[Music] Heat. Heat.
[Music] Good evening and welcome to the Township of Palace Planning Board meeting for Thursday, May 8th,
2025. I apologize uh in advance. Uh 20 minutes late. No excuse. My fault. Uh opening statement, Eileen, please. I hereby declare this meeting of the how Township Planning Board to be open. Adequate notice have been given pursuant
to New Jersey Open Public Meeting Act in the following manner. First, on January 3rd, 2025, a copy of said notice was emailed to the Asbury Park Press in the Star Ledger. Second, on January 3rd, 2025, a copy of said notice was handd delivered to the clerk of the township
of Howell. Third, on January 3rd, 2025, said notice was posted in the office of the planning board and on the bulletin board in the Howell Township Municipal Building, 4567 Route 9, Howell Township, New Jersey, in accordance with the fire prevention
code. And for your safety, please be advised that this facility is designed with two emergency exits at the front and rear of the meeting room. Furthermore, 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. Greenfield is absent. Mr. Carbonic here. Mr. Mercer here. Mr. Tannen House is absent. Mr. Reubel is
absent. Councilman Nadell here. Mayor Leio here. Mr. Bad here and Chairman Huster here. You have a quorum. Thank you. Would everybody please rise for the pledge of allegiance and afterwards a moment of silence for our men and women serving both here and abroad to the flag of the United States
of America and to the stands one nation indivisible and justice for all. Thank you, Eileen. Is there any minutes? No minutes to approve tonight. Any correspondence?
Uh, we have one ordinance to go over. Ordinance 25-14. Yep. Is this going uh before our next meeting next week to the council? Uh that's the plan. Um when's the next council meeting? Uh
next week the 20th. And we are the We do have another meeting on the 15th. Next Thursday. Let can we push it to that, please? Yes. All right. Yeah, if everybody could just review that prior to the next meeting.
Um, that's it for correspondence. Yes, that's okay. Thanks. All right. On to resolutions. Case number SD30002, Frederick J. Hair. Resolution granting extension of time on minor site plan approval. Eligible voters, Mr.
Carbonic, Mr. Mercer, Mayor Leio, Mr. Veto, and myself. Do I have a motion? Motion. Mr. Carbonic and Mayor Leio second. Mr. Carbonic. Yes. Mr. Mercer. Yes. Mayor Leio. Yes. Mr. Bato. Yes. And
Chairman Huster. Yes. Resolution approved. Thank you. Next is case number SD 3017. Lazette Cholula. A resolution granting submission waivers. Eligible voters. Mr. Carbonic, Mr. Mercer, Mayor Leio, Mr. Bato, and myself. Do I have a
motion? Motion. Mr. Carbonic. Second. Second. Mr. Mercer. Mr. Carbonic. Yes. Mr. Mercer. Yes. Mayor Leio. Yes. Mr. Bad. Yes. And Chairman Husser. Yes. Resolution
approved. Thank you. Next is case number SD3014. Neil and Monica Slatterie. A resolution granting an extension of time. Eligible voters, Mr. Carbonic, Mr. Mercer, Mayor Leio, Mr. Bato, and myself. Do I have a motion? Motion. Mr.
Carbonic. Second. Second. Mayor Legio. Mr. Carbonic. Yes. Mr. Mercer. Yes. Mayor Leio. Yes. Mr. Bato. Yes. And Chairman Husser. Yes. Resolution approved. Thank you. Review of resolution
0-25-20. A resolution for review of proposed ordinance 0-25-20 amending chapter 188 land use. Eligible voters. Mr. Carbonic, Mr. Mercer, Mayor Leio, and myself. Do I have a motion? Motion. Mr. Carbonic.
Second. Mr. Mercer for the second. Mr. Carbonic. Yes. Mr. Mercer. Yes. Mayor Legio. Yes. Mr. Bato. Yes. And Chairman Huster. Is Mr. Bado's on that one? No. No. Oh, my mistake. So, just
chairman. He should have been, right? Because that was with 2516 and 2515, right? That was all the same night. Yeah, it might be a [Applause] typo. I think he was there. Yeah, I think you were there. I believe he abstained, I think, if I have it last
week. Oh, yes. So, it was my mistake to call. I'm sorry. No, no, no, no. Good call. Thank you. I'm a yes. Okay. Thank you. Approved. Uh review of resolution 0-25-16 a resolution for review of
proposed ordinance 0-25-16 amending chapter 188 land use eligible voters Mr. Carbonic Mr. Mercer Mayor Leio Mr. Bato and myself do have a motion motion Mr. Carbonic second Mayor
Leio Mr. Carbonic yes Mr. Mercer yes Mayor Leio yes Mr. Bato. Yes. And Chairman Husten. Yes. Approved. Thank you. Review of resolution 0-25-15. Resolution for review of proposed ordinance
0-25-15 amending chapter 188 land use. Eligible voters. Mr. Carbonic, Mr. Mercer, Mayor Leio, Mr. Bato, and myself. Do I have a motion? Motion. Mr. Carbonic. Second. Mr. Mercer for the second. Mr. Carbonic. Yes. Mr. Mercer.
Yes. Mayor Legio. Yes. Mr. Bedo, yes. And Chairman Huster, yes. Approved. Thank you. That completes resolutions. Okay. On to submission waiverss. Uh it's case number SP1135, Star Caps Holding, StarCap
Holdings, excuse me, LLC for preliminary and final major site plan. Okay. Hey, good evening. Good evening. Jared P on behalf of Star Cap Holdings LLC. seeking the submission waiverss. We
do have a report from CME. Mike's not on. How about that? You're good, Jared. Thanks. Sorry. Uh, good evening, Jared Pap on behalf of the applicant StarCap Holdings LLC. Um, as mentioned, we are here seeking submission waiverss which
are outlined in CME's March report. We'll look to Miss Newman for her input. Do you swear or affirm the testimony you're about to give the board concerning this matter shall be nothing but the truth? I do. So, Mr. Chairman, members of the board, the submission waiverss are specifically outlined at
the bottom of page five of our report in item three. There's four items. I typically require the 2,000 ft downstream drainage analysis, but this isn't actually a major storm water development, so it doesn't prompt those regulations. So for that reason, I take
no exception to the granting of these waiverss for the purposes of deeming the application complete. If upon further technical review, because we do ask them to break out the area to confirm because they're just under that threshold of a major development, um I just want to note that if in fact it does turn to be
a major stormwater development, I will want this information submitted. Good, Jared? Yeah, no problem. Okay, any questions from board members? Seeing none, I will entertain a motion. I'll make a motion. Mr. Mercer, do I
have a second? I'll second. Mr. Carbonic. Mr. Carbonic. Yes. Mr. Mercer, yes. Councilman Nadell, yes. Mayor Leio, yes. Mr. B, yes. And Chairman Huster, yes.
Approved. Thank you. Thanks, Jared. All right, on to the applications this evening. First, case number SD30009, Augustine Kim. This is for an extension of time. Yes, I'm always Thank you. Good evening.
I'm waiting for my you know engineer any testimony concern this matter I do suffice yes yes okay he said he said he's waiting for his oh you're waiting for your engineer this evening right
there required to appear this you know this meeting I'm waiting for I noticed So I've been visiting office then didn't come in I'm waiting for okay yeah that's I applied for the extension of the my
resolution approval expired that's I you know when when did it when did it expire? Mr. Chairman I could probably jump in. So this was a minor subdivision which was granted by the board May 9th of 2024. Yeah. Um, in accordance with the municipal land use law, you have six
months to file your maps, which would have taken them to November, November, I think. Yeah. Um, of November of 2024. Um, so they would need a retroactive extension. And do you know
how long you need in order to file your map? Yeah, that's I contact my engineer. I don't know how to know why this has to get I request many time needed to map
something. Who who is your engineer sir? Yes. Yes. Uh the havat McDonald I do he I think he's a surveyor. I I don't know if he's coming. Um I I guess I can ask a couple questions of the board and then maybe
make a recommendation. Yeah. So um with a minor subdivision typically what happens is there's reasons why you were delayed. So did you dig diligently pursue all your outside agency approvals? Yeah, that this one my I hire
a lawyer. He never had experience. He does nothing and he know experience. But my engineer you know he just engineering only he depend on the you know lawyer lawyer doesn't know but yeah I have a
lot of problem this one. So I do myself and I contact my you know engine now a few days ago you know actually in finish I get the last payment but he asked for money I paid not finished yet I three
payment one two three I paid so last time I expect he to bring over the you know survey map something file to you know yeah he has to file the map do you know if this Township has reviewed the map and deemed it acceptable. Right.
What's that? You didn't get it. The map just I I won't get it. It's reviewed by the in-house engineer. Do you know if he has been submitting and if the map is ready to be filed? Yeah, I did many time. I don't know. That's why pay off everything finish up. But he didn't do
it. So I don't know how to do I do this one. I had somebody hire something like this one. I I going to meet him next tomorrow. What happened? I don't file it. Do you know how long you need from today to file your map? I don't
know. I don't know how how why he delayed this one. Th This is what I would recommend, Laura. Um well, number one, there's some there's some pretty darn good attorneys and engineers in the audience right now you might want to speak to. Um but uh could we we do have
a meeting next week. Could we possibly carry this into next week and you come back next Thursday with your engineer? Yes. And have him kind of give a layown of what's going on because I I think we need to hear from him and how much time you would need in order to to get this
across the finish line, you know? I I think that might be a better idea. Yes. I I will visit tomorrow. Okay. him and uh I going to make a show the time next you say next next we meet next Thursday at 7 o'clock. So Eileen, would that be
okay to pop him real quick on the agenda for next week? Yes, that's fine. Okay. So yeah, meet with your attorney and then you know any questions, you know, we can we can deal with it next Thursday. Next Thursday you we will put you on the agenda. What time? 7 o'clock. Same same time. Yep. Okay. Thank you
very much. Thank you very much. You have a great night. You're welcome. Thank you. You're welcome. Okay. Um, next application is case number SD3016, Benzion Young Grease LLC. This is for a preliminary and final
major subdivision with ancillary variance and design waiver relief. Yeah, Jared, I didn't think you were going home. [Applause] Make sure that this microphone is working. Yeah, just move it close to
you. Okay. Good evening, Mr. Chair, members of the board, board prof uh board professionals. My name is Jared Pap. I'm an attorney with the law firm of Hybrurn Pap and our office represents the applicant Benz and Younress LLC. Uh first we'd like to confirm the legal
notices that we provided are satisfactory to provide this board with jurisdiction. The legal notices were originally circulated for uh the January 2025 meeting and it was adjourned several times I believe in March, April,
twice in April in fact to this meeting with no requirement for renotice. So just for the record um I would ask if m Miss Cusa perhaps could confirm that the notices are adequate. confirm the notices are adequate. Thank
you. This is a subdivision application proposing to subdivide one approximately 1acre lot into two halfacre lots each of which would contain a single family residence which is permitted use in the zone and also consistent with the
neighborhood which is all single family residences. Uh this application was submitted to the planning board in September 2024. So about seven or eight months ago and over that time the applicant has had the opportunity to participate in TRC
meetings with the board professionals and has also received feedback in the form of professional reports. And in response, the applicant has revised his plans a few times and provided some supplemental material which has included architectural elevations and floor
plans. Um and and that's what is before you tonight. The testimony will be provided by Melissa Rub, the applicant's architect, Timothy Lori, the applicant's professional engineer, and Justin Oiello, the applicant's professional
planner. So, with that as our quick summary, um unless there's any questions at this time, we'd like to move to our um architect, Miss Rub. usually one at a time. Oh yeah, sure. So these sheets part of what's been previously submitted. Thank you. Yes,
these were submitted, I believe, included on the exhibit list. Perhaps perhaps those exhibits could also Yeah, I'm working on it. But do you know when you submitted them? This one. Yeah. [Music]
The testimony you're about to provide is concerning this application. Thank you. For the record, please state your name, spell your last name, and provide business. My name is Melissa Rob, last name R U B like boy. Um, I am a project architect
at BF Design and Associates in Lakewood, New Jersey. Mr. Mr. Rob, could you please provide your credentials for the board to accept you as an architect? Good evening, members of the board chairman. U my name is Melissa Rub. I am a graduate of the
City College of New York School of Architecture. I'm licensed in the state of New Jersey. The drawing and the drawings being presented tonight were prepared under my supervision. Um I have had the privilege to appear before this and other municipal boards throughout the state. We will accept your credentials. Thank you. Thank you very
much. Miss Rub, your office was asked to prepare um elevations and floor plans for the two proposed single family residences, and I know we have exhibits of each. Um could you perhaps walk the board through uh the the designs?
