WEBVTT

METADATA
Video-Count: 1
Video-1: youtube.com/watch?v=FJueaTrW3Hg

NOTE
MEETING SECTIONS:

Part 1 (Video ID: FJueaTrW3Hg):
- 00:00:17: Meeting Call to Order, Opening Remarks, and Roll Call
- 00:02:38: Approval of Minutes and Correspondence Discussion
- 00:03:42: Resolutions for 3G Corporation and Vandervir Industrial Partners
- 00:05:17: Submission Waivers for KTS Inc. Amended Site Plan
- 00:06:57: Submission Waivers for G7B LLC Preliminary Site Plan
- 00:08:53: Archangel Michael Adult Daycare Introduction; Church Operations Testimony
- 00:16:06: Public Comment: Adult Daycare Jurisdiction Questioned
- 00:22:35: Introduction to StarCap Holdings Site Plan Application
- 00:24:48: StarCap's Traffic Problems and Monitoring Solution
- 00:30:10: Traffic Expert Testifies on Traffic Issues, Proposed Solutions
- 00:39:33: Public Comment: Traffic Monitor Questioned, Police Involvement
- 00:43:21: Further Questions for Traffic Expert on Safety/Liability
- 00:50:12: Public Comment: Daycare Traffic Solution Viability Questioned
- 00:52:12: Professionals Challenge the Traffic Plan, Question DCA Enrollment Numbers
- 01:00:14: More Concerns Over Traffic Monitor Enforceability and Solutions
- 01:08:22: Site Engineer Presents Plan Revisions for Drainage/Sidewalks
- 01:16:21: Public Comment: Structural Analysis of Second Floor Building
- 01:19:34: Traffic Engineer Questioned Further on Intersection and Delay Ratings
- 01:28:40: Continued Discussion, Application Carried to June Meeting
- 01:32:03: Adjournment


Part: 1

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Heat. Heat. and >> good evening. Welcome to the Township How Planning Board meeting for Thursday, May 14th, 2026. Opening statement, please. >> I hereby declare this meeting of the How Town Township Planning Board to be open, adequate notice having been given pursuant to the New Jersey Open Public

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Meeting Act in the 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 handd delivered to the clerk of the township of Howell. Third, on

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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

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emergency exits at the front and rear meeting room. Furthermore, smoking is not permitted in the municipal building. Please take note that this meeting is being videotaped for possible future broadcast on How Township TV77. Thank you. >> Thank you. Roll call, please. >> Mr. Bato,

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>> here. >> Mr. Freriedman, >> here. >> Mr. Gimble, >> here. >> Mr. Greenfield is excused. Mr. Carbonic >> here. >> Mr. McNicholas >> here. >> Mr. Mercer >> here. >> Councilman Revel >> here. >> Mr. WCO

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>> here. >> Miss Core >> here. >> Chairman Huzer >> here. >> You have a quum. >> 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 fought both here and abroad. To the flag of the United States of

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America and to the republic for it stands one nation under God indivisible with liberty and justice for all. Thank you. Okay. I need an approval for the minutes for the regular meeting of April 16th,

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2026. eligible voters, Mr. Bato, Mr. Freriedman, Mr. Gimble, Mr. Carbonic, Mr. McNicholas, Mr. Wetco, Miss Cower, and myself. Do I have a motion? >> Motion to approve. >> Mr. Carbonic. Do I have a second? >> Second that motion. >> Mr. McNicholas.

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>> Mr. B? >> Yes. >> Mr. Freriedman? >> Yes. >> Mr. Gimble? >> Yes. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. WCO? >> Yes. >> Miss Core? >> Yes. Chairman Husser. >> Yes. Minutes

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>> are approved. >> Thank you. Do we have any correspondence this evening? >> Uh just some information that case SP1146 Redevelopment Capital Holdings LLC, the wheelhouse of Howell, they submitted additional information to the board and they no longer need submission waiverss. So they will be off of tonight's agenda.

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>> Perfect. Uh any comment on that, Laura or Jennifer? >> Uh no, Mr. Chairman, as was indicated uh in lie of seeking the submission waiverss, they've actually submitted those items. Okay, beautiful. Thank you.

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Okay, we have two resolutions this evening for approval. Case number SP-904- A3 3G Corporation and Goldman Shopping Center. It's a resolution granting amended preliminary and final major site plan approval with ancillary variance relief. Eligible voters, Mr. Bato, Mr.

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Freriedman, Mr. Gimble, Mr. Carbonic, Mr. McNicholas, Mr. Mercer, Councilman Rebel, Mr. Wetco, and myself. Do I have a motion? >> Motion to approve it. >> Mr. Carbonic, do I have a second? >> Second that motion. >> Mr. McNicholas,

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>> Mr. Bato. >> Yes. >> Mr. Freriedman? >> Yes. >> Mr. Gimble? >> Yes. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Rebell? >> Yes. >> Mr. Wetco? >> Yes. >> Chairman Huzzer?

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>> Yes. >> Resolution is memorialized. >> Thank you. and case number SP-1131 Vandervir Industrial Partners LLC resolution granting preliminary and final major site plan approval with ancillary design waiver relief eligible

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voters Mr. Bato Mr. Gimble Mr. McNicholas M Councilman Rebel Mr. Wetco Miss Carr and myself do I have a motion >> make a motion to approve >> second >> Mr. Gimble Councilman Rebel for the second >> Mr. Bato

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>> yes >> Mr. Gamble. >> Yes. >> Mr. McNicholas. >> Yes. >> Councilman Revel. >> Yes. >> Mr. WCO. >> Yes. >> Miss Core. >> Yes. >> Chairman Huzzer. >> Yes. >> Resolution is memorialized. >> Thank you. On to submission waiverss.

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First this evening, case number SP-111A, KTS, Inc. This is for an amended preliminary and final major site plan. Good evening, councelor. >> Thank you, Mr. Chair, members of the board. Salvator Alfuri of Clearary Gakobia Alfur and Jacobs on behalf of the applicant. As indicated, we are here

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for some submission waiverss. Um, unless the board has specific questions, I'll defer to Laura. >> Yeah, we'll turn it over to Laura. >> Sure. So, Mr. Chairman, members of the board, we have a review letter dated April 30th, 2026. The submission waiverss are specifically outlined in item three. And although the list is

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extensive, the scope of work here is uh internal to the building. It has to deal with the mezzanine area. So, as a result of that, I take no exception to the granting of these waiverss for the purposes of deeming the application complete. >> Got it.

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>> Any questions from the board members? >> Okay. Seeing none, I will entertain a motion. >> I'll move that we grant the waiverss. >> Okay. >> Who was that? >> We have uh Mr. Freriedman made a motion.

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>> A second. and sorry and Mr. Carbonic for the second. >> Mr. Bato, >> yes. >> Mr. Freriedman, >> yes. >> Mr. Gimble, >> yes. >> Mr. Carbonic,

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>> yes. >> Mr. McNicholas, >> yes. >> Mr. Mercer, >> yes. >> Councilman Revel, >> yes. >> Mr. Wo, >> yes. >> Chairman, >> yes. >> Motion carries. >> Thank you, >> everyone. Have a great night. >> Thank you. You too. You too.

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And our last submission waiver this evening, case number SP1147 G7B LLC. This is preliminary and final site plan with ancillary variance and design waiver relief. Good evening. >> Good evening. Uh Mr. Chairman, members of the board, Jason Touvel um attorney

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for the applicant. Um we had a chance to review uh the board engineers letter with the submission waiverss that we've requested. I can indicate that we can provide um checklist item 4, 42, 52, 60,

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and 61. So the only waiver requests that we're seeking now would be for checklist item 13 and checklist item 88. We can provide the rest. >> Laura, any comments? >> So just to confirm, the only items

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you're seeking waiverss for are 13 and 88. >> Yes, correct. >> So Mr. Mr. Chairman, again given that this is an existing disturbed site, so given again the scope, I mean they are going to be doing demo work and rebuilding, but given that scope and with the commitment on the record of

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providing those other items, I take no exception of the granting of those two submission waiverss for deeming the application complete. >> Got it. >> Any questions? >> Seeing none, I will entertain a motion.

