It's 7:30. Good evening, everybody. I'd like to call to order the uh July 29th, 2025 Township Special Planning Board Meeting. Please rise for the pledge of allegiance to the flag
of the stand. Daniel, can we have a roll call, please? Mr. Deal, here. Mr. Lenning, here. Mr. Gopian is absent. Miss Cannon, Mr. Rena here, Mr. Petty here, Miss Mella absent, Mr. McGisac
here, Mr. Brennan is absent, Mr. Ferrara here, and Chairman Ler. Yes, here. Um, we have uh Mr. DeFazio tonight for in for Mr. Sidillo. Uh, welcome.
Sure. We're going to just take a little break. We're waiting for someone. So, go back to what whatever you were doing. Okay. Okay, I believe we can move on now. Um, could you uh please swear in the professionals?
Swearing into the board professionals. Please raise your right hand. You swear affirm the testimony that you're going to give this evening. Is the truth the whole truth and nothing but the truth? I do. I do. Thank you. Okay. Tonight's application is 29-2025P
segment JBN Property LLC major preliminary and final site plan with a C variance represented by Mark D. Polycastro Esquire. Welcome. Good. Good. Thanks for having us. I know
special hearings are very difficult especially in the summer. It's not lost on us. So much appreciated. Before we get started, I just want to let you know testimony is going to end at 10 and uh we're going to adjourn at 10:30. We're going to be super efficient. Very good. Works for me.
Thorough and efficient. Promise. Thank you. So, Mr. Gersburg. Have you sworn? Please raise your right hand. You swear or affirm testimony you're going to give the truth. Truth. Just briefly, what's your role in this
project and and application? Thank you again. Good. Uh, sorry. F from Gersburg. You need the address or 777 New Durham Road, Sweet D, Edison, New Jersey, 08817.
Um, my name is E from Gersburg. I've been in front of this amazing board numerous times. Um, and I am the owner of SegMe JBN, which is the uh property that is, excuse me, that is between Jake Brown Road and Showmeister on Route 9.
Um, it was purchased um when I purchased uh the property that that has already been approved for the warehousing. Um the project here today um is consistent with what we've been trying to do there which is um put in uh you know uses that
um generate revenue without um children to the school system and our positive attribute toward the town. And I think we've continued to do that with this final part of the puzzle of the project. This is the last part of the project. Um what you'll hear tonight is essentially
um uh there, as you're aware, there's a commuter lot on the corner of Jake Brown Road. Um the town has asked me and in the redevelopment agreement, I am paying a fee to even though it's my land, not sure why we're doing this. Um I'm paying
a fee to the town to move it to somewhere else. Uh and they they have asked me to do that. Um, and so from uh Jake Brown Road, you'll hear testimony that we're going to try to put a QuickJack, a McDonald's, Smart Car Wash, and then my office. I'm moving my my
offices to Old Bridge. Um, I own a retail store and my real estate office. I'm going to bring it to Obridge because this is where I've I've planted my flag and uh I would like to be here. