Heat. Heat. I can't tell if it's recording or not, but we're going to go ahead. Howell Township Planning Board. 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 and also posted on the township website. On January 8th, 2026, a copy of said notice
was handd delivered to the clerk of the township of Howell. 3. On January 8th, 2026, a 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 your safety, please be advised that this facility is designed with two emergency exits which are 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 Howell Township TV77. Thank you. >> Roll call. >> Mr. Bato
>> here. >> Mr. Freriedman >> here. >> Mr. Gimble >> here. >> Mr. Greenfield I have not heard from. >> Mr. Carbonic >> here. >> Mr. McNicholas >> here. >> Mr. Mercer >> here. >> Councilman Rebel >> here.
>> Mr. Wco >> here. >> Miss Kerr was excused and chairman Huster was excused. So, Vice Chairman Mercer will take over the meeting. You have a quorum. >> Let's stand for the pledge of allegiance followed by a moment of silence for the
men and women overseas here and abroad. I pledge allegiance to the flag of United States of America and to the republic for it stands nation under God indivisible with liberty and justice for all. >> Thank you.
>> Okay. We first have the approval of the minutes. Um, eligible voters are Mr. Bato, Mr. Gimble, Mr. McNicholas, Mr. Council Member Rebell, Mr. WCO
minutes. >> Motion. >> Motion. >> Yes. >> Second. >> Okay. >> I have a motion by Mr. Yeah. And and second by Mr. McNicholas. >> Thank you. Mr. Bato.
>> Yes. >> Mr. Gimble. >> Yes. >> Mr. McNicholas. >> Yes. >> Councilman Rebel. >> Yes. >> And Mr. Wetco. >> Yes. >> Motion carries. Minutes are approved. Thank you. >> Any correspondence? >> I have no correspondence this evening. >> Okay. Go right into resolutions. Case
number SD 3028. Bill and Pamela Hill. Resolution granting submission waiverss. Eligible voters are Mr. Bato, Mr. Gimble, Mr. McNicholas, Council Member Revel, and Mr. WCO. >> Motion to approve.
>> A second. >> I'm sorry. Who was the second? >> Me, Mr. Gimble. >> Thank you, >> Mr. Bato. >> Yes. >> Mr. Gimble. >> Yes. >> Mr. McNicholas. >> Yes. >> Councilman Rebel? >> Yes. >> Mr. Wo? >> Yes. >> Motion carries. Resolutions
memorialized. Next we have case number SP1145 Vander Industrial Partner LLC resolution granting submission waiver eligible eligible voters Mr. Bato Mr. Freriedman
Mr. Gimble Mr. M Carbonic Mr. McNicholas myself Council Member Rebell do I have a motion >> I'll make a motion >> I'll second >> Mr. McNicholas and Mr. Freriedman
second. >> Mr. Bato. >> Yes. >> Mr. Freriedman. >> Yes. >> Mr. Gimble. >> Yes. >> Mr. Carbonic. >> Yes. >> Mr. McNicholas. >> Yes. >> Councilman Rebell. >> Yes. >> Mr. WCO. >> Yes. >> And Chairman Mercer. >> Yes. >> Uh motion carries. Resolutions
memorialized. >> Next we have case number SP10009 A-4 Park Golf LLC. Resolution granting submission waiverss. Eligible voters Mr. Bato, Mr. Freriedman, Mr. Gimble, Mr. Carbonic, Mr. McNicholas,
and Mr. Wetco. Do I have a motion? >> I make a motion to approve >> now. Second, >> Mr. Kimble and Mr. Bato. >> Second, >> Mr. Bato. >> Yes. >> Mr. Freriedman? >> Yes. >> Mr. Gimble? >> Yes. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas? >> Yes.
>> And Mr. Wick? >> Yes. >> Motion carries. Resolutions memorialized. >> Okay. Next, we have submission waiverss. First one is case number SD3030 East 30 Street LLC
minor subdivision with ancel ancillary variance relief. >> Good evening, Mr. Chairman. John Jackson on behalf of the applicant me. >> Okay, >> Mr. Chairman, I'm going to just swear in Laura. Okay.
>> You swear the testimony will be the truth. >> Okay. State your name for the record. >> All right. So, Mr. Chairman, members of the board, we have a April 28th, 2026 review letter where the submission waivers specifically start on the bottom
of page three. This is a minor subdivision. Given the nature of these requests at this time, I take no exception to the granting of these waivers for the purposes of deeming the application complete. >> Okay. Any questions?
Have a motion. >> I'll move that we grant the waiverss. >> Mr. Freeman. >> Second. >> I'll second it. >> Okay. Mr. McNicholas, >> could you guys just make sure you use your mics, please, because I have to pick you up on that audio. >> Mr. >> Can you hear me? Okay.
>> Yes. Okay. Thank you. >> Mr. B. >> Yes. >> Mr. Freriedman. >> Yes. >> Mr. Gimble. >> Yes. >> Mr. Carbonic. >> Yes. >> Mr. McNicholas. >> Yes. Councilman Rebell, >> yes. >> Mr. WCO, >> yes. >> And Chairman Mercer, >> yes. >> Motion carries. >> Thank you very much.
>> Have a good night. >> Next, we have case number SP1149 98 Industrial Court LLC minor site plan application of 98 uh seeking approval to install canopy overloading area to
provide weather protection for loading and lo unloading activities. >> Mr. Mr. Chairman, members of the board, board professionals, good evening all Kenneth Pap on behalf of the applicant and I defer to Miss Newman's recommendations on the waivers. >> Okay.
>> Sure. So, Mr. Chairman, members of the board, as was kind of indicated on intro, given the nature of this application, it consists of a roof canopy over an existing concrete pad. Um, for those reasons, the submission waiverss which are outlined on page three, I take no exception to waving of
those for the purposes of deeming this application complete. >> Okay. Any questions? >> No. Motion. >> Motion to approve. >> Mr. Second, >> Mr. WCO and then Council Member.
>> Thank you, Mr. Bo. >> Yes. >> Mr. Freriedman. >> Yes. >> Mr. Gimble. >> Yes. Mr. Carbonic. >> Yes. >> Mr. McNicholas, >> yes. >> Councilman Rebell, >> yes. >> Mr. WCO, >> yes. >> And Chairman Mercer, >> yes. >> Motion carries.
>> Thank you. >> Then we have SP case number SP1150 Route 9 Howell LLC. >> Preliminary and final major site plan. Uh applicant owner and owner is seeking approval for mixed use residential
development consisting of 52 units. Go ahead. >> Evening chairman and members of the board. Vincado clear J Koby Jacobs here on behalf of the applicant. >> So Mr. Chairman, members of the board, um the submission waivers specifically start on page four of our review letter.
Um this project, there's one item in particular I just want to note. Woodland's management. I ordinarily would not recommend waving that, but this is an affordable housing project where the ordinance does allow um for that portion to be uh waved specifically as it sorry relates to replacement. Um
however, as it relates to item 60, the 2,000 foot downstream drainage analysis, I do recommend that that item be provided. Um but I support the waving of the balance of the items, but the application would remain incomplete until we have that other item. >> Agreed.
>> Agreed. Okay. Any questions? >> Motion to approve. >> I'll make a motion to approve. >> Mr. Carbonic. >> Second. >> I'll second. >> Okay. Mr. B. >> Mr. B. >> Yes. >> Mr. Friedman. >> Yes.
>> Mr. Kimble. >> Yes. >> Mr. Carbonic. >> Yes. >> Mr. McNicholas. >> Yes. >> Councilman Rebell. >> Yes. Mr. WCO. >> Yes. >> And Chairman Mercer. >> Yes. >> Motion carries. >> Thank you everyone. Thank you. Have a good night. >> Okay. And then we have area in need of
rehabilitation hearing. So the public hearing >> just for the record those are actually and as advertised an area in need of redevelopment. >> Uh not area need of rehabilitation. Just just so and the reports reflect that as does the notice.
>> So this is a public hearing to determine whether certain real property located on southbound side of Route 9 designated on the Howell Township tax map. I'm not going to read all these. There's no way. >> There's two reports, Mr. Chair. There's one for the southbound side, which is an
amendment, and then there's one for the northbound side of Route 9. So, we're going to do them separately uh because you have to vote on them independently. So, Annie, do you need to swear me in? >> Sure. >> You swear the testimony to give will be
the truth, the whole truth, and nothing but the truth. I do. >> State your name for the record. >> Jennifer Beam. So, um, as some of you may recall, in in I would say 2023,
the governing body, um, authorized the planning board to take a look at Route 9 south um, almost to Freehold, but not quite all the way to the Freehold border, south to just north of the Home Depot at West Farms Road. and to determine those
properties at front on uh Route 9 were um in need of redevelopment. And that determination was made at a at a public hearing here uh in May of 2024. Since then, uh there have been
additional lots between the basically the southern boundary of that area and Home Depot um that were at the time that this process was taking place were the subject of a zoning board a current zoning board application. So therefore
were not included in the analysis. And so this amendment includes those lots um which uh have been identified uh within the the document that >> I think we should read those in the
record. >> Okay. Well, I'm trying to get to them. >> Yeah. Yep. >> Give me a minute. >> Yep. >> It's block 137 lot 6.01 10 11 12 13 14 15.03 15.04 4 and block 138, lot 24.
Uh they're basically just south of where the existing area in need of redevelopment terminates. Um it does not include the Home Depot shopping center. It it is just north of that and just
south of where um the existing uh area terminates. So in looking at the amendment, it's the first and foremost I want to be very clear on the record and I'm going to say this when we talk about the next area as well. These studies,
both these two studies as well as the studies that you guys approved for um Route 9 north and south south of Lanes Mill Road, which was I guess last year. These are non-condemnation redevelopment designations which means
by law there is no ability for the municipality to use eminent domain. Nobody's property can be taken as part of this process and that's not the intention of the governing body anyway. But this study
initially was done as non-condemnation. And the amendment is also being done as non-demnation and the study that we're going to talk about after this. The northbound side um is also non-condemnation. So I know everyone hears redevelopment. They get nervous that their property is going to be taken
or they're going to lose control. That is simply not the case as to what's happening here. Secondly, this is not a redevelopment plan. This is not the zoning or what we're proposing to take place there. This is simply does the site meet the criteria under the
redevelopment housing law as being in need of redevelopment. It's also important to note because these are lengthy corridors along Route 9, not every single property on its in itself
needs to meet the criteria. But if it's if inclusion allows for the continuity of the corridor, uh it is allowed to be included and we have done that on all of the redevelopment designations that we've done thus far. So when we looked at
these additional lots, you know, there's a series of criteria which are outlined which I can go through. They are um A through H and they range from uh substandard and unsafe buildings,
discontinuence of use of buildings, um land that's owned by the township, areas uh which are dilapidated, a growing lack of uh it's basically underutilization, a growing lack of
utilization of the property. um anything that's been destroyed by fire or any kind of natural disaster >> if it was an urban enterprise zone which of course we are not and then uh criteria H is is smart growth if it if
it would lend itself to smart growth development. So those are generally the criteria that we looked at. And when we looked at those additional lots on the southbound side of Route 9, we found that um those lots meet the criteria under
criteria D, which is by reason of dilapidation, obsolescence, uh faulty arrangement, uh lack of sanitary facilities or other factors that it generally lends
itself to the underutilization of this property. Um and under that criteria along with the balance of the the corridor which um includes criteria a in certain circumstances
I love being micromanaged. It's like my favorite thing ever. Can you just let me get through it before you micromanage it? Okay. um the balance of the area which is not no properties other than these are being added or subtracted.
Um but we have those that meet criteria A you know substandard buildings and you know these are as you get farther north in the town you can see some of the sites like the old Army Navy site and those sites that are you know
underutilized. We also have criteria B which some of those buildings are in not in in decent repair. There are those that are meet criteria C. Um given that they're owned by the county or the town,
obviously criteria D which these lots fall into. And then overall the whole corridor falls under the category of criteria H which would be smart growth in terms of looking into the fact that it's a state highway with you know transportation you know both locally and
and to New York and that the the redevelopment of the corridor is long overdue and uh would lend itself to smart growth. Given those factors and the fact that the balance of this area has already met the criteria, um I would
respectfully request that the board find that the additional lots meet the the statutory criteria to be deemed in need of redevelopment and be included within that overall area. >> So the to be clear, the lots that you
stated, there's other lots on here, >> right? >> There were yes that we you guys already approved. So this is just an extension of that. This is >> this is just an expansion of the of the area that you guys already approved. >> Okay. >> That's why I wasn't going to read all
those. So I think Jen there also I think the way it's listed is because of the northbound. >> Yeah. >> North the north the notice includes both the southbound and the northbound side which is why there's so many additional lots. >> This just focuses on the addition to this area.
>> Gotcha. What's the benefit of this designation? So what will ultimately happen is that a redevelopment plan will be prepared. There is one currently in effect for those properties that you guys designated in 2024 which would allow for
uh mixeduse development which currently is not permitted in the HD1 zone. Any zoning that is comes out of this redevelopment initiative is going to be done as an overlay. The existing redevelopment plan, excuse me, is a is an overlay. um which means the
underlying zoning doesn't go away. The HD1 criteria stays in place. All the uses, bulk standards, etc. However, this is an additional opportunity if they wanted to do mixed use and something that was not originally permitted within the HD1 zone. They have additional
opportunities. In addition, specifically along this corridor, a lot of these lots that have remained kind of stagnant over the years um is a result of the fact that they are
in New Jersey American Water Sewer Service area and the infrastructure from New Jersey American Water is in Fort Plains Road. It doesn't run down Route 9 and not all the lots go all the way through from Route 9 to Fort Plains Road. So they don't have access to the
sewer through redevelopment. You know, agreements and negotiations can be made through redevelopment agreements and what have you to have, you know, maybe one entity that does go all the way to three to four planes brings sewer sized appropriately for more than just their
use. And there should there's incentivized opt opportunities to provide that to some of the other lots along the corridor which would enable them to actually redevelop as opposed to the little homes that you see there now that are kind of in disrepair. Some of the buildings
>> they're condemned, aren't they? >> So the the bungalows were condemned, but some of the small like houses that are just south of like where the Kentucky Fried Chicken was, >> those are still there. >> Yeah. And they're occupied.
>> Some of them are occupied. Not all of them, but yes. >> Yeah. And the Kentucky Fried is on that list as well. >> That's empty as well. Yeah, that's in the existing already designated area. So, that was already identified. >> Yeah, I have a few questions, Jen. Um, >> what has changed between now and the
fall 2025 when we did the last uh redevelopment plan? Um, specifically, why weren't these properties included at that time? like why are they now being lumped in like what what changed in the last like seven eight months? >> So it wasn't 78 months. This was done in 2023 and 2024
>> when we approved the plan was in the >> plan was later but you can't approve a plan for lots that were not included in the designated area >> and at the time I think I don't exactly remember when the zoning board denied
the the application but it was in the same time period. So, if the zoning board had approved the application, it would have been a moot point. They would have just developed her that approval. That did not happen. And that's why
um it wasn't included. It couldn't be included in the plan because it wasn't in it's not in the area. So, the area would have had to been amended, which is what we're doing now. And then a plan has to be amended after this step to include the redevelopment plan and the
zoning criteria. they were before the zoning board throughout the entirety of the designation process and then beyond that. Um so it's the timing is about is consistent between when the redevelopment plan for the designated area was done
>> um and the zoning board finally denied the application. >> So So just to summarize that those properties were currently going through zoning with some other applications at the time which is why they weren't >> included until now after the zoning applications went away. >> Correct.
