Heat. Heat. Good evening, Board of Adjustment, Zoning Board of How Town Township. Um, Lisa, could we have an opening statement? >> Sure. Uh, how Township zoning board, May 11th, 2026. I hereby declare this meeting of the How Township Zoning Board
to be open, adequate notice having been given pursuant to the New Jersey Open Public Meeting Act in the following manner. First, on December 16th, 2025, a copy of said notice was emailed to the Asbury Park Press and Star Ledger. Second, on December 16th, 2025, a copy
of said notice was hand delivered to the clerk of the Township of Howell. Third, on December 16th, 2025, said notice was posted in the office of the zoning 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 the 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, Lisa. Could we have a roll call? >> Yes. >> Mr. Burillo is excused. Mr. Caner is excused. Mr. Hughes >> here. >> Mr. O'Donnell >> here. >> Mr. Rosco
>> here. >> Mr. Ryan >> present. >> Miss Scottson >> present. >> Mr. Kabarakus >> here. Chairman Martins >> present. >> You have a quum. >> Okay. Could everybody rise for the pledge of allegiance and a brief moment
of silence for our troops serving abroad. >> I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and
justice for all. Thank you. >> Okay, Andy. Uh, swear in the professionals, please. >> You swear the testimony you give will be the truth, the whole truth, nothing but the truth. >> I do. >> I do. >> State your names for the record. >> Charles Conliff, >> Jennifer Beam,
>> professional disc, Mr. Chairman. >> Thank you, Andy. Next item is approval of minutes. Regular meeting April 13, 2026. Eligible voters Verillo, Caner, Hughes, O'Donnell, Rosco, Ryan, Scottson, Cabaracus, and Merrens. Do I have a
motion? >> Motion to approve. >> Second with the motion. Mr. Hughes with the second. Roll call. >> Uh, Mr. Hughes. >> Yes. >> Mr. O'Donnell. >> Yes. >> Mr. Rosco, >> yes. >> Mr. Ryan,
>> yes. >> Miss Scottson, >> yes. >> Mr. Kabarakis, >> yes. >> Chairman Mertens, >> yes. >> Minutes are approved. >> Any correspondence? >> No. >> Great resolutions? >> None. >> None. >> Let's get down to business.
First application before the board tonight. Case number BA2304A, Omnicon Realy LLC. Amended a preliminary and final major site plan. applicant of Omnicon Realy LLC as
applicants and owners seeking to raise the existing one-story commercial building construct a parking lot for display and sale of new and used cars and convert the existing twostory single family dwelling into a new used car
sales office along with other site improvements on premise known as block 175 lot 35.01. 01 945 State Highway 33 business. >> Good evening.
>> Good evening, Mr. Chairman. Vince Howard from Freel on behalf of the applicant. >> Good to see you. >> Which is Mr. John Sukis who is standing to my right. >> Mr. Howerin, you could sit down. The microphones are on the either either >> either table. >> Either table. >> Take that table.
>> Either table if you want to sit next to your witness. Either way, >> however you're comfortable. >> Yes. Thank you. Did >> I bring the mic down? >> No, no, that they have a mic. That's what I'm saying. >> We got you covered at all levels. So, >> we try we we're for comfort here.
>> We were here about a year ago on this property and Mr. Sugus is here to explain to you what's the change and why he changed the job. >> Is he testifying as the applicant or the engineer? >> Excuse me. >> What is he testifying as the applicant or the engineer? >> He's the applicant. >> Okay. So, we still would have to swarm
him in. >> Do do you have Yes. Do you have other witnesses? >> Just the engineers drop. >> So, we'll swear in. >> Yeah. Well, let's let's do them all. >> We'll swear everybody in at once. >> Sure. >> Do you swear the testimony you give will be the truth, the whole truth, and nothing but the truth?
>> I do. >> State your names for the record and spell your last. >> John Sukas. S O U K A S. >> Robert S. Just the engineer. S I V E. >> Good to see you back. >> John, you were here about a year ago, right?
>> Talked about this. A year ago I was here and you approved me and I'm sorry I'm taking your time again >> but uh no problem. >> It was simple economics. I'm old. I'm a retiree. The bank doesn't want to finance me because I don't have a job.
So I have no other choice than to eliminate the largest cost of the project, the building and use the existing uh twotory uh house that's in there as an office. simple. >> Okay.
>> The only tech technical thing is he's given up the residential part of this to make it one use and we don't even nearly need a use variance anymore, but we do need to update the site plan. >> Jen, could you exp um just want to get this straight?
>> Yeah, I agree. I think they're really here for preliminary and final major site plan because uh they were here when they were here last time there were multiple principal uses on the single lot and now with the demolition of this building that he's referring to and the
util and the elimination of the residential and using the house as their office it is it's a conditional conditional use Charlie in the zone but they meet the conditions so there is no there is no use variance it's just a it's This is just a site plan.
>> Yeah. The only thing we had a question on was the proposed site signage. Um I think the applicants engineer will come up and give testimony. They don't have a detail on the plan, but as part of a compliance plan, they would provide a detail complying with the ordinance requirement. So, they're not asking for any relief of of the town's signed standards.
>> Okay. Mike, John, you weren't on the board. I don't know if you were here. I remember when >> I was here. >> Okay. You were It was a year ago. I didn't >> It was It was last year. >> You Okay. So I >> So I mean basically if you want to add
anything but we can just get the engineer up here. >> So nothing else to add. >> Mr. Chair, I'll just ask a couple direct question just for the board's uh uh memory on this. This applicant previously operated from the Gabrieli realy site and they came to our board to get approval to move to this site. So
they already have a site plan approval that's that's valid. Um they're just eliminating that residential component. So there's no two uses. when you were here last and as part of the condition of approval, there was testimony regarding um that uh there was no like auto body repairs or anything on site.
Correct. Um there was testimony that the applicant doesn't do any tire repairs or replacements. No, that's there was testimony. >> I know the site plan shows now that there's a vehicle washing area. There was testimony that that would not be proposed. I would recommend to the board that that be carried forward with this
approval because there's no public sewer. there's a septic system and then there's a storm water basin and those are both two not we don't want to send uh you know roof um car wash runoff to those those facilities so I think that should stay in place. >> Okay. >> Um as far as we said there's no like
massive hard callers. It comes on like maybe a flatbed or one or two car flatbed or SUV. >> It's the same as before. Nothing changed. >> Okay. Um, now you were proposing a building that you were going to do your repair service in and now that's been eliminated, right?
