Monroe Township zoning board meeting of March 31st, 2026. Please stand and salute the flag 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. >> Everyone, please remain standing for a minute, please. Uh we want to recognize our longtime uh construction official, Lou Bonoor, who passed recently. Uh can we just have a moment of silence for him, please? Thank you.
Thank you. Please seat. Announce of the Sunshine Law. In accordance with the open public meetings act, it is hereby announced and shall be entered into the minutes of this meeting that adequate notice of this meeting has been provided by the following. Posted on the bulletin board of the office of
the township clerk. Posted on the bulletin boards within the municipal complex. Printed in the Home News Tribune and Cranberry Press on December 26, 2025, posted on the Monroe Township website and sent to those officials
who have requested personal notice. Madame Secretary, roll call, please. >> Mr. Masters >> here, >> Mr. Lup >> here, >> Mr. Busman >> here, >> Miss Carritory >> here, >> Mr. Tanzy >> here, >> Mr. Jaffy >> here, >> Mr. Cole >> here, >> Mr. Jadice >> here,
>> Mr. Vagani. Councilman Lefada. >> Councilman, I got a promotion >> here. Thank you. >> I got a promotion. No money, but a promotion. >> Okay. F first application.
>> Oh, I'm sorry. >> You got me all flustered with my promotion. Okay, board members, I have minutes from the uh January 27th, 2026 meeting. >> Oh, sorry. >> February 24th, 2026. Do I have a motion
to approve? >> Motion. Second. >> All in favor? >> Any abstain? Was it here? Okay. So, we a minute. Yeah. Okay. So, we're going to jump right to a discussion item with the attorney.
Please. >> Just uh Mr. Pther's um just a request for an extension of time that I think they're uh board's going to hear before the first application. So, it was water side realy just for uh a one-year extension of their approvals. should
take about 35 seconds. >> Apologies. >> I didn't look far enough down my agenda. Okay. >> Great council. >> Good evening, board members. Uh my name is Rhino Sullivan. I'm from the firm Fox Roychild. I'm here on behalf of the
applicant, Wateride Monroe Realy LLC. They're the owner of the property located at one Overlook Road. Um the uh this board granted preliminary and final uh site plan approval of bulk variances
back in March of 2024. The applicant is seeking a one-year extension under the relevant section of the MLUL from that approval's uh protections from zoning changes. Um my understanding is that the applicant has received all ancillary
governmental approvals with the exception of the township MUA approval. I understand that there is a submission in with the township MUA that they are reviewing. Uh upon receipt of that final approval, our client is ready to submit
a comprehensive resubmission that we believe will satisfy uh the resolution compliance uh conditions that are still outstanding. Okay. Any board members have any objections to an extension of this
application? And it was you seeking for one year? >> Yes. Yep. One year. It >> be one year until March 26, 2027. >> Any board members have any any comments? >> Yes, I do. >> Mr.
>> Why so long? the the one year is just the the standard uh approval extension under the MLUL uh the relevant law, but I don't I don't suspect we'll need a full year in order to get the final approval and
satisfy the conditions, but it's just the the standard in set for the >> Thank you. >> Any other comments from any board members? >> Okay. Do we have >> maybe just change they should change the
date on their letter. >> 3026 is quite a ways off. >> That's a clerical. I think um our attorney will uh handle that. Am I correct? >> I got that. >> Thanks. You that's a good one. I just needed three now. Good. >> Okay. We need um anyone on the board is
going to make a motion to approve the extension of this application. approve the extension. >> Okay. Is there a second? >> You've got a full compliment. So, we need one of your regular members. >> Okay.
>> That was I'm sorry, that was Mr. Jeff. I'm sorry. It's my fault. Good. We're good. >> We're good. So, we have a motion and a second. >> Madam Secretary, roll call, please. >> Mr. Masters. >> Yes. >> Mr. Lupo? >> Yes. >> Mr. Busman? >> Yes. >> M. territory. >> Yes. >> Mr. Tanzy.
>> Yes. >> Mr. Jaffy. >> Yes. >> Chairman Lada. >> Yes. >> And just Mr. Chairman, since this is a typical uh just a ministerial act by the board, I typically prepare a resolution in advance um because I have all the information necessary in order to do so. So, I would ask the board if it would
consider the resolution I prepared uh memorializing the one-year extension. >> Okay. Board members, you just approved the extension. Do I have a motion to approve the memorialization? I'll make a motion to approve the memorialization. Is there a second? >> I'll second that.
>> Thank you, Madam Secretary. Roll call, please. >> Mr. Masters? >> Yes. >> Mr. Lup? >> Yes. >> Mr. Busman? >> Yes. >> Miss Carritori? >> Yes. >> Mr. Tanzy? >> Yes. >> Mr. Jaffy? >> Yes. >> Chairman Levata? >> Yes. >> Thank you. >> Thank you, board members.
>> Thank you. >> Mr. P, please come forward. Mr. Chairman, may we begin? >> Yes, you may begin. >> Thank you, Mr. Chairman, members of the board, board, professionals, and public. Good evening all. Kenneth Pape of the
firm Hybrin Pape on behalf of the Kabad Labavich Jewish Center of Monroe. This is a request to install a 4 and 1/2 ft ger style fence in the front yard of the rabbis's home and shul. The purposes are
to create additional security at the property. The uh witness who will present the application to the board is John Barry, a professional planner. Before we begin our testimony, I would ask if your secretary or counselor could confirm receipt of our notices and
establish the jurisdiction. >> And Mr. Chairman, for the record, I can confirm that I've received the affidavit of mailing and publication, have reviewed them, and the board has jurisdiction to hear the matter. >> Good. >> We'd like a copy of the transcript of >> Yes. You know, it's
as I I worked all those years with Jonathan Hybrurn, and Jonathan always said, "I have a court reporter because I can't remember stuff." And now I know exactly what he was talking about and it's why we have a court reporter at every meeting because I can't remember stuff and so yes of course the
transcript will made be made available to the board and if you wish it can be your official transcript. >> So with that this is a request for property that is known as block 20 lot 3.02 also known as 261 Gravel Hill Road
a single family residence that also has house of worship purposes. And we would ask that we're asking for permission to install a Gerald style fence around the front of the house at a height of four and a half ft. Because we're in the front yard, there is variance relief
that is required. Because we're 4 and 1/2 ft, there's variance relief that is required. If I could have Mr. Barry sworn share his credentials with you. We'll go right into the testimony. >> You raise your right hand. You show the testimony going to provide us the truth, the whole truth, and nothing but the truth. >> I do. If you could state your name,
spell your last name, and give us your address, please, for the record. >> Sure. John Barry, B A R E. Address is 34 Memorial Parkway in Atlantic Highlands, New Jersey. >> Mr. Barry, if you could share with the board your professional and educational
background. >> Sure. I have a master of city and regional planning degree from Ruckers University, and I've been a licensed professional planner and member of the American Institute of Certified Planners uh since 2014. I'm the managing partner of MJ Planning LLP and I represent half
a dozen boards and municipalities throughout the state and regularly testify in front of boards such as this one. >> Mr. P will will accept his credentials as a professional. >> That Thank you, Mr. Barry. I'm just going to ask if you could take us through the necessary proofs to support the bulk variance relief that we're
requesting of this board. And there's an exhibit. This exhibit is the plan that was previously submitted. It's not not nothing >> does not need to be marked. Mr. P, thank you for >> sure. So, um, thank you, board me, chairman, board members. The, um, application before us is is relatively
simple. As Mr. Pave said, it's 261 Gravel Hill Road, kind of at the three-pronged intersection of, uh, Gravel Hill, Union Valley. Um, and the property has a curved frontage along those two roads. And the proposed fence
is a a setback will be set back 15 ft from the front property line to get insides of an existing landscape burming that exists sorry along Union Valley Road. The fence is 54 in in height, so 4 1/2 ft tall and will be an open metal
style as Mr. Pave described it. Jarth fence is the the trade name or a common name for it, but essentially a thin tubular bars with a top bar, bottom bar. So, open through um plenty of view for people from the street in and out and
also for motorists at the intersection. There will be no obstruction, no heavy posts or um you know slats or anything that would would obstruct view. The property is in the R30 zone and the relief that we're seeking is related to the height of the fence in the front