Absolutely. We are proposing two twotory residential homes. Sure. Sorry. Can you hear me? Um two two-tory residential homes with identical floor plans. um approximate
dimensions being 59 feet 2 in wide and four 54 feet 10 inches deep. Um the first floor is approximately 2,12 square ft and the second floor is approximately 1,830 ft. Um you can see on the top of
the sheet is the floor plan. This we'll start with the first floor which is in the center at the top. Um this one is this the one you're talking about? Yeah, that's fine. the the the floor plans are actually identical on both of the both of the homes. So, um the first floor includes here at right here is that
front door with a front porch um which takes you into Thank you very much. That's better. Um the double height foyer um with a study adjacent um a combined living room and dining room on the left hand side. Um in the to in the on the
right hand is a garage with an atgrade entrance um to a mudroom for um access and convenience. Um and in the rear we have the kitchen, breakfast nook and family room. Um if we move up to the second floor, if I could just probably
just scoot over a drop to the right hand side. Thank you very much. Um the second floor has um a master suite that's on the right um with a walk-in closet, master bath, and four additional
bedrooms, two more bathrooms, and a laundry room. Um we're proposing an unfinished basement and a storage attic as well. Um if we move to the elevations, so that's um there's a rendering at the center of the sheet. Um
the building elevations differ slightly from one another. Um, one features a brick facade with stucco accents, um, and a shingle asphalt shingle roof as shown. Um, while the other home on the first sheet, yep, perfect. Thank you.
Um, has a slightly different roof configuration um, with cultured stone and siding finishes. Um, I just wanted to quickly address the building height as well as it was brought up in um, the review letter. Um, we're proposing a median roof height of 31 ft 111 in
whereas the ordinance allows for a maximum of 30 feet. Um, the 1t1 increase is in our opinion a more proportionate design um for the for the size home. Um, we provided an exhibit where we show it's the it's the um third and fourth
sheets in your packet. Um, where we show the two options side by side uh third the 31T 11 in and the 30 foot um options. Um, we just feel that a shallower pitch would compromise, you know, some of the aesthetic appeal and we ask the board to please consider
granting this relief. Um, that concludes my testimony. Um, any other questions? Nothing from me unless there's any questions from the board members or board professionals. Any questions? Is there any basement in this building?
We're proposing an unfinished basement at this time. And would you have utilities down there? I don't know. Um perhaps. Yes. Yes. What is the page that shows the height comparison? Sure. Um that's Z2. So
there's there were two sheets. Um I believe they were emailed over today. Yes. It's this one. It's this one. There we go. Yeah. So, you can see on the left hand side the roof pitch is slightly steeper on the overall
architecture is the same. No, no changes to any of the um room heights on the interior. It's it's just a matter of um again a little bit more of a proportional roof design um for the for the size of the building.
From a planning perspective, I don't think there's any reason they should not be able to comply with the height ordinance. So, I think, you know, they should be able to design the building to 30 ft and not require that variance. Laura, what's what's the zone in this
area? Uh, this is the R2 zone. So, the maximum height is 30 feet, two and a half stories. And what's the m what's the maximum square footage for the lot for each house? Uh, 20,000 square feet. So, but by cutting this up, they're they're both going to fit that. Yeah, I
would hold testimony for the engineer to lay that out. Um, but based upon uh what we've reviewed, it doesn't appear as the it appears, I'm sorry, that the only bulk deviation is relative to height is the height. Yes. Okay. And I I would
note that again, I'm sure we're going to get into it, it's technically considered a major subdivision. Um, it's a creeping major even though it's only two lots. So, I think they should address that because being a major subdivision of the town, it prompts the buffer requirement
and they don't meet um the buffer requirement throughout the entire proposed subdivision and they also don't have public sewer. So, these lots would be serviced by a septic system and our ordinance requires a minimum lot area of 40,000 square feet
and they're meeting that. They are not. You're not meeting it. That's correct. That would be for the engineer. Yeah. Okay. I don't think we have any any questions for for you. Uh thank you very much. Thank you. Oh, you got Mr. Beta. Go
ahead. I'm sorry. I have a question. So you mentioned about the height and I appreciate that you showed on Z2 of showing how it would look if it's 30 versus 32, but is there a possibility that you can change the height of each floor instead of making it 98? Um there
is a possibility again um if you know if I had the choice of changing the roof pitch versus getting a lower ceiling, I think I would go with the roof pitch just because again that doesn't affect the interior feel or space in in the home. Okay. you would rather have the roof pitch be at if we bring it down
everything to 8 ft a little shallower, right? Okay. Yeah. But I appreciate the uh the thought. And just so it's clear for the record, the the applicant is willing to amend the uh the height to comply, but going off of our architect's advice, we we proposed um the the
steeper pitch as as explained by Miss Rub. If there's any objection, there's no there's no concern with switching to a height that complies. That's absolutely right. And it may need to wait for their planner, but certainly we've heard from Christine, and I would concur with her sentiment. I don't think I've ever seen
this board grant a height variance on a single family home. Yep. Okay. Um, while you're up here, I just I'll go one by one uh open it up to the public if anyone has any questions just for the architect, just for questions at this time.
Seeing none. Okay. Okay. Thank you very much. Thank you. Thank you. Our next witness is Timothy Lori, the um applicant's professional engineer. Tim, good evening. Good evening. How are
you? Good. Good. Sure. You swear or affirm the testimony you're about to present before the board concerning this application shall be nothing but the truth. I do. For the record, sir, please state your name, spell your last name for your business affiliation. My name is Tim Lori, L U R
I E. I'm the director of engineering at New Lines Engineering in Lakewood, New Jersey. I have appeared in front of this board before. You're good, sir. Thank you. Is there an exhibit you'd like to pull up before we begin? We could start with
the this exhibit that's on here because it's the Okay. I I'll ask you to to go through the perhaps describe the existing property, existing conditions of the property, and then move into the the proposed subdivision. Sure. This um
this this property is an existing 1acre lot known as lot 11.03, block 24. The dimensions are 201 by 216.57. It's located on Larab Boulevard. The the
house is the site is undeveloped and wooded. We are located in the R2 zone and surrounding us are single family homes. We are pro we go to the other sheet that shows the that one. Sure. Thank you. We are
proposing to subdivide the lot into two new lots 1110 and 11 11.11. Lot 1110 is 21,92 square feet and lot 1111 is 21,657 square feet in the R2 zone which
requires 20,000 foot lots. Each lot will have its own driveway as shown shown on the shown on the exhibit. We are proposing two five bedroomedroom houses with three with a three three cars parking as shown on the plan. One in the
garage and two stacked in front. As you can see, it's a long driveway. You can even stack more cars. We are proposing well before I get each property will be serviced by wells and septic and we've done an analysis in the area showing all laying out all the septics and wells to
make sure we're in proper conformance with all the distances approved by the board of health for for the wells and septics and that includes soil soil logs that were we did a soil log in the center for a seasonal high water table and we would do additional soil logs for
a septic system once If once we go to board of health approval of the individual lots, we are proposing on this a 50- foot buff landscape buffer in the rear of the property. And then we're proposing 15 foot buffers, landscape
buffers along the side of the property. In addition to the rear buffer of that 50 feet, we're including an additional 15 feet of landscaping to match the sides of the property.
In addition, we are prop we have um drywall systems proposed in the rear of each of the each of the houses. We have a 16 by 16.3 concrete patio in the rear of the property. As you see, we located the septic systems in the front of the
property and we'll have um electric and gas from the road into to the house to each of the houses to provide services for that utility. The project the overall project is considered a minor development in storm water. We are
disturbing less than an acre of area and we have less than a quarter acre of new impervious for the two lots. In addition, we are Larabe Boulevard. We are proposing sidewalks along the frontage of our site. We are
proposing curb along Laravee Boulevard which currently doesn't exist. We're going to overlay Larave Boulevard. In addition, there is an existing drainage swell that runs between the the edge of the existing road and our property line
which we are which we are going to go in and need some maintenance. We're going to we're going to excavate it out a little bit and provide allow the runoff to continue the same way it's working now into this drainage system with curb
cuts along the curb to allow the runoff from the roadway to get into this drainage system that's that's been existing along the edge of this edge of the pavement. The we want to go to the final plat. I would like to
go into the bulk requirements. I think it's the first sheet. But if you want to stop there, I just on the landscaping I can just one more. As you see, this is the the landscaping in the 15t wide strips
along the side of the property and along the rear of the property, which we work with the township forester to spec out these species of trees to provide for this buffer along the perimeter of this of these two properties. We're also proposing some street trees along the
frontage of the property in accordance to township standards. Now if we can go to sheet one, the plat the zone the zoning criteria for this site as we talked about is an R2 zone. It's 20,000t lots. We are
proposing lot 1110 to be 21,92 ft. Lot 11 is 21,657 square ft. We have a frontage of 101 square feet for lot 1110. We have
100 frontage of 100 100 ft along lot 11 11.11. We have the minimum set back is 50 ft. We set both houses back 79 ft because as a result of having the septic systems in the front and having the proper separation distance for the
septic systems. The set the rear setback we have we is taken from the buffer. We provide it's 30 ft required from the buffer and if you add the 30 ft plus the 50 ft for the landscape buffer and the
30 ft from the setback it's 80t the houses need to be set back from the rear of the property and we're setting them back 82.4 ft. In addition the impervious coverage of each lot is allowed is 50%. We're allowing only 20% coverage of
impervious coverage, which is the house, the driveways, and the patios for each lies at 20%. In addition, we have some we have bulk requirement variances. We have a side we set the side set back at 20 ft
according to the planners letter. If this was supposed to have a 50ft buffer and then have additional 20 ft attached to that side setback, we're requesting a variance because we're setting the side setback at
20.97 for each lot versus if we were to provide the buffer, it would be 70 ft. And the planner will talk more about the justification of that variance. In addition, we previously talked about we are asking for a height variance for 32
feet for the height where 30 feet is required. In addition, we have um as part of the approval, we know we'll have to get the board of health approval for the septic systems and soil conservation approval for the lots. We do have county
approval right now for for this project and according and I just want to reference in CME's review letter there was dated April 30th
2025 there was some comments about the try to save the native species along the frontage of native species of trees along the frontage of property. We'll certainly try to save whatever trees we can along the frontage. In addition, they talked about the the location of
the of the proposed street trees to the sidewalk. We have some room where we can adjust the sidewalk and provide more space in between the sidewalk and the existing street trees. In addition to that, we can comply with all the other comments in CME's review letter.
