Heat. Heat. All right. Good evening everyone. Welcome to the Township of How Planning Board meeting for Thursday, February 19th, 2026. Opening statement, please. I hereby declare this meeting of the How Township Planning Board to be open,
adequate notice having been given pursuant to the New Jersey Open Public Meeting Act in the following manner. First, on January 8th, 2026, a copy of said notice was emailed to the Asbury Park Press and the Star Ledger. Second, on January 8th, 2026, a copy of said
notice was handd delivered to the clerk of the township of Howell. Third, on January 8th, 2026, said notice was posted in the office of the planning board and on the bulletin board in the Howell Township Municipal Building, 4567, Route 9, Howell Township, New Jersey. In accordance with the fire
prevention code and for your safety, please be advised that this facility is designed with two emergency exits at the front and rear of the meeting room. Furthermore, smoking is not permitted in the municipal building. Please take note that this meeting is being videotaped for possible future broadcast on How
Township TV77. Thank you. >> Thank you. Roll call, please. >> Mr. Bato, >> here. >> Mr. Freriedman >> here. >> Mr. Gimble, >> here. >> Mr. Greenfield is absent. Mr. Carbonic
>> here. >> Mr. McNicholas >> here. >> Mr. Mercer >> here. Councilman Rell >> here. >> Mr. WCO >> here. >> Miss Core >> here. >> Chairman Huzzer >> here. >> Do you have a quorum? >> Thank you. Uh at this time, would
everybody please rise for the pledge of allegiance and afterwards a moment of silence for our fallen men and women that have served both here and abroad. To the flag of the United States of America and to the standice
for all. >> Okay. Thank you. >> Okay. On to approval of minutes for the regular meeting of November 6, 2025. Eligible voters, Mr. Bato, Mr. Freriedman, Mr. McNicholas, and myself. Do I have a motion? >> Make a motion to approve the minutes. >> Mr. McNicholas,
>> I'll second. >> Mr. Freriedman with a second. >> Mr. Bo? >> Yes. >> Mr. Friedman? >> Yes. >> Mr. McNicholas? >> Yes. >> Chairman Huzer? >> Yes. >> And then the approval of minutes for the reorg and regular meeting of January
8th, 2026. Eligible voters, Mr. Bato, Mr. Freriedman, Mr. Gimble, Mr. Carbonic, Mr. McNicholas, Mr. Mercer, Councilman Rebel, Mr. Wetco, and myself. Do I have a motion? I'll make a motion. >> Mr. Mercer, do I have a second? >> Second.
>> Councilman Rebel. >> Mr. Bato. >> Yes. >> Mr. Freriedman? >> Yes. >> Mr. Gimble? >> Yes. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Reubel? >> Yes. >> Mr. Wetco?
>> Yes. >> Chairman Huzer? >> Yes. >> Minutes are approved. >> Thank you. I know we have some correspondence this evening. >> Yes. There was a letter from Thomas Hirs asking that the board carry the application for case SP1140 CF free Plaza LLC from tonight's agenda
to May 21st, 2026 with no further notice. Um, and he granted the board an extension of time through May 21st, 2026. >> Thank you. >> Okay, >> Andy, do you want to do we have to make an official announcement with that? >> Sure. So if anyone's here for case
number SP1140C Free Plaza LLC, an application for preliminary and final major site plan approval with an ancillary variance and design waiver relief. Uh this matter is being carried
until May 21st, 2026 with no further notice. So if you're here for that, you you can go home. >> Thanks, Andy. And I know we have >> more correspondents. >> Uh there was an email from Ken Pap on application SP1135
StarCap Holdings LLC. Um he is waiting for information from the engineering and police departments regarding Scott Kennel's intersection study. So he would like to be carried to March 19th, 2026 with no further notice and he granted the board an extension of time through March 31st, 2026.
>> Okay. Thank you. >> So yes, Mr. Mr. Chairman, if anyone's here for uh case number SP1 1135, Starcap Holdings LLC, an application for preliminary and finer and final major site plan approval. This matter is being
carried till March 19th, 2026 with no further notice. And if you're here for that also, you can uh come back on that date. No need to stay. >> Thank you. Anything else? >> No, that was it. >> All right. Thank you. Um, we have one
resolution case number SP-1039 for Atlantic Health System. A resolution granting preliminary and final major site plan with ancillary variance and design waiver relief. Eligible voters, Mr. Bato, Mr. Freriedman, Mr. Gimble, Mr. Carbonic, Mr. McNicholas, Mr.
Mercer, Councilman Rebel, and myself. Do I have a motion? >> Motion to approve. >> Councilman Rebel. Do I have a second? >> Second that motion. >> Mr. McNicholas. >> Mr. McNicholas. >> Mr. Bato. >> Yes. >> Mr. Freriedman.
>> Yes. >> Mr. Gimble. >> Yes. >> Mr. Carbonic. >> Yes. >> Mr. McNicholas. >> Yes. >> Mr. Mercer. >> Yes. >> Councilman Rubel. >> Yes. >> Chairman Huzer. >> Yes. >> Resolution is memorialized. >> Thank you. We have one submission waiver
this evening for case number SD-3029. Darius Tanennis. I apologize if I brutalize that name. This is for a minor subdivision with ancillary variance relief. Good evening. >> Good evening. Alex Cervido with JJ Law Firm on behalf of the applicant, Darius
Tanetis. >> Okay. >> As you indicated, we're this is an application for minor subdivision approval with ancillary variance relief and waiver relief. Um, essentially for a lot line adjustment between lots. >> If I if I could, Typically, the board will just turn to me on on granting of
commission waivers. So, not to totally >> Yeah, that's fine. But uh Mr. Chairman, members of the board, this is essentially a lot line adjustment between two two properties and ultimately they're going to convert um one of the dwellings into a new dwelling. Having said that, the
submission waiverss are specifically outlined on page four of our December 30th review letter specifically in item three. And while some of these items I think should be provided on a subsequent submission because they're administrative of in nature like approval signature block for the clerk
or the state planning designation. Um I take no exception to the granting of these waiverss for the purposes of deeming the application complete. >> Okay. Any questions board members? Okay. Seeing none I will entertain a
motion. >> I'll make a motion to grant the waiverss. >> Okay. Mr. Freriedman. Do I have a second? >> I'll second. >> Mr. Gimble. >> Gimble. >> Mr. Bato. >> Yes. >> Mr. Freriedman? >> Yes. >> Mr. Gimble? >> Yes. Oh, >> cats by the way.