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>> Motion to approve. Motion to approve by Councilman Rebel. Do I have a second? I'll second. >> Mr. McNicholas. >> Mr. Bad. >> Yes. >> Mr. Friedman? >> Yes. >> Mr. Gimble? >> Yes. >> Mr. Carbide? >> Yes. >> Mr. McNicholas?

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>> Yes. >> Mr. Mercer? >> Yes. >> Councilman Rebel? >> Yes. >> Mr. WCO? >> Yes. >> Chairman Huzzer? >> Yes. >> Motion carries. >> Thank you everybody. >> Thank you. Have a good night. >> Okay. This evening, we have two applications before the board. Um, we're

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going to flip-flop them in order. And, uh, the first this evening will be case number SP-1133A, Archangel Michael Adult Daycare, Adult Day Healthcare Center, Inc. And this is for a minor site plan.

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In the spirit of time, we'll get you home early. Good evening. >> Good evening, Mr. Chair, board members, board professionals. Jared Pape with the law firm of Palurn Pape appearing on behalf of the applicant. Um, our office has the privilege of representing the

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Archangel Michael Coptic Orthodox Church. Um, just for housekeeping, if we could confirm that the legal notices provided for this application are satisfactory to provide this board with jurisdiction to hear the application. >> They're satisfactory. We have

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jurisdiction. >> Thank you. >> You're welcome. Uh the applicant is seeking permission to in uh install a an adult daycare facility at the existing church site. Uh this would is intended

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to serve the existing church community. It would be contained predominantly to the second floor of the existing church uh building on site. Technically, we're here seeking a minor site plan approval. Although there are no uh physical

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changes to the site, there's no physical changes to the exterior of the building. We're really just here for the the use of adding the uh adult daycare facility. Um, in our April submission, we included an operations statement and a traffic

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statement which were intended to be responsive to the uh professionals reports which we received as well as comments that we received at a TRC meeting. Um, both Mr. Basil, who's a representative of the applicant who

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prepared that operation statement, uh, and Scott Kennel, the traffic expert who who prepared the traffic statement, are here this evening prepared to provide some testimony as well. >> Thanks, Jared. I I I think um

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what what I'd like to do at least is kind of just a brief overview of of operations, right? and then you know Scott can give his his uh run through of everything and then >> Perfect. So um in that case we'll I would ask for Mr. Basil to be sworn he'd

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be the one to provide the operations test. >> Yeah absolutely right here. Excuse me. Good evening. Over here. >> Just got to be sworn in. >> Yeah, you just have to be sworn in. If you could just raise your right hand. Do you swear the testimony you're going to give tonight is the whole truth and nothing but the truth?

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>> I do. >> Okay. Could you if you could just state your name and spell your last name for the record, please? >> Tammy S. Basic be like a boy. A S I L Y. >> Thank you. Thank you.

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Mr. facility. Could could you begin just by identifying your role within the church as well as the proposed adult daycare facility? >> Sure. Uh Mr. Chairman, board members, I really thank you for the opportunity to uh be before you here

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today. Um as I said, my name is Sam Basili. I go by Sam, but Sammy, the proper spelling. Um, I am currently a board member of the church as well as the treasurer of the church. Um, I have

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over 30 years experience in the business world as a controller, chief financial officer and a co CEO of a lot of health organizations, nonfor-profit organizations. Um

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I'm currently doing consulting business with community access unlimited which is a a great uh organization that provide services for those are less fortunate in our community.

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I've been with Archangel Michael Church since 2006 and um I've overseen the building of the church and construction of the church. Of course, Father Isaac,

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who is the current Hegelman of the church, is a great asset for the organization that basically started from like 25 families and now we really over 700

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families. Um, all live in the community of Howell as well as Freehold, Jackson. um and the church become really a big feather

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uh in my cap and I'm sure it is also for the community of hell. The proposed operation is basically the church is really not being utilized during the weekdays and uh basically our services are mainly

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Saturday and Sunday and during the weekdays we have a very small uh services that we provide on Wednesday and Friday uh only for a few people that they attend but our main our main operation is basically Saturday and

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Sunday. Um we have quite a few number of of uh elder community and uh the need really start to arise to provide services to those people who needs it.

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um the activity is really needed for for the adults and keeps them away from being hospitalized or being to nursing going to a nursing home and the cost associated with that and the agony that causes for family members. So the

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service is definitely needed for our community as well as of course for the community of how um and we plan on providing this. Uh I received a license from the state of New Jersey which is

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called CA which is um certified assisted living administrator license. Um that's of course beside my uh experience with in a psychiatric hospital in the past as well as retirement communities and what

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have you. Um we went through the process of applying for a certificate of need with the state of New Jersey and it's basically at the tail end of it and um

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we of course need the blessing of the township of Howell in order for us to proceed. Um >> so I I I have a couple questions just right off the bat to get this moving. >> How is this open to the public? >> Yes, absolutely. >> And anybody Well, not anybody, but I

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mean if they qualify. >> Absolutely. Okay. >> Okay. Stop. >> Sure. >> That is directly contrary to what we were told. >> Okay. >> That's a separate business. And then I don't know if we have jurisdiction. >> That That's where I'm going with this, Jen. Um >> because they told us it was for the

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church and then we determined it was accessory, which is why we're here. If it's open to the public and anyone can come, that's a separate business and you need a use variance for multiple principal uses on a single lot, which we talked about at the TRC. >> Yeah. Well, technically

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by law we are required to open for the business to open it for the public. >> I'm not disagreeing with you. I'm just trying to see the jurisdiction of this planning board >> of if it's open to the public, >> it's a business separate from >> Yes.

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>> the church, >> right? >> And we specifically asked that >> wouldn't have jurisdiction. >> Correct. >> We Jared, we you know that we ask these questions at the TRC, correct? So as indicated in the operation

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statement, this the facility is intended to serve church communities, but it is open. It it is open to all. >> Okay. So I'm going to ask a different question. You and I spoke this afternoon, right? >> Correct. >> And I asked you this question, right?

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Specifically, and you said for the church. So now I'm getting frustrated because you are at the wrong place. This is no longer accessory which is why it came up multiple times throughout this process. I don't know

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how we got all the way here and now the story changes. >> Technically it is for the church community. All the current application that we have right now are from our community. >> Will you be accepting any applications from outside your church community? >> If they do apply, we'll have to by law.

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we have to we cannot discriminate >> right so >> but it is actually for the church community and 99% I've not I mean I've seen a lot of organization very similar to what we're doing

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>> and it's basically um for the community and people >> I understand everything you're saying I think it's a great thing that you're doing and I I want I don't want it to come across like it's not a great thing you're doing I don't think we have jurisdiction as a planning board for your operations if you're going to take

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people that are outside of the church. So in other words, my mother, >> right, who is not a member of your church comes and and and I say that's a great thing. >> Your business outside of the church, but >> the planning board doesn't have jurisdiction on that. >> With all due respect,

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if anybody wanted to come and worship in our church, we cannot tell them not to. >> Understood. Sir, I think what the issue is is when they come to worship, your church is a principal use. >> Okay. So, in our ordinance, you're only allowed one principal use on a lot. So,

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because this um a day adult daycare facility is open to the public, it becomes a secondary business. It's no longer an accessory use to the church. And so because it's not accessory to the church, you would then have two

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principal uses on your site, which is what the chairman is saying this board doesn't have the jurisdiction on. We understand >> completely what you're saying, but we also need you to be before the right board. So if your facility or the facility you're seeking approval for is

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in fact open to the public, and it may need to be open to the public. I hear what you're saying. What we're saying is unfortunately then this board doesn't have the jurisdiction because we would have multiple principal uses on this site. >> I may it's not a a separate business in

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that it's this is overseen by the church. This is a revenue driver for the church. This is not meant to be a separate entity, a separate business. It's all for uh as I mentioned a revenue driver for the church. Obviously, we'll

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defer to the the board and the board professionals as to >> is it set up? Let me ask you this. How is it registered with the state of New Jersey? >> So, you're getting your license through the state of New Jersey. >> Correct. >> Is it under the church or is there an an LLC, a corporation? That's the

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>> not for-profit organization. Um, it's a standalone organization standalone organization front of the state. We have to we have to represent it this way. Yeah. For for a license. And I personally do not think we have jurisdiction. That's my personal opinion. I I'll leave it to the board

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professionals, but um and Howard, I I mean to me it >> and again I can't stress I think it's a great great thing that you're doing. >> We just want to get you in front of the right board >> to move forward. So

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>> I don't have much to add to what the professionals have already said except said if there's a standalone business that is accepting applications for uh to provide adult daycare services to anybody and anyone who might need them in the public that is a use separate and

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apart from whatever worship services or philanthropic services may be affiliated with the church itself. >> Okay. So therefore, um I I I don't think we have jurisdiction and I think it it'd be the

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zoning board issue, right? And it's got to get in front of the zoning board. That's my interpretation. I mean, gentlemen, if you you have any questions or comments?