Gotcha. >> I I do remember there was a um application when they wanted to run a sewer line across Route 9. >> Um I don't know what ever happened to that one either. >> So right now there is sewer Route 9
north. So the properties on the northbound side have >> they wanted to cross over. The problem is is that they're not in the franchise area and New Jersey American Water wouldn't release the properties unless they were given >> comparable number of properties to take back into that area which never materialized.
>> Never happened. Okay. >> Um has there been any plans or applications with prospective development uh opportunities for these properties to the township? >> Formal applications? No. But we have seen probably a half a dozen concept
plan applications. Yes. >> So they haven't gotten to you yet. >> Gotcha. Would you be able to divulge like what the manner of those applications were? >> Mixed use. They're mixed use along Route 9 with residential behind if the lot is w is deep enough to accommodate
additional development behind. But we've seen I would say like half a dozen concept plans that have come in for properties on that southbound side. uh utilizing the redevelopment plan zoning. So, yes, it just hasn't gotten to the point where they're ready to make a
formal application to the board. >> Right. Anything with high density or anything like that? >> I mean, they're dense and and we're talking about it, you know, I mean, they're not absolved from conforming with our buffer requirements and the width of the roadways and those types of
things. So, you know, they come in obviously looking for a lot and and then when we go through what the actual requirements will be, the overall numbers are reduced. Um, you know, also they have to comply with parking and
things like that. So, you know, we see a lot of concept plans whether it's through the redevelopment plan or just in general. And most often there are a lot of tweaking um there's a lot of tweaking that takes place before it actually finds its way to a formal application to the board
whether it's this board or the zoning board. >> Understood. Um, and last question. I I guess my main concern is how does approving the area need of redevelopment for investigation report affect our
ability to control zoning overlays for those properties? >> So then a redevelopment plan has to be prepared, >> right? >> And it's introduced by you at the governing body, right? >> So it's developed by the governing body and so you get to set the standards. You get to set the density, the height, the
coverage, the bulk standards, all of those things. That falls on to you as the governing body. It will come to this board for consistency like any ordinance and then a public hearing back at the governing body. So, you would be approving the zoning, the overlay zoning. >> So, there there's no chance a developer
or the owner could file suit if we when we're going through that process are not allowing certain zonings in those zoning overlays before the plan decision. I mean, anyone can sue you for anything. You can't prevent someone from suing you. You may come back with a
redevelopment plan that allows for whatever and they don't they want something other than that. I'm not going to I'm not going to say they're not going to sue you. They might, but redevelopment gives the municipality a lot more control over how something
looks, where it's located, how it's laid out, how it fits into the character of the community. You can dictate ownership versus rental, which you cannot do in traditional zoning. You can say this building has to be at this location and
has to look this way. You can get that specific in the redevelopment plan. So, it provides a lot more control than traditional zoning that says in this zone, these are the types of things that we allow and here's the parameters. And you don't really get to shift things. I
mean, you can ask and most people are accommodating, but technically, if they're compliant, you don't really have the right to redesign their project. Here, you can sit there and control exactly what happens. You know, you don't want rentals, you can require them to be for sale. You don't want for sale,
you can require them to be rentals. you can require the facade of the building to >> and councilman if I could just add under the redevelopment law the the township then the redevelopment plan usually states that you have to enter into a redevelopment agreement with the
property owner developer. >> So you that's the other control you would have the count the township would have uh through redevelopment that you wouldn't have under traditional zoning. So the points that Jen is making are usually then negotiated in a
redevelopment agreement that comes after or with a redevelopment plan depending. >> Okay. Yeah. >> And in there also you can set time frames as well. So if you want you don't want things to sit half done, you can
there can be specific time frames and and milestones that you can set in that redevelopment agreement that would control not just what the developments look like, but how it proceeds through the process. >> And if they don't comply, then it's an enforcement process. Correct. Correct.
>> How would this differ from doing say a full master plan update? >> This is has nothing to do with a master plan. This is a totally separate set of laws. >> New Jersey redevelopment and housing law is here. The MLUL is here. They are not the same. So you have specific in a
master plan which basically just recommends that we zone certain properties certain things. So we have zoning, right? So within the HD1, there's a litany of uses that are permitted and then the bulk standards are here. You cannot control at this
corner. this is what this is this use in this zone is what we want. In redevelopment, you absolutely can say this is what we want at this location. You can control it. It's in regular zoning. You can only say these are allowed. If you comply with these bulk
standards, you're you're as of right. Technically, as a planning board, you have to approve it. Redevelopment, you can control who does it, where they do it, how it looks, how it's occupied, etc. It's completely you have way more
control with this process than you do with traditional zoning. >> It just seems like we keep putting like band-aids on it with all these redevelopments and re-examinations as opposed to just updating the whole master plan and allowing >> separate. It's a totally separate thing. A master plan, comprehensive master plan
and a master plan re-examination report are one thing under the MLUL in which it will say we encourage redevelopment but that doesn't provide the standards the zoning nothing. It has to go through this process designated in need of
redevelopment and then a redevelopment plan comes from that with all the standards. So we could do a comprehensive master plan. This process would not be included. All would have would be a recommendation. Look into redevelopment opportunities for Route 9.
That would be the recommendation. It would not have the ability to designate property or create the zoning. It has to be done through this process, two separate two separate laws. >> I understand. I just I feel like it's
we're going down a certain path here and I kind of want to step back and take a beat. Is it possible we can table this? Is there any rush with this and discuss it further like have another meeting just to go through this and well identify other mechanisms because we didn't really do that. We just kind of
said hey let's >> consider redevelopment uh lump it into a redevelopment uh with the previous properties on look at other >> we're just following the resolution that you and the mayor and council
>> authorized us to do. So we got a resolution from you authorizing us to do this. So that's why we did it. So if you as a governing body I mean I don't know Andy like we can >> so I I I there there's some of this discussion which I wouldn't want to
discuss in public >> but there are I this there's the southbound the amended southbound and the northbound. There is some uh there are some timing issues in connection with the amended
south this study that Jen's talking about >> which if we wanted to go into executive I could tell you about >> but the I don't I don't think there are any timing issues with the northbound as far as I know. >> Understood. Yeah, I'm I would feel more
comfortable just tableing it and discussing it a little further on another date. I don't know anyone else feels or anyone else has any comments or anything. Does anybody else have questions before we go? >> I just want to be abundantly clear though.
>> This is just to add those additional lots. So like if we table that the existing redevelopment area and redevelopment plan has already been approved. So that's already in place. This is just those extra lots. So I just want to be very clear. We can table it. That's totally up to you. But it doesn't
negate the fact that the balance of this quarter was already designated and the redevelopment plan was already approved. >> No, I understand that. And then I would also before you decide that open it up to the public. >> Yeah, I was going to say I was going to say if anybody's here for that let's but let's get our questions first then we'll
open up to the public. >> Okay. >> Does when when it's labeled an area uh in need of redevelopment, does that open up for more subsidies for the people that are going to be building? >> Definitely financial benefits that individual applicants can avail
themselves to. Nothing is guaranteed, but there are opportunities that are not available through traditional. >> Okay. And are those made known or made available before
people put bids into to uh contribute to the redevelopment? >> Well, so typically under, you know, it wouldn't be a bid. I mean, if you own property in the redevelopment area and then the council approve has an approved redevelopment plan and redevelopment
agreement, then they can make an application for approval. I think what uh Jen is referring to obliquely is the the redevelopment law allows for a uh pilot payment in L.
Theoretically, it allows for it under law. Um, the governing body isn't doesn't have to provide it. It's just something that would be available under law and it's not in the redevelopment plan itself. It would just be in
connection with a particular application or the redevelopment agreement process >> where that if at all that would be discussed >> and uh based on just whatever evidence and stuff is provided during this public hearing. What we're voting on is just
whether or not these like lots and blocks meet that criteria >> or will be added for the redevelopment and housing law, right? >> Yes. >> Okay. >> The redevelopment plan would be a separate initiative at a separate >> and that's that that's on the council or
the governing body to >> Well, that would that would get referred here too eventually. >> Come here for consistency. >> Yeah. >> Thank you. >> Well, it could start here too. Yeah, >> Jen, you said some of these lots are owned by public entities like the
township or the county. So, what's the implication of the redevelopment um designation for like those properties? >> Nothing. Like this is a this is >> all this is is an entire corridor. So,
there are definitely slivers of land. It's one lot um in the whole corridor in which is actually not in the new amendment. It's in the the area that was already designated and I think it's owned by the county. It's like just a
little piece of it. >> Okay. >> It doesn't really I mean if the county were to ever sell it then obviously the owner would have the benefit of a redevelopment designation. Um otherwise like there's nothing that forces them to do anything. >> Okay.
Go ahead. >> So there's no downside for adopting this. >> No. in my opinion and and in the last iteration when we did this several years ago, one of the things that we did before it came before the board um was
we met with the property owners to just kind of explain what this means, you know, in terms of you're not going to lose control of your property. We're going to do this as non-condemnation. The next step is going to be an overlay. It's not going to take anything away from you. It's going to be
added additional opportunities. Um, and we haven't really had any push back on that at all. >> So, who does this benefit? >> The the property owners. >> Just the property owners. >> I mean, obviously at the end of the day, cleaning up Route 9 and having a corridor that looks, you know, you could
definitely tell when you cross over from here into Freehold and you have that brand new development that's up there. Mhm. >> Um, so ultimately it would benefit, you know, in terms of increasing the the tax base and and whatnot along the Route 9 corridor, but you know, it's a benefit
to the property owners, but it's also ultimately going to be a benefit to the town if the corridor gets kind of a little bit of love. >> Well, that's the idea behind the redevelopment law to encourage redevelopment of underutilized properties. So that's uh that's why the
legislature in part adopted the statute. >> So basically the town really gets more control over the development than under traditional zoning laws. >> Correct. >> Because if somebody comes in with a plan that meets all the requirements of the zoning, we can't turn them down.
>> Correct. >> Whereas with the redevelopment agreement, we have some control above and beyond the zoning. >> Correct. So I I see a note here about study referred to as study area. What area is
that? Is that these? >> So this existing study area goes from like the florest all the way south just to north of these lots. Right. >> And then this is amending the area to include these additional lots. >> So it's called a a area in need of
redevelopment study. So the study area would be those lots that are included in the area in need of redevelopment. >> Okay. >> Any other questions? All right. I'm going to open up to the public. Anybody here for the area in need of rehabilitation hearing?
>> Redevelopment. >> Redevelopment. >> Typo on my part. Sorry. >> On this on the amended on the amendment. Yeah. Go ahead. >> Good afternoon again everyone. Uh Vincent Scrubby off Jacobs. So I'm just here. My office represents a property
owner who owns properties within the redevelopment study area. Uh this person also owns four of the lots not included in the study study area. >> You're talking about You're not You're on the wrong one. >> Am I? >> Yep. >> Yep. So this is this is the amended. >> That's the next one.
>> That's the northbound side. Anybody for the redevelopment >> on the southbound side for the >> Want to know what's happening with the water and sewer.
>> I think you got to state your name. >> Hi, it's Lou Kosi. I'm I own two lots on that corridor >> recently. Mike, I just want to know what's happening with the water and sewer. there's any updates on that because we we're the property that we're
planning on uh going across Route 9, >> but just that it's it's uh it's very pricey to do. >> So, are you an owner of block 137, lot 601, 10, 11, 12, 13, 14, 1503, 1504 or 138, lot 24 on the southbound side of 9
>> southbound with the Howell office complex 1194 US. So, you're already in the area? >> Yeah. >> Yeah. We filed >> already in the existing. >> Okay. >> You're >> So, they're in this is >> they're already Yeah. >> They're your lot's already in the existing redevelopment area.
>> Yeah. So, we we pulled out a >> You have to state your name if you're going to talk. >> Karasi 1228 US Highway 9 and 1194 Highway 9. >> Are you here together? >> Yeah. Yeah. >> Okay. >> So, we we pulled out the permit. Um, so
for the sewer it's like 300 something thousand and then the water is another 300 something thousand. So it's 700,000 and once we bring it across I know other properties are going to probably tap into that same and it's just a big bill
for one person to carry for other people to >> to connect to it. >> Yeah. That's not really before this board now. That's really a township >> issue what you're raising. >> Yeah. Yeah. So, I've seen where municipalities require other property
owners who want to tie in to water and sewer would pay their prata share through an agreement either with the township or with through you, you know, or your companies, but that's not what is before this board. Now, the only thing before the and that wouldn't be a
planning board issue either what you're asking about, but it's only expanding the redevelopment area to the prop lots and blocks that were noted. That's the only thing right now before this board. >> So I would suggest contacting the
township, you know, community development. >> I would call Justin Yoast. He's a township engineer. He would know sewer and water issues. >> Future plans or whatever. >> Anybody else? Good evening, Mr. Chairman, members of
the board. Again, Kenneth Pap on behalf of the owners of lot 6.01. This is the large property that is behind most of the properties on the Route 9 corridor. This is the property that was before the zoning board for two years and for the reason that it was not the reason it was
not included in your original redevelopment plan was to allow the application at the zoning board to play out to a conclusion. While that was before the zoning board, the redevelopment area went before the governing body and was created and this lot was left off. Our clients own and
control most of the small properties that are along Route 9 in front of it. And as was mentioned earlier, connection to Fort Plains requires access to the properties that are behind all those small lots. This is that property. This is that lemon wedge property that's
behind I think about seven of those properties. and adding it into the redevelopment plan is really a material element of in bringing the redevelopment plan to fruition. When all the properties are are brought before the board as a single large parcel, there'll be access to the utilities that in Fort
Plains Road. >> The clients that we represent and own the properties are very much in favor of going forward with a redevelopment plan, working with both the governing body and the planning board. We'd ask that you consider favorably putting that lot into the redevelopment plan so that can be
carried out. Thank you. >> Well, for the record, it is on there for discussion. So, um Okay. Anybody else from the public? Okay. I'll close the public portion. Um does this do you want to take this back
to the council or what what's your what's your thought and or have further discussion? What do you mean? >> I want to table it to discuss it further with the council >> before the board, Mike, or before the council. for the council. >> Okay. Cuz then they would have to withdraw their request. I mean, if
>> right because you adopted a resolution sending it here. I mean, you could do what you want. They could Okay, but I'm >> Yeah, that then if that's the the action that needs to be taken. Yeah, please. >> So, we want to >> make a motion table. >> Make a motion to table it and and but do
we want to we want to bring this up sooner than later? You know, because you said there's councilman, you said there's a possibly a time restraint on this or there is no time restraint on this. >> Well, there were other issues that I would talk about, not in public, but >> Okay. >> Okay.
>> I mean, we we have a meeting Tuesday. We could talk about it in pre-aggenda on Monday, which is >> Do we want to have an executive meeting tonight after all these other ones >> or do you want to talk about it? >> I guess we could. Yeah. Well, if you're going to carry it, we could do it at the
next meeting. I would just say if you're going to table it, we'll make sure that you know because we had a notice this redevelopment law >> and and and on the you know it which was done properly and we would have to you know anyone here for
>> action tonight you know to come to whenever the next date is you're going to take >> what's our July >> July 16th >> put it on for that so we make public notice to to uh >> we'll be able to get through it by then. Okay. Do we needed to make um a motion to do that? Okay.
