[music] [music] Heat. Heat. Good evening. Welcome to the Township of How Planning Board meeting for Thursday, July 16th, 2026. Opening statement, please. I hereby declare this meeting of the Howell Township Planning Board to be
open, adequate notice having been given pursuant to the New Jersey Open Public Meeting Act in the following manner. First, on January 8th, 2026, a copy of said notice was emailed to the Asbury Park Press and the Star Ledger. Second, on January 8th, 2026, a copy of said
notice was handd delivered to the clerk of the township of Howell. Third, on January 8th, 2026, said notice was posted in the office of the planning board and on the bulletin board in the Howell Township Municipal Building, 4567 Route 9, Howell Township, New Jersey. In
accordance with the fire prevention code and for your safety, please be advised that this facility is designed with two emergency exits at the front and rear of the meeting room. Furthermore, smoking is not permitted in the municipal building. Please take note that this meeting is being videotaped for possible
future broadcast on How Township TV77. Thank you. >> Thank you. Roll call, please. >> Mr. Bato >> here. >> Mr. Friedman >> here. >> Mr. Gimble >> here. >> Brian Greenfield is excused. Mr. Carbonic
is absent. >> Mr. McNicholas >> here. >> Mr. Mercer >> here. >> Councilman Rebell >> here. >> Mr. WCO >> here. >> Miss Core >> here. >> Chairman Huzer >> here. >> You have a quum. >> Thank you. At this time, would everybody
please rise for the pledge of allegiance and afterwards a moment of silence for those men and women who have served both here and abroad to the flag of the United States of America to the stands nation.
Thank you. Lisa, any correspondence this evening? >> Yes, there's a letter from Greg Veila, attorney for JNS Flex Center, asking that the application be carried to August 20th, 2026 with no further notice. >> Thank you, Andy. Could you please make
that official announcement? >> Yes, Mr. Chairman. Uh, this is application case SP-1138 JNS Flex Center LLC. It's an application for preliminary and final major site plan with ancillary variance design
waiver relief. This matter is uh going to be carried to August 24th 20th, sorry, with no further notice. If someone's here for that application, please come on August 20th. >> Thank you. >> Uh anything else?
>> Uh yes. Okay. Uh, ordinance 0-26-18 amending the township code to prohibit data centers in all zoning districts was introduced by the council and is scheduled for public hearing and adoption at the August 18th council meeting. The planning board needs to review and comment on whether it is substantially consistent with the master
plan >> this evening. >> Uh, there's one more meeting you can do it at too. >> Uh, yes. >> Okay. >> Uh, yeah. And >> Mr. Chairman, we'd want time for the board planner to give the board that opinion. >> Beautiful. Thank you. That's it.
>> Yes. >> Okay. Thank you. Uh we have four resolutions. First case number SD3030 East 3rd Street LLC. A resolution granting submission waiverss. Eligible
voters, Mr. Bato, Mr. Freriedman, Mr. Gimble, Mr. McNicholas, Mr. Mercer, Councilman Roel, and myself. Do I have a motion? I'll make a motion to approve. >> Mr. Mercer, do I have a second? I'll second that motion.
>> Mr. McNicholas. >> Mr. B? >> Yes. >> Mr. Friedman? >> Yes. >> Mr. Gamble? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Rebell? >> Yes. >> Mr. WCO?
>> Yes. >> Motion carries. >> Thank you. Um, next is case number SP11A, Committs, Inc. It's a resolution granting submission waiverss. Are the eligible voters the same as previous?
Because it says 514. >> What do you mean? >> I'm assuming it is. >> Who's eligible? It's a betmanic. >> Yeah, it's the same, right? Is it a motion? >> Was there a motion?
>> What code? >> No, because on the agenda it says eligible voters 514. It doesn't say the names of the eligible voters. I'm assuming it's the same. >> Oh, sorry. >> Yeah, >> it is. >> Okay. >> Yeah. Sorry about that. >> All right. Eligible voters. Mr. Bato. Mr. Am I the only one that has that? >> You might be the only one.
>> Why? >> It just has your name and you at the end. >> There you go. What's your >> She made you I have an old one. I apologize. All right. All right. Eligible voters, Mr. Bato, Mr. Freriedman, Mr. Gimble, uh, Mr. McNicholas, Mr. Mercer, Councilman
Rebel, Mr. Wetkco, and myself. Do I have a motion? >> I'll make a motion. >> Mr. Bato, do I have a second? >> I'll second that. >> Mr. McNicholas, >> Mr. B. Mr. >> Mr. Bato. >> Yes. >> Mr. Freriedman. >> Yes. >> Mr. Gamble.
>> Yes. >> Mr. McNicholas. >> Yes. >> Mr. Mercer. >> Yes. >> Councilman Revel. >> Yes. >> Mr. Mr. Wco, >> yes. >> Chairman Husser, >> yes. >> Motion carries. Resolutions memorialized. >> Case number SP1147
G7B LLC. Resolution granting submission waiverss. Eligible voters, Mr. Bato, Mr. Freriedman, Mr. Gimble, Mr. McNicholas, Mr. Mercer, Councilman Rebel, Mr. Wetco, and myself. Do I have a motion? >> I'll so move. >> Mr. Freriedman. Do I have a second? >> Second.
>> Mr. Mercer. >> Mr. B? >> Yes. >> Mr. Friedman? Yes, >> Mr. Gimble. >> Yes, >> Mr. McNicholas. [snorts] >> Yes, >> Mr. Mercer. >> Yes, >> Councilman Rebell. >> Yes, >> Mr. WCO. >> Yes, >> Chairman Hoser.
>> Yes. >> Resolution is memorialized. >> And finally, case number SP1148, Ravenbolt Incorporated. Resolution granting submission waivers eligible voters, Mr. Freriedman, Mr. Gimble, Mr. McNicholas, Mr. WCO, Miss Cower, and myself. Do I have a motion?
>> Motion to approve. A second. >> Uh, is that M Mr. Gimble? >> Second. >> Who's who was the motion? >> Who was the one first? >> Mercer, you're not on it. >> You're not on it. >> Oh, I'm not. >> No, >> I'll make a motion for it. >> I'll second. >> Okay. Mr. Gimble and Mr. Wetco.
>> Mr. Gimble with the motion and Mr. WCO with the second. >> Mr. Freriedman. >> Yes. >> Mr. Gimble. >> Yes. >> Mr. McNicholas. >> Yes. >> Mr. WCO. >> Yes. >> Miss Core. Yes. >> Chairman Her. >> Yes.
>> Resolution memorialized. >> Thank you. Um, we will go on to submission waiverss at this time. Uh, the first being for case number SP 993A-2 for New Jersey Natural Gas Company. This
is for an amended preliminary and final major site plan. >> Good evening. >> Good evening. Uh Will Lang of CSG Law on half the applicant uh our engineers here should there be any questions. >> Got it. Uh we usually we turn it over to
our township engineer to go over everything. >> Sure. So Mr. Chairman, our office had issued a review letter. Um we issued a completeness letter and then we issued a review letter. The applicant has also resubmitted information and I'm in the process of finalizing that review
letter. Having said that, given the scope of this application, it's actually to build a uh 5,750 foot steel building in the middle of the site. So, there's no changes to utility service, no changes in parking, landscape, lighting, or storm water. So, as a result, and just for purposes of
brevity, I'm going to actually list this checklist submission items because I've done that review already. So, it's checklist item 5, 13, 14, 16, 17, 51 B, 52, 53, 57, 58, 60, 61, 64, 65, 66, 71,
75, 79, 80, 81, 82, 84, 85. So, those are the waiverss based upon our most recent review. And again, given the scope of this application, I take no exception to the waving of those for the purposes of deeming this application complete. >> Good. Councelor. All right. Any
questions, gentlemen? Seeing none, I will entertain a motion. >> Make motion to approve. >> Mr. McNicholas, do I have a second? Second. >> Mr. Freriedman. Roll call, please. >> Mr. Bum. >> Yes.
>> Mr. Friedman. >> Yes. >> Mr. Gimble. >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Rebell? Yes, >> Mr. WCO. >> Yes, >> Miss Core. >> Yes, >> Chairman Hiser. >> Yes. >> Motion carries.
>> Thank you. >> Thank you. >> Okay, this evening we're going to rearrange the um the agenda a bit and I know there's some people here um for the area in need of redevelopment hearing. Um, we're going to start with that and
then we're going to move on to uh case number SP 1111A KMTS followed by case number SP1148 Ravenville Inc. and then end the evening with case number SP1146
redevelopment capital H holdings. So at this time we'll be discussing the area need of redevelopment. Um, we did discuss this at the last meeting. Um, Andy, I don't know if you want to. >> Yeah, Mr. Chairman, there was a
uh Jennifer Beam, our planner, uh, presented testimony on uh the area in need of redevelopment uh, in the expanded study area report. That's the Route 9 south, the area on Route 9
South. Um, so uh, uh, Miss B made her presentation. the matter was open to the public and then the board carried the um carried it till tonight. You you were absent last meeting. So I don't know if there's any other presentation.
Christine who's Miss Bell who's here for Jen tonight wants to >> just summarize or >> Sure. I can give a >> brief want to proceed. >> Yeah, Christine, floor is yours. So, um, in June of 2024, the township, um,
adopted a resolution determining a larger, um, study area along Route 9 South to be in need of redevelopment. Um, a non-condemnation area in need of redevelopment. Um,
in April of this year, uh, the council, uh, adopted a resolution authorizing the planning board to conduct conduct an investigation for an expanded area in need of redevelopment for non-condemnation,
which includes block 137, lots. 10, 11, 12, 13, 14, 15.03, and 15.04, 4 and block 138 lot 24. Um so this study
um looks at those uh looks at those particular uh lots to add to the original um area uh Route 9 south area need of redevelopment study. Um, we found that these additional lots, the expanded area
did qualify as a non-condomination area in need of redevelopment. Um, and we found uh they met a number of criteria. Um, block 137 lots 6.01, 1 11 and 12 met criteria A which identifies the
generality of buildings being un substandard, unsafe, dilapidated or obsolescent or possess any of the such characteristics. I am trying to go through this quickly because I know you had it >> take your time. you um >> this is kind of just a summary of what
was presented on last time, but just if anyone is new to this um to be designated as an area in need of redevelopment, there is a statutory criteria you need to eat with meet, which is what I'm talking about when I
say criteria A, B, C, D. Um I won't go through the specifics of all of the criteria just for brevity. I will discuss the ones we determined the area met. Um we also uh determined that blocks
137 lots 11 and 1504 met criteria B which is the dis discontinuence of the use of buildings previously used for commercial manufacturing or industrial purposes. the abandonment of such buildings or the same being allowed to
fall into so great a state of disrepair as to be untenable. Um we found that criteria C applied to block 137 lot 15.03 03, which applies to land that is owned by
the municipality, the county, a local housing authority, a redevelopment agency, or redevelopment entity, or unimproved vacant land that has remained so for a period of 10 years prior to the adoption of the resolution. and that by
reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality or topography or nature of the soil, it is not likely to be developed through the instrumentality of private capital.
Um, we found that block 137 lot 6.01 01 11214 and block 138 lot 24 um qualified as a non-condemnation area in need of redevelopment under criterion D which
applies to areas with buildings or improvements which by reason of dilapidation obsolescence overcrowding faulty arrangement or design lack of ventilation light and sanitary facilities excessive land coverage um
delletterious land use or obsolete layout or any combination of these or other factors are detrimental this to the safety, health, moral or welfare of the community. Um and then we found that block 137, lots 10 and 13 um met the
criteria um for an area needed redevelopment under criterion H, which is the designation of the delineated area consistent with smart growth planning principles adopted to pursuant adopted
pursuant to law or regulation. Um, so we found all of the parcels within this amended study area to meet the criteria to be designated a non-condemnation area in need of redevelopment um to further
expand that original area in need of redevelopment uh designation. If you have any specific questions about specific parcels or the overall part um process, I can certainly go into that a bit more. But >> uh
my two cents for what it's worth as a you know member of the planning board and a a resident of Howell Township, I think this is long overdue. Um it's one of these things that you drive down Route 9 and you kind of shake your head. Um I commend, you know, you guys working
on this and the council. Um Route 9 could be pretty awesome. Um and I I think this is a long overdue um thing. So well done. Um, does anybody have any comments or questions from the planning board?
No. Um, Andy, anything? >> Uh, no. As I said, this was open to the public. They had a public hearing, so >> I think it's right for uh, you know, consideration or a vote. >> Yeah. Uh, should I I'm >> open? >> Yeah, I'm going to open it up to the
public because there are people here. Um, >> well, we do have, just so, uh, Mr. Chairman, we have the second study for the northbound side, >> right? because there's two different study areas. I'm >> Yeah, I'll wait till the end then. >> No, I would suggest we do two votes. Okay. >> Because it's really two different
redevelopment studies. >> So, I I if you're going to open to public for this one, I would do it now. >> Okay. So, if anybody from the public would like to um make a comment, ask questions, now's the time. Seeing none. Okay. Now, we're on to the
northbound side. >> Well, vote. I would suggest we however you could do it either way. >> I I let's uh let's hear it first. I want to hear about the northbound. >> Okay. >> I mean it's going to >> vote on them separately. >> Yeah.
>> So similarly um I will go into a bit more detail on this one because this is your first time hearing about this. Uh but >> Christine just one second. All right. So this was scheduled the last meeting and the board carried it till tonight. There was no presentation or public hearing.
>> Right. Y sorry Christine. >> Thank you. Um so this is a area need of redevelopment redevelopment um investigation report um to designate specific uh parcels on the northbound
side of Route 9 um for a non-condemnation area in need of redevelopment. Um those parcels include block 130 lots 30 31.01 35.02
36 37 38 39 40 41.01 44 45 49 51.01 and 51.03. Block 140. Lots 234 4.01 and 5.01.
