[Music] Heat. Heat.
[Music] Okay. Good evening. Welcome to the Township of How Planning Board meeting for Thursday, September 18th, 2025.
Eileen, opening statement, please. >> I hereby declare this meeting of the Howell Township Planning Board to be open. and adequate notice having been given pursuant to the New Jersey Open Public Meeting Act in the following manner. First, on January 3rd, 2025, a copy of said notice was emailed to the
Asbury Park Press and on the Star Ledger. Second, on January 3rd, 2025, a copy of said notice was hand delivered delivered to the clerk of the township of Howell. Third, on January 3rd, 2025, said notice was posted in the office of the planning board and on the bulletin board in the Howell Township Municipal
Building 4567 Route 9, Howell Township, New Jersey. In accordance with the fire prevention code and for your safety, please be advised that this facility is designed with two emergency exits at the front and rear of the meeting room. Furthermore, smoking is not permitted in the municipal building. Please take note
that this meeting is being videotaped for possible future broadcast on Howell Township TV77. Thank you. >> Thank you. Uh roll call, please. >> Mr. B >> here. >> Mr. Greenfield is excused tonight. Mr.
Carbonic is absent. Mr. McNicholas >> here. >> Mr. Mercer >> here. >> Mr. Tannen House is absent tonight. >> Mr. Carbonic is here. And >> we have uh
>> Mr. Carbonic is >> council >> present >> and Councilman Okay. >> Um Mr. Tannen House is absent tonight. Councilman Adele >> here. >> Mayor Leio is excused tonight. Mr.
Freeman >> here. >> Mr. Wco >> here. >> And Chairman Husser >> here. You have a quorum. >> Thank you. Uh would everybody please rise for the pledge of allegiance and afterwards a moment of silence for our
men and women who have served both here and abroad. >> To the flag of the United States of America and to the stands nation. >> Okay. Thank you, >> Eileen. Are there any minutes? >> No minutes to approve tonight.
>> Okay. So, for correspondence, um the first um 0-25-40, an ordinance of the township council of the township of how adopting the Route 9 redevelopment plan pursuant to NJSA4A12A-7.
Jennifer. >> Yeah. So, as you guys probably remember, we were here a year or so ago to do the need study for this corridor, which basically goes from Strickland Road down to just north of the Home Depot on the
southbound side on Route 9. This ordinance is um putting forth the actual redevelopment plan, which will be the actual zoning. It is consistent with our master plan. and it promotes economic development and growth along these highway corridors, which is where we
want the growth to be. So, I would respectfully request that you find that this ordinance is consistent with the master plan. >> Great. And it's just the southbound side >> for now. Yes. >> Got it. Gentlemen, any questions?
>> Yeah. Why did it take a year? >> Jen, >> don't ask. Yeah, it was there was a lot there are a lot of moving parts to this course. So, it just took us took us a little while and I and I think it was like last year. I don't think it was like a year ago.
>> I remember talking about it last year. >> Yeah, >> it has been a while, but yes, we finally have gotten it good to go and we're ready to move. >> It's a great thing. Um, gentlemen, I'll entertain a motion. >> I'll make a motion. >> Mr. Mercer, do I have a second? >> A second.
>> Second. Roll call. Mr. Bato, >> yes. >> Mr. Carbonic, >> yes. >> Mr. McNicholas, >> yes. >> Mr. Mercer, >> yes. >> Councilman Adele, >> yes. >> Mr. Freriedman,
>> yes. >> Mr. Wetco, >> yes. >> And Chairman Huster, >> yes. >> Okay. And the next correspondence O-25-41, an ordinance amending article X of the township council or township code
entitled zones creating a section 188-84.6 entitled moderate and lowincome housing mixeduse overlay zone 16 known as the MI16. >> ML ML 16 >> sorry M1 ML
>> ML it's ML16. So this ordinance is, if you recall the housing plan that we presented in June, there were two sites that the township selected to
uh create compliance with the affordable housing requirements uh from the legislation. The one the first one was the one up off How Road, Okerson Road, which we did, they came in, got their preliminary final site plan approval. This is the second one. This is what we
call the quote unquote Dr. Robert site. It's down on Route 9 and Stell Lane. It's a 14 acre site on right at the the jug handle for a Stella. This creates the zoning required by statute and
ordinance to um enable that project to move forward. So, it's 100% conformance with our housing element. This site was selected, draft zoning was presented to the court. This is implementing that uh affordable
housing site. So it is consistent with our master plan and I would respectfully request that the board act in in that way. >> Got it. And any questions? >> None. >> I have a question. So Jennifer, so when I was looking at the address for the
ML16 zone that it's going to be adjacent to a horse farm. Is there going to be a larger buffer between the horse farm to how this is being zoned? >> There's no horse farm down on a Stallene in in there's no horse farm. There's residential behind it. There is pool
town to the north and there's commercial to the south and there's commercial across the street. There's no horse farm. I thought I thought this was the one across from Yity's auto body. Or is that a totally different site? >> This is AC. This is at Estelle Lane. >> Okay.
>> On Route 9. There's 14 acres at the jug handle on Route 9 with Stella. That's where this is. >> Thank you for clarifying. >> Any other questions? Seeing none, I will entertain a motion. >> I'll make a motion.
Mr. Mercer and Mr. Freriedman with the second. >> Mr. Bal, >> yes. >> Mr. Carbonic, >> yes. >> Mr. McNicholas, >> yes. >> Mr. Mercer, >> yes. >> Councilman Adele, >> yes. >> Mr. Freriedman, >> yes.
>> Mr. Wetco, >> yes. >> And Chairman Husser, >> yes. All right. Thank you. Uh, any resolutions this evening? >> No resolutions tonight. >> Okay. All right. on to submission waiverss. I think we have three three of
them. >> Um actually, do we want to make an announcement about Gutierrez? >> Um this evening, if you're here for case number SP131034A,
Gutierre's properties, uh this application's being carried to December 4th, 2025 with no further notice uh with an expiration date of December 31st, 2025. So that will not be heard this evening. Okay.
Okay. So on to submission waiverss. Uh first case number SP1143. Richard Shabelle. Um councelor. Good evening. >> Good evening. Salvatore Alfuri of Clearary Jacobe Alfur and Jacobs on behalf of the applicant.
>> Okay. Jordan, I guess uh >> and Jennifer. >> Good evening, Mr. Chair and board members. Uh Jordan Rizzo in for Laura Newman tonight. Um so Richard Shyel is two lots um on Route 9 north just south
of the 195 entrance ramp. Uh there's a couple buildings there today and the project is essentially to demolish those and build a three-story office building. We outlined the checklist waiverss on page five of our August 8th, 2025
letter. Um, since this letter, the applicants resubmitted to address the majority of these. So, uh, items C through H are all addressed now. Um, that leaves A and B. Um, and I would, uh, recommend a waiver for both of these. Uh A is a a traffic plan um
traffic signal plan and B is any previous um planning board or zoning board uh approvals um which I understand and Oprah came back that there were none available. Um so I don't take exception to to those two waiverss. >> Okay.
Any questions? Seeing none counselor any other comments? >> No. Thank you. >> All right. All right. I'll entertain a motion, gentlemen. >> Make a motion. >> Councilman Nadell, do I have a second?
>> I'll second it. >> Okay, >> Mr. McNicholas. >> Mr. Ball? >> Yes. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Nadell? >> Yes. >> Mr. Freriedman? >> Yes.
>> Mr. Watco? >> Yes. >> And Chairman Husser? >> Yes. Submission waiverss approved. >> Thank you. Have a great night. >> Thank you. You too. >> Next submission waivers. Case number SD-3024 11120 Farmingdale Road LLC. Good
evening. >> Uh good evening chairman, board members, Mark Akens on behalf of the applicant. >> Okay. >> Okay. And >> Jordan, >> Mr. Chair and board members. This is a three lot subdivision. It's off of Fort Plains Road north of West Farms Road. It's a corner lot. Um there are three
pages of submission waiverss we outlined in our August 29th, 2025 letter. Um it's it's three lots, so it's a major subdivision. Um and that's, you know, part of the reason why there's so many. Um let me know if you want me to go slower, but I'll run through all the
waiverss that I find to be appropriate. Um A is for uh SEDD. That that's fine as a waiver to be provided at a later date. Um B is environmental impact report which the ordinance requires an abbreviated version if seeking a waiver.
So I'm okay with the waiver so long as the abbreviated version is submitted. And then C D E F G H I J K L M. Um I find waiverss appropriate for those. Uh
letter N is a woodlands management plan. It's a primarily open lot, but I would uh ask that all the trees that are being removed be identified. So that should be provided. And then opqr waiverss are appropriate. Um
letter S is any outstanding or previous planning or zoning board approvals. I would ask that that be provided if if any are available. And then letter T is Mammoth County Planning Board. I would ask that be provided. Um U is acceptable
for a waiver. V and M I would ask to be provided. That's the just the name um of the owner and applicant and information on the plans. X would be a waiver. Y and Z I would ask to be provided. That's the name of the owner and applicant again on the plat.
Um and then we go into aa a waiver appropriate. Um BB is uh all owners within 200 feet plus the uh use designation of all properties within 200 feet. ask that be provided.