>> Mr. Carbonic. >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Rebell? >> Yes. >> Mr. WCO? >> Yes. >> Chairman Huzer? >> Yes. >> The mission waiverss are approved. >> Thank you. >> Thank you. >> Good evening. >> You too.
Okay. And our only application this evening is for case number SP-1144 Tulsi Restaurant LLC. This is for a preliminary and final major site plan with ancillary variance and design waiver relief.
>> Good evening. >> Good evening. >> Thank you for having us. Um, I understand since >> those little prism things are microphones on the table, so you don't have to stand. You can sit. >> Okay. But can I stand? >> Sometimes I think better, but it's rare.
So, appreciate it. Um, again, thank you for having us. I understand everybody else was scared of us today, so dropped off the agenda, so it'll just be us tonight. Uh, my name is David Shaffquitz. here on behalf of the applicant, Tulsi Restaurant LLC, um which will be the proposed operator of
the Burger King that's being proposed for this property. Um which I know the board is familiar with. It's um located at the Aldrich Aldrich Plaza located at 4159 Route 9. Um front on out front on the plaza is the old uh Boston Market
location. Uh uh which I believe has been vacant for a little while now. Unfortunately, luckily, um, my client, who's a Burger King franchisee, owns and operates somewhere between 80 and 90 Burger Kings throughout the state, is taking over was looking to take over the
location, repurpose the building um to create a new Burger King with drive-thru. Um, the new Burger King will be the um most latest and greatest of what Burger King um has out there today in terms of its architectural design and interior layouts. Um, one of the new
things as compared to the uh Boston market that was previously shown or previously there is the proposed drive-thru. Um, the drive-thru is I know the board is aware it's become a necessary evil for these types of uses. Um, as as it relates to their their
customers, their customers have gotten so used to using drive-throughs, we're usually here looking for two of them. But with this site and some of the limitations, uh, we believe the one will work appropriately. Um, also with regard to our application, there's going to be a few variances to discuss tonight. Um,
one related to setback. Um, we're increasing the front yard setback slightly. Um, there's one related to impervious cover which, uh, we're actually reducing existing impervious cover slightly. Um, there'll be one where parking um, which we are reducing
the parking somewhat. And then we have, um, some sign variances. Now there might have been some confusion with regard to the plan that we submitted originally showed six signs on the pro on the building. Um understanding that um might be a little excessive but we'll be show
you what we have what's pursuant to Burger King's um regular sign package. But um as we drove through the community today we understand some of the limitations that exist with regard to signs. Um with me tonight I have a parade of folks who will talk very briefly about the items. um uh that'll
be necessary for the board to help make their decision. But primarily with me I have to start I have Mike Galante who's our site design engineer and registered planner. Um if the board doesn't have any questions I can get Mike sworn in >> qualified and then get you started. >> Sounds good.
>> Good evening. >> Do you swear the testimony you give will be the truth, the whole truth, nothing but the truth to help you God. >> Yes. >> State your name for the record. Spell your last. >> Michael Galante. G A L A N T E. If you can also sit down if you prefer. >> I rather I I like st I gota I can't help
it. I like standing up. I'll sit down. >> Keep I like to be on my toes. Uh but thank you. So uh I'm uh so I got to get qualified. So I'm a my name is Mike. I'm a licensed professional engineer and planner in the state of New Jersey. I'm
also a licensed engineer in the Commonwealth of Pennsylvania. I uh and state of New Jersey and I um currently serve as municipal engineer for four municipalities, two of which I'm the zoning officer and I also serve as special projects engineer for various
municipalities in Pennsylvania. Uh my I've I've appeared in front of numerous boards. Actually, I was just in Tom's River last night. Uh we we did another Burger King application. I've been qualified as a witness under numerous boards throughout the state of New Jersey and as a as a professional
planner on both C1, C2 variances and D variances. >> Are are you with a firm or are you an independent? >> I'm the owner of MG Engineering Associates LLC. >> Yeah. >> Yep. >> Thank you very much. >> So, uh just to start off, uh we are here for the
uh conversion of the former Boston Market to a Burger King. And what you see here is a plan that was prepared by our office. It depicts the overall site plan. If possible, would we be able to scroll to the existing conditions plan? So, I could just kind of go through uh
Oh, it would be demo planexisting conditions. So, if we just scroll down, >> give me a minute. >> Oh, sorry. >> Thank you. >> Talks really fast. >> So, Oh, sorry. What you're looking at is the existing
Boston Market site. As you can see, uh the site doesn't currently have direct access from Route 9. The site fronts on Route 9. Uh and to the south, you have commercial businesses. To the east and west, you have generally commercial. You have a little bit of residential out to like the northeast. Uh on the site
though, we are situated within a what I would call pad site on this property. Uh currently circulation wise uh there is a uh an entrance off a nine which will take you into the site. You can make a
right turn and then you can access one side of the building uh in order to go access to Boston Market which is currently vacant or you would have to come off of the first entrance off a nine uh which is a larger entrance which I'll show on the overall plan and you
can access the site. The site is in need of a of redevelopment and upgrades. The current sidewalks are not ADA compliant. Uh the asphalt is in poor condition and the lighting could use some improvement. Additionally, um you know, there's there's an existing dumpster enclosure
where they load at the rear of the site and the site generally sits within that shopping center there. So, if we could just scroll to the next page, please, I will discuss a little bit more about uh the overall plan. Oh, well, this is the site plan. So, I
could Oh, there we go. Thank you. The This is the overall shopping center. As you can see, the darker area on that plan depicts the the proposed conditions where we want to put the Burger King fast food restaurant uh to take place at the Boston Market. The shopping center