Block 142. That's 1.02, 1.03, 1.04, 1.05, 4, 8.01, 11, 12, 13, and 14. Black 142.01,
lot 209. Black 143, lots 21, 22, and 23.01. Black 144, lots 73.01, 01 75 76 77 78 79
80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 95.01 98 100.01
101 102 104 105 106 107 109.01 01 113 114 115 116.01 117 118 119 120 121 1223
124 and 125. Um, and those parcels are um located on the northbound portion of Route 9 from White Street to the Freehold Township Municipal Boundary uh
just south of Edinburghough Road. Um, as I stated earlier, there is statutory criteria for designating an area in need of redevelopment. Um I will now this time go into that statutory criteria a
bit more. Um there is criterion A. Um so to determine an area need of redevelopment um the governing body of a municipality must conclude that the study area contains any of the following conditions. So it has to meet any of the
criteria. A is the generality of buildings are substandard, unsafe, unsanitary, unsanitary, dilapidated or obsolescent or possess any such characteristics or are so lacking in light, air or space as to be conducive
to unh wholesome living or working conditions. Criteria B is the discontinuence of the use of buildings previously used for commercial, manufacturing or industrial purposes, the abandonment of such buildings, or the same being allowed to fall into so
great a state of disrepair as to be untenable. Criteria C is land that is owned by the municipality, the county, a local housing authority, redevelopment agency, or the redevelopment entity, or unimproved vacant land that has remained
so for a period of 10 years prior to the adoption of the resolution. And that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality or topography, nature of the soil, it is not likely to be developed through the
instrumentality of private capital. Criteria D is areas with buildings or improvements which by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and sanitary facilities, excessive land
coverage, delletterious land use or obsolete layout or any combination of these factors are detrimental to the health, safety, morals or welfare of the community. Criteria E is a growing lack or total lack of the proper utilization of areas
caused by the condition of title, diverse ownership of the real properties therein, or other similar similar conditions which impede land assemblage or discourage the undertaking of improvements resulting in stagnant and unproductive condition of land
potentially useful and valuable for contributing to and serving the public health, safety, and welfare. which condition is presumed to be having a negative social or economic impact or otherwise being detrimental to the safety, health, morals or welfare of the
surrounding area or the community in general. Criteria F is areas in excess of five continu contiguous acres where on buildings or improvements have been destroyed, consumed by fire, demolished
or altered by the action of storm, fire, cyclone, tornado, earthquake or other casualty in such a way that the aggregate assessed value of the area has been material materially depreciated. Um
criteria Z is G, sorry, is um areas that have um urban New Jersey urban enterprise zone acts. Um new urban enterprise areas. Criteria H is um the designation of the areas
consistent with smart growth planning principles. Um and those are the areas that can be designated. So we went out, we um looked at all of uh we did site visit, conducted site visits of the entire
study area. We looked at tax records um and we determined that the entire study area could be designated as a non-ddemnation area in need of redevelopment. And um why I have emphasized the non-demnation
um part of it again is that means that um eminent domain cannot be used. It has to you know the property owners have to come forward and want to redevelop the site if designated in an area in need of redevelopment.
We found um the study area could be designated under criterion A, C, D, E, and H. We found that [clears throat] block 144, lots 100.01,
and 1.09 met criterion A, uh, block 130, lots 44, and 51.03. Block 144, lot 75, 77, 84, 85, 92, 114,
115, 119, and 121. Block 143, lot 23.01. Block 40, lot one, block 142, lots 4 and 11 met criteria. And C, um,
block 130, lots, 31.01, 41.01, 01 49 and 51.01 block 144 lots 73.01 76 77 80 81 82 83 87 93 94 98 102 104
107 113 116.01 and 124. Black 143 lats 21 and 22. Block 140 lats 234 and 4.01. and block 142, lots 1.04, 8.01 and 12
met criterion D. Um, block 144, lot 86 met criterion E. And then block 144, lot 113, block 142, lot 1.04, and block 142.01,
lot 209 met criterion H. So overall, we found that the entire study area could be designated as an area in need of redevelopment. And again, if you have any specific questions about any of the parcels, um I
can certainly or the criteria, I can certainly answer them. >> Thank you, Christine. Any questions, gentlemen? >> Yeah, just one question. And you said that the um they cannot they don't have to comply
the property owners. >> No. So I said that the area cannot be um >> condemned, >> right? So it's a non- condemnation um designation. So that means eminent domain cannot be used to take properties
to redevelop them. And and just again, sorry to interrupt, but for the record, that's how the council, the township council referred the study, asked the planning board to do an investigation and that resolution asked it to be non- condemnation as well. So that and
ultimately it'll be the council's determination based on you know our this board's recommendation, but it was referred to the board as a non-condemnation study. So enforcement would come into effect if
they didn't do anything. >> But when you say enforcement, I'm >> like like the properties that are, you know, bad repair. >> So this is really the first step. Um this designation after this, the next step would be to uh prepare a
redevelopment plan. Okay. >> Um for the area. >> This is a zoning process. This is just the study portion >> and then it'll carry into >> so if if the council ultimately based on you know recommendations of this board determines and if this board agrees with
uh Christine's recommendations then it'll get referred back to council. Council will ultimately and could by resolution also adopt the findings of the of the would be this board, the planning board and then you know declare the those properties that are subject to
the study as an area in need of redevelopment. And as Christine points out, the next step would be to um for the council to consider um developing a redevelopment plan, which is in essence zoning or o could be either superseding
or overlay zoning for the properties within the study area. >> Anybody else? Um, actually I I might just be consuming a little bit too much of number soup, but did we miss block 139, lot 7, 7.01,
and 8 or is because that's on my agenda. I just didn't hear those lots and lot >> in the first I think >> in the first >> northbound side of Route 9 designated as
blocks 139, >> lot seven, 7.01. 0 one >> and eight. >> Um, >> we do not have them. >> That That's just on that only on my agenda. >> No, it's it's here, too.
>> Yeah, >> but those properties weren't included, Chris. >> No, I don't believe so. They're not. >> Block 139, you said? >> Uh, 139701 and 8. No, they're not in this study.
Okay. >> It was the question, were they supposed to be? >> I guess that is the question. Are they supposed to be? >> Okay. >> You have the referring resolution, Christine, as part of your study. >> Pull it up. >> Yeah. >> Sorry. >> Sorry. I'm going to start editing my
reports before they go out, buddy. >> I was following along, Christine. I was following along. >> No, I appreciate that. Um, this is the expanded the uh northbound study in resolution R26150
does not have block 139 in it, Andy. >> So, it wasn't referred. So, and where are you? I'm sorry. Where are you reading those? >> So, this is on the agenda. >> So, it's probably the >> Yeah, there were I just think that's an agenda. >> Okay. Yeah, there's a lot.
>> Yeah, that's a lot of properties. >> Okay. So, we're going to remove block 139, lot 7, 701, and 8 from the agenda >> because they're not included. >> All right. Catch >> big catch. >> That was missed on the >> Any members from the public have any
questions, comments? >> Um, concerns. Just to follow up on that, block 139 was in the initial southbound. >> The southbound, right? Yeah, cuz I remember you stating the >> So somehow it got >> Oh, okay. >> just got shifted around in the
>> even better catch. >> Remember >> for that one. >> All right. Any members from the public? >> Yes, sir. Good evening. Could you just state your name for the record, please? >> How you doing? Good. >> Drew Spira. >> Hey, Drew. >> So, um,
>> you want I just >> Gosh, where are you? >> Do you affirm the testimony you give will be the truth? The whole truth is, nothing but the truth. You do this for every >> Yeah, sure. >> We do this for every It's not you. >> Didn't know I was testifying, but um, so I think it's great that we're going to
try to clean up Route 9. It's been a disaster for a long time. I just find it a little interesting, and I don't mean this offensively to anybody, but the property that's last on your agenda, block 130, 230, and 13101, happens to be
on that list when the business just left in six months. >> So, I just think that's, you know, we've had I mean, the building all over the place has been dilapitated for years and all of a sudden now this one's on the list
of being needing needing to be uh whatever you want to call you guys are doing. So, I just wanted to point that out. I found it a little strange and I needed to say something now before I speak later on. Anyway, >> okay, >> that's it. Thank you. >> Thank you. >> Any other questions or comments?
>> Seeing none, close the public portion. Any final remarks? No. Okay. Uh, at this time we'll have two separate votes. Um, I guess we'll do one for the southbound side first and then the
second for the northbound side. Um, so do I have a motion? Is this a motion to >> It would be, Mr. Chairman, a motion uh to designate the study area as defined in the in those studies as a
>> uh non determining the study area is a non-ddemnation area >> in need of redevelopment. >> Got it. >> Non-condemnation area in need of redevelopment as defined in the and the properties
that are as defined in the report. And it's two separate votes, right? One for the southbound, >> I think. So, because they're two distinct areas. >> So, we'll we'll do the the one that Christine summarized first on the southbound side. So, do I
>> Is this a I mean, what is this though? Is it a a resolution? What? >> It'll be a resolution. Okay. It'll be a It'll be a confirmed or through memorialized through a resolution. >> Okay. But um you know and I could write a letter to uh the township clerk
advising uh in the meantime advising you know the council of the board's determination. >> Got it. >> And then the ca and then the council actually enacts it. >> It's ultimately up to the council. So this is act under the local
redevelopment and housing law. the township the governing body of the town in this case township council will ultimately make the determination but the law requires it started at the council with a referral here we had the
planner do the study you heard the testimony had a public hearing you'll make a re it's in essence a recommendation to the council and ultimately it'll be up to them by again by if they agree or want to move forward it be by resolution
Okay. So, the first vote will be for a non- conddemnation area in need of redevelopment um on the southbound side as as first discussed by Christine and summarized. Do I have a motion? >> I'll make a motion to approve.
>> Mr. Mercer makes a motion. Do I have a second to approve? >> I'll second. >> Mr. Freriedman for the second. Roll call, please. >> Mr. B? >> Yes. >> Mr. Friedman? >> Yes. >> Mr. Gimble? >> Yes. Mr. McNicholas,
>> yes. >> Mr. Mercer, >> yes. >> Councilman Rebel, >> yes. >> Mr. WCO, >> yes. >> Miss Core, >> yes. >> Herman Huzzer, >> yes. Motion carries. >> And the second vote will be for a non-condemnation
area in need of redevelopment on the northbound side of Route 9 as discussed this evening. Do I have a motion? >> I'll make a motion, >> Mr. WCO. A motion to approve. >> Yes. >> Okay. Do I have a second? >> I'll second.
>> Mr. Mercer. >> Roll call, please. >> Mr. Bo? >> Yes. >> Mr. Friedman? >> Yes. >> Mr. Gimble? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Rebell? >> Yes. >> Mr. Wetco?
>> Yes. >> Miss Core? >> Yes. >> Chairman Huzer? >> Yes. >> Motion carries. >> Thank you. Okay, on to the applications. First this evening will be case number SP 1111 A commits for amended preliminary and
final major site plan with ancillary variance and design waiver relief. >> Good evening, Mr. Chair, members of the board, Salvatore, Alfuri, Clearary G, Kobe Alfury, and Jacobs on behalf of the applicant. Uh thank you for uh moving us up. We'll be as brief as you allow us to
be. >> Sure. Um, as the board may recall, uh, this board granted, uh, site plan approval to KTS, Inc. and the KTS family who are present this evening uh, for the property on route um, on Route 33 um,
for a contractor's yard. That approval has been in place. The applicants been working to perfect that approval. In the interim, they um has have decided to amend the application to include a small mezzanine for storage only. the intensification. There will be no
intensification of the operations. Um they're very minor site plan changes that the applicants engineer will discuss briefly. The other component of the application is that the KTSes would like to install an American flag near the freestanding monument sign that was
approved previously. That flag is closer to the road than is allowed under the ordinance. So that would trigger a bulk variance relief or setback. Um, our engineer is present. We'd like to have him sworn in, please. Andy, >> do you swear the testimony you give will
be the truth, the whole truth, nothing but >> Yes. >> State your name for the record. Spell your last. >> My name is Hassan Makud. M A Q S O D. >> Witness. >> Hassan, would you place your credentials on the record, please? >> Yeah. I am a professional engineer
licensed in the state of New Jersey. My license is current and in good standing. Uh I hold a bachelor of science degree in civil engineering and have approximately five years of experience in uh land development engineering throughout New Jersey. >> Yeah, we'll accept your credentials. Thank you. >> Thank you. And you you worked on this
project from the original application through the present. Correct. >> Correct. >> All right. Um you heard my summary. Can you just elaborate a little more detail as to what the applicant is currently proposing? >> Yeah. The the primary purpose uh of this application is the addition of the mezzanine storage area approximately,
129 square ft. Um that would be on the second floor. Um and the other addition is a 35 foot flag pole. Uh beyond that, there's some minor revisions to just the parking areas uh at the rear uh just for better sight circulation uh for the
business. And I think uh there's no other changes uh on on the site besides those. We're still uh compliant with all the conditional uses. uh the conditional use
requirements for the trade contractor business in the zone. Um I think that's it. >> And um you had an opportunity, we have a report from the planner dated July 15th, the board engineer dated April 30th, and I also believe you communicated with Sherry. Is that correct?
>> Correct. Uh we agree to comply with all the minor technical comments in the uh board engineer and planners uh review. Um there was a question about uh the 50-foot landscape buffer. Uh that has uh remained unchanged from the original
approval and we've discussed with the uh the board's licensed tree expert and she is satisfied uh with that buffer. >> Okay. >> Fairly all we have. >> Thanks. So uh Laura Christine, any anything on this one?
>> Sure. So Mr. chairman based upon what's being put on the record and the mezzanine being used for storage only um we take no ex I take no exception to that from an engineering perspective similarly I take no exception to the uh flag pole installation >> from a planning perspective the same I
take no exception to the flag pole or the mezzanine being used for storage only are you >> [laughter] >> Gentlemen, any questions? Public, any questions, comments? Yeah, come on up, sir. I give you a lot of
credit. It's uh coming to a planning board meeting to put up a an American flag pole. It's uh I don't know. [clears throat] >> Good evening. Could you just state your name for the record, please? >> Yes. My name is Pablo Seamwell and the
last name is S A M U L. Hi, Pablo. >> You swear the testimony you give will be the truth, the whole truth, nothing but the truth. >> Yes. >> I just had a few questions. I like to waste any time. So, the document that you that was sent out to my home mentioned a privacy fence and I just wanted to know where that was going to
run along. Was that near 33? >> There is a map up there. >> I'm going to try to zoom. >> It'll zoom in on it. >> I mean, Hassan, do you remember where once was? I mean, that's not a subject to this portion. But where was the fence going to be?
>> It was going to be the left side chain link fence with screen >> the left side of the property >> the left side. So is that So I live on 13 Yellowbrook and so my property goes to the back like a pizza like a point in the back. >> So where the rest of the residents are wanted to know if that privacy fence was
there and if it was are we going to take any trees down anything like that? there there will be a privacy fence at the rear along with additional planted buffer along the rear of this property as well. >> Okay, >> gotcha. And then the only other thing Well, maybe two quick things. I just
didn't know what the the company was. What type of company? >> Uh the KTS incorporated. They're a company that specializes in uh trenchless utility installation services on highways. Uh they directional drilling.
So any utility installation >> that work is done on site. >> This is just a a yard for their trucks and their fleet vehicles too. >> Then the last thing I just wanted to mention um was I just wanted to know if everyone knew about that area back there
that the yellow brook runs to it. The stream that's back there. I moved into the property maybe 15 years ago. And about 15 years ago, there's a species of tree frog that's along the entire street, especially my property. And usually around May, you can hear it just
chirping really loud. It's a wonderful thing. Over 15 years when the the company started, they were they were closed when I moved in. As little by little when they started coming in, you can hear less and less tree frogs. So, right now, this year, I just wanted to
mention that you can only hear a few of those tree frogs back there. I think it's important just to mention to bring it up that that stream is back there and there's vernal pools back there and I just don't know if anybody has ever done a study on the vernal pools back there or the tree frogs and I think that's
important for someone just to think about. That's it. That's all I have. >> Thank you. >> Okay. Thanks. >> Thank you. >> Sure. So, Mr. Chairman, members of the board, I mean, I appreciate the comments. This is amended. So, that this site plan is already approved for development. Yeah. We're strictly here
for the mezzanine area and the flag pole. Um I I'd have to jog my memory, but I'm pretty sure they did an environmental impact study and there are wetlands to the rear of their property. So they did have a D review as part of their site plan and that's correct. >> Okay.