Mr. Chairman, I had one question. and it was probably more appropriate for the architect. But, uh, one of the issues we had, this is, um, a five- bedroomedroom home. Initially, it was six. When it had come in, initially, it had a parking area in the front. So, now that's been
eliminated and it's a single driveway as a scene, but there's two front doors. Is there a reason for that? Perhaps we could have Miss Rub address that question. Um, then I'll just add then maybe we finish with Mr. Lori first. So,
um, and you have three parking spaces, but you're utilizing the garage. We have the garage is one and two two out in front of the garage. And it's a five- bedroomedroom home. Yes. Can you provide a third? I mean, I look Yeah, we have plenty of room to provide another
parking spot. Absolutely. And the the swale that's going in along the roadway, ownership and maintenance of that. that would be owned by each individual lot that's in front of in front of the swelles. So they're gonna
there's going to have an easement on it so that it is Yes, we can put an easement on there. One of the things I'm going to start to recommend is that um an on andm manual be be not only prepared that's um required but that it be filed with the county so that there's
no question who was responsible to maintain this system. Um, I had substantial concerns about the drainage swale and it going in. The driveway was crossing it. That is among the reasons why they had a couple plan iterations. So, I would recommend that an O andM
manual be provided and that a deed restriction be filed with the county for maintenance of that swale and that was something we previously discussed and we agree with. Would your client agree to a condition that the basement and the garage areas cannot be converted into
additional bedrooms or residential living space? Yes, absolutely. And that can be made part of a condition of resolution. Uh are the buffer areas restricted? We can certainly provide we can certainly make it at easement. Sure.
Absolutely. The goal was to comply as best we could with with the buffer requirements. So, we'll defer to your guidance as to whether they should be restricted or if there's any other specific restrictions that should be put in place. So, I would
defer to the board, but here's the issue is that if we're requiring a buffer and it has to be planted, the idea would be to keep that screen up. And so if there's not an easement in place or anything to protect that, a future homeowner could come in and clear and we wouldn't have that buffer that's
required. So I do think it is important that it be restricted. The other thing which also is in our letter, they indicated they're a minor stormwater development, but we're seeing issues where people even on minor subdivision, these are smaller lots, but they hit that quarter acre of impervious or they
the one acre of disturbance. So this is one acre total. They're currently under it, but the more and more that they disturb, the closer they get to that threshold. So, I would recommend that the board impose that the buffer be put in when in a conservation easement.
Yes. And that still allows us 30 ft of usable yard for each of the houses. Sure. Yeah. There would be no objection to that as a condition. Um the goal was to create that buffer and have that buffer be permanent. So, that's there's no issue there. Okay, Laura, hasn't
haven't we had other applications like this come to us about chopping up a 1acre lot like this or less than a 1acre and and we we're we've been very adamant about not allowing the undersized.
So, mayor, this is actually a it's sized appropriately for the zoning. I think one of the issues that we've seen recently is how they meet their justification on the septic. So, have they had satisfactory soil logs? Is the design appropriate for this lot? Uh, but
as it relates to the lot area, it is fully compliant with the zone. So, it's not creating an undersized lot the one you're referring, but it is not it's not conforming to the buffer requirement. Okay. So, they do need varian. But as far as your tech the technical stuff, Laura, you're happy with the technical
stuff? That that is correct. I do have one other question for the architect as it relates and I can ask it of Mr. Lori, but your family room has closets which typically would then classify that as a bedroom and then if it's a sixbedroom house, I'm going to have the same question as it relates to parking. Well,
we'll have we're it's confirmed that it would be a max fivebedroom, but we can have Miss Scrub address those questions directly. Well, it's septic issues, too, if it's more bedrooms. That's correct. Correct. Correct. And again, that that's that could be a condition of approval.
Anything else, Laura? I have no further questions of this witness. Christine, you have anything? Nothing from this witness. Sher. Okay. Um, what what's the depth to groundwater over there? Yeah. Do you have that? Yep.
The soil log we did for this house. Sorry. No, I just believe it's like six feet, but I want to find an exact number for [Applause] you. Oh, here it is. So estimated
seasonal high water table is 86 in below the ground. Okay. And what's the existing uh status of that um storm water feature? Is it is it in good shape? Would you say of the swale that's
along the roadway? There currently exist it's it has some leaves and mulch that's kind of built up inside it over the years. There's existing gabon baskets that are located along Laravee Boulevard to to
kind of slow up the flow. So, what we're proposing is to just excavate these out another foot just to clean them out so we can be able to utilize the full capacity of them. And we still utilize the same Gabon baskets to slow the water
as it migrates to the east. What what's directly across the street from these two lots? There's a Can we pull this up on Can we pull this up just a live like a an aerial called Google Earth, Mary? Google Earth. Whatever you want. Oh, just want You
just want me to go to Google Earth? I just want to see it on the map. As long as it's on the computer, I can do that. There's a room. I forgot what that room's called. Who would be responsible for maintaining those gabians and those other people? It's just one It's just one Gabian that's located towards the
towards the east right here. So that would be part part of this homeowner's lot to maintain that and it's existing gabon that we're just moving away from. It's located right now approximately where the driveway was. We're moving it over.
And the next piece of property that's next door to it, there's no no curbing in front of that house. No curbing in front of that. Just just flat. That's why the there's a see what the road name Callaway Street is just
it's located a little bit to the west of our site. It's got to be like right there. And while it's being pulled up, I'll note that the original version of the plan, the applicant had considered requesting a waiver from the requirement to install sidewalks and curbs, but at the recommendations of the board
professionals, it is being proposed here. Even though there is no currently no other sidewalk or curb um in the area and looking at this the street elevations here, it's pretty
it's pretty level profile. Get out of this. is the street. Yeah, Callaway. Do you want me to go to Lar and Callaway? That's probably one of the closer. It's not clearly marked. Mr. P. The only reason I'm asking this
is I'm, you know, concerned if we're going to push water towards the neighbors. Yeah, I mean if you're going to make it the this Yeah, this our the existing swale is relatively flat and I'm maintaining that same the same flatness.
So it fills up and then it moves the gabon baskets slows the water up goes through the basket and then moves moves to the east. So a lot of this water once we excavate clean these drainage ditch out will infilt Yeah. stay there and infiltrate
back into the ground. That's all we're we're concerned, you know, just concerned about the neighbors, too. Not, you know, right now it's wooded, it's flowing, but once it gets cleared Mhm. that's a different story, right? That ground water, the
trees aren't there to suck up all the all the all the water. Right. Since we've been working on this for the last like four or five months on my way to work, Larave Street's right there. So whenever there's heavy rain, I've been driving down just to get a idea of how
the drainage patterns going. Got the neighbors water in the asphalt road. So that comes this is pretty much directly across the street from from Callaway, correct? Roughly from the new houses. There's those big those those that was a major subdivision years ago. It's right across the street from there.
It's a little bit to the east, but it's right right off the intersection. Yes. All right. All right. Any other questions? No, I just, you know, wanted to see the road. I just, you know, I know there's no there's no sewer. There's no sewers over there, you know.
You guys good? Open up to the public for any questions of Come on up, sir. Just this is just questions for the engineer. Could you please state your name and your address, please? Philip Langanger 286 Merrick
Road Farming How ready? Yeah, he said okay. My question is you said something about along the front that there are endangered trees. Not endangered trees. What? I I said that we would try to maintain the board engineer had a comment for us to try to
save whatever trees we can along the frontage of our property. So, I said we would we would work to try to save Okay. I thought you had said in danger that they were endangered and I was just wondering why we didn't make it mandatory that they be left there if they're endangered, but they're not.
Okay. Thanks. Thank you. Any other questions? Okay. Perhaps we'll address those two architectural questions moving to our um planner. So, I'll ask Miss Bup to return. All right. Thanks, Tim. Thank you.
Thank you. believe the two questions. One was about the second uh front door and there was another question about I believe a door in a um an attic closet in the family room. Yeah. Um if I could trouble you to just
scroll to the first floor plan. I think that would be a little that would be helpful. Yeah. Um so the the second front door at the right hand side is just for convenience. It's an atgrade door. Um kind of like a garage, you know, right adjacent to the garage. So, imagine coming in with groceries and
packages and you kind of don't want to go up the front step. So, it's just for convenience to the mud room. Kids coming in with backpacks would go in through that door. Um, simple as that. It, you know, it's just kind of a a client preference. Um, the closets in the
family room, um, we we, you know, we kind of talked about it being a playroom, young children toy closet, meaning it it is not intended at all for a bedroom. It's simply for storage for games, sports equipment, things like How many windows into that room? Um, in the
back there are three, I believe. Um, I can grab my plan or and and some more on the right. Yeah, two more on the right. Two, three, four, five more. So, again, more of an informal living space as opposed to the combined living
room dining room at the ground floor. How come both houses have to have the accurate door? Is it just convenience for both? Like when you go to our two different families, two two convenience for both. But yeah, equal opportunity.
Was this I would recommend I mean I understand the testimony, but that the board clearly state that this can't be converted to a two family. Absolutely. That would No, no issue with um stating that for the record or that on the record. Yeah. And then I would I would
also recommend to the board um that obviously as noted with the septic that this be a restricted five bedroomedroom. Where's the your design for the the basement? Is there you have a walk out side steps walk out?
Just there's nothing access from the interior. Just interior access unfinished basement at this time. Yeah. No steps walking down. That's correct. None at all. That's right. No, because I'm going to be honest with you. Sure. It looks and feels like a two family.
Sure. That is not that is not at all the intention. That's you know that's one thing to present the way you are. Another thing to look at the plans and see the way we see it. But it's you know again no no um separate access to the basement from the exterior. And that
second door is is like a you can envision as a side door for convenience. Accurate side door for convenience. your plan kind of shows. I mean, maybe it's just an illusion that I'm seeing. Mhm. This that's the window well. Yeah. For the basement. Yeah. That those are all
window wells. That's correct. And so there's no door to get out the patios above No. How are the windows designed? Are they like those uh emergency egress with like the ladder coming out of the window well or no? No. And at the basement? Yeah.
No, that's they're just for light and you know some ventilation at the basement but no you know that no ladder or anything like that. Well, they look like full a full full size heat press. What is it? They meaning for safety. One could climb out, but the intention is again just for light air ventilation.
It's an unfinished basement. Laura, what's the You can't have two front doors, correct? in in this town. We really don't have any regulation that states you can't many months ago when I purchased my house I had two front doors and I was
told I had to remove my second door in how so that's my question and I will say that if again if this is a if the board finds it troublesome or an issue we're happy to amend the plan to remove it if there's I mean listen if there's nothing preventing it but the rumblings
in town were that and if it's not on the record. It's it's not a, you know, law or regulation, then there's really nothing we can do. But, you know, people are under the impression you cannot have two front doors in this town. Would you put it on the side coming into the mudroom so people could go up along the other side? Um, yeah, that's a
possibility. Isn't there a door on the garage side? There is a door. Yeah, there's a door that's directly into the garage. So, um the the door in the front connects a little nicer to the to the driveway. So, you know, again, that that was the intention as opposed to going
enter the house from the garage. Correct. Yes, you can. I just don't understand that second front door. Yeah. Oh, sorry. The these plans were prepared conceptually in response to requests
from the board professionals. it. To be clear, the intention is this will be a single family residence. We agreed to cap the bedrooms at five bedrooms and we're willing to memorial memorialize that any
way the board requests. As to the second front door, again, it's conceptual. If there's a concern, even though it's not a restriction, the applicant would have no issue removing it or modifying it so that the board's comfortable. it it's
it's not I can tell you it's not a critical part. These were really just conceptual plans. So if that's helpful for the board, it can certainly be removed. Uh Laura, with regard to that family room, with the way the closets and windows are currently, would that be
considered a legal bedroom? I based upon the way I look at it, it would meet the definition of a bedroom. All right. I would agree. The family. Yeah, we could remove the closets in the family room. That's also
not not an issue at all. Anybody else? Lori, you have anything else? I do not. Okay. Just to summarize, I mean, we hear the concerns and if there's any proposed or suggested modifications, the applicants
wants to make sure the board feels comfortable that this is a single family residence captive five bedrooms. Those modifications can absolutely be made. Removing the family room doors, removing the second front bedroom door. Um, I just want to ask a quick question just
because the testimony was that you you would use this door to have access to the mud room, but these are stairs here, correct? Yeah. So either way, if I'm coming in with packages and I want to get to the kitchen, I'm going to come in the door and still have to go upstairs. Again, sure. I mean, I could just imagine on a rainy day, you want to get
in as quick as possible, run to the closest door, dump the bags, and then take it from Would you go in through the garage if it's raining? You could you could do that, too. That's true. you know, more than one car. It's really just a convenience, but
a not a sticking point at all. We're we're glad to amend the plan, you know, to the board satisfaction. Yeah. I I would recommend just getting rid of that second door. That's fine. No issue. Okay. Make the garage a little wider there, too, right? Actually use that
space, perhaps. putting any sheds in the backyards or seasonal storage. I'll let Tim There's none proposed at this time. Anybody else? Uh he's got one more person, right? Yep. We have our We'll move to our
professional planner. All right. Ask that he be sworn. Justin, good evening. Justin, do you swear to affirm the testimony you have to present to the board concerning this application shall be nothing but the truth? I do. For the
record, your name of business, please. Justin Oiello, AU E L, principal with uh Kon Consulting Group, Redbank. I'm licensed planner in the state of New Jersey. I've appeared in front of this board on many occasions. And you're good, ma'am. Thank you, Mr.
Chair. You're welcome. We've heard the testimony. We'll ask that you summarize the relief that's being requested and and put on the proofs for the record. Yes. Yes. Absolutely. Um so as you heard from the the prior witnesses, we are um you know largely compliant with bulk
requirements. The only variance relative uh to zoning compliance is for building height. However, uh as stated in the May 7th, 2025 letter from um Iraqian uh there are multiple variances that are required um for the buffer. Uh and
before I go any further, I just think it's important for the purposes of the record and and and also for for the board's understanding is that um there are two definitions of of subdivision in the township ordinance. Uh the first is major, which is very
typical of many other municipalities. A major subdivision is all subdivisions that are not minor. So So if you're not a minor, you're a major. Uh the definition of a of of a minor subdivision is is any subdivision
containing not more than three lots. In this instance, the applicant proposes two lots. Uh number two, not involving any new street or road or the extension of offtrack improvements. Um this application um uses the street uh
and not proposing any any on-site um improvements, utility improvements. But what's what is triggering this as a um as a minor subdivision is that this is not involving any property which was
formerly part of a track for which subdivision approval has been previously granted that divides the original track into three or more lots. So in this instance we are a major subdivision because the property is a result of a previously granted subdivision. So the
reason why the variance is required is because there was a parent lot at at one time uh there was a subdivision of of multiple lots uh and now this lot was a part of that subdivision. So now we're in front of you this evening to subdivide this lot into two separate
parcels. But I think it's is really important before I go on that that's the only reason why we are triggering the the variance for this which is which is you know resulting in in multiple variances that relate uh to you know to
buffering. I think it's also important to to state from your master plan. Master plan states that the intent of the buffer is to promote the protection of neighborhood characteristics by enforcing buffer areas between
non-residential and residential areas. And then it goes on to say that that the township currently has buffer requirements as found section 18863 of the town's land use ordinance to separate residential areas from any non-residential development and to
protect agricultural uses. These standards are enforced at the time of subdivision or site plan approval. And this remains um a goal, an ongoing goal. Again, the applicant is proposing a subdivision of one residential property that is adjacent to other residential
properties. Um so I think you know from a planning standpoint what is proposed is uh what's what's required is a buffer variance. Um however these are residential to residential. It's not an instance where it's commercial to residential. So going back to the
Ivakian letter again dated May 7th on page two uh is the the table of the uh the bulk requirements. Um again uh the the variance is triggered for the building height. Um the solard setback
variance is required as well but that's really part and parcel for the buffer u variance and Mr. Lori um have gone through those numbers. So beginning on on page three there are a number of variances that are listed uh for the
buffer. Um, of course, um, the buffer requirement when you add on to to the sideyard, which would be 50 plus, uh, 20.97, um, results in a in a sideyard buffer of of 70 ft, uh, for both properties.
Um, going on the separate section on buffer requirements, it says that the applicant is proposing a 50 a 15oot buffer along the eastern, western, and northern property lines of the existing lot. No buffer is proposed on the southern property frontage on the roadway. Variance is required. The next
one it says um uh the applicant does not comply with requirement for the sideyard setback. The next one in number at a letter C um is the um is the buffer for the for the driveway grading and and and um and septic that are proposed in the
front buffer area. Um I think it's really important to when you look at the impact of this buffer it's important to look about the character of the surrounding area and not just the entire surrounding area but also uh the immediate surrounding and
what I mean by that is that this board um about four years ago granted approval for subdivision on on block 24 lot um 11.04 4, which is the property that's adjacent. That that subdivision that was
that was one lot that was subdivided into two lots is almost identical in terms of um of uh you know bulk requirements uh that's proposed this evening. So from a planning standpoint, I always look to see how this stacks up
to the character of the surrounding area. And when I see a lot that's adjacent to this lot, which is almost identical in terms of of of bulk character, um you know, I would say that uh it's it's highly consistent with that character. Um and again, the buffer is
really intended in terms of the policy guidance from the master plan to separate residential properties from commercial. In addition, my office did look into um the character of the surrounding area in terms of uh of lot sizes. Again, these are not uh you know,
undersized lots. These lots do meet the the minimum lot requirement. But but just to continue on with the theme of consistency with the character um you know of the area, uh on block 24 there are uh 30 single family homes.
Um the average lot size is approximately 32,000 square feet and the median lot size is approximately uh 24,700. Uh and there is one um one outlier of about 87,000 square feet. When you remove that outlier, which is
block 24, lot uh 112, the average lot size is uh is is 29,823 ft and a me and a medium lot size of 22,825 ft. So these lots uh are just shy of about 22,000 ft. So these lots are
consistent with the character uh of the area. Um, of those third of of those 30 lots, uh, 43% of those lots have a lot area of less than 20,000 square feet and 57% have a lot area of greater than 20,01
square ft. Again, these are lot sizes that are compatible with the character of the area um, as well. Um, and also we don't need a variance for the lot frontage. uh but we are generally consistent uh you know with the
character of the area where the median frontage is uh 132 feet. In terms of what I see as the positive criteria in this application, I would go to um the purposes of zoning that are
advanced in conjunction with this application. And I would start with uh with purpose C of the municipal land use law which speaks to the revision of light air and open space. Um, again, the applicant proposes lot sizes that meet the minimum lot size requirement and can
accommodate single family dwellings that comply uh with the with the setbacks even though there is the varying setback uh for the sideyard which again is is in conjunction with the buffer requirement. Um, these new lots and the proposed
homes uh will not impede the surrounding properties on light air and open space. And the one thing that I always go to on that is uh the coverage. uh we do not need a variance for coverage and as you heard from from Mr. Lori um this application can accommodate um you know
appropriately the the storm water runoff uh purpose E promotion of uh appropriate population densities um this applicant proposes a density that's aligned with the character of the surrounding area um the density that is
proposed is is approximately for for 11.01 1 uh two dwelling units to the acre and the other lot is approximately 2.04 dwelling units to the acre. Um block 24 is approximately 1.5 dwelling dwelling units to the acre. So it is
slightly higher but it's still you know generally consistent with the character and the density um in the area. Uh purpose G which speaks to the provision of sufficient space and appropriate locations for a variety of uses. In this instance, uh residential. This is a
permitted use in in the zone. Uh the the governing body has as has contemplated uh this use as appropriate um you know for this property. Um and as I had stated previously under purpose C, uh it's my professional opinion that what's proposed um there's there's sufficient
space to accommodate in purpose I which speaks to a uh desire visual environment. Um, you did hear from the architect who who did show um the the design of u of of the elevations and the interior. Um, and I think they really,
you know, speak for themselves. I think the aesthetics here um are going to, you know, be be consistent with the character of this area. And I should mention that that going out throughout this area, uh there are a lot of single family homes um and there are some newer
um single family homes and and I think uh this is going to be consistent uh with with that character. Um in terms of of the negative criteria, uh the first prong is a showing of whether or not there would be a substantial uh a
negative detriment to the public good. Um I did talk about the character of the area in terms of of the various data. Um, and certainly what you have in front of you is is a is uh are you know two lots that are consistent. So it's my professional opinion that if this board
so so chooses to to approve this application, it's not going to create a situation where you're going to have a inconsistency in character which would be a a negative impact to the community. um you know the buffering you even though of course the buffering
requirement uh is not met um you know per the ordinance and that goes back to uh the the definition of the subdivision in this instance. You did see uh from the site plan that's up um you know there is uh in my opinion um you know
sufficient landscaping and and land area to attenuate any potential negative impacts uh that the board may see. Certainly, I don't see any uh substantial negative impact um in this application. And lastly, in terms of on the second prong, whether uh there's
going to be a substantial impairment to the zone plan and and the the zoning ordinance. Um the purpose of the R2 and the R3 zones is to permit uh infill development at um moderate densities uh
within established centers identified in the How Township master plan. Um as I had stated obviously this is a permitted use we're here at the planning board but the density at approximately two uh you know two to the acre uh is is in
you know my opinion uh if not moderate on the lower side but more importantly it's generally consistent with uh the character of the properties uh in in block 24 um you know so so with all that said uh certainly I think the benefits
uh of this application when you do the balancing here uh certainly out certainly outweigh the detriments and if there are any detriments I don't see from a planning standpoint them being um you know detrimental uh to the community thank you any comments or questions from
board members yeah so um Justin I think uh talked a bit about um the proposed development being consistent with the character of the neighborhood and the surrounding um uh area, but I think we've talked
about how this board typically does not grant variances for the height of single family homes. Um I think there's really no reason to grant that height variance. Uh they're proposing a 9 ft high unfinished basement, so they could even
lose some height there if they're worried about the slope of the roof or something like that. Um and this board typically also does not uh grant buffer relief either from any application. So um while they the
proposed subdivision is um you know conforming with all the bulk requirements of the lot, it is not conforming with the buffer um requirements. So that would ultimately be the board's decision. Um, if you do choose to act favorably on the application, I would um recommend
requiring that the closets be removed from the family room, that second front door be removed. Um, the restriction that you can't have more than five bedrooms be placed on the home, and that um an easement be put on the buffer.
Okay, any questions? about the height. She spoke about it. She spoke about it. Yeah. The height the height of the take out a foot of the basement to knock the height of the You have to take out like Well, it doesn't necessarily have to be
the basement. It just has to hit the Is your applicant okay with knocking the height down of the of the roof? The applicant's willing to modify the height so that it complies. So there's no variance relief for the correct. So Christine, based on on Justin's um
testimony, the buffer requirements are are basically a result of what happened in the past to create this. That's correct. Um this was part of this property is the result of a subdivision at some point in
the past. Right. So because it's being subdivided further, that's it's creating a major subdivision. Got it. And just to shed a little more light on that, we we did an Oprah request to determine the subdivision history of this property. And we found two prior resolutions.