>> Table to that date. >> Okay. >> Councilman Rubel, do you think it would be wise then to table the northbound side as well? So, we might as well table both of them and carry both of them to the same date and then we could we have a pretty hefty agenda after after this. So, we could move on.
>> Thought process, right? Both of them. >> We have to make a move. >> Well, let's I would since Jen only talked about the one, I would do that separately. Okay. This way we'll right, >> right? But instead of going through the second one, if this is going to be the result, we just take >> So we can do the vote and then just go
straight to the vote on the next one. >> Well, we would Yeah, we would carry the public hearing. >> What's the next date this year? >> July 16th. >> July 16. >> Okay. So motion to table and carry it to July 16th. >> A second. >> I'm sorry. Who was the second? >> Mr.
>> Mr. B. >> No. >> Mr. Freriedman. >> No. No. Meaning you don't want to table it, >> right? >> Okay. Mr. Gimble, >> yes. To table. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas? >> Yes.
>> M. Councilman Revel? >> Yes. >> Mr. WCO? >> No. >> And Chairman Mercer? >> Why do we want to? >> Yes. >> IBS is three. >> Okay.
>> Just analysis. The motion carries. The redevelopment hearing is tabled and carried to July 16th >> with no further notice. So anyone here or listening in the
public uh who wants to uh you know comment further on the well the hearing was closed but if wants to come and watch you know come and participate or listen to the hearing on this study should uh come on July 16th.
>> Okay. Yeah, >> I'll vote on the northbound side. >> Okay. >> You need to make a motion on the other one. >> Yes. So, I mean, so Mr. Chairman northbound or we could Where are the lots and blocks on the other one?
>> So, you want to include the northbound and we'll >> you want this one? >> Yeah. Just announce like the lots and blocks. >> Yeah. The second area that um we were charged with looking at is Route 9 north from
White Street, which is basically just north of the Wawa all the way to the Freehold border. So that includes block 130, lots 30, 31.01, 1 35.02 36 37
38 39 40 41.01 44 45 45 49 51.01 51.03 Block 140 lots 1 2 3 4 4.01 5.01 Block 142 lots 1.02 1.03 1.04 1.05
4 8.01 1 11 12 1314 Block 142.01 lot 2 209 block 143 lots 21 22 23.01
Block 144 lot 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 1 113 114 115 116.01
11718 119 120 121 1223 124 and 125. Those are the lots from White Street to Freehold border that front on Route 9. I know that there are at least two
individuals that have reached out. I spoke with Mr. Malfuri from this gentleman's office earlier in the week and then we received correspondence from another attorney um >> that Mr. Rabano's communicating
>> correct and those properties there's additional lots that their client owns or is in common ownership with those lots that front on Route 9. So with your permission, I would recommend that we at least while the governing body is having
these conversations on whether to move this forward or not, we should have conversations with these individuals to see whether or not it makes sense to if they say yes to include it. I would rather know before I get here to do it
with you than >> do it and then have to do it again. So, I would suggest if because it seems like they're going to table the situation that you just let your client know or have your your office reach out to Andy's office and we can sit down and go
over the additional lots. And the same goes for Eileen, the individual that sent you the correspondence. Um, so that is would be my recommendation. >> Okay, that's fine with me. >> Good with that. When's the next council
meeting? Tuesday. >> Okay. >> Okay. >> All right. Motion. >> Yeah. Motion to table to July 16th. >> We don't need to open it up to the public. Correct. >> Well, no, but on the 16th, then we will conduct a hearing
>> on the if if if assuming, right, >> the status quo remains, then you would conduct a public hearing, right, >> on July 16th. >> Okay. Okay. Sounds Sounds good. Okay. >> We still need you have a a motion. You need a second and a vote. >> Second it. >> Okay.
That was Mr. Nicholas, >> correct? >> Yes. Yes. >> What's this motion for? >> To this is grouped together for the >> to carry the northbound second to carry. >> So they're going to talk council is going to talk about it. >> Okay. >> You know, this is the table to second session.
>> Second. >> Ready for vote? >> Yep. Got it. >> Mr. B. >> Yes. >> Mr. Freriedman. >> Yes. >> Mr. Gimble. >> Yes. >> Mr. Carbonic. >> Yes. >> Mr. McNicholas. Yes. >> Councilman Rebell. >> Yes. >> Mr. WCO.
>> Yes. >> And Chairman Mercer. >> Yes. >> Okay. So, >> so if anyone's here for the redevelopments here for the hearing on the redevelopment area designation for the lots and blocks, Miss Beam read into the record from White Street to the Freehold border. There'll be a public
hearing on July 16th, 2026 unless there's different direction from the council, but um no further notice will be required >> at 7 o'clock >> at 700 p.m. on July 16th. >> Thank you.
>> Okay. Next case number SP117 Dr. Horton En the Enclave. Extension of time. Extension of time on preliminary and
final site plan. Okay. >> Mr. Chairman, John Junk with Jano Helen Cece Lupo on behalf of Dr. Horton. This is a request for extension of approval that was granted on April 4th of 2024.
This would be our first request for extension. I can report to the board that our clients have been working through the compliance issue and there's one remaining permit to issue. That's the uh TWWA permit and uh we anticipate that would be issued by August or in
August of uh this summer. I think that uh the statute certainly provides for this uh extension. Our client has been diligently working through the project. You may recall that uh 458 units total >> though there's been a lot of uh back and
forth with the state agencies >> but only the uh only the TWWA remains >> I can imagine. >> So those have all gotten uh taken got they have all received approval and that will get approved. It's just working its way through the review process >> D
and all that. Okay. Um any questions? >> It's for one year. >> How John? What's when does it expire and what date are you looking for? >> Uh >> August. >> Well, this I'm looking I'm requesting our first one-year extension >> from April 4th of 2024 to April 4th of
2027. >> Well, actually, Andy, I didn't say that properly. We were It was approved on 24. >> I'm requesting the extension from April 4th of 26 to April 4th of 27th. >> Okay.
I fumbled that pretty well, didn't I? >> Make a motion. >> Make a motion to approve extension. >> Mr. McNicholas. >> Second. >> A second. >> Mr. Friedman. Second. >> Mr. Bo? >> Yes. >> Mr. Friedman? >> Yes. >> Mr. Gimble? >> Yes. >> Mr. Carbonic?
>> Yes. >> Mr. McNicholas? >> Yes. >> Councilman Rebell? >> Yes. >> Mr. WCO? >> Yes. >> Chairman Mercer? >> Yes. >> Motion carries. >> Thank you. >> Thank you. Have a good night. >> Thank you. Good night. >> Okay. Next, we have case number SP1135,
Starcap Holdings LLC, Councilman PE. So, You're good. >> Welcome back. >> Thank you. >> Good evening, Mr. Chairman, members of the board, board professionals, and public. Kenneth Fe on behalf of the
applicant star cap. Mr. Chairman, board members, this is an application that has been presented to the board on couple of hearings. Um, and I believe that it's a safe statement to say that when we were here on May 18th, we really concluded the entire presentation, but for a very
important factor. We had gone through the the design, the architecture, the landscaping, the lighting, the storm water management. The applicant had made commitments to extend the satis extend the storm sewer a considerable distance along Kent and I actually asked if we
had resolved all addressed all of those to the satisfaction of the board and board professionals and the record will reflect that. I begin by making that statement because this evening we would like to present to you an alternative designed to handle the traffic which is
the issue that remained open. Little bit of a background. We had originally presented the application to the board. The board had asked that we consult with the police and that was something that we did a few months ago. The police had rendered a report. That
report indicated that they felt that it was requ necessary for there to be an engineered response >> and this board indicated that they were not comfortable with the police's report that it wasn't conclusive. When we were here in on May 18th, the
board asked that we reach out to the engineers for the board and in particular the traffic engineer consultants with Laura's office. >> Couple of weeks ago, that meeting was arranged and we met at the property. Mr.
Kennel, who is the traffic expert for the applicant, and three members of Laura's firm who were traffic engineers, met with us. We spent a considerable amount of time ex watching traffic and also talking about solutions. Those engineers rendered a written
report and came up with recommendations that would result in the intersection that is currently not functioning well um being substantially improved. That was provided to us. In response, our team prepared a a plan. The plan is the
one that is up before the board. I'm going to ask that Zeke, who is the Zeke Cullen, who is the design engineer, to be sworn in just for the purposes of introducing the exhibit. I had gone over this exhibit um with Miss Newman and I'd
asked if she would assist us in presenting it to the board. Going to ask if that is acceptable. She is prepared to do so. And then Mr. Kennel is here to go through what are the what we believe to be the substantial improvements. >> Okay. So, he has to be sworn in.
Correct. Zeke was sworn at the last meeting, Mr. Chair. >> Oh, he was okay. >> He was I'll remind him that he's still under and his credentials are on the record. He's still reminding. >> Okay. >> Mr. Cullen, I'm going to ask if you could just identify the exhibit that is
before the board and what information is intended to be presented to the board from the exhibit. >> Sure. So, uh, as Mr. Pave stated, my office prepared this exhibit, um, under my direct supervision. Uh it is an alternate driveway configuration exhibit
that shows uh just that an alternate driveway configuration. Um you'll notice that there's some areas that are drawn in red. Those are the areas that have changed and there's also a little bit of green that is uh to indicate some landscaping. >> So um just real briefly, we've made some
changes to the uh to the left and right turning lanes on Church Road across from the development. We've also made changes to the entrance uh or the the ingress drive aisle on the right side of the sheet here and some changes to the what
what is currently uh the the egress or the exit drive aisle which is now a two-way entrance and exit drive aisle on the left side of the sheet. >> The police report, the engineers report indicated that the the problem was the traffic backing up at the driveway to
the south. This plan shows that to be a very controlled driveway right turn in only >> geometry to make it impossible to do anything else. >> Cross the street, making it impossible to come straight across directing
traffic to the left and to the right and then redesigning the northern driveway to accommodate the the balance of the traffic movements. And if I might, Mr. Chair, I would ask if Laura could Just one question. Did you Did you Are you
still uh considering the um traffic coordinator? >> Is that or is that off the table now? >> No, Mr. Chair, the traffic coordinator has >> I know they have no jurisdiction out on the street. I saw that. >> But the traffic coordinator has been a
boom. The the parents love the traffic coordinator, >> right? >> The operator loves the traffic coordinator. Okay. >> It's um it's going to be part of their business operation. We're in that we're going to do it, but
it's my understanding that we can't rely on that. We have to rely on an engineered solution. >> But that system is working. It's now in place for almost two months and it's just everybody loves it. >> Sorry Laura, I didn't mean to jump. >> Can I jump one more question? I'm sorry.
You started it. So, um you mentioned the police report. I remember that was one of the thing one of the issues from last meeting was there was no written report or we were going to have someone come in. Is there a written police report now with them providing >> the guidance
>> because if I recall it was just like you guys you said you spoke with them and we were looking for some type of backup. >> Two meetings ago. >> One meeting ago we had the written report from the police. >> Okay. Um the written report from the police essentially said we're not engineers and we just observed that it's
working nicely but we're not engineers. >> Got it. >> And chairman Huzer said I want an engineers report. >> So you have the police report that was back in early May. Now you have the report from Laura Milers. >> Got it. Thank you. >> So maybe I can just kind of summarize as
as Mr. Pap indicated on June 9th our office conducted a field meeting. Justin Yos was present um as well as representatives of the applicant to specifically look at the um traffic report the conditions in the field. As you may recall, there was a traffic
report indicated which requested a a four-way stop to be installed and as was indicated when the applicant was here last time, uh township officials didn't think that was the answer and a traffic coordinator what was uh suggested. Uh as
a result of that field meeting, several options were reviewed as it relates to the site. Um and the traffic engineer from my office worked with Mr. Kennel and ultimately um came up with the layout as you see here. Initially, we thought maybe closing the Southerntherly
Drive in its entirety as opposed to allowing a right turn in only. Um but reviewing that with the applicant, we felt that we would then restrict movements for emergency vehicles to enter the site as well as the traffic uh I'm sorry, the um garbage truck. So as a
result of that, um we we did concede that a rightin only movement would be acceptable, but I requested that the geometry be changed so that we didn't have a conflict specifically with traffic exiting Church Road that may want to go straight across. Um, and
that's the exhibit you see before you. In addition, the northerly driveway has now been made to be two-way so that if need be, we have another entry to the site. Um, as well as you'll see the striping modifications at Church Road so that we don't create a conflict making
that only left or right only forcing the traffic to go to that movement. Um, in addition, our our office does support having the traffic on-site traffic coordinator there uh during pickup and drop off times as was testified to. But
again, the sketch that you see before you is one that we in concept do concur with. One of the things I did review with Mr. P. This application is before you for preliminary and final approval. Um, I would recommend that the board only act upon, if you saw to act, only
act on preliminary and that this design actually be fully engineered and resubmitted and final approval. Come back to this board when that has occurred. >> Behalf of the applicant, the recommendations of Laura Newman's office and experts with Laura Newman's office
is acceptable. The improvements onsite and off-site that are shown on this plan are acceptable to our clients and we're if if this board is comfortable proceeding with the preliminary approval only, we're prepared to do the full engineering of the site before coming
back to you. The way is there in that intersection? Well, I said I should say that where Church Street comes in. Is there enough room to do that right now or is that going to require
>> No, as you can see, this is done within the existing pavement. >> Um, I can zoom in. >> Is that Is that going to be like an island in there or something? >> It's just striping. >> So, it would just be striping that would force the traffic to make that left turn or the right turn. What we don't want to have
>> This is a rough cut right here. >> That is correct. Then we what we don't want is someone to essentially tee up and maybe go straight across Kent Road into the site. That's the movement this is trying to preclude. So that's actually shown with striping. It is shown within the existing pavement limits. So there's would be no need for
widening. Um it would also be signed as you see um added on the plan. >> So all in all better solution. Yes, my office is comfortable with this solution um in connection with the on-site traffic coordinator
>> and it's still staff only in front of the building. Staff only parking so that everyone isn't trying to fight for those. >> Remember that was something we discussed last time. >> One of the recommendations with where the staff should parking the staff in the most attractive parking spaces to
keep the people moving away from them is part of the recommendation and we agree to that. And maybe for purposes, we had issued a memo and I do apologize. It came out late. I know Eileen circulated it yesterday, but ultimately that was in our conclusions was that there needed to be restriction of parking spaces nearest
to the entrance to be restricted for staff only. >> Good. Okay. >> From the applicant's perspective, this is an engineered solution. We're pleased that your engineers find it acceptable. That on-site monitor was an idea that
came outside of our our clients, but it's just turned out to be terrific. >> Well, it sounds like it's still on the table. So, >> we're not we're not stopping it. >> Okay. >> It's it's going to be part of the operation. >> Okay. >> Yeah. >> All right. >> Is um exiting the property with a
right-hand turn only, is that not something we could do there? especially being that now it's going to be a two-way traffic at that uh inlet. >> So, what what I would say is we saw no reason to restrict the movement at the
Southerntherly Drive. I think we were talking this is the only exit. Um >> yes, >> with it getting wider, we didn't see any reason to preclude the lefts. We can certainly hear from Mr. Kennel on that, but I I can advise the board that my traffic engineer was comfortable with
that being full movement. Mr. Kennel, maybe you could. >> Yes. I mean, it's it's my opinion that >> So, I'll remind the board that Mr. Kenn is under oath >> and his credentials are on the record and I'll remind that you're you're under oath. If you could just address for the
record. Got it. >> Uh, yes. I mean, it's my opinion that we should have full movement uh left and right turns out of that northerly driveway. Again, remember based on my prior testimony, the Kent road volume drop is significantly lower at that location
because people are going to and from Church Road. >> So based on our level of service analysis, it's appropriate. Uh also approximately probably 70% of the traffic wants to make a left turn to
either go south on Kent Road or go to um Church Road. So that's why in my opinion it'll be appropriate. >> I think you know I know this was very discouraging but you know the level of effort that went into this you know really you know paid off. I think
>> we your police gave us good guidance for the monitor. Your engineers helped us come up with a solution. >> We're comfortable with Mr. Chair. >> Okay. >> And we're comfortable with only asking the board to act on preliminary and charging the applicant to finish the engineering. >> Got it. And just so the board's aware of
that northerly driveway as shown on there has been widened because it's narrower than it is today. So basically we're widening that to provide that two-way traffic movement just in case you go out to the site and look at it. That's it's not the existing configuration. We're enhancing and widening that so you can have the two
two-way traffic. >> Okay. >> Just to get on the record and I know what the answer is going to be because I know Lord's office already looked at it and it geometry the left turn coming out of here. There isn't a blind curve, horizontal curve or sight triangle issues.
