontage and goes deep, whereas lot 18 has a substantial portion of frontage um, across the top. So, now if I zoom out and we go here, what you'll see is what what creates the new lot line. So,
the new lot line of 19 is going to extend back and essentially go almost straight across the back, so that it's more rectangular in size as opposed to a lot that's narrow and deep on a on an angle. So, essentially that's what they're here seeking. As was indicated,
the lot area remains the same. Um, the lot width uh, remains as a variance. 200 ft is required. Lot 18, which is this lot, will have a lot of just under 190 ft, whereas lot 19.01 will go to 110 ft, which is an increase
over what currently exists today. Um, as was indicated, the front yard setback, that's an existing condition to the home on lot 18, is non-compliant. And then as it relates to coverage, uh, in this particular zone, 15% is allowed. The coverage of lot
18, or what will be 18.01, is 20.41% and of lot 19.01 will be 18.65%. They are all under, as it relates to building coverage. The driving force for the uh, lot coverage exceedance really has
to do with the fact that the lot is undersized. So, this is a 2-acre zone and both of these lots sit under an acre. Lot 18, um, sits at 0.869 acres and lot 19 at 0.688 acres. And again, as As indicated,
there's no no change in the lot area with when they widen out here, they kind of give back over here to that lot. So, the areas remain the same, but that's a driving force behind uh the coverage. They also provided, which would be a variance plan,
essentially showing the development plans for lot 19, which includes converting what is the existing dwelling to a garage, building a new two-story dwelling, and showing a a future pool proposed and driveway. So, this this is
how they've obtained that coverage uh marker that that that they've spoken to. So, I mean, I can ask the engineer if you want. >> Yeah, I mean, Laura, and then thank you for saying that. You know, typically many of the members [clears throat] up here have heard me say it and and Jen
and Laura that, you know, we don't want undersized lots, right? But this is a case where it's already non-conforming lots into a non-conforming lot, right? They're just making the lot line adjustment to make it, for lack of a better term, a sexier outlook on the property, so development can take place.
Is that a good summation? Yes, absolutely. Thank you. So. >> And thank you, Ms. Newman. Yeah, um you know, quite frankly, it's it's kind of silly, I think, that you guys are even here for this something like this, but I I completely understand it has to be done. Um
I I certainly don't have any questions, but if anybody from from the board has any questions, I mean >> I'll just lay out a couple of things. So, design waiver, so there's no sidewalk currently, no sidewalk proposed. Um because this is a minor subdivision, they'd be exempt from uh contribution. So, the board may want to
consider whether or not you would want sidewalk here again. >> How's it over on White Street as far as surrounding properties? There are there there is there's no sidewalk over there. Um the other thing um that I would note is if the board acted favorably, I recommend that this be filed by map, not
by deed. Um and they do have So, these lots are under the 40,000. Are you on septic? I believe so, Ms. Newman. Our engineer planner is here. I could briefly bring him up just to >> Sure. No, no, no. uh confirm that and um
put his testimony on the record. Yeah, absolutely. Thank you. Do you swear the testimony you give will be the truth, the whole truth, nothing but the truth? I do. State your name for the record. Spell your last. Uh sure. It's Graham McFarlane, m a c f a r l a n e, professional engineer, professional planner, principal of professional
design services. Uh as to the uh the question of septic, yes, both lots are on uh septic system right now. A new septic system will be provided for proposed lot 19.01, the the lot that's on the bottom of the plan as you look at it. Uh we have conducted
test pits and permeability tests and have made the application to Monmouth County Board of Health and uh as is required here in Monmouth County, they witnessed the test pit, so they were confirmed all the information that we revealed. Uh the application does meet all of the requirements. I know that's a
that's a condition of your ordinance that if the lot is under size, it has to meet all of these setback requirements for the septic system. And the uh the plan that we've submitted to the uh to the Monmouth County Board of Health does meet all of the requirements in accordance with uh with with with with
the statute. Does it the the lot line adjustment, that doesn't affect anything as far as the I guess where like the septic fields are on the line or anything? >> the ex- the septic field for existing lot 18, which would be 18.01, you can
see that that round circle at the top, right top of the plan. >> Yep. That's the approximate location of their existing disposal field as confirmed by the Monmouth County Health Department. Uh so, there's no impact to that system and then the uh the system for the new property, Laura, if you could put up the variance plan again
real quick. You can see that rectangular bed in the front of the lot, so that's the proposed disposal field. >> Okay. And then of course, you can see the uh the footprint of the new of the uh of the house. The existing house will be converted to a garage with uh as part of the application. Uh of course, we do
meet RSI's requirements. It's only a three, you know, three/four bedroom house. Uh that proposal requires 2.5 parking spaces. So, we have a two-car garage plus, you know, amp plus additional parking spaces on the on the driveway. Is that well water over there, too?