Anybody else? Seeing none, close the public portion. Sal, anything else this evening? >> That's all we have, Mr. Chair. >> All right. Um gentlemen, I will entertain a motion. Please. >> I make a motion to approve. >> Mr. Mr. McNicholas with the motion to approve. Do I have a second? >> I'll second.
>> Mr. Freriedman with the second. >> Mr. Bato. >> Yes. >> Mr. Friedman? >> Yes. >> Mr. Campbell? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Rebell? >> Yes. >> Mr. Wco?
>> Yes. >> Miss Core? >> Yes. >> Chairman Hoser? >> Yes. >> Application is approved. >> Thank you very much. >> Thanks. Good even everyone. Moving right along. Next is case number SP1148, Ravenbolt Incorporated. It was a minor
site plan with ancillary variance relief. Hello again. >> Hello again. Good evening. >> Floor is yours. >> Thank you. Sure. >> Um, tonight we are here before the board with our client Raven Vault. Uh, we are
seeking minor site plan and variance approval. um and any other variances, relief or waiverss that may be required on our application uh for the property located at 4900 Route 9 in Howell which is located in the H
>> counselor. I'm sorry. Can you just introduce yourself? >> You need to put your appearance on record. Come right into it. Uh Lisa Ly Porzio Bramberg and Newman on behalf of the applicant. >> Can you spell your last name? >> L E I L I. >> Thank you.
Sorry to interrupt. >> Um, with this application, we are proposing to install two diesel generators on concrete pads, switch gear, which is each mounted on separate concrete pads within the existing paved area of the parking lot. All improvements proposed are located in the
rear of the existing Walmart building facing Kent Road. and the applicant previously appeared before the board for the waiver hearing which resolution was just adopted earlier uh this evening and tonight you will hear testimony on behalf of the
applicant by our engineer and planner uh explaining why the application should be approved um and with that being said I would like to introduce uh my engineer uh Mr. Halgo Reyes. Okay.
>> You be sworn in, please. >> You swear the testimony you give will be the truth, the whole truth, and nothing but the truth. >> Yes. >> State your name for the record. Spell your last. >> Name is Eduardo Rates. Uh, spelling is Hi D L G O R E Y S.
>> And Mr. Rise, can you please give the uh board the benefit of your educational background? >> Sure thing. So I'm a registered professional engineer in the state of New Jersey. Uh my license is in uh good standing. I have a bachelor of electrical engineering. Um with special
focus on power systems and computer science. Um I've been in the profession for more than 20 years now. From those 20 years, 13 have been here in the US doing this type of projects specifically. >> We'll accept your credentials. Thank you. >> Thank you. >> Thank you. Uh Mr. I'd like to get right
to um the report by the board engineer um which was dated April 30th of 2026. Um and if we look at it's on uh page five uh paragraph five. Could you give us a general um scope of the work that is being proposed?
>> Sure thing. So these two generators are basically used by Walmart chosen emergency cases when there is a power outage and that way they can keep and maintain the power in the store for a certain amount of time. um the the gear the switch gear that you see at north um in this picture.
Basically what it does is that it brings the utility and the generator into the same platform allowing the store for a soft transition into utility. So we don't have to blink the power when um the utility supply is there again. So in a nutshell that's basically deploy it.
>> Okay. Um and as to 5B um can you speak to um whether the generators will comply with all the applicable noise ordinances? >> Correct. We will comply with all the applicable ordinance of the town. >> Okay. And as to item C um can you
discuss how um the generators will be screened? >> Correct. >> We have an exhibit for that. >> Yeah, we provide an exhibit if you guys want to like share on the screen. But we will provide a vinyl fence around the generators and it will match the color
of the building wall for that purpose. And this is the exhib. Um and as to item um 5D, can you speak to um the work if it will be taking place at or above grade? If there's any underground utility work proposed, >> uh it's going to be majorly done above
grade. Um we will trench just to bring the wires to the generator and from the utility transformer to the switch gear. That's it. >> Okay. And at this time, does the board have any other questions or like to go
through anything else on your report? >> Mr. Chairman, I have I have um just one. We have a couple minor technical comments in item six of our review letter. Do you agree to comply? >> Correct. >> And then, Mr. Chairman, I was going to ask. So, I'm a member of the
environmental commission and we see this before it comes to the planning board. Um just in my I I own an environmental firm. I've seen diesel generators. I've had hundreds of upon hundreds of emergency calls. Um, in looking at the
plan and knowing that there is a capability of a natural gas fire generator, why are you choosing to go diesel when there's a natural gas line right there? >> That's a that's a really good question. What it happens is diesel is actually more reliable than net gas because you still have to bring that gas from the from the far, right?
>> I understand that. >> You have booster stations, you have piping, nothing like having diesel on site. And a good if we want to like compare a really good case, if you look at any healthcare facility in this country, what he has is a diesel generator instead of night gas.
>> Why? >> Well, I'll disagree with that one right now because I have a client that's running off of of natural gas at a hospital. >> Well, then then it might not be the actual generator of life safety that you are looking at. >> Life safety generation basically NFBA 110. It requires us a pickup time of
within 10 seconds. So for that purpose, every single facility in the country that has an emergency generator, NFPA 110 compliance, it would run by diesel. >> What's the the capacity of the diesel belly tank? >> It's going to it's 2,000 gallon basically.
>> So 2,000 gallons of fuel oil in that tank or diesel oil, >> but it's a it's a UL listed 142 [clears throat] means it's a double wall. >> Yeah, understood. And then also on the intake for the refueling portion, we have a bucket that contains any spill with it and it goes back to the tank.
>> What how many KW? >> Uh, it's going to be a 1250. >> 1250. Two 1250s. >> Correct. Uh, it's two. No, it's two 625s. >> Okay. To make 1250. Gotcha. >> Which is going to be permitted by the D anyway, regardless [snorts]
for missions. >> Correct. But again, you're not it's not a hospital. It's a Walmart. >> It's not a hospital. I say it for the purpose of just saying what's more reliable at that point. >> Okay. Any other questions?
Just a real quick question. The uh exterior fencing, is there going to be access from the exterior >> for for emergency service to check out? >> It will have two means of eress, one on either side. So the maintenance personnel can actually go in there and
troubleshoot or the fire marshall if he needs to. >> You will have access in the exterior. >> Correct. >> Thank you. >> Yep. >> Anybody else? >> Okay. See none, I will open up to the public for any questions, comments,
concerns. Seeing none, close public portion. Lisa, any closing comments? Um, actually I wanted to bring up our plan. There was also a planning report. Um, if the has any questions for our planner, so I'd like to bring up
>> I guess I the issue. So you're going to bring the planner up to talk about the proofs on the accessory structure location. I mean, your engineer testified to the screening. Christine, do you have any issues? I mean, I defer to the board. You guys know the location. >> Yeah. Christine, do you have anything?
>> I have no issues with the screening. I think it would be beneficial to hear the planner's testimony though. >> You Yeah. Okay. Yeah, we'll hear the planner's testimony. >> Do you swear the testimony you give will be the truth, the whole truth, nothing but the truth? >> I do.
>> State your name for the record. Your last. >> It's That's a bit of a drop. It's Christopher Nuser. N U SSR with French and Pearl Associates, 700 Grand Avenue, Packetstown, New Jersey.
Um, I'm a licensed professional engineer and planner in the state of New Jersey. Both of those licenses are in good standing. Uh, I have appeared before over 80 boards in the state of New Jersey in those capacities, including your board of adjustment.
>> Uh, >> I think we can hear just a quick testimony. Yeah, I put preview your credentials. Yeah, thank you. >> Okay, thank you. Yeah, I don't I don't have too much to say about it, but I I will go through it. And just before I go, um to your point about the diesel, I
asked the same question when we were going through prep for this, and one of the things uh that Ed had brought up was that uh they did this in Lacy Township and the mayor and Lacy had brought >> honestly keep it to Howell. So if you
could just focus on the planning proofs associated with >> Okay, that's that's fine. Uh so realistically here the issue is we have three frontages. Um so we have a we have a hardship situation where the generators located in front of the
building. Uh however, the only area that's available that would be um that would meet the ordinance to be in a sideyard or a rear yard is the loading dock area on the north side of the building. Otherwise, every area is
inside of uh inside of the front yard. And so, we do have a a hardship situation on the lot. Uh because of that situation, um the location of the electrical room is approximate to where the generator and the electrical
facilities are. So, the most efficient place to put it uh is where it is it is located. Uh the north side of the building is near a uh a daycare facility. Uh so moving it to the
proposed location is away from sensitive receptors. Uh this also I think advances uh purpose A of the municipal land use law the general welfare. Uh again the store stays open when the power goes
out. Residents have access to necessary goods. You need ice. you need water because your well doesn't work, food, batteries for a flashlight because you don't have power for an extended period of time, the store remains open and available to to the residents. Uh, and I
think that certainly is a public benefit which far outweighs uh any negative impacts of the location of the generator being again in front of the building even though really it's the back side of the building. Uh there is a existing significant buffer along Kent Road
between the building and the roadway and there'll be the addition of the fencing uh in front of the generators to further provide um screening for the generators and as was testified to otherwise doesn't
result in any negative um negative aspects when it comes to noise or emissions. And so it in my opinion uh it meets both the criteria for a C1 or a C2 variance for the location of the generator.
>> Any comments Christine? >> No. Um while you know it is technically a frontage. It doesn't really act as one. So I think it's you know the board knows its location. Um and it's screened by the fence. I think it's fine.
>> Okay. Any questions? >> Okay. Thank you. Closing remarks. Anything? No. >> If there are no further um questions, we would submit that the site plan be approved for the reasons specified to today. >> At this time, gentlemen, I will
entertain a motion. >> Make a motion to approve with the variance. >> Mr. Mc to approve. All right. >> I'll second it. >> Mr. Mercer for the second. Mr. B. >> Abstain.
>> Mr. Freriedman. >> Yes. >> Mr. Gimble. >> Yes. >> Mr. McNicholas. >> Yes. >> Mr. Mercer. >> Yes. >> Council member Rebell. >> Yes. >> Mr. WCO. >> Yes. >> Miss Core. >> Yes.
>> Chairman Huzzer? >> Yes. >> Motion carries. Application is approved. >> Thank you. >> Thank you. >> Thank you. Have a good evening. Have a nice night. >> You guys want to take a five minute before we uh move on to the big one? >> We're going to take a fiveminute recess. I know you're hot and heavy. Uh before
we get into this case, so we'll take a fiveminute recess where you can be in 85. >> I live in Lacy actually. >> Yeah, I was there. >> Yeah. So as soon as he said that I was like >> it was bad bad. We're good. >> Yeah.
>> Okay, we're back on the record. Last application this evening. Case number SP1146, redevelopment capital Holdings LLC, the wheelhouse at Howell. It's for preliminary and final major site plan with ancillary variance and design waiver relief. Good evening.
>> Good evening everyone. Thank you, Steve Goen, Gerard Donald, Howerin and Cecil on behalf of the applicant. Um, so as the chairman mentioned, we have um Redevelopment Capital Holdings LLC. Uh, this project is known as the Wheelhouse at Howell. Um, this project is 28 multif
family units. Of those, 42 are affordable. Um, that's a 20% affordable housing set aside. And this project is included in the township township's fourth round housing element fair share plan. Um, so this is one of the projects the town is using to satisfy its affordable housing obligation. Um, so
with me tonight I have Aman Sharifi who's our engineer from Bowler Engineering. Uh, Stuart Johnson our architect. Amanda Dario our planner. John Harter traffic. And um, we'll take you through the project. So I'll start with Amin so um, we can get engineering out of the way.
>> Do you swear the testimony you give will be the truth, the whole truth, nothing but the truth. >> Yes. >> State your name for the record. Spell your last. >> Sure. Name is Amin Sharifi. last name is spelled S H A R I F I and I graduated with a Bachelor of Science degree uh in
civil engineering from the New Jersey Institute of Technology. Uh I'm I'm a licensed professional engineer as of uh 2022 and I'm currently a project manager at Bowler Engineering. >> We'll accept your credentials. Thank you. >> Thank you. Um so obviously we're we're
looking at why don't we tell the board what we're looking at and we'll label that A25. We're up to 825 on exhibits and tell us what that is and describe what we're seeing. >> Sure. That's uh that's an aerial exhibit. Essentially um depicts the exist existing conditions of the
property. The outer boundary of the property is highlighted there in in bold yellow. Um as Mr. Goen referenced, the subject site is 2455 Route 9, specifically block 130 lots 30 31.01 01
38 39 and 40. Uh the subject property is 8.12 acres. The existing conditions uh for the property consists of the bike shop with the associated BMX track uh located at the rear as well as single
family residential on the um plan right of the site. I do want to note that north is oriented uh on this plan on the left side of the page. So the single family residential just to refer back to that will be on the south southern side
of the property. Uh the property is bordered to the north by uh commercial properties with West Farms Road located beyond, to the south by additional commercial properties with White Street located beyond. To the east
by Conover Street and single family single family residentials located beyond that and to the and to the west Route 9 with additional commercial properties located beyond. The site is situated in the highway. The site is
situated in the highway development one zone along the front half of the property along route 9. Then on the rear half the site is situated in uh in the agricultural rural estate 2 zone. Um
however the entire property is encompassed within the moderate and low-income housing overlay zone the ML17 uh where multif family residential buildings are a permitted use. Currently site access uh is via route
nine. There are two driveways located along the existing bike shop frontage. One on the northernmost uh uh one on the northern end most of the property and one on the southern end. Uh both of them are uh right in right out driveways.
There's and then there's also one uh ingress egress driveway for the single family residential uh property. So totaling three three driveways under existing conditions. Uh specifically for the bike shop, there are 40 existing parking spaces. And from
a just storm water standpoint, the property generally runs from um east to west or from top of the page south towards Route 9. And there is an existing isolated wetlands located on the eastern most corner of the property.
The applicant has uh obtained a letter of interpretation from the NJD. Uh that letter is dated April 14, 2025 where NJ did uh identify that said wetlands uh does have a 50 ft buffer and the
applicant does not propose to disturb the wetland or disturb within the buffer. So that that all remains undisturbed. Um, I would like to move on to next the colorized site plan which would be exhibit number >> 826.