>> My coming around from the Wawa over there. >> No, my my recommendation would be both north and south of the driveway, a lot of the trees that are out there. >> They should be limed up. That's what's affecting the canopy is kind of low. So that in my opinion and being out there
so that could be part of this is that we would work with Sherry as far as how we could trim those trees along the frontage to enhance the sight lines. >> What I would say Mr. Kennel is prior to returning for final. I I would like that detail to be worked out the sight lines
shown and ensuring that there's clear sight distance. >> Take the blind spot out. I have a question um regarding like circulation uh because of the new um the new geometry on the southern
driveway. Um can you just put that back into the frame please? Um can you get both driveways in frame actually if you don't mind? Um so let's say there's like I think this is in the southern fire district. Um if there was a fire here and southern fire truck comes down Route
9 south takes the Kent Road um path coming down um south on Kent Road. How is a fire truck getting into this parking lot and getting out of it? >> So what what I would say is that that's one of the things we looked at which is
why the applicant maintained that that Southerntherly Drive is critical. Um, and I I would recommend because this hasn't been engineered that they provide those circulation templates. Um, but that's one of the reasons if you look at our memo initially, we wanted to preclude access. we had the opportunity
to sit with the applicant and that's one of the reasons why we ultimately advise that the southerntherly driveway should remain um just as a one-way in to allow for emergency access >> as well as the refuge vehicle so that they can make a right turn in go to the
enclosure on the northerly end and then exit instead of trying to do a K turn on site >> make a right turn in right but if a fire truck's coming south on Kent Road how is it making a left into that southern >> it's making a left into the northerly driveway. >> How is it getting out?
>> Well, again, it's it's what takes place in an incident like that. Everything is kind of under control, whether it's by police or other fire officials. >> And if they need to exit out that driveway, they'll do it with under uh police supervision.
>> No priority. >> Okay. >> Okay. So, >> I mean, I'm having a hard time physically. It's not unusual, for example, in Manhattan where fire trucks, if they have to, they'll go down the one >> oneway street the wrong way to get to their That's not the issue here. The issue is when we want to leave the site,
and there's enough officials there to help them navigate and get out of the site, in my opinion. >> So, they'll they'll leave through they'll leave through the the southerntherly driveway, the wrong way. >> Fire chief has more than once said the emergency is getting there, not getting
out. >> And and Mr. Pete, would your team be willing um if the board acted favorably prior to final approval reviewing this with our fire? >> Absolutely. I I'm able to keep Brian pro on every
single application that comes before the board and we'll no issue at all. >> So what are you looking for tonight then? >> We ask the board to consider the relief favorably for preliminary only charging us. >> So this is for preliminary only consistent with this and with the and
and with the support of chief department. >> Okay. >> And we're comfortable with all >> any other questions. We probably have to go back. Go ahead. >> Did you have a question? >> No, I'm good. >> I have a question. So So voting um to approve um preliminary on this tonight
is to say that what we're going to see at final is exactly this plan just engineered a little bit. >> Engineered. >> It's not going to change. This is what it is and there's no >> closing off the south and nothing different than that. No, that would then make require an amended preliminary and
final if they made substantial changes. This is the design in concept. What you would see at final would be substantially consistent with that. Otherwise, they would need to amend their preliminary if the board acted favorably >> and they'll have to meet with the fire department again. >> Okay. I have a question though. So when
it comes to the striping coming off um Church Street, can we just make that concrete because I know you're saying no one will not go straight but knowing residents of how if it's easier they would just drive right through and going down. We could
see if a mountable curb I would recommend because my concern is if we make it full face curb or a concrete island um a a fire truck or an emergency service vehicle may not be able to make the movement. Okay. >> Um so I would say that applicants should
consider mountable and that we get those circulation templates as well. >> Thank you. >> And that island will be striped yellow. >> Yeah. If they can't get the movements to work, it would be striped. But um to Mr. Bato's point, he wants them to consider
mountable curbs so that it isn't it doesn't lend itself for someone to drive over the striping. Uh one other thing I did also suggest when I met with Mr. Pap and I do recommend that the board ask for in this case is title 39. So that gives policing powers on the private
site plan. One of the concerns I know our chairman isn't here, but what happens if the on-site traffic controller uh or coordinator caused an issue or they weren't fully compliant? So, I do recommend that the board require title 39 on the site as well. >> We That's fine. That gives the police
full power to enforce all the laws of title 39 on our property. The answer is yes. >> Okay. Any other questions? >> This might be like a foolish question, but we have the authority to um like change road like that.
So, because it's a direct intersection, um we have the authority as this board to make make the request. Yes. >> And and that configuration is generally consistent with what's out there today, just enhancing what's out there and adding an additional sign uh stating
that it's only right turn and left turns as you approach Kent Road. >> Yeah, it's already only right and left there. Anyway, so I I understand what you're saying. I agree. It actually just sort of forces the issue. I agree with the mounted island actually to physically force the issue so to speak.
>> We're fine with it. >> Another question. >> Nope. I'm good. >> Any more questions? I'm going to open it up to the open up to the public. Anybody here for the Star Cap Holding LLC?
Take that as a no. Okay. I know we've opened it up before, but I just want to finalize this. So, okay. Well, yeah, you had to on this additional testimony. >> Okay. All right. Is anybody here for No. Okay. Close that.
>> All right. >> Mr. chair just summarize and >> all of the commitments that the applicant has made the prior meetings, all of the improvements on-site and off-site that the applicant has made and all of the improvements that are shown on this plan to the satisfaction of your engineer and your fire department would
be the conditions of our request for preliminary site plan approval this evening. >> Okay. >> I have one last question. Is it we're still um requiring the traffic monitor as a condition of approval here? >> Traffic coordinator. >> Traffic coordinator. Yes. Yes.
>> Yes. >> Okay. >> Yes. That's still on the on the >> Okay. >> docket. So, okay. Open it up for a motion for >> approve or disapprove. >> I'll move that we grant preliminary approval.
>> I'll second. >> Who was a second? >> Thank you. >> Mr. B? >> Yes. >> Mr. Freriedman? >> Yes. >> Mr. Gimble? >> No. >> Mr. Carbonic? Yes, >> Mr. McNicholas.
>> Yes, >> Mr. Councilman Rebell. >> Yes, >> Mr. WCO. >> Yes. >> And Chairman Mercer. >> Yes. >> Motion carries. Look at your approval. >> Thank you, Mr. >> Chair. Members of the board, board of professionals. Thank you all. >> Thank you >> and good night.
>> Okay. Next we have SP case number SP10009 A4 Parolf LLC preliminary and final major site planularary variance relief for
>> amended approval to eliminate pre previously proposed parking lot and additional swimming pool. >> Good evening Mr. Chairman, members of the board. For the record, John Jackson on behalf of Port Golf. I'm here with engineer Mr. Mark Zelina and architect
Mr. Mike Monroe. Um, we're we're more or less here to uh kind of tweak our plan more than do any anything radical. Uh, we had formerly received an approval for the Carolina House, uh, which is a recreational amenity on Eagle at Eagle
Oaks, and we've made some modifications. as we've uh moved some things around and um in in connection with the course's constant effort and endeavor to continually upgrade and make itself better. So, with your permission, I have a PowerPoint I'd like to hand it out. Um
and then while I'm doing that, if I could have uh my engineer, my architect sworn that might condense some time. >> Sure. >> You guys ready? Do you swear the testimony you give will be the truth, the whole truth, and nothing but the truth? >> I do. >> I do. >> State your names for the record. Spell
your last. >> My name is Mark Zelina. It's Mark with a K. Last name is Z E L I N A. >> Michael James Monroe, licensed architect, 788 Shrewsbury Avenue, Talls,
M O N R. >> Witnesses are sworn Mr. Jackson. Sure. >> Sure. >> This was not online. >> Yeah, that and we we may not even really >> Yeah, it'll be on.
>> Thank you. >> So, um, Mr. Chairman, with your permission, uh, Mr. Zelina will give an overview of the application. Is that is that your testimony? We're not seeking any variances and, um, I I believe, you know, we've had extensive reviews with
your engineer and planner conversation. So hopefully this will be the pretty streamlined uh, application. >> Um, >> so just preliminary and final major site plan. >> Yes, preliminary final >> amended. Preliminary and major final site. >> Gotcha. So, um, I guess it might be best
to start with the, uh, site plan. Is that what we got? >> There we go. Okay. Mr. Selena, you want to give the board an overview of the application? >> My credentials first. >> Oh, I thought you were sworn in. >> I was sworn. >> Well, you were sworn, but his credentials weren't provided. >> Thank you. Um, can you please tell the
board your uh, background, experience, training, uh, in 15 seconds or less, as well as your profession? >> Yes, I'm my name again, Mark Selena. I'm vice president of engineering at WGH engineering. I have a bachelor of science and civil engineering degree,
civil engineering from Lafayette College. I've testified before this board numerous times. Um, received my license back in 1986. So, I have many years of experience. >> Good standing. >> It's a good standing. >> Okay. All right. We accept your
credentials. >> Thank you, Mr. Chairman. Mr. could you please give the board an overview of the application, the zone, the location, what's there now, and basic overview of what we're doing. >> Right. Okay. As everyone's aware, this is um well, I call it parolf. You know, it's
20 Shore Oaks Drive. It consists of block 185, lot 40.14. Now, the entire site contains 235 acres of land, but the application and the amount of land that we're talking about this evening is less than two acres. It's a very small percentage of the
entire site. There's two parts of the application. The one up on the screen is is the northernmost uh portion of the project. Um it's at the corner of Asbury Road and Shore Oaks Drive. I just go over the changes that we're
talking about. First, there was this is a good Let's start with that. We're going to eliminate the previously proposed parking lot at the very northeast corner of the site. was proposed to have access from Asbury Avenue or Asbury Road and uh that was
denied by Mammoth County at the time. There's also a small uh smallcale infiltration basin designed at the top of that parking lot that will will not be required since that parking lot is no longer a part of the application.
We're also going to eliminate that there's a swimming pool that was previously approved or proposed and approved. Um it was at the location of a former tennis court that's no longer being proposed. So the other proposal for a new tennis a new another new
tennis court is no longer part of the application that is shown and pointed to on the screen adjacent to that parking lot. So that >> there we go. that is no longer required. >> The red button, the red button,
>> red button. Oh, there we are. The the Carolina house, which was again proposed and approved in the L-shaped configuration, is still a part of the application, but it's being reconfigured in a more linear fashion. It's going to extend over what where the paved area.
There's a formerly a tent there now, but now there you'll see as we go forward with the application, there's a new configuration for the Caroli Carolina house. A slightly smaller footprint associated with it. There's another pickle ball court. I don't want to point this at anyone
there. This this prior plan shows four pickle ball courts. Uh there's been a fifth court added. We're seeking approval for that fifth court. It's It's right near the location of that portion of the uh the Carolina House. There's the five courts that are that are being
shown. There's an identification sign being proposed at the existing driveway that comes out on onto Asbury there. There was you'll see in the the information provided, the review information that the the sign had
previously required a variance because it was shown on the plans to be set back 8 feet from the property line. We wish to revise the plans to set it back 10 feet so as we can eliminate the variance request for that portion of the application. Thus eliminating any all
variance requests for the application. There really no variances required. Um next you'll see that this this where where' I go here? Oops. The shaded area coming off of Asbury. There's an existing cart path that runs from the
south that winds around in front of the proposed Carolina house and over to um further west into the property that will be widened with an emergency access driveway created out onto Asbury and it'll be gated with a Knox box um you
know for the emergency services personnel to get through there. So there'll be a that uh cart path will be widened so that the fire fire trucks can access through the site to the front of the proposed Carolina house. >> Discuss the widening request to make it
wider. You want to keep it at now or >> um on the plans that that driveway was shown as 20 ft. It's our understanding that the applicant would had requested that it be reduced to 18 feet in width and we would provide a revised plans to
show that along with approval from the fire officials as well. Um if if that if it's amendable to them. Um there's a new the prior plan had a small
in infiltration basin up top and another one where the new Carolina house will be. Uh we're proposing to relocate and construct a new infiltration basin. Uh it's not showing, you can't see it here, but that's at the very corner or edge of
the driving range. The driving range facilities in and around here and they drive we're driving and practice range to the south. So, a little portion of that will be taken up by this small infiltration basin, which is designed to take the runoff from the the new even
though we're not increasing it, but it'll take the runoff from the proposed improvements here. That's the extent of the improvements and the changes to the improvements at this northern portion of the site. If we can go to another slide down at the uh
southern end of the project where the uh maintenance area is right there. Um uh keep going please. Let's see here. There's right there that let's go back one. This was a prior part of the
application. There are two existing maintenance buildings there. And oh, it doesn't show it here, but there was part of the prior application had another maintenance building proposed on the west side of the existing driveway into the site. That maintenance building is no longer part of the application.
that's been been withdrawn. But there was a a a pole barn constructed. It's a kind of an L-shaped pole barn about 70 ft in width, 80 ft in length that will serve as a maintenance garage or storage store equipment under. There's no
utilities to it. It's just for for the storage of uh the golf course maintenance vehicles there. So that um did not was not part of the prior application, but it is part of this application currently. Hope that's
understanding. It's 4,400 square feet. But then then last and finally the this is a good slide for it. There there was an existing um septic system. There's a small residence in this facility and there there was or in this area there was a septic system associated with that
that's being has been abandoned. And then a uh a for a little pump station and a force man will collect the sewage from one of the maintenance buildings that house and run to the north and tie it to an existing sewer lateral that
ultimately goes out to Shuroke is it Shur Oak Drive. Apologize and that's that's the extent of the changes to the plan. Um, no new types of improvements. It's
basically adjust as Mr. Jackson alluded to, we're kind of tweaking what was previously proposed and approved by the board with the addition of that uh pole barn at the bottom in lie of the maintenance building that was proposed at the uh driveway along Cranberry Road.