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>> Laura Jen, anything else? No, I just I just um like we specifically asked these questions all the way through the process >> and to get to this point and be told all of this for the first time is a little jarring >> and we specifically asked it to make

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sure they were before the right board. >> Mhm. >> And so I agree it needs to go before the zoning board and if this is what we were told months and months ago, they would already be before the zoning board. >> Right. So, uh, unfortunately, we can't do anything this evening as far as the planning

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board goes. So, I think you got to get in front of the zoning board. >> We certainly apologize for any miscommunications as to that point and we understand the board's position and we'll take the necessary next step. >> All right. And again, best of luck to you. >> Thank you. >> Uh, I think it's a great service that you're providing the community

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>> and um, I wish you the best of luck. >> Thank you. >> Thank you. >> Thanks, Jared. It is a catch, >> right? >> Yeah. >> You can't deny that. >> So, we'll we'll just wait a minute or

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two because there's a bunch of people Now I got to go to church tomorrow morning. Make sure I'm okay. >> Yeah, >> I feel bad. Um, okay. So um

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the last application for this evening is for case number SP1135 StarCap Holdings LLC for preliminary and final major site plan. Applicant is being represented by Mr.

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tape. It was always good to see KFC. Which case is this? Which case? >> You're going to have to start bringing a wagon. >> Mr. Chair, board members, board professionals and public. Good evening,

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Kenneth Paple. On behalf of your applicant, Starcap, this is an application that be was substantially presented to the board in October. Um, and at the October meeting, essentially two sets of concerns that

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were brought to the applicant's attention, and we'd like to address both of those concerns this evening. We did renotice and republish for this evening. And again, counselor, if we could just confirm that the board's jurisdiction is in place. >> It's in place. You're you're good to go

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again. >> Thank you. >> Yes. >> The issues were there was some I'm going to call tweaking of the plan there. As we were presenting the plan, there was a number of comments from board members and board

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professionals about drainage and sidewalks and striping and and dumpster locations and sheds and all of that had was prepared as a revision and submitted to the board back in mid

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November. And this evening, Zeke Cullen, who is a professional engineer with Mid-Atlantic, will go through those actual physical changes that were made to the the plan. They were all in direct response to comments from

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board members or board professionals. The second issue I think is the bigger issue and with your permission would be where I begin. Although usually we begin with the physical, I think we begin. The second issue was that there was it was identified to the applicant that the

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current facility was not functioning smoothly. It was the traffic on the current facility was not working and we were we went out and we conducted considerable investigations of what was there and there was a problem.

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There was a problem. The problem was pretty much um focused and concentrated in the throat of the driveway that is located the the entrance driveway. There are three ways that people can pull into

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that driveway from from straight across the street and from either side and people were pulling into our site and then just sitting in the driveway and not going into a parking spot. And very quickly that throat didn't work. And the

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problem was as just as you pointed out to us, it was a serious problem. Scott Kennel was hired to study that. His study, you'll hear from him, included going to the police records for

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accident reports and also to come up with a redesign of the intersection. And there was a plan prepared by Mr. Kennel. It was presented to the township engineer and the police department and that plan was to do a three-way stop so

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that every one of the roads had a stop sign and Scott's report showed that this would be beneficial. When we met with the police, the police they gave they they had examined it. They were very familiar with it and they said this is

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not the solution. We this is not what we want you to do. We also talked to them about changing the widths of roadways or restriping shoulders. They said, "That's not what we want you to do." The policemen that met with us said, "What we want you to do is put an on-site monitor. You need to have a traffic

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control monitor on the site during the time that your building is entering and and the parents are entering and when the parents are leaving. There is such a thing. There are professional traffic monitors." and our

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client found the traffic monitor who apparently is has quite a reputation and has a large business and we brought him there approximately 3 weeks ago and he now is on the property beginning approximately quarter to 3 and he's

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there until the building empties. It empties very quickly. It's usually over by 3:20 and he's there the same thing in the morning as as it loads. And um you for anyone who I've gone out I know the police have been there while I was

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there. The police were were were sitting uh in the vehicle alongside of me and Mr. Kennel has gone out and that traffic monitor has solved the problem. People are now coming on the site. The traffic monitor immediately directs them into a parking stall. No one's permitted to

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stay in the throat and all of the traffic that was backing up onto the highway or to the road system is no longer occurring. Mr. Kennel will present that to you. Um that was the solution that was identified to us as by the police department. It was not our it

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was not our recommendation. We understand it. We it turns out that it works. We'll present it to you. Our client is prepared to state that a this application as before you will require monitoring during the loading and

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unloading of the students from the building and was prepared to accept that as a condition. I'll ask that Mr. Kennel assist in presenting that to you and then with your permission then Mr. Cullen will do the the nuts and bolts of

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the revisions to the plan. Is that an acceptable? Thank you, Mr. Kennel, please. >> Where'd all the people go? >> Scared him away. >> Mr. Kennel has been sworn at the October

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meeting. His credentials as a traffic expert are on the record. I'll remind that he him that he's under oath and I'll ask if he could take you through the study that he did, the report that we provided to the police and to the township engineer and their response and

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how our clients carried out their direction if you would. >> Sure. Good evening everyone. >> Hi Scott. So, um, as a result of the meeting back in the fall at that test with during that testimony, my traffic data was based on 2024 data.

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And so, we did substantial data collection in uh, November and December. uh and also included the Friday midday uh dismissal period which is usually the

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the highest activity because it's a more compressed dismissal period on Fridays and there were observations where there was at times traffic that was um backing into Kent Road and a lot of that was attributed to uh parents who were

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looking for a parking space closest to the front door or just a preferred spot. So, it wasn't as efficient and organized as I'll talk about how the traffic director is able to do that. But as a result of looking at all the data, the traffic counts on Church Road and Kent

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Road, uh we prepared and issued a report dated February 4, 2026. And in looking at ways to manage traffic at the intersection as well as a site driveway,

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uh it was determined that uh an all-way stop would go a long way to improving conditions. I mean, again, that location has a high number of turning vehicles, whether it's coming from Church Road and making a right turn or the northbound

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left turn onto Church Road as well. my opinion, the speeds are probably a little bit higher than what the posted speed limit is out there. So, in looking at all those facts, and we also collected crash data from the police department over a three-year period, it was interesting that there were only

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approximately two accidents that occurred during peak hours. They're generally outside the peak traffic conditions. Um, but the manual on uniform traffic control devices has a process or analysis to determine an intersection that would

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qualify for an all-way stop. And based on the traffic volumes and the unique character of that intersection, it was my opinion we had satisfied that criteria and that was presented and outlined in the February 4, 2026.