yard. Fence is permitted to be 3 ft tall in your front yard. Here 4 1/2 ft is requested for the purpose of safety and security for the for the place of worship. So looking at the proofs, this is really a C2 case under the municipal
land use law where the benefits of providing the fence outweigh any potential detriments. The um the purpose of the fence as as we said is to provide security for a place of worship. Um there's uh you know certainly heightened uh concern about um safety and security
for houses of worship uh in the current environment and under the per the New Jersey office of homeland security and preparedness. Um they issue a house of worship emergency preparedness guide that was came out in 2024. Um, some of the recommendations include maintaining
a secure perimeter and also maintaining clear lines of sight in into and out of the property. And this this fence accomplishes part A of maintaining the secure perimeter and the open nature of the fence allows for those clear lines of sight without any obstruction um that
would be detrimental to the surroundings. So as to the purposes of zoning uh offer that purpose A is certainly advanced of guiding land use in a way that promotes the public health safety and general welfare. Uh practice of of religion of course is is protected
by the first amendment and is beneficial to the general welfare and the purpose the explicit purpose of this fence is for safety um and security. And then purpose C is also advanced as to providing adequate light air and open space. has mentioned the fence is open
by design both um for sighteline purposes for the property but also um to eliminate any potential obstruction for motorists along the streets. Typically um fence regulations have an aesthetic component and also a component related
to ensuring that there is no obstruction to sight distances for traffic and and motorists and certainly this um style of fence will not create any detriment on that front. the uh curved nature of the intersection also brings the fence um a
little further back than it would be if it were a hard 90 degree angle. So again, setting it back out of out of view that would um have any detriment on traffic patterns. As to um impairment to the zoning ordinance and master plan,
the the relief is minor. The R30 zone um conditionally permits the the place of worship which is uh an existing use and the fence relief is very specifically tailored to um the compatibility with that use. So it's not a a broader
impairment of the zoning ordinance in the 2022 master plan. There are no specific recommendations related to either fences or places of worship in terms of any proposed changes and regulations. So, I don't believe this application undermines the master plan
in any way, and I would offer that the benefits of providing the fence for the safety and security of the property and its users far outweigh any potential detriments. >> I have nothing further of Mr. Barry. He is available for examination.
I do have the rabbi here and I know that he'd like to make a brief statement before the board concludes their the application. Any examination of Mr. Barry? >> If someone has a question, we'll get to it. Mr. P, bring up uh bring up the
rabbi. >> Very good. >> Please, if you don't mind, >> ask the rabbi to swear affirm >> if I could. Uh, could you please affirm that the testimony uh provide be the truth, the whole truth, and nothing but the truth? >> Yes. >> If you could state your name, spell your last name, and give us your address,
please, for the record. >> Zachki Eli. >> E L I E Z E R Z A K L I K O V S K Y 261 Gravel Hill Road. Monroe
>> Rabbi, you are the resident and the owner of the property that we're presenting to the board this evening. >> I'm the resident. The property is owned by the synagogue. >> Would you take a moment to share with the board the reason that you're asking for the security? I think that hearing
from you would be >> Thank you. Um, in general, uh, h houses of worship are, uh, in a little bit more of a worrisome situation. uh recently in this case it's not just the house of worship but it's also the family
dwelling where I live with my wife and children so it uh it adds a certain level of uh worry uh having the synagogue together with the home and because of that I feel that uh anything that we can do to make ourselves and the
property feel and look and be a little bit more secure is uh extremely uh helpful. and and and necessary and would be greatly appreciated. >> Mr. Chair Gordon, I have nothing further on direct and we are prepared to rest.
>> Okay. Um Chris, we're going to start off with you, please, if you don't mind. Thank you. >> Mine doesn't have the red light here. >> Okay. Oh, it is there. I just couldn't see it. Sorry. Uh just one question to confirm. There's no changes to the use of the property at all. It's just the
fence that is proposed at this time. >> Correct. >> Okay. Then I I really don't have any additional comments. This is pretty simple. It's existing use has been established and they are proposing to put up a fence that is uh 18 in taller than is permitted in the front yard. >> Thank you. >> Well, any comments,
>> Mr. Chairman? No, they they uh they're proposing the fence 15 feet from the rightway. It's on the back side of the burm. So, uh uh there's no encroachment into the line of sight at the intersection. So, I I have no uh no other comments.
>> Any board members have any comments? Seeing there's none, I'll open this application to the public. Anyone in the public wishing to be heard on this application and this application only, please come forward. Seeing there's none, I need a motion from the board to close the public portion. Do I have a
motion? I have a second. Second. >> All in favor? >> Okay. Board members, we have a already approved application in front of us. They're just looking to add a fence. Do I have a motion to approve or deny? >> Motion to approve. >> Do I have a second? >> Madam Secretary, roll call, please.
>> Mr. Masters, >> Mr. Lupo? >> Yes. >> Mr. Busman? >> Positively. >> Miss carritori. >> Yes. >> Mr. Tanzy? >> Yes. >> Mr. Jaffy? >> Yes. >> Chairman Rada? >> Yes. >> Thank you, Mr. Chairman. Board members. Thank you.
>> Yes. Thank you to all. It's uh good to see everybody. I think the last time I was here was uh during co so everyone was on screen. It's great to see everyone in the flesh. Okay, next application is BA-5260-25 Moheed Construction and Renovation LLC
represented by Mr. Repeat. Mr. Chairman, members of the board, good evening again. And this is the application of Moheed Constructions and Renovations LLC to construct a twostory building partially partially retail
partially office on property located in the what was originally the shared properties um community before we begin our presentation of the application again I would ask if council could confirm receipt of our notices and establish the jurisdiction Mr. Chairman,
members of the board, I can confirm that I received affidavit of mailing and publication from Mr. P's office. I reviewed them and the board does have jurisdiction to hear this application. >> Thank you, Mr. Chair. This is this property was part of the shared properties um project. The shared
properties project came before the this zoning board some 15 years ago for the first time. I had the privilege of being part of that application. There were no less than four resolutions that were adopted for this property. There was a
general plan for the entire project. There was subdivision that created the lots and there was preliminary site plan approval for all of the commercial lots in this property received a preliminary approval for a 10,000 footprint
two-story building that was 20,000 square feet in total. The application that is to be presented this evening is slightly less than that. It's an 18,000 square foot building with 8,000 over 10,000. The applicant's proposal is to
have retail on the first floor with the options of having one to four different storefronts in the building. Initially, currently, our client is hoping to have a one one one business take the full 10,000 square feet, but we're designing
it so that it can accommodate four Thank you. >> Mr. Ali, I'm going to ask if you could begin by identifying exhibits that you'll rely upon for your testimony this evening and then we'll do an executive over
through the details. So I I do have uh a color rendering as an exhibit at the uh landscaping plan uh one of the sheets in the set. And I also have uh the
uh original um site plan approval that was approved by your board um back in and signed by everyone in town here, the official in town back in 2019.
And I do have handouts still. And I was remissed not to introduce your applicant who is the owner of the property who is seated right behind me. And this is Mr. Ahmed Heden Shik. And he is the owner of the property before you this evening.
Got this. >> We just need one more. >> Mr. Ali, if you would just a a few opening remarks to describe our client's goals for the development of this property.
