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
just gonna move back a little tiny bit you're good
I hereby announce that this meeting is being held in accordance with chapter 231 of the open public meeting act proper notice of meeting dates has been given to the moris newsby and the moris County daily record and posted on the
bulleon board in the Hall this meeting is a Judicial Pro proceeding any questions or comments must be limited to issues that are relevant to what the board May legally consider reaching decision and deorum appropriate to a Judicial hearing must be maintained at all times Ken roll call please Mr or pres Mr wol Mr bezel here
Mr Mrs present Mr graa pres Mr houon pres Mr Kelly mayor car president and Mrs M here okay next on the agenda are comments from the public uh this is specifically uh for matters that are not on tonight's agenda everyone so State your first
and last name spell your last I know Jo ug 31 celd Place um I don't know if this is the proper form for this but I noticed that um the past few days there's been some utility work being done at the friendly site psng and I thought somebody said jcpnl was there and I noticed tonight when I was leaving my house to come out there the street light on the corner of Dayton and speed well is out the
one that's closest to the that stream crosswalk so I don't know if that was something that was done when they were doing utility work at the friendlies property but that's a very bad place to have the light out it's right the closest one to the the crosswalk so just wanted to make that you know known that I don't know if it had anything to do with the utility work but that should be like taken care of like ASAP because you where was the street L it's on the corner of the Friendly's Corner okay on Dayton and speed
well that's like almost R to the the crosswalk okay okay that's it thank you thank you Jo Nel 3 cor9 Lane m i r a v l l e um this is just sort of a general question if a variance is not approved does
the board have to give a reason I actually don't know the answer to that question does anyone yes whenever but the yes you just speak to the yes has to be Temper by when you say do they have to give lots of resolutions may or may not the the yes that they
have to give it is that if a party has asked for variance and believe that they put on testimony that's sufficient and it's denied without giving the reasons for the denial the the court that they do their job right would say there is sufficient evidence the Bo has to give his reasons for granting or not granting what was asked for by the so we say do they have to give it if it is going to be reviewed by a court above
them yes okay but the applicant doesn't necessarily get a reason why at the time that the the variance is not approved I mean if I was if I was asking for a variance for my little property or whatever and for some re for some reason because I wouldn't know um the variance was not approved do you does the board just say this is not approved and not tell me why I maybe
I could fix something in what I'm asking for without having to go to a court or anything else typically and the way it's done uniformally throughout the state of New Jersey is that there are two kind of actions that are taken one to vote on it on simp of the application but two the memorialization and the court and the municipal land well make pretty clear that the because they the sequence that you
that they vote Yes for and they have theoretically they have all the evidence that presented they have processed that and people vote on that that is the then the written justification for it the explanation that that you may be hinting at is put together in the written resolution which is voted on at the next time that that's the reasons that I think I don't want to be reading your mind but the the reason that set forth why a VAR would it would not be granted is in a written resolution which theard
gets chance to look at before and they can say yes that's the reasons why that that is that or that's not or change it so that's where that's where the reasons tend to be in the written form and that's I refer to OB obvious often times What's called the Bible this is written by William Cox he passed away but then a few other people that that talk about every single part of the M behind one what planning zoning board should did and explain it that's there was a real good explanation of what you're asking
for there that typically the all the reasons that are that justify are pulled from the testimony the record the evidence the exhibits put in resolution and then that's okay all right thank you thank you Nancy hi everybody Tom battle B A TT a g
l i s e Toler Road um so first I just wanted to thank the chair Mike for trying to uh assist with some details on my question from the last meeting which was how um how we could prove out the performance standards or what was expected in terms of proving the performance standards on the uh noise and air quality and odors and I know Bill you tried to answer it as well at the uh the last council meeting um and Mike I got your your latest
note which basically refers to the um the performance standards ordinance in the uh zoning rules I guess um I guess the open question I have is how you know how specifically would the what are the expectations in terms of report testing uh you know exact specifications on testing and so forth like what has has there this ever been done on any other restaurant were we had it in M but that's a specific you know Industrial
Lo so it's pretty straightforward there but for a restaurant like Chick-fil-A was anything ever done for that or uh Chipotle or um So based on what I looked into and what I could find I couldn't find anything beyond opening so once they open and met the the standards that they needed to meet I I was not able to find it was anything documented like when it opened or before it opened terms of how
they were meeting the standards or can I just step in yeah go sorry the performance standards didn't exist when those restaurants were approved they were put in afterm we have actually the application that's on tonight did does have to do a noise study I think they had to do it as a condition of their approval for um the office building and then uh you know after it was built uh and then I guess also for phase two so it has been used on some of
the larger site plan applications but wouldn't have been used for Chick-fil-A which I think was approved in 2017 I think and um chip I'm not totally sure but it was before it was before the performance standards so so there's no similar situation this would be the first situation where it has to be applied basically for something like a restaurant correct okay um so I don't know if you or um Mr R and the engineer have any specifics on you know what kind of
report would need to be brought forward to to show that um I mean I doubt that the town has the proper testing equipment for example to prove that the air pollution standards are not being exceeded or uh that you have odor uh detecting equipment to make sure there's not odors at the property line which you know some of this wording honestly if this is the first uh time it's being applied I think we can probably all assume that when you walk past the McDonald's for instance or any
fast food restaurant for that matter it doesn't have to be McDonald's you smell french fries or burgers or whatever at the property line right so some of these the way this ordinance is written seems pretty uh broad I would say also for the air the air quality uh language which um you know it says for instance no substance shall be emitted into the atmosphere and quantities which are injurious to human plant or animal life or the property or which interfere unreasonably with the comfortable enjoyment of life and property anywhere in
the barrel and I think of the resident on the street that came to the council meeting I think it was that basically has an asmatic child um and I would think that that would be a situation that to me clearly interferes with the comfortable enjoyment um you know of one's property so exactly you know how how do you expect uh the proof to be shown by the applicant to prove that they're in conformance with all these standards well I can't
tell you exactly at this point um the the uh the standards are prescribed in the bur ordinance and they largely relate to State statutes and other regulatory bodies and we will put together protocol for each and every one of those and the the developer the Builder the contractor whoever it is will have to provide all the test equipment all the people that do it we will approve the protocols before they are done we will over see them all
and we will prepare report of it so that's the way it's going to go but that's you know that's the ways off yet and we will U we'll get to that okay when the time comes um I'm assuming that uh you you you will be the one that's doing the approval that's correct okay well that be P will that be available at the planning board office what with whatever documentation they're submitting to you for approval in advance or how does that I just want to just want to clarify for everybody that the planning board is no longer involved in McDonald's
application once the resolution was adopted and and finalized they're out of it they have no jurisdiction no no oversight there's nothing else for them to do or decide now it's in administration construction and Engineering okay all right so any reports I do will be file with the clerk you can get those through asking or Oprah requests or however you want to do it okay but before they do the testing whatever that testing looks like you're saying it's not yet documented how that
will look you will receive some kind of proposal right that that describes what they will do and what they're going to submit and that will be on file before the testing is performed I don't know I can't say that it will okay again this is this is in our jurisdiction Construction office my office administration okay would you expect that the testing be uh shown over a course of various conditions as opposed to just a oneoff check the box like we met this decible level or we don't
smell anything or there was no air pollution that kind of thing well I I don't want to commit to anything here I don't want to get into a long discussion about how we're going to do that yeah but I would think for the initial test we would set up some reasonable operational scenarios to test but then the key here is uh ongoing they have to keep remain in compliance with those things and and if they don't uh the construction official has the right to resend their certificate of occupancy so this is a serious business that they have to comply with and uh and lot
listen a lot of a lot of laws and ordinances are by compliance by complaint okay and that's that's the way things go I mean there'll be moning people are always around here from the through the town myself so if something's noted we'll we'll call it out but we would expect to get calls I'm sure we will from the neighbors yeah but anyway that's all to be developed and uh it's in it's in our hands right now okay just one other question to that because
I understand it's development so for uh if there are complaints and I completely agree you know working in this space that all these issues are come and go you know today we could smell something or hear something and tomorrow you don't kind of thing or next hour versus last hour right so if neighbors are complaining does that mean that they have to then submit a new report do do additional testing because since the town doesn't have the capability to prove whether they're in compliance or not as opposed to for example a
liter ordinance or something you know where you can physically see maybe all of those things okay the the the main one is noise right so there's some noise going on in a property it doesn't have to be a commercial property you know your neighbors making too much by the time somebody gets there it's it's gone it's turned off so how do you measure it how do you document it so those those things are difficult but that's doesn't mean they're impossible okay so that's all that's really all I have to say this thanks okay so just just
so I understand in terms of timeline like when do you guys have any idea when they would be submitting The Proposal on how they will do the testing and and show proof or what is the I can't I can't answer that directly now but it's not going to be for quite a while this this project is going to take a year to complete so there's there they have to even go again I'm extending the discussion they have to go through a compliance uh period right now for all the conditions that were adopted in
resolution before before they even put a shovel on the ground so that's going to be several months okay it's going to be it's going to be a long process all right thank you thanks Tom anyone else from the public okay I'll close this portion of the agenda next on the agenda are the resolutions for committee appointments from 2025 this was
a carryover from uh last month uh resolution number 25-3 for the minor sight plan committee um I move that that resolution adopting the minor site plan committee for the year 2025 be approved is there a second second Karen roll call please yes Mr bezel yes Mrs St
back Lea I didn't say anything yet Karen oh I'm sorry I just got to say this is the first time I'm seeing this so um uh um yes okay Mrs sorry yes sorry yeah okay Mr graa yes Mr Houston yes mayor
Carr yes and Mrs mcy yes Okay resolution number 25-1 for the master plan Review Committee I move that that resolution adopting the master plan committee for the year 2025 could also be approved can I have a second4 25-4 okay okay I didn't hear who second that I'll second okay Karen
roll call please okay Mr Oran yes Mr bezel yes Mrs ster yes Mr Gaga yes Mr Houston yes mayor mayor car yes and Mrs mclusky yes okay next on the agenda are the correspondences and bills uh Karen are there correspondents with bills yes there is and
I believe in Mr Mrs okay so the first is purchase order number 20252 56 vendor maraziti Falcon LLP in the amount of $1,942 okay uh do I have a motion
to approve I do them all together okay okay great second one is purchase order number 20250 257 for Anderson and dler in the amount of $291 and the third one is purchase order number 20250 one80 Phillips price brial in the amount of $160 do I have a motion to
approve I'll approve no Mrs are you approving them first it's first recomend oh I recommend that these be approved second I'll second all right okay please okay Mr Oran yes Mr bezel yes Mrs ster yes Mr gria yes Mr Houston
yes mayor Carr yes and Mrs MCL yes okay at this time I want to ask all board members who have received a copy of tonight's agenda to review all items remaining on the agenda and announce any refusals that may be warranted I will excuse myself from both uh Mr bezel that's 109 Mountain
Way and the r 10 and Lion Road correct there's no interference with I can't hear you I was just ensuring no one else was uh in the in the range for Mountain Way in in the window of it's gotcha
yeah no one on this board is on that list or basically if you're friends with them right okay so Mr bezel only one okay um what I'd like to do is I'd like to switch the new business with the applications on the agenda so that Mr bezel can participate in that portion and then you can head out after that so um um the other thing
that I also want to mention is um Mr Houston has recently created a checklist Review Committee as part of reviewing the application process uh this committee consisting of Dave Schultz Bill Houston Bill Ryden and myself are charged with improving the overall process starting with the checklist up through completeness as part of the committee I plan to provide updates to the planning board for input and concurrence once we have information to report the committee has committed me monthly starting in March
so Mr Houston I don't know if you want to add to that but that's more of an announcement of something that just occurred a few days back yeah that's accurate okay okay uh the next item on on um next item is an amendment to the open space and Recreation plan element of the master plan one of the roles of the planning board is the adoption reexamination and Amendment of the burough master plan tonight the board