>> So, there's an existing garage on the northeast part of the property >> would be used as a garage repair. >> And what's and I think in the new building you had um uh waste oil tank for things like that. >> Exact same compliance with all federal and state and municipal regulations.
Okay. Um, and then I think it was we were going to have a maximum of two vehicles being repaired at a time in there. It's the same thing. >> Okay. >> All right. >> Charlie, maybe a way to ask you this. Are there any conditions from the
previous approval that you want changed other terms of operation? >> The the only one was a car wash and I I think I talked to Mr. Siv very briefly before that. That's not something that we're I would recommend we we change. >> I'm not super supportive of that either. We should keep the condition in there for no car washing.
>> Okay. >> So, I think we can get to the engineer. The use is consistent and they're not asking for any other relief. So, >> okay. Board members, any question for the applicant? >> No, sir. >> Hours of operation going to remain 9 to 6 months before
>> 9 to 6 uh Monday through Saturday. We know the rules, you know, no cars, you know, 30 feet from the highway there, you know, no banners, no, you know, years, prices. Uh, we've been
through this before and we know the rules. >> So, everything that was put on record before with the operation and everything is going to be the same. >> You know, we we did run a car dealership on Route 90 for seven years. So, >> Okay. >> Yeah. Yeah. And the testimony was
they're not junk vehicles or anything like that. They're just vehicles that need some level of service. It's not like a junkyard where they got to completely rebuild a vehicle or anything like that. >> I don't have any more questions unless the board. Okay. I guess we can move on
to Mr. Civ this time. So, thank you. >> Thank you. >> Any questions from Rob? Rob testified the last time too as the engineer. >> Okay. >> Good evening.
>> Good evening. Just for the record, you know the >> Yes. I'm a licensed professional engineer, professional planner in the state of New Jersey. I have over 30 years experience in the engineering field. I've testified before this board. >> We accept your qualifications. Thank you, Mr. Sid. >> Thank you. Um I you you've heard most of
the testimony. There's not a lot of engineering that's changed. I did prepare an exhibit that's side by side that shows what was proposed and approved last year and then what's being proposed now. So, if we could just >> go across the screen at one point. >> We could just stick that up on the
um screen. I can go through it real quick. >> There it is. There it is. >> That's it. Correct. >> This is going to be A1, not originally on the list. >> A1. Perfect. And the left >> the image on the right is what was
approved in 2025. And just real quickly, what was approved in 2025 was a new approximately 2,480 square foot office building which is the brown box which was where the previous flower build flower shop building was. A new paved area for the display of 30
vehicles for sale and seven customer employee parking spots. a 30- foot wide access from Route 33, a new storm water management system and other ancillary site improvements like landscape and lighting. This is the parking and
display area. And here's the Route 33 entrance. The image on the left is what's proposed today, which is what's changing. We're no longer proposing the 2,480T sales building. You can see the brown box is no longer there. and we're converting the existing residential
dwelling to that proposed office sales area. We are going to utilize the garage in the I'll call it the right side or the easterly portion of the property for the maintenance of the vehicles. Now, one of the conditions I'll call conditions that's slightly changing is
we are proposing now 35 display spaces for vehicles with nine customer and employee parking. So where the building was, we just kind of expanded the pavement parking area into that area. So it grew the display area by five vehicles. So before we had 30, now we're
just going to 35 vehicles. Um, and as previously recommended, we went from an underground storm water management system to an above ground basin in the same area. So now everything's at grade as far as storm water goes. And those are the plan changes. It really is the
same layout with the reduction of the building and the adding of the additional pavement for the five additional display areas. >> Yeah. Mods. >> Uh Charlie or Jen, are we if they're doing the maintenance in that existing building, are we okay with the dirt road
going into it? >> Yeah. So, they do have a gravel driveway that's going back. I mean, I would recommend that they just pave that to that building. And then I think there was a commitment as part of the prior approval. there was millings that were spread behind that building and around that building by a prior uh owner at
some time and um we didn't have any record of landing spruce for that. So they agreed to remove all that. So I would I would pave it to that the entrance to the front so the southerntherly facade of that of that garage and then that ties it into the parking lot. We're not worried about people driving on dirt or you know
becoming a coming a mud pit >> or jacking up a thing and leaking. Okay. >> Yep. And I and just for the board's clarity, I think there was uh part of the last approval, there was testimony that there would be no outside maintenance. Everything would be inside the building >> inside. So we don't need the concrete pad in front of the garage.
>> So and and I pause as if it's admitted from my letter, but I just reading the resolution last time one last time. There was a commitment that there was uh the 16 parking spaces immediately abuing the the building were supposed to be on a concrete pad because those would be
stored for like while waiting for maintenance. Um I think that condition should also be carried forward. Um the location of where the service is changing is has changed a little bit. Uh it's now going to be in that that building where John has a cursor now. So
perhaps maybe it's the parking stalls on the east or southeast part of the parking lot there. Rob, is that something that can be accommodated? >> Yeah. So you could see these parking stalls right here are that gray scaled or shaded. We proposed the concrete pad to be there. That's where the washing we were contemplating would be. So,
obviously the washing's out, but we could keep the concrete pad there. If we want to expand it to add some additional area, we can do that. >> Yeah. So, I would say the commitment was last time that it was going to be 16 spaces. So, you've got 13 there. Is is that the commitment that you're going to
have just or the applicant is just going to have 13 vehicles waiting to be serviced? >> He's only got a spot for two of them. So, >> I mean, we can, if we want, we can make them the most easterly bay and make it that boat double row. >> I'm just not I'm just trying to not create an issue where >> Let's do that. Let's do that.
>> Yeah. Where you've got enough to be able to have 16 if you have 16 vehicles waiting. So, >> we'll do that. >> All right. Um, sorry, a couple other questions. So, no change to the lighting schematic. All the same intensities and color temperature and everything. Correct. >> That's correct.