is not set to change with the exception of we are going to modify the number of parking stalls. So we're going from where it's required to have 556 parking stalls. We have 555 uh and there there's existing 555. The proposed is 532. So that's a net
reduction of 23 parking stalls which I'm going to discuss later in our in my presentation. Generally the circulation around the shopping center which will be discussed by Justin from Dynamic uh which you'll hear from him in a little bit is not going to change with the exception of adding a drive-thru. And if
we go to the next slide, I could talk a little bit about the site plan, the improvements. Uh, looking at the building, you can see we have a approximately 3,330 square 30 3,300T building with a 72 ft building
addition. We are adding the one component that we're doing adding to the site is the drive-thru lane. So now when you enter the site, if you're entering off of the first entrance, what I call uh off of Route 9, you would you would come down, you could access the
drive-thru. Uh there there will be directional signage proposed and striping so that we can get people to the drive-thru. And what we find out is that once we get our regular customer base, they generally know where it is and they know how to get to the drive-thru. So we did have much more
directional signage proposed but we actually toned that down at the re recommendation of the planner uh as we were going through our preliminary meetings as part of the project. Additionally, you have access uh say similarly to uh car off of this I guess
the the closest the center access drive within the shopping center. That's really not going to change. Uh you would either loop around through the parking area, loop around the main site to get to the drive-thru, or you could pull in to that parking area on the western side
of the plan and obtain access to the building. Some of the components that we are incorporating into the design, we do have an outdoor seating area. The outdoor seating area is going to have a fence. It's opaque. Uh it allows uh it's going to have ballards in front of it for protection of pedestrians. And we're
also proposing new curb and sidewalk within the limits of the project site so we can provide ADA accessibility to the maximum extent feasible to this building within the shopping center. So what you'll see is on the eastern side of the building we have two ADA parking stalls
with a handicap ramp that takes you into the front of the building. Additionally, at that entrance of the building, we have a bike rack, which was another recommendation from the board professionals. Uh, on the >> Can we just Yeah. >> stop on the sidewalk for a minute? I just want the board to realize that when
he says he's providing sidewalk, it's internal. It's not along the front edge on Route 9. >> Yeah, I was going to address that. >> So, I I mean, yeah, >> as you know, respectfully, we typically require installation of sidewalk on Route 9. We have a very active bus route
that goes up and down Route 9 and there are a lot of people that walk when there are no sidewalks. So, I know you've requested the waiver. I know we talked about this at the tech meeting. I don't support the waiver specifically here on Route 9. We've required every applicant to install sidewalk. So, I would
recommend that the board require the applicant to install sidewalk on Route 9. >> Will it will it affect the parking spaces if they do? No, because it's the sidewalks in the ride ofway. >> It is. Yes. I mean, if you look at an
aerial photograph, and we've discussed this in the past, if you look at an aerial photograph along the Route 9 corridor in the area that you don't have sidewalk, you can see the dirt path where the people are walking to the bus stop. >> Just a question, Jen, and I'm I pass this a 100 times a day, and I don't know
why. I I don't know this. So, I know, let me go back here. Would they only be responsible for a sidewalk in front of their portion of the plaza? >> So, technically, no. But I would respectfully submit to the board that
requiring a tenant to install sidewalk along the entirety of the frontage is a lot, >> right? Yeah. >> So, you know, I would suggest that a partial waiver be considered by the board in terms of the total frontage on Route 9 because technically it's Route 9
and Aldridge, honestly. Right. >> Right. >> Right. >> So, it's not their responsibility. They're not the owner of the shopping center. But I do think in the along the frontage that we can see on this image, which is basically their lease area, those sidewalks should get put in.
>> So, basically up to the first driveway as you're going north. >> Yeah. And I I think that, you know, as we move forward, as we put these pieces together, there will be less and less for the governing body to fill in using the sidewalk fund. >> You know what I mean? But if we don't
get the sidewalk when applicants come in, then you know it falls totally onto us. And I get that they make a contribution. But at the end of the day, especially on the Route 9 frontage, you know that there are people walking to those bus stops.
>> See here, Jen, I usually, not usually, I I I always agree with you 100% on on these sidewalk issues. This is my issue as a father. Okay, we all know the ebikes are out for god knows how long, right? So now they're back to the regular bicycles. You guys
talk putting in a bike rack. >> Son and his buddies go over here. Okay, cool. We can go out to Route 9 to a sidewalk that ends. Now we're on Route 9. >> Then what? Then what? You know, so >> I totally get it. I mean, it's one of those things if people are going to ride their bike there, probably you're not
allowed to ride your bike on anyway. Number one. And number two, >> but you are on a sidewalk. I mean, technically you're not. It happens. It's just not enforced. >> You know, if they were on all the roads, that would be a different scenario to get into that shopping center, but >> this is a section like this is like
pretty much the center of town. >> And I agree because there's a bus stop at the end of the plaza. I mean, it it makes sense. I I I it just when there's not a continuation and we don't know when that continuation is going to happen, >> I understand the concern. Yeah. Don't
get it, then there's nothing to continue. >> Yeah. >> I mean, it's only up to you guys to decide, but that would be my recommendation. At least along the frontage of where they're going to let them. >> So, I have a question. So, what is your suggestion for it? Would it just go from the drive lane to drive lane? I think if
it went from the drive aisle entrance, which is basically the left side of that plan, >> the main one, >> the middle one, >> the center, >> the if you look at that plan, >> what's on the left side of the plan, you can see the apron to go in. >> Mhm.