will be considering an amendment to the open space and Recreation plan element to update the list of parks and Open Spaces the last time this plan element was done was in 2003 Karen is everything in order related to noticing the state county and surrounding towns is required yes yes okay at this time I'll ask Miss Laney to walk us through the planning methodology sure Mr B specific where you went everybody that speaks at a he to amend
the master plan get forn so please raise your right hand state your name uh Elizabeth Lan you s orir the testimony you give this evening before this board would be the truth the whole truth nothing but the truth shall I do please proceed um so as uh thank you Mr chair and as you noted this is um an update to of the inventory of open space and Recreation and conservation easements um that exist in the burough and as
you indicated the last time an open space element was done for the master plan was 2003 and so the question I'm sure is why now why you doing this now so in 2023 um the county had reached out to the buau to provide an inventory which is essentially the same inventory that's in this plan um because the county was sort of doing you know updating their mapping updating their planning um and so Leon Hall and I at the time you know working with members of the the
planning board um produced that inventory which essentially is in this element what kind of pushed it further was um in 2024 in October 2024 as I'm sure everybody knows we're heading into the fourth round of affordable housing um and in October 2024 the Department of Community Affairs uh DCA issued numbers for all the municipalities um for what your
perspective need and your present need of your affordable housing obligation um it a couple of there are like three factors that go into determining your need two of the factors were fairly easily verifiable you know you could just sort of look up the data and say okay but the third Factor had to do with developable land and that was less easy to verify it was complete you know everybody was sort of saying what what land what what properties what are you
talking about so after a lot of you know Sali and puty mois plan sort of screamed you know to and and issued o requests to DCA in uh I guess it was the end of November or December they issued their mapping um and when we looked at the mapping for Morris Plains what we found is that a lot of the more recent open space Acquisitions were uh shown as developable and and so you know there was a concern especially as we
go through this affordable housing process that we have an inventory and our master plan of all the open space you know whether it be passive open space meaning you know could just be wooded areas or detention basins or active Recreation or even the conservation elements um so you know there were just things that that were considered developable like silen pool or um you know some of the open couple of parcels that had been acquired through the county open space funds so
that's really in some ways is a little bit of housekeeping but it's also um to make sure that we do have listed in our master plan all of the existing open space Mor PLS and so there's as you'll see there's nothing there's no policy recommendations there's no action recommendations it's really purely uh factual inventory just to make sure it's all in there and on the map
so I that's really all I have if you have any questions okay U Mr Brewer are there any legal items to bring up related to this uh I don't think so other than um you know hearing master plan is um the presentation of the master plan it's not um or witness cross examination members of the public have a also have a right to um present testimony um but there can be technical questions from the board there are any questions
that um I think let's give a very good summary of this is a small element specific element of the master plan small really factual adding to a list I still have a question yeah I if I may Y what were there any changes that would have steered the force of usable property in a different direction by the adjustments you made on the on the
map are you saying would DCA have made changes in other words did the horse get out of the barn before this update was done well I'm not sure that's a decent question to ask it it is but I think the question I think what you're asking if and the answer I would give is that in a whole separate track we have put sort of pushed back at the state to say those these properties aren't developable they are there are own par okay so we're already F call yeah yeah okay thank
m just um can you can you maybe just explain uh what we went from and what what we're at now in terms of acreage the total developable land yes so we uh when DCA issued their data in October they said we had 36 developable acres and we are down to 12 so we were able to eliminate a lot and and as you said before some of those were um areas like for example there's a sliver next to to the New Jersey Transit train
track and some other some other spaces that were involved in the DCA calculations that that in your estimation really didn't didn't a five right well correct sorry that doesn't include what doing now excuse me may those are separate easements and whatnot what she's doing is taking care of our our open space in our Park property not private property easement it's just our own this includes but the burrow
owns those conservation easements you know so the the easement aspect um but they're kind of overlap but they're not completely the same so there there were things on dca's developable Lage that moved Beyond open space you know that that were included that we would have said no but it's not it's not parks in open space but it's it's something else there's another reason we excluded it so they they're overlapping
process but not the same thank you any other questions from the board any comments from the public on this amendment okay the next order of business then is to adopt resolution 25-06 each board member um has a copy by email and hard copy U Mr B do we need to read this resolution is an interesting
one board has typically had the attorney read the resolution not required by law typically been a practice in board so it's your choice so I would say if it's been a practice let's read it you got it um prepare the resolution the planning board resolution number 25-6 resolution to adopt Amendment to the open space Recreation plan element of the buau of Morris Plains master plan whereas njsa 40 col 55 D- 8
authorizes the planning board to prepare and after a public hearing adopt or amend a master plan or components thereof to guide the use of lands within the municipality in a manner that protects public health and safety and promotes the public welfare and whereas the Morris Plains planning board conducted a public hearing on February 10th 2025 to consider the adoption of the amendment to the open space and Recreation plan element of the burough of Morris Plains master plan entitled quot to the burrow of
Morris Plains open space and Recreation plan element of the master plan to update the inventory of resources close quote and prepared by Elizabeth Lany aicp PP of Philips price GLE Lany Hughes master plan Amendment report and whereas a notice of said public hearing was duly published in the official newspaper and written notices were served upon Clerks of the joining municipalities and upon the Morris County planning board all as
required by the provisions of JSA 40 55-13 and whereas at said public hearing the afores said document was presented to the public and members of the public were given an opportunity to be heard and whereas during the public hearing Elizabeth lahini testified about open space and recreation resources Acquired and are created since 2003 and whereas the board finds that the master plan Amendment report is consistent with the physical economic and social development of the burough of Morris Plains and the purposes of the m land use law as stated
in njsa 40 55 d-2 now therefore be it resolved by the planning board of the bar of Morris PLS in the county of Morris and state of New Jersey on this 10th day of February 2025 as follows one the board hereby adopts the master plan Amendment report in the form considered by the board and attached here to and the planning board secretary is directed to record this date February 10 2025 as the date of its adoption two the board secretary is authorized directed to
provide notice of this action in accordance with njsa 40 colum 55 d-13 three the planning board secretary is hereby directed to forward a copy of the master plan Amendment report together with a copy of this resolution to the office of planning advocacy and to the moris County planning board as required by law four this resolution shall take effect as provided by law with that can I have a motion to approve the resolution 25 -6 adopting the
amendment to the burrow of mors PLS open space and Recreation plan element the master plan to update the inventory of resources so second I'll second it I second okay that Mr Karen roll call please okay Mr or yes
Mr bezel yes Mr ster yes Mr yes Mr houon yes mayor car yes and Mrs M yes okay mrz free to go record to reflect Mr bezold is leaving the Das and we leave the room correct I'm leaving the room everybody have a good week John thank you thanks
okay the next items on the agenda are applications for tonight uh the first one pd-4 d24 AR Keller construction 109 Mountain Way block 67 lot 71 uh this is to
review the revised application for completeness completeness completeness only no testimony will be heard tonight um is there a representative to BR the applicant here tonight okay just want to make mention Karen that the applicant your an attorney is here president so our professionals have provided their report reports on the
latest um uh I guess latest feedback dated February 6 so I'll ask Mr Ryden to walk us through his portion thank you Mr chair I submitted my report dated February 6 2025 um this application is U ready to proceed uh subject to approval of waivers by the board there are 14 waiver requests eight of them on the checklist a six of them on the
checklist recommended that all these W requests are valid and that can be approved by the board and I would recommend that you do so in accordance with my report does the board have any questions okay missan I'll ask you to do the same s your February 6 report sure I have a completeness letter to uh the board dated February 6th 2025 I deferred a few of the engineering items to um engineer Ryden but I
I'm based on his recommendations I will concur um and so I at this point I would recommend that the application be deemed complete from a planning standpoint great board have any questions okay if no additional questions with a recommendation from both professionals I have a motion to deem the application complete and Grant the waivers requested so moved second second car
roll call okay Mr yes Mrs St yes Mr yes Mr Houston yes mayor car yes and Mrs mki I just want to make sure it was Mrs mlus and Mrs second second am I correct corre okay next item on the agenda is application PB 3-24 1625
Route 10 LLC block 171 45.2 and 225 LLC 171 453 uh this is a public hearing uh to include testimony from the applicant experts um at this time I would like testimony not to go beyond 10:00 new testimony that's okay and
obviously representation from the applicant yeah for the record tomman M with in Paran here on behalf of the applicants you may recall we were here almost a year ago time flies back in March this board granted approval approval for the entire property and will be called phase one approval is kind of modifying the existing office building on the 202 side of the property on this report we hope to start work on that building pretty soon with through resolution compliance developers agreement right pretty soon for a construction
meeting but it should be starting pretty soon but tonight's application is for minor amendments to that site plan approval we hear about minor changes in parking drainage Landscaping but really is what we call phase two and if we recall the plan we'll kind of walk you through this in our presentation phase two involves what we call building dat which is in the back of the property it's going to be mostly a self Source facility with some retail in it and there's some other changes around that area that's part of phase two but that's what we're asking for so the balance of the site the front of the where the retail was going to be is not changing
at all at tonight that's still part of the original site plan we expect to come back over time maybe this year next year as those tenants you materialize as you further develop the site really focusing on building the in the back and Min changes to the original site plan we have two witnesses Eric ke ready to go here as our engineer Chuck de our architect is here we're going to walk you through again we did a year ago and then kind of morph into what's going on today the plan you're going to see tonight is fully compant with your ordinance terms of the use in terms of the height in terms of the coverage
in terms of the setbacks except with some sign issues we'll talk to you about that so there's some variances for some signs relatively minor changes to what we had before we're also adding some signs on building be we to talk about but otherwise this is comply application uh we have reports from your Consultants we'll address all those as part of our presentation there's nothing that causes any concern we'll deal with all those comments and hopefully have your your Consultants agree that we're do what we need to do to make this thing work properly so unless you have questions to me I'll call Mr K we do that Karen
um do we have proof of service attaches and asro yes everything is in order okay oh have one microphone got over please state your name your last Eric Keller k e l l e r
you swear or affirm the testimony you'll give this evening before this board will be the truth the whole truth and nothing but the truth to help you gu I do thank you m k you're a license engineer in the state I am license number 32054 that just means time so You' test issued in 1987 so you testified before this board before yes you're familiar with this application the property of plans on file yes okay any questions regarding his qualification as an engineer
my license is still in good standing both as an engineer and a planner cor all right so Mr K why don't we start excuse me one second though I don't know if you want to swear an out to professionals do not need to do that ACC to Mr M why don't we start by kind of going back in time talk about what the board approved about a year ago was March of 2024 looks like you're
marking this is1 is that correct just tell us what it is before you get 81 because this is not part of oural package in sheet six of 33 of the overall and phase one plans I put this up here just because this is what was approved uh just about a year ago U this is entitled signage and straping Plan full buildout for Highline Marketplace
this is dated August 18th of 2023 last revised July 22nd 24 well I guess we should not the name of the project has changed correct correct just run through that for so we don't get confused so same project just different name yes we this project is now called Crossings at 10 um which is what you will see on the 21 sheet set of plans that we submitted for phase two um the U
so we received preliminary state plan approval with variances and a minor subdivision for the entire project in accordance with the zoning criteria and we received final approval for phase one which is the existing 225 Littleton Road building and the associated parking lot which is on the L and
ie's which is uh 4.03 um the remainder lot the eastern part is lot 45.02 property is still located in the L2 mixed use commercial commercial use overlay Zone which permits the uses uh that are proposed office retail restaurant Self Storage supermarket and many others um