>> All right. Um, and then so you're moving the office to the residential. So, as a condition of any board approval, we would want to see a for plan for that just demonstrating that it's in fact going to be office and there's not going to be any other other use in that. And um that's going to be a sales office,
>> sales office and office. >> Okay. So, so there is going to need to be like an accessible route demonstrated on the plan. Um and you're going to have to demonstrate building code compliance uh should the board act favorably. Um there was discussion about the back half of the site because that's like grass
and you know I think it was previously farm activity. So you're still putting the applicant still putting a fence and a gate across. >> Correct. We are proposing the gate the fence with the gate across this area where the property necks down before it opens up to the back again. >> Okay. And then to the property to the
southeast there was this I think that property owner came to the last hearing and there was extensive discussion regarding the commercial activities. He's I think they've got residential apartments in that. So, you're putting in a six foot high vinyl fence along that whole common property line and then there's landscaping proposed also on the
east side of the parking lot. Correct. >> Correct. >> All right. Uh let's see if I get anything else in here. Storm water. We had a couple comments about um putting a cross-section for the basin. Uh having a light duty grate for maintenance
purposes on the outlet control structure. Still going to have to record the on and manual by deed as a condition of the approval. Um uh are the so the house is served by septic. Is there any change to that now?
>> No. The size of the septic system is currently adequate for the conversion to an office space. It's going to be larger than what it needs to be. >> All right. And are you on public water or is there a well? >> There's a well. >> Okay. All right. So, obviously you're going to have to get a certification from board of health that that's still adequate for the change in use. Correct.
We have that. I think that's all that I had. I was we were more concerned last time because they had a underground recharge system with a big gravel area. So, we had like guide rail to make sure they weren't going to be parking overflow vehicles there. But now it's all above ground basin. So, if there's a maintenance
issue, the applicant is not maintaining it, it's going to be pretty apparent from the township, they can see the basin that, you know, it's not being maintained or not. So, I think from a site plan perspective, this is a better alternative than than what was previously proposed. then it's it's five additional parking spaces. So, um it's
not that much of an expansion of the use. So, I I don't think I have anything further. I don't know if Jen's got anything. >> The only thing and I think you agreed to provide it was the the site ID sign detail. >> Yes, we'll do that. >> That's all I had.
>> Okay. Lighting's going to be pretty much >> the same. >> The same. Okay. >> And I remember we were making some altercations there because of the residential use. I mean, I They're eliminating the residential now. So, >> yeah, I know that. I'm just wondering the stuff that we asked them to do if
that's even required now. I think we wanted to put a fence up between the two. And I mean, I'm >> I would say anything that was relative to the property to the to the south and east having a residential component would be carried through uh with this resolution approval. Anything about, you
know, the commercial activity and the existing residential on the site, that would go away because they've abandoned that residential. Yeah, cuz I remember I think we had like a block or like a fence or something which I don't know if that's necessary. >> There was there was also like discussion if they needed a separate driveway and things like that, but that all kind of goes out of the way now that it's just
going to be an office space. >> I was just trying to save some time. Great. Okay. >> And Mr. H, you're correct. There was a fence that we were trying to put in. It's no longer there. >> Right. >> Okay, that's good. and our uh tree expert said everything you're you're working with >> some she had some comments
um of the landscaping and has been working with Mr. Civ's office and I think Mr. has agreed to comply with whatever recommendations. >> That's exactly what she said today. So that's I don't have any further questions. Board members, >> uh, one quick question. The garage at
the I guess the northeast area there, is there any water or sewer or not sewer but septic serving that building right now? >> No. >> None. Okay, that was it. Thank you. Okay.
No more questions from professionals, board members. I think we're ready to open the public. So, >> I'll make a motion, Mr. Chair, to open to the public. >> Mr. Mr. Hughes with the motion. Mr. Rosco for the second. All in favor? >> Yes. I
>> Okay, Lisa. >> The chairman has opened the hearing up for members of the public to ask questions or comment on this application. If you would like to speak, please come up to the podium. You will need to provide your name and address and you will be sworn in. >> Seeing none, I'll make a motion to
close. >> Mr. Hughes with the motion. Emory with a second. All in favor? >> Yes. >> Okay. At this time, if there's no further comment, John, you're good. >> Okay. If you want to do a quick
summaration and I guess we'll move on with the vote. >> You have anything else to add? >> Summary. Nothing else. Okay, sounds good to me. Okay, at this time, board members, what's what's your pleasure? >> Mr. Chair, I'd like to make a motion to
approve these changes um with all these all the things we talked about. Um I just like to point out that uh connecting the uh pavement to the build to the garage like to see that on there. And other than that, I I vote yes. Okay, Mr. Hughes with the motion. Do I
have a second? >> Second by Mr. Arasco. >> Roll call. >> Mr. Hughes? >> Yes. >> Mr. O'Donnell? >> Yes. >> Mr. Rosco? >> Yes. >> Mr. Ryan? >> Yes. >> Miss Scottson? >> Yes. >> Mr. Kabarakis?
>> Yes. >> Chairman Merren. >> With everything that was put on record, I think Mr. Hughes's suggestion with the pavement I think is uh was something that I think is going to be an improvement. So I vote yes as well. Good luck. >> Good luck. >> Thank you very much everybody. Good
seeing you. >> Since that was such a long case, let's uh keep going. >> Yeah, >> this one's going to be even longer. >> By the time she gets her stuff set up, we'll be done. Wow, you're being optimistic.
>> I am. >> Are my hopes showing, Andy? >> You just jinxed it. >> No way. Good evening, Mr. Payton. We haven't seen each other since the snow. >> That's true. >> Yes. So, >> that's true. Long. So, good to see you
again. >> Thank you. Nice to be seen. Nice to be here. Good evening, Mr. Chair, board members. >> Read the case. >> Board professionals. >> Well, hold on. Mr. Ryan just pointed out something. We got to put the case in record.