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We met with the police department and and Justin Yoast uh five weeks ago, six weeks ago, and just reviewed our findings. And again, as uh Mr. Pap indicated, they weren't enamored with the hallway

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stop proposal um and thought that really better management of traffic within the site would be an enhancement. um you know and I raised the comment that this is you know look at what the

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benefits down at Ford Road in Kent but they characterize this a little bit different type of operation and didn't wasn't of the opinion that that would be beneficial here. So as a result of uh the applicant, they then hire this traffic director or

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monitor who when he's at the site basically is positioned adjacent to the site access and directs parents to the um empty spaces and just keeps the flow mo moving for all intents and purposes. The other thing that was

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done is we've requested that employees park in the parking spaces closest to Kent Road and closest to the entrance driveway. So you're dealing with less vehicle turnovers at that I'll say critical point of the site.

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And that has worked based on my observations. It was a significant improvement to the site having this on-site traffic director. As I testified back in the fall, it's expected that the student enrollment will increase by

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approximately 80% based on the analysis of the of the addition and conversations with DCA which and then with that we're providing in excess of over 100% more parking spaces. So, it's an enrollment increase

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by 80%, but we're providing u 34 additional parking spaces. In addition, as I testified before, and I still believe this, is that the design of the parking lot along the south side of the building allows traffic to get

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further into the site. Again, the the current design just has this parking aisle that runs parallel to Kent Road. The fact that we're creating additional parking spaces um on the south side of the building again allows other opportunities to to

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enter the site and to get further into the site to other parking space. If we could summarize what? Oh, and just for the record, the gentleman who is the traffic expert, the the gentleman who is the traffic control expert is Yseph

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Kaplan and his company is Central Jersey Event Services and he provides this service throughout the area. He I stood with him for for quite a while. I was fascinated watching him work and he told

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me that he specializes in major events uh throughout the central New Jersey. He was talking about weddings and other large events. Um he said that controlling this type of traffic was not difficult at all and he

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made immediate recommendations to the property owner as to where people should park before he began his his service and then went right right to work and he's there for a little more than 30 minutes. Gets there before the first car arrives and leaves after the last child has left

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the building. put >> and he has a safety vest on so he's recognizable as people are entering this site. So it isn't just plain clothes. He has a safety vest on so people can identify uh this gentleman as they enter the site.

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So the the board may recall that when we presented this there's nine classrooms in the existing building and we're asking for permission to add seven additional classrooms. And as Mr. Kennel just described that that's an 80% increase in the capacity of the building

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and the parking field is being doubled so it's 100% additional parking. So is it your opinion that the situation is that the current situation where the the um congestion occurs in the throat will

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remain eliminated if the bu if the additional building space is added that yes solves that problem? >> Yes, it is. And and I think the other thing that's important to note is obviously this is um a new way to manage traffic with his traffic directors.

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Obviously, parents are going to become more familiar with it and kind of uh get accustomed to the fact that basically move along, you know, just don't sit there at the at the entrance and uh create the congestion that was created before.

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>> Prior to him being there, people would use the first, I'd say five or six parking spaces in front of the building, then they'd sit in the park, they'd sit in the driveway and wait for those to open up when there were all those other parking spaces further down. Now there's they don't have that opportunity for a

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minute. He is he is physically directing them very strenuously physically directing them into a parking stall and then he also assists them in pulling out so that traffic moves very smoothly. >> That's what's important too is also he's he's helping people get in and out of the parking spaces more efficiently

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because he's holding up traffic in the drive aisle and it just makes it a much more efficient operation. So, I'm going to ask you for for the record, is it your opinion that adequate parking for this facility as proposed to be expanded will exist on the site? >> Yes.

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>> And is it your opinion that with a monitor, as we just described to the board, that the traffic will the that the the congestion that previously occurred at the intersection of our driveway with the adjacent roadway will remain eliminated.

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>> Correct, Mr. Chair? That is your applicant's proposal to address that situ that condition and it's the recommendation that we accepted from the police department and implemented and I can tell you that from my own observation

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and I I wish that the police had had issued a report because we saw the police sitting there right next to us as we were there u and it's working. >> I have a question Mr. Chairman. >> Sure. The individual that directed the traffic while you were there was the owner of

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the company. Is that correct? >> I think that he was >> the owner of that traffic operations company. >> Yes. >> Yes. >> But he won't be the one that's going to be out there. >> Oh, he he was out there when I was there both times. >> Was he one man operation? And he's going to be there every day.

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>> Well, he has many many traffic control people who work for him. He was telling us that he has dozens of employees. He does this every single That was my question. So, we have no control over who he puts out there or >> we would agree to re hire Central Jersey

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Event Services. We agree to have a contract with his company and we would agree that there would be a traffic control officer in place during those two peak periods. >> Sorry, but you have no control over the qualifications of the person who does

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that. >> No, we we >> that was my question. Yeah, we we we went to we went to a recognized company that provides that service. >> So my question kind of piggybacks off of that. So in the current condition with the traffic monitor, everything the the

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traffic condition has essentially smoothed itself out, but now we have 80% increased capacity, 34 more parking spaces. Do you still believe that one person is adequate for that additional flow? Do do you need should we stipulate two people or three people you know now

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that you have an extra 34 cars coming in and out of there >> or we can monitor >> because that doesn't represent the current condition. Yeah. Oh, it's good. I'm sorry. >> No, Councilman, I we found that it was something to watch. We found that he kne he knew what he was doing. He and

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and he was dressed in the security vest. He was easily picked up. People followed him. If if as you're suggesting if there came a moment where more than one person or more than one location on site was

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required that would be a perfectly fine con condition and we would I'd say together we monitor it and and we come up with but if if I my opinion is not an important one. The congestion occurs

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right there in that driveway and no place else on site. Um, so I don't know where another person would be, but um, but if a second person were required, that's not a problem. >> Yeah. I'm I'm thinking of like an like in an event, you know, you have someone in the back by the parking spots and

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then you have someone at the throat of the >> Yeah. >> the entrance pointing them back and then them showing. >> I'm just I'm just asking your opinion. >> Very much appreciate, Councilman. We don't >> And early in the testimony, we pointed out that there there's this there's no

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events here. this the actual the children come to to school here and and that's that's the program there there no other events that take place but I understand the question and monitoring the operation to see if one is

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sufficient or not clearly the monitor I'm using monitoring the monitor but clearly the physical monitor person was the correct recommendation the police department were correct when they told us what to

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do. >> I have a few questions on Are you done, Mike? I'm good. >> I'm sorry. >> Um, >> I guess my first goes back to the the um the stop the stop signs there. Um,

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and quite frankly the lack of documentation um from Howell PD of what was their rationale from township um like the township stance on it of why they said that wouldn't work. Did they

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give reason to that or was it just that's not the way we want to go? They didn't really weren't specific u and I and I as to why they didn't want it. I mean again both >> the police officers and Justin Yoast

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were just um they weren't sold on it and they didn't think that was the best solution >> and was their direct recommendation for the traffic monitor that was from the Howell Township Police Department and the Howell Township. Yeah. Um, >> yeah.