the application before you tonight for phase two which I'll get to in a minute um is consistent with that zoning and the prior safe plan approval before you get to that just back to the the original plan just talk about the the access as proposed and existing kind of run through that quickly remind the board this is going to work the access to the site there's a shared driveway with the Stop and Shop which goes out to a signalized intersection at Littleton Road which goes through the
uh Northwestern portion of lot 4.03 onto the Stop and Shop lot and then onto out to Littleton Road there are currently two driveways to Johnson Road we're going to continue to have two driveways out to Johnson Road with this plant though they will be in somewhat different locations um and the big change is that we are seeking a driveway access to 10
which is with theot so it doesn't exist yet it does not exist yet um the 1625 Route 10 building that white dirt is now occupying is located in the midst of the frontage alone Route 10 I'm sure you've seen it many many times over many many years um we are seeking amended preliminary site plan approval for the entire tract for four reasons one
this plan shows a detention Basin underneath the power LS kcpnl said can't do that so we have eliminated that and I'll show that when I get to um to the phase two plan to replace that Basin we enlarged Basin one which is in the Southeast corner of the property they both drained to the same location so we're not changing the overall drainage patterns um since we were
no longer able to place a basin underneath the power lines there's existing parking underneath those power lines Beyond where it was shown on this plank we have maintained that so that we can maintain the amount of parking um that we had under this overall plan because to enlarge the Basin one we had to take some parking away so we just moved it to the North a little bit swap basically yeah we
basically swapped out um and uh the latest is that Southeast Mars um and this was submitted to the board Southeast Mars is a water company serving moris Plaines and other communities uh they discovered or was discovered as we move forward with the Reconstruction of building a 225 littl that meter is in the basement that
they don't permit so um Southeast moris like many water companies has um required us to install a hot box we talked about that under the overall plan so and I will show that location in a minute we are going to have to take that meter out of the 225 basement and put it in a hot box beyond the concervation eement that exists along little Road um but in
the area um and outside of the jcpnl easement so it's going to be off the South I'm sorry northwest corner of the 225 um and one thing I wanted to uh clarify we received approval um under the this first application for the demolition of 1625 because it's in excess of 100,000 square fet
the board had to agree to that um and I just want to clarify wert's operations are in that building today just point to that one please well I can't it's in the front it's in the front um let me just make this easier okay it Mark this is exhibit A2 and what I'll do is apologize people over here you can go
over there and maybe see it better if you want to see something so I'm going to mark this as exhibit A2 just tell us what it is yep so this is entitled site plan rendering Phase 2 Crossing's at 10 it is dated today um prepared by my office and this is a
colored rendering of the site plan documents uh that have been submitted for this application 1625 building is the large building in the northern portion of lot 45.02 um that building will be demolished once build what we call building a in 225 Littleton Road uh bu
building is has a TCL because bler needs to move their operations from the 1625 building into that building so this will stay and that was one of the reasons for the phase 2 plan ending where it did is that we're holding the curb line along the front of the or on the south side of the 1625 building so today we are seeking uh final s plan approval
with variances for Building B that building is the same as was shown on the on exhibit A1 the building is oriented has the same configuration same uses same size same size same everything we have a plaza um the only thing different with the plaza is now part of our storm water management system um that is connected to Basin one you can see on exhibit A2
there is no Basin underneath the power lines um I've placed a red dot because we're still working with Southeast Mars on the hot box specific orientation but it is beyond the conservation easement it will be in this lawn area off the northwest corner of the building um so in addition to Building B we have the par working layout it is
the same layout as what is shown on the overall plan obviously it is truncated at the existing Drive aisle um along the front of the 1625 building um we are also going to as part of this phase relocate the driveway to Johnson Road the southern driveway to Johnson Road the northern driveway will stay as it is the existing parking area are on the east side of the
1625 building will not be touched the helipad stays where it is all that stays the same U we are making utility improvements landscape improvements lighting improvements um we've worked with jcpnl we've also worked with TC energy which is the transmission gas company that has a uh significant gas man through uh the St easeman area
and we have their approval for construction as well we are seeking a couple of variances one is to construct a third freestanding sign in in the plaza for Building B um the ordinance only allows two freestanding signs one is the Reconstruction of the existing freestanding sign out at Littleton Road which now says wer um and there
will be one at Route 10 by the uh new driveway out to Route 10 that was previously approved that was previously approved um and this freestanding sign at the plaza is integrated into the clock tower that we had always proposed for Plaza B but now we put a sign on that lce work and I'll show a uh an exhibit a little
bit on that the sign only identifies the center crossing the t it does not identify any individual tenants unlike the other two preing signs which identify the center and a variety of different tenants which Mr Deets will talk about and we were also seeking variants for some larger monument and freestanding signs as well as the third tenant sign for the self storage facility um
there is also we're requesting a modification of a condition in the original approval where it said we would not seek approval for any additional phase without having do uh access permit well actually gives the board discretion to gr the approval so thank you for asking the board to Grant discretion to allow phase two without the dot connection correct and in support of that we submitted
a supplemental traffic study that Mr Waltz has reviewed um and it indicates that the addition of Building B does not violate any thresholds that the NJ doot has established for defining what they call a significant increase in traffic which is 100 additional peak hour trips and Building B will not generate any that level of traffic to the two intersections under the state's control one is Littleton in Route 10
the other is Johnson Road in Route 10 um as part and this was a discussion at the first application we had we have shown a sidewalk connection to Signature Place the uh Rental Community just to the south of us uh We've run that through varish residential who owns and and manages that property and there's there been
an easement agreement put together that both varis and The Crossings at tent are concurrent with an agreement on um and uh we have submitted it to the board attorney for review um the existing shared access out toout to Littleton Road through the Stop and Shop property um is being being maintained um and as they said
the Johnson Road driveway is being relocated and realigned there is a requirement for cross access easements um for actually cross access circulation parking and utilities those have been prepared um and the approval for phase one required us to file those before certific of occupany so assuming that
we don't need to make any tweaks to those we will do so and I know Mr Ryden will check that off on his list before he gives this gives the sign off to the building department for the CF um Building B just as a reminder is this three story building the footprint the size the area of it is no different than what was previously approved um for phases 1 and two what
is shown on exhibit A2 we propose a total of 699 parking spaces where only 567 are required um and just to note and we have this on the plan the office space in building a and the office space in 1625 will not be uh occupied concurrently so once building a is the office space as a TCO they will be able to move over
so there is not going to be a parking demand associated with those two office components at any given time um we have five AA spaces approximate to Building B and then there's another 488 Ada spaces that exist by the 1625 building that are being um maintained uh we have four EV parking spaces
approximate to Building B plus six EV parking spaces near building a reminder jcpnl does not permit those EV Chargers to be within their easement so they are all outside of the easement um and jcpnl seen that and theyve blessed that um the internal sidewalk system that we had developed as shown on exhibit A1 is being maintained um so there
will be connectivity between buildings A and B There is connectivity to the 1625 building um and when we move forward with future phases that will continue to to expand um we are maintaining the monument sign at the southern um Johnson Road driveway that's permitted it's permitted to have
Monument signs at both of the Johnson Road driveways at this point we're only going to construct the one at the southern driveway um because we haven't built the northern driveway and the free standing sign out at Littleton Road and the share driveway will be constructed as part of phase one um uh the rough use in recycling is generally the same it's in
the same general location it's slightly different because we've reconfigured that parking area but it was shown in the Southeast corner of Building B it is still in the Southeast corner and it is along the drive a so it is very accessible to trucks and they'll be able to access it and circulate around the site um the self storage facility uh the applicant has I guess
it's a letter of intent with CubeSmart to uh operate the self storage facility excuse me on this site building and the entire site is being uh own will be owned by 1625 R1 LLC they are the owners of lot 4502 225 Littleton LLC owns the Western piece lot 45 o right
but Cub smart will be the operators of this um they have a number of facilities in the area um one is just to the east on Route 10 where the old too Swim Club used to be by 287 um they also have facilities on Route 46 in Pary Han ravenue in marown latel Road in East Handover rosand
and one in R so they're well known they have a lot of facilities in the area um there there is an office and Mr Deets will talk about this in more detail the office is in the southwest corner of Building B um the office itself is open from 9:30 a.m. to 6 P.M Monday through Saturday they are open Sundays from 11: to 3 customer
access to the units they can get into their units they don't have to necessarily go into the office once they have rented those units but they also have limitations from 6:00 a.m. to 10 p.m. every day of the week so there is no overnight access to these units um they have one full-time employee and two part-time employees so at any given time there will be no more than two employes in the office for cubes there
are approximately 460 storage units and I only say approximately because we've done a layout based upon their mix of the size of units again Mr de will get into um it could change slightly but we're in that ballpark um they have cameras and alarm systems so this is a monitored facility um their lease agreements prohibit hazardous materials illegal substances everything else within the units
um they are experience Cube shorts experien is that they get about 20 to 30 trips per week um to their facility by the customers um the site circulation um there is an internal U drop off area at the rear of Building B where uh C customers can pull their cars in and
take materials up into the unit they can also Park in a parking space if they're carrying a box um and take it into their unit um the Slate circulation is the same as previously approved fully accessible by the Burrow's Fire Equipment um and delivery vehicles uh for this building um again under the the burrow and state storm water regulations
this is considered a major development um on its own and because it's part of a of a comprehensive Redevelopment of the site uh it is a major development and it is subject to the green infrastructure rules that went into effect as well as the enhanced percipitation values that went into effect in July of 2023 we updated our storm water report we had done a storm water report
for the entire site we updated that to incorporate the changes for Building B because we've eliminated a basin and enlarged another one that has been submitted to Mr Ryden for his review um and it continues to comply with the burrow and state regulations for storms for each of the storm events both under current precipitation values and future precipitation vals um
Basin one is of our retention Basin it's going to be heavily planted um we really don't design basins anymore to be big open grass areas these have a mix of trees and shrubs so it will be as attractive as a basin can be will still perform its function um and uh its design complies with the
applicable regulations for separation to seasonal high water table and to drain time after a storm sanitary sewer there's an existing sanitary sewer line that runs along the southern property line we're going to construct a new sewer line that will serve each of the tenants in Building B and then will Connect into that existing sewer line along the back of the property um water this
we had already always contemplated a hot box uh We've shown that on this plan it's on the S plans um in accordance with the condition of the last approval that uh hot box is going to be painted in a neutral Earth Tone color subject to miss Lan's uh concurrence on the color it will be screened uh with plant material um
but is located in the far Southeastern portion of the site um Gas Electric telephone cable all will be brought into the site uh from the respective uh existing services along Johnson Road lighting we're continuing to use the same lights as we did previously they're all high efficiency LED decorative lights um they are all 15 in height so that we don't run
a foul of Jersey Central um I'm tired of saying that but it's the truth and they guide everything that we do in their power LS there are 23 single fixtures and 13 dual head fixtures um there are also 10 wall mount fixtures which also are full cut off uh directing the light downward and they're mounted at either 8T or 15 depending on their specific location we do
have spotlights for the monument sign on Johnson Road um landscaping again we have a extensive Landscaping program though anything within the easement itself is all shrubs because they don't want trees um and actually even the the PC energy who has gas transmission main won't even allow us to plant
shrubs within their portion of the E so um so we have as I said by retention Basin um Outside Agency approvals we have submitted resubmitted to as Soil Conservation District for phase two of this project they have approved phase one um we the uh the County planning
board has asked us to resubmit for phase two um we will do that um the uh water is being reviewed by Southeast Mars we're working with them to um get that approved and the do um I think when I stood here 14 months ago 12 months ago said do
would take forever they are taking forever um they gave us we submitted in November we were deemed complete in November of 23 we got the comments in April of 24 we resubmitted to them in June of 24 I'm still waiting for a response and believe me it is not for a lack of trying you get you know almost weekly emails today I would call them but they never pick