Um CC a waiver is appropriate and then DD is all downstream storm water conveyance within 2,000 ft. I asked that be provided as we normally do and then the last one e a waiver is appropriate.
>> Jordan knows his ABCs. Um council are you good with all those? >> Good with all those chairman >> board members stipulate those as requested by Mr. Rizzo. Yes, sir. >> Great. Thank you. >> Thank you. Gentlemen, any questions? Seeing none, I'll entertain a motion.
>> Motion. >> Mr. Bato. Do I have a second? >> Mr. Freriedman. >> Mr. Bato. >> Yes. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Council Madell?
>> Yes. >> Mr. Freriedman? >> Yes. >> Mr. WCO? >> Yes. >> And Chairman Husser? >> Yes. Submission waiver granted. >> Thank you. >> Thank you, chairman. Thank you, gentlemen. Good evening all. >> Have a good night. >> And you? Thank you. >> Okay. Last submission waiver this evening is case number SP1144,
Tulsi Restaurant LLC. >> Good evening. >> Good evening. My name is David Chaffitz, council for the applicant. >> Okay. Okay. And then this is Tulsi restaurant. Again, there's quite a few for this one. This is the Boston Market building that's on Route 9. that's
proposed to be converted to a Burger King. And then there's some site improvements in the immediate area just around that Burger King to make the drive-thru and parking work. So, the submission waiverss are outlined on page five of our August 29th, 2025 letter. Um, again, there's there's two pages
here. Um, environmental impact impact report. A, I ask um the abbreviated version be provided, but a waiver is appropriate. B, a waiver is appropriate. Uh, C is a traffic report. I asked that be provided for this. Um D I asked to be
provided. It's the uh the boundary line of the entire property. So that encompasses, you know, >> I think it's on the plan, but yes. >> Okay. Show everything. Um E is an outbound survey. I want that to be provided. >> Yep. >> F is any previous planning or zoning board approvals. I think that should be provided. Mammoth County Planning Board
is G. That should be provided. Um H is free old SEDD. that should be provided. Uh I is a a north arrow with reference meridian and that should be provided. Um J is a key map within 200 feet. That should be provided. Um K is
state planning area that should be provided. I and uh L and M I'm sorry are waiverss. That's appropriate. N and O are the names uh and information of uh applicant and owner. Those should be provided.
Uh Q is topography. That's a waiver that's appropriate. 60 is all downstream storm water that should be provided. And then STUV, those are acceptable waiverss in my opinion. >> Council, are we good with those? >> No problem with those. And um I believe
just before the board's edification, uh Montgomery County and Freils were submitted. So we will get those to staff. Mammoth County. >> I mean, sorry. >> It's all right. >> It's the countyy's. >> Yep. All right, gentlemen. Any
questions? >> Seeing none, I'll enter. >> Just a question on um >> a prior planning board um >> resolutions or approvals >> that that Boston Market's been there a long time.
>> So, this actually includes a lot of the other buildings, too. It's it's a a much greater track size, >> right? >> So, it would be for anything on the the property. >> Okay. >> But it would speak to parking, signage, things like that. >> Any kind of conditions that were associated with the development,
>> there's been no issues there. I >> I agree. But if there were conditions associated with prior approvals, we want to make sure that they're complied with before it goes forward. Yeah. >> Got it. Got it. >> No problem. >> Okay. >> Cool. >> Thank you very much. >> Thank you. Uh entertain a motion.
>> Mr. Friedman. Do I have a second? >> Second. >> Mr. Mercer. Thank you, >> Mr. Bato. >> Yes. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Nadell? >> Yes.
>> Mr. Freriedman? >> Yes. >> Mr. WCO? >> Yes. >> And Chairman Huster? >> Yes. >> Submission waiver granted. >> Thank you. >> Thank you. Have a good night. >> Appreciate it. >> Okay. Our first and last application this evening, case number SD1141
6249US9 LLC. This is a preliminary and final major site plan. Uh approval to construct a 10,96 ft two-story building containing medical office on the first floor and general commercial office on the second floor
with other proposed site improvements. Block 25, lot 2403. Mr. Pape. >> Good. >> Good evening. >> Good evening. Eileen, am I being picked up? >> Yeah, I think you're all right.
>> Okay, good. Thank you. Good evening, Mr. Chair, board members, board professionals, and public Kenneth Pap of the firm Hyurn Pap on behalf of 6249US9 LLC. This is an application by Dr. Him
cone to build an office building and to bring his um eyes on nine practice which is 45 seconds down to the south in a rental building to to Howell Township. If I might before we begin the presentation if we could just confirm
receipt of our notices and confirm that the board has jurisdiction to hear us this evening. >> Received. >> Received. Thank you very much. >> You're welcome. This is a request to develop a property that's slightly larger than 4 acres but
substantially affected by environmental constraints with an office building on Route 9. The office building would be Dr. Con's office on the first floor and would be general office on the second floor. The presentation that we have for
the board this evening is begins with I'm going to ask that Dr. Con take a few moments to talk about what his practice is to give the board an understanding of what he would like to bring to the township and follow that with Yseph Portoy who is the professional engineer responsible for the preparation of the
site plans. We also have Mr. Greenbound who is our architect who will present the the building design. Scott Kennel is our traffic expert and James Higgins is our planner. there's um bulk variance relief that's part of the project and
he'll provide hopefully the proofs that satisfy your your concerns with regard to those. So with your permission, I'd ask if I could bring up Dr. Con. Sure. >> And we'll take a couple minutes to introduce him to you and introduce what his goals are with regard to the
building. >> I think it would be appropriate for me to ask that Dr. Con be sworn. >> Yep. You swear or affirm the attorney will ask you to stand and raise your right hand. >> Do you swear or affirm that the testimony you're about to present to the
board concerning this application shall be approved? All approved by >> I affirm. >> Dr. Cohen, if you could >> Can I just interject? Ken, can I just interject for one second? Sure. >> Typically the board professionals get sworn in as well.
You swear or affirm that the testimony you may provide during the course of these proceedings would be the truth all truth. >> I do. >> I do. >> Thank you. Dr. Con, if you could take a moment to introduce yourself by name and profession to the board. >> Good. Good evening. Thank you. Uh my
name is Dr. Haim Cohen. I'm an optometric physician licensed in the state of New Jersey uh to treat uh pediatric as well as adult patients. Um I've been practicing in New Jersey. >> I can't hear you guys at all. >> I'm going to go louder.
>> Yeah, >> I'm going to start again. >> That's a microphone right there. >> So, perfect. You have to actually speak up. >> Yeah, >> sure. Good evening. My name is Dr. Haim Cohen. I'm a licensed optometric physician in the state of New Jersey. I've been practicing for 12 years in New
Jersey. I'm currently at my location at 6951 Route 9 in Howell. Um about past eight years. I'm a tenant there. And one of the reasons why we're here today is that hopefully we'll be able to uh
construct my own building and uh um good. My current location is uh.7 miles away from hopefully the future location. Uh some of the uh services that we provide to the public to the community
of Howell is we diagnose and treat diseases of the eye as well as provide uh eyeglasses and contact lenses and different visual aids to help patients see better. Um >> is the your is your practice a walk-in practice or an appointment practice?
>> Uh so we're appointment based. Um we're treating routine eye care as well as urgent and emerent eye care as well. Are we dealing with significant amount of emergencies? Uh but each patient calls and we schedule them at the appropriate time. And >> how many people would how many people
work with you currently and will that be the same number here? >> I believe it would probably be the same number. Um currently there's 11 staff plus myself. So 12 people. Uh five of them are physicians. We have two people
working in the eyeglass uh department and as well as five admin uh people. So a total of 12 people. >> That's the total number of people who work for you? >> Yes. >> Some are full-time, some are part-time. >> Yes. >> What are your hours of operation
currently? And what would your hours of operation be here? >> The hours of operation would stay the same. We're open Monday and Thursday 9 to 7, Tuesday and Wednesday 9 to6 and Friday 9 to3. So that's Monday and Thursday 9 to 7, Tuesday and Wednesday 9
to6, Friday 9 to3, Saturday and Sunday we are closed. I'm >> going to ask the number of patients number of clients that your group sees in a typical day. >> Typical day is somewhere between 60 and 75 patients a day. Um you could see that
we have a number of exam rooms throughout the the design. Some are general routine eye exam rooms and then some of the rooms are specialty eye care for example a dry eye treatment room which would be used probably once or
twice a week. There's going to be another room that's a specialty contact lens room that's going to be used once or twice a week. Another room to evaluate and treat glaucoma probably be used once or twice a day. So, you'll see a number of rooms there, but they're really not all being used on a day-to-day basis
>> because of their specialty, >> right? Because there's a there's special equipment and it has to be uh designated in that room. >> Do you anticipate that you you have an established practice, would you say eight years in one location right down the highway? It's an established practice. >> Yes, we are an established practice. >> And the 60 to 70 patients that you
shared as your typical day, do you anticipate that that'll be the flow that you continue to have at this site? That would I would hope to be the current flow of the of the new site as well. >> Is this something that you're willing to like make a condition? Because medical
office being approved is one thing, but medical office with all these like patient stipulations, number of employees, etc., you know, may change the dynamic a little bit. So, I understand it's your practice and this
is you want to occupy this building. So would you be willing to stipulate to all of those things that you said, the hours, the employees, the number of patients, etc. as kind of a limiting factor for the the proposal? I >> think we're very comfortable with the
hours and we're very comfortable with the number of practicing physicians and the staff, the number of customers or clients that are serviced. We're not prepared to stipulate that we're not not going to be allowed to have more than that. There could be a need. They're all by appointment and it can be the flow
can be managed so the others can be can be so stipulated. >> Mr. Pap similar to that would you also agree that the I guess the first floor is dedicated to the the eye doctor office and that's medical office and then the second floor is going to be
restricted to general office. >> Absolutely. There's no medical. That'll be on the second floor. And the first floor is Dr. Cohen's proposed space. >> Okay. But taking a look at you, it's kind of
surprising that you've been in business or a doctor for 12 years. Be honest with you. >> We age well in New Jersey. I guess you know. So I wanted Dr. Con to begin the presentation to you with himself and his practice. >> Yeah. Appreciate it. I thank you for
that opportunity. He'll remain for the rest of the evening with your permission. We're ready to go to Mr. >> Thanks, doctor. >> Thank you very much. >> Thank you. >> That's >> See that door? No. Do you have it digitally? >> That's where the >> We don't typically like the the
>> So they didn't take it >> tripod etc. Like typically we put it in the computer and it comes up on the screen. [Music] >> Turn that TV around. >> Yeah, that's that was my concern.