Yes. Uh so um thank you. >> Uh you heard that we uh the address is 204 uh John Warren Way and we are lot uh 1502
uh block 4.01. And that shows on the official township sheet 5.01. 01. And you heard that we in the HD overlay uh VC2
uh zone. Uh that's an overlay uh for the uh village center uh on uh 33. I think that's the only village that we have there on 33. Correct.
>> Yes. Yeah. Um, and I have uh on the easel there is the approved plans and we handed in about five sheets of the some of the the plans
in the uh approved plans that were signed uh by the township officials. So we in the uh VC2 uh we have bulk requirement the bulk requirement uh we respected
that with respect to the uh what was already been approved as a variances um and that will relate to the lot depth was approved 170 and we have that uh it's the shape of the lot that's the lot that was uh pretty much filed with the
final plan at the county clerk's office. Also in the bulk requirement there is in previous coverage that was approved for 74.9. Uh we were required was 50. We also respecting that. So this site plan application is no more
than dropping in a building of twotory as was approved before twotory building. The first floor 10,10 square ft and the second story is 8500
square ft. A total of 18,510. what was approved before the same footprint of the building with the exception the second floor was 10,000 so we are a little bit less than what was approved before it's the same
uh building paths pretty much the improvement on site is totally done all we have to do drop building pads right on top of what's already rough graded all the infrastructure already in place
sewer, water, uh electric um uh provide uh a way of um for us to uh as part of this application to put a dry well that was already approved with the original application.
Same lighting plan, same landscaping plan, but we probably our product is much better. We have more landscaping there, but the same lighting plan. Um, so that is the application is no more than just
dropping a building pads right on top of what's already upgraded out there. Uh along with the 18, uh10 square ft the two-story building, we're also providing
uh 75 parking spaces, 73 hard spaces and two credit for AV. The original plan did not have AV spaces. We are providing two AV spaces. The original plan shows 65
parking spaces. We are providing 73 hard parking spaces. So it's much better uh than the original plan. Again, keep in mind that it's the same in previous coverage that we are keeping on site. So the green is still the same. We're not
changing now on the overall for the uh this particular lot. So that is uh what we have uh originally. Uh there was a couple variances also that included with the uh previous uh application. Uh one
of them uh what we are seeking is the uh the I believe what was already approved 10 by 18 parking spaces. Uh that was one of the variances. uh we would like to uh as
I stated before we would like to add additional parking spaces to be very selfindependent based on the number for this particular lot um based on the square footage. So we played the math
for four per thousand that is the VC zone that the uh as far as the parking uh requirement in that EV zone. You will see that we meeting the requirement and we also exceeding by two parking spaces
were originally 65. So they had less but they did not seek a variance back then because the way the uh the way the uh VC zone is constructed is that the overall VG uh retail and commercial has to meet
the requirement and they do have that. So we're talking about the total number of parking spaces on the number of pads that they have out there. But this is much better. We have we meeting the requirement just on our lot. With that
said, we are seeking 9 by8 on uh some of the parking spaces about 49 parking spaces that we have 9 by8 that would like to have that. However, in front of the store around the store or around the building, we do have 10 by uh 10 by 18
that and that's a total of 24 uh spaces. Um, so that's pretty much uh what we have here. So same same everything as far as utilities, landscaping, lighting, same improve
coverage, same location, same lot, same everything. >> Going to ask just for the record. So let's just do a couple of the statutory elements of a site plan. Grading property generally ready for development already been graded. It's already been
graded. Uh some of the spaces that in front of the affordable housing building is already hard top. The um onsite they already have the subbase, the bays and actually people from the affordable
housing site they park in there. So it's already graded. The building pads is rough grade. So again it's the same what was approved as far as green >> drainage systems already in place
>> drainage system um it's already in place for the overall developments um all we obligated to do as I stated before is just a dry well that was on
the original plan and we will be adding that dry well however the pipe pipe leading out uh into the main system is already in place. So, all we have to do drop again is just a couple dry wells as approved before.
>> The um I I think it's important to point out there's there's drainage throughout this this site throughout this full campus and there was an organization that was created memorialized in some documents. Um I found the documents earlier today Mark I didn't give them to
you timely. I sent them at 5:15, but I did find all of the documents. There is a declaration of covenants and management that exists amongst all the commercial properties. Our client belongs to that organization and participates in it. There's an organization of all the properties that
manages the drainage system and it's in place and it's it's been operational now for years. and I um went looking through all of my documents and found found that and shipped it over to Mr. Rasmos unfortunately late this afternoon. If we
could do landscaping and lighting I you indicated a greater amount of landscaping. If you just indicate where we're further landscaping. Uh we um if you see the uh on the um the color rendering, you see that um we have
a quite a bit of green in in the back of the store, which is basically the the along the frontage of John uh Warren Way and that area will be beefed up with some landscaping was asked of us from
your staff um uh at the TRC meeting and I believe that uh it's been already approved in the review letter by your staff. >> The lighting, there's a there's a lighting scheme throughout the entire community. That's the lighting scheme
that is followed here. And no change to the lighting. >> That is correct. No change to the lights. Uh LED. It's the same lights. What you see out there will be consistent with that. >> I think in your remarks you've already spoken to uh parking. if you could trash
storage, recyclable storage, if you could identify the location. And again, I think we're in the same position that we were for the first approval. >> The trash enclosure is in the same place. The loading area is in front of the uh trash enclosure is the same area.
Uh we did increase the enclosure. Uh what was approved is 12 by uh 16 I believe. uh 12 by uh yes 16 and what we have is um
14 by 20 so we increase the enclosure a little bit >> and last if you a monument sign Mr. can talk about the art artistic elements of the sign but if you could identify its location.
>> Yes. on the original approval. Uh they call it directional sign. Uh the location of the sign is in the same place and uh that will be the north uh true north pretty much of the if you in the back uh of the building looking at the
building will be the back corner the back right corner um on what you see on the plan. >> Mr. Chair, board members, I have no further direct examination of Mr. Ali. He is available to the board. Mr. Ali,
you participate in the TRC's. You've reviewed the staff's reports. You've been in contact with the board's professionals. Yes. Are you comfortable that you can and will address the technical requirements that are set forth in those reports? >> Absolutely. >> He's available to the board and board's professionals. Go to your next witness,
please. >> Next witness, sir. >> Please. Thank you. >> Thank you, >> Mr. Kennel. Do you enjoy the testimony? You're going to provide us the truth, the whole truth, and nothing true. >> Yes, I do. >> If you could state your name, spell your last name, and give us your address, please, for the record.
Scott Kennel K Nel McDonald and Ray Associates located 1431 Lakeland Road Man. >> Mr. Chair has I know that Mr. Kennel has been >> We'll accept you. Thank you. Mr. Kennel is offered as a traffic expert and thank
you for accepting him based on prior testimony. Mr. Kennel very simple and straight to the point. Mr. Ali has identified the parking lot indicating that there's a greater a smaller building and a greater number of parking stalls than was originally
required. Just going to ask if you could render an opinion as to the adequacy of the parking on site and the adequacy of the on-site circulation on site. >> Yes, as it relates to the site plan as was testified, uh we have the parking that's supplied that's consistent with
the ordinance. In my opinion, it'd be more than adequate. And just for the board's benefit, there's additional parking spaces for the apartments that have approximately 42. And I've done number of observations and always observed anywhere from 24 to 25 maximum number of spaces occupied. So just for
the board's benefit, I also took that into consideration. But that that aside, the plan as designed complies with the ordinance with the 73 parking spaces. Uh as far as the site access points, they've already been constructed. They exist. It was previously designed to
provide adequate sight lines from both uh access points to this slot. And again with the building layout and design, we're able to maintain uh the appropriate sight distance. And as far as on-site circulation, the plan as
presented provides positive on-site circulation for not only pasture vehicles, but the service the uh delivery and refuge vehicles that will service the site. And Mr. Chair, members of the board, I
have no further direct of Mr. Kennel. He is available to the board and boards professionals. >> Excellent. >> Just move forward. >> Keep moving. Thank you. Thank you very much. >> Thank you. >> Mr. Steven Rodosti is the architect who's designed the building that our
client would like to build on this property. Let's have Mr. Rodosti come. Sworn will provide his credentials to go into his architectural design. >> You can raise your right hand. You swear the testimony going to provide us the truth, the whole truth, and nothing but truth. >> I do.