up the phone so the other reason that we're asking for relief from the the or for the board's discretion and allowing us to proceed with Building B uh without do approval besides the fact that it doesn't trigger any of their requirements um that's it on my site civil if you wish I have four points I want to make on the supplemental traffic study I can either do that or I can
wait for let's just run through a quick okay so the traffic study the supplemental report stated September 23rd of 24 the purpose of the report was to confirm that the phase two project did not result in a significant increase in traffic to the state highway system which is 100 additional new trips at any given point within the state system our analyses confirm that indeed the phase
one and phase two development programs would not result in a significant increase in traffic at either of the two intersections at Littleton and Route 10 or Johnson Road in Route 10 and this has been affirmed by your board's traffic in Mr moris and that's all I have on traffic I think you beat it to death significantly the first time around so let's just review the sign variances so we're clearly with that then we'll have will go through
the signs specifically okay so A3 okay we'll have Mr D architect go through this in more detail he'll also talk about the building and how how it work so the one variant is just tell us what this isor this look like a rendering so this
is freestanding sign perspective at Plaza B crossing the 10 dat today this is the front of Building B can you point to it on A2 are this clog Tower is located right in the plaza this notch in Building B right at the end of the boulevard so when we get to the point where this Boulevard extends all the way out Route 10 you're going to drive in and that's going to a what you say hopefully um in front of
you um The Clock Tower in its lattice structure were always part of our plan uh as we as this plan has evolved um the applicant said I'd like to put the center name on that lattice work Crossing at 10 so the ordinance only contemplated two free sanding signs and we already have two approved for we have one approved at Littleton Road and
the shared driveway we have one approved sorry I got to go exhibit a one one approved on Route 10 in front of building F so this would be a third sign associated with that variance for a third sign freestanding sign is that it's not permitted in this location the ordinance was specific that it permitted sign freestanding signs at Littleton Road and at Route 10
so this is neither of those locations um we and Mr DEET will show this more clearly we're each tenant is allowed two wall signs and Cub smart has one on the North facade and on the East facade they would like one over their office which is on the west side so that people know that that's where the
Cub smart offices um the we're asking for a variance to permit the freestanding sign at Route 10 even though we're not building in this part of Space 2 we're seeking the variance for that to uh have that sign be 2221.80 square ft is permitted so got a little bit larger than we originally correct correct and we'll explain that I guess
and Mr G will explain why um and then the monument sign oh uh there's also a monument sign again referring to exhibit A1 there's a monument sign in the island on the route 10 driveway that Monument sign is permitted to be 125 Square ft we're seeking a variance for 25.7 ft and the
two Monument signs on Johnson Road one of which would be built as part of phase two they are allowed to be 75 square fet and we're seeking a variance to make them 76.6 Square ft for very minor changes in the square foot they got a little bit wider basically correct correct so those are the variances that we're seeking and we'll bring it back later give the proof so those Mr correct that is correct all you've seen
the reports then from the board's Consultants yes but you heard me indicate before we don't object any of the comments I guess the question is is it worth take the time to go through any of these comments or simply stipulate make the changes that are being asked of us um just one of the things that um I just want to touch on Mr Ryden asked about the amount of soil disturbance for the phase 2 project
you're referring to his report dated December 30th does that sound right correct and this is comment number three on page two um the quantity of soil to be uh exported because we are uh cutting more than we are filling in this portion of the site and is approximately
6200 cubic yards for the overall project because other parts of the project will have fill um was a net export of 9,000 cubic yards so there's a good chunk of export that will occur in phase two pH how much in phase two 6,238 cubic yards to be exact you can give that detail to Mr R yes and that doesn't include the pavement
materials and things like that which was a condition of the of the overall approval and that we would rebuild the parking lot um and uh I covered that so that's really all I think I want to touch upon in um comment six or is there any there any interation between phase one and phase two
that needs to be sequenced in terms of common common facilities that I use now phase one is Standalone um that is underway um starting very soon we have a preconstruction meeting schedule for later this month sometime um phase two going through agency approvals resolution Alliance board obviously first board approval um you
know is going to be several months out um and uh but the the utilities for phase two are separate from the utilities for phase one so it's a little unusual especially what water they usually like to give you one connection well they're G going to give us three so so that's it unless there's anything
else just one other question not of the report but you you mentioned the new Hot Box by by the U the 225 or 1625 is that is that going to be treated the same way as the other one with painting and Landscaping and so forth correct okay thank you I mean we'll work on the Landscaping because there's a 200 foot conservation easement between Littleton Road I made it clear when I talked to Southeast Mars because they really want it right up
against the RightWay line I says I can't there's a conservation E I can't you know put it in there the water line runs through there um but you know um we can't put a structure within um within that conservation what does that water feed just the 225 building yeah because the square footage that building doesn't change and under DP regulations retail and office have the
same demand so um the 1625 building is fed by an existing water line off of Johnson Road with an underground vault which they're allowing us to keep because they spent a lot of money putting new meters and stuff in there and they said they don't want to revie that so some accommodation we got um
Mr wtz uh review that's dated January 16th is that correct correct um Mr maltz in section a uh item two talked about um he raised the point if Building C which is in a future phase was a supermarket um your code requires larger parking spaces and they said we would deal with that at the time that we had
a tent we're not here for that building so we're striping the parking field between Building B and 1625 with 9 by8 spaces if when we come in for a future phase there's a determination that 10 foot wide spaces would be required we'll just restrike those spaces um and he in section B goes through um his review of our supplemental traffic
report um and he concurs uh at the bottom of page to that um we would the 100 new peak hour trip limit would not require a uh would not be affected by this proposed phase one and two development um which he affirms in number three on page three um by giving
you the update on do I wish I had better news um and in number five uh We've confirmed we've reviewed the state access uh management code and you count the trip from the site even though there's a Jug Handle and it goes through twice that would be double counted we only count it once it's what enters that intersection um and uh so it only gets counted
once we don't get penalized because they have a j I'm fine with that thank you um M's report this is January 15 correct so starting on page four I went through what the changes were um from the why we're asking for an amended preliminary um it
talked about when the de demolition of 1625 would occur um one thing I believe that there's a take over Miss lany's report uh in the second main bullet sub bullet number two about the monument signs on which page here page four still the the the monument signs approved at 74.
66 because 75.6 would have been a variance and we had no variances for signs on the original um the um we are showing nine retail spaces in Building B it could be less probably not more but Mr Deets can weigh in on that and the self storage facilities is operated by cubm based on Loi at this point but
would not be owned by them um the new sign on the clock tower is only for the shopping center has no tenant signs as shown on exhibit A3 um on page six um my reading of the minum signs on John the road is that we are permitted a monument sign at each driveway so
we are permitted to two not just one so um and I know we all spent a lot of time and effort in writing that ordinance to work so um so there we're not seeking a variance for the number of signs we always showed one one Monument sign at each driveway on Johnson Road and what we continue to request or we're not requesting it
the board's already approved it we are requesting a variance for slightely larger Monument sign Mr D to explain yes uh comment two on page seven um future phasing timeline is going to depend on do can I can I actually ask an amended question about that sure so you know you have um whatever A through H in buildings and
so you're you're have gotten or in the process of getting approval A and B how many more buildings or how many more phases could you build before you have to you have to have an entrance from rout 10 I mean this is it this is it you can't so you have you're now have to wait for do okay unless we come up with a use that does not generate a significant amount of traffic I don't want to close the door entirely
um but you know based on where we are um we need to get the OT moving all right can I ask a few couple more questions yeah I was actually going to go to the professional so yeah okay so the um the lce sign that you have can you uh explain how tall that is in relation to the building how tall the building
is I you the building I can you the building okay I know that the
area of the sign The Crossings at 10 is just over 96 square feet
on the detail sheet H detail so
from grade of the plaza to the top of the lattice is 40 feet 4 Z okay and how tall is the building so the the main parit is 43 ft in height okay and then there's some bump UPS Mr we show you this when he comes up yeah the reason I'm asking is
we specifically don't permit signs facing Signature Place and so that's why I was wanted to make sure then that the building if I'm understanding correctly is going to be enclosed in that courtyard correct and so it won't be seen no either from the east or the South no great and is it lighted the the clock the clock will be um I would assume that the letters will be illuminated because
otherwise it's not really going to be visible so I would say the lights are the lattice obviously is not it's just a stru okay and then um when is the timing what is the timing for the Signature Place connection are you g to have to wait until C ofo for Building B it would be constructed as part of the improvements for Building B so it would be part of the
overall construction making as we make you know they build the the parking lots and the sidewalks it will connect over to Signature Place so we'll be part of Mr wyden's punch list uh before we get any kind of sign off for building bait it'll be part of that I I was just curious if it could be implemented you know earlier but it doesn't sound doesn't sound like it no I mean with the construction
of Building B you don't want people walking through there anything else from Miss L's report you were on page seven uh the only thing is the cross access oh for the walkway connection we already talked about that um both of the the applicant and bars
have signed off on it and just you know is the form acceptable to the barel so um they're ready to build it upon approval as part of the overall process those are my like questions right now Mr R Mr chairman Mr Keller answered all the comments of my December 30th report this testimony and the followup review of the report I don't have any f Mr answered all my coms I had AEF
letter this time you know I'm us very extensive this was a lot of it was taken care of phase one we had the overall review of the entire project so a lot of the comments that normally would have would taken care of in that earlier phase but he responded that the outstanding so I have no more okay planning board any questions visit the signs more yeah the architect will show you exhibits of them explain
how they got wider so you'll see that and then I'll come back and do planning for correct I I have a couple questions um I know I saw it on the plans can you show me there where the crosswalks are and which are the raised crosswalks we have you're referring to A2 now right yeah so we have a ra
CR walk um at building a in Phase One um back at A1 now I'm back on yeah A1 thank you we will have a raised crosswalk on the boulevard um generally in the northern part of this lot but since it the boulevard doesn't go through we're not going to do that until we come in for another phase so at this point we have one rais crosswalk um the crosswalks are we have
a crosswalk across the Shar driveway um where the sidewalk connects from building a to stop and shop we have a crosswalk on our what we call Road C uh two at the corner at building a and Building B one in front of Building B which leads to the sidewalk that runs down the island in the parking area we have another pair of crosswalks off
the northeast corner of Building B um the one across Road B connects to a sidewalk that comes up uh to the area of the helipad which will then in a future phase will continue in a Northerly Direction and when you had been here previously and got the approval for the overall site plan phase two was going to be all the rest of the buildings and now it is not correct and you had
talked about maybe making a driveway from the current driveway on Johnson Road and you were going to sort of put you whatever we were going to make it more convenient for somebody to come in the existing driveway and get over to building correct and but we're not doing that now uh I mean May in an interm stage depends on the timing of this
and of Building B and also you know we have to manage I mean this is an active site I mean there's people who work in 1625 they require parking um you know we haven't gotten into the details of how we're going to Stage construction right now the focus is on build on reconstructing building a and building the parking um and uh you know once we have that
in place um you know then we will have you know and depending on our timing to get this building fully approved uh will guide how we create some sort of potentially interim uh internal circulation so when this is being done when when you start construction on okay um and and it's under construction is there
going to be a way to get from Johnson Road to stop and shop yeah we're going to have to maintain that access okay it may not be at well it's not exactly convenient today because you have to go in and go left and go down and come up and over and um uh but we will we will be maintaining that access we don't have the details of L right but somehow we'll
be able to get around that lot and and get that okay did just so that was one of my questions too ER did you move the that the southern L driveway on Johnson Road yes this which way did it go it went South South right yeah the existing
driveway I just have to the driveway to get to
1625 and going through the active site any open right um the existing driveway um actually is generally in kind of that same location we're going to have to work out how it's going to work out could you could you use well you're not going to construct
a Northerly driveway either right no because right now um you we have to look we we'll look at that um we track container for phase two what size is that and how many businesses do you have in so it's the same size as we had under the original plan