>> And then I would I would suggest continuing it to the end of that parking field. That's it. So, it's basically show whatever's shown on this plan. That would be where the driveway where the sidewalk would go. And then then the continuation >> the bank would be on the township
>> if there's a gap >> when we do applications when you see applications in those rural part of town where we take contribution instead of requiring them to install the sidewalk into a fund >> that the town should be using to fill in these. So when there's these little
pieces from the driveway to Aldridge and from this to the property line the other direction, those are two pieces utilize sidewalk fund to install the sidewalk. >> So >> we we could quantify that for the resolution
>> there's no sidewalk >> the distance of the sidewalk or length of sidewalk >> and they go around, >> right? So we're talking from the center driveway to how far over just past the building. >> Basically what you see on that plan >> right there. >> So whatever you see on that plan the frontage number nine which is along the
bottom of that plan >> is where I'm recommending the sidewalk from that. There's Laura. >> There we go. >> That's impressive. >> That is impressive. >> It's those years of Microsoft paint. I like it. But again, I'll leave it up to you. And
if they don't >> provide it, >> I would suggest >> I think the responsibility responsibility is not the entire >> No, and I I get that. I get that. >> Well, let me hear your >> Well, I think it was our original
intention um to to do a fee in lie of. However, if it's the board's inclination, I think the owner is okay with adding a sidewalk. I think, you know, there's there's definitely differences of opinion. Um, and I don't want to go back and forth with planning
and everything, but we put the sidewalk in. If a new sidewalk doesn't go in for many years, that sidewalk sit sits there. >> I don't know. I mean, it it does it get a lot of usage or does it make sense to be part of a bigger project? >> Yeah. I mean, there is a bus stop right down the street utilized on the regular.
If you took an aerial photograph, I can guarantee you there's a dirt path to that to that bus. >> Yeah. >> As they go up this way, they don't have sidewalk. There are people walking on the grass on the up side of the curb to get to the bus stops. >> And it's just the sidewalk. It's not
like curving >> curb and sidewalk. >> Curb curb and sidewalk. Okay. >> Curb is curb. curve is there around there. >> Yeah. So, there would be a header. >> Oh, well, if if it's the board's inclination, we'll add a we'll add the sidewalk.
>> We're going to throw it back on you to make that call. You think's best if you want it installed. >> I mean, I'll take a I'll take a straw pole. Uh, you know, >> Yeah, >> I would be in. >> Yeah, especially if he has
>> Looks like the majority would like the sidewalk. So, >> all right. Not a problem. >> Okay. >> Let's hope that's our most difficult decision for >> uh All right. So, I was actually going to get to that later on in my presentation, but um you know, Jennifer Laura kind of
>> That was me. >> Yeah, Jennifer kind of took my thunder. Um so, back to the plan. Um we are providing ADA compliant sidewalks to the building. Uh we're doing some repaving. We're doing some full depth asphalt. We're adding a new dumpster enclosure. Uh and we're adding the drive-through
lane. There is a loading zone. in a loading zone separated from the building only but for the fact that we have the drive-through lane. Uh that that is you know that that's is required. We have to actually physically separate the loading zone in order to make the drive-thru work. Um and that's that's essentially
the plan that we have this evening. I didn't want to get in any variances yet any planning uh testimony. I was going to get through the rest of the site plan and then talk about that. >> Actually, can I just a question for you? So, I guess now that we agreed on the sidewalk, do you have to have I'm
assuming you have to have ADA compliant ramps towards the building? >> So, if I'm going to put sidewalk, you say that again, sir. >> So, towards the building. >> Oh, everything will be ADA compliant, even in the rightway. And when I get to the edge of the driveway, I'm going to have to cross. I don't want to just add
a compliant ramp at the driveway and then I got to take it to at least to the other side of the driveway. No, what I'm saying I guess what I'm saying is if you're going and you're you're perpendicular to the building, >> you can go towards the building. >> Oh, yeah. That's the whole point. Yeah, that's part of it as well.
>> It'll need a 5x5 turnaround. >> So, wherever it terminates. >> Oh, okay. >> You need to have a 5x5 turnaround pad because in theory, if a sidewalk just like deadended, you can't do that. You have to have a >> Okay. Change direction. >> And I think we will dead end.
>> Justin could talk a little bit more about that, too. for traffic. >> Okay. >> Yeah. >> Uh go through the design. >> Uh no, what I'd like to do is just if we can go to the next set of plan, I'll be very brief. Uh just talk about some of the other items. That's the grading
plan. We can skip over that. Uh please note that this plan does provide a net reduction in impervious surface. That is our lighting plan. Uh we are utilizing uh the existing lighting, but we're also adding some additional lighting around the building. All the proposed lights
will be LED. There was a comment uh within the letter about the foot candle levels. Uh I would um at this you know for typically with projects like this we would do a a light study uh at the you know post construction and verify that we have adequate foot candles.
>> This is in proposed a 24-hour facility. Correct. >> Uh the owner could talk about hours operation. Do you have the do you have the hours operation? >> There won't be. It'll be uh 6:00 a.m. to 1 in the morning. >> 6:00 to 1. >> Okay. Okay. So it will be open at night. So obviously we need adequate lighting. Uh and the goal is always to have
adequate lighting at our at the facilities to make sure we have you know proper safety around the site. >> And if we go to the next plan we that the next plan is our landscape that was I'm sorry that was our landscape and lighting plan. I apologize. uh we do
show some shrubbery uh around the outdoor seating area and in some of the islands and there is some there are some comments in the letters which I'll start which I'll talk about some of the design waiverss where there was recommended that we add some additional landscaping and and we
can we can comply with the comments to >> Sherry's not here this evening but I I think everything as long as you are taking her recommendations into consideration then should be fine. >> Yep. Um, so just that uh so do we do I need to go through the design waiverss
or should I >> for landscaping? >> Yeah. >> No. >> Okay. So we'll we'll work with the So as far as the meeting the requirements of the design waiver will work. >> It's the chairman's understanding that you are seeking the design waiver relief but that you agree to comply with the
landscape comments technical engineering report. >> Understood. Okay. That's fine. And then so I'll just go right to the uh variance variances that we're here for this evening. And we have uh I'm I'm going to just go through uh the dimensional
variances. So we have a the the ordinance requires 60oot front yard setback where we have a 45.92 foot setback. Currently we have a 47 foot setback. the fact that we're adding a little canopy around the building which the architect can talk about that
actually encroaches somewhat in the setback by about 1.08 ft. >> Say a foot. Okay. >> Yeah, it's about a foot into the setback. >> So therefore uh we were requesting a variance for that. We're also requesting a variance. Uh even though we're
reducing imperous cover, the site is already over impervious coverage. Uh and the board planner uh identifies that as a variance. So we'll seek that variance as well. Uh we are making a better condition. Um buffers and screening is
somewhat of an existing nonconformity. However, due to the changes that we're adding to the site, uh it was requested that we obtain that that variance for for the improvements that we're putting within uh any front frontage buffers. We also have the signed variances. Now, on
the on the planners review letter, uh the latest set of plans that we submitted had four signs proposed on the building. I believe the planner had six in the letter. So, it might just have been it might have just been a typo, but we're only proposing four signs. So, >> yeah, that that was submitted. That's
one of the exhibits that was submitted. >> Something you could find. We could talk a little bit. >> Yeah. And it's also on our landscape schedule. I mean the site the site sign schedule I'm sorry the signage schedule we we call out for four signs. So the signs we
basically we had a total of six signs. Two of the signs were crown logos. So it's a it's a Burger King golden crown logo. They were taken off the building and now we're only proposing four signs.