There was one from 1990, uh, which was the prior subdivision. It was a two lot subdivision, um, which I believe created this lot. There was also a one from the 1970s which it didn't provide much information but there that's the that's the subdivision
history. It's been quite some time since been any action. Okay. And each time for two Yes. Yeah. The the one from the 1970s actually I don't think specified within the resolution how many lots were created but it was identified as a minor
subdivision. So I would assume it was two. Uh, and then the one in in 1990 was was a two lot subdivision. Was was the the lot that Justin referenced that is almost identical to this one that lot 1104 did that
have any buffer issues that you know of or Justin I don't know if you found that in your uh I did there I I found a um review letter uh from late uh let me see I have it right
here uh gosh um 2021 I believe it was. Um and then there was an extension granted in August 2023. Um sorry if you
just bear with me, Mr. Chair. I have So that was when we were all virtual, right? Yeah. So this was I have a review from CME dated June 17, 2021. Um, and it says I don't have my glasses with me. So, uh, it says,
uh, the existing is is the resulting lot from a previous subdivision and therefore the applicant is seeking preliminary and final major subdivision approval. This review letter from C CME does not reference a a buffer variance. It references
um it references um variances for existing conditions and it says the applicant indicates the following variance is required for this application. It says the the minimum required sideyard setback is 20 ft whereas the existing dwelling is set back 17.8 ft from the proposed property
line bisecting lots 11.041 and 11.042. No additional variances appear necessary with this application. Um, and that's it. So, that application does not require or I I mean I'm not I'm not sure what happened at a
hearing, but just going off this uh June 17, 2021 letter from CME. There was no Is that an engineering review letter or a planning review letter? Uh, this uh it was from you, Laura. Right. So, I'm I respectfully I'm the board
engineer. Um, and we don't know what would have occurred at the hearing, which would have required resolution. I vaguely remember that subdivision. And I know we talked about uh the buffer, but just for for context purposes. Um, it could have very easily have been in the board planners report and you should
really be referencing the resolution and if it wasn't, it should have been um because it would have the same condition. Yeah. Right. I'm not trying to say that. Oh, no. But but but the you know one document that I did find doesn't reference that. But I I think my point was and that's not something that
that I was going to bring up in in my direct. But I think the point is is that what was proposed back then in terms of the both requirements is is extremely consistent if not uh you know identical in in some businesses. So, in terms of
how this relates to the character of not just the area, but what's right next door, it's it's almost the same thing, right? Okay. And Christine, there there was one thing that I think I I misspoke. I I think I said that this was a minor subdivision earlier. A major, but it's a
major, of course, we all knew what you mean. Okay. Thanks. But thank you. Just for the record, gentlemen. Do you have any questions? Good. Christine, Sherry, Laura, anything? Nothing further. Okay. I'll
open up to the public for any questions. Seeing none. Okay. Uh, any questions from the public at all or any comments relating to this application? Jared, this is your your your last
expert, correct? Yes. Okay. Of course. Yeah. Tim, I think you're going to be uh he wants to have some questions if you don't mind. Yeah. Sorry, I had some more questions about the septic I didn't get to I thought of after you
left. Um is um what kind of septic systems are these? It's either do they have a dosing tank or are they just gravity fed, I guess, is my question. It's could be either or. I'm not positive. We're going to try gravity at
first. Absolutely. Okay. So, no soil logs have been done where the proposed fields are though. Only where the house right in the center of the house there. Did you submit to the county for approval? We did submit to the county and we showed them the separation
distances of all the septics in the surrounding area and then they they basically didn't approve it but they said that that was fine and they said when we go for our septic permits that we need to do soil soil logs witnessed
by them etc and do the plant. Okay. So they've approved the size of the field and the location relative to the wells and wells and other properties. We did a whole it's it's on the probably on sheet four of this set or five. It shows all the circles with all the different
septics right there. All the different septics in the area to show that we're not overlapping onto any of the for the proper separations between wells and septics. So directly behind these this property is Alexander Avenue.
Correct. Correct. Behind it there's two homes back up to these two. That's correct. Yeah. With their septics. Yes. Yes. We located all this all the We did a over request to the health department to get all the records of the septics and wells and then we submit that back
to the health department. What are you using the drywalls for? Just out of curiosity. The dry wells are for the roof runoff. Roof. Just to recharge. Just recharge. Yeah. The water quality store. Is there a distance those have to be away from the well at all or no?
Not the well, the septics. No, I know. Is there Does the dryw well have to be a certain distance away from the well is my question. Oh, I believe that has to be 50 ft away. Okay. Those dark boxes are the dry well. Yes. Correct. Yeah. Gotcha. It's okay for wells to be that close to each
other. Yes. I wasn't aware of that. I just curious. So, what happens if you go to like uh perk the septic field and like the soil's there or the the water table's higher in that spot and the field has to be expanded in size. Is that a
possibility at all? Well, it could well, if it's soil replacement, then you do an extra 2 ft around the edge of the bed. You can also do a mounted system which mounds it up when you have a high water table. Yeah, that was my qu are are they mounted over in that area or do you know like the the other houses? I'm not sure.
Okay. You don't know how big like the actual tank is yet because the system hasn't been designed? Correct. Well, it's going to be less than the 2,000 gallons, but it's probably 13 I think that we have on the plans. We talked about flows
being 1300. Find it. [Applause] Can you go back to the slide with like the distances like all the circles and the distances from everything? So what with what with the sub I believe it's 300 for the first bedroom, 150 for
each additional bedroom. So you're looking 450 750 I guess. I mean ultimately where my line of question is I'm just concerned like what if you go to design the system and the system can't fit or needs to be expanded in some way because it just seems super tight the way everything is. Is that a possibility at all? And then
if it happens and it modifies the subdivision they'd have to come back to the board say that okay well that was like my main question. So, as a condition of approval, we'd have to secure all outside agencies, this being one of them. So, if we were unable to secure
that approval, we'd have to make some modifications and possibly come back here. Gotcha. All right. Thank you. All right. All right, Jared. I think that's that's it. I open to the public. There was no comment or questions. I think we're good here. Professionals are good.
Do you have any closing remarks? Sure. Um yeah, just you've seen the plans and as I mentioned at the beginning there there's there's been quite a bit of collaboration between um the applicant the applicants professionals and and your professionals. Um you've heard all this but just to kind of highlight some
of the changes that have taken place. Um this initially there was a request for a waiver from sidewalk. We agreed to add the sidewalk and curb at at the recommendation. The buffer in the rear was increased to meet the full 50 ft
requirement. The applicant agreed to um cap the bedrooms at five. It was originally requested at six. Um we added the garage. We provided architecturals and we had an opportunity to walk the site with Miss Spiro and incorporate her
her landscaping comments. So that all took place over the past seven or eight months and just you know there a lot of work gets to goes into it to get to this point. So, I wanted to make sure that that was that was clear to the board. And um just to re reiterate some of the commitments made tonight, the applicant
is willing to remove the height variance to keep the height compliant with the zone. Um and that was depicted in the exhibit for Miss Rub. I mean, the houses essentially look very similar. It's just a a modified roof line. Um so, there's no issue no issue there. With regard to
the buffer, it was noted that, you know, the master plan states that the intent is really to separate residential and non-residential properties, but there's we're still proposing a buffer. And um as suggested by Miss Newman, we're happy
to um put that in an easement so that it stays a a landscaped buffer on a permanent basis. Um, so we're happy to to memorialize that as requested. And with regard to the um concerns with
architecture, uh, just to be clear, this would be a single family home. If there's any concern about the closets in the family room, those could be removed. If there's any concern about that second front entrance, that can be removed. Um, and and we're happy to memorialize that
as a condition of approval or or any other way that that the board would recommend. Um, so those were just my my final closing remarks. All right. Thank you. Okay, gentlemen. Any questions or I will entertain a
motion. I'll make a motion to approve all those conditions. So we are make Mr. Mercer is making a motion for approval. Uh, with all of the things discussed on record, uh, do we
have to go through a list of them or no? With everything that we've discussed, thumbs up. We're good. Yep. Single family home. Okay. Do I have a second? Second. Councilman Nadell.
All right. Eileen. Mr. Carbonic. Yes. Mr. Mercer. Yes. Councilman Nadell. Yes. Mayor Leio. Yes. Mr. Bato. Yes. And Chairman Hasser. Yes. Applications
approved. Thank you all. Thank you, Jared. At this time, we're going to take a fivem minute recess before we begin uh our next and final application for this evening. Oh, thank you.
Yeah. Yeah. All right. We are going to go back on record. Um, this is for case number SD3021, A Life Residential LLC. The residences at Foreman Farms for
preliminary and final major subdivision and site plan approval. Good evening. Good evening, Mr. chairman, members of the board, board professionals, always good to be here. Rob Simon from Herald Law here on behalf of the applicant, AL Life Residential
LLC. Um, as this board is aware, ALife is the contract purchaser of uh the subject property that consists of approximately 30 acres located and Howell Roads, 29 Howell Road, uh, block
164, lot 5.01. 01. Uh we are here tonight for uh preliminary and final approval. Um we propose the construction of 280 residential units with a 20% set aside for 58 deed restricted affordable
housing residential units that will be available to lower moderate income households. uh in lie of constructing two warehouse buildings constituting over 424,000 square feet in size for which
the um applicant in control previously obtained planning board approval uh from this board in accordance with the terms and conditions of a resolution issued by this board on April 13th uh 2023. Uh, as this board is aware, a life
and um the town have entered into a developers agreement as approved by the mayor and council uh to construct up to 58 affordable housing units as part of this project to assist the township in meeting its fourth round affordable
housing obligation of 304 affordable housing units so that the township may retain immunity from builders remedies uh litigation. And under the um the developers agreement, the township is including the property and this development as a component of its
housing element and fair share plan which is required to be adopted by the township uh per state law by June 30th of 2025. Um, as part of all of this, the township proceeded with the reszoning of the property through the introduction
and adoption of an ordinance creating what we're going to refer to this evening as the ML15 zone, which fully permits the development of this application at the property in conformance with the applicable zoning standards. Um,
accordingly, we're here for pluring final major site plan approval. preliminary and final major subdivision approval. We are fully comp uh compliant, excuse me, with the ML15 bulk standards. We believe that no variances
or waiverss are required in connection with this application. We'll get into the particulars uh shortly. So, what we're planning to do here is to demolish the existing structures on the property, uh, subdivide the property into
approximately 264 residential lots, and create, um, a residential project that we are calling the residences at Foreman Farms, which is an inclusionary residential development, 280 for sale residential units, including 224
3-bedroom market rate town homes, 56 affordable stack town home units within approximately 38 buildings uh along with associated improvements, roadways, sidewalk signage, utilities, etc. that we'll get into uh through the testimony
this evening. The project also intends to rely on an on-site pump station, an off-site pump station, and a sanitary sewer route that we'll we will get into. Even though as I stated the applicant doesn't require, we don't believe we require any variances, design waiverss
or exceptions. Uh to the extent that the board deems that they may be required at the conclusion of our um presentation or throughout our presentation, certainly we will request such relief as well as any other relief that the board deems necessary required uh prior to uh
consideration voting on the application. Well, let me stop you there. Are we good for notice? Um, we've uh recently received uh correspondence from the board professionals including from Miss Newman's office, Miss Beam's office, and
we intend to address all comments as well as any other comments raised during the course of the proceeding through the testimony presented. We have four witnesses. We have Leanne Hoffman of Hammerland Engineering, one of the engineers on the project. Bill Fineberg, the architect on the project, Joe
Fischinger, uh our traffic and circulation consultant, and Justin Oiello, who you just heard from uh recently, our professional, uh planner. We also have um Joe Torluchi and Ray Walker of Collars who can discuss any environmental uh issue that may arise.