>> You could state your name, spell your last name, and give us your address, please, for the record. >> Steven Rodosti. R A D O S T I. That's uh Steven with a ph. and it's uh 379 Princeton Heightstown Road in Cranberry, New Jersey. >> Mr. Adasi, please share with us your
education and professional background. >> So, I'm um a registered architect in the state of New Jersey. Uh I graduated from New Jersey Institute of Technology with a bachelor of architecture degree in 1992. I became licensed New Jersey in 1996. I'm a principal at uh Perezi
Architects. Um, I've designed um, you know, hundreds of projects throughout the city of New Jersey. I have presented in front of this board before. >> We'll accept this. >> Thank you, Mr. Chair. Thank you, Mr. Adasi. I'm going to ask if you could present your building to the the board.
The building is most interested in the um outside facade of the building, but if you could take us through the the design elements, please. >> Okay. So, I have two drawings um sheets uh CS1 and CS2. Uh both of these were uh
submitted to the township prior to today. Um CS1 is a conceptual floor plan dated 12525 and CS2 it's a conceptual elevations in color and that's also dated 12525. If
>> you could take us through design elements of the exterior of the building please. >> Sure. So um so the east elevation of the building um was designed to have a lot of glass and
other architect architectural elements uh to make it architecturally attractive. Uh I started with a faux stone base with a water table that would visually anchor the building to the ground. Uh the same stone would extend around the building but be higher and
lower in height in different areas in order to add some visual interest to the building. In the center of the east elevation would be the main entrance for the retail space. It would be flanked by glass and protected with a long metal and glass roof that will provide weather
protection for shoppers, but it also provide a horizontal visual element to break up the facade. Uh to contrast the horizontal roof, I added a rhythm of vertical pilasters with stone bases and a stucco finish. The main facade material would be a warm colored earth
tone stucco. uh or ephist finish um exterior insulation finish system uh finish. The top of the walls would be finished with a a stepping decorative cornice. So the symmetrical elevation would be broken up with dark framed aluminum
windows that would have low e glazing. At the top left of the east facade would be 14-inch high non- internally illuminated channel numbers denoting the street address of 204. At the center of the facade over the entry doors would be
a building mounted sign. Uh the sign would be LED and internally illuminated. This sign would be 4 foot high and 8 ft long for a total of 32 square ft. The same materials that I used for the design of the east elevation would also extend around all the other three
elevations making them equally interesting as the front elevation. And on the north elevation I have the main entrance to the offices. Uh the double doors are protected by another metal and glass roof and the stone extends up the facade by the entrance in order to draw
attention to it. Uh above the roof is an internally illuminated LED sign for the offices. Uh the sign is 1t6 high by 8t6 long for a total of 12.75 ft. Adjacent to the door is a 3t high by 2t
wide uh 6 ft directory sign. so the person visiting the building would know which office suite to go to. >> I know that you also designed the monument sign to be consistent with the architecture of the building. Could you take us through the monument sign design?
>> Uh yes I could. Um in addition to the building mounted signs, we have a monument sign and we're proposing a sign that would be 4'8 tall and 5 ft wide for a total of 23.33 square ft. uh that would match the colors and materials of
the building. Uh it would have a faux stone base and stucco finish and would support a two- foot high by 3 foot wide internally illuminated LED sign box. At the top corner of the sign would also be 4-in high non-illuminated address
numerals showing the uh the address of 204. Last, I'm going to ask if you could take us inside the building just for a moment. And I in my opening remarks, I indicated that our client would like to have one tenant, but has designed the building to have the flexibility to have
four tenants. This is retail tenants on the first floor. If you could just take us through how you incorporate that into the design of the building. Sure. So the so the retail space uh the main entrance is along the east elevation and right now we have it as one large space but
potentially if if we can't get one large tenant we have it divided up so that you could have up to four smaller tenants. So we have the second means of egress at the rear of the building. Um showing at the north and south sides of the building uh we have a staircase on
either side that serves the second floor. Um in the uh south southern portion of the building, we have a a fire sprinkler room cuz the building will be fully fire sprinklered mechanical space. And then to enter to the second floor, if you go around the
the uh south side of the building, we have uh double doors separate from the retail so there's no confusion about the two different uses. um a person who wanted to go to the offices would go into the lobby uh and either take the stairs or they would take the elevator
up to the second floor. Depending on how many tenants are on the second floor um there would if there's multiple tenants there would be a a quarter down the center as we show um with a second means of egress uh staircase at the northern uh side of the
building. And along the way, there would be up to five uh tenants on the second floor. And we also have um an exterior roof deck in case uh people working in the offices, it's a nice day like today, and they want to take a break outside,
uh maybe have their lunch out there or maybe have an outdoor meeting. Um and I think it's a given, but let's place it on the record. This building is designed to be 100% ADA compliant and 100% New Jersey barrier
free. >> That is correct. It is. It's it will be uh meet the American with Disabilities Act. >> Mr. Chair, that concludes the direct presentation of the architect. I look to you for guidance. One more.
Okay. Thank you. >> Thank you very much. >> Thank you. And the fourth and final professional witness this evening is Mark Rem, our professional planner. Would >> you swear the testimony you're going to provide is the truth, the whole truth, and nothing but the truth. >> I do. >> If you could state your name, spell your
last name, and give us your address, please. For the record. >> My name is Mark A. Rem. The address is 10 Deubberry Court, Mount Laurel, New Jersey. Mr. Chair, >> we'll accept discrim M. >> So, Mr. Professional Planner in the
state of New Jersey and your license is in goodstead on this evening. It they both my licenses. >> Okay. Thank you. Good. >> If you would take us through your presentation of the variance relief required for the application before the board this evening. >> Yes. Uh good evening. U Mr. Chair, board
members, and members of the public. Um uh the the property has been described, but uh uh I I always like to also uh add to describe what's around the property. Uh to the north across Joan Warren Way,
uh is a town townhouse development. Uh to the east uh is the uh apartment building which actually shares uh some of the parking area uh with this property. And also farther to the east is a office complex on a separate
property. Uh to the south is a commercial use of the Starbucks and then uh to the west uh is the child care facility and and additional uh town houses. So that that's what surrounds this property. And this uh piece of
property is actually the one of the one of the last uh infill uh uh properties uh in in the overall uh development o of the the area. So, I was actually checking out my my
notes on this uh um back in 2014 when uh the preliminary uh uh site plan was approved. Uh I I did review the uh the application back then. So, I may have some uh institutional knowledge about uh the uh actual approval of of this uh
property and the surrounding properties. So, um uh back in in 2014, uh when the uh subdivision uh was uh approved, um the property you see before you uh was
approved as well. And in in Chris's, uh report uh uh March 26th of this year, he asks a question about uh it does not appear a variance. It was approved for the lot depth for this property. Um so, we should clarify. So, this application
here is not changing anything that was approved back in 2014. Um, uh, and and I actually checked my notes. Uh, there actually were a number of, uh, lot depth variances for a whole host of properties, uh, back in the day.