Uh we have a dimensional var uh uh parking and loading variance uh for as I stated previously the the ordinance requires 556 parking stalls. We are proposing 532.
Um we have um I believe that was the variances. That's all the variances that we have for this evening I believe. Is that correct Jen? Is there anything else? We have front yard setback coverage buffer
signage >> parking. >> Yes. How does that work as far as when you're a leaseholder in a bigger shopping plaza as far as parking goes? >> So technically you're supposed to provide their I think the shopping
center like I don't think you're providing 500 some odd parking. >> It's it's for the entire shopping center is how we calculated the required part. taking away from the correct layout. >> Their improvements result in a net reduction of the parking spaces. So that's why they would be providing. >> Got it.
>> Because of the drive-thru and all the other >> Well, they put the drive-thru in so parking spaces were removed. >> Got it. >> I do want the board to know that we do park these things as if we're parking for Black Friday on a regular basis. And I feel like a lot of these shopping centers in general are overparked. So I
know that Justin Taylor's here. Are you talking about parking? >> I'm assuming that he's going to go through and demonstrate that there's adequate parking in the center, but I do feel like in general, >> it's big parking. >> Our parking standards are,
>> you know, are older and they predate this new, you know, online shopping revolution where people are not at retail stores on >> Yeah. Unfortunately, in this spot, you have this this major plaza and it's one side is busy with Planet Fitness, Burger
King possibly, and the new Dollar Tree. And then you have the bagel store and Walgreens. And then in between there's really >> nothing store there, but nothing that's a huge >> no heavy cleaner in there. >> Okay. >> I will say that this is close to the
road. So, generally, as we know, people don't like to park super far from where they're going. Um, I don't envision the parking spaces around this facility to be utilized unless there's like a major event happening. Um, I also just want to
note for the record that most people don't go to these fast foods and sit down and eat. They either go through the drive-thru or they order over Door Dash. So, they're not physically there. It's like the employees and whoever's waiting for the pickup >> for on the majority. There are those
people that do go, but generally it's not like a typical sitdown restaurant that we would have to really look at how many parking spaces that are being required. >> All right. And and just to uh go through some of my I'm going to put my planner hat on right now. Uh the various
variances that we're applying for, I think some of them could fall within a hardship. I believe some of them we can address with positive negative criteria. Uh, I would, you know, from a positive standpoint, uh, you know, we're we're taking an existing site that's currently vacant. We're going to improve it. Uh,
we're we're working to make the site more in compliance with the ordinance. For example, the fact that we're reducing impervious coverage, although it's a variance, we are reducing imperous coverage. Any more reduction in impervious coverage since the site's already developed, which kind of puts us into hardship a little bit. If we were
to create more impervious, we would if we were create more pvious on site, now we're eliminating parking stalls and then we're creating a bigger variance on parking. So it it becomes a balance on the site. So when we think about the dimensional variance, that's all part of
I would almost call it a hardship because if we're going to redevelop this building and and to meet the demands of the the client and and with that minimal amount of setback, I think we have somewhat of a hardship because I cannot just physically move the building. It's an existing building that's getting rehabbed and in my opinion the the
variance would be dimminimous uh in the overall uh scheme of things. is not going to cause any impacts to any adjacent property owners or even really a visual impact at all. It's only it's only going to be a more aesthetically pleasing building. Uh regarding the
impervious surface, we are improving that. Uh regarding the signage, while we are uh propo proposing more than the required signs that are uh required by the ordinance, we we feel like this signage is adequate. We have a existing
building that is currently vacant. and it only had one sign on the frontage. So, you know, signage is what, you know, get the fact that we're inside of a shopping center. We don't have direct access off of the highway. We need to have as much signage as possible so we
can draw the users in when they're driving down the road uh when they're driving down Route 9. And and we don't feel like the sign is really the signage that we're proposing is really that intense. Uh it's standard Burger King signage. Uh the architect is going to testify about the building facade. He's going to talk. You're going to see how
it's going to look. Uh, you know, the biggest sign that we're really going to have. I think that's going to be the most upfront is the Burger King bun logo, which you'll see is probably the the most intense sign that we have. The other signs, we have the home of the Whopper sign, which generally blends in
with the building, and then we have the channel letters that just say Burger King on the side, so you know where you're obviously you know you're going to the Burger King. Uh, with that said, uh, the parking, I want to have Justin come up and talk about parking so he can address, uh, why we are, um, you know,
why the parking is adequate for the site. But one thing I'll say from a planning standpoint, we are adding that drive-through component, which I think is m is is a is what's requiring us to reduce the amount of parking. However, the drive-through component is part of the reason why we don't need as much parking because now we have people that
uh consumers that able to use the drive-thru and not have to park on the site and go in the building. So, I think Justin can testify to that if you want to get them qualified so we can address that variance. >> Are you finished with your testimony? >> I believe I am finished with my testimony. >> And with regard before I let you go, I
do want to talk a little bit about the positive negative criteria for the two variance too. >> Um we are proposing to repurpose rehab this particular building. Would you consider that positive? >> Yes. >> Being a positive criteria. >> Um now providing sidewalks to provide pedestrian access. Yes. Positive. Um
reducing imperous cover as you mentioned. >> Yes. >> Um providing for ADA accessibility which didn't exist during the >> Yes. the uh Boston market. I >> that's positive. Yeah. >> Um and do you see that that there's any negative um impact on this proposed use
as it relates to uh um the surrounding neighborhood? >> No. Excellent. >> Thanks. Any questions? >> One question. >> 7 72 foot office that's within the existing structure, right? It's not an
>> That's actually off the rear. If you're looking at the building and you look at the north being top of the page, northwest corner, there's a small addition for an office area. It's It's kind of like a darker color. >> Okay. Bumps out. Okay. >> We may be able to highlight that with our highlight tool. >> The corner. >> Yeah. Okay. >> That dark gray square there.