>> 826. >> It'll probably take a moment to to load because it's a rather large file. while it's loading. Um, the date of the exhibit is is also July 16th and similar to the aerial I just presented before,
north is oriented to the left of the page. So essentially what you're seeing here is a colorized version of the um overall site plan that was submitted as part of the site plan documents. Um the proposed
landscaping has also been overlaid on this to provide a visual of what proposed conditions will look like uh relative to the existing surrounding um conditions. So the applicant is proposing to to demolish the existing bike shop and
residential home with this along with its associated parking and utilities to propose a fourstory uh multif family residential home uh residential building. The footprint of the building is approximately 61,810
square ft uh and totals uh 28 units. As part of the proposed improvements, uh there are 359 parking spaces proposed for the for the development. Eight of the spaces are ADA spaces, two of which
specifically are uh sized to be uh appropriate for van. There are also 54 EV spaces uh proposed. The parking sides are 9 by18 which are
compliant with the ML17 overlane zone requirements for parking dimensions. Furthermore, the drive is width proposed is 24 ft wide uh which is also compliant per ML17 overlay zone and and RSIs for
both the parking space size and drive out width. There is one loading area proposed at the I'll just call it rear of the building or the eastern side of the building. Um from a proposed driveway
standpoint, we are closing uh the three driveways and proposing one uh ingress egress driveway essentially located at the center of the route 9 frontage. Uh I do want to note there is an
additional uh emergency access driveway located along the rear that ties into uh conover at the rear but that is strictly for emergency and that is not paved. That's uh as that are grass pavers at the rear.
There's approximately 420 linear feet of sidewalk proposed uh along the full width of the site's frontage along Route 9. uh due to there no there being no sidewalks existing along Conover, the applicant is not proposing to propo is
not proposing any sidewalk along the Conover uh portion of the of the property at the rear. Uh and the applicant has agreed to pay into the Howell Township sidewalk trust fund in the amount specified in the Arton letter.
From a grading and drainage standpoint, uh the site is designed to mimic existing conditions and drainage patterns which essentially uh like I mentioned earlier slopes from east uh to west towards Route 9.
Um the ultimate point of discharge of the storm water being at an existing inlet along along Route 9. From a imperous coverage standpoint, um the applicant is proposing to increase impervious coverage by approximately 3
uh 2 acres uh and thereby storm water management is proposed. There are three above ground uh infiltration bio retention basins proposed uh two of which are located along Route 9. one on the northern side
of the proposed driveway and one on the southern side of the proposed driveway. And then lastly, there's one above ground detention basin also located at the rear of the property uh behind the the parking spaces or the parking uh
area back there. Furthermore, there are two underground basins also proposed that are also going to be infiltration. Um and the primary functions of them are one is designed to capture the roof
runoff of the property essentially and the other will capture the remaining uh parking area at the rear. And similarly, all basins are designed and to all basins designed to ultimately discharge
uh at the existing inlet along Route 9. And it the proposed storm water does meet the NJP stormwater regulations for peak flow reductions, groundwater recharge, and water quality. From a utility standpoint, uh new
utilities will be proposed uh for the for the building which includes a water service that will loop around the proposed building. Um similarly, sanitary sewer is also proposed uh that will connect via an
existing or will connect to the existing main along Route 9. And similarly with gas, it will tap off the existing main along Route 9. and uh with electric telephone cable, we utilize the existing utility poles along Route 9.
From a site amenities standpoint, uh there are two courtyards proposed uh within I'll just call it the outer footprint of the building. Um the amenity features will include the details have yet to be designed. They
will, you know, next phase post hopefully approval here, we'll get into more detailed design of the amenities, but they do include um outdoor pool, outdoor kitchens, dining and lounge areas. Um also another amenity
uh adjacent to the exist or to the eastern corner of the property there are um there's a proposed dog run as well um which will consist of synthetic lawn and decomposed granite which helps uh
provide favorable uh drainage for the park surface and helps in the prevention of erosion for for the um dog park. Um just for just for the board's
reference, um there is a hose bib also proposed uh within the proposed dog park just for cleaning and washing uh purposes. Also want to note the the dog park will be
located at its nearest point approximately 125 ft away from the uh property line to the south or plan right. Uh in adjacent to it, there will also be on the uh outer side a six feet
high vinyl fence that provides screening as well as the that existing undisturbed area of you know trees and vegetation that that will remain undisturbed. From a lighting standpoint, all proposed light light fixtures will be LED and it
includes approximately 38 area lights. I do want to note all of the area lights uh around the perimeter of the property will have houseside shields. So there will the there wouldn't be any spillage of light uh beyond the property because
of the because of the house side shields. There are only three area lights without houseside shields for the board's reference. And those three are located within the rear uh parking lot at the center of the uh parking lot just to
illuminate the area around it. We are requesting a design waiver from uh lighting. uh the the waiver request is for the required uh maximum average foot candle
at grade level. So the maximum requirement is 0.5 foot candle and the proposed is 1.27 27 foot candle and the purpose for this is just for to promote safety to provide the uh
adequate level of light um which we feel is also consistent with the intent of RSIS from a landscaping and screening standpoint. Um I'll just touch on the plantings first. At a high level, uh there are
approximately 74 canopy trees proposed within the development, 65 evergreen trees, 29 ornamental trees, 874 and 874 shrubs.
Uh the applicant does uh provide a six feet high landscape BM along the um eastern or top side of the plan and along the southern or right side of the plan to provide screening uh of the
proposed development for the adjacent residential uh properties. Um, and those the landscape BM will also be planted with the with the vegetation that I described. Furthermore, there is also a proposed 6
ft high vinyl fence uh that will be located around the perimeter of the property. To note, that would be the requested variance. The the height of the fence at 6 ft high. The requirement of the township is 10 ft high. However, based
on coordination with the township planner at an earlier meeting, the request was to make the height six feet. So, we we accommodated made it six feet, but thereby would request that variance for that. From a signage standpoint, there is one
facade sign proposed on the building and one monument sign proposed along the um along the uh property's frontage along Route 9. Um the sign would be the monument sign will be set back 20 feet from the property uh
from the property line and both signs are uh fully compliant with the uh municipal code. Just just to give a little bit of a highle summary of where the applicant is at in terms of overall permits. I did
mention NJD the um we received the letter of uh interpretation regarding the wetlands. No further permitting is required from NJ because we are not disturbing the wetlands nor are we disturbing the the buffer area. Uh we did receive Mammoth County
Planning Board approval on April 13, 2026. We also received soil conservation district certification on April 7, 2026. Uh we received a comment letter from NJ
DO on uh June 24th of this year, 2026, and we'll be looking to revise the plans shortly after this board hearing to to get approval from NJ DOT as well. Um, lastly, I wanted to mention we have met
with the Howell Township Environmental Commission as well uh previously um and are looking to uh set up a meeting uh with the Township uh Bureau of Fire Prevention as well to help you know get every comment uh to help uh
address any comments that are out there, any outstanding comments. Um, unless there are any other questions, that's that is the end of my testimony. >> What's the What's the gross square footage of the building? >> Sure. >> The gross square footage would be
approximately 247 240 ft. 247,240 ft. >> Got it. And topography goes, I'm assuming, from east to west towards Route 9. So your storm water drains
towards Route 9, >> correct? >> Okay. >> I do want to note that the runoff is not directly onto Route 9 like it is under existing conditions. Everything will be captured via inlets uh and either infiltrated and anything beyond what the storm water that gets
infiltrated gets discharged in a controlled manner uh along Route 9. >> Is this is this part of a homeowners association? Will this be part of a homeowners association? >> Well, this is going to be apartment. So there'll be a management >> management uh and they'll be in in charge of the basin maintenance and
Okay. >> What's the average square footage of the of each dwelling? >> I think the project architect will be coming up so they can address. >> Okay. >> So it's all for rent. There's no for sale units in there. >> Correct. Um, was a uh construction cost developed
for the project? And if so, uh do you know roundabout what the utility improvements are going to run? Water surface loop around the building, electrical, gas, sewer service, uh lines to Route 9. >> As of right now, I do not believe there were construction costs
>> that I'm aware of prepared for this. >> Okay. And you haven't met with the fire bureau yet for access and egress. >> So we we have tried to make contact with them. I've reached out um multiple times. I will continue to do so um
ultimately to to meet with them and hear any feedback comments to to address as part of final approval. >> And the Can I just stop you there because you're here seeking final approval. So are you amending to only seek preliminary I meant resolution
compliance. That's part of resolution compliance. We'll uh we'll look to meet with the fire bureau >> because looking at that uh entrance with the culdesac >> that um I mean it's not you know trying
to scale it over that might be problematic for emergency vehicles. >> I'll be honest, we're not going to give final approval on this if until we hear from the fire bureau and get the fire department to sign off on this. Any other questions? Um,
>> just to throw this out there, um, where is your, uh, um, trash area? >> So, trash will be located internal to the building. Okay. Uh, the project architect will provide further information on the function and operations of that, but all trash will
be collected um, internal to the building. a compactor, I'm sure. >> Correct. >> Is this a sprinkler building? >> No, it's a project architect question. >> Gotcha. It's g bureau. >> Mr. Chair, I just have a few questions as well.
>> Um, is the plan to consolidate all of the lots >> with this application? >> You want to take that? >> Sure. Yeah. Yes, the plan is to consolidate the lots. Are you going to designate parking spaces between residents and visitors or it will just
be >> So the the plan the plan right now is not to is just to leave it open um and you know we'll people can park where they will if you had a preference either way we would you know we would >> I would prefer just be open. >> Yeah, that's what we're going to do.
>> Um and what about signage? Are you the witness that's going to talk about signage? >> Which which type? Like like um a facade and a monument sign. I just >> uh Steuart will talk about that, right? >> Yeah. I mean I What was the question
specifically? Sorry. >> Talking about them. I think you gave some testimony that they'll be informed. >> Correct. Yeah. There there's any further detail the project architect could provide but um I could I could testify to there will be one facade sign and one
monument sign both of which from an area setback height standpoint will be will be compliant with the with the ordinance >> and the site amenities are restricted to the residents of the building and their guests only. >> Correct. >> Correct.
Um and then we have a technical review letter. Do you agree to comply with those comments in their entirety? >> Yes, we we we uh agree and we are actively have been working with with the board professionals on them on addressing them.
>> I don't have anything further for this witness. >> Anybody else? Yeah, I'll um >> public at the end or >> Yeah, I I'd like to kind of do it one by one while one of the engineers here just in case >> um if anybody just has questions, it's
not testimony. It's not It's just questions for the engineer, please feel free to come up. Okay, we have one question. >> A lot of questions. >> Yep. You can sit down. >> Good evening. Could you please state
your name for the record? >> Yes. My name is Nick Demo, 424 Conover Street. I'm the house immediately behind this monstrosity. Okay. >> Disrespect intended. >> So, this is just questions for the engine. >> I understand. Yep. >> Why are you going for a six-ft fence
variance instead of the 10-ft fence that was on the plan that was distributed and shown to us? That's direct feedback that we received from the township planner. >> That didn't answer my question. The township planner and the township engineers that I met with said it's a 10
foot fence and now you're saying it's a sixft fence. Pardon me. >> Two days ago. >> Yeah. Two days ago, we met with engineer and he showed us this 10ft fence. Now I live right there. Everything you do is
going to affect me. Can I I I just have a question about that. Uh your name is Nick. >> Nick. Yes, please. >> Great name. Um so it's uh the the sixoot fence is on top of a six-foot burm. >> Behind it? >> It's behind it or on top of it? >> It's behind it.
>> It's behind it. So the six foot. Okay. Um what was the basis for our planner waving the six foot or waving the 10 foot for the sixoot? >> Money. I'm sure it's cheaper, right? No, that's not to do with I I can answer the
question from my planning from my perspective as a planner. A 10-ft fence in a residential area is not typical. >> Okay. >> How about building you got please? >> Yeah. And so >> this is a fourstory building we're going to be looking at. No like it or not.
>> I'm going to just address the board. I was answer I'm not the board's planner. The board I'm just answering at from perspective. We have requirements that would allow for a 10-ft combination. If you look at our burm and fencing requirements, so the board may wish to consider something like that as opposed
to a 10-ft fence where the fence would be a top of the burm so that there would be a 10-ft screen. I think as the resident indicated, it's the burm and then the fence. But speaking from I mean a 10-ft fence is just it's not typical
to a residential area. I would uh would a and I'm just asking the applicant and Nick, you as a a resident here that that that may be impacted by this project, uh putting the sixoot fence on top of the burm. So in essence, you have a 12t,
right? You would have a 12oot buffer >> beyond the burm, isn't that where your water retention space is? >> No. >> Where is that? >> That's in front of the burm on the property side. >> What is that black spot? the black spot on the on the drawing
there to the south. >> That's the limit of the existing wetland buffer. So, it's just undisturbed area. >> Okay. PL that wasn't made clear before. >> Can you point out I'm sorry. Is that I can't ask that. Point out where the water retention. >> You can ask any questions you'd like.
>> Yeah. So, you see the re the rear parking area behind the building. >> Yes. >> Immediately beyond that >> is the retention basin. >> Okay. You see that house? Immediately beyond that black line, that's my house. I live right there. So, like I said,
everything that's done is done directly on the last house on Conover right there. >> So, which is why we provided the the >> 10 foot fence would be more desirable just I don't want to see what you're doing. I don't really want to see it.
Take tech take as a puzzle. Do we do it either on top of the BM or we >> if we did the six foot on top of the BM which would be would give you 12 ft that's more than your 10T fence. That's kind of how I'm looking at. >> So if I can your um biggest concern with that
>> is I'm I'm asking between the sixoot and the 10ft fence. Well, >> I mean on top of >> looked at it and they showed us the drawings and everything, vinyl fence to block all the light because of the street lights, the traffic, not the traffic light, but the street lighting, the parking lot lighting, the building
lighting. Uh seeing people on the fourth floor looking out and seeing, oh, there is Nick's house right there. Oh, I'm looking in the fourth floor. That's We're just trying to keep it as as residential and as nice as it has
been over the past almost 20 years that I've been there and not look at >> and I called it monstrosity. Please don't take offense. It's a four-story building that I really want to see. >> How far um just a question for the engineer just so you could you know just
for some clarity. How far is the building from um your rear property line? >> 80 ft maybe. >> No, it's approximately 241 ft. >> With all that parking
>> from from the building to the property line. >> What's the height of the building? >> Fourth story be probably 40T. >> The the building height is approximately >> 42. >> Uh 47.8 ft. Did you do line of sight from Conover just to from ground level
to see what the just a present day visual would be of a four-story building? >> We have not. Um but so I I do want to note though we the applicant has engaged the township for feedback has uh to the first extent based on the feedback
provided the buffer as part of the township requirements to help with the you know potential residential concerns of >> I want to pay my taxes and I stop I'll stop objecting start paying my taxes. >> Y Nick, do you have any other questions? >> Yeah, the emergency exit. Uh, I asked to
see a plan of the of the gate. Uh, as we know, the only way to get to Route 9 south is to use that emergency exit. Again, I'm saying and go through Conover to White to Route 9 via and it you save
traffic, you save time, you save a lot. So, if I was a resident living there and I had to go to Route 9 south to go towards shopping centers or Lakewood or something like that, I'd be using that because I'll save a lot of time on morning traffic trying to get out onto
Route 9 north, >> make the jug handle in front of the Home Depot, turn around and come back down to get to Route 9 south. >> So, you're just looking for the the type of fencing >> for a drawing and they couldn't give it to me. I met with the engineer. Do you have any um information on the type of
>> No, typically uh emergency emergency access like this are not paved are not necessarily visible or known visibly obvious as driveways or uh areas for vehicles to >> Is there some type of locking gate?