>> The pole barn that's like in the I called it the back house area. That's where all the equipment, maintenance, and things like that are stored in that area. It's kind of screened off from everything. Yes. >> Right. And the Carolina House, we're actually making it a little smaller as you alluded to to changing around some of the location of the other amenities.
>> Now, um, in terms of the the review letters, you've had an opportunity to go over Miss Newman's letter with her. >> Yeah. And and for the record, there there was uh as part of our zoning data table, there there was u some some information missing and both it occurred
on the planners letter as well as the engineering letter had to do with the total open area and recreational space. Um the ordinance requires a minimum of 60% uh for the site. There is in fact 94% of the site almost 200 a little over
220 acres uh of the of the site remains either open space or part of the golf course or recreational amenities on the site. So it's far exceeds the minimum uh percentage required for both open space and recre both open and recreational space.
>> So in in ter >> I'm sorry go ahead. >> Well there was one other item it had to do with the total building area. Um we did an estimation from from we didn't do survey but you know aerial photography of the total building area on the site. We estimated it's about two with the
proposed buildings as shown on the on the current application approximately 221,000 square feet of building area plan area not not multiple stories which the maximum permitted coverage on the site is 10%. that 200,000 square feet of
building constitutes only 2.1% in per or building coverage on the site. So way under the maximum permitted and for those were two items that were both referenced or requested in the U professionals letters. >> I just want to go over some of the you
know the very basics of the site plan review. We meet all the setbacks with what we're doing. Right. >> Correct. >> And uh we meet all the building coverages. we meet. Um there's sufficient parking. >> There's sufficient parking. Uh all the
proposed uh improvements to the site are are there to serve the existing membership. It's not inviting new uh traffic into the site. The uses on the site are not expanded per se. So the parking that's is adequate for the facility as it now stands will be
adequate for the the future after these improvements are are made. all the uh turning radiuses, everything worked, the drainage works, and we're in accord with the board engineer that all the site typical site things work. >> There are um several technical comments
included in in in the board engineers report that we find no issue with and we agreed to comply with as as part of the uh if this were to be approved this evening. So rather than go through since I we believe that we've satisfied your engineer and uh it's a compliant site
plan, Mr. Chairman, if you'd like I don't know if it's your custom to have your engineer comment at this point before we move on. >> Yes. >> Might be a good um >> we got the technical waiver side. >> Do we have any questions? >> Oh, I'm sorry. And one technical waiver uh I forgot. Uh we're seeking a sidewalk
waiver. Could you address that and why? >> Right. The ordinance requires that all new streets, which there are no new streets associated with the application, but all adjoining streets or or any street to the front of property, um sidewalks be installed on that. We're seek there are no sidewalks there
currently, nor are there any others in the area. So, we are seeking a waiver from the construction of new sidewalks along the project frontage on any existing roads. >> So, do you think that's an appropriate waiver considering the neighborhood and the character? I do and it was granted previously and I believe it's >> it's currently fenced off
>> reasonable to continue it >> and just in terms of the payment in lie we know we'll have to address that with the council >> right >> um it's a little bit barbaric the size of the golf course so we will um I know we have to address and and find from the council that's
>> do we have any questions before we >> go ahead Laura do you have >> sure so Mr. Chairman, members of the board, as was indicated, these improvements were all previously approved, and it's really an amendment to those. Um, in summary, the parking lot, and I'll use my cursor, but in this
area that was previously approved, will be eliminated. Um, the tennis the I'm sorry, the pool which was proposed will also be eliminated. So, the existing tennis court, which was going to be relocated to this area, um, is not
needed. the existing tent area which is in this particular area that will be removed to allow for the reconfigured uh footprint to the Carolina house. The ID sign as was indicated um on Asbury Avenue but will comply with the setback
requirements so not re need a variance. Uh they're also modifying the um architectural footprint of the maintenance building and uh constructing a pole barn in the maintenance area. um the pickle ball courts in the existing area. They're going to add a fifth
pickle ball court, bleachers, and an associated walkway. Abandoning the existing septic system and connecting to the public system in Asbury Road. And then they have landscaping lighting in the smallcale detention basin. Uh as was indep indicated by the applicant, they
are seeking no variances. This is a permitted use and again an amendment to amenities which were previously approved by the board. Um couple questions that we had for the applicant and one is just a reminder. Um do you plan to construct this in phases?
Yes, it's identified that there will be two phases. Um the first phase would include the improvements like the fire lane and other improvements around the northern at the northern portion of the site. And this they're not going to be far apart, but the second phase would be
the actual construction of the Carolina house itself. And the what how does the timing work with the maintenance area? >> Um the fact of the matter is that that uh pole barn is already constructed. >> Okay. >> And the other building is being eliminated, Laura. That it's not we
talked about it being modified, but that that has been withdrawn from the proposal. >> Okay. So that's not going to be modified. >> Correct. >> Uh and the plan is fully compliant with storm water management regulations. >> It is. And I I know there were some uh slight modifications requested by your
office that we will agree to to provide. >> And as it relates to outside agency approvals that may have expired or no longer no longer valid, you agree to comply and or resubmit if needed. >> Absolutely. >> And the only other thing we wanted to note as it relates to the connection in
Asbury Road, uh due to the fire access, it appears that you would need to do a curb to curb um overlay in that area consistent with our ordinance. I I guess I was uncertain as to what extent um you're you're speaking of there just at the area that the driveway
access. >> Yeah, just in the area where the fire access driveway is coming in. >> I think that's reasonable. Yes, we we'll agree. >> Uh Mr. Chairman, they have agreed to all technical items in our review letter. I have nothing further of the applicant at this time. >> Any landscaping issues?
>> Um I had reviewed the landscaping earlier. plan uh just by accident they were turned off so they're not on this plan but um that was just an oversight um but I had already reviewed the landscaping from the last approval >> and there were some prior comments which
we'll agree to but I apologize for that later control issue where the plants were actually not shown on that last plan that was submitted >> strangely enough >> um I had a couple of things that ident were identified in my letter um namely
the sign which you agreed to move backo to make it compliant. And then there were just questions about um the open area recck space and the coverage which Mr. Zelina provided us calculations that showed he just walked
through them that showed that they are compliant with those two items. So there is no variance relief necessary for those two things. We had said you know it may be required we didn't have the information. He provided the information so he no longer needs the relief. Um >> my apologies for the lateness of that
information arriving. >> Um you know and then the only other thing is that any condition that was sub you know that the board imposed on the prior approval would still be valid unless you brought it up here as something that no longer is necessary
>> as it still if it still relates correct the proposed plan. Absolutely. >> I don't have anything else Mr. Chair. >> Okay. the uh different reviews like uh farmers, environmental, they're all relatively benign county. So I don't know if we have to address those individually. And then ordinarily I
would ask positive and negative reasons for the variances, but we don't have any variances. So I think Miss Dean would agree we don't no there's no basis to go through that testimony. So that would be our case with Mr. Zelina. I also have our architect here to show you a rendering of this new Carolina house. We
think it's, you know, going to be as beautiful as the rest of the club. Do you want to go ahead and go to that testimony and then then we can open up to the public to have any questions? >> I'll hand out. >> So we'll be mark this is a rendering. We'll
uh hand out copies of those. This would be marked for the next exhibit. >> It's 812. >> 812 for the record. >> Sure. professional credential. So he must qualified and accepted as an >> Does he have to be sworn in or No,
>> be sworn in. >> He was sworn in. >> It was Oh, he was okay. Yeah. So that's right. You did them both together. >> License in good standing for about 35 years. also um past president Jersey Shore uh uh AIA uh I'm Carnegie Mill
University graduate u past president of Redbank Construction Board of Appeals and I over those 35 years have testified probably 50 60 different municipalities um probably four or 500 times. >> Okay, we'll accept your credentials. Thank you. >> Thanks Mr. Chairman. You've been involved with ecolopes for a number of
years and lots of uh evolutionary changes. >> Probably 20 years. Uh over the course of it, we did the original club. We did the the glass cathedral edition which was nice. We had done the sister building to this um maybe six, seven, eight years ago. This this building has come and
stopped and started, but um we've done pretty much most of the whole facility. Um, this is meant to be a sister. Uh, it's a it's a four suite building with a a gym behind it. A little smaller than the last one. It was a big a big pool. I love And this is a scaled down version.
This is not a room that you could book. This uh this is for members of people having an event. So, if you're there for a wedding, the first building has four suites. It's not just a room. You have a little living room. There's no k there's no cooking. Normal little boutique hotel uh suite. You have a little living room,
a bedroom. So if you have a a wedding party, a lot of times they're more I could could accommodate eight people instead of four people and that's less people have to go out, you know, leaving at night time. So it's the same people that are there are on site. They don't get used every day. They're mostly Friday, Saturday, obviously Sunday, but
people come and go if you're there for you can stay for different events, but that's a that's a nature of what it is. It's it's it's really an amenity towards having uh being a member there and needing to bring in a guest or having an event there. I I I don't think it in my professional opinion it doesn't have any
intensity of use. It it decreases the use of people leaving on some of those events and keeps more of them on site. They can order there's no cooking. They can order food from the building but there's you know >> so this this is just a nice amenity to make the club even better part of that. >> Yeah. It's a little more like a spa suite than like a gym or something like
that. There's just not and it gets used by people that are there during the day with kids things like that. >> And the site changes around it. That's just based on the different tweaking of the angle of the building configuration. >> This is finishes off the master plan of that whole area that's always been in that. This is just the last piece of the
puzzle that I think we have, you know, anticipated over the last 20 year plan. This is the last piece and >> and and the pole barn that's just in the work area of the club. It's consistent with any other work building you see. >> Yeah, we we had a much bigger building planned there over the years. Much more
things uh a lot of trucks were parked outside and this gives them a covering for it. So, uh, they're okay with the amount of facilities they have, uh, in that in that work area. >> Okay, >> that's it. >> That's it. Any questions?
>> Anybody questions? All right, I'm going to go ahead and open up to the public for any questions from either of those testimonies. >> Leslie Shalier, 22 McGill Road. You might want to correct the spelling on the plan. It's M E G I L L. Leslie Shalier.
>> Hold on. Do we zoning board? We swear. >> Yeah. >> Do you swear the testimony you give will be the truth? It's you. >> The truth, the whole truth, and nothing but the truth. >> Yeah. >> Okay. >> Could you speak it into the mic? Could you spell your name, please?
>> Yes. C H A I L L E T. Leslie, >> thank you. >> 22 Miguel Road. You might want to correct the spelling as I said before. Um, just want to find out the dimensions of the sign that are going on Asbury Road and the lighting
because there is a sign facing Shore Oaks Drive currently. >> So, what additional signage and what what is that showcasing in front of that residential home? >> It's a sign that indicates an entrance
for certain members on the site and there's different membership and that's for more the social membership or those belonging to some some of the u sports and wellness center I should say it is the sign is six feet wide and three feet tall mounted on a masonry
pedestal two feet tall there's a light a ground mounted light that will illuminate the sign uh facing away from the street. The signs being oriented parallel to the street so the light will be out in front of it
so it won't be clear >> or the farm across the street. We're farmers. We own the farm across the street. >> Okay. There's a a rendering up there on the plan on the board of >> So also you had mentioned um the fifth pickle ball court. I have to
say my husband and I have been there now for several years and the pickle ball courts maybe are used maybe three days out of the week. Um they're usually empty. There's no one playing there so I don't know why they're constructing a fifth one. Just just my personal
opinion. Um and what about the lighting and the bleachers? You didn't talk about where and I might have missed it. Where are the bleachers going to be for the pickup courts? cuz right now the lighting um again it
it does shine onto the farm. I I'm just interested to know where extra additional lighting is for the fifth pickle ball court in the bleachers >> any you see the four pickle ball courts. >> Yep. The fifth pickle ball court has been constructed on the west side. So
it's further away from the road. Pickle court. >> So the bleachers are on the north side of the the courts perimeter and any associated lighting is further away from the road than any of the existing lighting
that exists now. So there will be no additional impact to the property. >> Um and you had mentioned that. Now, we're gonna go over to the pole barn. Um, that's already been constructed, the pole barn. >> Yes. >> What about the house that's is that
being demolished? >> No. >> And is that vacant at this time? >> Um, I think that concludes my questions. Um, I think living there, of course, Eagle
Oats is aesthetically beautiful. We're we're very happy that we get to look at the beautiful golf course. Of course, we can't afford to be a member there. Um, but um, you know, I trust that they will keep it aesthetically um, with the neighborhood. It'll it'll
be pretty as it is now, I hope. >> But that's about it. Thank you. >> Thank you. question. >> Is there any anybody else >> from the public? >> All right. I'm going to close the public
portion. Thank you. >> Okay. So, in summary, >> thank you. That's our case, Mr. Chairman. As I said, this is part of the continuous evolution of Eagle Oaks. Uh we think it's a great amenity for how we hope the board agrees and uh sees the
merits of this application. Thank you. >> Okay. Make a motion to approve or disapprove. >> I'll make a motion to approve. >> Okay. >> Second. >> Council member Bell. Second. >> Mr. Bo?
>> Yes. >> Mr. Freriedman. Yes, >> Mr. Gimble. >> Yes, >> Mr. Carbonic. >> Yes, >> Mr. McNicholas. >> Yes, >> Council Member Bell. >> Yes, >> Mr. WCO. >> Yes. >> And Chairman Mercer.
>> Yes. >> Motion carries. Applications approved. >> Thank you. >> On behalf of Eagle Oaks, thank you very much. Have a good evening every >> Okay. Next, we have case number SP 11128, Lynx Waste and Recycling Center
Solutions Incorporated. Preliminary preliminary and final major site plan with ancillary variance >> and design waiver relief. Seeking approval to perform approximately 5.7 acres of tree clearing
to construct a 15,000 square foot commercial building. Mr. Mr. chairman. Hey. Hi, Greg. Hey. Um, so besides this uh matter, we have another case JNS Flex Center LLC. >> That's also Mr. Bella's.
>> Okay. >> So, I'm not sure how long Links Waste is going to take, but >> Well, we do we do have four witnesses that the board wants to hear. We don't have any variances, but it is a little unique application. I I I don't expect
to I expect to be I would love to get it done in 45 minutes but that is my wish and I don't believe that's really going to occur. >> Two professionals >> four well we have no we have three professionals and and the uh applicant to talk about uh
>> how the business operates. We do have there's no variances. We do have our planner here. We also have our traffic engineer. It is a permitted use. So I don't know if you want to hear from our traffic or our planner considering there's no variances. Uh there's only some small waiverss. Um if it's both my
applications, so can I recommend let's push it through for a little and if it's getting deep in the weeds, we could then >> talk about carrying the other application. Is that acceptable? >> Yeah. >> I think the concern was the after, >> but it's also Greg's. So
>> yes. Yes. >> Okay. >> Okay. We didn't want we didn't want people to to wait around and then >> and then have to >> I I think my my I know my other clients I'll speak for both applications. >> They're going to try to get as much done
as uh quickly. So we'll see in about a half hour where we go. >> Okay. Okay. >> This is for JNS. I didn't get any just now. >> I can't get them here. No. >> No. >> All right. >> Oh, for the JNS. Is anybody here for the
JNS >> the disc? >> You are. >> That's that's the No, those are my people. >> That's I'm sorry. From the public. >> Just the public. >> No. >> Okay. We're good. >> Okay. Mr. Chairman, my name is Gregory
Vel from Collinsville Cassello and I have the pleasure this evening to represent Lynx Waste and Recycling Center Solutions. Uh they're asking for preliminary final major site plan approval on 150 W yellow road which is in the SE1 zone. Uh property is a little
over 11 acres. Uh we're proposing a 15,000 foot commercial building an area for outside storage of canisters and equipment. Um as part of this application we're going to put in a conservation easement probably about 5
and a half acres or so of wetlands and associated buffer. Uh we we have discussed this matter with your professional staff numerous times and we're able to present this board a no variance application. Uh we we've uh work very hard with your professionals to make sure there's no variance relief.