>> You're in a wheelchair. I also do have printed >> copy and then hold your >> payment for the TV. So you can put it up here and when you pull it here >> it can be raised you want. Got it.
>> That's a good question for it to be effective. >> Is this working? This is not an environment. >> Bring that up be the >> If we may, Mr. >> Mr. Porton, I'm going to ask if you
>> be sworn and then we'll share your credentials with the board. Sir, affirm that the testimony you're about to present to the board concerning this application of Senator. >> I affirm the record. Sir, please state your name and provide your business.
>> My name is Yseph Portoi P R Y. I am the principal at Civil Core Consulting. >> Would you take a few moments to share your education and professional background? >> Yes. Good evening. I'm a licensed professional engineer in the state of
New Jersey. Um I have a bachelor's and master's degree in civil engineering from NJIT. I've been working about 12 years in land development and civil engineering. >> Is your licenses in good standing on this date? >> Yes, they are. >> We will accept your credentials. Thank
you. >> I thank you. Going to ask if you could identify the exhibits that you intend to rely upon this evening in your presentation. >> Yes. So there were several previously submitted plans that are registered as ex exhibits now if needed. A9 is a set
of site plans. A10 was a property survey. A26 is the circulation plan and there were um several new exhibits that were prepared for the hearing um which are designated A29 as the repairing zone
exhibit um A30 as an existing aerial exhibit and A31 as an aerial layout. >> Mr. Portner, what exhibit would you like on the board as you begin your testimony? Um, if we can pull up A30,
the the existing aerial exhibit. >> This is >> Yes. There we go. with with A30 before the board. I'm going to ask if you could identify the property's location and size. >> The property is block 25, lot 2403. It's
fronting on New Jersey State Highway, Route 9 northbound, just south of Alexander Avenue. It's approximately 4.17 acres. And if you could with the same exhibit, take us around the property and identify the surrounding uses.
>> Yes. So on the north side of the property along the Route Nard frontage. >> North is up. >> North is plan up on this. Okay. >> Correct. >> Thank you. Um there is a commercial um business I believe a furniture store along the Route 9 frontage along the
rear portion if you see the outline the red outline of the property sort of like a hammer shape there's a narrow stem along Route Nine and then there's a wider part in the back that's wooded um along the the north part of that
fronting uh is is to the back of a rear of a property fronting Alexander Avenue residential property. Um to the east is vacant land. So, which is part of the property to the south that wraps around
um which is um part of a residential is a residential development, a multif family development and to south along the Route 9 frontage is a commercial another commercial site and on the west on the opposite side of Route 9 are
additional commercial um properties. >> What what room do you keep referencing immediately to the north of you? Alexander, >> it's esta. >> If you would, Mr. Porto, what is our client's property zoned?
>> The property is in the HD1S, the highway development one south zone. Before you prepare the plans with the design that's to be presented to the board, what in environmental investigations did your firm undertake?
So, we have now there is a stream that runs through the property. It starts to north um in the jug hand. It it flows, you know, in the uh the surface stream starts in this area at the jug handle um
and flows to the north of property and then come flows through the rear of the property through that hammer part of the property um in north to south direction. It's a category one water um and there are freshwater wetlands located along
the stream. Um so we prepared a flood hazard verification um to DP to verify the regulated areas and and which we have received which confirms the delineation of the flood
hazard area and the repairing zones. We've also submitted for a NJPP um LOI to confirm the wetlands. It is still pending, but um the L the DP has confirmed they've they've confirmed that
the flags were accurate. They've asked us to add a 150 foot transition area and we've resubmitted it to DP for um final sign off. So even though it doesn't have the LOI was not issued, we're confident in the the line.
So the plan that you're going to present, if you could confirm that all of the environmentally constrained properties that are either part of the flood hazard area or part of the wetlands with the 150 foot buffer are excluded from those areas that we
propose to develop. >> So we are proposing development, we are not proposing any development within the um wetlands or transition areas. We do have some encroachment in the repair zone which has been permitted by the DP as part of a flood hazard individual
permit but requires a variance from us. >> Correct. The what is the total area that is environmentally
constrained? So the if we could pull up the exhibit I believe it is A29 is the repairing zone exhibit. So this exhibit illustrates the limit of the repairing zone on the site. As you
know it's a 300 foot repairing zone. So that's measured 300 ft from the top of bank of the stream. Um so the stream is in the back but portions the the um northern part of the site is constrained by a 300 foot repair zone that's extending through the next two
properties. Um the repairing zone takes up more than 85% of the property we have left um besides for the um there's approximately 62 acres which are unconstrained by repairing zone out of
the 4 point no 4.17 acres. I'm going to ask if you could in an executive short sentence or two now describe what our client is asking this board to consider favorably this evening.
>> Okay. Um if we can pull up um exhibit um the A31 was aerial layout. So, while I was pointing up where the applicant is proposing to construct a two-story um office building
approximately 10,000 square ft between the two floors. Um the first floor is dedicated to Dr. Cohen's medical pra um medical practice and the second floor non-medical office with associated
parking, stormware management, utilities and site improvements. Before we go into the site plan elements, would and I'm not going to ask that you testify to bulk variance relief, but please identify the bulk variance relief that
is required for this plan. So the the bulk var relief is um regarding the the side and rear setbacks. Um the setbacks are measured to know starting with the
north side that the the setback per ordinance is measured to the to the repairing zone and with the the with the extent of the repairing zone. The building with is is encroaching in the repairing zone. So we have a zero foot
setback per when measured from the repairing zone. when measured from the actual property line, it's approximately 65 feet. Um to the south um to the to the rear working around uh to the rear is similarly we are more
than five almost 540 ft from the rear property line but we have encroachment from um in the repairing zone. So towards the rear um we have a zero foot setback to the to the repairing zone.
And then to the south um the required setback is 25 ft or the south is not within the repairing zone. So we don't have that constraint. Um the the build the required setback is 25 ft or the or
the height of the building whichever is greater. The building is 25 feet to the roof but 27.5 ft to the parapit. Um, and the building itself is 25 feet to the to the south property line. Um,
but there is an exterior staircase which um protrudes from from the building and from the staircase to the property line is about 15 and 1/2 ft. With your permission, I'm going to ask if we can go through the elements of the
site plan design. And I think I'd like to begin with grading. If you could describe >> Mr. Mr. P, do you want to go through all the design waiverss too or you just trying to highlight the two setback variances right now? >> Just highlighting the variances. >> Okay. You'll circle back on the rest.
>> Well, Mr. Mr. Higgins will that's okay. >> Okay. identification of the site plan elements. If we could begin with grading just generally what is the grading plan?
So the site right now is a high point no sort a little bit in front of the building sort of in the middle of the parking lot part of it going towards the front part of it going towards the rear. And the proposed grading the site is generally grading towards Route 9. There's a there's a low spot towards the front of the parking lot with a pair of
inlets which are collecting the storm water conveying it to the basins. But any overfill on that would go from the parking lot would go towards Route 9 into Route 9 storm sewers. >> Any significant filling or cutting of the site to accommodate this this plan?