>> There's also going to be a gate, right? >> Yeah. And there is it's going to be used by emergency personnel only. >> Correct. You can say that here in this room >> it's going to be locked. There's going to be a there's >> so as part of the if this application gets approved, whatever is stated on the record has to happen. It's not like they
can't just say it and it not happen. >> It would be locked and there's a there's a key. It's a Nox box that only the emergency personnel can use to open it. It's for them to use, not for residents to use. We don't believe me. We don't want traffic coming through the site. >> Oh, neither do we. >> Understood. >> By the way, do we resolve the do we resolve the the fence BM? I mean, we're
we're happy to basically do it either way. So, if if the board would prefer that we do the 10 I would take it into consideration uh the the 6T fence on top of the BM which gives 12T which is higher than 10 ft. I think that's simple math. That would make sense. >> Is that >> is that fine if we do that?
>> Yeah. Yeah. So we can do that. >> And I just want to Nate note for purposes of the record while the gate may not have had a detail and I don't know who the gentleman met with but the gate is shown on the plan is shown to have a gate. >> There's no detail on the gate or the locking mechanism. I've worked for the
state D for 53 years. I've gone through so many construction management projects. I'm not asking for, you know, top of my head. >> Typically there would I'm not sure I'm not suggesting that these are typically a Knox locked gate. They can only be
opened by a siren or by emergency personnel with a >> saying. Are you familiar with the Verdana property >> and the emergency access gate that's there? >> Am I familiar with their gate? And if you tell me that there's no use of that
and not vehicular but use by a 100 people a day going up and down the street. >> That's a code enforcement issue. >> Well, I'm not a code enforcer. >> Understood. >> President. Understood. >> Okay. Um, one other question besides the
lock box. Conover Street is not quite two lanes wide. Uh, is there any plan to use Conover Street for access for construction or access during construction? >> No. >> None. >> And you guarantee it? >> We're use Route 9.
>> Okay. >> I was driving a dump truck and coming in the other way. I >> again, we're on the record, so we're going to use Route 9 >> 100%. >> I mean, I've got a whole list of questions, but I'll come back when you're ready to open for comment. >> Okay.
>> Thank you, sir. Appreciate your time. appreciate you. Any other questions? >> I will. >> Hello, sir. Could you please state your name for the record? >> Mark with a K. Dantis, 416 Conover Street. >> Hi, Mark with a K. How are you?
>> Good. Hey, listen. Four sto Conover Street has no sidewalks, no street lights, no water, no sewer, no sanitation, no fire department. Never had I never had kids go to school. >> Do you have a question for the engineer?
>> So, how come we're going to be put in the dark ages, a fourstory building where the sun sets from our houses, we're going to be in the dark, but we have no street lights as it is. It's dark. I mean, I don't understand the There's a problem with water. Everything
slopes from the back. >> This is I questions for him. This is all this is about. You You'll have plenty of time for testimony. Plenty of time for Absolutely. >> This is like not going to be in the middle of >> No, you're you're here right now. You're going to have plenty of time to speak
whatever you want to speak about. This is just for questions for the engineer. >> Any any engineering related questions about this project? the whole the from pinnacle in the back the sand pit which is now part of the mon mammoth county uh park system
everything slopes this way so we have a problem all the houses along Conover Street with the water we all have backyards that if you put grass down forget about it two years it's gone >> what what question do you have for the engineer >> what's going to happen to us as far as if you have a burn that water is not
leaving our street >> I I was on the record before sir that I specifically asked the topography of this this project, right? And he said on the record that it slopes from west to east towards Route 9. Okay. And the D has certain storm water management guidelines that they have to apply.
>> It's the other way from east to west. >> That's downhill. >> This project, he was on the record stating it's going to go from >> Yeah, but it's our water that comes from you know where Pinnacle used to be. >> But this that has nothing to do with this project.
>> Sure it does. the water running down. If he puts a burm up, where is the water that comes down from us? It's going to be stuck on us now. >> So, you're saying an offsite property, an offsite property has nothing, Sir, listen to me. You're saying an off-site
property, the storm water now is affecting your property. And by this project putting up a burm, where is that water going to go? That is your question now. >> Exactly. >> Okay. >> It it affects my property because it runs downhill. It goes across the street. What it does now, it pools. It
goes behind the other side of the house. It floods down behind uh Waw Wa >> and then it goes underground to that spring behind this the uh >> that what do you call the nursing home across nine. >> So now you put a BM or something up on
that side of the street. Where does all that water go? >> I mean it's like that's what you're doing. You're stopping the water from leaving. >> So just a couple things. the the state requires us to evaluate storm water for the runoff that's generated by our
property and we're required to reduce that by certain percentages. >> The thing is you're only worrying about your property. >> You got to let them you got to let them finish. >> Yeah. So now to your next point, the burm is only within the limits of the disturbed area of the property. There's
the the southern end of the eastern rear that's completely undisturbed. So the runoff will continue on similar to existing conditions into the wetlands area. That area is wetlands because it's a local low point within the >> goes across. >> Correct. It's going to make it's going to keep that pattern.
>> So the will it hit the burn potentially, but it would continue on into the wetlands because ultimately that is the local low of the overall property which is why it's >> my house and stuff might be able to get away with it. But the houses deeper than me, Mr. the Miko's house and the and the
people next, they're not going to be helped by that. It's going to be them flooding down at the end of the street. >> Let me let me ask something real quick, Laura. Um we had this issue in Ramtown right with that Burm situation that where the presentation came and um it
was s it was a very similar to what you're discussing right now where off-site pro residential properties that were abudding a proposed development were uh impacted by existing storm water. All right. And the proposed development said we want to put a burm in and like you just said well where's
that storm water go if it hits the burm? Right. and he he explained, "Does this necessitate potentially a Ram town type thing where you guys go out and just take a look at this situation with the burm and storm water and all that stuff?
>> So, I'm just going to point this exhibit >> on the board. So, this is the area of the burm." >> Yeah. >> Correct. >> The balance remains undisturbed and flows as it naturally does. This is higher. You could see the contours come in. Yeah. So the back side of the burm
is limited to this distance. So in that distance, yes, it would come off, it would enter the street and it would go down the street uh based upon the topography we have here. So they can look at doing something to mitigate on their side the the this what I'll call
this line of the BM to collect that water and route it back in. So Laura, are we looking at uh so I'm assuming it's 27 28 29 is lot 29 the one on the very left. >> Yeah. So this is Conover Street. >> Yeah. So is it it basically impacts
three lots? 27 28. I'm assuming that's 29 right there. Is that 20? Yeah. >> Correct. >> So and that's all that's three residential lots. I'm assuming. >> Yeah. Well, in theory it would go into Conover and go down Conover, but without curbing or anything. Right. Right. Right.
>> It's to say. So, what what I would recommend they do is develop um a drainage system to the backside of that BM. >> Is that something that you guys would >> I would trench drain it. >> Is that something that the applicant would take into consideration?
>> Well, I mean, yeah, I think we're talking about we already talked about preliminary site plan approval. So, that's something we would agree to as a condition of preliminary and then we could look at that. >> Okay. >> Come back to final in addition to what other conditions we're going to have. My I guess my one question just to understand the board's uh preface on
that is you collect it. Where does that ultimately go? >> You have to connect it back. What what you're forgetting is on the and this is what the board dealt with. When you design a burm, water is not going to turn 90°. It's going to come down off the slope and then it's going to sit or mitigate till it gets high enough to to
go with pitch. So we're asking for what I think would be appropriate is like a trench drain that you're going to have to connect into your storm water system. Well, also, you know, >> just on just to collect the side of your burm that's sloping down >> white because Connover Street when you
go out to White Street becomes up. White Street's the high point. Connover Street comes down. So, that water's not running out of Conover Street down to White Street. It's going to just sit in front of the last few houses, you know, 28 and then the people on the other side of the street who we can't see unless you move
the, you know, moved everything over to the left. I mean that's and they we they already have flooding problems. >> Just questions Mark. So that was your question. >> Okay. >> Do you have any and hopefully we rectified >> Wait until we come back. >> Yeah. So this is just for the engineer
if and again you'll have all evening if you'd like. Um so I appreciate it Mark. Thank you for your time. >> Anybody else questions for the engineer only? I think my microphone's fried. Sorry. Hot mic. Um,
>> seeing none. All right, Steve. Sorry. >> All right. Um, uh, so let's go to Stuart Johnson, our architect. >> Stuart, good evening. How you doing? >> Good. >> Good. >> Hi. >> Hi. Do you uh do you swear the testimony you give will be the truth, the whole
truth? Nothing but the truth. >> Uh yes, I do. >> State your name for the record. Spell yours. >> Sure. Uh Steuart Johnson. Uh last name Johnson. J O H N S O N. Uh principal. >> Is that good? Should I do credentials or >> Yeah. Yeah, please. >> Okay. >> Sure. >> Sorry, I couldn't see you. U principal
of Menowasco architects and planners. Uh I am a registered architect with a current New Jersey license. I've appeared and qualified before this board as well as over >> We'll accept your credentials. Thanks, Stuart. >> Great. Thanks. >> All right, sir. Let's talk about this um this drawing that we got in front of us.
First, we should mark this. We're up to 827, I believe. >> Yeah. Um we could I'm not going to begin with this, but we could mark this if you want. >> Yeah, let's just let's just mark this um just so you can get at least at least tell them what we're looking at so they can get a sense of the overall building here.
>> Sure. Um so, exhibit 827. This is a perspective view looking north. We can see the four-story proposed multif family apartment building. Uh as previously shared by the project engineer, the project, the bulk, the height of the
building, the footprint of the building, the setback of the building, the density of the building is fully conforming uh with the zoning that was created for the property. Uh but again, we're seeing an attractively designed four-story apartment building that has depth uh to the facade, varying architecture
materials consisting of uh stone veneer that we're using on the first, second, and partially third floor of the building, a variety of fiber cement panel. So really creating an attractive new multif family community here. >> Do uh all the tenants drive Audi's and BMWs at this place? Is that kind of the
proposed? >> Some of them do. architects often don't. But uh residents here, >> Matt, make sure they take note of those decorative ballards by the >> Sure. Well, so so this exhibit was a new exhibit that we brought tonight. Uh we also have several other illustrious perspective views that best describe the
architecture as opposed to the 2D flat static elevations. Uh there was a comment in the engineering review letter and concern about vehicular safety around the building. So, this is a four-story apartment building, 100% surface parked. Plenty of examples of
surface parked apartment buildings, commercial buildings, uh institutional buildings throughout this town, surrounding towns. We have a 6-in curb all the way around the building. Uh and where where we bring parking next to the building like at the front entrance
where we have a motorc court and a drop off or the loading zone adjacent to the building. We had proposed to provide ballards there for pedestrian safety. We were asked to consider additional pedestrian safety cons uh uh measures and the applicant is agreeing to provide
ballards. So we'll have ballards uh again this is sort of illustratively shown but there'll be dark uh you know sort of a dark black color to sort of fade with the building. Uh but we'll have Ballards all the way around the building on all four sides in front of
the parking spaces uh as a pedestrian safety measure to respond to um the comment that we received by the the board engineer. >> And just to confirm the ballards will look similar to this or do you have a detail? >> The ballards will look similar to this.
We could provide a detail uh associated with resolution compliance but the ballards are approximately 42 inches in height. They're going to be installed adjacent to the curb. Uh parking spaces are 9 ft by 18. So if the intent is to
provide um uh an additional measure of protection other than that raised curb, right, we'll see Ballards essentially spaced uh 10 feet on center if you will, right? All the way around the building. Um but yeah, it will resemble this. It will be a dark black charcoal kind of a
matte color. Um again the boiler will be out of the 9 by18 parking space and uh we'll provide a detail of how we're mounting it and and you know how how we're anchoring it. Uh >> will there be lighting on the ballards? >> Some of the ballards may provide lighting. The intention of the ballards
is not to provide minimum foot candle uh lighting. We're relying upon testimony that the engineer just gave and the lighting plan that we give. we meet the minimum foot candle levels for pedestrian safety throughout the parking lot and the walking surfaces. Some of
the ballards adjacent to the residential lobby or the entrances may have low shielded LED lights to provide ambient light to, you know, identify the walkway. Uh but no, we're not trying to illuminate 360 degrees around the building. That that's not the intent of
the ballard. >> This is all a residential property, right? You're not going to have any >> Yeah, correct. mixed use or cafes or anything. >> It's a private It's a private residential property. Uh full-time residents andor their guests, but >> Got it. >> Well, so you can talk about this and and
maybe we can go to the floor plans, too, if that's where you want to go next. >> Yes, that's where I wanted to start. So, this is um this is a multi-page PDF. It's 12 pages. We've colorized the building plans. So, it's the same building plans and elevations that we submitted. Simply added color for ease
of reading the document. Now, we did include four new perspective renderings within this exhibit. So, maybe we want to mark this as >> uh yeah. So, why don't we >> 12page exhibit? >> So, we'll mark this as a 228 uh 12page architectural exhibit. >> Right. We're going to start with the
ground floor plan of the building, but it's 12 pages and again a colorized building plans, elevations, uh and four perspective renderings. So, maybe we can start with the ground floor plan. So, uh, pleased to be here this evening and share share, uh, the design of the
building. Um, maybe we could start just zoom out and do an overall and then I appreciate you zooming in or sort of annotating and working with me, but um, yep. So, the building is uh, I guess that's a backwards nine shape, right?