>> Yeah. >> Well done. Thank you. >> That's what my vice chair I thought was for. >> Okay. Okay. Okay. Anyway, case number BA2606
Van Wickle Auto Supply Incorporate use variance application of Van Wickle Auto Supply incorp as applicants in Phoenix Realy Holding LLC as owners seeking approval to operate a Napa distributor
auto parts in one of the existing buildings on the subject property with no site improvements proposed except for eternal Building renovations on premise known as block 169, lot 1.13,
200 Orchinson Road. >> Okay. >> Thank you. >> Let's >> thank you. >> Do it again. >> Kenneth P of the firm Hi over paper. On behalf of your applicant, Mr. chairman, board members, and board professionals. This is, as has been read into the
record, a request for D1 variance relief to permit an NAPA auto distributor business to operate from one of the two warehouse buildings that was constructed on the property. Our clients are the tenants. They are not the property
owners. The property is an existing developed site. The property was developed in accordance with a 2009 site plan approved by this this board. The property is improved with two warehouses. One's approximately 14,250
square feet when you count the mezzanine and the the second one is approximately 12,000 square feet and they're on a six acre little more than a six acre parcel. The buildings are built, the site work is improved, the driveways, the parking lot, the drainage system, the septic
systems, the well, everything is in place. We're not asking this board to consider any modifications to the exterior of the building. You'll hear that there's a parking lot with 50 plus parking spaces. You'll hear that the demand
on parking is less than 30. We don't So, we're not offering any changes in the parking field. It we feel that is excessive. The use that we're asking is not expressly permitted in the it is not expressly permitted in the SED zone. Um
it has a substantial warehouse element and it has a um there are order takers people who take orders and they there is a small office element. All of that together is similar to the warehouse operate that was approved but it is not
expressly permitted. The testimony will be presented this evening. I have available to us Kenneth Van Wickl. There's actually Kenneth Van Wickl and Kenneth Van Wickl father and son. I'm going to ask the son to present the business operation to you. I'll
steal a little bit of his thunder. It's a family-owned business. It's been his grandfather started it. His grandmother took over. His father and his uncle took over. And he's now a material element for 60 years. They've been in both Mammoth County and somewhere in the 90s they expanded into Ocean County. They're
a very established family-owned business. They are looking to bring their existing business to this this site. The uh the description of the business will be provided by Mr. Van Wickle. And we also have Ricardo Perez.
Steve Rodasi is in Europe. his partner Ricardo, who's someone I've worked with for many over the years, is here this evening. There is no architecture to present to you. The only plan that was prepared by an architect is a floor plan. And I think we can put the floor
plan on the big screen and it'll speak for itself. Um, but Mr. Perez is here if anyone would like to hear from the architect who >> Yeah, I think that's a good idea because we may not even have any questions on it. >> Okay. So, it's it's it is so
straightforward. We also um Scott Kel is here. I think it's very important that Scott testify. Scott is here to confirm that he's analyzed the existing use and determined the parking to be adequate. I can say 50 is more than more than 30, but he can take us through and quantify
it. And last, Amanda Amanda Dario is here. Amanda is working with Christine Cafone. She is one of Christine's proteges and it's a delight to work with her. She will take us through the planning testimony that this board needs to hear to be comfortable and empowered
to grant the relief that we're requesting. With your permission, I'd like to just begin by bringing Mr. Van Wickl up and we'll write into a description of his business for >> Okay. Well, let's get everybody sworn in and then that will >> everybody sworn in.
>> Very good. Do you swear the testimony you give will be the truth, the whole truth, and nothing but the truth? >> I do. >> I do. >> State your names for the record. Starting with >> Scott Kennel KNL with Mcdana and Ray Associates.
>> Kenny Van Wickl an A Wii CL E Van Wickle Auto Supply. Ricardo Perez Perez Architects. >> Amanda with Consulting Group. >> Can you spell your last name? >> D A D A R I O.
>> Okay. >> Thank you. >> We'll get the qualifications as they come up. So, Mr. Ran Vickle can start off with his testimony. >> Sure. >> A >> and Mr. Van Wickle having been sworn in,
I'll just ask if you could identify your relationship to the company that's the applicant before the board this evening. >> Um, well, I'm the third generation coming into the family business. Uh, I've been around it all my life. Um, my grandmother started it, then my dad and
uncle took part, and then, uh, now I'm working my way in and making a name for myself in the business. >> And you're authorized to speak on behalf of the company to the board this evening. >> Yes. >> I'm going to imagine if you were born into this business that you know it inside out. >> Yeah. going to ask if you could just
give us a in my opening statements, the statements I make in my opening statements are not testimony, but I did indicate that you're 60 years a family-owned company. >> Yeah, we started in 1967. Uh went to moved to Spring Lake in 1970.
We expanded to Point Pleasant 1995 and then we opened up our brick location in 2011 and now we're looking to expand to the fourth location. Could you describe what your business is? Just an executive summary. What what does your company do?
>> So, we're mainly, you know, auto parts, truck parts, you know, agriculture, fleets, uh we distribute and, you know, deliver wholesale parts to various customers. Um, you know, we do everything from townships and all that
kind of stuff. Um, you know, we just we're just a locally family-owned auto parts chain that is different from the box stores that are located around Advanced Autozone, different stuff like that. >> I had asked you interviewing the Van
Wickls, I was I just could not believe the breadth of their company and I had asked if you would create a somewhat exhaustive list of your clients, the people that you serve. I'm going to ask if you'd take a few minutes. It's very impressive to give you a sense of just
who this company is. Take us through them and and I know that you categorize them so you can give us a little organization. So spread out across our company uh we deal with various police departments, Wall Township, Bricktownship, Toms River,
Lakewood, Howell. Um public works, we do wall public works, Spring Lake, Spring Lake Heights, Seagar, Manisquan, Howell, Lakewood, Toms River Brick. Um, we do a lot of, you know, business with the bus fleets, Wall Board of Ed, Hal Board of Ed, Tom's River. Um, we have a lot of
big commercial accounts that we do business with. Uh, one of our big accounts, Six Flags Great Adventure, Bill Jim Construction, Clayton Concrete, uh, Mammoth County Motorpool, which does all the Mammoth County equipment and trucks on the road, New Jersey Transit.