Um, and, uh, I believe this was one one of those, but never nevertheless, this application is not changing what was approved back in 2014. Um, also uh uh the there's a variance uh uh Chris calls out for the front yard
setback. Now um we do require a a front yard setback because we violate the maximum uh setback uh that's required and that's 20 ft. Um if you look at the crest uh uh uh design, the building that
was proposed on this uh uh lot was actually uh jogged. So, uh, the reason why it was joged was because there is a sight, uh, triangle distance, uh, at the driveway at the curve, uh, uh, in the,
um, uh, drone warn way, and I'll point that out to you on Peter, this this has a a civic number. >> It the color rendering is exhibit A1. >> A1. Okay. So, so
here's the driveway and and there is >> Mark. Mark, take the call this mic, please. >> Sorry. Tested. It might be okay. Oh, thank you, Commissioner. So, um, back in the day, this building actually had had a jog in it, um, uh, under the
crest approval, and the reason why they joged it was because they have a sight distance that's required for safety along Joan Warren Way. Now, we're not having that same joged footprint, so it's more rectangular as you can see.
And so, in order to avoid cutting off the sight distance from this driveway, the um >> somebody's setting you up. >> It'll stretch. So the reason why we need the 30 ft set
back here is in order to uh maintain the proper sight distance and if we were to go 20 ft closer uh we would come into conflict with the um sight distance. So that's really the reason why we we need that that variance and
Chris's um report is is right on point and of course the reason for it is a flexible seat variance for better uh zoning and better design so that we don't conflict with the site distance uh maximum impervious coverage well
as you heard from Sheree the uh approval back in 2014 uh approved approved the impervious coverage that you see here today and and as Sharief indicated um he's honoring that uh uh 74.9%
impervious coverage is not going over that. So I'm my opinion there there isn't enough variance required for that. Now, in terms of parking, if you look at the uh Crest plan that was approved back in the day, um the uh
uh approved parking ratio was one space for 250 square ft um of gross floor area and that's what uh is applied here from the preliminary plan that was approved. We did not change uh the uh parking
ratio that was approved back then. And also back then this building was supposed to consist of two floors 2 thou uh 20,000 square ft total with commercial on the first and office on the second. And so uh we've actually
reduced the overall um gross floor area and and still applied the uh uh one space per 250 and that's how we came up with the uh parking requirement. So hold holding the preliminary approval apprel
excuse me preliminary approval I don't believe of a variance for the parking a number of parking spaces is required however back in the uh 2014 approval the uh applicant withdrew the 10- foot wide
and and um a required 10 foot wide parking space uh uh uh because he was proposing 9 foot and that was deferred to tonight to this site plan. And we have a combination of 10-ft wide parking spaces and 9 foot wide parking spaces.
I'm going to go back to A1. The 10-ft wide parking spaces are all associated right up against the commercial um uh building. The 9- FFT spaces are kept in in line with what was
approved and built on the adjoining apartment building. And these islands are all in place. And so, uh, if you look across, these are all 9 foot spaces.
And so we're keeping those uh which is the shared parking area for the apartments and for the um uh proposed building. But the spaces that are up close are 10 ft wide. And that's really what you want because that's where you want
the people who have any goods or or products that they're buying. You want the 10 foot wide space. And so this would be considered a flexible sea. Uh again for um uh better design maintaining the 9 foot that's more associated with the back part of the lot
and then the 10-ft wide uh which is associated with the commercial. Uh okay trying to go through here. Um Chris also brings up uh uh a variance for the the BMS. Uh there actually are
no BMS proposed uh in in the uh in in the site plan. Normally you have the the BMS that are proposed is to create uh a buffer if you will from uh uh the roadway. Uh but in this case this is the village center.
The intent was to create a more um village-like appearance. uh BMS are not really typically uh provided in in the internal part of the villages. So instead uh and plus the grading changes from lower along the uh streetway up to
the property shar did you bring your grading plan? Let's show them the grading plan and this is part of the package uh that you submitted. >> Yes. So then no no marking of does not need to be marked.
>> I just I just call out the page. >> Sounds good. >> We need the contours. So yes. So so the pad site is existing. The road is down lower. I'm I'm pointing to page four of nine of Sharief's set of plans. Um so the h the building is up
higher and it slopes down and then uh you have the street way. So uh it would be um out of character to put Burming here but instead uh putting the landscaping um uh between the building and the u uh the the edge of uh property
line would be more appropriate uh for the setting for the village setting. So again that would be a flexible C uh type of uh variance. Okay. I think and Mr.
Steve covered the uh signage and we talked about uh the recycling and refu area which is in the same general location that was previously approved.
So really in some uh we have the 30-foot uh front yard setback uh which uh is exceeds the maximum of 20 ft and we do have a combination of 10t wide and 9 foot wide parking spaces.
I believe that covers the >> the variances and and and they're all related to the flexible C uh uh proofs which result in in a better design uh for for the uh site. Again, Mr. Chair,
nothing further in directive, Mr. Rem. That is the conclusion of the four professional witnesses. >> Okay, Chris. >> Okay, here. >> All right, I'm going to quickly go through my report. dated March 26th of
this year. I believe they've covered the majority of the report. I have a few questions. Uh perhaps one I think like one question for each witness, maybe maybe two. Let's see here. But they they've largely covered everything that I want to go over. This is a small part of a much bigger project that
has a long history of approvals here. And the it appears the majority of the current uh I'll say non-conformities that are proposed at this time were previously approved with one iteration or another of the plans that came before this board whether in 2014 or 2019 and then again in 2021 was it? If I'm
getting those dates correct. Okay, let's see. Have to have the front yard set back as 10 ft or 20 ft to the curb. I think I got to point out that there's some conflicting standards in your ordinance here to have a maximum setback of either 10 ft or 20 ft but
then also require burming. I don't think you could do both of them. Uh as Mark said for burming the intent is for much more highway oriented concepts is where this is a village concept. The purpose of the zoning here and the purpose of the 10 yard or 10 foot front yard setback and 20 foot to the curb was to
have buildings closer to the street to create a more village-like atmosphere. I don't know that the overall development as it was previously approved really quite fits that village concept that might have been initially contemplated when the zoning was put in place. Uh previous lot cover that covered
parking. Uh I don't think it was mentioned but I I think it's important to note that this is a a like I said a much larger project that the lot line straddles the middle of a parking lot here that you're sharing with apartments. So even though variance was previously granted for the number of parking spots, can you at least touch on
what what is the opportunities here for shared parking and the the differences in peak hour generation between the uses? I know usually between say hey residences and offices they're completely opposite peak hour usage but um but the the residences and the retail
are there going to be conflicts there or is this something where there's minimal overlap and opportunities for residents to park and when they leave to go to work the office workers come in and park >> you're correct I mean there is a shared parking phenomena when I mentioned before I observed 25 26 vehicles parked
that was after 900 p.m. Obviously when the offices are closed and the retail has less activity during the day it's generally anywhere from 10 to 15 cars parked associated with the apartment building. So therefore there is a shared parking there will be a shared parking
phenomenon take taking place here. >> Okay thank you. Uh regarding the size of the parking spaces I I don't see an issue with the 9 by8 parking spaces. Usually where I see we would want to see the full 10 x20 size spaces is like a grocery store where people are putting a
shopping cart out next to their car. Uh based on the design of the building and the size, I don't think you're it's not going to be a Shopright or or a Wegman's coming in here. Maybe maybe a uh one of the the smaller one. I don't know if Trader Joe's even fits in that size, but probably not a grocery store is my my guess here.
Um okay. So very unlikely there's going to be shopping carts at these parking spaces. So, I think the 9 by8 is probably okay. >> Am I not? Am I No, no, no. It's It's not your fault. >> Sorry. That's why I'm getting strange looks from over there. You can't hear me.