But, uh, it's a four-story apartment building. We have two open air courtyards that sit on grade and provide for passive and active uh recreational amenities for residents of this comm of this community. This is a new lifestyle residential community. Uh as shared we
have 28 residential apartment units, 42 of which are affordable housing units. So that's 20 uh 20%. Uh the affordable housing units conform with U-Hack requirements in regards to uh the unit mix that we have to have uh uh one or
studio two and or three-bedroom units as well as the income threshold uh that is outlined very low, low and moderate income uh as outlined by U-Hack. The affordable housing units are designed in in an inclusionary manner. That means that they're spread throughout the building, side by side entrances,
walking or driving around the building or internal to the building. You can't differentiate where the units are located. They generally stack for efficiency. They have access to the same amenities in the building. Uh they're paying no additional charge for those amenities and they also have access to
parking on site and again the affordable units do not have any additional charge for parking on site. Right? That's all included as part of their rent. Um the overall unit mix breakdown that we have for the project, we have four studio units. Um all of all of which are market
rate. Uh we have 94 uh one-bedroom units. Um 90 of which are market rate and four are affordable. And we have 101 two-bedroom apartment units, 76 of which are market rate and 25 of which are affordable. Uh and then we have nine uh
threebedroom affordable units. And one one correction there was um the four uh the four studio units are actually affordable units. So um just to
correct my uh testimony, I said they were market rate. The four studio units are efficiency units and affordable units. Um so if I can orient you about the plan, the main residential lobby is at the bottom of the image here. Uh I don't have a pointer to point to the
screen. Uh the primary circulation space is colored in yellow. The lobby at at the lobby we have a motorc court and drop off area. Uh we have a truck turning template that our engineer generated which shows emergency vehicles such as fire apparatus being able to
manu maneuver 360° all the way around the site, including that rear emergency access. Uh while we didn't receive a fire review memo, again, we've designed the project that it allows for uh truck uh maneuver uh maneuvering and touring
for emergency vehicles as well as short-term delivery vehicles, FedEx, Uber, Lift, those types of of uh spaces. So, we've smartly planned for that drop off function to occur at the main residential lobby. We'll have on-site management and leasing here during
business hours. They help with those services. Um and again smartly being planned for as opposed to uh not designing a space for for that function to occur. Um immediately upon entering into the building the areas colored in pink are the primary residential amenity
areas. So to the right of the lobby we have mail and package. To the left we have the on-site leasing and management with eyes right on the front [snorts] of of the site in the entrance. Uh we have a state-of-the-art uh club room and co-working space for residents to
congregate and gather. Um you know sort of an internal dining area for private events for residents and a state-of-the-art fitness area with cardio weights, yoga, etc. And then direct access out to these outdoor courtyards, outdoor dining, uh you know, and other sort of passive amenity
spaces. Um there was a question and I think the engineer answered, but all of the amenities are for residents only. Uh they are secure access so we have fence and gates uh so members of the public can't just walk into that courtyard where we have the pool or um you know
barbecue grills and dining areas. Uh again that's key fob gated. Um the building is a secure building. Why we have multiple entry points at the ground floor for residents because we have surface parking designed around the building. Again secure key fob access
and we have knockbox access for first responders. uh firemen, police, etc. Um again, the building the building floor plates generally stack uh for efficiency. Um it was noted by the engineer, but trash and recycling is all
handled internal to the building. So, we have a a dedicated trash shoot and recycling shootute. They terminate on the ground floor of the building. We've designed that refuge termination room adequately for uh a trash compactor and several additional two cubic yard
rolling containers. Trash and recycling will be uh managed and contracted with a private hauler. Typically two times a week, you know, uh Tuesday mornings or Friday mornings. They would occur within the hours that the municipality and the bureau uh that the township allows. The
township has ordinance as to when those types of operations can occur. That's a scheduled pickup. So, it's the same time for 20 minutes on Tuesday morning or Friday morning. Building management is on site when that when that's occurring. So, they're wheeling two cubic yard
containers out to the curb. They're being picked up. The truck moves on their way. They roll the containers back in. They wash down the area uh and they keep it clean. Right. So, so that's how typically fully managed uh multif family residential building operates. Um,
similarly, we have a dedicated loading area at the rear of the site. When we talk about loading with private residential apartment buildings, we're really talking about movein, right? So, other than the initial lease up in the building, um, moveins and move outs are not occurring all the time. Um, again,
that's a scheduled event. There's only one move in or move out occurring at at one given time. Mostly to not create interference in the building uh with elevators, etc. Uh moveins are only occurring with
uh max size 28 or 30 foot U-Haul size vehicle. So an SU30 size vehicle. Again, that's in the lease. Building management is on site when people are moving. No one's moving into the site with a Mayflower tractor trailer mover. They're going to be turned away. Um
all the other, you know, the other mechanical equipment are uh kind of colored in gray here, but stored internal to the building. It was also noted that we have a dog run on site uh which is a nice amenity and also gives a place for um you know being a pet
friendly building for residents and pets to go to. Um if we can advance to the next slide we'll we can go through these quickly but we move to the upper floors of the building. Uh so here obviously this is our first full level of residential. One point to note is we do
have a double height lobby space which really creates a sense of arrival and place for this new community. Um we can move to the next slide. We move to the typical uh third floor plan and we can move to the next slide here. We'll move to the typical fourth floor plan. Again
largely the same unit stack for structural mechanical efficiency. Only variation is where uh the affordable unit mix may change on a given floor just because of the required unit mix. um by U-Hack.
Then lastly, we move to the next slide here. We move to the roof plan. So, it is a flat roof building. Um all the apartment units will be heated and cooled through uh split systems, meaning that condensing units will be located on the roof. So, those condensing units are
about 42 inches in height like what you would see in a single family home. They're set back uh approximately 20 feet or greater from the roof edge. Again, being 42 inches in height, they would not be visible walking or driving around the site. We have a a a couple
package units which heat and cool the common corridors and amenity areas of the building. They're a little bit taller, uh but they're located internal uh to the roof. And again, walking or driving around the site, you would not see them because they're set back greater than 30 feet from the roof edge.
Um we we have access to the roof via u uh roof hatch access and egress stairs. Um and we have an elevator bulkhead which is approximately 5 ft higher than the roof. Um the overall building height
for the project is um 50.5 feet and that's measured from the average finished grade. There's a definition of building height um that the township has and we measure building height from an average grade. We offset the building
footprint approximately 5T. We take an average calculation that was submitted and to the highest point of um the flat roof to the highest point of the flat roof were 47.8 ft. However, um this this
not being um for nonresidential, oh well, I'm sorry, for non non uh commercial projects, uh our understanding is that the parapits on the building and thosees on the roof are not exempt from building height. Um so the overall building height then when we
when we add those is approximately 50.5 ft, which we stated 55 ft is permitted in the zone. So, just to clarify, we're permitted to build the 55 ft. That's what the zoning allows and the proposed height of the building is less than um
what what the permitted uh zoning allows for. Um if we move to the next slide, then we'll spend a little bit of time talking about the exterior architecture of the building. Um so, this is the first perspective view that we wanted to share. This is a view looking east from
the site entrance off of the northbound lane of route uh route 9. Um so we have a boulevard entry into the site. We have that biodetention basin on the left and right hand side of that entrance. We are proposing a mix of uh uh landscaping and
planting within within the biodetention basin. Uh that's shown on the landscape plan of uh Boulder Engineering's submission. Um we can see the main entrance here. Again, I noted that the main entrance is two stories in height. Um, provides for a grand and welcoming
sense of arrival, right? We have that roundabout and motorport at the main section of the site so that short-term delivery or visitors can conveniently drop off along the front of the building, not block travel, and make their way back out to Route 9. Uh,
because again, the Route 9 access is the only vehicular access to the site other than first responder access. Um so again attractive new facade here uh well balanced in creating a base metal and top reading. It was important to create a varied cornis line which I think we've
achieved here. Um we have a few different uh vertical fiber cement panels that we're using on the upper floors of the building to create architectural variety and interest. Uh and then that stone veneer that I had mentioned at the first few floors of the building. uh if we advance well and
before we advance so one of the signs so we have two signs we're proposing one of the signs we're proposing we can see here in the rendering um these are dimensional channel cut letters they're approximately 14 in in height um they're aluminum channel cut letters uh they're
extruded one inch with a white acrylic and they're side lit which means that there's an LED behind the letter and there's a soft illumination coming out the side of the letter um again very typical for a building and tastefully designed. Uh if we advance to the next
slide, uh we saw this image previously. This was prior to adding the Ballards for illustrative purposes. But again, a view looking north here. Uh we can see the main lobby on the lefthand portion of the building. To the right, we can see where the building uh opens up into
that U-shaped uh courtyard on grade and again the convenient uh surface parking located around the building. Do you have a detail of the monument sign? >> We do. So that's that's the last page of the set. >> Um, next slide.
So the next slide here, this is a view looking northwest. Uh, we've picked the camera angle up. So keep in mind the camera is up in the air here. We're almost eye level with the second floor of the apartment building. Uh, but we wanted to show that open air amenity courtyard that we have. So gets uh, nice
light and air. We do have a pool that will be open seasonally from May to uh um to from Memorial Day to Labor Day. There has to be a lifeguard on duty. We have a 4ft fence around that pool um and a lifeguard on duty when it's in
operation. And then some outdoor dining areas and passive recreational amenity space uh just beyond. We can see again one point to note here is the same building materials you saw on the front side. We're treating all four sides here as primary building elevations. Um, and
we have one more view to share. This is within the enclosed courtyard, right? The smaller enclosed courtyard. We just wanted to show some of the passive amenity spaces, but also again how we're bringing some of those materials into the center portion of the building, right? Really creating an
attractive and welcoming uh new lifestyle residential community. Um, and again some passive uh recreation space here, a putting green, some outdoor dining areas with direct access back into the building to the club room and the other central gathering spaces. Um,
next slide. Uh, so the top image here, we could we can zoom in on the top image drawing number one uh signage. So on the right side, right? So so those are the dimensional channel cut letters that I noted. They're approximately 14
inches in height. The overall length of that uh is about a little over 14 feet. So the sign area, if we take the overall sign area, that's about 17 square feet. Again, that's that's not including the void or negative area between the
letters, but but being conservative. Um again, a taste designed sign in my opinion. Uh that provides for wayfinding and branding of the building. Um, and then if we move to the next page, uh, I believe on the top right there, we have a detail of the monument sign.
And the monument sign, we can we can zoom in on that. That would be great. Um, it's about six feet in length. Uh, the sign area itself is about 3 feet in height, so 36 in. So 6* 3 is 18 square feet, right, of overall
sort of sign. And then that's elevated about 12 inches there with that low stone wall. Uh again, I think it's tastefully designed. We're using the same materials of the building. Uh that's a two-sided sign that would be adjacent to um the entry drive into the
site. So be visible from Route 9. Obviously, predominantly from the northbound lane, but but you know, uh tastefully makes sense to make that a two-sided sign. Um, but this would provide branding and wayfinding signage typical to other uh monument or
wayfinding signs that you might see along that corridor. Um, doesn't impact sight lines. Um, and again, you know, we think nice nicely done. Um, I think that largely concludes my testimony. I'm just checking my notes
here. It does. So, um, that was a lot of information, but you know, with that, I'm happy to answer any questions the board may have or Steve if feel free to. >> No, that was good for me, Stuart. So, we'll we'll turn it over to the board and its professionals. >> Great. >> Anybody with questions?
>> So, what's the distance between for egress purposes from the center of the building to the nearest egress stair? Uh I don't know specifically but um it conforms with chapter 11 accessibility in the international building code. Um I
mean if we go to a typical residential floor plan, >> right? I mean we can stop on any floor plan but um we are we're showing two egress stairs for the I'm sorry we have three egress stairs in the building. Maybe we could zoom out
and show the whole overall. So we have one egress there in the bottom right hand corner of the building. We have one egress there in the middle of the building on the left side right on the west side of the building. One egress there in the top right. I would envision that we would have a firewall in this
building given the fire area. Um so as as as you can see we don't have any deadend corridors, right? The stairs are within 50 feet of the dead end. Uh and the overall length is the building is uh
it's about 300 feet in length there. So you know the distance the furthest distance is less than 150 ft >> from from any given point within in internal to an egress there. And for the whole building it's going to have so on
the main floor it has two elevators that's near the lobby but then on the upper floors only has from two to one and then you have one going to the nearest egress to rear which is one. So there's only two elevators for >> Yeah00. So great question. So uh there's
an elevator missing here in this plan. The the the incad the we use blocks and the block is probably on a no print layer. But if you go to the ground floor plan, um we're anticipating three elevators for the building, right? So we show two elevators adjacent to the main
lobby and one elevator in the back. Right? All three would be accessible and used by residents. When we when we design a surface park building, it's important to spread out the elevators, spread out the egress stairs. We encourage people to use stairs. Uh many people want to and again that's smart
smart design principles. Um so we have access to the building secure key fob access on all sides. Um the back right elevator will be oversized. That's the elevator that will lock out during residential moveins during off hours uh
you know midm morning or early afternoon um for residents. So three elevators for the building. Uh one question comes back to me that the prior witness received but someone asked whether the building will be sprinklered. Yes, the building
is fully sprinklered. It'll be NFPA13 which is above and beyond what's required by the building code. U the building as designed fully complies will will fully comply with the international building code as well as any local codes here in Howell. Um including the NFP
codes, you know, NFPA codes for fire protection. >> And my other question is will be about the rooftop units. So you're we're saying that from the average grade it's going to be 50.5 ft high
>> and that's just for the wall itself. So the equipment on top is not going to be screened or are they going to be screened by the parapit? >> Yeah. So um so the roof uh the the roof deck is approximately 47.8T,
right? Right. So, I'm just going to round up and call it 48 ft. Or we could round out and call it 47 feet, right? For rough numbers. The parapits vary in height from approximately 24 in to 30 in around the building, right? Uh the condensing units generally sit along the
corridor. So, the units are about 30 feet deep, right? The floor plate of the buildings is 67 to 68t deep. So, we have a 30- foot deep residential apartment unit. We have a six foot wide corridor and then another 30-foot unit. So the cadetsing units generally sit along the
corridor, right? Uh so what we're saying is that those cadetsing units are set 25 to 30 feet back from the parapit. So if I hold an object here that's 42 inches in height and it's set back 25 to 30 feet from this edge. Again, walking and driving around the building, you
wouldn't perceive them. >> Um >> to the we could certainly screen them. In my experience, sometimes when you provide screening continuously around it, you're calling more attention or greater attention to those units. Um, the screening does.
>> So, I just want to just make it for the record that there's not going to be any power like the power is not going to be protected by anything that the equipment is going to be in the center and while you're driving, no one's going to see at 50 ft high >> immediately adjacent to the site. I mean certainly certain sight lines uh uh
>> way down the road if if someone clears trees on an adjacent site that's a much longer sight line but but a reasonable sight line uh you know within within a couple hundred feet uh no I mean we wouldn't p um expect that you would see that >> perfect thank you
>> thanks anybody else >> yeah could you restate the number of uh market rate and affordable units by bedroom again >> sure jot them Sure. Be happy to. Um, that's on the cover sheet of the drawing set. But we have a total of 166 market
rate units. Uh, and the market rate units, we have 90 one-bedroom apartment units and 76 two-bedroom apartment units. We have a total of 42 affordable housing units. Four of which are studio/efficiency
units. Four of which are one-bedroom units. 25 of which are two-bedroom units and nine of which are three-bedroom units. >> Okay. Thank you. >> You're welcome. >> Anybody else? >> All right,
>> Mr. Chairman, do you mind if I ask just one question? >> Of course, Andrew. >> It's a little unusual. I know on the on the affordable units the So, what are the Does the studio meet the minimum requirements for like for the size of the unit? Yes.
>> Really? >> Yes. >> Because I haven't really seen quote studios in the affordable world. I've seen onebedrooms. I haven't seen >> studios. Uh we've designed many. And specifically, if you look at the U-Hack regulations, it says uh no more than 20%
of the units may be >> efficiency or oneb uh or onebedroom units. >> The minimum unit sizes uh defer to um >> the neighborhood. >> The neighborhood, right? and and so these conform with that. So we are
greater than the minimum uh sizes for efficiency one, two, and threebedroom affordable units. >> Thank you. >> You're welcome. >> Okay. Uh any questions from members of the public? This is only questions again for the architect.
>> Questions only. I cannot stress that enough. Hello again. >> Hello again. >> This is Nick to 424 Conover Street. >> Nick, how you been the last couple minutes? Good. >> Thank you. >> All right. Good. >> I didn't understand. >> How you been? >> Oh, I'm okay. >> Good. Good. Good.