>> Yes. Yes, and we we uh the well, you can see is a little circle down at the bottom of uh of that sheet. Uh we have obtained a well permit from the state, which you're required to do before you can submit for the septic application. And the well has to be at least 100 ft from the disposal field, which it is.
So, it meets all those uh all those requirements. >> Got it. In addition, uh the the new house will have a dry well system to uh to contain and collect any runoff from the rooftop, so there'll be no negative impact to anybody from the additional stormwater that will result as as a uh a
result of the construction of the new home. And Laura did an excellent job of summarizing the variances that are needed. Uh of course, uh the the existing home would would qualify as a C1 hardship variance as it would be impractical to ask them to move or demolish the
existing home. The other var- the other variance is uh for lot for lot with um would all would satisfy the criteria for C2, you know, flexible, I like to call them the common sense variances, especially in an application uh application such as this.
So, Mr. Chairman, just a couple follow-ups or just notes to the board. So, and this was kind of discussed at the last meeting, uh technically lot 19.01 requires relief for having a septic system on a lot smaller than 40,000 sq ft. I know we talked about that at the last meeting.
Um there's a greenhouse, a temporary greenhouse, um that's noted that it's going to be removed from lot 18. Would that be done in connection with uh the filing of the map. Yes, I think that's correct. Uh uh we can call up the other property
owner who Well, let me finish up with Mr. McFarland if you don't mind. Um Mr. McFarland, I know you're going to relocate the driveway for proposed lot 19.01. Just confirmation that there's adequate sight distance and that that's actually a preferred location. Yes, and also you
can see on the plan that the driveway does have provisions for turnaround so that the owners would not be turning out onto onto White Street. They would be turning around and then pulling, you know, pulling straight out. Um Pulling out forward. You know, as a as a any condition of approval and as
you go for permits, you would be Sorry, I can't talk. Be required to do soil testing to establish that the seasonal high water table if you have a basement proposed. >> Correct. We've already done two for the for the septic field. If we need to do an additional one within that footprint of the house, we'd be happy to. Uh we did note and it's it kind of minor, but
I don't want you to get snagged on it. There's no walkway from the house on 19 to the pool. So, just because you're here for a coverage variance, Yes, we would like to have a walkway from uh which shows on that plan is actually it's labeled a deck, but it's actually a
second floor balcony. I'm sure if Laura if you looked at the architectural plans, you understood that. And I I know you guys pointed that out in your in your letter. You can see those two. I think they're think they're both labeled decks on this plan, but they're actually balconies. Um and then the balconies would have, you know, patios underneath.
Um that impervious coverage is already included in the calculations, so there's no impact there, but we're absolutely correct that we would like to have a little piece of a walkway connecting that patio underneath the underneath the balcony to the to the pool area. I think that's about 50
square feet additional, so that would be just a a very slight adjustment of that impervious coverage of the final calculation. Understood. I would take no exception to it. I just don't want them to get snagged if they go for a permit. Also, just confirmation on the record that the garage would not be converted to living space.
Would your applicant agree to that condition? Excuse me one moment. Yes, we agree to that condition. Okay, and then Mr. McFarland, we had some technical comments in our review letter. Do you take any exception or you agree to comply with those in totality? >> Uh well, we'll agree agree to those. I
think you discussed most of them in your uh your your discussion of the application. So, Mr. Chairman, the only thing I have left is the question to the applicant as it relates to the greenhouse. >> Okay. Thanks, Graham. My name is Albert Hurley. Do you swear the testimony you give will be the truth, the whole truth, and
nothing but the truth? Yeah. Okay, state your name for the record, spell your last >> Albert Hurley, 264 White Street. 58 years I've been there. Okay, the greenhouse that was in question, I put that up 25 years ago. There's no permanent concrete barrier.