um there are nine retail tenant spaces um plus the tub smart that dumpster is not available to cube smarts customers only to the employees customers have to take those with them yes the customers are not allowed to use the D and that will be in the lease agreements with Cub smart so that
enclosure is 10 by 20 so it's a refuse and it's also recy so you know was that eight yard six yard it's probably six or an eight you know um we discussed the timing of the parking lot lighting back I believe that's
still we can um we had security lighting lights that would stay on 247 well that's the not 247 th th to Dawn those were marked on the plans we can do the same for uh this you know we would probably have two or three at the re the building um you know there is
as you can see on exhibit A2 a significant buffer between Building B and uh Signature Place um most of Building B is by the parking lot in the amenity area so it's not by the one Manor building um that's in the northwest corner of the Signature Place
of is that just a I'll say an advertising sign or is it just more of a directional size type sign it's more of a directional sign um yeah I saw it on the rending we we'll show fix yeah I I don't have the size the sign is conforming just the fact that we're asking for a third sign
so Mr driveway the rear access driveway that goes behind 15 building yes comes out on Johnson you point that out onor map it is generally app the D and Johnson Road on exhibit
A2 now you're aware that the bur has a an agreement fory 1515 building in Handover Township about traffic counts coming out of the back of that building on Johnson Road I was not aware of the specifics of it but I know that there's some discussions among the municipalities about the use of that drive so there is an agreement in place already now for the uh you know people coming using that new and coming
out to Johnson Road different pH that and traic different Rel measures
I just one fin question that I have I think you touched on it with is the timing of this in phase one so phase one will be starting construction IM um we are probably you know a number
of months away from starting this um subject to obviously board approval and Outside Agency approvals going through resolution to developers agreement it could be simultaneous there may be some overlap between it yes and we have to manage that I mean remember the applicant and other part that are tied deeply into this site
have businesses to run so and they're going to be attracting tenants to the building a um so U you know we have to manage that and and get into those details and just I got to ask why this the slight signage change now we didn't do that prev I think Mr Deeds can answer better has to do with the lettering and the way it looks that for you
yeah okay just uh thank you very much for the presentation appreciate it um welcome so you were talking about the uh uh the basins that that moved um can I ask what was the size of the original Basin uh and then the new Basin is being enlarged is it comparable um or is it the same is the question it it's it's not necessarily A onetoone you know relationship it's a matter
of surface area of the bottom um and then also the volume um I don't know the specifics of the area um obviously the just by inspection looking at A1 the area of basin one plus Basin 2 does not equal Basin the new Basin one but it has the same uh performance and that we still manage to meet the reductions associated with the 210
and 100e storms so um but it is you know not necessarily just because we had this much area before that we need to have that much area in in the uh in in the redesign um so it's a matter of volume how we control the rate of are leaving the site um so you know you can't just go
oh a and b equals c and you know I understand it's a matter of volume it holds the holds the appropriate amount of volume correct okay understood thank you um the uh just can can you just go over for me since since we're not doing the um the route 10 exit currently um how how would the traffic flow from north to south south or South North sorry from from uh 202 to to Johnson Road How would how
would the traffic go through there so on this plan before you on exhibit A2 um we maintain the Shar driveway at Littleton Road so say somebody is going through they they would come in here they would have multiple opportunities to get to building a as they come down this driveway that will eventually be of the circulation system for the rest of
the center just goes to the uh 1625 loading area so it's really a dead end um you would then come down Road C and then you would have the ability to make a left on the road B and go out Johnson Road and vice versa if you're on Johnson Road you would have to come through that way so the driveway in Johnson Road provides access to uh Building B and building a in the par okay so one one concern I have when when those are both built right is because
people do it currently today they use it as a cut through right now it's hard to do it um but with what you just explained it'd be easy for people to go through there so is there any any thought given to that well I mean we had a lot of discussion on it and I don't know Mr Houston you weren't here for our first go around on this um we did talk about it um we did you know we have stop signs so when you come in um you have to stop at this intersection and make a right
so it is not a straight shot throw um you also as the center develops we'll have the activity of the various parking lots which will serve as traffic cing um and you'll make it I mean right now that whole Southern parking lot is basically empty right you know so um and uh you're going to have pedestrian
activity in here and things like that so you know the design of it is intended yes we didn't want to make it too circuitous U because we also want to serve our customers um but serving our customers will also tend to um reduce the you know the likelihood of cuts through traffic can't stop it no understood um in uh in the resolution uh it stated that you're
removing 183 trees and planting back 66 trees and 2300 deciduous trees and evergreen shrubs um you mentioned before about um some you're saying something about how they only want shrubs and not trees you well the orig jcpnl will not allow us to put trees um in the power line e which is I think 200 ft wide um um so we never had trees in there so that overall plan um
is really not changing the number of plant material that we're putting on the site uh from you know there is some change with the elimination of basin B and Basin 2 U but everything else will be planted um as I mean the intent is to plant it as it was originally approved um you know the so okay
you we're not materially changing that we never had trees Within These or any understood is there and maybe this is a question for Mr Ryden or Miss but as far as the actual trees that or anything that's being planted back was there any anything um about it being native to the area or is it just general bushes Andes no gen we we favor native plant material You Can't Always Get native plant material that meets the
overall goal of landscaping a a commercial site we do use non-native materials we don't use any invasive materials um the plant materials that we had on the overall plan we haven't changed those some of the numbers may have changed um but the same material is carrying through okay um that's all
the questions I thank you you're welcome thank you um just a couple of points of clarification here um and out of curiosity how big is that hot box that's being put on the north is it tall is it wide it's it's about six feet tall about 8 ft wide and it could it can be and I'm trying to get confirmation it could be as much as 26 ft long um
it's got a meter in it it's got check valves it's got backflow preventers there's a lot of pieces of equipment in there and you need to get access to it so um the one on the by for Building B we've plac the narrow side facing Johnson Road um and there is also some slope there so we're hoping you know between it's going to be set above
the road uh and that we can we will plant shrubs and whatever to screen it uh along Johnson Road um and uh the one out at at uh for building a um unless you're in the parking lot you're probably never going to see it okay thank you um regarding the the con conservation e on Basin one we talked about large I'm sorry Basin one the
the Basin as it exists as it will exist right when we talked about the plantings we kind of talked a little bit about it obviously it's not the same number of plantings but we want to just ensure that we're not reducing the number of plantings on the overall site because we've because you guys had to make some changes so where maybe you couldn't plant as many as are we still maintaining the number of plan things um the I mean
we had plantings in Bas two which if they had allowed us to keep the Bas they probably wouldn't have allowed us to put trees in there and it would have all been shrubs so we may have a few less shrubs in that area just you know um we will
I we can look I'll look at the total number okay um you know if if the if the board's concerned we can probably put some additional shrug material um in the area we can't get too close to the tower that's another yeah you know touchy point with Jersey Central um and
and the gas main is someplace to the south of the helipad um and we can't plant anything in there anything except grass in there e so but we can look at areas you know that are not in either of those got it okay and then I just another I know we're going to talk about signage so I don't have the questions about that but um um in Miss lini's comments I think um there was a comment about including how the operator prevents illegal and or dangerous substances
from being stored on site I know you mentioned there's a lease and then some of the other stuff is a lease but I don't know that I might have missed it I'm not sure you touched on that element well you know they're it's in the lease they get caught with something in there I mean this goes to any self storage facility um you know there they have access to their units they bring in something illegal and the operator doesn't know they you know there's
no way to police it know they are not an enforcement agency other that if it's found their police is terminated and they're out but there are cameras or monitor comes and goes I mean you know somebody's Wheeling something down and it's clearly something that shouldn't be in here that it's caught on the camera the the videos um I believe are maintained for for 30
days so they would have time to review those uh camera logs and those sorry those cameras are maintained by Cub smart or by an outside service well Cub smart would control it whether they contract that out I don't I don't know the details of it but there cub smart managed uh security cameras and
then one last question because I can't remember this did we talk about construction vehicles entering and exiting the site did we limit was there limitations that they're just coming down Johnson or they coming off of 202 I couldn't I can't remember I don't recall I think everything has to com in off of 10 yeah it's probably in a developers agreement I don't know that it was not supposed to use go out of the site make a right yeah I just wanted to make sure that was in I think that's
in the resolution yeah okay that's it's there yeah yeah you thank you the only other remaining question I have is you mentioned no overnight access how is that how is that prevented is there well it's a lockout yeah it's a lock out you I mean it's either a keypad or a fob or something and the system won't allow access between 10 p.m. and 6:00 a.m. you can go there and punch in your
code it's not going to let you in and you touched on trash that would come out of Cub smart where does the trash go well Cub Smart's trash what the office generates would go into the dumpster the customers have to take it away with them that's part of the lease agreement so if they bring in a box and you know uh you know they have to take that box home with them they can't throw you know they have no access to the dumpster or if they're cleaning out their
right right yeah that's probably a better example Mr chairman okay any other questions from the board I do I have a couple other questions the the pathway that's going over the signature place is it sort of where they've made a separate is is there an incline how wide is it it's uh
5T I think it's 5T wide we picked that location because from what I understand I never did see the existing one but it kind of like cuts through the woods and it goes up a slope um we pick this location because it's relatively flat okay um and uh and we have a note on the plans that it is to to be um you know field adjusted to minimize disturbance of trees
and to maintain less than a 5% running slope but I believe it is 5T in W and and one other thing that and and I know we discussed this at the prior application and and approval but we talked about speed bumps and you say that they don't generally put them intern in parking lots for you know retail
I just want to make this make mention of this years ago and I'm not sure how familiar you are with the site but the uh fir Cliff Commons that place was a nightmare okay it was just a nightmare and at Christmas it was horrible when they redid that whole development there um they put in speed bumps they put in stop signs all over the place they put in rumble strips
and everything else let's just leave that open for now because that place is runs like perfect okay there's no backups no nothing um let's just keep it in mind we can we can certainly do that obviously you drive around there and see what they did I mean they I go there often enough my my office is up here here on Campus Drive you know actually many years ago I reviewed some
of the past applications I that where Mr Waltz is sitting now and reviewed some applications many years ago for what is now prior Cliff col so I know I know this s pretty well and and it's it just runs so smoothly now and uh you know some of those speed bumps are pretty tough but it it works so maybe at some point we may have to bring that up again understood yeah I understood okay which side
is that pardon me which site would you refer the the G Cliff Commons the coal shopping center okay yeah you you drive around there I mean they've made it difficult to to um disobey or not to stop and uh they' made fourway and things like that so I don't know that it's necessary I'm just saying let's yeah I'm familiar
with that because I reviewed it yeah right that's all I have i' like to ask the public if they have any questions of this testimony okay call Mr de
are first witness um please State your Nam by your
last Charles P Deets d i TZ you sarir the testimony give evening board will be the to help you out yes M te you're a licensed architect in the state I am I'm very much younger than Mr Keller so my license was from 1989 and it's 10,815 had you testified before this board and many others in the
state now a Medicare baby as happy birday and you're familiar with this site applications I am any questions regarding his qualifications as an architect no okay so since Mr Keller did such a fine job kind of hitting on all of the K big Keynotes of Building B and what has changed and what has not changed I'm just going to run through because I know there's some new members and we have an audience this time around
uh what I'm showing you look the mar is this one on the right is the existing rendering that we showed you when we got our original approval uh actually a12 12924 let's mark this is A4 for this application this is the rendering that the board saw about a year ago a year ago correct basically what I'm showing you is that all existing mat colors height footprint or exactly the change the big difference whatever you want to call this is my updated
rendering let's call it A5 this is the current rendering correct A5 one two and this reflects on file at the board in terms of the the design yeah this is just a color version of the black and white elevations that we submitted as part of our package perfect and as you can see the biggest change is we've highlighted and we bed the development and the design of the plaza the lattice sign and clock tower that sits in the