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>> I guess my second question is what what jurisdiction does this gentleman have? In other words, he's he's on physically on the property. Okay. And he is, and bear with me here,

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I'm setting up a a scenario. He he he's controlling basically the ingress and the egress of who comes in, who comes out, right? Which may or may not impact Kent Road, right? You slow cars down,

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you speed cars up, things happen both on and off site. I guess my question is hypothetically speaking, this gentleman controlling the flow of traffic into the site

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and a car is coming down Kent Road that's not entering the subject property, bangs into a car, causes a major accident, somebody's killed, right? That is being stopped by this traffic monitor that was

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to that this traffic monitor said, "You can't come in yet. We're we're monitoring the flow. An accident happens because of his traffic flow pattern direction. What jurisdiction, I guess, does this gentleman have? And could it potentially

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impact not only the subject property but the township >> or what liability >> or liabilitywise, I guess, is my question. >> Well, I I all I can say to the the the question is my observations. there were

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no cars that were kept off the site to make room on site. He was >> able to process the cars entering the site so that they did not back out into Kent Road. So, I guess that was the benefit I saw versus previously where

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there be vehicles either making right turns in or making left turns that were waiting on Kent Road because that entrance driveway wasn't being processed efficiently. M >> Mr. Chairman, if you the question. It's an an excellent

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question and I do not know what his jurisdiction is. I don't know. I mean, he is a >> I mean, obviously he's qualified, right? He he he sounds like he does a great job, right? But I'm looking for >> if something were to happen,

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>> Yeah. >> who who whose whose liability is that? Yeah, this isn't the answer, but I think this is important observation where he stations himself. He stations himself. If if we're looking at the picture of

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this the school, the parking lot that he's about one, two, three, I'd say he's about four parking spaces down across the front of the building. He's not in the actual throat and he's

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not out on the on the public roadway and he is standing in the middle of that driveway and the very first car that comes in at 10 minutes of three he is there with he very demonstratively he is physically chasing them into a parking

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space and he's over walking alongside the car until they're in the parking space and the very next car that comes up he's doing exactly the same thing. It's and it happens with elacrity. So he and the entire time he is standing there, he moves back and forth in the

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parking lot when someone is trying to pull out and he then will go and he'll help that person pull out. Um he does not allow anyone to use the first couple of parking spaces. Here's where we made a mistake. We thought all these parking spaces across the front of the building

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should be made available to the parents. He said absolutely not. Those are the ones that are troubled. put your employees there, but they're the best parking spaces. Put your employees there. They're not available. I'm chasing people deep into the parking lot. And he did over and over. Took them

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into the parking spaces so that the throat and the the public roadway, there was never a car in the throat. There was never anyone backing up. And he never left the middle of the parking lot. He was moving around. He was he's a a big

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colorful fellow. He is moving around. He's he he knew what >> I mean, Ken, I hear everything you're saying and I I I it's just hard for me to envision this um especially when we're doubling the capacity, right? And we have infants, we have maybe families

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with multiple kids in this place, right? Um I've I can't make my brain work that this is it is a a viable solution moving forward. I really can't. Um, I understand everything that you're

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saying and I I I'm just looking at like say a PNC Bank Art Center concert. If we had one guy directing traffic in the lawn of PNC Bank Art Center, >> holy hell, right? And now we're doubling this. Like I'm I'm going back in time

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and I don't really want to do that where traffic wasn't an issue then it was an issue. We f we solved the problem temporarily, but what if moving forward one isn't enough, two isn't enough, 10 isn't enough, traffic monitoring is not

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enough, then then what happens? And that's what makes me nervous moving forward. And nobody can predict the future. We don't have a crystal ball. I get it. Um but if it's an issue now and doubling the capacity, and I understand we're adding more parking, we're also

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adding more teachers, more kids. um more I I I just physically can't put my brain around it and that that's >> and I appreciate both of you explaining it to me, but >> am I correct that parents they're not going to drop the kids off? They have to

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go walk in with the children. Correct. So they need to park. >> Yes. >> So now you have a rainy day and the parents pull in and the monitor says, "I want you to park at the furthest parking space down that aisle, 10 parking spaces down." >> Yeah. Is that person going to agree to

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do that or are they going to say, "No, I'll sit here and I'll wait for a closer parking space." >> The person that we're we have there is is authorized to direct those people. We're empowering him to do that. We're expecting that they're going to do what

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they're told to do. Um, in the Mr. Freriedman in the in the in the questioning of what if there's always a question I don't have an answer to but we have every expectation that having a monitor there with authority and experience and and marked and and a

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community you know there's currently um this is the testimony of the operator from from October the community of students that is there most of the families that are coming to here have two or three children in in the school.

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So the number of cars that comes to the site during that halfhour period is somewhere between 40 and 60 cars. That would that number would go to something between 60 and 60 and 80 cars is is what

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the projection was in the same time period. You have and we we would be doubling the throats. The two parking lots would be available instead of one parking lot. We're Mr. Kennel is comfortable that we have adequate parking. We believe that

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the monitor is the solution. If an additional monitor were required, we would we we don't have an issue bringing that second monitor onto the site. Um it just seems to be a system that really is working. >> So, Mr. Mr. Chair, if I could just

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interject so respectfully, Ken, you didn't introduce this monitor to the site until the police department told you to do it, knowing that there were cars queuing down Kent Road in the current condition.

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So if in the event that the board accepts this as traffic mitigation, I don't think that we should leave it solely up to you to determine when another monitor is necessary since you didn't put one on the site until you were told to in the first place.

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>> We agree. >> Secondly, you have consistently um stated that this individual shows up on the site at 2:45. Is someone going to be there in the morning when the kids are dropped off at like 6:00, 7:00, 8:00

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in the morning or is this just a PM situation? >> He he same gentleman has been coming both times. The this build this this school loads in approximately 30 minutes in the morning and it unloads in approximately 30 minutes in the

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afternoon. He's there. He's there both times. He's there at both times. He has been for the last three weeks. And then lastly, I just did Scott, did you submit that report, that February report to the town? Because neither Laura nor I nor the links have it.

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>> It was submitted to >> to Justin. >> To Justin, >> right? But you didn't submit it to the board. Justin has nothing to do with the board. >> We were asked to address this through the township engineer and the police department. And that's so we took the report to Justin and the police

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department. You should have submitted it to us as well. >> We will. >> So I mean we can't really even opine on it since we haven't seen it. >> Understood. Um >> I just have one quick question.

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>> Sure. >> So uh this has been mentioned that DCA is expecting the increase in the population of the facility by 80%. Is that right? >> Yes.

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>> Yes. based on our township provides um preschool program. So which is and if the families that are bringing over the kids uh m multiple they have two to three children who are expected to be in

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the school do you guys have this uh in writing from DCA like what is the source of communication here? I'm not really sure I understand your question >> because the township provides a program

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which is already saving the families uh to not pay for the you know the the private school program. Uh so this is the preschool. The preschool uh I what I understand is um we have uh the the pre

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the elementary school which is landbines. I know a lot of my neighbors their children the young children who are uh in the ages of 20 months to I I believe 2 years or so to 3 years attending the facility. Okay. What I'm

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trying to understand is that in in what capacity DCA is expecting that facility to be to have the population increased by 80%. Like I'm >> I think that's just your projection of right of they're saying they're increasing

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>> their current students. >> Yes. Yeah. >> By 80%. That that's just their forecast >> Yeah. That's all it is. >> 80% enrollment increase or capacity like actual floor space increase. >> It's both. Okay. there each of the classrooms if we went through the the

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classroom somewhat detail in October the there's a classroom for um the infants and then there's a classroom for the six to 12 and 12 to 18 and the we went through how many are permitted in each classroom

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>> yeah I mean that's all regulated by department of children families board of health D um I don't think that's really a concern um Scott and Ken The egress it is that left and right onto Kent?

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>> Yes, it is. >> The the volume's there because are I'll say on a low volume in that location because most of the traffic is turning to and from Church Road. So I would say

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any traffic that is north of Lanesville Road heading towards church probably 70% of them are oriented to and from church road. So the volumes are substantially lower >> and the level of service for the exiting movement works well

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>> and church is almost directly >> directly >> across from the ingress. Right. >> Correct. >> Yeah. >> Okay. there there, you know, there was thoughts and there was suggestions, well, maybe make that driveway exit and

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in my opinion that would just add additional conflicting movements at that intersection that it's the site works best with the driveway at the north end. >> That was agreed to too. >> I have a few questions. Um, so how I'm

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trying to wrap my head around how common it is to have this as a solution like this traffic monitor. Like do you do this in other projects or is this like a one-off? >> I I've seen this on uh probably at least four or five other daycare

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centers um >> in your whole career or like in the last year? >> In the last couple of years. And there are, you know, it's common place at some schools. Again, it's just really to organize traffic and to make it much more efficient.

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>> And my experience is a little bit different. Um, I have a a summer camp that has an intense where the children leave by buses at a certain time. We were required to have this was in in Milstone. We were required to have

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traffic control during that loading and unloading. Uh in Oldbridge, a large a large um catering facility on Route 9 was required to have traffic control during events.