>> Yeah. Got it. It's >> not a big office, but you got to address 72 feet. You can stand in there. >> It's a very very small. >> It's a standup office. >> Well, when the architect testifies, I think you can talk a little bit more
about the office space. >> I was just curious. I I don't need the the details on it. It's small. >> Maybe you did. You want to talk about >> Yeah, I'll talk about >> Oh, yeah. Anybody else for the engineer? >> I think we're good here. Absolutely. >> All right. Thank you.
>> Thank you. >> Um Nick, since he's been you've heard all about him, Justin, you mind coming up? Justin Taylor's our traffic engineer. >> Welcome back, sir. >> Good to see everybody. >> How you doing, man? >> Good. Good. Pick a plane. >> Be square that testimony will be the truth. The whole truth, nothing but the
truth. >> I do. >> State your name for the record. Spell your last. >> Justin Taylor. T A Y L O R. Business address is 1904 Main Street, Lake, New Jersey. Um I've been here before. My licenses are all in good standing. >> We'll accept your credentials. >> Thank you very much. Um, I can be brief
on this. The main reason I'm here is because we are requiring a parking variance. Your ordinance requires 5.5 spaces per thousand, which translates into 556 parking spaces. We are providing 532. I'm sure everyone on the board is familiar with this center and the
abundance of parking that's out there. I do agree that we do have a concentration with Planet Fitness now, but if you go out there even today with all the snow in the parking lot, the spaces by the Boston Market are vacant, right? And if we were looked to current it data, it would say that this center overall would
have a demand of about 300, just over 300 spaces. So for the 532, we'll be more than sufficient to support the demand of the project. We do anticipate between 60 and 70% of the volume using the drive-thru, right? That's what we're seeing in uh today's current standards. Towards that end, we are propriing
proposing eight spaces within the drive-thru, five from the pickup window to the order board and then three beyond that. And based what we see on uh Burger King, that would be sufficient. What we're seeing is typically in that six to seven range at maximum. So, we can
accommodate to eight. Even if it were to spill back in, you're only talking about that one aisle that you're in. And given the directional signage that circulates throughout the bill uh the center, I don't see any impact to the other circulation of the other businesses in the in the site. Um the last thing that there was some testimony that need to be
talked about was the circulation for the deliveries. We are pro uh proposing a delivery area. The deliveries for Burger King come overnight. They come sometime between 1 and 6 when the store is closed. Planet Fitness may potentially be open at that point, but what it allows us to do is to utilize all of the
Burger King's parking area to get the tractor trailer into that site and out of that site. We ensure that it can use all the other aisles. Doesn't encroach on parking spaces anywhere else in the center, but in our site, they do utilize that whole space to the west to the to the north of the building >> where the hatching is.
>> Where the hatching is. That's correct. And then he'll back into that space and load, but there's nobody there. They key drop they and they go on. So, it's something we see in current trends with fast foods um to be able to navigate the small sites. So, uh I guess in conclusion, the parking while a variance
is required, I don't see any detrimental impact by the board granting that variance, there will be enough parking to support the demand of the project and the circulation around the site will um will be sufficient. I will touch quickly on the sidewalk because that wasn't something I was going to talk about. My
suggestion, if you look at the center, there is landscaping on either side of the driveways, right at the driveway. If we're going to only construct a piece and the rest is going to be completed when it's all completed, you could technically stop it before you got to the driveway and not have to deal with
doing handicap ramps and getting into a ramp to nowhere. So, it would be my suggestion that maybe you end it where the landscaping on either side is. And that way it's there. It's ready. When there's a full connection, those other two ramps on either side of the driveway could be constructed. It will be a five
foot sidewalk. DOT won't let us get away with anything smaller. >> Huh? >> Really? >> DOT is 5T. They're requiring 5T pretty much everywhere. So the entire length will need to be 5 feet. So you'll have the turning space is required for ADA. But that would be my suggestion if we're going to do this section not to touch the curb returns because you're not
going to have a ramp on the other side just to do right to that edge where the landscaping is. >> I I think that's a good suggestion. >> Yeah. Yeah, I agree. >> I think that's fair. They're gonna put in a sidewalk along their front end over the top. >> No, that makes sense. >> Yeah. >> Is everybody in agreement with that?
>> And then when we when >> when the township gets involved or does whatever, >> then we would add the ADA ramps and all that stuff. >> That's for a town council question, but not to be answered today, right? >> Um,
>> yeah. I don't want >> Yeah, Justin. I I I think the board is in agreement. It's a good suggestion. >> And pretty much that's all I got. It's a pretty simple one. >> Let me ask you a question. >> So, um you know, Burger King comes to town. It's a hot new ticket item. People come in, you got 10 cars in the
drive-thru. Where where do they actually, >> you know, I see you got whatever eight now. Where does car nine and 10 go? >> So, there's there's two avenues to that. Realistically, they're going to go page plan north, right? Because the all the directional signage, if you come in at
the southern driveway, there's directional signage that says drive-thru this way as you come up by Planet Fitness on that corner. >> Got it. Okay. >> If you come in the central driveway, there's a sign just to the east of where you would turn into the Burger King that says uh drive-thru straight. Okay.