plaza as Mr Keller stated when I first looked at this plan and spoke to the applicant and the civil engineer this Plaza basically sits just to the east of the main Boulevard that comes in from Route 10 when it comes in from Route 10 when it comes in from Route 10 someday uh and when we had this indentation and create this Plaza I thought it would be a great focal point for people as they come in the Main Boulevard to have a destination at the end have the name of the center on the clock tower as
an identifying feature and Mr uh Keller stated that it's a little kind of funky because of the view but as we talked about the building is about 3 and2 ft taller on all sides around this Plaza so you will not see to the east to the west or to the South the clock face or Tower or signage anywhere else unless you're standing right front it on the property so the materials and everything are all the same so I just wanted to show everybody that this is in reality I
don't know why the rendering came out a little different this color at the stone we basically have three main materials uh a thin Stone like a cast stone with the score lines will be on the upper two floors we have a very rustic brick material for the main face of the buildings at the lower elevations and then we have these uh beautiful windows that are designed to be to match turn of the century look toall Windows
large mions between them individual divident lights like you would have found again at the turn of the century that was the applicant's desire we have some decorative W sconces at the top to provide some lighting uh in the night time again they're just a glow fixture they do not add any intensity to the foot candle and the overall lumens that are around the site they're there for decoration and a little bit flow onto the looks again we have structural steel canopies that are tied back with cables back to the building reminiscent of if
you're familiar in New York City the meat packing District these are very large structural steel canopies again that go with the style and the phase and the the look we're trying to achieve uh they will have a finished sof and down lighting that'll just Shine Down onto the sidewalk below these canopies not only decorative but they Supply each of the tenant and their doors a little bit of cover they project out 5 ft off the building so you have time either put your jacket on take it off pull
your umbrella down put your umbrella up as you enter and exit uh the plaza and again the enhancements in the plazas uh not even knowing who the ts are other than the Cub smart we've set up areas for some of the Landscaping to be prominent there and just some outdoor tables and chairs when the weather is nice and again that's just on the uh The North Face facing rest of the shopping center I'm going to do this pretty much
all my exhibits kind of a side by side black and white uh no is the floor plan now yeah so this is what was submitted to the board again we're proposing a m this would be this is the same plan the board has yes this is not really a new exhibit it's exactly what we sub Mark Andy it's the same plan you have the 12 sheets that you have A1 through A2 again I just wanted to share
everybody that wasn't here the last time again really the only expanded uh design work we've done we have the nine tenants shown across could be less that's all first floor correct all first floor what we're proposing with Q smart is now that they've been uh basically brought on board they worked with us to develop a layout so what Mr Keller talked about it worked out perfectly you have some side parking that actually is adjacent to the main door to the office area to the C smart where the two one the two
employees will be so you can park here that's where the third sign that I'll show you what elevation is going to be you walk in take care of any paperwork to go through the Rental process to try to rent some of their uh their storage spaces when you come in to actually work and use your storage spaces you'll drive around the back you get two spots if you have a U-Haul you have a van you have a pickup truck you can use these spaces to unload Lo back door it's covered yeah it's covered uh and
then there's a door at this end that you use your key fob come in and either go up a ramp or stairs come into this piece there are a few cubes that they will rent on the first floor behind the office area and then they have the two main Freight outs that's what we'll take you up to the second and third floors because cubm will take the entire footprint of this building whereas on the first floor they just occupy this portion of the building when you get the two
and three they will occupy the entire right so retailers just in their first floor correct so again working with Cub smart and their team based on the dimensions of the building these are the same plans on file with the board correct we have extra seets because of your ordinance complete this review that didn't allow us to have these plans at 16 scale so you can see we blew these up the E
scale but again working with qmart this is the left half this side of qmart each of these lines rep represent a storage unit could be 10 by 10 10 by 15 10 x 20 5 by 10 they worked out to get the numbers that Mr Keller spoke about I believe was around 460 units so again once you have access you take the freight elevators up or you can take the stairs there's two sets of stairs uh and take you into your
space either on the second or third floor again giv you an idea and what sheet is this this is A5 of the set all this these are the 12 sheets that you were submitted with so basically shows our architectural footprint our windows and then we've inserted a cube smart layout that works for them uh in their standard prototype set this takes you up to the third
floor left third floor right then we'll get to the elevation which I'll show you the other so previously we had let's work this this is 88 it used to just say Self Storage we changed the sign same size same everything we just wrote the word Cube Self Storage versus just saying s Self Storage previously but we've kept the box the same square footage it meets
the ordinance uh so we haven't proposed anything different other than actually putting the name of the tenant on the building so this is the parking lot facade so they're asking for they'd like to see one sign on this section of the building this is a smaller version this is the blow up then they're asking for the second sign because we Face two roadways so they're
proposing the second side on Johnson Road Again be previously it said self storage now it says Cub smart Self Storage it's at the uppermost portion of the roof there so those are the two signs that were entitled to have byin those were permitted by ordinance those are both permitted by ordinance for number and square footage and then lastly once we had cuart Cub smart C and approved where we had located their office they felt because there
was no signage on that side of the building this is the side that faces building a they asked if they could put their name uh just on the little canopy over their doorway so people know if they're parking in these stools adjacent to the building they know where to come in and someone asked that's a 28 square foot sign and we are actually allowed in area 20 two 2 and a half% of the facade or 100 square feet we allowed we're asking for 28 square feet so the
variance is the number of signs for this tenant but the areas you can see is very small and limited compared to technically if that sign was allowed we be able to have 100 sare foot sign there we're only proposing 28 the internal letters and like our retail it would just sit on top of the canopy it allows their patrons to identify where the office is Park in those stalls easy access in and out uh before they actually rent one of the units so that's really the only
changes architecturally the building B for my initial the layout and advancement of the cubes the third sign cubes smart and then having lattice sign and closet details in the area otherwise everything else about this building is identical to what was previously approved during the plinary approval stage for the other phes that weren't uh build yeah let's talk about some signs let's talk about the signs
this one we need to mark this this we didn't mark because it was part of my original set which had 33 sheets so whatever our black and white set the first time whatever that number was this is right from that set this was the last sheet in the set and what that showed is the taller freestanding sign on Route 10 which we met the height and area requirements originally this was the freestanding sign on Route 202 on
the original approval we met the height and we met the area so this is from the prior approval this is from the prior approval so we should Mark this Mr Brewer so go like this a so this is the previously approved side essentially the two and these were both conforming free standing sizes both in area and in height and location and
location and this is also from the PRI and this was sheet a32 correct from the original approval so mark this is A7 these the previously approved Monument signs correct previous monum which were also I I know they say Highline Mark place which was the original name which was the original name so the signage is going to be replaced in the same area it's going to say Crossings a 10 so since when we spoke uh and what you were hoping the applicant would do as we move
forward with the rest of the project was advancements in uh collecting tenants to occupy the buildings and other features so uh the applicant me we know we had building a approval and we were coming in for Building B and that we were going to be able to fabricate the two signs the freestanding sign or the minman sign on Johnson Road and the freestanding sign on Route 202 I gave them a recommendation
and they hired an official sign manufacturer who will take the design that we've come up with they'll detail it with specific drawings make sure they can build the sign they can get the letter in work and then they'll build all the sign cabinets uh for the future tenants what happened is when they got into the fabrication details they realized the mesh or this screening decorative screening that we proposed was not mostly on
the vertical was not wide enough to basically handle the font the stroke the curvature of all the letters it couldn't fit signs are basically built by really thin letters are difficult to make kind a metal sign cabinets you know strange things like that they need a certain Dimension as a minimum to be fabric at and to function so they basically came back to us and said can you increase the width of both the Pyon
sign and the monument sign in this East West access to allow us to get the proper size letters for The Crossings at 10 with the proper font and the letter stroke and the size so it's legible and they can manufacture it so we basically got that Dimension was literally anywhere from six to 9 in is all we've in the width of these signs and it was sheer to meet the manufacturer specifications to allow us to have this
design this style lettering and font uh to make it work so what I'll give you A8 is now actually we've had we've Advanced it we've had our renderer look at this and she has rendered the signs for what we're proposing with the proper and wider mesh areas for these signs with the crossings so we're going to call this A8 correct so basically the height of the
signs stayed the same we're allowed 20 ft on Route 202 we're proposing 20 ft uh we we had an area we were allowed 200 foot of signage both on Runk 10 and onk 202 we still are under that requirement but we went from I think 125
Square ft signage area to about 141.5 3 Square ft which is still less than the 200 square ft that we allowed so we're not asking for a variance for the the pylon sign what happened is we increased the width of the monument sign on both Johnson Road the two on Johnson Road and the 110 and that between 6 and 9 in and that took us all correct Mr Keller we were allowed 12T in height on
Johnson 15 ft in height on Route 10 we're maintaining both of those uh but the previous areas were under 75 square feet for the Johnson Road we are now 75.6 Mr Keller mentioned it was 76. 66 so it's actually 75.6 I know people are going to look at that and say well why couldn't you conform again everything here has a proportion on how you can make it and
the key was you know getting these mesh areas to be a little bit larger we were close but just to get the fabrication to allow these signs to have that certain style font that the applicant went and hired a marketing company to come up with the logo in the font and then having the S manufacturer the ability to fabricate these letters and be structurally sound have a plexy face the lighting will be all internal you will see the lighting Source uh that's why we
had to create the extra width so for the monument signs both on Route 10 and on Johnson Road the height meets the ordinance just like it did before except the uh Johnson Road sign is 66 square feet larger in sign area and the one 10 is a little bigger than that that the 125 sare ft so all all I think it's the Minimus uh the applicant really likes the design and look it's in
in consistent with the exposed steel and some of the architectural features that are shown in the renderings on our buildings the black mions the black canopies things like that uh the mesh these all tie into the overall architecture that we've set up for the entire complex uh I think it's going to be unique of what you see today A lot of times you'll see just a white blank Plexi face and some tenant comes and they just stick their color on there and
call it a day I don't really like doing that as much so I think giving them the black Plexi face having put just the push through colors so if you're sign is going to be green or red or yellow or white the push through letter would basically be that color that you see here but the rest would be consistent so you don't have that Mish MH if you go up and down where 10 and you look at most of the pylon you see a big red panel a blue panel a white panel a beige panel a green panel and it's all over the place there's no control because the landlord
just provided a blank clear white kind of milky white plexy face for the tenants to put their color on I think this allows the applicant to maintain the Integrity of the design and even if there's not a tenant there you know it'll have that black face with the white stripe on it it'll be consistent and then we can control basically the f and the style and everything for the individual tenants as they about the lighting on these signs again these are standard signs so these would be
plexy face so it'll be internally illuminated with LED you will not see the light source and then what they do now is they take these Plexi faces and they basically router laser cut it on on a computer to whatever font and whatever name the tenant gives them to put on there and then they just put the Plexi face push through that laser cut and then their back through the LEDs that will run either horizontally or vertically full height of the sign cabinet behind it and again the world of signage in the last CH 10
years has changed dramatically both for facades and free stating signs because of the use of the LED they don't need the big sign box anymore they don't need the Raceway to run conduit for the electric everything is Led smaller cable smaller wire hence you can you can do so much more it's last longer and it's more efficient all energy and with coloration uh so really the color change would be whatever plexy face pushed through plastic gets put into the
sign cabinet the lighting would all probably be just a white light behind it but if the grocer wants green they give them green plexy cutout and they do them to push through uh so I think and these are two cided signs so the trick we learned again from the manufacturer is we found one that he did in Pennsylvania they basically have they route out a a metal plate that exactly like the the style of these letters that actually gets mounted to the mesh first so that you can have the identical Crossings of 10 on both sides