>> They're looking at me to fix it. Go ahead. >> Darth Vader said, "Go." >> Sorry. Do I need to repeat anything I just said or did you get me? >> You got it. >> Okay, I'll I'll move on. Uh parking. See, talk about the BMS. I've already addressed our previous landscaping
comments. Uh let's see location. I question for the architect about the the front elevation. I'm just a little curious since it is potentially dividable into four retail spaces. Um is there any reason there's not more of like a a storefront along the front? It
looks like the glazing is mostly limited to the center and then it's just um more or less windows rather than storefront on the uh left and right sides. Well, our um well, our client is hoping to have one tenant for the space. So, it was originally intended to just be one
tenant. I guess if we end up having more than one tenant, you know, we do have other doors here. Um the intent was that's why it's symmetrical design and we had the main entrance in the center. We had a lot of glass near the uh the entrance of the space and then we had
less um on the sides where there might be shelving or something below those windows. That was the intent. >> So it' be kind of setting it up for like a CVS or something like that where they usually don't want to display on the windows. They have everything on the inside. >> It could be something along those lines. But yes, the idea was not to put, you
know, all glass along the entire front because if you're going to have some retail, you want room for for the shelving to be long. Fair enough. That's also not a requirement necessarily. I was just curious at looking at that. I like the design of the building. I just usually would see for for retail spaces
a lot a lot more uh glazing at least down to more of a knee level rather than what this would be more like eye level. Okay. Um question I don't think I saw it in the plans. Is there going to be any HVAC equipment or mechanical equipment on the roof?
>> Uh there will be. So, so, um, you know, the HBC system hasn't been designed yet, but I'm anticipating it's either going to be in the roof or some of it might be inside the building itself. Um, the roof does have a parapit. It slopes down towards towards the the back about a/4
in per foot. Um, so we have about we're probably going to have about 4 and 1/2 to 5t of parapit at the at the rear portion of the building and uh maybe, you know, 3 and 1/2 ft or so in the front. Uh so the intent was to put them on the roof and then if anything stuck
up to screen it would have uh you know active screening around each unit. >> Okay. So to what extent would any uh equipment on the roof be visible from say somebody in the parking lot in front of the building or just driving by on Joan Warren way? >> Well the intent is to not have it visible.
>> Okay. That's what I wanted to hear. Thank you. Um I think that really covers everything in my report. Yeah, they they've addressed the variances or to the extent the few new variances are required. It's a minor comments. They've already previously
addressed landscaping comments. Um that I'll I'll defer to Mark on any engineering and circulation issues. >> Thank you, Mr. Chair. So, so um I mean this application's been around for a while. So, I just want to get one thing clarified because Chris just came on
board in this year. This was originally talked about a grocery store of some sort, a small groceryer is and that's why you have one retail space on the bottom. Is that still the case? Not >> we've been working on this application
now for a year and a half and along the way our client did contemplate that there would be a small specialty grocery store. It remains a possibility but there's no tenant. >> Okay. And and to clarify, the spaces along the front of the building are 10 feet wide. Is that correct?
>> Yes, they are. >> Okay. >> Um so they've agreed to meet the comments in my review letter, but I you know I have a few other questions. Um Mr. P, you talked about the management of the stormwater basin and you'll get us that
documentation as far as who manages it. >> Yes, there there's an association that was created and currently the I believe it's the the Tyel family that has the majority of the properties. I believe that they're running the man, but there's an actual recorded instrument that I found was recorded seven or eight
years ago. >> So, we're going to look to have that, you know, all that submitted to the board. Um, you you are essentially the last uh part of this puzzle for this site uh to to come before the board. Um, so I'm going to also look for documentation on the uh operation and
maintenance manuals for the stormwater basin. Even though the basin is not on your Sure. property. You're part of that association that's maintaining the overall for for the entire area there. Um, so we're going to need O andM manuals. Also, any drainage easements
that are on the site. >> I sent them to you, too. >> As well as those. Again, I'm just looking to get all the documentation in order for the township that they have it on record. Uh, >> uh, again, since you're the last one in. >> Um, so, a couple other questions. I'm sorry.
Uh since since you don't know what the tenant is um you're agreeable to a tenency review and a uh parking calculation analysis at that time of tenency review >> at the time of making application for the tenants absolutely
>> okay and the second floor it's is it just going to be office space or would there be retail on the second floor or um I don't know dance studios something to that effect. Uh, >> no. Strictly office. >> Strictly office. >> Strictly office. >> Thank you.
>> Uh, let's see. Hours of operation. There was a note on the plan that indicated weekdays. Is there no weekend hours proposed for this site? >> That would be an error. It says necessary to be open seven days a week. >> Seven days. >> Accommodate whatever whatever comes our
way. >> Thank you. >> What about the hours? You said seven days a week. What are the hours? Are there any restrictions? >> There are no restrictions that were imposed previously in any of the the relation. >> So would that be part of the review,
your tenant review? >> I would ask that we be permitted to open early in the day, say 8:00 a.m., and be permitted to be open until 10:00 a.m. with all of the outdoor lights. 1000 pm 10 8:00 am to 10 p.m. and that there'll
be the opportunity to be open. >> Oh, >> 7 to 11 is what the plan >> 7 to 11 is what? Yeah, shares just Mr. M. Mr. Mo, he just 7:00 a.m. to 11 is what we put on the plans. Like to have the 7 a.m.
>> My concern would just be overnight. You're not It's not an operation that's going to be 24-hour operation. >> No. >> Thank you. >> No. um we're comfortable with the 7 to 11 that's >> so the dumpster size that's proposed
and you're not sure the number of tenants you may have in here um how do you uh you propose that this dumpster is going to be able to accommodate the various uses if you have four different tenants what we've seen in the commercial is every every tenant
wants their own dumpster how is that going to be managed and monitored to asssure we don't have dumpsters laying out in parking lots. >> We'll place on the record that the dumpster that's you noticed we share increased the size of the dumpster the
dumpster area considerably, but we have no problem stipulating in any grant any relief that's granted that there can be no dumpsters outside of the enclosure. And the control over it is by the owner of the building. And the method of making certain that there isn't excess
materials is to increase the number of times that the private waller comes to the site if necessary. Begin with two and probably go to three if there is an issue. >> Okay. In addition, I just asked for that to be noted on the plan as well. >> Yes. Um, another thing that that just
came up is in the dumpster area, you do show the truck maneuvering in and out of the dumpster area, but it appears there's an overhang by the door. And I'm not sure the height of that overhang and whether that impacts a
garbage truck pulling in and out of there. U, it looks like it may only be 10 or 12 feet in height. >> Right. So we have square. Okay, we're showing we're showing a 12T
clear. Um that's not adequate. We could raise it up. Well, frankly, I'm going to leave that up to to you and um as as the applicant and the professionals. If you got a >> you got a dumpster with turning
maneuvers that actually hit that area. Um >> most garbage trucks I think might be 12 ft. >> Mr. Kennel opine that the appropriate location is 14 ft. So, noted. >> Uh yes, we could we could raise that to 14.
>> Great. and see what else I have, >> chair. That's all I have at this time. Thank you. >> Thank you. Any board members have questions? I have a question uh with regards to
>> signage and it goes to uh the point of one uh one use or multiple uses and uh and that there's only one freestanding sign and two wall-mounted uh signs on on
the on the building. So, how does that how is that managed with multiple tenants then? The monument sign is intended to identify the building. The one of the signs is identified to identify the office element and the one
the larger sign that is intended to identify the retail. We'd ask for flexibility on that if there are multiple tenants that we'd be permitted to follow the ordinance. I think the ordinance has a 10% of the facade. So we would stipulate that there would be no violation of the total square footage of
10% of the facade on which the additional signs were located. So no variance really would be required. That's part of the approval process. But Mr. Re is pointing out that part of the sign approval process is to make
application for a sign permit. It's at that level where determining that the sign is compliant with the the size requirements would would be enforced. Any other questions from one Mr. Lup? >> Mr. Paper, I got two questions.