It's just pipes driven in the ground with a green over. I've had it there for 25 years. I have people there before looking at it and there was never any question on it, so I don't know what this is about. >> your proposal I I I think we were confused as to whether or not it was going to be removed. Is it cuz it's noted as temporary. It's a
>> it's it's there it's a it's a temporary building if you want to call it that, but I've had it there for 25 years. I had plants in it before and had a boat into it. Right now, my tractors are in it. So, you have no plans to remove it? >> I'm going to leave it there. Okay, and that was contemplated within the coverage calculations?
Yes, and just for the record, that does it does satisfy the setback requirements for an accessory structure, so it is compliant with that type of requirements. And then again, just similarly, and I know it sounds crazy, but neither the detached garage in this instance or the greenhouse would be converted to
living space. The greenhouse, no, it will never be a living space. And your garage I know it sounds crazy, but you'd be surprised. And my garage, it's it's never going to be a living space. It's just a two-car garage. Understood. We just want to confirm that it can't be converted to
living space. That's all I I would never do it all. Yeah. Well, it Right. So, this would be But that this approved this if approved would attach to your property. So, somebody it would apply No one you nor nobody else could convert the garage to a living space.
>> of, yeah. I'd have to come before you guys and you'll stop it. >> [laughter] >> No, nobody that I know of. So, Mr. Chairman, um with that I really I have nothing further and could entertain any questions the board may have of myself or something.
>> I guess Laura, just one question. Very minor. Uh is it a greenhouse? I mean, it it doesn't sound like a greenhouse to me. Sounds like a It's just for It's how it's labeled on the plan. So, it probably was a That I think that that's what Yeah. called the
flag. I mean, it sounds like it almost sounds like it's um What do they call those things? >> Yeah, like they even if you can get them on your garage, like the the things for like cars to go underneath so they don't get wet. >> Yeah. Carport. Carport almost, yeah, right, right.
>> That's what it sounds like to me. >> don't want him to face anything down the road that you know, is saying it's a temporary greenhouse when it's not really a temporary greenhouse. Yeah, I I would What I would recommend is when they resubmit, they just label it as an existing one-story greenhouse as take
the word temporary out cuz I think that's what caused us confusion. >> Okay. That makes sense. Duly noted, thank you. And there's no other plan changes to that lot at all? No. No, there are not. Okay.
Great. Any Anybody else? Um opening it up to the public, but I don't think anyone is here. So, close the public portion. And Mr. Chairman, I just wanted to reiterate we do have Mr. Darius Tananis here who is the applicant in case the board did have any questions for him,
but I was not planning to call him in my case in chief. >> No, I appreciate that, counselor. Um I don't I don't think so. I think it's pretty straightforward. Yeah, appreciate your time. Thank you. Yeah, yeah, yeah, 100%. So, um at this time, I will entertain a motion. Please
say approval or denial. I'll make a motion to approve. I'll second it. Mr. McNickolas and Mr. Friedman. Can I have a roll call, please? Mr. Beto? Approved. Mr. Friedman? Yes. Mr. Gamble? Yes.
Mr. Greenfield? Yes. Mr. Carbone? Yes. Mr. McNickolas? Yes. Mr. Wacko? Yes. Ms. Core? Yes. Chairman Hauser? Yes. >> Motion carries. Thank you very much for your time tonight. >> Have a great night. >> You too. Thank you. Okay. So, everybody here is aware that
we are meeting on Monday again uh 6:00 in this meeting room. And then we When's the next one after that? It's a Zoom meeting, I know. May 8th.
8th May May 8th. May 8th at 10:00. So, we meet So, we meet in person before that Friday meeting, correct? The 20th May 20th April 27th >> It's It's not this Monday, Chairman. It's April 27th. So, it's Yes, April 27th at 6:00 p.m. Right, that's the in
person one. And then on 5/8 a Zoom meeting at 10:00 a.m. Right. Do we have a a May We don't >> 14th Yes. Is our next planning Because of the National Day of Prayer, right? Got it. Okay. So, um master plan update, Do we have anything? Um, just that we're on track
for everything. Uh, this afternoon we submitted everything to the county this morning. >> you very much. >> So, um, we're on track for the April 27th meeting. >> Excellent. Um, and then Jen just wanted me to reiterate the fact that if anyone has like any major questions or concerns, anything that you'd like us
for it to change, we can change that later on and amend the plan. >> Yep. Awesome. Thank you. Thank you for getting that out >> Of course. >> to the township and to you guys. Um, all right. Seeing uh, any questions, comments, anything else? All right. I will entertain a motion to
adjourn. Motion to adjourn. All right. Thank you everybody.