>> I want you to get up to the face of the building, make the right, and then come down that access aisle on the south side of the building. >> So, car nine >> backs up behind the dumpster. >> Yep. where Laura hasn't highlighted. >> Yep. >> Okay. >> And and so like if it spills back into
that point, that's you're behind the dumpster. You're not impacting any of the other uh parking spaces in that point. >> Okay. Any questions for Justin? Good seeing you, man. >> You, too. Thank you much. >> Thank you. >> Um I thought I I know there's some
comments in the review letter about architectural and kind of design features. So if the board's inclined, Emanuel is here, our architect. We can talk a little bit about that and the signs that are being proposed. >> Jennifer, >> I honestly don't have an issue with the design. I think he did a really good job. >> Okay. >> And I think when they came in
originally, there were a lot of signs being proposed and they have listened to what we have said. >> That's >> So this is the what you're going to see from Route 9. And then the other two facades that you're going to see from the north and the southbound side of
Route 9 are what has the other signage, but the rear that's facing like Planet Fitness. That's the side with the the drive-thru. And so the side that faces Planet Fitness obviously won't have a sign on it because it's not showing anybody anything. But we don't take exception to
the architecture. Yes, they do need technical waiver relief because it's not 100% conforming, but we've seen that on pretty much every application. Um, and we take no exception. I think the building looks nice. >> I mean, I think it'd be hysterical if you're on a on a treadmill in Planet Fitness, home of the Whopper staring at
you. I mean, yeah, but I think I mean, unless there's something specific that you feel like the architect needs to provide to the board, I think that guys, we all know that this Boston market has been vacant now for quite a while and it looks old and tired and this is going to be a much
needed improvement to that center right on Route 9. So, I I think the building looks great. >> Yeah, agreed. I mean, this is the type of application that we we like. You know, it's a a vacant fast food restaurant. kind of fast food restaurants going in. I mean, that's just my two cents, but
>> appreciate it. >> Are we doing anything with the Stansion sign where it said Boston Market or where's that gone? I >> It's gone. >> It's going to be refaced. So, they're going to use the same pole, the same location. They're just going to reface it with the Burger King sign. >> Okay. Yep.
>> So, how big is the pylon sign? And how big how big are the signs on the building? I have I have the since he's been sworn I might as well. >> So, as per our sign chart, the signs uh if we zoom in, you can see the signs
on the building, the bun logo. If we zoom in a little bit more, >> there's a table on one of the on your letter. Okay. On your on your planet. >> So, we have Yeah. So, the total square footage assigns
with the BK channel letters are 11.2. 27 square ft. Um, I don't know why that says crown logo. That shouldn't say crown logo. We took that away. Um, unless that's a typo. That could be a >> left. >> That might be a typo. That might have been where you got your six. All right. So, that was my That was me. Uh, home of
a Whopper wall sign is 62 square ft. And the uh the the channel letter 11.27 again. And that's and the home and that's pretty much Where's the There should be a home of the Whopper sign up there somewhere. >> It's there. 62 square.
>> Oh, that's Oh, that's 62. And the bun logo should be on there as well. >> 32. >> 32. Yeah. Okay. >> Sorry, my I probably need a new set of glasses. >> Uh, regarding the the actual uh freestanding sign, that's
80 square ft and I believe this sign area is 59 square ft. Yeah. So, >> so you gave me the square footage. Ask for the height, >> and it's uh we're going to just match an existing >> six and a half feet. So, do you think that having four additional signs on the
building and then one large pylon sign that it's going to be just as bright? Is that really needed? >> I think so. I think I think having adequate signage on the building and like I as I testified earlier, the if you look at the architectuals, you can see that you have the home of the
Whopper sign. that generally blends in the side of the building with the architecture and I think the architect could address that. And the actual BK channel letter signs generally, you know, they they blend in with the building as well. So, the sign that really sticks out the most is a bun logo, which is really what you're going to see. So, I think it's just good to
have it on there to really brand the building. >> Total square footage of the signage is significantly less than you would be allowed on this building. So, for example, on the south elevation, allowable area is 198 square feet and
you're at about >> 73 >> 72. >> 72. Yeah. >> On the west elevation, you're allowed about 150 ft and you're at 32. 33. >> And on the north elevation, you're allowed 198 and you're at 11 and change.
And even the freestanding sign would be permitted at 80 and you're at less than 60. Yep. >> We're doing our best to capture people. >> Yep. >> Traveling at higher speed. >> Okay.
>> Thank you. >> Thank you. >> Mr. Chairman, unless the board maybe has some operational questions, uh the franchisee is here with me. Um I can have those or between the staff, our professional staff, we can try to answer any of those questions if there are. Anybody have any uh I mean I my question
was the just the hours but I mean you know if it's 6:00 a.m. to 1:00 a.m. makes sense. >> Yeah we generally have 6 to 8 employees. >> Okay shift operation. >> Sure. Yeah. Go ahead. Uh ju just uh back to the drive-thru there. The drive is
it's not going to be utilized for pickups and like Door Dash orders and stuff, right? It's all that's all inside. >> Yeah. They park in one of the spots and go inside and grab. >> All right. No problem. And one of the things that was interesting too as we talk about the evol evolution to drive-thru where these Burger King I'm
sure Jen could say these Burger King stores used to have 70 75 seats we're now like down to 30 for interior seating and everything's like kiosk ordering. It's all meant to be quick. It's not even place where you know where I used to go as a kid be a family outing. It's you don't even see that as
>> there's nothing nothing like a Valentine's Day at Burger King. just letting you know >> but um if under those circumstances um that's the our test our presentation for tonight. If there are more questions >> Emanuel our architect is here just we can have him available or any other
questions for our professionals and our operator would be happy to >> um I will open it up to the public if if anyone has any questions. Seeing none, I'll close the public portion. Um, gentlemen, do we have any
final questions, comments, anything? >> Uh, Laura, Jennifer, >> nothing to add, Mr. Chairman. >> Good. Okay. Uh, at this time, I will entertain a motion for preliminary and final major site plan with ancillary variance and design waiver relief as discussed.