>> No, there's not there there is um retaining walls. Um the only retaining walls proposed are within the basin. So we have on three sides we have a proposed bio retention basin which you see above the building. So that one does have retaining walls around three of
three sides of the basin. Um we're maintaining the required 5ft set back to north to the north property line. I've reviewed I had discussion with the board engineer regarding um new retaining walls and the and the design. And I reviewed that with the structural engineer and confirmed that he's
comfortable that these can be designed know in in allowable spa in the in the space that we have to work with here. >> Would you describe to the board and the board's professionals and public the drainage system that you designed and I know there's some very important points
that need to be part of the record. >> Yes. So the the the drainage was designed in accordance with the current DP regulations which require design for 210 100year storms plus the future no
year 2100 flows based on anticipated climate change. Um and this I also want to note that these have been reviewed as part from by the D as part of the flood hazard individual permit. They include the storm water review. So there was reviewed and it was back and forth with
them. So D has approved the storm water. Um it consists of um a few two strips three strips of porous pavement within the parking lot um which treat or pre-treat some of the storm water um from the parking lot. There's a bio
retention basin which is you know shown above the building. So the parking lot area is treated um and managed by the bio retention by the porous pavement by retention basin. Um and then in the you there's a under the center of the
parking lot is a subsurface infiltration basin. The the roof runoff goes to that subsurface basin. Um overflow from the port from the by retention basin also goes into that subsurface basin. All that is connected with a to the as a
discharge into the route 9 storm sewer. And this um know design will be know the pending application to NJ DOT who will also be doing a storm review on that for compliance and as they're as they're be
receiving the any overflow from the system. >> So the D has seen it the D has approved it. Has it also been designed to be consistent with Howell Township storm water management requirements? >> Yes. And is it designed so that it's a
privatelyowned system that creates no responsibility of maintenance on the township? >> Correct. >> I think that the board is aware that in recent years the state of New Jersey now requires the creation of an operations and maintenance manual. That maintenance manual is reviewed by the township and
when found to be approval approvable, it is then recorded as a lean against the property that places the permanent responsibility of basin maintenance on the property owner. And you'll undertake that O andM manual and submit it to Mr. Rizzo for his approval.
>> Yes. >> Going to ask if we could go from drainage to the lighting for the property. >> Yes. So lighting is we have a lighting design prepared um that has a a very different fixture was um it was designed
to meet the the the ordinance minimum is um.3 foot candles um we requested to um IEES requirements. >> So I'm just going to interject. We told you at a TRC to comply with IEES. Does
the site comply with IEES? the site complies with IS for the minimum and average. It does exceed the ME. >> So that's a problem. So I would suggest going back and complying with IEES as
you were told to do at the TRC. There's not going to be relief from IEES. So we understand you're not going to comply with the the town standards. We see that on a regular basis, but the board requires compliance with >> IEES.
[Applause] There's one aspect of the IIAF that we'd like to bring to your attention. Mr. Portoid tells me that there's one aspect that he doesn't know that he can on this small site achieve. If you could point out exactly what that one element is.
>> So before you even do that though, um there's a requirement for a 20 foot 24ft tall lights and they're currently taller than that and we asked you to comply with that. So before you even go into what your current plan, you know, has as far as foot handles, are you going to
lower them or have you reviewed a design that has lowered lights? So heavy review the design I we can lower the lights um achieve the 0.5 minimum achieve the the average of one foot candle but it will
have ex will exceed the two foot candle maximum. >> So is that our ordinance or is that IEES? >> That's IEES. >> So you haven't submitted that for us to review correct? >> No we have not. And the reason for that is why >> um
so that was just redone now based on the 24 foot the current plan. Let me just double check. So the plan that was submitted had a minimum of 0.5 the max of 2.1 and an
average of 1.2. Um so it was the average was 02 above is and the min but the plan submitted doesn't have the correct heights. >> Understood. Correct. >> That that doesn't really >> So my question was why were the plans
not revised and resubmitted for review. Not to restate what is on your plans. The question is why were the plans not revised and resubmitted? Is it >> time constraints? >> Just the time constraints that was the
best my designer was able to do to get in. We reviewed it after to try and meet the 24 to 24 foot and was able to get to the 0.5 and the one but was not able to get the two. >> So we don't typically deviate from IE.
So, I'm strongly advocating that you retake a look at the lighting and submit it for review and approval or review by Jordan's office before the board act on the application.
I mean, we told you that these things needed to be submitted and reviewed before you came here. This is not a board that likes to typically push things off on resolution compliance. They like to see how the site is going to function. And honestly, I don't know, Nick, you've been here a long time. Have
we ever at Have we ever had someone come in and say they can't comply with IEES? >> Not to my recollection. >> So, I don't that that like that's not something that I think we should be put in a position of having to evaluate. Number one, without having it in front
of us, and number two, like you were told to comply. >> We we recognize that our lighting ordinance is challenging. Correct. We we recognize that. And therefore, and if Mr. Tanahan House were here, who is a lighting engineer, he would be telling
you comply with IIEES, which has been our pretty much our standard fallback when compliance with our lighting ordinance does not work. So, this is something that I think needs to be revised and submitted and reviewed. >> Mr. paper. Do you need uh
>> I actually would like m chairman to move through the rest of the presentation and then take a a five to 10 minute break. >> Sure. >> Miss Beam's comments are on the record and noted. >> Okay. >> If you would
go through the landscaping proposed for the site. >> Okay. There are we have shrubs and trees proposed around al along along the frontage. We have um trees in the parking lot islands by the by the
driveway. We have some plantings in the bio retention basin and along the trash enclosure loading area to the south. Um we have a 3- foot wide planting strip along the front of the building. Um majority of the building besides the
north portion which has the entrance. Um we do require waiver from the street trees. There is an existing sanitary sewer pipe which is actually running within the property. So the sewer main along route nine is along the property
frontage. No in within the property which is um doesn't allow we can't plant the trees above that um sewer main. That's perfect. and if you could take us through the parking design and calculation.
>> So we we prop the parking is we the requirement is 100 one per 150 square feet for medical center one um for the medical center we're um we require 33.33 spaces for commercial offices we need
one space per 300 square ft and that would be 16.67 67 a total required parking of 50 spaces. Um we have 10 EV spaces which each per code count as two. So our adjusted or sort of
adjusted requires 45 >> 10 10 EV >> um I'm sorry 10 five EV spaces which count as 10. >> Okay. >> Which count as 10 >> but five physical. >> Yeah. So so adjusted requires is is 45.
We propose we have 46 spaces so we comply with the parking requirement. >> Can we go back to landscaping just like did you go through Shar's comments in Jordan's letter? Like proposed landscaping should be increased
in height to comply. Landscaping around enclosure can be shifted. Like did you go through this stuff? You're talking about the comments that are in the September 11th report. >> Well, what I'm looking at is a July 15th
report. So, I I'm just asking which is what was on the website. >> So, I get that there was a most recent report, but my question is, have you gone through all these comments of the letters that are available to the public
on the website and comply, don't comply, need waiverss? what are you doing? >> We have responded to that. We responded to that and there's an updated September 11th letter um which
um which which which is which addresses our revised submission which I have in front of me. Um >> so there's five comments for landscaping that are left. >> Yes, >> that's correct. Um, one of them is about street trees, which your response is that you can't provide due to overhead
and underground conflicts. >> Mhm. >> There's a balance of four comments. Um, will you address all of those? >> Yes, we we will. Mr. Fortnite if we could discuss the circulation on
site. We are proposing a divided access from Route 9, a split in ingress and egress um with a with an island a um flush curb island and the traffic engineer could
discuss more the regarding the access to Route 9. Um it would be subject to DOT permitting. Yeah, >> we've modeled the parking lot for a firet truck, refuge truck, and passenger car to confirm that the circulation um works. Um
we have this proposing sidewalk along the frontage along Route 9 which will be part of our DOT permit application and the sidework extends to the front of the building. Um, and I will share with you that about a
year ago I met with Chief Brock now to go over the plan and he issued a report last the last report that he issued was in May indicating that he has no objections. He made technical comments that he wants to be see on the plan. If
you could confirm that all of the technical requirements of Chief Prochnau's May 28th plan will be on your final set. >> They will. >> And there's also Chief Prochnau had originally said that he wanted to see the fire apparatus circulation plan and
as earlier today he issued a letter confirming that he has received that. If I may move to the utility service for the site. Yes, there are existing water
and sanitary sewer gas mains along Route 9. We're proposing connections to all of all of the existing um mains. There's overhead utility over over electric. We're proposing a connection under uh underground connect
electric and telecommunication connections to the building. >> And I note that you indicate that there's a hot box that's going to be required. if you could explain that and also there's a request by Sherry that it be landscaped if you could address that.
>> Yes. So is there is a proposed hotbox at the the northern portion of the site. We have um that's the board I'm sure familiar what the h the hot box is to um put the backflow pretor for the ser for the war service required by the by the
water company. So that's there at the north end this the site past the parking lot in the landscape area and that will be screened. >> If you could take us through trash and recycling location and design.
>> So there is a trash enclosure south of the building. If you note um there right under the building plan south which is south there is a loading area. We we do not have parking in front of that. Um
in the parking lot there you'll see this crosshatched um stripe loading no parking loading area. There is a lo concrete loading area with a trash enclosure. Um towards the back of that with landscape
screening around the loading and trash enclosure area. >> Trash enclosure materials. Mr. Portoy >> the trash with believe the masonry enclosure. Um >> the architect will confirm that
architectural materials match the building. >> So I know that you striped the space out in front of that loading and trash enclosure area. Can you just talk about the relationship between um and timing between delivery trucks and then trash trash vehicles coming and how that will work.