There are some small design waiverss which our engineer will be discussed. Uh but I need to start out to explain because there's always a misnomer with certain names. Client's names links waste and recycling. And first thing I think of, you're a landfill, you're a
transit station, you're a recycling center. We are none of that. Okay, >> the mic. Great. I'm sorry about that. >> I I'll reiterate because it's very important. When you hear the name, you think of a transfer station, a landfill,
or a recycling center. We are not that. We don't have D license for that. We don't want that. We have no problem conditioning approval that we are not that we my client uh essentially uh owns
numerous canisters that if you are doing a demo of your house, you're selling your house and you want to throw garbage out. He's the one that brings the canister to your house. You call him, he drops it off. When it gets filled by you, he comes and picks it up. And what
does he do with it? It goes right to the dump. Not this site. The site is not used for the storage of garbage, recycling, or any other trash material. It's very important. I know when you hear the name, that's the first thing I think of. So, I want to make it very
clear, 95% of what we do is offsite. Uh, we have three we have three professionals with us and our owner, Richard Hyde, who's own links waste recycling for only 20 years, who will explain the operations. We have Jack Hannerhan to my left, who's the
engineer. We do have Scott Kennel who you heard earlier tonight about traffic and we have Amanda Dario our professional planner uh to talk about the waiverss if uh you desire that. So uh the board pleases. I would like have my client Richard Hyde sworn in so we
could go over the operations so you can understand the business model that he's been using for over 20 plus years. Do >> you swear the testimony you give will be the truth, the whole truth, and nothing but the truth? >> Yes. >> Okay. State your name for the record. Spell your last. Richard S. Hyde Jr.
Hyde D. >> Hey, Mr. H. >> Go over the credentials. >> No, he's the owner. He's the owner. Okay. Sorry. >> Operation, >> right? COO. >> Yeah. Can you tell us what is your
position at Lynx Waste and Recycling? >> I am president of Lynx Waste and Recycling Solutions. >> Okay. How long how long have you owned that business? >> Uh, approximately 20 years. Okay. And you've heard my opening remarks that we were not a transfer station, recycling
center, a landfill. Correct. >> Yes. >> And you agree with everything I said that you are not that and never want to become that. Correct. >> Yes. >> And you have no problems. Condition approval prohibit that type of use on the property. Correct. >> Correct. >> Okay. Let's talk about your site. >> What you what you do as a business. You
heard me talk about the canisters. explain uh give the board how many canisters you presently own and how they get delivered on and off site and what's their normal use. >> Well, just for the record, a canister is
a container or slashdumpster. Everyone knows that. >> Uh what was the question? So when some now just you said the word dumpster are yours the dumpsters that you put behind commercial buildings where you throw
garbage to every day >> that can be a use. >> Okay. >> Yes. >> So if I'm a regular person or a business and I need a canister they call you. What do you do? >> I uh there's a series of events that
take place. Uh we ask what is going to go in this in the container. uh uh location uh and uh basically
uh they ask rates. We answer questions about rates and >> then what do you do? You then you you it's empty and you bring it to their site. Correct. >> Yes. >> Okay. When they say it's full, what what what hap what happens when they when you guys pick it up? When we get the call
that it's uh full, it's picked up from whether it's a commercial or residential or whatever it may be, it's taken to uh a landfill or a transfer station for dumping.
When it leaves there, it either goes back to the same site because they need it again or it goes nine out of 10 times to another site to service another customer.
>> And those containers, they're regulated by the D, correct? >> Yes. >> And you have the appropriate license. >> Everyone is numbered. >> Okay. And you talk about picking up. You heard me say that it doesn't come back to the site. the garbage. Correct. >> No.
>> To be fair, there's every once in a while that happens. Why does it happens and and how does it work out? >> It it can happen because uh a truck can't make it to the landfill or transfer station before it's closed.
So in that case it would come back to our yard tarped and sit on the truck until the following work day or following morning. Then that truck would
leave in the morning and dump uh dump their load and proceed on their route that we have set up. >> And that it does occur but more of a rare. >> It's rare. It's it's But with summer traffic >> I shouldn't say it's rare but it does
happen right it's traffic related it's uh that's more mostly >> so that's part of your business the other part of your business correct is you have equipment and trucks to demo buildings commercial residential correct >> yes
>> okay so that equipment is stored on site goes to the site and demos the building correct >> yes >> at after demo does it take the commercial debris, the construction debris and bring it back to the site or is the same process. It goes in the
canisters and that gets dumped straight and never comes back. >> It's the same process. It goes direct directly from that site to again a landfill or a transfer station. >> Okay. And as part of the plans, we did
provide an area for uh onsite fill to be stored. Correct. >> Yes. Why do you store only onsite fill on site? >> We also do uh excavating. So in our area here uh especially
coastal towns, the sites are are mostly very small. So if we dig a foundation for someone, the majority of the time there's not enough room on the site for all the filter that would be required to backfill the foundation after it's
completed. So what we do is we stockpile fill dirt and return it to these sites after completions of foundations. >> Uh we're proposing a 15,000 square foot
building that contains offices and areas for storage of trucks as well. Correct. >> Yes. >> Um there was a comment one of the plans for it to make sure that auto repair is not a permitted use on the site. You don't allow third-party trucks onto your
site for any repair at all. Correct. >> No. No. >> You're not in business to repair anybody else at all? >> No. >> All right. If any repairs, it's fixing one of your trucks or one of your uh canisters. Correct. >> Yes. >> All right. Let's talk about hours of operations. >> We have an in-house mechanic that works
strictly on our equipment and trucks. >> Hours of operation. Um why don't you explain uh when the first trucks go off site, how many times they come back to site, and when are you closed for the day? Our hours of
operation are normally 6 a.m. to approximately 6:00 p.m. Monday through Friday and uh 6:00 a.m. till approximately 1:00 on
Saturdays. Okay, those trucks that we talked about that leave the site with empty canisters, how many times do they come back generally after they leave the site with a canister? >> Uh, very rarely. Uh, like for as an
example today, a truck came back because his air conditioning didn't work and it was more than air conditioning. So, that came back, it was serviced and put back into service. But let's assume the air conditioning continue to work. Would the truck usually stay out off site pretty
much the whole day going from sight to sight to sight? Correct. >> Yes, the whole day. >> And how many caps do you have out in the field? General >> about >> we have roughly 500 to 550
10 20 and 30 yard containers. And those are mostly they don't you don't make any money when they're on this site. So you bring them from sight to site because that's where you make the money. Correct. >> Fortunately, they're all out
except for once we make repairs to or uh repaint. >> Uh Mr. Chairman, I have no further questions regarding operations unless the board has any. He's not going any place. if you make a correction later down the road. >> Um, you said that they don't have you
don't have a D license. Is that correct? >> No, he has. >> He has a D, but so no has waste or anything like that or anything like No, >> nothing like that. Okay. >> I have a >> You can tell the DP license. >> I have a solid waste. >> Solid waste. >> Solid waste license. A
901. >> Gotcha. >> A-1. Professionals have any questions or >> Yeah. Um, how many employees do you have? >> Approximately 20. >> And is it all one shift or is it shift
work? >> One shift. >> And then how many employees are on site? >> Uh, one MC full-time mechanic. We have two girls in the office.
uh a dispatcher. So, four four normally four total. >> Okay. Um and then I'm assuming you get deliveries
if you're like doing basic maintenance on the vehicle on your own vehicles. There have to be supplies. Correct. >> Yes. So what is what type of vehicle brings the deliveries and how frequent?
>> Parts are bought normally by uh companies that uh use small vans uh parts, you know, usually small parts. >> Do you have any tractor trailer delivery >> of parts or anything else? >> No.
>> What about when you >> rarely? >> What type of what type parts would a tractor trailer bring? It would be say uh uh the rear fur truck uh large equipment.
>> Yeah. >> And how often does that >> I would say that would be a couple times a year if that >> and how often do the parts get delivered? >> Uh we pick up uh a lot of our our uh
items. I would say uh two three times a week. >> Um and you when you're maintaining your vehicles, I'm assuming that you have something that you're putting like oil into. And where is that stored? We have
a uh uh 275galon oil tank that uh when is full is uh I have a company that comes and pumps it out. Uh
it's probably once a month, maybe once every two months. >> And is that in the building or outside the building? The one we have now is currently inside the building. >> And for this, if you build a 15,000 square foot, it's going to be inside the
building as well. Correct. >> It could be. >> Well, >> well, we kind of need to know. >> Would it be better? It should be in the building. Correct. >> It's these tanks are designed to be inside. So, inside is the answer. Yes. Okay.
I >> I don't have anything else. >> Mr. Chairman, I have a question. Let's assume a container gets picked up at 4:30 in the afternoon and landfill is not going to be open long enough. Truck
comes back to your site tarped as you testified. Where's the truck go? >> Just it gets parked. >> So, it's outside. >> Yes. >> Okay. And and what are the bays for that are in the building?
Well, currently we couldn't park uh more than one truck in the facility that we have currently. So that truck could actually go inside or I would like it to go in be inside.
>> Ever in ever an instance where you might have to transfer waste from one container to another? >> No. Have you ever had to do that on site at your present location the last 20 years? >> No. >> How many trucks do you have?
>> We have uh 10 rolloffs. Uh six or seven triacle dump trucks. We have uh four utility style trucks.
Uh and some trailers um some pickup trucks for snow snow removal. U that's roughly >> majority is construction waste. Correct.
Sounds like >> uh I would say yes. Majority is construction construction material and demo material. So, like every night when everyone's done working, all those trucks are parked on this lot. Will be parked on
this lot, right? >> Yes. Or inside the building. >> Okay. I had a question about like hazardous w Have you ever had you ever had people putting hazardous waste in your containers? And how >> it's it's very rare. The public knows
about hazardous waste, paint, and other items. >> How do you handle that if that happens? is like someone throws a whole bunch of paint or paint thinner or some chemical like you get denied at the landfill and then you have to do something else >> if it's observed by a driver which would
be rare because these containers seem are very packed with >> yeah all types of items they're extracted which is very rare >> and then I've dealt with them with Monmouth County Landfill
uh take the items there. So they'll take it though like Yeah. >> Okay. So they don't give it back to you and then you have to do something else with it. >> No, we we we would be taken to Mammoth County Landfill. >> Okay. >> There's a hazardous waste uh area there. >> Gotcha. Okay.
>> Search charge for sure. >> Okay. Thank you. >> When you're storing fill dirt before bringing it back to a site, do you just stockpile it on the grounds or do you keep it in the trucks? And if it's stockpiled, do you have like soil erosion sediment controls set up around it in case it rains?
It would be >> a lot >> neatly stockpiled >> in a in a pile. >> We have a location on the plan. We'll discuss where that's going to >> Okay. >> Be the same with top soil.
>> Okay. Where are you operating now? We have a a a yard in uh Lake Well, actually in Belmar. We have uh some properties that kind of
mingle together. >> It's on the uh 16th Avenue in Belmar, >> Belmar Wall, Lake Koite, >> just west of Baricipation, right past the railroad tracks. Has your company gotten any notices of violation
from the D in the last five years? >> No. >> That's all I have. >> Any questions? >> Okay. Thank you. >> All right. Uh my next is our engineer, Mr. Hammerhead. Sworn in and provide his
credentials. >> Here you go. Do you do you swear the testimony you give will be the truth, the whole truth, and nothing but the truth? >> I do. >> State your name for the record. Spell your last. >> Joshua Hanrahan. H A N R A H N. >> Mr. Hannah, I want first start your
prior credentials as we're offering you as an professional engineer for this application. >> Yes, I'm a senior project manager at BHB located at 1805 Atlantic Avenue in Manisquan, New Jersey. Uh I have a BS from the University of Pittsburgh. Uh,
I've been I have 22 years of experience. I've been a PE for about 18 years. I've testified before dozens of boards in the state of New Jersey, including this one. >> Okay. Thank you. We'll accept your credentials. >> Mr. Before you, sorry, you heard me did say that we are requesting no variance.
That's accurate. >> Yes, that is correct. We did have a variance before for drainage structures within the buffer. We have revised our plan to remove the structures uh from that buffer and submitted that plan back to the board. Yeah. >> All right. So, uh, now that we know there's no variances, why don't you
describe the site, what we're proposing, then we go through any the waiverss that we request. >> Okay. Um, the project, uh, location is specifically identified as 150 Squankham Yellowbook Road, block 49, lot 15 along the eastern edge of Squankham Yellowbook
Road, which is also Mammoth County Route 524A. Uh the property is bordered to the south by a single family home and undeveloped wooded areas, to the east by the marsh bog brook uh with more undeveloped wooded areas, to the north by um
undeveloped wooded areas with a single family home and commercial property, and to the west by Squankham Yellowbrook Road with a property directly across the road that is developed for a similar outdoor equipment storage area, office use, uh surrounded by more undeveloped
woods. Uh the subject property is approximately 11 acres in size. Uh which consists of undeveloped wood areas and uh some partial wetland areas along the eastern uh and the eastern line of the property is bounded like I said by the
marshbach brook. Uh property is located within the sed1 zone special economic development one zone which permits the use of the office and construction of outdoor equipment storage and vehicle maintenance spaces. uh which is also in line with many of the other existing
uses in the nearby area. Uh the project proposes to develop the subject property with a 15,000 ft commercial building uh which will contain 2851 ft of office space, 12,149 ft of vehicle equipment and material
storage space and 1,71 ft of mezzanine. There will be 42 9 by19 passenger vehicle stalls around the building. Uh you can see on the rendering that is displayed on the screen that the parking stalls, the passenger stalls are pretty much right in around the building. We
also have uh eight uh 19 by4 loading spaces that are located five on the south side of the building and three on the north side of the building that align with our overhead doors for the flex space area within the building. Uh,
additionally on the outside of the building, there will be a crush concrete equipment container storage area. That's the large gray area you can see in the back. That will be used for the containers and for the stockpile area that Mr. Vela had referred to earlier.