>> I'll make a motion. >> Mr. Mercer with the motion. Do I have a second? >> Second that motion. >> Mr. McNicholas. >> This is a motion to approve. Mr. Mercer. >> Roll call, please. >> Mr. McNicholas, where are you? >> Mr. Bato. >> Yes. >> Mr. Freriedman?
>> Yes. >> Mr. Gimble? >> Yes. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas? >> Yes. >> Mr. Mercer? >> Yes. >> Councilman Rebell? >> Yes. >> Mr. WTO? >> Yes. >> Chairman Huzer?
>> Yes. >> Application is approved. >> Okay. Thank you very much. >> Appreciate. >> Have a good evening. Good one. >> Thank you. >> And Michael didn't say he graduated from Ruckers, but he should have. >> Yeah, I'm a Ruckers. I should have >> Yeah. Hopefully the football team gets better. >> Yeah. Thank you everyone. >> Thank you.
>> Guess when's it going to go in? >> Yeah. Um master plan update. So, we had a master plan subcommittee meeting this evening before our regular meeting, and there are definitely some areas of town that
we're looking into recommending some alternative zoning. So I would I would suggest if if it stays as direct as today's meeting was that we could do this through a re-examination
with recommendations to the land use instead of doing a full-blown comprehensive land use which we just did in 2022. >> Okay. >> Um we can we can place any of those land use recommendations in a re-exam. So it's looking like based upon where we
>> you're going to take a couple meetings to go through this. correct where we were today. It looks like that would be the avenue which is probably something that we would entertain like over the summer. >> Okay, that makes sense. Um I
got to bring out my calendar if I remember correctly and I think it should be on the record here just while we're all here. Um, so there appears to be a conflict on one
of our March meetings and um kind of taking a poll here with everybody. So we are scheduled for the 5th and the 19th. >> Um the 19th is going to be an issue.
Um, is there a way? Well, we have one of two options. Um, we can move it to the 12th or the 26th or we can just cancel the the the
meeting on the 19th. >> Well, you already have Oh, you don't have any move to the 19th. Or did you have one move? You had the start. >> Oh, sorry. The fifth and the 19th. Yeah. So, the 5th and the 19th. The 19th 19th is is itch >> that of March. >> There's one matter on right now for
>> right. So there's what what is that matter on the 19th? >> Star cap. >> So that would be star cap. >> It's called links. >> We just carried star. >> You carried the one from earlier. >> What is what is the conflict on? >> Wait, wait, wait. We're saying the 19th or the fifth?
>> 19th. >> Star according to my >> 19th. >> But the 19th is the one we're trying to >> Yeah, that's where we got. I'm sure we could talk to Greg Bella and K. >> Right. So, well, my question for the board and professionals, do we want to
try and do one on the 12th or one on the 26th so we have two meetings or do we want to just cancel the second meeting in March? I'm good either way. >> What's uh there people? We're going to have a a
low turnout and and board professionals cannot attend. Oh. >> Uh, and I need >> gave Star Cap an extension of time to the end of March. So, I think for them we would have to get one in. >> Well, if we if we had to go into April, I'm sure Ken Pave would give us would extend it
>> to the first. >> I'm assuming that he's even going to get in to speak with the police department between now and then. >> Well, let me ask you this. So, we have links on the 19th. >> Yes. >> Okay. That is going to be a hot topic. they were at the environmental commission and I can tell you right now
there's going to be some members of the public here for that event um or for that application. So my recommendation would be to see if we can squeeze one in on the 26th of March. >> What's the next one in April? The first
week is Easter, right? >> It'd be April 2nd, right? >> April 9th. >> That's what you have. >> March 26th during spring break. >> What's that? Yeah, we probably cancel week of spring break this year before Easter. >> Yeah, it's >> 9th, right?
>> Yeah, it it's just >> April second. Yeah. So, >> just so you know, >> 9th. >> So, >> yeah. >> So, our first meeting in April is the 9th or the second. >> So, we have the 9th and then do we have the 16th as well? >> Okay.
>> Okay. >> Okay. So, maybe maybe he'll move it. Who would who would call Ken? >> I can talk to both of them if you want me to >> and move it till April. You know what's weird is April 3rd is Good Friday,
>> right? So So we're Sunday >> where the our first meeting would be the 9th in April. >> Do we have anything on >> Do we have anything on April 9th on the >> right now? No. >> All right. Why don't we um reach out to Lynx and
we'll reach out to Ken to see if they're cool with moving till April 9th >> and put them both on and we'll cancel the second March meeting if everybody's okay with that and we can make formal notice.
So, we will only have one meeting in March and that will be March 5th. >> Yes. >> Yeah. We got two weeks. So, >> March 5th, Stevie birthday, >> assuming his clients are available.
>> Two weeks before uh March Madness. >> It's good time of year. >> What's the >> pitchers and catchers? Here we go. >> So, 19th day won't be here. >> Uh none of the professionals will be here. >> Oh, really? Oh. So, >> so 19th is definitely off. >> 19th is definitely off of March.
>> So then going back to the master plan, we're going to be talking about it again in April. >> Yeah. So our master plan subcommittee meetings are typically our second >> second week. Yeah. So that >> month just once a month. So >> we'll just to go go to April. >> If in that case if we're canceling the
second meeting in March, we could just move it to the first meeting in April. Okay. Couple weeks later. >> Everybody good? >> Good. Make sense? >> Yeah. >> Okay. I will entertain a motion to adjurnn. >> You got it. >> Motion to adjurnn. >> Thank you everybody.
>> Okay.