>> All right. Uh you mentioned that a um view of the roof being now 50 over a little over 50 ft high in a reasonable location would not be able to see it. Will I be able to see the cooling units uh for my residents
>> which is more than 200 ft away. >> I've lived there a lot longer than this has been planned. My understanding is your residence is the first residence >> the last on the road. >> The last on Conover adjacent to our site bordering this property. >> That's correct. >> Okay. So
the closest point of our building to the closest point of your house is approximately 230 ft. >> So I would be able to see the roof units. >> No. So what what we were saying is the roof units are set 20 to 30 feet back
right from the roof edge. Uh, and sighteline diagram. I I don't believe that you would see that from from from your from your backyard. Again, if we looked at a sighteline diagram right there, there's no way. >> What do I s
do it? >> That's an elevation. >> Okay. But what what that's the southern side of the building. >> This is the front. This is the front of the building. >> Okay. Where is Route 9? at >> So So if I'm looking at this elevation right now, Route 9, >> you got 50. Okay. So, I'm I'm on the
other side. I'm on the back side. >> But we could use that elevation. >> You want to go to the >> not going back to where we were? That was fine. >> So, >> see that thing on the roof? The gray thing on the roof. Is that something I'm going to see >> this? >> Yeah.
>> No, I don't believe you would see that. >> Again, this is a 2D flat elevation as opposed to the section. So, you have to draw a sight line 200 from a corner of the building 230 ft away. closest point of your structure. Right? Again, this is
set that far back. So, an eye level is here. I'm approximately five. My license says I'm 510. I think I'm a little less, but uh my eyes are here. And if I'm looking up, right, you're looking through sight line diagram wise, you would have to look through this building in order to see that. From from a sight
line diagram, >> I will see part of the building, but not probably onto the roof. There's no way. >> I don't believe so. Again, from sight line diagram, no. being approximately five and a half to six feet height as a sight line. >> But right now when I look out of my driveway, just standing in my driveway
looking that direction, I see the BMS of the BMX track and I can see the back of the old bicycle shop. >> But that's that's that's a different sight line, sir. >> Yes, that's from my residence to where this is going to be. I'll be looking
well depends on the burm and the height of the fence and that I'll be looking about mid height to the building of the 50ft elevation from from the mean of that property right now going up 50 ft >> is close to the top of the trees that
exist right now because the trees are all mostly white oak and and chestnut oak and they're less than 50 feet tall. I'll take your I'll take >> I'm a far my my degree is forestry so they okay the ones that are there are less than 50 feet tall
>> so I'll certainly take your word for it >> okay um you know again no no no disrespect but sure >> I will probably see part of the building that's that's all I want to know is will I be seeing the building that's >> you may and again uh buildings like this require mechanical equipment or purchases for cooling them now the
absolute height of that rooftop of pertinance and equipment is within the permissible building height of the zoning uh And again, I think we've smartly located it. I mean, it's located where it needs to be to feed the building, but my understanding is given the sight lines, those negative views
are going to be mitigated. >> The only thing I would ask this group, this august group here, is we've lived there. There's only there. >> Questions for the architect only. >> Thank you. >> You'll have testimony. Promise you.
>> Anybody else? Questions for the architect. >> Going once, going twice. All right. Um, let's go with planning, Amanda. >> Thanks, Stuart. >> Sure. I >> think we're down to down to one variance
fence. And even though we're going to put it on the burm now, >> still six feet. >> So, we're going to have Amanda talk about that. Um, >> the testimony you give will be the truth, the whole truth, nothing but the truth. >> I do. Yes. >> State your name for the record. Spell your last.
>> Amanda. D A D A R I O. >> Uh Amanda, could you give the board your uh professional qualifications, please? >> Yes, I am a uh certified licensed planner in the state of New Jersey. I have been accepted and qualified in front of this board before as many uh
various boards throughout the state of New Jersey. I have um a master of city regional planning from Ruckers University, a bachelor of science for Ruckers University and I have been working as a planner for the last three years under Christine Capone at Kapone Consulting Group and I have been in the land use
development industry for the last six five to six years. >> We will accept your credentials. >> Okay. >> Um so Amanda based on everything you've heard um I think you know the one thing we should talk about maybe quickly Yes. >> Um is the township's housing element. um
and then touch on the variance that we're seeing. >> Yes. So, the township housing element um the original one I believe it is was adopted back in June of 2025 and then it was specifically remended back February 20th, 2026 to include our site. Um this
was to help township meet its uh fair share obligation. Um the township also did adopt the M8 the ML17 overlay zone. Um again in efforts to help the municipality meet their fair share affordable housing obligation. That is
one of the purposes of the ML17 overlay zone. >> Okay. Oh, sorry. [laughter] I I think we were done. Um All right. So then um now that we've got we got that, let's just talk about the one variance that we're seeking for the uh feds. >> Yes. So we are seeking one variance request and four waivers. Um so the one
variance request it has to do with the fencing height which we discussed previously. Um I believe that the requirement is that the buffer shell consists of two of the following you know mechanisms to provide buffering and as a part of that it says landscape
fencing or walls at least 10 ft high. Um we are proposing again a vinyl fence of six feet. Um, I believe that the request to propose a six-foot fence on top of the six-foot berm meets the spirit of the ordinance because then you are providing at least a 12T, you know, 10
12t of screening right there. Um, and then as far as the waiverss, um, request is curbing ramps um where curbing ramps are required every 65 ft. Um, we are proposing them at the most highly trafficked pedestrian areas. So, we
believe that that's suitable. Um, and then regarding the off- streetet parking space size and drive aisle size, as Mr. Sharifi uh went over earlier this evening, they do meet the RSIS requirements. Um, from a planning standpoint, we believe that this is not going to be a highly traffic site like a
VAWA would be or Quick Check or a 7-Eleven with a high turnover of traffic. Um, it's going to be resident based primarily. A lot of the residents are going to know the circulation of the site. They're going to know how to maneuver in and out of the parking spaces and throughout the site. Um as
well as that is a typical and standard parking space size. Um this day and age we would like to you know keep the impervious surface to a minimum. And then sidewalks as well. We went over that um we are not proposing sidewalks along Conover Street but we are proposing them along the Route 9 frontage where we believe that they
would be more beneficial. Um along Conover Street there are no existing sidewalks um as previously discussed but we will agree to do a payment in lie to the sidewalk fund and then as part of the positive and
negative criteria. I went over the flexible benefits versus detriments. The Ford can permit AC2 um variance under the flexible benefits versus detriments and that means that the benefits of the application of the whole of the whole
application must outweigh the detriments. Um and also as part of the positive criteria um the board must find that the application advances one or more purposes of the municipal land use law. Um in my professional opinion
In my professional opinion, the application um advances purpose G, which is providing sufficient space in appropriate locations for a variety of uses such as commercial, industrial, residential uses. Um because it is a permitted use in the ML17 overlay zone.
Uh purpose E to promote establish establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhood, communities, and regions. Again, the app pin proposes development that is aligned with the purposes of the MH17 overlay zone and meets the density
requirement. And as far as the master plan consistency, again, we are um consistent with what's in the fourth round amended housing element and fair share plan. And we meet the following goals of the 2026
master plan re-examination, which is to continue to be a stable and diverse community through the provision of a balanced land use pattern. To contribute continue to encourage development initiatives along the Route 9 corridor and to encourage and support the
rehabilitation and infill of housing stock where appropriate while maintaining the character, scale, and privacy of the established residential neighborhoods in the township. Good. Any questions? >> Um, I agree this uh this site has been
identified in um the township's most recent uh affordable housing plan as um a site to provide affordable housing units and help meet their fourth round obligation.
Um the ML17 zone was created to allow for the uh creation of affordable units on this site. Um and overall, you know, um the proposed site plan is generally
in compliance with um that zone and um the plan as the site as identified in the housing element. Um so I take no issue with this Can I ask a question about the development um directed to you
specifically and Laura? So I I probably know the answer, but is there a is there a way they they are agreeing to put sidewalks on Route 9? And I think quite honestly from just a realistic standpoint, paying into the
sidewalk fund for Conover Street is a little ridiculous and over the top. Um there is no sidewalks there. They're agreeing to put sidewalks in on Route Nine. Is there a way to kind of I don't know work around that. >> So, I would say no. I mean, the
governing body can wave it. The point of our sidewalk fund though doesn't mean that they're we're collecting. So, to not put it in on Conover Street, they're going to make a payment to the township in Lou. That goes into a sidewalk fund so that the town can fund sidewalk in locations where they think it's appropriate.
>> Yeah. It just I don't know. To me, it's just they're doing it on nine. And I I get it. I understand. It's I don't know. >> I mean, the only I think the only entity that has the ability to wave that contribution would be council if the developer sought that.
>> Yeah. Okay. >> And we probably won't because it's a $10,000 contribution. So, it's probably more trouble to ask for the waiver than it would be worth. Um so, you know, we we'll end up making the contribution. >> Okay. >> Um that is one thing, too. I mean, um,
we we haven't talked about it yet, but this project will require a developers agreement ultimately. Um, particularly because it's part of the, uh, fourth round, so it's going to include all the typical affordable housing provisions. That would likely be something that's in there. I know Laura, there was a comment in your letter about, um, compliance with noise and odor ordinances.
Obviously, we have to comply with all the township ordinances, but that's the type of thing that would be in the developers agreement. So, got it. >> That contribution along with performance guarantees, inspection, escros, that kind of stuff. Okay. >> Would be in there. Any questions for the planner?
Nick, Mark, anybody? >> No. You guys good? >> What she was saying? She was talking so fast that it's just not getting >> she I think she did it on purpose. All right. Um Okay. >> All right. So, I I I thought about this the whole time Amanda was testifying. So, we are going to be um we're going to
amend and ask for preliminary only um based on, you know, some of the conditions that we talked about tonight. Just so we're complete um for purposes of preliminary, I'm going to have John Harter, our traffic engineer, testify. >> Yeah, of course. >> Um so, I went a little bit out of order, but we're going to do that and then um we can we can finish after that. So,
John, you want to come up? >> Thanks, Amanda. You swear the testimony you give will be the truth, the whole truth, nothing but the truth. >> Yes, I do. >> State your name for the record. Spell your last. >> John Harter. H A R T E R. >> All right. John, can you give the board
your professional qualifications, please? >> Uh, yes. Um, I'm a uh senior vice president with TPD. Uh, I've been in the industry as a traffic engineer for over 30 years. I have testified and been accepted in how many years ago and over
160 other municipalities in New Jersey and I am licensed in this state and about 12 at least 12 others and I focus on traffic engineering. >> We'll accept your credentials. Thank you. >> Thank you.
>> Okay, good. So, um, first thing there was a traffic study performed um by your firm, correct? for this project. So, why don't we just talk about that? Um, and then generally on-site circulation and uh however you're doing with DOT with those improvements. >> Sure. I think it's this is a pretty
straightforward application uh in the prior testimony explained uh the improvements in terms of access. There three driveways along uh northbound US9 and we're, you know, eliminating two of those and creating a new compliant
driveway. Uh we're under NJ DOT review right now for a major access permit. Uh we just received comments. We'll we'll be responding shortly. Uh the driveway is, you know, in conformance with the current access code requirements. Um in
terms of a traffic study, it's pretty straightforward. We just have the rightin right out access and the site. uh in terms of the trip generation in in the peak hours weekday and and evening commuter hours generates under what NJ
dot considers a significant increase. Uh we're generating about 80 trips in a peak hour and the state once you're 100 or over or beyond that's what they consider a significant increase. We need a new permit because we're modifying the
access points along the state highway. uh we have a shoulder uh which helps in terms of the you know axel and del into the site. Um we have to comply with DOT's site distance criteria. Uh the the
site layout is is very standard. Uh the site engineer explained that uh we're providing 9 by8 spaces with 24 foot two-way aisles which is is standard in the industry uh meets it recommendations which is the Institute of Transportation
Engineers. Um sorry was that what else did I miss that really those are the basics in terms of traffic. >> I think we just wanted um let's just talk a little bit about on-site circulation and just confirm that no safety issues with on-site circulation.
No, as as I just noted, it's really really a typical layout in terms of dimensions and geometry. Uh we have pedestrian uh facilities at certain locations. Uh we have sidewalk along the site frontage. Uh we'll have a a a
raised island that meets DOT standards and a pedestrian crossing through the driveway uh that will make it clear uh and visible to motorists. >> Okay. Uh, any questions from the board? >> Vehicles?
>> Yeah, I have one. >> School buses. Are they uh anybody consider school buses going in and out of place? >> I'm not aware. I think the the largest vehicle we would expect would be a would be a loading vehicle or a trash vehicle. Um, I'm not aware of school buses that
would enter the site. >> I wouldn't I wouldn't expect school buses to actually enter the site for >> That's what I'm thinking. >> Yeah. Yeah. I wouldn't expect them to. >> Could it could it handle school bus? >> I guess it's a >> good question.
>> Well, that's a good question. So, if if for example something big like a school bus or a fire truck did have to enter the site, can we handle that? >> Right. So what a men from Bowler just explained to me is that and it's standard when they do we do a lot of work with Bowler they will always run
the fire truck for a site so which they've done >> and DOT in their comments also asked for a truck run. They're they're a bit different to get technical but a fire truck really can take an entire driveway when they come in. you're not concerned
with encroachment, but the design vehicle will have to present to DOT. We'll have to be, you know, not encroach and then we'll provide that to the state. >> Come on up, Nick. >> Just questions, traffic questions. That's all. >> Traffic question.
>> Not a problem. Well, you're not Nick. What's your name? >> Katherine Demo. >> Hi, Katherine. >> EMI CCO. Um yeah, my question is is about back with the school buses because where we live on Conover Street, um if you cross over White, the other end of
Conover Street is where Verdana is and the school buses cannot get in there and they drop off all the kids and they all have to walk down Conover Street in order to get to the um >> their development. So the same thing is going to happen to us because the school buses can't get in there. >> How are the school buses going to get in
there? >> Get into our site. Yes. >> We don't I as I said I don't expect >> you are going to have school buses. I you have >> are they is this an adult community? No. >> I don't know what the plan will be for school children to get to the school bus.
>> So they're going to be >> breaking down the fence and coming down our road. >> Well, no, no, no, no. This is a question for the application uh for the applicant. Uh again, >> I think we Yeah. No, great question. Great question. I think they uh they have
>> Has a circulation report been done? You got the answer. >> Yeah. >> Yeah. So, I was just notifying John that we did run a fire truck which will have which circulated the entire building um
school bus is approximately the same. >> If you can um is there a circulation report done? >> There's a circulation uh plan that was provided as part of the site plan package. Okay. I'm going to put it up >> if if every it's it's I'm loading the sheets, but continue to ask your
questions and then I'll put it on our screen. >> Yeah, cuz um No, that that was all I'm asking. And the um you want to do them with the most up-to-date fire trucks because they are getting larger as they build them. Um different things to respond. Um so if you have a circular
report with the fire truck, it would be larger than the largest school bus you have. So that would suffice, but I just want to see if we have that. >> Sure. Yep. >> Thank you. Well, and I guess a question too to on top of yours, Katherine, is um you know, are you guys factoring in
having a school bus stop at that at the property? >> You have to go around the entire perimeter of the property to get in and out. >> Well, I mean, that's not my concern. My concern is there's going to be kids on this property and they're going to have to access a school bus. So, do you have
a safe means of a school bus? I'm not saying entering the property, but a a school >> stop. >> Yeah. bus stop basically at the property. I think it's something to consider >> or was it figured in as far as your peak hours? >> Yeah. So that's I mean as the engineer that's more of an operational question.