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Um we've done it with a number of churches, a lot of recently in West Windsor at the Islamic Institute, we have traffic control during services. So my question is like um it sounded

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like you agreed earlier that like the um the ingress to that site is in unsafe condition as it exists without the monitor. Is that correct? >> Right now it's pretty if there weren't a monitor there you have the people that are stopping in the intersection and it although the accident reports show that

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there were no accidents during our peak periods at all uh over the past three years it's congested. So, >> right. So, it seems to be unsafe without the monitor and it seems like this it I guess I'm uncomfortable with the solution for you know aside from those

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other projects you were mentioning. I don't know if those were unsafe existing conditions at the time those were required but like leaving it up to human error and chance. I mean a lot of other people raise these questions but like what if that guy goes out of business?

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What if his employees sick that day? What if he doesn't show up that day? And like councilman said like you're doubling the capacity and like our professional said like if he's late 20 minutes you know does that become an unsafe condition again?

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>> That was my question whether even with a contract how do you enforce it? Who enforces it somebody doesn't show up? It seems um super loose, for lack of a better way of putting it, to have the um the solution be based on,

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you know, like a contract with a company which is subject to human error versus just simply making the site safe to ingress, right? I guess on top of that too, um, you know, you got, you guys saw the, you

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know, the A+ team out there. We don't know anything about the, you know, the B and the C team that, you know, I'm sure he employs great people, but, um, you had the owner of the firm out there who's not going to be out there. Um, do they have

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is there any obligations for this gentleman to report anything to the town? um of what he's been doing over say over the month, you know, if if the town and the the PD made this decision that this

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is the solution, I think there should be some type of documented, you know, this is the month of of of uh you know, May, this is what we did and it could be a two sentence thing. You know, no accidents, no we didn't see any issues or something like that. But I think

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they're I'm just boggled that there's no documentation from our traffic division on the P from the PD on this. I I I I don't want to be the bad guy. I love the Howell Police Department. I support the Howell Police Department, but for us not to as a planning board to have anything

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from the traffic is mind-blowing to me about this this facility. >> Um I I didn't want to make this a big deal, but it's a big deal. >> It's it's a very big deal. So we they were good enough very good enough to

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meet with us and spend considerable time afterwards when the monitoring was in place we asked them to be there >> and although there's no written report from them um there was an unmarked car with a police officer I think just about every time someone was there we we we

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did a lot of observations over the last 10 days we stood or parked across the street in a small church parking lot great vantage point to see the whole thing and that seemed to be where the police unmarked police were. We did ask them to provide a report and they

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they didn't um I would be very disappointed if we if we were not successful with the board and with the township with a program. And if further input from the police is

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important to the board, and I can see that it is, maybe even have the police, we were fortunate enough to have a policeman come and and testify. And also our other solution, which was a permanent solution and a traffic control

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solution through traffic, through stop signs, was presented. It was what Mr. Kennel thought was the correct design. And it was we were was told this this is the better design. This is what we want. We don't want that. >> I I would feel

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a hell of a lot more comfortable if we had how police here. >> Um I think it's fair. I think it's a fair ask. Um they they've helped out the boards in the past. I know. And I respect their opinion. I mean, I you

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know, when Chief Kudrick was was on the board, I thought it was outstanding to have a police officer here because we heard it from the horse's mouth. No, no pun intended, but we heard it directly from the chief of police and none of us are are police officers. We, you know, we don't have that vantage point of

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things that, you know, we're all discussing kind of the same thing, but we're not seeing it from a from a police traffic. I think that would be very advantageous. Um or documentation from from from a police officer, traffic division. Um

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and and Ken, again, I believe everything you guys are saying, but it's it's the again, we don't have a crystal ball. It's the whatifs, what ifs, whatifs, and something happens down the road and >> like how do you >> catastrophic that >> a followup?

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>> We had a traffic monitor there. That's what we were told to do. Okay. In the latigious society that we live in, that's a scary thing. Um, so I I guess um, correct me if I'm wrong and I'll leave

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this to to Laura and Jennifer. You guys have not seen Scott's report. You need to see it because you cannot opine on it without viewing it. And can we can I guess can we work on I I don't even know. Howard, Jen.

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>> Yeah. >> Laura about getting Howell PD. >> Um >> would you also accept if they were able to get um documentation from like if the police wrote a letter or >> Sure. >> I think that should be clarified, right? >> Yeah. Either something on the record

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here or a letter or both would be adequate. And I would, not to muddy things up, to go a step further and say have them observe the conditions with him there and them actually, I don't know if they could, you know, sign off on it, but say, "Okay, yeah, it is acting as intended and is quelling the

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issues without just, you know, the property owner." And again, I believe everything you're saying, but just to have their take on monitoring the operation, saying, "We recommended this. We see it. It's doing the trick in writing." So, we have something to hang our hat on. Also the the question of

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jurisdiction and the power that this person has and what type of lensure that's something we can explore too. >> Yeah, that would be great >> to to Mr. Chairman or boardman. We want to solve this. We want to solve this. We

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and we thought that we we thought that we did your all the questions that you're raising. We we can explore deeper. Um I don't know. I've been doing this for such a long time in how I've gone to the police department so many times. Um, this is

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the first time that we had asked for some feedback and we didn't get anything in in writing. I'm going to say yet, just yet. I'm just going to say we didn't get anything in writing yet. But I don't recall the policeman coming and and testifying before your board. >> I I remember

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we we've definitely had a police here. Um, it was a long time ago. That was probably 10 years ago. But we definitely have police here. Um, and I don't know is that is that the request of you, Ken, or is that at the request of the board? Like how how do we go about getting

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police? >> I I think it would probably be helpful if both, right? I think the board through Eileen can make a request because honestly being from the municipality, you guys being volunteers, I I think it

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is important for the board to make that request. Yeah. >> Um in connection with the applicant, I think it's important. >> Yeah, I agree. >> You know, Mr. Chairman, board members, your professionals meet with us from time to time in controlled environments,

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you know, technical review. Um perhaps we could have a TRC with you the usual board professionals, but the police also joining us so that there's that opportunity. Uh but what as you direct and if you if you on the record say this

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is the request of the planning board to the extent that we have the ability to carry it out along with your professionals we we'll do so. >> Yeah. I I think we we make the request both of us to to to set up some type of meeting if if they would rather come here. I mean I I I'd like something on

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the record either in writing or direct testimony from a police officer. going to ask two questions of the of the board. One, if I could have a threem minute recess of course and then second the engineer who has cleaned up the

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plan. >> Um if we could just go through that's the physical cleanup. So that's behind us and we're down to I hope this issue that we work on. >> Yeah, let's just take a fivem minute recess. We'll uh we'll reconvene at 8:15. All right, Ken.

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>> Okay. So, with regard to monitoring and traffic control, we'll all reach out to the police department to see if we can meet with them and see if we can get from them a written direction and meeting with your professionals and potentially meeting with them here. We'll we'll work on that together.

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>> Okay. the uh plans that we had presented in October were commented on by your board's professionals and board members. U there were by way of a summary there was a a drainage um issue. There was a request that we run a drainage line

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along the street quite a distance to the nearest B inlet. Um and you'll hear that the applicant has added that to the plan. There was a request that we have a sidewalk along the outside of our drive of our driveway so that pedestrians could enter the site on a sidewalk and

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that sidewalk has been added. We had placed a dumpster deep in the back of the property. It's currently near the front of the property. We had placed it deep in the back of the property thinking dumpsters belong in the back. There was a discussion about the garbage truck would have to go backwards and so

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so we found a place in the front where we think it's innocuous and but easily accessed. Um there were some pedestrian crossing stripings across the driveways and then we had a dialogue about in the very back there was a shed and we moved

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the shed around. We still need a little relief for that that shed that's in the back, but um as the board's professional stated when we were here in October, the only neighbor you have is a detention basin for Walmart. So, a little relief back there wouldn't be inappropriate.