As you just allated to, it's very possible you might have a small grocery store. >> Could be. >> Could be. Which obviously when you have groceries, you got perishables? Do you have any intention uh the applicant have any intention of putting a generator in
this place? Mr. Lup, Mr. Our client has just indicated that his goal would be to use solar power as the backup source of energy and not solar powered batteries as the backup source of energy and does not >> is that is that indicated or will be
indicated on the plan? >> It would be rooftop mechanical. Um, second question. You have offices upstairs, possibly four tenants downstairs. What about mail? Like mailboxes. Uh, like how's people get
mail? You might have multiple, you might have two, three offices upstairs. What happens >> at least? I didn't see it on plan >> for the offices. We do have a lobby area. So, we could have mailboxes in the lobby. And Sheree or Steve, is there any
specific accommodation for mail to the retail tenants? Would there be a gang box or would the mail be delivered to the tenants? >> We could have it delivered directly to the tenants, I think. Right. >> Mhm.
for those residents. >> The client has indicated that there will be the lobby for mail for the offices and individual tenants will be permitted to have a mailbox or mail slot at their space. >> That's it.
>> Just quick question about the loading. How's that going to work? Can you walk me through that loading and unloading? Especially if it's a grocery store. Where's that going to be? So, I do have an exhibit. So, we up to A3. >> We are A3. All
right. What's wrong? Thank you. Amazing. >> Good job. >> So, the the loading area as we uh indicated uh will be on the north uh
wall of the uh the building as was previously approved. uh right in front of the uh trash enclosure uh required by the ordinance uh I believe 12 um by 50 we have 15 by 60 ft
deep so we exceeded the ordinance requirement uh on the loading area the exhibit that you're presenting also shows the turning template for the anticipated vehicle that would go into the loading area. >> Yes. >> Uh yes,
>> chair to the loading area. Can that be delineated a little more with striping of some sort in there? It doesn't really look like it's delineated on the plant on your color rendering. >> Yeah, we could do that. Yeah. So that you know customers know it's a loading
area or the truck pulls in he knows where to to go. Some type of hatching or >> Yes. >> And lettering. Thank you. >> One more. Um somebody mentioned outside meeting area. Was that on the roof? How
does that work with all the Now you're going to put heating and air conditioning. You're going to put solar panels, batteries. You're just going to have a seating area in there. >> So, at the second floor, the second floor square footage doesn't exactly
match the first floor square footage. There's basically a central portion that's carved out that's roof. So, there's a um there's a one-story portion where the roof deck is and then there's the twotory portion. So, there the rooftop equipment would be on the
two-story portion. That one-story portion is going to have pavers, maybe a little bit maybe some plants, some plantings, maybe some cafe tables just so uh employees of the offices could maybe have a meeting or whatever else. >> It's not on the roof. It's like a donut
then. >> Well, it it it's Yeah, it's on a roof, but it's on the onetory roof. >> Gotcha. Mr. D. Yes. Uh, how would access be made to get onto the HBAC system to service it on a second >> on the so to service the HVAC equipment?
Is that what you asked? >> Yes. And the electrical solar system >> at one of the two stair staircases. Um there would be a uh probably a 4x4 uh roof access and then there would be a fixed ladder inside the stairwell so
that um if somebody needed to go onto the roof, they would go up the ladder, open the hatch and go up on the roof. There would be extensions that go above and beyond the roof for safety and then they would uh work on the roof. >> Okay. >> So there's no visible dog house up on the roof >> there. There isn't. No, we we wouldn't
have a penthouse. Uh since the building's only two stories, it's not required. >> Okay. >> Thank you. >> You're welcome. Any other questions? I'm going to throw a little uh Can someone tell me where they're going to store the batteries? And are batteries
allowed to be in the building like this from solar? >> Allowed. But I'm going I'm hoping your professionals can answer that question, not the tenant, not the owner of the building. >> Okay.
>> So, the there'll be solar panels on the second floor roof. >> Um and then there'll be storage batteries for um uh for the solar power. Uh, and most of the items like Tesla,
>> right? Like like wall-mounted ones basically kind of like you would see like a Tesla uh like Tesla chargers. >> So, they're going to be open that people could see them. Is it going to be fenced in if it's on the outside? What outside wall are they going on? Where are they going to be enclosed in something?
>> And does our township ordinance allow outside batteries? solar panels on the roof. Most people are generating power during the day. They're not storing it. He's referring to no generator. That means at night if something fails, they're going to rely
on those batteries to take DC to make AC. And that's a storage. That's a huge storage. I just want to know where they're going to put these batteries. >> I don't know if our ordinance allows that. So the
we have been involved in other places doing that. So I I don't honestly Mr. Chair didn't come prepared to cite the any statutory basis for for solar panels and solar um batteries to be installed. We would stipulate that the B I just
conferred with our client batteries would be on the on the roof. They would not be on the on the roof. >> They would be on the roof with the other HVAC. >> I'm going to leave that as an open question. I don't believe that's that's >> I just thinking out loud here because this obvious this wasn't part of the plan so it's not something we had
reviewed. Um I have seen the battery storage units for larger utility scale solar proposed at you know much larger sites where there's 50 acres of solar and those things are the size of a uh a shipping container. So something this I'm assuming it's much smaller than that and
um part of the concern is you know what is the height going to be? We talked about HVAC on the roof and how that's going to be screened, but not sure is this battery something that's 2 ft tall or or 10 ft tall. >> It also needs to be enclosed. It needs to be ventilated. I It's a whole new
realm. I >> Yeah, there there are fire concerns over batteries. >> Absolutely. >> Yeah, that's what we were just we brought up in the fire concern. >> Well, the weight and everything else that's a whole different ball game to that would be dealt with in terms of building code, fire code that they would
have to comply with. But for this board, as the zoning board, whether or not it's visible from the roof is really your your primary concern, >> right? We we'll make sure that it's not visible from, you know, from the ground. Um, and then also we'll make sure that it complies with the building. >> Yeah. Would be subject to securing the
necessary approvals for both construction and fire. And understand, Mr. Chairman, is it is new and it's novel, but it's the it's the way our client would like to go. will will stipulate that
we'll go through all of the building and fire requirements. Mr. Rodasi stipulates it will not be physically visible from the road. Okay. So, does your client plan on adding any cell phone
cell phone apparatus on top of his building to generate additional revenue >> like towers? Not a tower. They have these small cell antennas and so on and so forth. Is that something he's considering as well? >> Mr. Chair, he the answer is no. So
stipulated. >> Okay. Um, the loading dock from Associates. What What size truck was that calculated for? cuz it's an awful sharp turn backing out or or trying to get in there to back a
truck in to unload it. And is there a loading ramp or what size truck are we doing if we're having some type of a small convenience store? >> Uh to start from the No, there is no loading ramps here. Um on the side of the building, you'll see that roll up uh
door that is basically leading to the uh floor. >> Uh but this is a small box truck. Uh it's the same size as a garbage truck. From the front to the back is about 30 feet and you see them along the highways
for ret uh retail storage. That's the uh only truck that we have. So SU um fire uh a small box truck that we have. >> Okay. So this building is what 10,000 square. Would you say a Waw Wa or a
quick check is 10,000 square ft? Well, the building footprint is 10,000, but by the time you remove the elevators and the uh mechanical room and the sprinkler room and the staircase, so you're probably down to close to 9,000 square ft.
>> Okay, so that makes it even better. Is a Waw Wa or a quick check? They're about 9,000 square ft. Do you ever see the size tractor trailers? >> No, they're 5,000. Okay, so we're double that size. They get a tractor trailer delivered with equip with product and a store double the size is not going to
have a tractor trailer. >> Yeah. Well, wawa their uh trucks travel from a store to store. This is just a single store. >> I got that. But it's still a truck. Whether you put 50 stores in one truck or one store in one truck, the physical truck needs to come pulling to the spot.