So I can't testify to that. All I could testify to is we've we've run what we feel is the most restrictive vehicle which is the fire truck that which can circulate the property. >> Yeah. >> Well, let me let me jump in and say that I think that that is a perfectly reasonable thing for us to find out and come back on. Agreed.
>> Get that answer. Can I just what sheet is your what sheet is your circulation plan? It would help me. >> So, we'll talk to the school district about that. How >> perfect >> the end of the plan. >> And just to clarify, we we weren't saying that the school bus can't enter the site. WE WERE SAYING >> NO, THAT'S AGREED.
>> Your lighting plan is how you how it ends here. Lighting details, lighting plan. >> Come on up. >> I would say if you have Just state your name again for the record. >> Yeah, Drew Spiro. Um, so with your
traffic study, did you study the two jug handles that are going to be extremely used for this? So, the one at um Sunnyside because they're going to have to come around to get back into the building as well as the one by West Farms. >> Uh, no, we did not.
>> Okay. Those are pretty busy to begin with. So, >> is there a reason those were not put into the traffic study of that? I mentioned the being below a significant increase >> and that's the reason >> if we were doing a study for DOT and and we exceeded the 100 trips at those locations we we would have studied
>> okay well >> would the school bus that wasn't factored in >> put it over >> no because that would be a single trip >> well >> or two say in a peak hour so that's not going to >> no it's more than 100 peak hour trips
and again that that's not going to push it over it's not going to hit that threshold told. >> Okay. >> How many you're at? >> Uh 80. >> 80. >> Okay. >> Is that the only thing that gets considered in this whole thing? Not the fact that >> I mean,
>> it's very interesting, sir, that you bring this up because I I've been up here for 10 years and the So, from a planning board perspective, off-site traffic cannot be factored into our determination of it's if it's um
approvable or not, right? We can't we we take in the safety of the ingress and the egress to the site. >> Okay. >> So, whatever's going on at that jug handle and you you may be very right that it's people are going to be using those to access this property, right? We can't take that into consideration. Our consideration, our jurisdiction is the
ingress and egress to the the property and its safety. That's all that we can consider. >> Okay. So, >> Mr. Chair, members of the board, I just wanted to draw your I did find the this is the fire truck turning plan >> and they also have a garbage truck turning plan.
>> I don't know what critters or like mosquitoes do. >> So this would be >> truck coming in >> maneuvering the site. now because it's >> and coming out >> generate your triggers on the traffic
>> it doesn't generate the necessity >> what I think the but with fire which I I'll def I mean we can hear about fire as they indicated they're going to meet they're only seeking preliminary they may request a wider driveway because when you look at it here
>> while it can maneuver the internal circle the movement to get in and out is going to encroach a little bit so that would be What my sense is what they're going to require is that that driveway get a little bit wider so that we don't have a conflicting movement into the >> Absolutely. And when they do the um
these circulation reports, a lot of times they use the fire engine, which is typically, you know, seven or eight feet shorter than the fire truck, which is also responding. So, but they're going to have to meet with um the fire anyway to uh go over a couple other things
anyway. So, I'm sure that'll be included. >> Sound like a fireman. Sorry. >> Sound like firemen. >> Um, all right. Any other questions from the public for traffic only? Seeing none, I will
close the public portion. Steve, what do we got next? >> Um, so that's it. So, I I just want to go over what we're what we're talking about now. So, we're going to um we're going to withdraw the request for final approval. We're going to amend um our application to seek preliminary only. Um I I could go through the conditions or
we could do public comment. Um I mean >> I wrote down Andy probably said >> so we got the fence the fence def the fence on the burm right >> we're looking into the lock box of the safety gate >> we're let me go through I have it >> so we got uh fire and police review y we're going to have to do
>> um sixoot fence on the top of the burm is a modification we'll make uh we're going to have to revise the plans to comply with uh Laura's engineering review letter all the technical comments um we're going to review the burm that we was proposed in the uh >> the drainage on the drainage on the
>> back side of the burm to uh try to mitigate that on site. Um we're going to provide a detail for the ballards um an architectural detail for the ballers, a detail for the gate. That's the Knox box. We provide a detail for the gate so the public can see. Um developers
agreement we talked about which um will be a condition of final as well, but um you know that that's a condition and I can work with Andy on that. Um and then the uh school bus. Um we're gonna investigate whether or not uh either that would be required on site or what's going to happen. >> Okay. >> That was what I had as uh Yep.
>> requirements of a preliminary. >> Are we missing anything? I don't think we are. That's what I have at least. >> Um All right. Now, uh yeah, I'm going to open it up to the public while you have all of your professionals here. Now, Nick, Mark, this is your time to shine.
All right. This is where you get to ask, comment, you know, um put your opinion on the record. Um this is your time. Um anything dealing with the project and just for for the record for the
folks on Conover, this is for this is of tonight for preliminary approval only only. This is not for a final approval of the project. um because there are some stipulations that were just discussed that need to be um taken care
of and rectified. So Nick, the floor is yours, my man. >> Cameron, do you want me to swear in the >> Yeah, I'll swear. I'm good. >> Well, don't swear. We just need to swear you in. >> You swear the testimony will be the truth, the whole truth, nothing but the truth. >> I do. >> Okay. >> Uh I thank you for your time tonight. Um
the the issue of school buses is a big one, and I'm sure you're going to look into that. It's more or less the the place where the children are going to gather to enter the buses because we are very familiar with Verdana and how that's done. School buses cannot maneuver through Verdana. But I'm
talking about a full-size 50 passenger school bus, not the little buses. If you going to have a lot of children in here, which I expect you will, you're going to have to accommodate the full full 50 passenger school buses somehow and a and a place for them to uh gather to get on
and off the buses. Route 9 is not a place for that. You don't want them out there. Uh the drainage, that's a big issue for us on on Conover Street. the the view the the plantings uh could be very beneficial to us if we could get a
nice screened planting because we've been looking at woods and a bicycle BMX track since we've been there and gentlemen in the back have been there longer than I have. Um it's been a very peaceful and nice place to live. It's been yeah it's noisy but it's kid noise.
It's you know having fun kid noise. It's not uh bus not not 200 car parking lot. Right now we're going to be dealing with a actually I think you said 300 car parking lot there. The lighting is going to affect us because you know it's a
fourstory 54 foot building now and my my house is only twotory house and I look straight out like this towards where you're building this. It would have been nice if we got to meet with your group. you know, we're there's only seven
houses on the street, but we are living there for a long time. And uh if we continue to live there, it's going to be uh a change for us. Uh we just hope the board somehow
endows them to take into account the people that live there. Now, I know it's not on your site. It does. Our living doesn't affect your site, but your site affects our living. And we really would like this board to consider the fact
that you know it's it's a oil and chip macadamcoated one and a half width road and it's what we have. Uh the town has been very good with plowing. The town is good, you know, picking up the branches
and stuff like that, but that's all we don't even have a street light. We do have all the lights from the BMX track and now we're going to have a lot of lights. Although some shielded, you also increased the candle power over over three times from 0.2
something to 1.25. >> So you did change the lighting unshielded three times. Increased you increased it by three times. Uh that will affect everything I see. It's going to it's going to be a bright spot in my front
door. I open my door, I will see everything. I will see all your stuff and you've made a very attractive building. Um, I would much rather look at woods being a forester by trade. I would much rather be looking at the woods. I really don't want to see your
beautifully are, you know, your beautiful building, but I guess I'm stuck with it. But please take into account the people on Conover because we've been there a long time. We like it there and we want to continue to like it there. So, Nick, thank you for for
talking. Um, it's been a pleasure. Um, you know, we're all up here to hear you and and listen to your your comments and concerns and certainly the attorney is, you know, you brought up the Burm. They're they're looking to do the Burm. So, they're they're certainly working with you and are taking into account
that you you you folks have been there for a while and you want to keep your quality of life. So >> I I think you have a good group of people, professionals, especially this attorney that's working to do the best they can to to to help you out. >> That's a plus. It would be nice to get a fire hydrant on counter fire that I saw.
Is that you? Would be real nice to get a fire hydrant on counter since we're on Wells and uh it would be real nice to see that. >> Thank you for your time. Appreciate it. >> You got it. >> Thank you so much. You guys could have came up as a duo. It's cool. >> No, no,
>> all right. I like it. >> No, just the existing trees that are on the property on street right now. It'd be nice if they kept them there. They're not getting clear. >> So, if you want to if you look up here, um >> you can't really tell.
>> Um this lighter area >> that all stays. This gets plant. This is the burm area if you can see my cursor and this whole area remains and then this area as we get closer to nine this is all proposed plantings.
>> Um but to I believe this is your property most of not all of this area states >> the pointed area is is is woodland and hill slope it's a sloping down woodland. Yeah, I think it's environmentally constrained too because this is also the
west >> M County Park system. >> Yeah, but none of those trees will be touched. This is the area, if you see my cursor, that would be planted. That's the burm. >> It's going to be that that area that >> is going to be planted on the outside of the fence or in the inside of the fence. >> Well, what the board agreed to was to
actually put the burm and put the fence at the top of the burm. So, the fence is now going to be the top and it'll be planted to the sides of the burm. >> Right. >> Okay. And the um like you said about the road, I mean the side of the road is really bad. So there better not be any trucks.
We've had snow plows get stuck there and everything else because our road is >> not great. >> Well, we we agreed to we agreed to that as a as a condition. Also, I should have mentioned that, but that will be part of our developers agreement. So, we'll we'll make sure for construction access. >> We don't need sidewalks. Thank you.
>> Thank you. Drew, welcome back. >> Thank you. Um, just I mean, I'm not going to repeat everything everybody else said about the in just the changing of our whole environment. I mean, four stories, it's not that many four-story
buildings in Owl, let alone right on top of our residential, right? I mean, my house is two houses to the right of this if you're looking at the picture. So, Um, you know, people are going to be looking into my pool probably. Uh, the the gate in the back though, is that I
know it's locked and everything, but will pedestrians be able to go through there? >> They'll have a detail. I mean I mean they'd have to be towards the back. I mean, my sense is yes. I mean, the emergency gates I'm used to seeing, they're usually metal. >> No. I mean, I see everyone coming.
>> So, you could go around it. Um, but I don't know if you're Yeah, you wouldn't have a fence because you have the gate. So, it's probably fenced to the gate. >> So, that's a detail that they'll provide. But the honest answer is >> it's just a nice someone can get around people
>> walking down my street from a security perspective or concern, right, to go to it's an easier way to go to Wawa. I mean, Wawa's right on the corner of Hawaii in there, you know. Um, so that's one of the concerns as well as people parking on Conover to
walk out the back way. >> I don't think Connover is wide enough to support >> agree it's not >> right. So to stop people from >> it is a public street. Um, so one, it's a public street. So that would require an ordinance. Um, but I would also defer
to township officials. I don't think it's wide enough. I mean, even on this imagery, we see cars parked there. Um, I don't know that it's wide enough to support on street parking and two-way circulation. >> Yeah. Okay. I mean, it's Yeah, there's no there's I mean, there's not a culde-sac at the end to turn around. I
mean, we've get uh the plows get stuck there all the time and stuff, so be another concern of it, right? Um, and then just just in general, right? It's a lot of people put into a I mean,
it's a small area. 8 acres sounds like a lot, but you're putting in 200 places people live, right? That's 500 people plus that are going to be there. That's just a lot of people that are added to a small area.
>> Thank you. >> Thank you, Drew. >> Mark coming up. >> You good? Well, you don't have to say anything nice. It's just that you get it out. >> It's like you're killing us. You guys didn't protect your
people. >> I'll come up if you're if you're going to talk. >> There'll be other days on the >> Okay. Look forward to it. >> All right. >> Um, anybody else from the public?
>> Seeing none, I'm closing the public portion. Steve? >> Um, no. So, like I said before, um requesting preliminary approval with all those conditions we noted, um we will with respect to that last comment, um we will take a look at the gate and the detail that we're using for that. I'm
not exactly sure what that's going to look like yet, obviously, but um >> you know, we'll see what we can do to try to limit pedestrian access out that side uh in addition. So, I [clears throat] wrote that down in my notes also. >> Okay. Um, you know, we'll we'll look, it's it's always a conflict, right, between um township's got a affordable
housing obligation. This is one of the sites identified and we've also got to try to, you know, work with our neighbors to make sure that everybody is >> No. And I I give you credit because you're certainly um you know, you're going far beyond. >> Yeah. So, we're we're going to do what we can to uh address those comments, but I think that um you know, suggestion for
preliminary approval is a good one. So, we'll um we'll ask for that and uh try to wrap these things up and come back for five. >> Got it. All right. Um at this time, uh I am entertaining a motion for approval for preliminary um
preliminary only. >> I'll make a motion for preliminary. >> Dylan, Mr. Bato for the motion. Do I have a second? >> Second that motion. >> Mr. McNicholas for the second. Lisa, roll call, please. This is for preliminary only.
>> Mr. Bo, >> yes. >> Mr. Freriedman, >> yes. >> Mr. Gimble, >> yes. >> Mr. McNicholas, >> yes. >> Mr. Mercer, >> yes. >> Councilman Rebell, >> yes. >> Mr. WTO, >> yes.
>> Miss Core, >> yes. >> Chairman Huzzer, >> yes. >> Motion carries. >> Thanks everybody. >> Have a good weekend. >> You too. >> Thank you. >> Um Christine, I don't know if we need do we need to talk about master plan or
anything. >> I don't have any updates for you. So, >> that's fine. Thank you. Um, >> defer to August. >> So, we we have two meetings in August. Um, just so while we're all here. Um,
I think we've all been doing this long enough that we know how the month of August works. So, I will not be surprised if one of those meetings does not happen. But, let's be um >> let's think good thoughts. So, if I'm correct, are we meeting August 6th and
August 20th? >> Okay. Does anybody know of right now have any conflicts the 6th or the 20th? >> Sixth for me. >> Conflict. >> My understanding was a lot of people had a conflence on the sixth. >> Yeah.
>> Um All right. >> Definitely a conflict. I am not one, but >> I would say it's important to get a quorum here on the six so we can get that ordinance for the data centers. >> Uh please email me or text me or I'll I'll reach out to Dan. I know he's back,
but um if you can't be here on the 6th because >> it's a it's an important meeting, but I understand summer families, vacations, money. I get it. Um all right, at this time I will entertain Oh man, almost 10 o'clock NCIS night. All right. Motion to
>> adjourn.