Um, >> and the trucks will be trucks can park there as well. >> Yes. And trucks could park there as well. The trucks, containers, and that that'll be our general storage area on the crushed concrete area that you see in the back. Um, this development will also include associated driveway, as you can see, the
parking areas, storm water maintenance facilities, utility services, and new landscaping and lighting. Uh, we also have proposed one uh 25 by 16 ft trash enclosure that you can see to the northeast of the concrete area behind
the the site. Uh, so basically located right behind the building off the northeast corner. um along with a small retaining wall that we'll have on the east side of the site. It's only about maybe 30 ft long. Um only like 5t high. It's just a uh cut off the a ditch that
I'll talk about uh in the the rest of my testimony. One of the other things that came up in the comment letters was we have chain link fence on the north, west, and south sides. We did not have it enclosed on the east side, but we were asked by the
board professionals to do so. And we can agree to to do that and have the whole uh crush concrete storage area enclosed by six foot chain link fence. So we can agree to it. >> And that fence that fresh recommended will also put a good definition between the commercial site and the conservation
area. Correct. >> Yes, that is correct. And we will have to post signs uh to you know designate that as a conservation area anyway so that we can just attach those to the signs as well. So it helps kind of just keep the wildlife out of the area, keep the site more secure, kind of more
delineate the site from the conservation areas that will be provided. So we we definitely have no objection to that and we can provide that. Just to discuss some of the parking briefly, there's um there's a requirement of 42 parking stalls where
we have provided 44. We also have a make ready handicap EV parking stall to be provided per the MLUL requirements. Uh access to the site will be directly from Squankham Yellow Brook Road with one uh full turn movement access drive. The
access drive here is a little wider than the ordinance requirements, but that's because what we we needed to have the full turn movements of the truck. So, I can talk about that when we talk about our design waiverss, but this is what we needed to have all the the full truck movements to work. Can
>> I ask you a question about the parking spaces? >> Yes. >> Those parking spaces that you have that are head-on towards the building. Yes. Do the each of them have a ballard in the space? Um the ones I don't think that we have them on every one because
we do have so where they line up with the overhead doors we don't but when they are in their own separate area we have ballards there. So >> in every single other one. >> Yes. Yeah I do I do believe so. There may be one on the south side we're missing them for. So I will take a look
at that to make sure we have that covered. Okay. Yeah. Okay. Um, our traffic engineer can elaborate on the parking and site access if there are any questions or if he has to provide any testimony. Um, as far as landscaping
the lighting, uh, the project proposes over 176 trees, uh, 256 shrubs and ground covers and perennials. Uh, shade trees and evergreen trees are provided within a 50-foot residential buffer along the north and south sides of the
property. We also have street trees uh located within the front yard setback along the the main roadway. Uh the project area will be lit by wall-mounted and polemounted lighting at 12 and 25 ft heights. All lighting will be LED and full cut off dark sky compliant. All
fixtures and poles will have a black matte textured finish. And for recycling refues and recycling, like I said, we have the trash enclosure area. One of the comments from the board professionals, uh, we had shown this as a PVC fence enclosure. They would want a
masonry block enclosure. We have no objection to that. So, we can revise the plans to show a masonry block wall enclosure for the trash enclosure. Um, trash and recycling will be taken by employees out to the outside enclosure and then picked up by a private hauler.
Uh, for our utilities, we have new water, sanitary, gas, electric, and telecom services provided for the new building. All utilities will be underground. Uh the site will be serviced by a private septic system that you can see in the far northeast corner
of the site uh to the upper right of the crushed concrete area. Um we have applied for our permits to the county health department for that as well and that'll be part of our overall design for the project. We within the roadway
we have a 16inch water man uh owned by New Jersey America water and overhead electric telecom lines and underground gas lines to provide all the utility services. Um speaking about the environmental for the site, the site does contain
wetlands, wetland transition areas and the category one waterway with the repairarian zone and flood hazard areas located at the rear of the site. Um, we did file for our wetlands LOI with the D and we received that back noting that we
do have wetlands associated in three areas with the one area for the marsh uh bog brook uh which we are not touching at all. It'll be completely left undisturbed. We have another small uh ordinary resource wetland for a ditch
that cuts through the site from the east to the west that we will be filling under a general permit that's allowed by the D. And when we have a small isolated non-tributary wetlands in the front of the site uh pretty much to the close to the southwest corner that we are also
going to be filling with a wetlands general permit. Um all of the wetlands located along the marsh bog brook will not be disturbed. The 300t repairarian buffer along the brook will not be disturbed either. So we are completely staying out of that and that entire area
will be part of the conservation easement that will that will no longer be disturbed. So that'll be that will be pro protected as part of this project. >> Josh, can I uh interrupt? Um >> so New Jersey bats breed from July through September. would they be open to
adding a note that no tree clearing would be done during that time period? >> Yeah, we can definitely do that and we've had that on a lot of sites that we've been involved in. So, we will make sure that the tree clearing will occur during the right seasons. Yeah. >> Um,
as far as the flood hazard area, that's also contained completely within the constraints in the back. So, we are not impacting the flood hazard area. The the improvements are well upstream of that. Uh the conservation easement is about 5.1 acres of the site that we will be
preserving. Um and as far as storm water goes, we've met the requirements for reducing the two-year storm by 50%, the 10ear storm by 25% and the 100red-year storm by 20%.
We have the use of two smallcale surface infiltration basins located to the south of the property. And then in the front of the property uh just below the driveway, there's a subsurface uh small scale infiltration basin uh that's pre-treated with some pvious concrete uh
in the driveway. So we are not only meeting the detention water quality and groundwater recharge requirements, we're pretty much holding back almost everything that falls onto this site. We we're fully infiltrating the 100red-year storm. We're we're meeting the groundwater recharge requirements. We
captured almost every square foot of the site. Um and there's really no like runoff that comes off of this property. We've we've pretty much taken as much as we can and and put it into the storm water management systems that we've provided. Um as far as signage goes, there's no monument or pylon signs
proposed, but we will have a simple building facade. Correct. >> Yeah. So, we'll work with the board professionals to make sure that work that meets with the ordinance requirements and, you know, just submit the the sign to them with our our following submitts. Um, like we said
before, there are no longer any variances and if uh if the board professionals would want, we could go through some of the design waiver items. I'm not sure if you would want to do that now or we could walk through that if you want. >> Yeah. Okay. Okay. And before we go over
the waiverss we're requesting as part of this application, uh CME does have a technical engineering review uh comments at the end of their report. Uh for the record, we're agreeing to comply with all those. Correct. >> Yes, that is correct. >> Okay. >> So, getting that out of the way, let's
start. The first waiver we're talking about is the waiver for uh driveways with the seats 24 ft shall be approved by the plan board. We're approving dirty. You mentioned it before. Why don't you quickly go through why you did it for traffic and safety? >> Yeah, we needed a 35 foot wide throat
drive to be able to handle the turning maneuvers for both the the normal trucks of the the operations of the facility coming in and out, but really for a fire truck. Once you ran a fire truck through this, you you needed that larger drive opening to be able to properly move through the site and and and enter and
exit the site. Yeah. Uh next is that parking lots of more than 10 spaces and all loading areas should have concrete or below curbing uh around the perimeter of the parking and loading areas. We're not providing any curbing. Correct. Why are we not doing that?
>> Yeah, we are providing curbing around the passenger u vehicle spaces, but we are not providing curbing between the parking stalls and the building because of those overhead doors and the loading that has to happen. So those connections, we don't have any curbs there. But around the perimeter of the
site and where you do see passenger car parking, there is uh there is curbing along those. Yeah. >> Next one again is about landscaping around uh parking lots. We're also requesting I guess partial waiver. Why don't you explain why it's partial waiver, not a full w?
>> Uh yeah. So we are providing um landscaping within the islands where we can. We just like kind of going back to this the previous point with the overhead doors and having to get that connection into the building. >> If I could, I would recommend I'm not recommending putting more islands in.
Not at all. But what I would recommend is that you calculate how many islands, you know, per ordinance you would require and what landscaping would be associated with them and then place them elsewhere. place the landscaping
elsewhere on the site. >> Okay, we can >> not in the parking lot, but like around the perimeter >> there. There may be a spot too at the back of the building I was looking at that we could maybe get some in and around the building. >> I'm just thinking about snow plowing and other kinds of fun experiences with
those islands. >> Exactly. We kept it pretty simple because of the use and because of that kind of stuff. >> So, what what this board has done in the past is that they've they have accepted >> that it's not strict compliance. So you'd still require the waiver. However, if you calculate out how much
landscaping that would be and then there are areas on the site that could accommodate some increased, you know, shrubs or what have you and then place them there. So you're still providing the required amount. It's just more practical. >> Yeah, we can do that. >> That's not that's not a problem.
>> Yeah, we would agree to that. Yeah. >> And I apologize, Joe. I just want to go back to the curbing or Josh, I'm sorry, Josh. >> Yeah, it happens all the time. Uh, sorry about that. Um, the Do you have anything to protect the gravel from
extending into like the environmental constrained area? >> We are going to put the fence along the back. The other thing, too, is that it does grade away from the perimeter of the gravel all around it. So, there's internal drains and and then it always pitches away from there. It's not like there's going to be runoff or any sort
of >> We're not really concerned about the runoff. We're concerned about the creep of the gravel. So, we need something curb, timber ties, something to stop the gravel. We've seen that in a lot of other applications where all of a sudden the gravel is into the environmentally constraint.
>> Would you completely understood? >> Would you be okay with a flush curb? >> That would help contain it, but because that's >> No, I think it I think we'd want it to be a little bit elevated just because you're going to have vehicles traversing there. So, the idea I don't need it to be a huge lip. Maybe like 6 in.
>> No, I'm talking about in the perimeter of the crush concrete. Do you still want Is that okay to be flush? >> Oh, that is okay. I don't take an exception to that being flush. Um, >> yeah. >> But we're specifically I'm talking about the >> Yeah. When we transition from there, we can make that a depressed curve or
something like that. Something with a lip on it. >> Get some type of curving for your approval. You know, maybe even timber ties for the wood look as compared to your instead of putting more concrete back there, maybe timber ties because that kind of flows into trees and the wetlands. So, we'll provide some type of
like that in that proposal to meet that requirement. That's >> acceptable. >> Thank you. >> And you mentioned temp um temporary uh fill uh storage on site. Where is that on the >> That's in this crush concrete area more
to the north kind of behind the between the trash enclosure and the septic field. That's where we that's where we've had it. It's not perfectly showed on that >> I couldn't read all those marks of things anyway. So where >> somebody can
>> Okay. Um next is the replacement trees. Um why don't you talk about that section 188 195A? Yeah, there was a calculation done for the contribution to the tree replacement fund and we have agreed that
we we the you know the owner will pay that the the applicant will pay for that fee. >> Yeah. >> So we're going to deal that through the the replacement fund that's by order. >> Yes. >> Right. You just have to get a waiver to pay for that. >> Okay.
>> So that's why we're asking for the waiver. We want to give you money. >> The trees that we're replacing, we just can't put a pack. Yeah, it calculates to $265,500. >> Uh the next is uh lots have private walkway access to the public sidewalk.
Uh we're not proposing a sidewalk to nowhere, but we're requesting the board a waiver so we could provide uh funding to the Howell Township sidewalk trust fund. Is that correct? >> That is correct. >> Is there any sidewalk to the upper upper bottom of the site? >> There is no sidewalk in this area. If
the professionals want a sidewalk there, it's not something that >> it's not retail. We don't even spend customers there. That's kind of why we don't want to get more concrete and rather use the money someplace else in town. >> Less ground coverage. >> Absolutely.
>> I also don't know that we want to be encouraging people to walk along that roadway. >> Not that road. No. Yeah. >> Um the next also relates to sidewalks having 4 in thick. Is that related to the previous waiver? >> Uh no. This is a waiver about our proposed uh pvious concrete that we
have. So that's just designed without the reinforcement uh welded wire mesh, but we we can make sure that we have uh supporting design calculations to show that I think I believe we have like an 8 inch thick pvious concrete section there. Yeah. So it's just a little different from standard concrete
>> and we'll we'll provide that detail to the board engineer for their project. Correct. Uh next really deals with the architecturals. Um blank we provided uh some arch some very
standard architecturals. >> We have uh >> I gave those to Eileen if we do want to show. >> Okay. Can we show the architect? >> Are you able to show those for us? Thank you so much. >> Regarding the architecturals, it's standard uh one-story building with a mezzanine there. There's no colors are
on this plan, but we we offer that we will work with the board professionals to provide fully compliant color design standards for the architecturals. Uh that's the only part of the architecture we didn't finish is the colors. We have no not requesting any deviations from
your architectural requirements. Greg, before you go down that particular rabbit hole, I would maybe I would maybe advise you to seek the waiver from the architectural requirements only because strict compliance requires all kinds of bumpouts and other things that you may
or may not want to do. And what we have done here at the board level is we have granted the waiver and approved designs that are in keeping with the intent of breaking up like monotonous facads, but it's done through color and texture as opposed to physical three-foot bumpout.
So, I would recommend seeking the waiver and then committing to work with my office and Laura's office on getting it as close to to compliant as possible. And you know, I don't know that you've wanted to do three-foot bumpouts around the whole building. >> We we agree. We agree completely. We'll
we'll we'll provide those architectural designs to your professional staff for their approval. But again, we'll request a waiver. Thank you, >> Welcome. I would I would take no exception if the board were to act favorably on the application that my office and Laura's office can work together to come up with
something that I feel the board would find acceptable. If we can't come to a meeting of the minds, they'll have to come back and present whatever they want. I don't anticipate that that'd be the case, but >> So those are the only waiverss we're requesting. >> All right. Can just list them again.
Sidewalk architectural requirements. >> Well, yes. Hold on. I apologize. All right. So, what what's the driveway width? >> Okay. Court 24. >> 35. Okay. Next is >> uh the curving uh around the parking
area. We did agree to provide uh Greg, I'll go through them. So, Mr. Chairman, as was indicated, the first is a is a driveway width which exceeds 24 feet. As was indicated there at 35 to facilitate vehicular movements. The next is the um
absence of curbing along all of the um loading and drive aisles. As was indicated, they have agreed to provide either a railroad tie or a depressed curb along the rear to keep from gravel from intruding into the environmental area. Uh the next had to deal with I'll
call it parking lot landscape islands. What they agreed to do was offset that and provide the required landscaping throughout the site but not to physically provide islands within the parking lot. The next has to deal with the required tree removal for the site. Um they're seeking a waiver so that they
can provide a contribution for the replacement trees. The next item is sidewalk along the property frontage. Again, they would be subject to a contribution to the township in lie of providing that. Uh the next has to deal with their concrete uh driveway apron,
which is um pvious concrete versus reinforced concrete. As was indicated, they will provide a detail. Um and then the the balance two items have to deal with the architectural of the building. So, they'll seek that relief, but they will work with my office and Jen's
office to ensure changes in color, texture, and offsets. That summarizes the design waiver relief being sought >> and they have no relief at their >> no vance relief. Okay. >> I hopefully think we addressed all the
engineering missions and the uh waiver variances. We do have our traffic engineer uh Mr. Kennle who you next you want to hear from him. Yeah, let's he can probably go over >> there one quick question. um the
retaining wall in the back. Um I don't know if you spoke about that, but how big is that? How long is that? >> It's very like if you zoom in a little there on the ditch, like it's kind of like the midpoint of the back of the concrete. Yeah. See, it's a very small wall, maybe 25 ft long. At the max
height, it's it's maybe 5 and 1/2 ft tall. Yeah. >> It's just where that ditch gets closed off and then we we level that area. Yeah. But you can get a D permit to fill the rest of that ditch. It has no resource value and no no buffer. Yeah.
Okay. >> All right. Thank you, >> Mr. Kle. Uh, why don't you pre please be sworn in? Sworn in. >> Do 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.