Um, we I guess just finally ask uh the board that have our witnesses complete their testimony before allowing questions from the public. Um, I was going to ask if the board accepts jurisdiction, but we already covered that from Mr. McNamera. So, with that,
I'd like to have Miss Hoffman swarm. Do you swear and affirm the testimony you're about to present to the board concerning this application will be nothing but the truth? I do. For the record, ma'am, please state your name, spell your last name, and provide your business affiliation. Leanne R. Hoffman,
H FF MN, senior project manager at VHB Engineering. Miss Hoffman, can you please provide the board with your uh credentials, occupation affiliation, areas of expertise and license and experience in
the field of engineer? Sure. Leanne R. Hoffman, senior project engineer at BHB engineering, um, graduate of Rucker's College of Engineering, um, plus 30 plus years of experience in the civil engineering field, both on the public
and private side. I have had the opportunity to testify before this board and numerous other boards throughout the state of New Jersey. I have served as the township engineer in Neptune Township and in Barnagut Township. I have served as the zoning and planning
board engineer in East Brunswick Township. I am currently a licensed professional engineer in New Jersey, professional planner, certified municipal engineer, and certified public works manager. Do you want me to ask that you are good be deemed
qualified as a professional engineer? Good. Absolutely. Thank you. Thank you, Mr. Chairman. Thank you. Um, Miss Hoffman, you prepared the uh the engineering plans in connection with this application? Yes, I have. And do you have any exhibits that you intend to
use in your testimony that have not been yet submitted to the board? No, I do not. Um so why don't you just get going and describe for us the existing and proposed uh conditions of the site um paying particular attention to the
various um engineering site plan sheets that you provided. Sure. Exhibit one uh which is up on the screen now shows the current site which we've identified as block 164 lot 5.01 1 bordered on the north by Okersonen Road and Michael
Curtain Lane and on the south by Hal Road. Okay. Is it Leanne? Is this part of the uh engineering package or should we mark this separately? This is part of the exhibit that was provided to the board exhibit one. Okay. So, why don't
we um mark this separately? This will be A29 on the exhibit list. Thank you. You're welcome. So 829 will be aerial plane colored. Go ahead. Sorry. Okay. No problem. As
Mr. Simon stated, this is in the SED1 zone with the ML15 overlay, which is an inclusionary zone for the affordable housing component of the township. When you look at the aerial map, you'll see to the north uh very proximate to the
site to the north uh west are the township baseball fields. Directly across the street in the SED one zone is existing um industrial commercial. To the northeast and along Highway 33 is
the HD4 zone which comprises uh various commercial and industrial uses. To the direct east of the site are existing residential uses. And on the south portion of the site across Hal Road is the swim club um and other uses um
commercial and industrial along Highway 33 local. The site again is approximately 29 acres. It has existing barn structures on the site. It's currently a farmed site. The topography of the site varies across the site from
east to west. Approximately elevation 148 and then going to the west to approximately elevation 131. I just want to take a minute to go through the zoning of the site. Again, the zoning of the site is
the ML14. This project is totally compliant. ML15. Oh, ML14. My other project was ML14. Sorry. ML15 for the record. Um, this project is totally compliant with the ML15 zoning. It allows 280 290 units of which we're
proposing 280. We have 56 um affordable units which is a mix of integrated affordable units that are throughout the site as required. 12 of those units are townhouse units and 44 of those units
are stacked units. The townhouse units are threebedroom and the stacked units vary between one and twobedroom. The remainder of the units on the site are market rate units with three bedrooms. The maximum number of um units
per building as per the zoning is 10. We comply with that. No more than 10 units per building. The maximum building length allowed in the ML15 is 240 ft. We provide less than that at 224 ft. We meet the building setback from the
rightway and exceed that. We meet the um building setback from the off- streetet parking areas and exceed that. We meet the building setback from all internal streets. Fronttofront distance between buildings, we exceed that. 60 ft is required and 80 is provided. We meet the
side to side distance between buildings. The side to front, side to rear. We meet and exceed the rear to rear between buildings. 23 feet where 20 is allowed. We meet the lot width at 20 feet. We exceed the lot depth. 65 ft is required
and 67 ft is proposed. We are significantly under the building coverage. There is an allowable building coverage for the tract of 35%. We are at 22.72% and we are significantly under the imperous area coverage which is
allowed at 60% and we are at 51.43%. The maximum building height is 45 ft and the proposed is less than 45 ft. Excuse me one second while I continue. Can you go to the um would you
mind going to the site plan? Thanks. Access to the site is provided at two points of access. One to the north along Oreston Road and one to the south along How Road. This is compliant with the
RSIS. Along Road, we have approximately 425 ft of frontage to where we're providing curbing and sidewalk. Along that frontage, we have approximately 623 feet of frontage along Michael Curtain
Lane and we have 743 feet of frontage along How Road to which we were also providing curb and sidewalk along How Road. There's a small dedication of rightaway you'll see on the um eastern northeastern
souththeastern portion of the site northeastern portion of how road that's required in order to be compliant with the master plan and the road width. In addition along the perimeter roadways you'll see that the applicant is proposing to mill and overlay a
significant portion of these perimeter roads beyond their frontage. Um on on one road it's over 3,000 linear feet and on the other road it's 1,700 linear feet. On how road the mill overlay
proposed goes from the rightway of highway 33 all the way northeast to local 33. And on oerson road it goes same distance same length from 33 all the way out to local 33. And
Leanne, the exhibit that you're referencing is part of the overall site plan, correct? Yes. I'm sorry. That would be exhibit two. Do we need to um Well, if it's the same as the um overall plan sheet, which I believe it is, I don't we don't need to mark it. Just specify the sheet. That's all been
there. Should be sheet three. Yeah, I think it is sheet three according to Yes. SP3. So I I went over the access from both um Oreen and Hal Road. The roadways are
interior designed to be RSIS compliant, which they are. Two of the roads have a 30- foot wide cartway and parking on on the side and in front of the units. The other two roads have a 24 foot wide cartway. All the roads have a 50-ft
rideway on the site. The utilities for the site will all come out to Hal Road. That would be um gas would tie into the existing gas line. Water is looped throughout the site, comes out to Hal Road, and will tie in to a proposed
20-inch water line. The sanitary sewer on site all flows by gravity to a pump station that's located on site um and then will tie into a force main that's proposed on HAL Road. As I said before, the site drains
basically east to west in accordance with the RSIS and the D. We have to mimic those drainage patterns and we have to reduce the site proposes 17 storm water management facilities. Um 13
14 of them are smallcale bio retention basins. One of them is a large scale bio retention bas excuse me. One of them is a large scale infiltration basin and two of them are largecale um bio retention
[Applause] basins. The parking um on the site exceeds what is required per RSIS. There are 758 spaces that are required. We are proposing 958 spaces.
In addition um guest spaces which are always a concern and a thought for developments of this type. The requirement is 140 spaces and we are proposing 184 guest parking spaces which is 33% more than what is required.
Any handicap? Yes. Okay. Absolutely. With respect to landscaping, um the beauty of the bio retention basins is that there is landscaping proposed within the basin. So you're not looking at uh just a grass area. This is
exhibit um excuse me, exhibit three. Do we need to mark that? So this is this is a separate colored rendering. So why don't we mark this as A30? Yes, that's correct. Thank you. And what are we going to call this? This is the colored rendering site rendering.
Please proceed. Thank you. So, as you can see, what we've what we've done on this plan is show a the perimeter buffer that's required around the site. Um, it's been landscaped as per the ordinance. We've worked with the township professionals and with Sherry
in particular. Um, in addition, again, with the bio retention basins, they're landscaped also, so you're not just getting like a maintenance problem or an area that has to be mowed. The landscape plan is very robust. It proposes over 1,500
trees, 3,151 shrubs, and 3,000 plants and ground covers. The lighting on the on the uh plan in accordance with the lighting plan in the site plan set are mounted at
16 ft high. They're decorative lights, LED lights. Um they would have a photo cell on them, no glass, so they're dark sky um lights. [Applause] Are they all LED fixtures? Yes, they
are. When you say dark side, there's dark sky compliant. Complant. Yes. And then they're overseen by the HOA or whoever's doing property maintenance in terms of repair and replacement. Yes, this will be subject to to an HOA. Okay.
the um the recycling and refuge pickup would be curbside. Um the market rate units and the 12 affordable townhouse units all have garages. So they would have their cans and recycling in the garages. On the
stacked affordables, we've provided on the outside a 6 and 1 half x 5 foot corral um for the recycling which would go out curbside and would be picked up um within the development. the development with respect to the storm water just to take a step back as
I said has to be compliant with RSIS and NJD78 best management practices. So we have um run all the storms we have infiltrated and recharged as appropriate and where required. We've met all the
reductions and this application is compliant with those standards. [Applause] Also, we have two signs proposed um at the site, one at each entrance. Um they're ground mounted monument signs.
There's a detail on sheet SP37. Um those signs are compliant with the uh sign ordinance. I just want to go over um the permitting for the site. The site has an NJD LOI. There are no wetlands present on the
site. The site is not in a flood zone. We have Mammoth County Board of Health Review uh memo dated April 23rd, 2025. We have Mammoth County uh review memo and a planning board hearing on
527. We have submitted to free old soils and received comments and resubmitted back just recently last week. We have received preliminary sewer and water approval from HAL Township. And that basically summarizes the
permitting. There were some um comments that came up in the CME review letter with respect to mailbox location. So, you're It's okay. I apologize. You're referring to the CME Associates letter dated May 2nd, 2025.
Correct. And you and you like to touch upon some of the items that were were pulled out in that letter. Correct. Please proceed. Thank you. Was that an area? One of the one of the items called out in the letter um had to do with the mailbox clusters throughout the site which are
now required um in new developments and we have seven that are required throughout the site um which is compliant and everyone has a mailbox. However, there was a comment that asked us to provide more throughout the site so they'd be more approximate to the units. We do not have a problem um
adhering to that request. The issue we typically have is with the postmaster. they like less um but we understand the comment and we'd be happy to provide more mailbox clusters throughout the site. One of the um other comments that came up was the parking proximate to the
affordable units. So the stacked units have three parking spaces in front of them and then we have um as I stated earlier more than ample guest parking throughout the site development. So if in fact there is another car um
associated with one of the 44 stacked units, they would have to walk two buildings which is 40 feet and then another 20 to 30 ft. So if someone had to park further away from the affordable unit, it would be within 60 ft or so
which we believe is approximate and it meets the intent of the RSIS. There was a question also with respect to um whether or not we accounted for the exterior patios on the site within the um drainage calculations which we
did. Um all the patios that are shown on the plan have been accounted for for imperous area um with the drainage calculations. We concur with um Sherry's comments with respect to landscaping. There was some substitutions requested.