>> Could we have Mr. Kennel do that Jordan? >> Okay. >> Is that >> And then are you going to talk about the basin access or can I ask >> that would be appropriate here. >> Okay. So you have you have an employee only parking space by the basin access. It looks like you probably need two employee spaces there for the full width
of the basin access. Will you agree to do that or do you think you can make it work with one space? >> We can if if we can't make it either one if we can't make it with work with the one space, we'll we have no problem making two employee only. >> Okay. And that's not a an issue operationally?
>> No. Okay. No. >> Thank you. Okay. >> The if we go briefly the signage that you show on your plan. >> So if you note on the bottom left now along the route N frontage is a orange
box over there. That's a proposed monument sign. Um it's shown on the architectural plans. the architect could show in more detail, but it is conforming with the required setback 25th setback from from the property line from from the rightway and it's
conforming dimensionally with the requirements. There's also a building mountain sign which is also conforming but that architect will address that on his plan. >> Know that you've had the opportunity to review the staff reports and I know that
you've had the opportunity to review this reports with Mr. Rizzo. Um, are there any aspects of those reports that you cannot comply with that you want to bring to the attention of the board? >> No, we we've we have discussed those
reports. We will we I believe we could work together with the with them to address anything in those reports. >> Mr. Chair, board members, I have nothing further on direct of Mr. Portoi. Um, I'm going to ask for a brief opportunity for
a recess. It could be now or it could be >> Yeah. board members, any questions for the engineer? >> I do. >> Yeah. Chris, go ahead. >> Great. So, um, the southernmost portion of the parking lot with the I say you comply with the
sidewalk, so you're not asking for relief for that. So, the the sidewalk is right next to a driveway with the neighboring um parcel there. Uh what's the distance between that sidewalk and the property line?
Looks >> It's about four feet off the property line. Okay. Yep. Agreed. And that is that that four feet right there is that just even topography. So in other words, is it if you're on the
sidewalk, are you on the same grade as the the driveway on the southern property? >> Um the southern property. >> Yeah. Is it I mean give or take >> raise because I mean because water could shed down to that. I'm more worried about a safety concern about cars
driving >> on that driveway >> and the Yeah, >> it's we're slightly higher but not much within the >> It's all within like a foot or so. It's not a significant drop off. >> Okay. Is there any boundary on that
>> sorry um fencing or anything right there? >> I don't believe so. There's a there's as it's asphalt. I don't believe there's curbing there, but I don't I'm not on the survey. I'm not seeing any fencing um on that property.
>> Okay. >> That's a furniture store, right? >> Yeah. >> The north the furniture stores to the north. The the bot to south. I believe there was a salon or something. >> Oh, okay. >> This is the furniture store. >> No, I think that's up that one. >> This one. Okay.
>> Okay. Any other questions, gentlemen? >> Mr. Chair, I just have >> Yeah, Jordan, go ahead, if you don't mind. Um, Mr. Pinoy, the basically the tree line, is that a line that you're held to for the D approval that you have? >> It's roughly that line there is a it is
I acknowledge that we we we did discuss this. It is um it is tight with with the repairing zone. >> So that that essentially is that line set, >> right? Yes. >> Okay. So then the retaining wall on the basin um I know you said that you can make the the geog grid and the
structural work which will be required as part of resolution compliance. Um and you reviewed that with the structural engineer so far you said um against the environmental side though not the property line but towards the the I guess the repairarian area. You're
comfortable there too. So that line's held and any issues with pushing that wall in closer to Route 9 would would deviate from your storm water which would be different. So that wall is going to stay there where it is and the environmental line are both going to stay where it is. Yes. >> For the current plan.
>> Okay. And then behind the building you have about 2 feet or so um from the building to the tree line. Um it might be an architectural question, but do you feel that there's any issue with with constructing the building and then there's a rear door coming out the back? There's a concrete pad, but I don't
really know where you'd go from there given that there's a you know heavily vegetated wooded area. Jordan, our be we had the opportunity to review that before the meeting. Our architect found a way to get that door on another side of the building. He'll
he'll put that before the board. >> Okay. Thanks. And then um in your parking area, you have porous pavement. You have um couple basins, too. As everybody knows, porest pavement over time is probably going to fail. It's going to clog up. I mean there's there's no one manual and maintenance
responsibilities, but if it does fail, it's going to spill towards the the uh the basin to the north of the building. Correct. >> Correct. >> And then if that basin takes on additional water, what is the the failsafe plan or where is that drain? Is
it going to go to the east towards the wetlands and the stream or is it going to impact any of the adjacent properties? Is are you designing it to go to duck to the east? So, so first as part of our free old soil conservation district um
application we have to do a failure analysis assuming know the base that the the porest pavement fails and the basin is full up to the lowest outlet and no no infiltration is full of water and we have to analyze that to confirm that no
it could convey the water um you know safely and sta and stable. Um, so this is this has been we have done that analysis. It's been been approved by freehold. >> Yeah. And that's more of an erosion issue. I'm more so talking about one of our comments in our letter which I know
you agreed to comply with, but we want to make sure that the spillway is is directed directly to the east and it's not going to to spill over and impact any other properties or even your own building for that. >> Can it does it is it required to spill to the east or can it spill over into the parking lot and out to Route 9? Is
that acceptable? Well, it looks like, and correct me if I'm wrong, but as the porest pavement and the and the pa parking areas fill up, it's going to drain towards the basin. Or is that going to >> the b the basin's higher? The the back of the basin is is
>> so any failure in your parking lot's going to drain towards Route 9. >> Yes. >> Okay. >> The building is up. >> I don't know that that's ideal. >> Well, DOT needs to see it too, right? They haven't. They haven't yet. And there's storm water infrastructure
in in Route 9. >> Yes, there's we're we're proposing a connection to the inlet directly in front. >> I guess my question is why? I mean, you have all this area in the back that's wet and low, which would be appropriate
for, you know, drainage. Why are we pushing water to Route Nine? Like, we have enough issues on Route 9 as it is. like why wouldn't you utilize the balance of your property to to safely and effectively manage the drainage
which can be engineered. I get it from a strict gravity situation but you can engineer it to go back towards the wetlands. Why would you not do so? So we can that would require more
disturbance would require running a pipe out back all the way through the wetlands and transition areas and repair zones to the stream. >> You can't just overland flow. >> No, an overland discharge from the rear of the basin would actually um the
topographies going to the north. So if we would an overflow from the basin towards the east would then end up in a property to the north based on the existing topography >> and you can't figure out a way to engineer it to tie into the drainage on
Route 9 instead of just letting it sheet flow. >> No, it is it is it is tied into the drainage. We are proposing a connection to inlet. I was discussing a failure analysis if everything would fail. >> Understood. I understand. >> At that point we would probably be flooded to it. I mean, yeah, I'm sure DOT is going to
look at it closely, too. So, so that's okay. >> That's when you make your application to the DOT for the improvements across the property, the sidewalk and the road improvements. Is the drainage that you're describing submitted to the DOT for their review and ultimately their
approval? >> Yes, they get a storm report and they have their own drainage checklist that we are required to complete that gets um submitted with that. Anything else, gentlemen?
>> Yeah, Mr. Freton. >> Is your mic on? >> You'll know. >> Okay. The uh the planted landscape beds that you have at both ends of the parking. >> Yes. I I noticed from the plans that
those are simple concrete curbing. >> Yes. >> Can we do mountable curbing there? >> Because I know this has been approved by the fire department, but still going to be pretty close bringing apparatus into this parking lot. >> With your permission, we can change
those curbs to mountable curbs. >> We're going to have to look at that. >> Are they Are they currently landscaped? I'm trying to flip to that that sheet. There are there are shrubs in there. Yes. >> Yeah. >> Did you get comments back from the fire department that they're concerned about accessing the site?
>> No, the opposite. They they >> we don't typically encourage mountable curb in a parking lot when we're trying to manage the drainage. We don't typically like that. >> Okay. >> Yeah. The the alternative to the
landscape beds there would be concrete for that whole section. that would encourage vehicles to to drive over it. So, >> all right. Um, we'll take a five minute recess at this time and and reconvene at let's say let's say 8:15.
>> Very fine. Thank you. >> Thanks. >> Okay, we are back on the record. 8:24. Mr. Pap, >> Mr. Chairman, board members, thank you for that courtesy. Sure. Very much appreciate it. What we would like to do this evening with your permission is
present the architectural testimony, the exhibits and the architect's testimony um and and look for your feedback on the architecture. Present the testimony of Scott Kennel, our traffic expert and take your feedback. We'd like to
postpone the testimony of Mr. Higgins, the planner. Mr. Higgins, the planner's testimony goes on the record when all of the fact witness testimony has concluded. We do anticipate that we'll benefit from taking some time to
incorporate your comments into the plan set. And I know that there is room on your October 16th agenda. We would like to make the presentation of the architect and Scott Kennel tonight. Come back on the 16th after we've made the
necessary resubmission, go through the resubmissions, and have Mr. Higgins testify before we ask the board to consider any form of a vote. Mr. Chair, is that >> sounds good? Y >> that's okay. >> Yes. Thank you. >> Thank you. Well, while Mr. Porto is sitting alongside me, I'll tell you that
um he did confirm that the standards can with a little bit of work that he will do be con be addressed 100%. >> Okay, great. >> So, that'll be on the plan when we're back. I have nothing further of Mr. Porto other than to remind him that
we're going to be back here on the 16th. Great. With your permission, we'll bring up we'll bring up our our architect to make his presentation. >> Sounds good. Thank you. >> Thank you. >> Thank you. >> Okay, I'll take over. So, Mr. Greenbound. I'm going to ask that
you be sworn and or affirmed and then we'll go into your credentials. >> Sir, do you affirm that the testimony you're about to present before the board concerning this application shall be the truth, all the truth, and nothing but the truth? >> I do. >> You got to speak up louder. Make sure
it's on. >> That's >> on. >> I do. There you go. >> For the record, you uh provide your business affiliation. >> My name is Shiman Greenb.