Uh, we service a lot of different JCPNL yards in Point Pleasant, Berkeley, Toms River. We're spread out all over the place. And then uh in the most recent months in like about a year, we started doing business with George Arms Construction, Freehold Carding, LNL
Paving, and a lot of different, you know, statewide landscape companies. And we we got our hands in a lot of it, you know. We try to service everyone as best we can. You know, >> these people are serviced by your company. They contact you when they need
parts. >> They contact you by phone. They contact you by the internet. Both of those take place. >> Yeah, we take phone orders and then we do an online ordering system that Napa has integrated and that's how we take orders and then we, you know, send them for dispatch and they get delivered. >> So, that's the part I think that's
interesting. You you have the ability to deliver to all of these people pretty close to instantly when you get that order. >> Yeah, I would say you know you know we do you know repair shops as well. you know, we could typically get to them within 15 20 minutes and all the other
guys that are fleets and stuff that aren't, you know, on a time crunch, we could probably get to most of them within 45 minutes to an hour. >> You have six drivers, six cars, a box truck for big stuff, and a van for in
between stuff. >> Yes. All day long, our drivers come in in the morning and they come back when their shift's over. They're in and out all day. They take anywhere from one to two to three to four deliveries on each one. Um we take orders, we deliver, you know, pallets of stuff for commodities.
We use our box truck for that. Mainly our, you know, delivery services through our little cars, but we do have box trucks if we need them for bigger orders. >> We talked about the fact that your business could be identified as having a retail element. you at the very front of
this the building and I'm looking at the architectural plans that are up there's an area that's highlighted in yellow and it's identified as a pickup area and you had explained to me that there are sometimes where 15 minutes or 45 minutes isn't fast enough and one of your clients will send somebody to pick up
something is if you could just describe does that happen is that what that space is. >> Yeah. So the majority of that, you know, retail oriented business we do is um just for an example like uh you know just recently I was in the Spring Lake store and a wall police officer came in
and just picked up an order and brought it back to the shop. We got construction guys. They might break a hydraulic hose on the job. They come in, we fix it and they're in and out. It's more so just people that are involved with our wholesale business that come in, pick up parts, they're on the road, they have a
a supervisor. He comes in and brings stuff back to the job. That's most of the traffic that comes through our front door. >> If I came through your front door and I wanted to buy a windshield wiper, would you sell me one or would you throw me out? >> No, we're we try to do everything we can to serve the community. But our the most
of our business is geared to our wholesale customers. If someone comes to us and they need something for their personal or if we can help them, you know, we're we're here to serve the community, you know, with locally and different businesses. Let's number of employees. How many
people are in the the in the warehouse picking picking for you? >> Um there'll be like two warehouse people, you know, moving parts around, stocking shelves. Um we'll have like three to four, as we say, parts professionals answering phones, taking the orders, and then, you know, six
drivers, but over the course of the years with our expansion, it could grow to about 10 or so. But, you know, mainly we'll be starting with six drivers on the road. You shared with me that you've been in Spring Lake for 30 years and your six drivers in 30 years grew to 10.
>> So that that that's a big growth. Six to 10 in 30 years. >> It's taking a while. >> We had talked about asking the board to be allowed to grow to 12 drivers >> more than enough to accommodate the future for you. >> Yeah, we just need to get, you know,
like six would be the base number to get our feet on the ground and be able to go different directions. But, you know, I don't see anything going past that 12 mark. >> What are your business hours? >> Ken, can I just hop back? I just want to clarify that, make sure we're all on the same page. So, is it 10 employees on
site and then up to 12 additional drivers or is that 12 number all the on-site people and drivers included? >> The the office, you've got two warehousemen. >> Yeah, two warehouse. >> Four people taking orders
>> and six drivers. That's that's what it is today. >> So if you asking for up to 12, it's two warehouse, three to four parts, 12 drivers. >> I'd like to have that >> growth. That's fine. I just want to be clear.
>> So what if you if you're having more drivers then would you maybe need more in the office or you think you would be able >> No, the office would pretty much say the same would just be the drivers like as we expand to different parts of >> Yeah. What we're what my point is I just
want to specify I want you to give us the maximum that way you don't have to come back. >> Yeah. The max number would be if we had it would be 18. >> Okay. And those 12 drivers that you have they come in their own personal vehicle and then come pick up one of the Van Wickle vans to drive off site.
>> Yeah. We have our own vehicles. They come in, they, you know, clock in and they they get in their car and they come in and out all day. They're never they're not sitting there all day. They're not, you know, they're in and out all day. >> Okay. Their car is stationary, your vehicles traveling. >> Yeah. >> But they don't take those cars home.
They come back, get their personal vehicle, and then go home. >> Yep. >> And then there was You have uh up to one box truck, two box trucks that you use on the site. >> Yeah, we have one box truck that would be there for our bigger deliveries.
That's it. But only it might run once a day, it might run every other day. It's just the, you know, just the ability to have it. Where where do you expect that to park on the site? Because they're all standard passenger vehicle spaces. >> Park in the loading dock or
>> Yeah. Yeah. It would be right in the loading dock area. >> So the drop loading dock area, it'll park in there overnight. Yeah. >> Not going to be in drive aisles obstructing fire access or anything like that. >> No. >> Okay. the all the long all the spots along the back fence line would be our drivers and employees coming in. They
park their cars there and then they would take the delivery cars out. All right. So there's the 18 spaces on the north property line and then the ones coming off the northerly entrance. There's a total of like 13 spaces there. That would be for like the quoteunquote retail component primarily. Okay.
>> Thank you. >> Mr. Van Wickle, what's your business day? When do you start? Who's the first to get there? When do you start and when do you conclude? >> We open at 7 and we close at 6:00 Monday through Friday. Uh Saturdays we're open
7 to 5 and Sundays were 9 to2. That's the same for all of our locations. >> Those would be the hours that you're asking this board to permit you to operate your business. >> Materials come to your space. you've got materials going out to all of those
customers. Um, we had previously gone over box truck and tractor trailer deliveries. It's my understanding that on a typical day, you might have one box truck delivering materials that are going to be stocked.