and you're not seeing both letters in reverse because that would be a little confusing and a little deceiving so we found a project that they actually worked on just over the river in Pennsylvania and they gave us the secret they're basically going to cut out a flat plate that will sit behind all these letters so that blocks either view from seeing through the reverse letter the sign letters get mounted to that but you still get the wire mesh and the clear look which I think is cool uh but
it allows you to have the signs going in opposite directions on both sides and this architecture this fabrication will be the same for all the signs on the property than so that's really the big change it came down to what could The Sign Company actually fabricate and what I had shown you a year ago for the name of the sign weather we still kept it Highline Marketplace we crossing a 10 we just couldn't fit those letters in a structurally sound package that they could
fabricate and put their name on so that's why we had to change the size of any questions Mr those are the only changes professionals Miss Lany did you could you describe the cubes Mark signs are they individual letters are they plastic are they interally they interally eliminated Channel letters and just as I had presented previously when I called them uh just Self Storage that's what they're proposing they have
the red plexy face they'll be internally illuminated and they'll get mounted again they don't need the big Raceway behind it because they're LED very thin Raceway they'll just punch through the wall and uh and actually now I thought of it I do have to shade one more exhibit but yeah all their signs will be individual Channel letters and that's what we're proposing for retailers that sit on top of our canopies on the lower level both on this building and in building a which one what
I didn't show you the last effect and I'm sure someone might would have caught this or brought it up and if you're familiar with either Cube smart or any of main this would be A9 this is inherent in self storage facilities you'll see clear windows that allow you to look in to the self
storage and they'll usually put faux doors on that back side and if your Cube smart you're going to have them painted red if you're the Other Self Storage they paint them green whoever else is in the market they do the same thing I think someone had asked that question previously when I showed that we left a little space it's not active the public will not have access to there's about 3 ft of area behind these windows in this wall and the backs of all these units so what Cub smart
is proposing is just accentuating the tower elements where this would be clear glass they paint a couple sets of doors second and third story in all the towers so that would be the side Tower this Tower this Tower the one on the return the one on the return on this side and they would accentuate and high know signage obviously when people see red they know it's keep smart and then these windows they would just paint like a neutral
color of the wall behind this and you would have no accent and there's no lighting back there so you really wouldn't see it this will probably put some LED lights in the ceiling just so you'll see this whenever the facade whenever the store is open and the other signs are on that's the only time that these would beated so that's the only other thing that changed we kept asking them when we presented the last time they couldn't come up with a logical answer for us we thought this is what they might do and in fact once we got them focused this is what they came
back with just to accentuate their look each of the brick towers for two and three floors they would like to paint the back as faux doors in the RIT Motif to go along with their side so that really that was my question here I think you and I had we had talked last time cuz people were concerned CU this was like so we put a guard rail but no public will actually ever have access Behind These it was meant to if I have to a roof drain or if I have to get to
light fixture there'll be a way to get a worker a management person out here uh and then again there'll probably be a lock door that if Cube spor has to have access behind there to do anything they'll have access but otherwise it'll be sealed off closed locked and the general public will not have access to that so that's the only other enhanced on my elevation which I think goes nice I said if you go to any of the the self storage units around the state of New Jersey almost everyone has something like
this in just their brand in their color that's all I have it I have a questions all right so is that just facing north no it would be on it would be on the three sides so this is facing north out to the parking lot okay so if you look at my A8 tower Tower double Tower so this is all facing north to the parking lot so it would just be at these four features
there and then when you turn the corner this is Johnson Road and the other one is facing building a they would just propose it there and there they didn't do a color version but that's what they told us they like to do only where we have these brick Tower features that would be the only place they'd show those what I would suggest is that you not put it on the South Side any any portion that might be facing sou
Signature Place to Signature Place no have any to elements on the back so it wouldn't be nothing would be no windows there's nothing on the south okay perfect thank you that elevation is in your package that has no windows no visibility perfect so just one on Johnson one on facing building a and the rest face out to the north the okay and then uh with the building a you had agreed to do and I think you're showing it here with the uh retail
buildings that they the signs be you know obviously you're going to have different brands different uh whatever operators but mounted they're building mounted that they be sort of roughly the same size hung at the same height yes these canopies are all set at the same H all lay across right at the top of storefront and then the signs will sit on top of that okay okay and and they could all be Channel letters correct okay all right there'll be different ways because we have a shopping center in
pamis up by the uh the uh Gulf right before you get on the parkway on 17 uh South right before you get on the parkway there's a one of the big golf PGA stores our shopping center is just to the west of that and we had the similar design with the canopies and it came out really nice everybody did a little differently we have a jersey mics we we have a dry goods store we have a restaurant we have a guy like a each one solved a different way but they all had to follow the details of mounting their
sign and again with the innovation of LED so thin wiring they're they can actually run it behind in the canopy structure and come up into their Channel letters and create their signage uh that way clean and you don't even see the wires okay um I think those are my only questions right now Mr M anything um board members any questions I'm please really I
like the design and both the building and the thought that went into uh where everything was going to get placed I'm very happy to hear the sign increase was not as tall as I first thought I heard yeah and I know that was critical both to the town and what we're allowed to do so I thought you know six to 9 in in a sign that's as big as they are that allowed to be is so dious you wouldn't even notice the difference but it's now allowing the manufacturer
to make a a standard set of letters that'll be durable it'll last it'll look good he doesn't have to jump through a lot of different Hoops to try to make this crazy font uh not work to try to stay within the parameters of what we previously got Pro the only thing I want to keep top of mind is making sure traffic is don't see that as a throughway I know you've done a lot to keep it disruptive and that's as long as that's continued thinking that's going to be great
and I've worked and I've recommended the sign manufacturer that is going to be on this job he's probably done my last 10 shopping centers so I've been fortunate enough to get in a lot of jobs every sign's been different they do a great job they're top quality they just merged with actually a bigger company uh so now they have an office in Mountainside versus they used to be in South Jersey only uh and they've expanded their role in design as well as manufacturing but I've worked for them for the past 30
year years in some form of what they are today they changed the name but they've been on a lot of my big projects and all my clients have been very happy with the end result and that's why I was able to make the recommendation to the applicant knowing I'd like the say thing to be finished on this project when we're done um a point of I don't recall on the prior freestanding signs that the left hand
side was illuminated was it always illuminated I don't recall it being illuminated um to signs the pylons yes the name of the center was in the vertical mesh MH it was the monument sign that we had name of the center on the top so both the applicant and the sign vendor decided they like the look of having the vertical sign on the
oh no on The Monuments it's still ACR the Pyon we have still vertical I'm sorry it's still the same just the area is bigger I just didn't remember it being illuminated yeah before so just the letters would be illuminated correct okay but it wasn't illuminated before but yeah there were there were still Channel letters that would have had internal illumination it just said Highline Marketplace says Crossing in and then where there is no no store there it's
just a black it'll be a black blank panel and when the tenant comes these will be divider bars you get a tenant that's either taking a double or a single they'll work with the sign vendor he'll get their fonts and their colors he'll route it out and they'll give them a new panel the black with the proper letters behind it could be just white or it could be red it'll be green it'll be yellow and then they'll install that for the tenant and again the leasing people on the management company will per
leas will determine who gets what size obviously the bigger T size want the bigger so obviously if we get the grocer even though Self Storage has more square footage he's really not the draw to the shopping center when you look at the overall design the grosser would be the draw so we're proposing to give them uh the largest panel at the top and as you can see Cube smarts of in the middle even though they have the most square footage on the property they're not really the destination that is drawing more people to the center
than some of the other tenants will be but that that's what we'll dictate again the square foot doesn't matter we're basically calculating the overal area of the entire block of signage so it doesn't matter if they have less signs and they double all these up somewhere as long as they stay within the footprint and that overall square footage they kind of have free run to do what they to do knowing how many tenants are going to be in the whole Center you know the landlord is going to keep control of that and dedicate who wants to get what size sign and where
they go on the placement of the facade okay um can you refresh my memory did we talk about how late this the signs are going to be lit I think whatever Mr Keller stated for the hours of like the center that's when so this is dusk to what do we call it The Dusk I think whatever your ordinance is they'll stay on usually most times the the the lighting on the canopies and might of lighting stay on to either exactly when
they close or an hour after they close the stores and I'm I'm assuming that's what these signs will do as well whenever you're or says things have to turn off the little get turned off with the same and the landlord will control this so this will be on the landlord panel so the tenant can't just say well I want my one sign on and everybody else is close he doesn't have that ability it's on the landlord panel and the landlord says it's going off at 11 o' it's being shut off at 11 o' whether you like it or not okay shifting gear is
just off the signs uh we talked about the loading dock and the mech the um the two parking spots in terms of the loading dock sometimes those doors can be rather loud and I know it's kind of backing up to the signature place is that well the doors are not on the outside face of the wall they're actually inside on that full depth 30 ft right so the doors are not here that's the back of the building cor this is the back of the building signature
places here the doors are actually here okay so they have enough volume and room in here to absorb any sound on these doors because they're not at the face of the building so you'll pull in either head first or back in come in open the door probably from once you come inside the building whether they're automatic doors or your I'm not sure uh but you'll operate them but they're a good 20 plus feet back off the face of the building so absorb some of that
sound and talking and noise so with the truck the truck would that sit yeah and and the truck in the car the van whatever will sit in that space and then pull out and go in either direction so it's kind of secure it's not actually visible you're not going to have cars and trucks parking anywhere little the back here all waiting to get iny DET 25 30 trips a week over that time frame which is you know so insignificant it's how they keep in business is amazing how
how high will that cavity be uh this is a 4 foot platform to get up to the low do height so they might have they'll probably be either nine or 10 foot doors plus the four feet up so maybe 13 14 foot cavity what's the roof which is below get you get two stories above you so we set this up to have the second floor at 16 ft so the second floor starts at 16 ft over the first floor so these doors will be at least 2 feet below that I guess my head was thinking about Acoustics yeah don't forget you get
two more stories of building on top of you right so we can only go no higher than 16 because that's my floor beams are coming across at 16 for the other floors okay and my last comment I don't know how my colleagues feel about it there's there's a lot of red um when I look at the design of the buildings which are very CHS a gray brick which is very pretty and it's very sophisticated and all
that and it to me there that's a lot of of of red and so I I don't know how anybody else feels about it but I get the illuminated signs but in those parrot pits or um that's a lot if I show you the actual brick and it's within the set that I gave you of the 12 sheets snapshot this brick is not anywhere near the the darker deeper red that we have on building a that was intended to be
a rich dark molded handmade brick if you look at the physical samples and I've shown the applicant all the physical samples are in my office this has some red in it and it's a lighter red and then it has almost like a white wash to it we have a couple brick on the site that were calling like they're called one's like old London another one's old England and they actually have like a white color built within the bread so it's not going to appear it's much more mutant than the other building and
that's predominantly throughout the site there's only two buildings on the site that have the same dark red brick that's building a and Building C which we're proposing to be the grocery they have the deep dark there's no doubt that's red these again the renderer can only do so much she's doing this whole on computer we give her the samples and she tries her but there's actually a Fleck through this and and a white painted kind of finish along with the lighter red so I don't think it's even going to come off
when you look at the sign yeah that's going to be a painted red so that's really the only red well let me qualify my remarks not the brick it's the the doors on the inside that's a lot of red all over the building and I think it it detracts from the sophistication of the building but I'll just throw that com there and I'll leave it to my colleagues you know I think it because