Um I'm the managing principal of Rise Architecture New Jersey. Um we're a full services architecture firm that uh actually combined we're licensed in 18 states. I personally hold licenses I believe in about 10 or 12 of them. I don't have the
exact count right now. Um, I'm licensed in the state of of New Jersey. It's actually my initial license and my license is in good standing. >> Are the plans that are before the board this evening, the architectural plans that are before the board this evening, your work product? >> Yes, it's been performed under my
guidance in the office. >> Mr. Chair, is Mr. Greenbound accepted as an architect and allowed to test? >> Yes, we'll accept your credentials. Thank you. >> Thank you. >> Thank you. I'm >> going to ask if you could take us through the building design. I think that um if you would start by presenting
the elevations, the facade of the building. >> Sure. If uh we could pull up exhibit A1. >> So, we'll start with the um sketchy rendering that we have on um that we have over here. As you can see, um we're designing a modern, sleek building. Um,
we wanted to break down the volumes and make it more of a human scale and in in in um compliance with the towel ordinance of try of breaking down the overall front facade volume. Um, we're calling attention to the front entrance
with a with a canopy. And being that this is an optometry center, the eyes on line is quite prominent so that uh so that people people can see it. Um, and it's compliant with the ordinance. Um, the materials that we're using on the facade of the building are our metal
panel in various tones. Um, we have taes, we have grays, we have dark grays. Um, and we're using um glass with uh black wi with dark mullions to accent the building. If we go to
page I believe it's page five on the in the exhibit. So over here we can see the front facade in a two two dimensional elevation um with where the colors are are rendered a little bit clearer. Um, so we have the the front
elevation and then we have over here the rear elevation. What we're doing on this building is as we move around the building, we're using a hardy a Hardy panel system um which has a very sleek um metal reglet in between each panel.
So it's something that's visible from pretty far away. Um the choice of materials on the building are materials that actually last quite long and they don't get moldy that you know there are a lot of materials out there that get flescence or they get um they get some
mildew on it. These these uh materials in our experience are materials that last for quite a long time and they stay clean and fresh and with minimal maintenance will will keep the the the beauty of the building for a long time.
um the sides the the sides and rear of the building on the next page PO6 uh this the two sides of the building I'm sorry on PO6 so what we're looking at on the on the upper image is the is the north elevation where we have our white uh Hardy panels in the front entry
vestibule and we have the the gray panels with the with the dark accents on both the the south elevation the south and north elevation Um the building itself is a is a 5 approximate 5,000 square footprint. Um,
as stated earlier, the ground floor is a full-fledged um optometrist office with exam rooms and and place and and waiting area and as well as the the uh gl the
glasses the the optomet showroom and to be able to sell glasses and fold fit people with with glasses. The second floor is a is for general office use. Um, and that currently we're showing without a fit out. We're just showing what's required by code. Um,
which is the bathroom fixtures, but uh the fit out will be determined by the tenants that would be there. And obviously though that fit out would be to code and the need. >> What is the actual square footage of the first floor and the square footage of the second floor? If we could put that on the record.
>> The square footage of the first floor is 5,37 square ft. The second floor is 4,916 square feet because the front entry vestibule does have a double height space component to it. >> Can you just talk about that a little bit? Go ahead, Jordan.
>> Do you have the total between the first and second floor >> of the the first and second floor >> combined? Yeah. >> Um >> I can do the math, but >> a little bit of quick math if we can get it. It's um >> e either way the site plan is is inconsistent with your plan. So are you
saying that the numbers on your plan are going to take a lead and then this the site plan will be updated. >> We'll we'll we'll align those as we do the some of the difference sometimes has to do with our plans usually show the material finish when we're dealing with
>> I don't think that the engineer is calculating it. I think he's probably taking your number. So, we're going to go with your number, I think. And then the site plan will be updated. >> Uh, yes. >> The site plan needs to include the square footage of the basement as well. >> In terms of the total, it says total
square footage of 10 plus thousand square feet. That's the site plan. Your numbers don't equal that. And then when you add the basement, we're way above it. So, there needs to be a reconciliation. >> We'll take care of it. >> We'll we'll take care of that. I think
it's important to testify as to the purpose uh of the the basement. >> Yes. So, the basement is an unfinished basement and it's uh primarily for dry storage of glasses, cases, and stock for for the medical office and
tenants who are who are upstairs would be allowed to use it as per ordinance um allowances and and we may have >> What do you mean by they're allowed to use it per ordinance allowance? What are you talking about? the types of uses that types of uses but sorry I shouldn't
really say ordinance probably also building code the types of uses that would be allowed in building code in an unfinished area >> so you can't park it so you can't occupy it so it can be used for storage only >> yes
>> so I don't know why you don't just say that cuz like if you put a use down there you got to park it which you can't do so I I don't understand why we're like dancing around it it's storage only or you guys need a variance for parking. One or the other. >> It's storage only.
>> Thank you. >> And it's it's not conditioned. There's no heater or or air conditioning. It's storage only. >> Storage only. And there may be some mechanical uses that are required for building operations such as a hot water
heater or an electric panel. There was a concern with one of the exterior doors and I know that you had an opportunity to look at it. Are you able to address that concern? And which which exhibit would you like up? >> Yes. If we could go to sheet P3, which
would be three back from this one. >> I'm sorry. >> So, we currently have an emergency exit door at the at the rear of the building. Um there's been a concern brought up about that being that it's exiting to a
wooded area. We can easily switch that to the to the southern side of the building um by moving around the bathrooms and the exam rooms and getting the exit right where that where that cursor is. So that that's actually pretty pretty good.
>> So would that align with the platform at the bottom of the exterior staircase? That would either align with my Can you see my my mouse? >> Can you see my mouse? >> Yeah. >> So, at the at the bottom of the staircase. >> Yeah, that would be in that vicinity.
Give give or take a foot either direction, but Yeah. >> Okay. >> I actually have a question about that staircase. Um, it lets out on the southbound side there, the adjacent uh property. Are there any obstructions?
Because when you head towards Route 9, there's there's the uh in dumpster enclosure. So, it's like a it that kind of funnels to that 7 foot portion of the property. What what's on the the the southern adjacent property? >> Going to need
>> like if you go back to the if you go back to your layout plan, >> this the stair lets out that like to to the east obviously are the trees and then there's the trash enclosure. So if that's an emergency exit, you have like just that. It's kind of like a bottleneck 7 foot area. I'm just not
sure if there's any obstruction. >> This plan shows landscaping, too. So you'll clear clearly see the trash enclosure is probably six or so feet out the property line. I don't know mention, but then there's landscaping that's that's >> taking. So that that is a a good
question, a legitimate point. And >> another doorway as well. You'll have the upstairs, the downstairs going out through that that exit, >> right? So, if there is six feet there, uh we would we would try to comply with the minimum code or obviously comply
with the minimum code requirement and it could be that some of that landscaping would have to reduce on the side of >> Well, just be careful there because the there's a landscaping requirement around your trash enclosure. >> Fair enough. It's something it's not it's something we'll have to coordinate with Miss Portoy. >> Okay. Thank you.
>> Can we talk about the facade of the building a little bit? >> Sure. >> So, I I was under the impression that there was going to be like a water table or something on the other facads that are not the front facade, but I don't see that in this resubmission.
>> So, we can easily introduce the same dark dark water table that we have at the at the at the base of this building. We can at the base of the front. We can carry that around. similar material we would probably be using the hardy >> paddle three is it three feet I don't
think so >> it's it's not three feet tall currently no >> yeah so when you carry it around the other sides of the building it needs to be 3 ft high and then the scoring as we talked about is not going to be visible
when a car is driving at 60 70 mph on route 9 there needs to be vertical brakes in the building and it has to carry around all four facads not just The front, the front is not the only facade that matters. Both the north and the south facade are going to be easily
visible as cars are driving north and south on Route 9. And we require the treatment to go around all four sides of the building. So >> understood. This this panelization system, as I believe I communicated by email with you. >> Yeah, >> this panelization system has an accent
um reglet in between each system. As you can see in the bottom right hand corner of this page, we're showing that it is not just a score line. It's it's actually an accented color. >> Okay. So, what I'm telling you is that I we discussed the the shifting of the
materials from whatever to Hardy plank. The scoring is not going to cut it. You need vertical breaks in the building. We we don't have an issue. We don't have an issue bringing that in. How how deep is the basement? Is it is
it a full full basement, you know, so I could stand up? Well, >> a normal size guy could stand up in it. >> Um, >> we currently have it at a at the bottom
of slab is -10 um from level one, but that's not including the level one structure. So, it would probably be an 8ft clear basement. Do you foresee any issues with groundwater infiltration in that basement? >> I do not recall the geotech. We
typically I I don't recall if we did it too too long ago, but we typically do not design basements without being 2 ft above the water table for for from from a geotech report. We will refer back to our geotech report about that. >> Okay. >> The the area is obviously wet, so we'll want to check that out.