Doesn't matter how many stops they're making. >> Well, this is the only truck that will be coming into the site. So we are committed to that and it could be in the in the uh one of the condition in the uh resolution. >> Okay. I also saw in the turning radius
where your EV spots are on your Joan Warren way. You uh picked up some additional spots from the original plans. >> Correct. >> Okay. And it's also striped over there. So that striped area is telling me let me squeeze another car in there and
turning in and out. I don't know what the from the parking spot to to the curb, but it appears that it's relatively close. >> So, the uh the stripe area for the EV, one of the EVs has to allow for ADA
um vehicles. So, it's mandated by law. So, that's the reason for that striped area is for the AV specifically for the EV. I know what it's designed for, but you don't think anyone's going to squeeze in there because it it potentially could be a spot?
>> No, we we we can uh provide uh your cons uh your uh staff the turning for a small uh vehicle coming into the uh 10x8 space there. >> Okay. >> We don't see it will be an issue at all. >> Is that box truck that's going to make the deliveries the same height as the
garbage truck >> or is that different? generally the same. >> Is that garbage truck a front loader with the forks lifting up the dumpster and dumping it in >> or is it you know what what what dumpster we using? >> Whether that's been determined whether it's a rear loading or front loading,
>> right? So if it's picking up a dumpster, it's coming from the front. They usually don't pick them up from the back. Some places they do, but most of them in the front with the forks. So when they pick that up and they come on top of that truck, is that overhang going to be in the way again? Steve, how far is that project from the building?
>> Mr. Chairman, if you look at the uh uh the layout of the uh uh that loading area, if you look at the uh the opening for the uh trash enclosure, you will see that the truck will be further away from that overhang.
I also see the same picture when the truck is backing out. It's going right up to the property line, too. So, and that's that's probably a perfect driver on a perfect day. What if you get an inexperienced driver? So, we're going to go through a fence or something. >> Uh, no, no. This is uh all parking
spaces uh all the parking in the area. That's a that's a parking that's a seven spaces there uh for the uh uh affordable housing uh building and it's all shared parking spaces. So, still within the aisle.
There is no fence will be in that area. the the property line is just you can call it like a lease line or I I I could see where there was to be if there was to be a generator, it would be immediately
adjacent to the dumpster area. >> Well, would they have to come back for that at that point? >> That that would be a zoning permit and it' be reviewed by the zoning office and you know, we'd make that determination at that time based on the location and where it's at and if it would have to
come back to the board. >> Okay, >> any questions? We open and close the public portion. Just to clarify, >> this is the loading unloading plate. You say garbage. That's why I think it's confusing. >> It's the same. It's using the same door.
>> Same area for the garbage disposal or or the dumpster and and the >> Okay. Thank you. Uh Okay, board members, you have the application in front of you. Uh I need a motion to approve or deny. >> Mr. I I have a I have a I have a I just
don't feel comfortable voting on this right now. Um I think there's a lot of loose ends that have to be corrected. I'd like our professionals to be satisfied. I don't think they are. Um so I I just don't feel I don't feel comfortable. >> So are you going to vote to deny it? Are
you going to make a recommendation to table it until further answers or information could be provided? I would give the applicant the benefit of the doubt on the table this and get it cleared up and come back to our professionals. If our professionals agree, then yeah, then we then we have at least we have a clear conscious of
what we can vote on. You yourself said the batteries um there's so many other things that are going on. Um Mr. Mast's question something that we have jurisdiction over >> really you need to act on the application. You grant the preliminary and tell them you want to come back and
show you the rest of the items on final. That would be your that would be the recourse you have if you aren't comfortable completely with the application. >> That's what that's my that's my choice. >> So you're you're in agreeance with the council. >> Yes. >> To preliminary until everything is
satisfied. Then they have to come back again for correct the final. >> Correct. >> Okay. And just for the record, preliminary site plan approval with the bulk variance relief they've requested. >> Correct. >> Okay. >> I ask that you continue to have jurisdiction over the application that was filed for final. So upon the
revisions being made that we can return to the board without further application. We filed for preliminary and final paid the fees and escros for preliminary final. You're acting on the preliminary. Just ask if you would preserve the jurisdiction over the remainder. >> That is not my decision. So that that's
I mean that that's a that's a township policy. I don't decide how they do that. So I think you can ask for that. But I >> Oh. So I I know in I know in prior applications if they apply for preliminary and final and final is not granted at the time of preliminary and
final at the time of the initial application a second application for final is is is typically submitted in in the township. So >> you're substantial fees and escros that have been funded for this that would you're saying they have to be forfeited.
>> I'm saying that I I don't know what happens to them because I don't handle the dollars and cents of how things go with Mr. P. That's I mean, there be no forfeite of escrow. If there's remaining escrow, it's refunded and then new escrow would be deposited or I I would presume that if there's any remaining
escrow right now, it could then be moved to the new application. >> Well, Mr. Chair, if I can ask the applicant, do you do you plan on having um all these items cleaned up like in the next month or in in the next couple weeks? A suggestion is that possibly the
board don't vote at this time at all. That's right. clean all these items up and then they entertain an amended preliminary and final at the next hearing or two hearings from now. >> Mr. Esmos, I was just confer with the client. That is our preference. I appreciate the offer to do for
preliminary, but I'd ask that we um we we rest. >> We'll make the resubmission to your staff and we'll ask that you carry us to your next meeting. We'll make certain that the revisions are on the plan so
that the issues raised by Mr. Lupo and by the chair will be addressed before we ask you to vote. >> Well, our professionals also whatever they're requesting needs to be part of that >> absolutely >> that revision. >> Okay. So, we're not putting this to a vote. We're going to remove
>> they're just going to return. So I mean I don't know uh Lord you know what our calendar looks like for >> any priority here. >> Okay. >> So the request the request would be the applicant has rested with regard to the presentation. >> We ask that you carry us to your next
available hearing without the requirement of renotice or publication for purposes of confirming that we've addressed the concerns that were raised. >> Understood. So that would be uh April 28th. So, uh, this application will be heard at the board's April 28th meeting
at 6:30 p.m. in this room. No further notice will be required. >> Thank you. >> You're welcome, sir. >> Thank you. You're welcome. >> Thank you. >> Somewhere in our files, we had old copies. Laura sent me a bunch of stuff. take this >> million things. >> Okay, board members, we have a few more
things to do and then we'll be able to uh Okay, so we did Thor investments. >> Oh, I'm sorry. We did this. >> Why do I only have >> I don't know. I'm here. Got your food. Okay, board members, we have a
memorialization of application BA-5256-24, Joseph Graina. Do I have a motion? >> Motion second. >> So be a motion by you and it's only you, Mr. Tany, and Mr. Masters vote. >> Only the people who voted in favor of
the action to take. So we only have five people there. We had two people, >> but they voted to >> against it. So only the three people who voted. >> So it's Mr. Tany, Mr. Masters, and the chairman. So if we can get a motion and a second motion.
>> Do we have a second? >> Second. >> Nope. >> No. Mr. Tanzy, are you seconding? >> There we go. Okay. >> Thank you. >> All we don't have to call roll. >> Mr. Masters. Yes. >> Mr. Tanzy. >> Yes. Matada. >> Yes. >> There we go. Okay. >> Okay. Next.
>> SOP on this one. That's fine. Uh, application BA5261-25 SNG paving. Do I have a motion to approve? >> Motion. >> Do I have a second? >> Second, Madam Secretary. >> Second.
Mr. >> Mr. >> Mr. >> Yes. >> Yes. And the last one, BA5263-25. Do I have a mo a motion to memorialize? >> Second.
>> Roll call, please. >> M. Yes. Okay. Anyone from the public wishing to be heard? Please come forward. >> Seeing there's none. Motion to close public portion. >> Second. >> All in favor?
>> Any correspondences. Motion to move. >> Second. >> All in favor? >> Everyone have a happy Passover and a happy Easter.