>> Scott Kennel, Keen Nel, with Mcdana and Ray Associates, located 1431 Lakewood Road, Manisquan. accept your credentials too. >> Thank you. >> Okay, Mr. Channel, your office prepared a traffic report for this matter. Why don't you go over the uh traffic issues
related to on-site offsite of this application? >> Yes. Okay. So, we submitted a report dated June 26, 2025. And the first aspect of that was the inventory existing traffic conditions. traffic counts were conducted on a weekday in June 2025 while the high
school was still in session and basically determined that the um you know the two-way traffic volumes along this section of Squankham Road is approximately 700 vehicles and the peak hour occurs from 7:15 to 8:15
and then in the afternoon 2 to 3 which is attributed to the high school in my opinion uh because they have I think their dismissals at 206 six. But um as far as traffic generation, we develop traffic projections based on
uh information provided by the applicant. And as he stated, they they start at 6:00 a.m. and go to 6 pm. There are the truck drivers that arrive early at 6 and they depart at 6 p.m. So they were not included in our uh traffic
projections, but the laborers and other people in the building arrive um at 7 and depart by 5. And so there that activity is really coincidental with the peak hours on Squankham Road. And we did a uh three-year projection
approximately 6% growth based on NJ DOT data and determined that the driveways would operate at a level of service B. Uh very good level of service. Uh the left turn into the site would operate at level service A. Uh
the site plan, it's been I think testified to has been designed to provide positive on-site circulation. The driveway has been designed to accommodate the larger vehicle serving the site. What is important is that this location of Squankham Road, uh even
though we have a posted speed limit of 45 miles per hour, there is excellent sight lines. It's straight and level uh for uh over 700 feet in either direction. So, it's my opinion that as far as a site driveway, it's been designed safely and can operate
efficiently. And as far as on-site circulation, we comply with the ordinance as far as the required parking spaces, and it's been designed to provide positive on-site circulation, not only for passenger vehicles, but for large wheelbase vehicles on site.
>> That's this site is closer to 195, correct? >> Correct. It's south of the American Water Facility. >> Okay. >> So, yeah, it's further away from the railroad tracks that area. a lot further away from the high school. Okay, good. Okay,
any questions that you want to hear is our planner, you know, usually the variances, but you have none. Uh if you want to hear the planner's testimony >> on what
>> I understand, but I felt like we went through the waiverss in pretty good detail with the engineer. >> I'm happy to end my case and open it for the public. >> Any other >> I have nothing, Mr. Chair. >> Do you have anything else?
>> I have nothing, Mr. Chair. >> Good on good on everything. Yes. With the agreement to comments based upon the testimony. >> Yeah. >> To include all these waiverss. So, um I
will open it up to the Well, any questions first from us? No. Open up to the public. Betty Louisville Gimble Victory Road. >> I'm I'm sorry. Just uh Mr. Gimble, if
Mrs. Gimble is going to testify, I'm not sure how you evaluate that testimony and without recusing yourself. >> I'm fine. I'm fine. >> Just >> I just want to hear about the lighting. That's all. I didn't hear anything about the lighting. >> Did I miss it? Did I miss it?
>> No, you didn't miss it at all. >> Okay. Okay. >> Why don't you come explain the lighting and where the lights are? >> Okay. The lights where the lights are mentioned a little, but want to just get better. >> Yeah. The light the lights are located on the building as well as around the perimeter of all the parking areas. Um
they will be full cut off dark sky compliant fixtures and we won't have any lights spillage onto the surrounding uh neighboring properties. We're not allowed to by the ordinance. We have to have >> it's not going to be on all night long or anything. >> No, it's not. I mean, do you know other
than the safety the safety and security lights? >> Security lights off by seven because you're not there past 7, right? >> Uh 8. >> What about security lights? >> No, security.
>> Yeah. >> Okay. >> Yeah. No, it' be off uh it would at a reasonable time. about an hour after your last employee leaves the the site. >> That's Yeah. >> And and and just to correct, there is no other lighting outside where the detention basins are or the gravel area.
Want to make sure you're aware of that. Yes. >> Correct. >> That is correct. >> All right. Perfect. Thank you so much. >> Thank you. Thank you. >> Anybody else from the public? >> I see no. I'll close it to the public. Um All right. you want to
>> Mr. Chairman, it's late. You know, we worked very hard with your staff to get a no variance application for use some small waiverss and I think the conditions that your staff has put on are extremely reasonable and will make the site a beautiful site and we are protecting you know six acres of
wetlands as part of it not encroaching it or doing anything with it fenced off. It'll be preserved. So I I request board hope the board grants the application favorably with the conditions that we've agreed to as part of this application. >> Okay. Anything else from Okay. Um I'll
entertain a motion to approve. >> I'll make a motion. I'll make a motion to approve with the waivers. >> With all the waiverss. Yeah. I'll say all the So we got absence of curbing. We got the architectural requirements. uh driveway parking lot islands
uh tree removal contribution and sidewalk >> sidewalk contribution as well. >> Okay, >> I'll second that. >> Okay. >> And just for the record, >> given just the inquiry of Mrs. Gimble related to information that there's no
conflict of Okay. >> for Mr. Gimble. >> Yeah. >> Because it wasn't a question about lighting from us anyway. So, >> yeah. >> Got it. Okay, >> I have a motion and a second. >> Mr. B. >> Yes.
>> Mr. Freriedman. >> Yes. >> Mr. Gimble. >> Yes. >> Mr. Carbonic. >> Yes. >> Mr. McNicholas. >> Yes. >> Councilman Rebell. >> Yes. >> Mr. WCO. >> Yes. >> And Chairman Mercer? >> Yes. >> Motion. Chairman. Thank you. Thank you. Professionals. We'll start working on
resolution for compliance after council addressed the resolution. Thank you for your time. I do have one more application. Uh, I don't know how what late hour or at least maybe I could do an introduction. >> Yeah, >> let's cut it off around say 10 o'clock if we can.
>> That that's up to you. You know, I No one likes >> Let me just go on the record and just state what the case is. Okay. >> All right. This is uh for case number SP1138 JNS Flex Center LLC preliminary and
final major site plan with ancillary variance and design waiver relief. Clear the vast majority of the site to construct three buildings for use of a trade contractor business. Okay. >> Okay. Good. Good evening, Mr. Chairman, members of the board. Again, my name is
Gregory Bell law from Collinsville Cassello. I have the pleasure this evening to represent JNS Flex Center LLC uh to to felt the property known as 1231 Route 33 for preliminary and final major site plan approval. Property is in an HD3 zone. Uh the use that we're
proposing uh is a permitted use. It's roughly 5.7 acres. It's vacant except for one and a half story building which you'll see in the bottom left. Uh again uh the actual development of the site
requires no varian or waiverss but there's a however however the existing building uh is going to be rent that's in the bottom left corner is going to be rented for an office building uh associated with the running of the site.
uh we're going to try to build it in phases. So the only real variances or waves assoc associated with that existing building, not all the improvements that you see here. Uh I do have um one witness that pretty much can carry everything is Matthew Wild. He's
our engineer and planner uh to go over the site. Um maybe we get a couple minutes of him before 10 o'clock that we greatly appreciate. >> Is this a multiple use? No, it's a it's a contractor building where there'll be multiple
commercial tenants, office, warehouse in the three different buildings. >> I have buffer that's required. >> Mr. Wild will talk about that. We don't believe that there's any you're talking about again storm water facilities in the buffer.
>> He's going to Mr. Wild is going to testify that it's not there is no buffer. There is no deviation from that. >> I'm just the lawyer. He's the engineer. >> Street. >> Well, I if I if Well, we didn't install
it, but if you want to talk to Buffer across the street, that will probably require that, but we can't control it. So, Mr. Wild, why don't you please uh be sworn in? >> You swear the testimony you give will be the truth, the whole truth, and nothing but the truth. Yes, I do. >> State your name for the record. Spell your last.
>> Matthew Wilder. Wde. I'm a licensed professional engineer and planner in the state of New Jersey. I've been licensed for 12 years. I graduated from Rowan University in 2006. I am the zoning board engineer in Jackson Township. I am the planning board
engineer in Manchester Township. And I've appeared on probably 75 boards on about 500 applications. >> Okay. We'll accept your credentials. Thank you. >> Okay, Mr. We're offering you today, professional engineer, professional planner. Why don't you go over the location of the
site, what it's existing conditions, and what we're proposing as I go over my bed. >> Sure. So, the property exists along Route 33. It's lot 106 and 106.01 within block 183. The actual address of the property is 1231 Route 33. As was
previously mentioned, the property is developed with an existing single one and a half story home. That home was constructed in the mid 1940s. There's an asphalt driveway as well as parking area sort of to the west of the existing home.
Dating back to the 30s, this area was primarily farmland. Um, and that continued by and large. Um, the the the first exception or the first replacement of farmland was the mobile home park which is located to our east. That was started in the 60s and finished in the
70s. Um over time the Route 33 corridor has been developed with more commercial uses and some higher density residential such as the Equestria uh residential development. So the property is located within the HD3 zone. The existing house actually is
considered a conforming use due to a grandfather clause within the township's ordinance. However, it does not comport with the HD3 zone standards. Um, just to to quickly read an ordinance section, I'll read 188782A and that deals with what is the purpose
of the HD3 zone and that is to provide for highway development along highway corridors that will provide for a balance of social, economic and cultural opportunity for a second. First of all, can we go back to the the dwelling?
>> It's going to be office or it's going to be resial >> office. >> Office. I was just speaking to the exist uh the the most recent use of that structure was for a residential home. It's currently vacant. Um so the purpose of the HD3 zone is to
provide appropriate use along a heavily traveled corridor. Um so what we're seeking uh this evening from the board is approval for contractor warehouse uh flex warehouse things that are very very common especially along corridors such
as Route 33. Um, so I'll speak in general terms, um, and then maybe at the next hearing I'll speak in in more specifics. So we're proposing three separate buildings and each building has sort of been designed so that it can operate
independently from a parking standpoint. Um, so the total square footage of all three buildings is slightly over 47,000 square feet. And again, the single family dwelling or the the structure that exists will be repurposed to be an office and sales building for the site
itself. So, the the site is intended to be occupied by folks in the trade contractor business. Um, the hours of operation are Monday through Friday, 7:00 a.m. until 9:00 p.m. and then uh 9:00 a.m. until 5:00 p.m. on the weekends.
The number of employees will vary um because each building is set up to have up to eight tenants within the building, but there's a total of potentially 24 tenants. So, the number of employees will vary based on the tenant. Uh a landscaper, a landscaping outfit may have more employees than a carpenter,
for instance. Um the site is designed so that you can chop each building up eight times, but that does not preclude a tenant from maybe wanting two adjacent units where you just would not build the demising wall between those two units.
So surrounding each building on on both sides, both the west and the east are off- street parking spaces. And I'll note on the north side of the site, you also have parking on uh on three sides around that third building. So, we do exceed our required parking um
for this type of use and based on the square footages proposed, we would be required to provide 81 parking spaces. However, we're requiring 154. Of that 154, 41 are for fleet parking. I don't entirely include those with our initial
calculation because those could be occupied by folks who need um the fleet storage and the fleet parking spaces. And then because of the unknown tenency of the site, we wanted to make sure that we had ample parking. Parking really is paramount to keeping the site clean and
organized. If all of a sudden tenants start parking wherever they want, then uh it can lead to an undesirable uh impact on the site from garbage collection, things of that nature. So we wanted to make sure that we had ample parking to ensure the property was wellmaintained and operated. >> Mr.
free move on to that point. You mentioned the words like you got a landscaper uh potential tenant and you talk about the cleanliness of the site. There is no proposed or permitted outside storage on this site. Correct. >> Correct. >> Okay. We're not we're we're not
requesting it. We don't want it. We're not proposing any. So everything can be stored inside help with the maintenance of the site. Correct. >> Correct. The exception being the the fleet vehicles which would be parked in the designated parking spaces. There's no material, no no equipment. There's no
material or sand or anything, landscaping, mulch or anything that's be stored at site by any of these contractors. Correct. >> That is correct. So, um, and the the the variances and I I suspect before the next hearing, uh, Miss Beam and I will have a conversation
to ensure that we correctly identify the variances. Um, we do need some variance relief for the existing structure. So, when we change the use of the structure, we basically reopen that that building's location and we currently violate the front and rear uh, excuse me, front and
sideyard setbacks. And I'll also note that the proposed use because the mobile home park is to our east, there's also a buffer that's been established along the eastern property line. And you'll notice that that structure falls within within that buffer. >> You want to get into the details?
>> Well, I I I don't think at 953 that we should go into a deep dive into a deep dive. I don't think anyone's going to remember it. Um, I mean I do think I >> it is an issue because it's a condition of the conditional use.
>> Compliance with the buffer is a condition. >> We're well that's why we're going to end the testimony today and have that conversation and if we're able to move that out >> if it's conditioned we don't want to be before the zoning board. So we'll work with you. Okay. Absolutely. So that's maybe that's why I'm kind of want to
stopping it now before we get into those weeds. Yep. >> We have a better understanding. is the we did mention July 16th. Is that still available? >> We request the application to carry to July 16th uh with no further notice and
hopefully not the last one on the >> acceptable. Okay. So this this is that acceptable to the board? >> Sure. What's the date? >> July 16th. >> So this matter will be carried JNS Flex
Center LLC case number SP-1138 will be carried to the planning board hearing dated July 16th, 2026. Uh no further notice will be given or is required. So, um, if you're interested
in this application or here tonight, then please come back on July 16th. >> Are there how many other >> uh, >> just him? We have we do have an architect, but we have some great renderings. I don't think you need them. >> Again, thank you for your time this
evening on both applications and have a happy fourth of July. >> Thank you. You too. >> We'll be in touch about the >> Mr. Valor. Good night. >> Okay, master plan. Um, we'll talk about it again in August. I don't think, you
know, >> there's really nothing to talk about right now. So, um, >> we'll push it till the second meeting in August. >> Okay. >> To talk about that. Um, >> we'll clo I think we should we'll close
and just have a real quick executive session. 5 10 minutes. >> Okay. Okay. >> We wanted Did we Did we want to talk about the uh stuff the sideline stuff? Um >> Oh, that would be potential litigation in connection with the area in need of redevelopment. >> Yes.
>> It'll be like less than five minutes. >> Okay. >> Litigation. It would be then >> potential litigation. >> I would like to talk about >> Yeah. >> Yeah. We should executive. >> All right. Um Okay. >> So, we need a motion. Close. Motion to
close the >> I need a motion to go into executive. >> Oh, I'm sorry. >> I'll make a motion to go into executive. >> We got to come back. >> Then we got to come back in and close. Go. >> No, no, we're going to close here. >> Close. >> I need a second. >> Second. >> And we'll just do a voice vote. All in favor?
>> I. >> All right. I got to read the resolution. Executive session resolution. Whereas title 10, chapter 4, section 13 of the New Jersey Revised Statutes requires that the public shall not be excluded from any meetings of a public body
unless a resolution authorizing such exclusion is adopted at a public meeting. And whereas the planning board of the township of Howell has determined that such a closed meeting is required to discuss certain matters which are exempted from consideration with the
public in attendance under New Jersey statutes 10 col4-12 namely potential litigation. Now therefore, be it resolved by the planning board of the township of Howell that the public shall be excluded from the next portion of this meeting and
that the planning board will not reconvene in public thereafter. Be it further resolved that minutes will be kept of the meeting in closed session and the time and circumstances under which the discussion conducted in closed session can be disclosed to the public
cannot be determined at this time. Now I'll take a motion to adjourn. to >> motion to adjourn. >> Oh, the meeting. Got it. >> Thank you.