>> Yeah. I I I don't think that anybody wants to design a basement that's going to be in water, especially if we're not conditioning it and we're only using it for storage. So, if that had to reduce in size, I'm sure that Dr. Cohen would have no problem with doing that. >> Okay. >> Anything further, Mr. Green?
>> I believe there was a question about the signage. Um, please >> the signs on the on the building itself, I believe that the the sign in total is is the the sign of the Eisen sign is well less than 25% of the front facade. We do have a monument sign as well um on
the last page of this exhibit um that was shown um in the civil plan as that that the location was shown in the civil plan. >> Could you get share with Mr. Rizzo what page does he >> It's page P7. That's the last page of that.
>> Yeah. So, this this uh this monument science is is uh compliant with the ordinance. It's uh its base is 1 foot6. The tallest point of the monument sign is is is 3 ft and the overall width of the base is 10 is is 10 foot4, but the
the top portion of it is about is about 9 ft. States. This states the address and the name of the tenants. >> And I during Mr. Porto's testimony indicated that the trash enclosure which he said was masonry. I indicated that
you'd confirm that it will have the same colors and materials as as the building. >> Yes. If if it if it's masonry, we would be there are some some ephus accents on the building. We would be using the ephys hard coat. I shouldn't say ephace.
We'd be using art code stuckle which lasts a lot longer and doesn't doesn't get nicked as much >> and color scheme will match. >> Color scheme will match. >> Mr. Chair, board members, I have nothing further. Mr. Greenbound, he is available to you and your professionals.
>> Any questions, gentlemen? Professor Jordan, >> do you have any idea as to uh tenants yet for the second floor or how many tenants? >> We do not. Um maybe maybe Dr. con can can speak to that. Um >> I'm going to I'm going to flip to I'm on
A11. Um [Applause] >> page four. >> Yeah. So you know typically such a floor would hold at a maximum two two tenants possibly three but not much more that three would be too small. So, if there's
more than one, is there going to be any issues with the entrance um or any like how would multiple tenants enter if that would be the case? >> The there would be a hallway introduced. >> Okay. >> So, that uh we didn't get that far again because we don't know what the tenency
is. >> Got it. >> Can you explain about the fire egress fire escape why it's open to the elements and not covered? It's a fire escape for a very small small building and I I don't think that
we we were able to um I I don't think that we we had the the ground coverage to be able to cover it. And since the stairs are going to be underground, is there going to be utilities for water drainage to go out from that bottom that's going to be open
to the elements to leave out >> the we do do um basement access stairs in many many of many many buildings and the having a having a a a drain at the bottom attached to the footing drain of
the building is not atypical. And by moving that door to being near the fire egress stairs, it's going to be blocked by the the garbage con um the garbage area. So how are the
firefighters going to be reaching to those are escaping out and being there? Because now it's going to be hitting just grass. >> That was that was asked earlier. I do believe we do need a little bit more coordination on that element. And another form of fire egress is that
when you're going from the main entrance, you can see that there you're going through a door and there's going to be stairs. There's going to be um the elevator and usually that will be kind of blocked off on the second floor as well since you don't know how many tenants are going to be up on the second
level. How is that going to work with firing? Cuz if you are going to have multiple tenants only be one. by bu by building code, we are not required to enclose a two a stair that connects two stories um in certain instances. So the
obviously depending on what the tenant division will be, we're going to we're going to design the second floor accordingly as per as per building code and fire code. >> And what type of elevator would you be using? And is the mechanics going to be in the basement or on the roof?
>> It would be an MRL. A what? >> Will be what? >> An MRL machine. >> That means nothing to me. >> Machine roomless elevator. It does it does typically >> in the building. >> It's it's actually attached to the side of the cab. >> Standard Schindler 3300 or anything.
>> What I'm going to tell you is that these people are not architects and they don't understand what you're saying. So, I would suggest you think about it and put it in terms that they will understand because I'm sitting here and I don't even know what you're talking about. >> Sure. Actually, Dylan, pleased to meet
you. We we used to work together at MMA. >> Yes. Five years ago. >> That's not helping me. >> Yeah, I understood. >> Oh, >> but um there are different types of elevators. There's hydraulic elevators and m machine room based elevators. And
there are machine roomless elevators. Most elevators being sold today are machine roomless elevators. Their mechanics are installed on the side of the cab or on the side of the shaft and they're accessed by moving the door of the elevator to get to the to get to the machinery. Everything else is in an
overrun at the top. >> So, is everything inside the building? >> Everything is inside the shaft. >> I'm not talking about the equipment for the elevator. He asked about the mechanicals for the building. >> So, where's your HBA? >> No, he asked he asked the question that will lead to
>> Well, let's finish this question. Yeah, >> thank you for the elevator. And now, can you please answer Mr. >> So, the the the HVAC system hasn't yet been designed. We assume it will be a regular RTU type system that will be resting on the roof of the building. Um, given the size of the building and the
parapit, most of it would be screened from I I believe all of it would would not be visible use. So that's definitely something that you guys got to work out before you come back >> because that's something that gets put into site plan applications here in Howell. We need to know what you're
doing with the HVAC and how it's going to be screened. So between now and when you come back, you guys got to work that out. >> No issues on that. >> Anything else? And do we meet any
ADA for restrooms and within exam rooms >> within the all the ADA and accessibility requirements will be met. >> Go ahead. >> Okay, Mr. Green Bump. Thank you. >> Sorry, I just had one quick question. Daniel,
>> you so you are going to have a drain at the bottom of those stairs, the fire escape stairs. >> When he asked you, you said that it was not a typical, but you didn't actually say that you were going to put one in. >> Yes, there will be a drain. It there will be a drain at the bottom of the stairs. >> So that's like 10 ft underground, right? >> Yes. >> Yes.
>> That where is that going to go to? >> That connects to the footing drain of the building. >> Okay. >> So we we typically in most of our buildings, we will have a footing drain around the perimeter of the building under the ground. that fit that footing drain which is typical design in in
construction. The the anytime we have an areaway or or a basement window or anything like that, any of those drains at the bottom of those wells are always connected into the footing drain and into that system. >> Okay, gotcha. Thank you.
>> Are we ready? Yes. >> Okay, thank you so much. >> Thank you, >> Mr. Sky Kennel. is our third and final fact witness. He, as the board is aware, is a traffic expert.
His credentials have been before you more than once, but let's swear him in. >> You swear to affirm the testimony you're about to present before this board on this application. Shall truth? >> I do. Scott Kennel, Keen Nel, with Mcdana and Ray Associates, located at
1431 Lakewood Road, Manisquan. >> You take just a few minutes as the record is complete to share with the board your credentials. >> Yes. I'm a principal with Mcdana and Ray Associates. I have 40 years of traffic and transportation planning experience. I've testified in over 2,000 site plan
applications for both developers as well as uh municipal clients. and I've been qualified by New Jersey Superior Court as a traffic expert on four land use matters and I've probably done over a thousand NJ dot access applications.
>> Thank you, Scott. We'll accept your credentials. >> Thank you, Scott. If I think what would you like to have the the site plan, the the rendered site plan would probably be a good one. While it's varing it up, I'll just do to highlight our traffic study that we
submitted. My office prepared a traffic study dated January 13, 2025. And it basically summarizes our data collection, inventory of existing conditions, traffic projections,
uh driveway operations, and then discusses the on-site circulation, the site plan design. Uh traffic counts were conducted at the intersection of Route 9 in Estelle Lane just to the north of this site in May of 2024. The counts
were conducted from 7 to 10:00 a.m. and 3 to 6:00 p.m. with the peak hours being from 8:30 to 9:30 a.m. and in the afternoon 4:30 to 5:30. As far as traffic projections, can we switch the exhibit?
Can we get the site plan up? Thank you. >> Uh, thank you. >> Our office consulted the the Institute of Transportation Engineers trip generation manual and utilize the trip rates recognized by NJ DOT, Mammoth
County and Mammoth County to develop the traffic projections for the proposed use. Whereas on table two of our report indicate that during the morning peak hour, we're projecting 24 trips during the peak hour and 28 trips during the PM
peak hour. All traffic again, as this site is on route 9, northbound will be right turns in, right turns out. And we have U-turn facilities north and south of the site to accommodate traffic movements. For example, traffic exiting and have
destinations to the south can utilize the Estelle Lane intersection. Traffic originating from the north will pass the site and utilize Alexander Road for the jug handles to access the site. Uh
we considered a design year of 2028 to evaluate the site driveway and the functionality of the site access and determined that the site access would operate at level service B. Shard testimony. We rate an intersection from A to F. This because of the fact that we
have traffic signals along Route 9 and platoon of traffic. We'll have uh great levels of service level service B for the morning and afternoon peak hours. As far as the site's concerned, as I mentioned, it's going to be designed with a riding right out with a
channelized island to um enforce that type the right in right out movements. uh this type of development will qualify for a minor access with NJ dot. We will be making a submission shortly. We just want to get feedback from the board
before we make a formal submission. And as was testified, we have 46 parking spaces and when considering the state statute with credits with the five EV spaces, we comply with the township ordinance of uh where we needed
50 parking spaces. The on-site circulation has been designed to provide positive on-site circulation for not only passenger vehicles but the large wheelbase vehicles including refues, FedEx trucks and emergency vehicles.