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So, that's sort of an outline of the of the cleanup that was done. Mr. Zeke Cullen is the professional engineer with Mid-Atlantic. He did not present the testimony in October. his partner did. So, we'll swear him in, get his credentials on the

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record, and let him take us through those revisions. >> Sure. >> Okay. >> Hi. Do you swear the testimony you're going to give tonight is the whole truth, nothing but the truth, to help you, God? >> I do. >> Okay. Could you just state your full name and spell your last name for the record? >> Zechariah Cullen, Cu Len.

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>> Mr. Cullen, please share with all of us your professional and education background. >> Sure. Good evening, everyone. Um, I am a professionally licensed engineer in the state of New Jersey since 2018. I received my bachelor's uh degree in civil engineering from the College of

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New Jersey in 2013 and I've testified before uh planning and zoning boards throughout New Jersey for the last seven or eight years. >> We'll accept your credentials. Thank you. >> I'm going to ask you to confirm that tonight your license is in good standing. >> It is. >> Mr. Colin, I didn't mean to steal your

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thunder with giving an outline of revisions. I'm going to ask if you could take us through precisely and carefully those revisions that you and your company made to the plan since October. >> Yes, absolutely. Um, I'd like to refer to our colorized uh site rendering. It's

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exhibit A32, the date of December 4th, 2025. >> It was loaded earlier today. >> Oh, you have two different ones. So, this is A32. Did you mean

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>> uh I think it's the same 512 or 412? This looks like the correct one. I think they're the same. >> Yeah, >> this one's fine. >> So, for the record, if you could describe to the board what this exhibit

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is, who prepared it? >> Sure. So this is uh essentially our our site layout. Uh it was prepared by me and our office at Mid-Atlantic. Um and it shows uh the proposed condition of the site and everything that we're uh

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proposing to do. >> You could take us through the modifications that your office made since October. >> Sure. So I'll start with the trash enclosure that you were speaking about, Ken. Uh, as you stated, it was previously located uh all the way in the

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back at the end of the added parking. Um, and that created some uh some complications with trash pickup and and the trash or the trash truck having to back all the way out into a turnaround space um and turn around. So, we've

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resolved that issue by moving the trash enclosure to where you see it here uh located to the left of the building. And I will note that um it is located outside of the front yard setback. Uh it is it is the enclosure itself is not located within the front yard. It is

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more than 60 ft away from that front yard front property line. >> And the architectural treatments that Mr. Rodosti created for the building would be carried over to that be a masonry structure with similar treatment as the building. >> That's correct.

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So, I I'll move on to the uh shed which is located at the back of the site on the on the right side at the end of the parking. Um this is near where the trash enclosure used to be located. This is an existing shed that uh we're relocating.

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We've moved it around a couple times throughout this process. It was previously located inside of that playground area closer to the building uh to kind of get it away from that rear property line and meet the setback requirements. Um we have decided to move it closer to the rear property line to

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get it out of the playground area but in a more appropriate location uh for accessing playground equipment. Um and as Mr. Pave mentioned, we are requesting a variance for uh we are requesting some relief for the the setback to the rear yard which is 2.4 4 feet.

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>> And that property that is immediately above and behind us, that's the Walmart detention basin. >> That's correct. >> So, if you could take us to the front of the property where revisions were also made. So, uh, along the parking, both the

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existing where the existing parking is and the proposed parking going to the to the east on the site, um, we have added some additional uh, ADA ramps in an effort to meet the maximum spacing requirements uh, per township code. Um,

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those are unfortunately not depicted on this rendering. I don't think they made it on here, but they are on the the plans that we submitted to the burrow or to the town, sorry. Um uh as you mentioned also Mr. P there's a storm water connection that was made.

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The site currently has an existing storm water collection system that does not tie in or discharge anywhere. It just kind of fills up. There's some infiltration trenches, some buried pipes that will infiltrate into the ground and it would in the current condition kind

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of spill out in a large storm uh over the sidewalk and into Kent Road. We have connected the existing system to a B inlet located about 150 feet north of the site along Kent Road.

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Um we've also I'll mention uh with the relocation of the trash enclosure, we've maintained the sidewalk access from the site to Kent Road. Uh and as Ken mentioned earlier, we have added the uh crosswalk striping to both the ingress

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and egress. I think that's it. Those were all requests that either came from you as the board members or your board professionals and all of those are now incorporated into the plan. >> Laura, anything? >> Uh, one quick thing. We have a couple

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minor technical comments in our November 25th, 2025 uh review letter. Do you agree to comply with those? >> I do. >> Thanks. That's all I have on that, Mr. Chairman. >> Gentlemen, any questions? I had a question. Sure. Yeah. And and it

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might have already been covered. Laura, maybe you could help too. Uh with the building itself, um >> was a was a structural or geotechnical analysis done on the framing and the foundation of the building to accommodate the second floor.

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Um the additional loads from the second floor is the is it stick built or is it a light gauge steel structure? >> So Mr. Adusty the architect. Oh, >> okay. Sorry, wrong wrong person. But he's here. >> There we go. >> He's here and he's he's coming forward. >> Yeah. Yeah. I just wanted to check if

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the framing was adequate for the second floor and also that the existing foundation um the applied bearing pressure from the additional loads was less than the allowable bearing capacity of the soils. So that and also that the

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estimated settlement wouldn't cause any issues with ingress and egress, tripping hazards, issues with utility penetrations into the building. Councilman, your expertise is showing. Mr. So Mr. Redassi was sworn

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he is his credentials are on the record. I remind him that he's under oath and ask that he respond to the request. So So we did have our structural engineer take um do a preliminary uh analysis of the building. Um there are two interior

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bearing walls um and there's roof trusses. So the building's on concrete slab. We have uh the exterior walls are 2 by six wood framing. The two uh corridor walls in the center are bearing. Um they have footings below it.

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Uh and then we have roof trusses that bear at those mid points the the hallway walls. The intent was to take the roof trusses off >> put new floor joists on top and then add a second floor with wood framing and put

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new wood roof trusses on top. Uh so uh I did have my structural engineer uh JT uh engineering um do do an analysis for us. Um if the project is approved, we would

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uh you know dig down and check the the footing sizes. We make assumptions on the footing sizes of what would be it would be based on uh drawings that we had on hand. Um so yes, we have >> so you had the asbuilts to see what the existing footings were. so that you

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could estimate. >> Yes, we did. >> Okay. All right. Okay. Thank you. I appreciate it. >> Thank you. >> Anybody else? >> Mr. >> Um Okay. >> I think we're good. M

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>> Mr. Chair, that concludes the engineers presentation of the application. And um as as we come forward at a future hearing, I would ask if you could open to the public on engineering so that I can then ask that he be excused absolutely coming to the next meeting.

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>> I think we only have one sole member of the public here. Um no questions. >> No, I'll close the public portion for the engineering. Um I you have a question. Can we bring Mr.

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panel up real quick. I just uh Yeah, thank you very much. >> Thank you. >> Um Mr. McNicholas has a >> a question for Scott. >> How are you? >> Good evening. >> In the uh report, cuz we're going to go

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off the uh earlier report, the traffic report, it has A through F ratings for the traffic. A through E is the acceptable ratings. F would I guess would be nonacceptable being that E is the >> Well, it means delay is in excess of 50 seconds. Correct.

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>> Okay. Um what's what what what margins determine a letter change? The reason why I'm asking this is what would put it over the board? Is it a timed? Is it an amount of quantity of cars? What puts you into the

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next bracket? >> It's a combination of things. It's it's obviously the geometry of the intersection, the traffic volumes, the distribution of of turning movements, how many are through, how many are left turns, how many right turns, those all

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are factored into the software that is developed based on the highway capacity manual which is gospel. We followed the criterion of highway capacity manual put out by the federal highway administration and then there's softwares that is common to the industry

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that's utilized to assess the operational characteristics of the intersection. >> Okay. And the reason reason why I ask this is um you have build and no build parameters. In the afternoon it would be without a build it would be in the C

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bracket with the build it would go into the D bracket which would show that that extra traffic does impact this classification. Now the reason why we worry about this is if traffic's a nightmare already then

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adding more cars adding more um people on the road it's not a good thing. Now, we're already going to be in E with the morning segment and with the added and that's considered on build or no build. So, I'm just

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wondering why it went from C to D in the afternoon with the impact added with the added impact, but it didn't go from E any deeper in the morning. >> It all be depends where you are within there's ranges.