>> And on a typical day, you could have two or three deliveries by an articulated tractor trailer. >> And then the box truck coming in is probably coming from one of our stores. So, it' be like an in, you know, it's our in-house box for >> moving things around. >> I think you just described your business
pretty clearly. The number of people who you serve, the type of people that you serve, and your hours of operation. Um, before I conclude, is there anything else that you think that we've missed that we should be sharing with this board about your business operation? Um,
no. I think we pretty much covered all the basics and I always said we we're expanding into that territory. So, we're just trying to, you know, get a home base to be able to serve these clients and these new customers as efficient as we can. >> Mr. Chair, partners, I have nothing
further. Mr. Van Wickle. >> Okay. Uh Charlie, if you want to comment. >> Yeah. Um just a couple questions. So, uh, you said when service like repairs are done on site, you you were referring to say like Harms comes in to buy us a
specialty part to make a repair to a hydraulic line, they come pick it up and they're doing the repair at the site they're working at. They're not coming to your site to do repairs to their equipment. Correct. >> Yeah. No, we're just physically making the hose for them. They pick it up and that's fine. I just wanted to make sure that was that was clear. Um, and then as
far as the building itself, so there's a drop loading dock and then there's I want to say three or yeah, three I want to say 16 to >> maybe 18 foot uh rolling doors. >> Are you having box trucks coming in and out of there or that's just so they can
back in and you >> unload unload with like forklifts? How does that >> They would just back up towards the door and we would unload with the forklift >> the building came. >> Yeah. Yeah. No, I get it. I'm just We're not parking uh box trucks in there overnight everything. Your intent is to use a warehouse for storage. So shelves
and then palletized storage then, right? Yep. >> Okay. Um, see if I had anything. Yeah. Is there any signage proposed on the building or out front? >> There's no signage proposed on the building. Um, our clients may reconsider
that at some time in the future, but there is none as part of this request. There is a monument sign and the landlord awards each of the tenants in the two buildings space that are entitled as the tenant of the full
building. They're entitled to 50% of that as their identification. >> That's existing, right? >> That's the existing model itself. >> There's no expansion of that. >> Yeah. Yeah. >> All of the improvements on the site are
in conformance with the 2009 approval and the owner is the occupant of the other building. Property owner is is the occupant of the other building. And then the only uh other question I have is um the site itself behind this
building has a pretty expansive like open asphalt parking area and I presume that's probably for circulation tractor trailers being able to come into the loading dock. But I just want to get it on the record. There's no intent to have any outside storage in that paved area or anything like that. Everything would
be stored inside the building. Correct. >> That would just be used as you know park our cars overnight and that's it. >> All right. That's all I have, Mr. Chair. Okay, board members, >> I'm just uh wondering if you could just uh tell us again this the product that's
coming in. How many trucks was that? >> We had um interviewed Mr. Van Wickl and you'll hear from Scott Kennel who actually did the monitoring deliveries in one box truck a day. And
as Mr. Van Wickle indicated that's probably his own box trucks circulating amongst his various stores and two or three tractor trailers delivering product. >> Okay. I didn't catch that number on the track. Thank you. >> Two to three. >> And there could be possibly maybe one
more if they did expand a little. So, but nothing drastic. I think the fact that he has one place in for 30 years and got to track it and went and he was able to give us such a good description of what the growth looks like.
>> Okay. >> Yeah. >> I have no further questions unless anybody >> I just have one question about the the retail traffic coming in the front. Uh what would you say is the disparity between the wholesale traffic delivery
business versus the retail traffic? is the retail traffic 10% 15 20% roughly. our our business is about 80% wholesale wholesale and like 20% retail or these you know customers or you know workers
coming in to pick up parts versus you know some of the other auto parts vendors out there are 80% retail and 20% wholesale >> right >> we're kind of the opposite model >> right you going to have like a showroom in the front or display area or not
really >> um I mean most of it's just like So we have like like an oil rack or you know quart of oil just to separate that from the warehouse like kind of like loose packaging stuff but nothing nothing flashy or anything like that. >> Yeah. >> Thank you.
>> I have a question. Um what kind of renovations are you going to be doing on the inside? >> The plan shows it's creating demising walls to create the spaces. So there's, as the the plan shows, there's walls that will separate the storage areas
from the small private office and the pickup area >> for no major renovation. The bathrooms are already in. >> Yeah. So across the line behind the yellow spot, there's that dark black border. That's going to be a wall for a ceiling for, you know, to split the
warehouse up. >> Okay. >> And then they're going to put a, you know, bathroom, whatever is required by code. And the rest of it's just really shelving. There be a little like an office upstairs on the mezzanine, but that's really it. >> And you have a uh enclosed dumpster location.
>> Uh yeah, there's one on site. I think it's in the middle. It's fenced in >> on this on the side of the that site. >> Right there. >> That's all I wanted to know. >> Yeah, each building has its own uh refu area. And >> the Can you talk about like um >> like refuse uh cardboard? Does
everything come in like larger boxes and you break it down into smaller or we got a lot of cardboard waste or how does that >> We usually have each of our stores has a cardboard dumpster and a trash that we just flatten everything. It comes in boxes but we you know cut them up, flatten them and you know weekly pickup. >> All right.
>> So you you're seeing Google Street View right now this space. So is that more than adequate commenure with your other sites to to house what you what you typically generate? >> Yeah, that's probably fine. Yeah. >> Thank you. Actually, just out of curiosity, I apologize.
>> The So, I see you got a in the front storage for highv value auto parts. What classifies as a highv value auto part? >> I was just curious on that. >> So, if we like if we were to get like a shipment like a full pallet of oil or a full pallet of
brakes or something, you know, maybe that'd be a landing spot for storage until we were able to disperse it back to the shelving. Um, you know, or if we got, you know, like a tire machine we were selling to a customer just to hold that up front or something like that. >> Okay. You're not you're not storing all
your catalytic converters in there, are you? >> No, not us. >> That's all I have. >> Okay. I think we can go to your first uh next witness. >> Fine, Mr. Chair. with the bu I think the
building layout is clear. Mr. Perez is here, but I don't think I need to call him, but I defer to the board. I think I can go right to Scott Kel and count cars. >> Okay. Any uh board members need to hear from the architect.