Um, and we don't take any exception to those landscaping comments that are also in the CME letter. I I did uh skip over I should step back to the parking again. Um, the parking spaces are 9 by8 which are compliant with the
RSIS. And there was a question in the review letter, both I think in the planning and maybe the CME letter, whether or not a design waiver was required because How Township has an ordinance um that requires 18 ft. Our
position is 19 requires 19 ft. Excuse me. Thank you. Our position is that RSIS requires 9 by 18 ft and we're compliant with the RSIS. And in fact, in the ML15 ordinance in in two separate locations, it actually states with regard to
parking that the RSIS requirements preempt any other requirements in the zone. Correct. Correct. There was another concern um on two buildings with respect to the driveway location um and
the lot line. The ML15 ordinance allows for a three-foot driveway setback to the lot line. Um, just based on scaling and the size of the lines on the plan, um, we could meet the three-foot setback. It's at like 2.8. So, we do not have a
problem meeting the setback for those two buildings with the driveway setback. So, we would not require any variance or relief for that either. And the plans will be adjusted accordingly. Yes. U for the parking, could you go back and cover uh the ADA requirements? How many
spaces where they're being located? How many are van accessible or EV made ready? So, the EV ready spaces throughout the site are 66 EV ready spaces as required. Um the ADA spaces, I would just have to take a moment to count them on the plan,
but they are compliant. Pat, would you like her to do that now or sometime before she finishes? Okay. Just want to make sure we get it on the record. Has there been any consideration for common dumpsters throughout the
location instead of individual recycling and trash and recycling? Is this whole this whole thing looks busy. I just seeing a lot of windy days and recycling blowing all over this
development. So, because the majority of the units have garages and they have space in the garages for the recycling cans and they're afforded the availability of the curbside service that that's how the site was designed.
I'm counting. It's okay. two. There's no recreation on this side at all. Yeah, you can. Well, do you want just one sec second? Do you want to finish your counting? I don't know. Just Just let her finish the counting and answer
that question. You play baseball across the street. One level try. Yeah. Yeah, it's busy. I'm counting eight ADA spaces. They're eight van accessible.
Okay. And there was there was a question from from Are you still counting here? No, I'm double I'm just doubling back. Yeah. Um Leon, the mayor asked a question about recreation. So, we have provided um sidewalks throughout the site and as I testified,
it is proximate to the swim club and the baseball fields. Um, however, if it's if it's the board's desire, you know, we do have the ability to put a a tot lot on the site or some other type of recreation in that area. No, it is kind of I get what you're
saying with the sidewalks going around baseball field pretty much take away from the club because that's private. Understood. Seasonal and you got to cross the road. Well, both roads you have to cross, but to get the stuff, but
yeah. Well, the baseball fields are also leased by a league. So, right. But are they green acres? Anybody would have the opportunity to play on them if they were owned by the township when a league is not there. You could go out, right? Sure. But we're just I'm concerned with
little kids maybe would be nice to have a little sign on there. So, in the excuse me, in the exhibit, uh, so you're referring to A30. Thank you. In the upper right corner where it angles there, you see
the three trees. Yeah. Right in that area. Mhm. Would be an area that we could provide um a small a tot lot that's compliant. Less trees. We could we could make up those trees somewhere else. Well, the site the site is really
stacked very very well. the buffer and for sure I don't think Sherry would have a problem there for they need shade shade though as far as for little kids I'm talking
about teenagers they go on their way but it would be nice if you know there's a lot of units here children here well that's a good segue to my question is teenagers what's the stipul ulation about construction with the cemetery.
There is like in that close proximity to a cemetery. I I'm kind of unfamiliar with how construction works around a cemetery. I I am not I personally am not aware of any stipulation, but we made a
conscious decision not to put any buildings near the cemetery. We made a conscious decision to leave as you're coming in off of Oreen Road. There's a green space there. Mhm. So, we've left over almost a 60 to 70 foot space from
the cemetery to where the road enters and then obviously there's a 50ft buffer off the perimeter before any of our basins. So, we really are not proposing any construction within at least 50 plus feet of that cemetery if not more. What's between the cemetery? Mr. Can I
interrupt this for one second just for the edification of the board and some of you may may remember um back when this application was originally before the board and then it was ultimately appealed and in court and and a judge rendered a termination with regard to
the former warehouse application. Um that issue regarding the cemetery was thoroughly evaluated at at the time and um and the court it's all in the record and the transcripts um determine that that certainly with regard to the
development of this property that the development adjacent to the cemetery was was not an issue. So regardless of uh Miss Hoffman's response to the question to be responsive to you, letting you know that that that was um on the table
a long long time ago with regard to that. So good for you for for for raising it. And then my my second question is the the ingress and egress um from Howell Road, is that directly across the street from the entrance to
the swim club? Yes. And that's what's what is preferred to have the entrances line up. If you're going to offset them, you have to be 150 ft or more offset. But the preferred is to line them up so everybody can see the movements and what's going on. But the traffic
engineer can probably speak a little bit more toward that. Got it. Would assume they're going to put a crosswalk. Okay. Uh question with the um the roof. You you mentioned 45 foot roof. So I said the height requirement is 45
and we're below that which the architect can can speak to the height. Okay. Okay. I I misinterpreted. No, I might have misspoke. Thank you. And I I think I'm just trying to go through this. Um, in terms of the CME
report, um, Miss Hoffman, I think, did an excellent job of really covering all the all the issues that I had identified or marked on the report. Um, is it fair to say that um other than
um what you have testified to, whether it's for clarification or um objection that uh the applicant is in uh in agreement with the statements and the requirements set forth in the CME report dated May 2nd, 2025?
Yes. Does Laura have a question? She's I do. I have a couple. Uh one, I just want to ask uh you had noted the roads were going to be in a rightaway. This is going to be private roads. private private roads and the storm order similar to the prior um application. I think you guys heard me tonight. There's
going to be an on andm manual set up. I would similarly ask that a deed be filed with the county with the O andM manual so that it's understood. I know it'll be privately maintained, but municipalities are now being tasked with monitoring private sites. So, I would just ask that
on the record. Um the other thing I had and I would just note for the board um they are proposing sidewalk along Oreen Howell Road and they did show it along Michael Curtain Lane. I had the opportunity to speak with our in-house engineering department and it would
appear given the width of Michael Curtain Lane. The board may wish to wave it in that area. We may want to wait till we hear from the public, but given the width of that, they didn't know that it would be warranted. Um they did note and it was noted on Leanne's direct
testimony that with the installation of sidewalk along Okerson Road and Howell Road that they would suggest curb which has been agreed to be provided. And one thing that they did note that I thought was a good suggestion and again the curb would only be where the sidewalk is
proposed is the potential to loop. you'll see how the sidewalk terminates is whether or not they could bring that sidewalk back into their site so that if in fact you were walking along Howell Road, you can kind of come back into the community uh where it terminates. Uh in
the absence of that, I would want to see at least a 5x5 turnaround so that if you had a wheelchair, it could get around. We can we can comply with that request and work with your office. Um that was all I had. Beyond that, I
think everything in my report was actually addressed directly as it relates to engineering. Got it. Council, will your client seek title 39 jurisdiction on the property for traffic enforcement? Um, I believe we
will. Any questions? So, with that, um, unless there's any other questions from the board members, any any more questions? That concludes Miss Hoffman's testimony. Um, I have a question. You spoke, uh, so the garbage for this community, like everyone's going to have their own can,
right? There's no common dumpsters at all. That's correct. Um, what is the can situation for the stack units since they don't they don't have drive, uh, excuse me, garages, right? Right. So, we've shown on the plans I I thought I if I apologize if I didn't put it in my direct. There's a there's a corral
outside of the front which is fenced um which is approximately 6 and 1/2 ft 7 ft long by 4 and 1/2 ft wide. So, it would be enclosed. It would be obviously up to the resident to put it in and enclose it. I'm I'm sure that there'd be neighborhood enforcement of that because
I maybe and um are those the trash enclosures shown on the details of the site plan? There'll be masonry block. No, that was that was a detail that will be removed. Okay. Um do you have a
detail of the trash can? They're going to be fenced. Um I can provide that. It's not on the current set of plans. Okay. Thank you. Could you give consideration to a masonry corral? It's typically required. It's typically
requested for just the recycling cans and the garbage cans. So, we're not doing like a dumpster. So, masonry would be typically required, as I understand it, for like a large, you know, cubic yard dumpster. We're talking the length of this table for someone's private, you
know, municipally given garbage and recycling cans. Typically, we would still prefer that it be masonry or be designed to match the building so that it doesn't end up looking like an eyesore. Understood that. I understand. Um, we could provide a detail for for
your review. Is it by block or by fence? I'm sorry, what was the question? Would it would it be by block or by fence? Not fence. Typically, we prefer like a block or something built to kind of match the facade of the building. Whereas fence, chain link, I don't even know that it
would fit. And then privacy fence, I guess, like a PVC or something, but yeah. Okay. Um, I'm going to open it up to the public while while she's here. If there is there's any questions only for the
engineer, please feel free to come up. I don't have a question. Daniel, that's fine. We can do the public. Come right up. I just have a question. Sure. Could you just state your name and address, please? Kathy Oerson, 459 Oerson Road.
Hi, Kathy. Nice to meet you, too. We have a lot of problem with water off that property. If you go down the bypass, you can look down the middle of the side field, the water running off. When I've looked at these plans, they just don't seem to have adequate
drainage. The other problem I see the mayor brought up. What are you going to do with these kids? That's a lot of houses. That's a lot of kids. You're saying, "Oh, they go to the ball field." There's nothing to do with the ball field. That's what it is. A ball field. Nothing else. There's no
equipment. There's no nothing to make a little tot lot. It's great for the little tiny kids, but what about the 10 year olds and all of them? What are we gonna do for them? It just you've got such a large clump of
houses and you're going to have kids with nothing to do. This is just this is just questions right now. But because Mr. Chairman, it's just a question. This is just questions. Yeah, but I do you will have an opportunity. So, so I think just I'm
going to frame it as a question about about the recreation. Yeah. Is there any other that we could give little kids for? That's my question. The other question I Well, just just just so the record's clear. See, um I guess the two questions
were one about recreation and other question about storm water. Yes. Right. So, so Miss Hoffin, can you um respond to those what I'm going to deem to be questions? Okay. So, with respect to the storm water, um this application, you
know, meets or exceeds the required regulations by the state and by the DCA. And what I mean by that is that it has to recharge a certain amount of water. It has to hold a certain amount of water and it can't release any water on
adjoining properties and it also has to reduce any water that's coming there. Now, so just to frame it, right? And I'll just use some numbers. Let's say there's 10 cfs of runoff coming to a point on this property. No matter what
you put on this property, you have to reduce that 90% 75% and 50%. So whether it's a warehouse or houses or whatever, you you can't even meet what's going there now. You have to further reduce it. So they're going to landscape the
property because right now it's very hilly. There's storm water facilities. So there's storm water facilities. So I testified that there's 17 different storm water basins on the property and depending on the soil logs throughout the property. That's how the water some
of it's going to recharge. Some of it's going to be contained and none of it will flow back to the field in the way it does now because we have to meet and further reduce the runoff. We're not allowed to discharge even what
it's doing now. Okay, that was my question and then you'll answer about the little kids later. So I can I can provide some testimony with respect. So, the ordinance says that this development may may permissive may include
recreation. Okay. It doesn't it's not it's not a must. Um we've been talking about sidewalks throughout the development. We've been talking about as you said fields across the street. We've since we've been here tonight, we've added a tot lot. Um and again, that's
more than the ordinance actually requires. It's a May situation. I didn't know how health felt about it. All right. Thank you. Questions. Anyone else? Dan, did you have something else? It was
basically that. I mean, I was just going to ask as well if there was um like another way to get some more um I don't know, a playground or something in because that is like um it's situated very the the proposed spot that you said about the tot. While it may not be required, like it's just
where you propose it is situated pretty far away from a lot of the other units, you know, because it's in a corner. So maybe a second one in a different corner or something more centrally located or, you know, I I just I guess I'm echoing
Mayor Leio's uh comments. It would be nice to have like a playground for those middle-aged kids, you know, like uh like two two to four year olds play on different things than nine and 10 year olds, you Just in fairness, um I I think a lot of the obstacle is in order
to comply with the storm water rags. Yeah, I know. That's why I was just looking basin. This is a basin. This is a basin. This is a basin. So, in fairness um to the applicant, the availability of space to provide what I would think would be a
productive tot like we can add something in here. I would concur that I don't know that that's the most centralized or the best location. Um, but I think a limiting factor is in order to comply with the storm water regs, there's not a
lot of open open area and the trash. I don't know. Yeah, this is all bas. That's all. This is bas. This is basin. So you want to be approved just for that top lot there.