Uh so in summary, it's my opinion that the site has been designed to operate safely and efficiently. the site access uh with a right in right out with uh excellent sight lines will operate safely and efficiently in my opinion.
>> If you could add to your opinion, you indicated that we're the the plan is consistent with the ordinance for parking requirements. In your professional opinion, is the parking that is proposed adequate for the
proposed use? It's my expert opinion that yes, that the parking provided with the mixture of medical and general office space is adequate to support this building. >> Mr. Chair, board members, I have nothing
further on direct of Mr. Kennel. >> Jordan, do you do you have something? >> Yeah, I just have one question, please. Mr. Kennel, um, looking at this exhibit here is uh, A31. Um, I know you haven't submitted the DOT yet, but can you kind of explain the uh the striping in Route
9? Um, is this a shoulder that kind of bends into the the island here? And is that appropriate from a DOT standpoint? And then it open looks like it opens. You're exiting as as cars are coming and probably shifting into the
right lane. >> Yes. I mean we have a basically that's considered the taper area of of introducing that lane that's uh in advance of a cell lane access points are allowed along the taper from the shoulder to an auxiliary lane.
>> Okay. >> Uh in my opinion that taper striping they have there is is is not consistent with the appropriate length. It really should be longer than what's shown on the plan but that's how do striped it. I mean, typically it would be 150 up to
150 feet in length. Uh, but based on my experience and the fact that we're on the taper, this would be accepted by DOT. >> Okay. So, the striping's there and the driveway location is appropriate to the to the striping >> in my opinion. Yes.
>> Okay. Thanks. >> Any questions, gentlemen, traffic wise? Would it be more efficient to have two separate driveways similar to the building to the south? One entry point into the lot and
then a second exit point back to Route 9. >> Well, again, that one to the south is kind of an English design. >> Mhm. >> Um, and I I I think that was kind of more or less established based on the fact that that building exists. that's I
think um that better accommodates the uh larger vehicles because of the placement of the building being closer to Route 9. So that kind of was predetermined based on the the building
itself. Um DOT prefers it to be to to have, you know, a two-way driveway. They do accept obviously bifrocated driveways are like the the one to the south. Uh but if we were to and if we were to
provide a bifurcated driveway, we'd have to do similar to the one and uh designed to the south because they have minimum offsets from adjoining driveways. So what happens here is I couldn't have the entry
at the southerntherly corner, southerntherly end of that property frontage because the geometry be overlapping on the geometry of the um the driveway to the south. In other words, you wouldn't have the proper offsets from driveways. So here we're
able to achieve and exceed the DOT standards with driveway spacing because that's another thing they look at. But I think because of the building placement, this design's appropriate. >> Thank you, >> Jordan. Good. Jen, >> Mr. P.
>> Mr. Chair, board members, we have concluded now the first presentation of each of the fact witnesses. We have heard your concerns and as you can see, we have a court reporter who will promptly give us a transcript. who will read every one of them. We are will
return on the 16th to continue the presentation of the fact witnesses to fill in those facts that were not before you this evening and we'll conclude with Mr. Higgins that evening. I would ask what would be to to Jen and
to to Jordan re a resubmission date for these plans? They're clearly going to have modifications. >> 10 days in advance of the meeting. >> 10 days of the meeting is is a very reasonable request. >> Okay. >> We'll make certain that we'll try to do
more, but we'll make certain that we're filed by the 6th of October. >> Mr. Payel also need an extension of time >> on the record and I'll follow it with tomorrow's letter. The applicant grants an extension of time. will grant the extension of time through November 1st,
2025 so that the board has adequate opportunity to take formal action on the application on October 16th. Mr. Chair, I'd ask if we could be if it could be announced that we're carried to the 16th without renotice or republication.
>> Um, could we get that announced for the the carry to the 16th with no further notice? That's that's you. >> Yeah, >> it's okay. >> Yeah. Uh for the record, uh the hearing in this matter is adjourned for this evening will be reconstituted on the
16th. Uh no further notice will be needed unless the applicate makes sufficient revisions to the plans that have been submitted that would trigger different or new variance relief. >> Thank you. Hey Ken, while you're here, um there's a question that was asked. Do
does the doctor have any um tenants in mind of who we're going to occupy that office space? >> He is under oath. We can ask him. >> Okay. >> Dr. Cohen, do you have prospective tenants? >> I do not have a perspective prospective at this time.
>> Okay. Thank you. >> So, but Nick, it has to be general office like professional office. Just curious. >> Medical office. Yeah. >> No medical. Yeah. >> Okay. If I may, because there was no opening of any portion of the evening to the public, if we just observe that
there is no public here, >> there is no public here. Uh, everybody is for the applicant. >> So, there's not an oversight. >> Nope, not at all. >> Mr. Chair, members of the board, board professionals, thank you all. Good night, >> Mr. Pap. Thank you. >> See you soon.
>> Good seeing you. Have a great night. >> Thank you. Uh Jennifer, anything for the master plan? >> So we received three objections to our housing plan. One from Fair Share, two from different
developers. >> We are working internally. We had a meeting yesterday um about how we're planning to address it. We have mediation scheduled I think
the 30th in the afternoon which means we meet with the judge, the adjudicator and fair share as well as any other interested parties to to talk about how to move forward. But this part of the process, the mediation will go from now
through the end of this year and any ordinances that come out of it will be the first quarter of next year. We may wind up having to amend the housing plan at some point, but I don't think, and this is for Eileen's edification as well, I don't think that's something that's going to have
that's going to happen until December. >> Is the mediation does that include the the developers that it does? >> Yeah. So, it's a Z it's a Zoom process because there are 400 towns that are participating and everyone has until the end of the year to get done and there's
only 10 judges that are hearing this. So it's all being scheduled through Zoom. So like we as the township would be involved fair share and each developer typically what they do is they put us all in separate like breakout rooms and then the judge and the adjudicator jump
from room to room and try to negotiate. >> Can I ask the developers that chimed in? >> Sure. It's public information. So the first is Khov. >> Okay. um they their objection is it's there.
It's not overly aggressive. It's just asking for some information and some clarification and pointing out things. I will say that um you know we are as a township are reaching out to the objectors in advance of the mediation to
see if we can kind of like limit what the overall issues are. Um, the second one is American Properties and they're not quite as cooperative. So, we'll see. And then Fair Share Housing Center, but I will tell you, Fair Share Housing
Center objected to every single plan. Everyone, 400 of them. >> Yeah. >> Are they saying it's not enough? >> They have like their objection to our plan is really not overly aggressive. It was just asking for some clarification.
They we have a disagreement on how crediting is happening and things like that, but they're really not saying that we're not doing what we're supposed to be doing. They just are asking for us to kind of give them some additional information so they feel comfortable. Um
the one the one objection basically is questioning the developability of the foreman in property. I'm like, that's great. has a preliminary final site plan approval. So, I'm not really sure how that's going to work out, but um >> so I think some of the developers object, not specifically just here in
Howell, but in general, just to kind of keep get a seat at the table and try to see if there's the ability to negotiate anything. If they don't object, they don't get a seat. So, I think some of the like the Khob, I think they want to come in and see if there's the ability to do something. I don't think that they're trying to like
>> pick us apart. Yeah. >> Um, but I will tell you we're in really good shape. So, between Foreman, which you guys already approved, and then the ordinance that we deemed consistent today >> for uh Dr. Robert's property, which is nine and Estelle Lane. Um, I would
foresee that application coming before us relatively quickly. So, you know, we're way ahead of like a lot of other towns that are just in the planning stages where we're already in the process of implementing things. So, I think it puts us in a really in really good shape. But in all likelihood, we
probably will have to amend that housing element at some point between now and the end of the year >> based upon whatever the results of the mediation turn out to be. And then the governing body will have to implement some zoning in the first quarter of next year.
>> Got it. >> Thank you. >> Got lucky and only had information request served on them. >> Yeah. >> Others got ripped where the land got attacked. calculating when the need got attacked. >> Well, a perfect example is one of my
towns there were 14 developer objections plus fair share. 14 developer objections plus fair share. >> So, I'm not really quite sure how we're going to navigate that before the end of the year, but it's so we're in pretty good shape, especially as far as Mammoth
County towns go. like we're we really were very proactive in this round and I think it shows in the responses that we got to the plan. >> Good. Well done. >> Look forward to
>> no reason to go into executive. I will entertain a motion to adjurnn. >> I'll make a Mr. Mercer. Do I have a second? >> Thank you.