>> Yeah. >> Okay. >> Yeah. So, I think we'll go to Mr. Kennel. >> Thank you. >> Thank you. Good evening. >> Welcome back, Mr. Kennel. Good to see you again, >> Mr. Kennel. I think that this is an
existing site and it was designed as a warehouse and it was designed for multi-tenanted purposes and I think that all of the circulation elements were reviewed in 2009. I think what's really important is if we
>> can I don't just have to get the record qualifications just to be >> okay >> I I I could probably me memorize his qualifications but I just want to >> your warm welcome was your warm welcome I misinterpreted so yesials
>> well I'm with Mcdana and Ray Associates located at 1431 Lakewood Road Manisquan I'm a principal with Mcdana and Ray Associates with over 40 years of traffic and transportation planning experience. I've appeared in over 2,000 site plan. >> We accept your qualifications. Thank
you. >> Thank you. >> Well, as a traffic expert expert. We didn't say that part. >> Yeah. Oh, see. >> So, >> we're watching you, Ken. >> And been qualified by New Jersey Superior Court as a traffic expert. >> We're making your work tonight, Scott. >> Yes. Thank you,
>> Scott. Mr. kennel. I think the most important information to be shared with the board is to identify the parking that exists on site. Identify the parking demand that's created by the the multiple uses on site
and if we could confirm that we have more than the required parking and more than the parking that our client anticipates needing. >> Yes, I'll speak to that. And I just also want to say that based on the statement of operations, the activity uh generated
by this site is consistent with other industrial type uses. So again, even though this has a small retail component, the traffic anticipated traffic projections are consistent with other industrial uses. So we're fairly consistent with that. And as far as the
parking, when you look at the ordinance and the uses in both buildings, the building to the to the west and the one that is subject that uh the applicant is looking to occupy and reviewing the township ordinance, 27 parking spaces
are required by ordinance. The site is constructed and is striped and provides 50 parking spaces. there was an indication of what the initial uh employment level will be and then the anticipated with growth and
with that you may have a maximum parking demand of 15 to 20 parking spaces. Uh based on my observations of the the building to the west, their parking demand is somewhere around 10 to 12 vehicles and given the 50 parking spaces we're providing, it's my opinion we have
more than adequate parking and the parking house distributed with the employee uh or the company vehicles being located along the eastly property line. We have 13 parking spaces closest to Okersonen Road which will be beneficial
to those 20 30 um retail customers and probably the office personnel could park in there as well. But based on the distribution of parking, the anticipated parking demand, uh it's my opinion that there's more than adequate parking on site. >> Do we know what the use is for the other
building? You're factoring that. >> It's an industrial warehouse type use. I I don't know exactly what their operation is, but based on my observations and driving on site a number of times, there's more than ample parking. >> So, uh, and to give the board some
clarity on that. So, I I don't know who the tenant is, but we did ask um the board secretary to give us the prior approved site plans and architecturals for that. And that building, uh, was approved for 8,000 ft of warehouse, 4,000 ft of office, which per the code only requires 15 parking spaces. So
there's 35 available parking spaces with the applicant's use and you know some overflow for that for that other building. So I don't take an exception to the testimony and the retail component. It's not like that's all coming uh at one time you know 8 to 9:00
a.m. during the day. That's over a 12-h hour period. So I think there's more than adequate parking for the site. >> I have nothing further of Mr. Kennel. He's available to the board and the board's professionals. >> Good. Jennifer,
>> I have nothing. >> And Charlie is good. Uh, board members seem straight. >> All right, >> Mr. Kennel, this was the shortest I've ever seen you testifying. So, it happens every >> things do happen. And you got Jennifer didn't even
>> I think his credentials took longer than his Thanks. Good seeing you, >> Mr. Chairman. Our third professional witness. Our third professional witness is Amanda Dario. If we could have her come forward. She's shared with you that
she's under oath. We'll put her credentials on the record. And >> good evening. >> Good evening. Thanks for having me. >> M. Dario, if you would take a few moments to share with us your professional criteria.
>> Um, yes, my name is Amanda Dario. I'm with phone consulting group at 52 Reckless Place in Redbank, New Jersey. I am a licensed professional planner in the state of New Jersey. My license is current and in good standing. Um, I've testified before boards um as a professional planner before and I have a
master of city and region re master of city and regional planning degree from Ruckers University and a bachelor of science in urban planning and design. >> Okay, sounds good. Sounds good to me. >> Thank you. >> We accept your qualifications. >> Perfect. >> Mr. Dario, I think it's always
beneficial if the board hears what did you do to be prepared? what did you do before you assembled your your testimony? What steps did you take? And then I'm going to ask after you give us that background to take us through the proofs that this board must hear in
order to grant the relief that we're requesting. >> Absolutely. Um so to prepare for this testimony, I met with the client. Um we went over the nature of the business, the operations. I performed a site visit on May 7th, 2026. Um, I reviewed all of the application materials, the plans,
uh, all the board review letters, zoning documents, um, the master plan, all of the good stuff. >> And I'm going to now ask if you could identify what is the applicant's responsibility and take us through those proofs. >> So, the applicant's responsibility
tonight is to uh, reconcile the D1 use variance. Um, as this is a D1 use variance, we need to put on the Mediji proofs. Um and as per the Mediji case, the board must find to satisfy the two positive criteria that the site is
particularly suitable for the use and that the application advances one or more of the municipal purposes of the municipal annuous law. >> Take us through it. >> Okay, so in my professional opinion, um the site is particularly suitable for
the use. Um it's approximately 500 feet from Route 33 which as we heard earlier tonight um the client relies on a strong Mammoth and Ocean County client base. Therefore the proximity to Route 33 think that um it provides them greater
regional access um without traversing really through um areas that can be greatly impacted. Um additionally the existing site I think really lends itself to the proposed use. Um we see those three separate kind of parking areas with the loading in the back. Um
so I think the existing circulation and configuration of the site lend itself to the use and then we are just repurposing the existing building. So we are not proposing any additional expansions to the site no outward expansion no disturbance at all to the site. So we're
reutilizing the built the building. And then so for my purposes of the MLUL, we would go with purpose G, which is providing sufficient space in appropriate locations for a variety of uses such as commercial and industrial uses. And then purpose M, encouraging