Oh, that big property. What's that? So it's large property. Just that. Well, that's what I'm saying. I don't know that that and again, it's a board's it's the board's decision. I don't know that you're going to yield the size of a tot lot in that area that's going to support
the community just in this spot. M and when I look at the site, I don't know that there's the availability of room. So, currently the site is compliant with the ML15. I I'm not questioning that. I I'm
just saying to the board's I wanted to point out the number of basins so that the board understood like all of these areas that appear to be shown like with landscaping that is a storm water feature. Um this is a storm water feature. This is a storm water feature.
So almost all of the green space while they're planting it to try to beautify it is serving for a storm water purpose to meet the rags. What happened to the days of just getting matchbox cars and a couple set up? I mean, you know, yeah, these kids
outside. And for the town houses on the How Road, I can see that there's a 50ft front yard setback that you're going to be putting there. And I'm going to assume what is the black mark is the fencing. I'm not sure I understand your question.
No, that's the lot line. So where exactly is the fence going to be held? There is no fence on how road landscape. So that's all just going to be all open to the back of the town houses. It's landscape. No, it's landscape on the planet I'm seeing. It's not that.
So are you on the landscape plan? I'm on SP03. That shows the whole site. I'm not looking at this. This is not provided to me. At least it's not shown on here. It's on the landscape. It's on the landscape plan. Hold on. I'll get you the sheet number. But Leanne, correct me if I'm wrong.
That is your required 50ft buffer. Correct. Correct. So that area 50 ft is the required buffer. This detail that No. Is it soilion? It I think it's just
planted. I don't know what Yes. No, it's not like it's graded. So, if you go to sheet SP9 and you see where where the pump station is and how the grades are coming in between the the units, [Applause]
we didn't do any grading within the buffer. Correct. Well, it's not permitted. Understood, Crystal. Sheet 26. Le there's landscaping plans starting on SP 21, right?
Correct. [Applause] I don't think it's graed. I think it's and SP22 uh um addresses that that area in question. Yeah. Yeah. We were going to cut this out. We need
Yeah, that's fine. So, I had that and then I had this area. 15 by 16 just okay. No no no justine in terms of like you know in
terms of orientation and access those I mean you can you can mention but you can say yeah here you parking. Okay. Yeah. So we maybe we want to discuss with the board some other locations uh throughout the site for
additional um recreational amenities um that we looked at. So So if you're referring to A30 which is on the screen okay can you you want to get a different plan? Go ahead. Would you mind pulling up can you pull up um the landscape
plan? It would be easier to look at SP21. Oh, sorry, Laura. It's on. I I Is that gonna Is that gonna Yeah, because So the building So the building numbers are on there, Laura. So between um road D and
road C at the at the southeast intersection um between building 24 and 23. Uh go up right in the middle there where those four five trees are where those
two roads intersect. D. Yes. Right in there. So there's approximately like a 60 foot by 15t area in there um that we could provide a a smaller park landscape area maybe
swings, benches, etc. And then we were collectively talking also if you go to SP22 just because the building numbers are on there at the lower left corner of
SP22 road E which um all the way over to the left right which is a parking lot. Since we're so far over on parking, if we shaved off the lower parking stalls, which would be on the South Hal
roadside, um that would give us 1 2 3 4 5 6 7 8 * 9 about 70 ft by 20 ft and we could get rid of the turnaround and make um another small amenity area there so we'd have them spread throughout the
site. That's just something for it would be much appreciated. something for consideration. This is this is when I'm asking take away units to give us if it was my way. Yeah. I would I would block
take an entire building away to put a nice parking there for these people. Yeah. As long as the the board is comfortable with, you know, shaving off those few parking spaces to make that happen. This is reasonable. When this was all put together at first, it's all about getting as many units as
possible. I get that. It's also it's a land land almost a landlocked piece of property off 33 how road okra and you know with the with the threebedroom town houses and the affordable we're anticipating a lot of children in this
place and I just feel better and the mayor kids should have some place to go I don't think I'm being unusual so one thing I would suggest is um assuming the board we don't complete
hearing this application tonight that uh prior to the subsequent hearing if possible they provide at least a rendering so that we could under I just want to make sure that when we're saying we're going to take away the turnaround I just want to look at the circulation patterns um and just and just the conceptual layout I don't think it needs
to be designed but just something so that the board and the public would be able to have a visual can we update the site layout plan and the rendering like the site layout would give us the circulation and the parking anywhere in this in this thing that you feel could be carved out one or two
things maybe job would be would be really nice just to add to it that's all thank you Yep had a followup going back to the garbage for the units was there any consideration to having some centrally
located dumpsters instead of each individual townhouse with a garbage on a recycling can. Uh, no. The the centrallylo dumpsters tend to be more of a maintenance issue. You know, someone leaves the dumpster open, someone leaves puts trash outside, and we didn't want
the community to to feel like that. Will this be maintained by an HOA? Correct. But the the dumpster itself, if you if you've you know, been in some communities, people have a tendency to dump and run, and it it's somewhat unsightly. So, we're trying to keep us
and and and I'll tell you parathetically like representing a lot of communities like this. It's the number one, number two, and number three problem when they, you know, these are older developments and they put in dumpsters. Well, I'm just looking at it from the standpoint on some of the more narrow worker narrower roads interior in the site.
Howell doesn't have municipal pickup. So, each of these town houses could have different companies where it's every day of the week you have cans outside. This would be private hauler, correct? This going to be private but through through the HOA. Oh, so it's not getting curbside pickup. Okay. Curbside pickup
through the HOA. Okay. Yeah, that would be a lot. Wait, is that to say the HOA is going to have a contract with one company? I don't know if that can be a stipulation. I know what he's saying. Different companies pick up cans on different days. So, it could be garbage cans out on the street every single day of the week. No, it
it's going to be coordinated so that it's it's uniform. It's one company, different zones, something to that effect. Something I mean, you know, there's there's variations, but but that's it'll be coordinated by the development. So, it's not just cans out every day that it's not 280 units doing
different stuff. Okay. I'm actually kind of confused that you just mentioned that about dumpsters if I was me how the HOA is going to be involved with it. But then when I see about affordable housing that they don't have a garage, but the whole
point I've been hearing is, oh, people just put the garbage out, put it in the garage. But now, well, people that are living in affordable housing that have no garage. No. So, there are there's corral. There are 12. So, there's 12 affordable townhouse units that are three-bedroom
that absolutely have a garage and a driveway. And then there's 44 sacked units in order to meet the requirements. And this is not my field of expertise, but you're allowed a distribution of bedrooms, onebedrooms, so many ones, so many twos, so many threes. So, the
three-bedroom affordables are standalone town houses integrated throughout the site. Yes. Like the market rate town houses. The one and two bedrooms are stacked and have a separate set aside for um garbage that we were talking about how to
um what's the word? what type of um whether it's going to be fencing or masonry around that. But you are correct. The stacked units do not have garages. That is correct. I had one other question just because uh
you testified to the offsite the utility improvements, but I just want to confirm and just note that should the board act favorably, there's an off-site pump station that has to be obviously approved. Yes. And we understand uh that through the township that is going to be
um treated as a capital project whereby there's going to be a presentation a capital review presentation before the planning board. I don't know when that's been scheduled for yet, but in speaking to uh township attorney, that's that's my understanding.
Not that it snows anymore in Howell Township, but what does a private snow contract removals right by the HOA also. Was wondering where the snow would go. Push it all to the playground. Well, I
guess it could be pushed up into the playground. Yeah, during the winter time into the retention. Well, normally they just pile pile up. That's all they do. All
right. Um, any other questions for Miss Hoffman? Otherwise, I have uh the architect. Well, we due to extenduating circumstances from some members of the board are having a hard stop at 10:00 tonight. Okay, which gives us about six
minutes. Um, it would it would leave literally not a quorum for the for us. So, um Okay. Just I mean, um All right, let's talk about dates, I guess. Yeah, let's talk about date. I mean, Eileen would be
What are we looking at here? Uh the next available date I have is May 15th. Um I have one submission waiver scheduled, one extension of time, um and one application already scheduled. What's
that application, Eileen? It's SP 1034A Gutierrez Properties. Okay. Yeah, that's what we just said. Yeah. Okay. Well, hold on.
Okay. So, Mr. Simon, are you available next Thursday? Um, or your crew? My crew, I should say. You You might see uh different folks than the two of us uh up here. Okay. Um but um we'd like to have the matter carried without further
notice or need for further notice with a with a voice uh carry uh until the 15th of May. Yeah, we could um a we'll we'll have some more members here and we could uh hopefully go longer than 10:00 if if
need be. That would be appreciated. And is and I'm sorry, Mr. Chairman, what else is on the uh Gutierre's properties is that night as well. there's an extension of time and then well it was the gentleman that was here earlier he's going to show up with his engineer and that should be pretty quick I would
assume um is there any way that we could after the extension of time go after that and I I normally wouldn't wouldn't do that I understand just given and and I'm also just because I represent a bunch of communities with regard to affordable housing and the housing
element fair share plan I know is is due on on June 30th so uh seeing seeing who's in the in in the audience this evening, I I think it's going to take some time. That that's just my gut feeling. I think that it's not going to be a, you know, an hour
long. Um, so it's all due respect to the Gutierrez folks that that were already on the agenda. You might have to go, you know, after them, but I I do expect this to have some time to it just from seeing the audience this evening. Okay.
But we're willing to Mr. Simon go past the 10:00. Yeah. No, that that's appreciated, mayor. Sure. Of course. We're not doing that for you. And Gutierrez is that that's is we've seen No, we have not. Not that good. Okay. They have not. And they do have
violations with the town. No, we're just not going to do. Oh, right. We're just going to Right. Right. Right. So, that might be pretty quick and and they've carried a few times. Okay. because they're going to want an approval next week. Okay. Yeah. So, Rob,
we'll try and get it. Yeah. Okay. ASA, you know, I mean, we'll try and move it along as much as possible. All good, but we Yeah. We just want to all lot you the time you needed. Yeah. So, all right. Um, witnesses all available. Yeah. Everybody's available
before other than other than myself. Well, Mr. Hoffman, you're you're all complete, right? pretty close to I'm here but no another Yeah, I mean we opened it to the public for questions. Yeah. Um who who's going to be here in your spot?
Do you know? I am not sure yet. It'll be another licensed professional from my office. Got it. Okay. All right. I appreciate it. Thank you. Graduation calls. Yeah. Can't miss that. Especially when it's across the
country. Yeah. Understood. Understood. Best of luck with that. Might be better off driving. Um, yeah, I know. We actually I'll tell you something. Is there two foot any reason to go into executive session this evening? No, sir. Okay. Okay. So, so announce that this matter has been carried. Yeah, this
matter will be carried to next Thursday 700 p.m. Uh, it'll be a continuation with the other uh experts testifying. Uh, traffic planner. Uh, traffic uh planner and architecture. architecture and environmental if need
be. Environmental need be with no further notice. With no further notice, we're all okay. Next week, stay. Yeah. Yes. I'll bring cookies. All right. Thank you. Thank you very much. Do I
have a motion to adjourn? Thank you everybody. Um I need this flash drive.