you don't see any colors yeah yeah it's unpopulated that's why and it's a long building this is only the first half a whole another half of the building that goes away so there's would the lights um Illuminating the red be turned off after hours yeah so again whatever the hours are that would all get turned off at the same time the signs get turned off everything else gets turned off uh so if they close at 10:00 at night then everything will get shut down and turned off at that
point so it's hard to see the scale of how long this building is is really in the fact that these doors aren't very wide I mean these doors are about 5T wide or maybe 10t tall 40 feet in the air so just just on that point um is that a qmart asking for that specifically is it requ that's why I didn't show it previously because we weren't sure I actually raised it to the applicant who raised it to them and
said hey you probably have more windows like these in your storage facility than you normally would normally you look at these they have a corner Tower and they do their colors only at the corner and these are all big blank walls well we didn't want the blank wall we wanted the architecture the client loved it the radial Roman style windows we said to cubes for well how you going to resolve this we want the architecture the town wants the architecture but we got a blank wall behind it so they chose to say we're just going to paint a neutral
wall behind it that you really won't see but can we just get these feature elements just at the corner Towers uh you know I'd have to ask the applicant if it's part of their lease but this was a cute smart request after we raised the issue too um question on the uh the signage so what what's popularly known as the coold shopping center across the street right the signage the that's over there right has the white Plexi signs and those I don't know if you've been over
there recently but they're burned out right they're they're black and they're burned I'm assuming that's because they're older and they probably different type of lighting yeah which amazes me because technically they're they're by the tenant so you would think again that's a store manager who's got one store probably it comes out of his budget if he's got to replace it I can probably promise you if it's National tenant and they have their Area Regional people show up and they find out their sign isn't lit when everybody else is lit there's going to be held to pay for that
I'm not I'm not talking about lit or not lit I'm saying when you look at the sign right it's actually looks like it's charred on the inside yeah they probably had the old style they used to be just fluorescent tubes like you see here that's what you used to put in in a sign like this with a ballast they change color as they get older they get yellower right than the white you first got then we got to the the fives and the sevens that were more clear white all these tubes are gone now they don't exist in signage the world has changed
everything's LED we use your 3,000 or 3500 Kelvin which is a beautiful consistent constant bright white the same day it starts and seven years later it should be the same brightness or Lumin coming out of that fixture all right so we're not going to excuse me we're not going to have that problem okay great thank you that's all the questions I had thank you and when the faces have a color I think that helps with the diminishing of the Plexi because clear Plexi could deteriorate over time so if they're there for 10 years and it was just
a white Plexi you might start to see the edges aging get a little discoloration I think when we're going have the tenants put their actual colors on there it allows that face to last longer and you don't see the deterioration as much I have a comment question yeah I just have a comment so after we got the plans with the the clock to or whatever happened to be at another shopping place and they had it and it really it drew your attention to it and it was really an aspect that
I thought was oh wow really so I'm just giving you a compliment on that I it looks good it's a nice feature and we saw that when Mr Keller first laid out the property and we got that Boulevard to a line and I sat many times with the applicant and I kept drawing a line going I this thing almost dies right in the face of Building B we're able to get that little Plaza creation and then we said as you're driving down this Boulevard why don't we have something for them to focus on and see never have any tenant names on there clock at the
top name of the shopping center I think really could be done in a tasteful way and an accentuation to the produ I I mean I think it's it's a very nice design and I don't mind the red because I think it's better than orange yeah you want you in there orange and green the other two manufacturers that yeah so but I do have a question
on A8 of the plans that are dated 923 and and we may have gone over this before and I just didn't notice it but in the middle that the section that's in the middle no no in the middle right there no where she right back behind our plug what are those garage do for to open up in the summertime if you go to Livingston I did a small Shopping Center in Livingston right on Eisen ARA Parkway that's a
coffee shop and when again we have limited number of days in the Northeast that we can have that but they love it with the patio and the outdoor seating you can now open it up and you have full indoor outdoor dining without sitting behind glass like this and another so they're pretty much designated to be restaurant hopefully okay okay I think they feed well tents and the storefront and the glass would be all exactly the same glass that's everywhere else so the garage doors have glass in them yes
okay okay and we would not obviously open them in February yeah no they would only open I know that that's what you where's where are those glass doors located which side of the building one here North one here what you put put the original we okay okay okay yeah they're in here cuz if they're on the opposite side mosquitoes would be a problem with the
trees but they just had a just salad open up it has the Aldi Shopping Center in living right on right 10 and Eisen I redesigned that whole Center 12 years in the making but when they put the freestanding coffee shop where the bank used to be and we had a large Plaza area left over similar to this we said hey we've seen when we've traveled the country in warmer weather if we open up an 8ot wide garage door it gives you that effect of indoor outdoor seating for
maybe the two three months of the year that it's nice I I just I remember yeah so it would just be glass Y and it would be up to the the store whatever's in there to want to open the doors when they see fit I mean I've seen them convert old gas stations into restaurants and they do the same thing yeah okay we've done this on a number of centers around the state it's it's uh different we don't get to use them but three months a year you go to
Texas or Florida obviously California they can do it all year around almost but I think it's just an extra a little extra design feature that we gave the applicant kind of put the deed stamp on it if I can say so I have designed over 250 shopping centers in my 36 years so 10,000 kind of been around shopping center if I haven't designed them from the scratch I've probably renovated them so well I think you did a nice job here thank you it be an exciting
any other questions any questions from the public Jo do again 31 C place um I was just looking at some of the plans online because I couldn't see I and it's over here you do have to say your name
again y Joan Dugan 31 Campfield place and I was just saying I was looking online at some of the plans because I couldn't see them from where I was seated and I noticed that on the plan it said there are multiple drive-thru opportunities that's a leasing marketing thing for the buildings on phase okay not here okay so the other buildings that will go with the 16 they have set up a drive through a couple could drive not a or b only other
okay I was just wondering if the board thought that would be more appropriate than Canfield and Dayton for the McDonald's drivethru and uh I would just like to say that I've heard more questions from certain board members tonight than I did in all five months of the McDonald's Miss stcker that's for you any other questions I'm glad you're concerned about the noise forent any other
questions from the public closing remark we going Mr Keller just touching the variances to the sign as a provinal planner do in five minutes you kind of heard just in terms of the variances that we make it official so Mr Keller previously sworn your license planner as well putting my planning Hat on at this point um
so we've gone through what the variances are Mr de has explained the reasons for those and uh under the municipal land use law we need to put on the planning proofs as to why those variances uh in our op should be granted obviously the decision rests with the planning board so um we have
the municipal land use law at 40 col 55 d-7 C1 and or C2 uh establishes the positive criteria that must be approved by the applicant for the grant of any variances um C1 is a hardship uh uniqueness of the property we're not seeking C1 here we're under the C2 where we believe that the benefits of the grant of the variant outweigh
any detriment substantial detriments uh from the zoning or the master plan associated with that um and uh so let's just go through them one by one what don't we start first with the third sign on the CL cow sign which advertises the the name of the center right so be before I get into the specifics I think there's some general uh purposes of planning that are set forth in the municipal land use
law that are Advanced by the granting of these deviations in total I mean we're really talking about signs and signs are advertising their promotion but they go to a bigger point of tying the entire project together Mr Deets obviously is very passionate about the shopping center and his design and the signs that go with it so purpose a is to encourage Municipal action to guide the appropriate use or development of all lands
in the state H uh is to encourage location and design of Transportation routes which will promote the free flow of traffic uh while discouraging you know uh location of such facilities and routs which would result in congestion or blade and to promote a desirable visual environment through creative development techniques in good Civic design I think to talk about
now the specific sign third freestanding sign the Clock Tower with The Crossings at 10 I think as Mr Deets has indicated that space the approach to that of the boulevard creates a unique focal point for this shopping center as you come in from 10 um or even from just put exhibit A2 back up um you
know as you're coming through other parts of the center you're going to see that sign not straight on but you're still going to see that as a focal point um and I think it creates um you know a a very attractive component of the overall development U the third wall sign for Cub smart it just makes sense you need to know you know it's
nice to have the signs on the on the North facade and on the East facade so when you're driving by oh there's the cubes Mark but then you need to know how to get to the door how to get to the office and that's the purpose for that very small sign of 28 square ft over the office so you know where to get to that space um the size of the signs Mr de said we're talking about the heights are
conforming we've never asked for a a variance for the height of sign it's for 6 to n in of width to get that mesh area so that it can accommodate the style of the signs yeah we can make the letter small but then that goes to put my traffic hat on to visibility um there needs to be and the biggest deviation is for the freestanding
sign on Route 10 um you don't want to have a letter size on Route 10 that is two that creates issues with traffic flow we all know what route 10's are so um the monument signs I mean it's less than a square foot deviation on the two Monument signs and and and less than well
and for the one the M sign on rout 10 um so the negative criteria of for planning the board must find that each of the variances can be granted without substantial detriment to the public good and without substantially impairing the intent and purpose of the Zone plan and the zoning ordinance um and you know as I said the third freestanding sign is it's not like you're
going to see all three signs in one view they are all in separate locations all with different purposes so you're not overpowering the visuals as somebody drive by and see oh I got a bunch of signs they are all in discret locations and can't be seen uh generally from from one Vantage Point um the third wall sign I think is very clear it's the
only sign on that facade for cubes SM uh there may be a sign at the front for the the end cap for the retail space but this office for CubeSmart is all the way in the back of the building on that West facade so again it's not viewed in same perspective as the other two wall summs um the minor deviations in the area
of the sign areas are really pretty nominal yes the one on Route 10 is about a 10% increase it's 22 1.6 Square fet where 200 square fet is permitted um but it's really in that vertical element of the sign um and to keep that to be able to build that sign um
and to have those sign letters in a size that Mak sense along R 10 I think is Justified um and it really is not uh an excessive sign uh it is conforming in height um and again it's that vertical panel that is um driving the additional square footage um I mean it's 6 or n in over a height of 25 ft so that
only that's what makes it a 21.6 square foot deviation um in closing the variances in my opinion will not impair the intent and purpose of the Zone plan and can be CR and can be granted without substantial detriment to the public good in general welfare thank you Mr K any questions on the variances so do the professionals have
any additional questions I just can we just go through the variances you need okay all right so so so we need a variance for to permit a third freestanding sign and in a location that it's not permitted um that's the clock tower that's the clock tower sign correct um to permit a third wall sign for a
tenant where only two wall signs per tenant are permitted that's the CU that's to permit the freestanding sign at Route 10 to be 22.6 square ft or 200 square feet is permitted to permit the monument sign at Route 10 to be 125.75 square ft is permitted and the two Monument
signs on Johnson Road to be 75.6 square fet or 75 Square F feet is permitted those are the variances that I have okay I just wanted to get that okay board members any additional questions okay um I guess at this point
I would ask Mr bur to draft the resolution with the adjustments that we talk about um do you want to summarize what you have don't know there's too many J this was for for an application for amended site plan related to Building B which self storage and it is the really the with the sign variances that were just listed out you just heard um which will also the application to the amendment also
involves the moving of parking because the retention Basin resizing the other retention Bas and the other um the other changes that were put forth on the record today I'll prepare that resolution what's also final for phase two it's amended preliminary and final for phase two good professionals any additional questions board members okay and can I have a motion to draft a resolution for approval of the next meeting prepare
the resolution and Grant the variances and Grant the variances thank you yes I would approve that second second car roll call please Mr yes Mr ster yes Mr yes Houston yeah May yes andan yes thank you very much and thank you for staying
late appreciate it I just want to say extra kudos to the young lady sitting over there uh who is you were great she Drew all she Drew all the plans job well done she's practicing to get her license
all right next schedule planning board meeting March 17th right here in the council chambers there a motion to during tonight's meeting second I'll second favor
up being