the efficient use of land and coordination of development activities with a view of lessening the cost of such development and more efficient use of the land. And we chose this one specifically because again we are repurposing the existing buildings. Do you have a professional opinion as to
whether the special reasons have been met? >> Yes, I do. >> Um, are do you find that this use is consistent with the goals of the township's master plan? >> I absolutely do. >> Is there anything that you could add to that? >> So, I want to go over negative criteria
a bit. We just need to prove that the uh the proposed use will have no substantial detriment to the public good. Um, and in my opinion, the retail component is very limited. That's kind of what we're seeking the use variance for. It's very limited. Um, it's not like it's something that's going to be a
Wawa or quick check. Um, and the site can safely accommodate the operational components of the business. Um, as Mr. Kennel provided before, there's going to be no substantial detriment to the traffic, any circulation of the site. Um, and the po proposed use remains compatible um, with the existing
surrounding development. Um so for the substantial impairment to zone plan as Mr. Pap was asking before um in the 2026 master plan re-examination report uh we identified a few goals that were
consistent with um the first goal is to encourage new businesses and industries to locate along the township's highway corridors which will grow the economy of Howell and provide new services and potential employment opportunities for residents. Um the second one would be to encourage the redevelopment or
revitalization of vacant or underutilized properties. And the third would be to recognize the need to adapt to the changing dynamics and demands of a diverse and increasingly globalized economy. And so our final burden of proof since this is the Medichi case, we need to put
on um an enhanced burden of proof which is called the reconciliation of omission. And with with the reconciliation of omission, it's kind of providing reasoning as to why this use was um not added into the zone when it was revisited. And so with that, I think
that the reconciliation of here is that the board didn't really contemplate a use that is so unique like this. Um, and also the board's not going to permit a retail component here at this space that would be something like a Wawa or a quick check that has lots of in-n-out traffic and people shopping and stuff
like that. Um, so I think that since it's such a unique use that this recol reconciliation of a mission can be satisfied and then it is my professional opinion that based on the evidence presented tonight that the relief can be granted
without substantial judgment to the public good without substantial impairment to the intent and purpose of the zone plan and that the applicant has satisfied the statutory proofs required for D1 variance relief. Okay. >> Thank you.
So, I think it's important to note, I don't take exception to any of the testimony that's been provided. I think it's important to note that the only reason that they're here is because 20% of their business is retail, so people can walk in and get parts. He could legitimately have said no, wholesale
only, but trying to be a good neighbor, he has said that, you know, in the odd chance that somebody were to come here, we will sell them apart. That's the only reason they're here. if they didn't have the retail component, they would not have to come here for a use variance and especially since there's no site
improvements. My guess is they probably would have just been given a permit to operate so or to fit out the building and what have you. So, I agree, you know, when the lack of retail in the HD4 zone, it was not intended for use like
this. This I agree with Mr. Kennel's testimony is more likened to an industrial type use than what we would consider traditional retail like we'd see up and down Route 9. Um, so I take no exception. I do not. There's nothing around there that's going to be negatively impacted. They have direct
access onto a state highway. Am I talking too fast for you? Okay. Um, a direct access onto the state highway, so it's not going to create any negative impacts to the local roadway network or any residential neighborhood. So, I
would agree that um the benefit of occupying vacant space on Route 33, there's no negative impact. So, I I think that they've met their burden. >> Thank you.
>> Board members, any questions? >> Mr. Just one thing and it's not planning related, but um Ken, I'm looking at near map and the striping on the site is kind of faded and looks a little worn. I know they're not the property owner, but do do you represent the property owner in any capacity?
>> I represent the property owner, but if you want me to carry a message back that says it needs to be restriped, I'm glad. >> Yeah, I think that would be in everyone's best interest. So, I'm more, you know, make sure the parking is orderly, but the fire lanes, that's kind of where my head is at, too. So, >> Got it. >> All right. I would ask Mr. fail, but there's a
positive resolution to include that direction. >> Okay, >> we'll do. >> Since we do not have any further questions for this witness, uh I guess we're to the point now we can go to public. So, I'll entertain a motion to go to
public. >> Motion to go to public. >> Emory with the motion. Do I have a second? Second by Mr. Ryan. All in favor? >> Yes. >> Okay. The chairman has opened the hearing up for members of the public to ask questions or comment on this application. If you would like to speak,
please come up to the podium. You will need to provide your name and address and you will be sworn in. >> Seeing nobody's coming up, motion to close. >> Motion to close by Amory. Second, second by Mr. Hughes. All in favor? >> Yes.
>> Since I think at this time, do you have anything Mr. >> Rest? Mr. Chair, that is the applicant's presentation in support of the request for relief. Thank you. >> Okay, this time what is the pleasure of the
board? >> I'd like to make a motion. Um, I believe this uh uh application is inherently beneficial to the location where it is and I believe that the
burden of proof for the positive and negative criteria has been met and I don't see any reason not to approve this application. So my motion is to approve this application. >> Mr. Odono with the motion. Do I have a second?
>> I'll second the motion. >> Okay, Mr. Abar Rockus with the second. Could I have a roll call? >> Mr. Hughes. >> I'd like to uh thank the Van Wickles for considering how looks like a nice addition to our town. So, I vote yes. >> Mr. O'Donnell? >> Yes. >> Mr. Rosco?
>> Yes. >> Mr. Brian? >> Yes. >> Miss Scottson? >> Welcome. And yes, >> Mr. Kabarakis. >> Yes. >> Chairman Merren. >> This is a I think a perfect site. It could be somebody else could be in this
place. that would be a more of a problem and I believe this is definitely an ideal location and I say yes as well. >> Motion carries. Obstigation is approved >> Mr. Chairman, board members on behalf of the Van Wickles and personally thank you
and good night. >> Good night. >> We'll see you back soon, Ken. >> I think so. >> Okay. Uh, do we have any further business from anybody? >> Uh, Lisa, what's our agendas look like
for the Monday? The 25th. Is that Memorial Day? >> We're here on the 18th. >> 18th. >> Okay. Thank you, Mr. Ryan. I should have you sitting next to me. >> No, he fired. >> No, I'm not going to do that.
Okay. >> The 18th, next Monday. >> Yeah. >> Memorial Day. So, I think we'd rather be home >> at this time. Do I have a motion to close? >> Motion to close. >> And Marine. Second by Mr. Heels. All in favor?
>> Good night.