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So um and the range is you know vary depending on again the traffic movements added uh and it stayed within the level of service E for the morning but as far as the PM and I'll have to drill down on

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it. We may have been the higher range of C and we just need that additional traffic to push us into D. It has you know got taken to all those factors as well >> this and the margin like what you know what is the margin of error there? or what is the margin that's going to put you into the next bracket? >> Well, and again, every intersection is

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different depending on the the composition of the traffic volumes. Uh, and how many are left turns, right turns, through movements. Uh, >> Scott, I think what he's asking is so level of service C is how many seconds to how many seconds? Level of service D

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is how many seconds to how many seconds, right? >> So, I think he's asking like what the range is. So, >> okay. >> I think it's a good >> but before you do, so I think Jen just made something very clear. These these letters are based on delay times. So, if

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you could take us through those delay times that change from a C to a D to an E. >> Correct. So, and and there's a summary in the appendix of the report if you midway in the appendix that provides a summary of what uh

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translates delay into level of service. So, for unsalized intersections, delays of 0 to 10 seconds would be level service A. And then for B, it's 10 to 15 seconds. C is 15 to 25 seconds.

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D is 25 to 35. Level service E is 35 to 50 seconds. And then level service F is considered in excess of 50 seconds. >> Okay. So E has a little bit more leeway. >> Like I said, depends on the range and

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and then again it also depends where the no build is to the build and whether it's in the lower part of level service C range or the upper level. So >> is that just for my own clarification, we both rely on manuals prepared by

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others. That's gospel. When's the last time this was updated? And is it specific to New Jersey or is this a federal? >> It's a federal and the last time it was updated is 2022. >> And geographically speaking, they kind of just blanket the United

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States. Like so if we're having this in Wyoming, right? I mean it's all kind of just calculated of this this this you put put it in here's your calculation >> right and there there's depending on areas there's acceptable ranges of delay that are considered acceptable again

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like you said you may be out in the Midwest where >> and level service C may be the threshold >> New Jersey it's generally D to E because it's just more congested and more traffic so again it's it dep it's kind of established by the local agency

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agencies conducting the reviews whe whether it's the county or the DOT. >> Yeah. Okay. >> Thank you for that. >> You're welcome. >> I had a quick question. How often do you see an F? >> Scott, I don't think I've ever heard you say the word the letter F in 15 years

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>> or or if I go into Lakewood, there's a lot of the intersections down level service F where I do a lot of work. So again, it all depends. I mean there are times there are level service F and we'll either make recommendations or it's a the change is it's to the degree

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that it doesn't that it's acceptable. I mean again there's a lot of factors you got to consider and it can't just be an absolute uh if it's F that means okay the sky is going to fall. That's not the case. I mean, so it's they do exist, believe me. Um, and it is

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prevalent in New Jersey and it's generally you again Route 9 has certain se certain sections of Route 9 that are level service F. Um, uh, not West Farms, but um, the intersection just south of the inter

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interstate >> is always >> Oh, yeah. >> Yeah. Whereas whereas you can go to to Lane's Mill obviously there was much significant improvements done as part of the shopping center so that operates better. So it all there's a lot of variables that could cons you have to

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take into consideration. >> Is there a requirement when you're level F and this is getting off topic but if there's a level F that like some type of remedial design or change is required. Well, uh, it again, >> if it's if it's a permitted use and it's

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offsite. >> Oh, I suppose it considered, >> I mean, it's more critical for permitted use when you're looking at the site driveways so that they operate safely and efficiently. >> Y >> uh, but if it's a zoning board matter, then then the off-site

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um condition can factor in. >> Mhm. Okay. >> That delay time, that's just like the car at the front of the line, right? That's only how that delay time is measured. Well, that's the average delay over the 60-minute period. So, there may be some cars that are wait 20 seconds and there may be others that wait 35,

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but so it's the average delay of a 60-minute period. >> The average delay of the 60-minute period of only the car in the front of the line, right? >> Of the cars being processed during that 60-minute period. >> Yeah. All the cars in that minute. >> Okay. >> So, if we had to wait for the the light

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to go through two cycles, that's going to get us into that 50 to 60 second. That's where you're going to get an F. Okay. Just trying to understand because like if you add 10 seconds to the front car like that compounds over five cars waiting in line and then the car in the

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end of the line becomes an F minus. You know what I mean? Like but that doesn't matter right like this is off topic. Sorry. I mean I just kind of wanted to educate. >> It's all part of the it's all part of the evaluation and again you got to assess each location for how it's the composition of the of

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the intersection as well as the traffic volumes. Again, it's all taken into consideration. >> Thank you. >> I'll tell you, I think that Scott should be flattered that you're so interested in it and you're using him as a resource. >> We do all day every day. Use them as our resource.

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>> Nobody's going on Facebook tonight. We're all googling traffic engineering. We go to sleep. Um, thank you, Scott, as always. >> So, we have time to do some meetings with police and the like.

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>> Yeah. Um, what are you thinking, Ken? I mean, >> I know that our clients anxious to move forward and I'm anxious to have the right amount of time. What what's where are their openings in your agenda? I envision that the next time we're here, we're going to spend an hour or so. >> How how we look in the second meeting in

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June? >> Uh, June 18th has three cases. Parol links NJS colle >> June July 16th has nothing. July. Oh, we only have one meeting, right? >> Yeah.

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>> And >> I have the two minutes to talk. >> Sure. >> Of course. >> I mean, we have the first one in what's the first one in June? >> June 4th has um East Third Street. That's a submission waiver. RCH

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Wheelhouse and Dr. Horton extension of time. submission though, right? >> That's >> a little under a month. >> No, just the first one. >> Well, the second one's going to have to be because they pulled off the submission wavers tonight. >> So, they have to get submission wavers

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because >> I thought they didn't need the submission w. >> Yeah, take your time, Kim. >> That's three weeks. >> That's quick. >> It's We're either looking at the first

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in June or we're bumped out to the July. >> I can hear my client saying, "Why can't you do it in three weeks?" >> Why can't we do it tomorrow? Right. >> Yeah. >> OT never hurt anybody. >> If you would be so kind as to carry us to June 4th, we'll do our very best to be ready for June 4th. The worst that'll

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happen is that we'll have to ask you for a later date. >> Yeah. I And we'll make it a priority, too, to to reach out, you know, to to get this moving as well. So June 4th, ask that you carry us to June 4th without the requirement of renotice or republication. And for the

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record, the engineers testimony concluded. His public portion was open. I don't think he comes from two a little over two hours away. I'm going to excuse him from the next meeting. We'll make certain though that Mr. Kennel is here and ready to go. >> Okay.

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>> Acceptable. We can carry on the record to June 4th. >> Okay. June 4th. Yeah, we're going to go with June 4th. >> Yeah. >> Notice or publication. >> No further notice. >> With no further notice. >> Thank you.

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>> Thank you, Ken. >> Thank you. Good night. See you. >> Good evening. Um, >> yeah. Yeah. Go ahead, Howard, if you Yeah. >> Yeah, if you want. >> Yeah, if you could. So, just for the record, uh, case number SP1135,

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StarCap Holdings LLC, uh, an application for preliminary and final major site plan approval will be carried to June 4th, 2026. Uh, how planning board meeting with no further notice.

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>> Okay. Thank you. Uh, Jennifer, any master plan update? >> Not today. >> Thank you. Uh no reason I believe to go into executive session. So at this time I will entertain a motion to adjurnn. >> Motion to adjurnn. >> Do I have a second? >> Second.

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>> Thank you everybody.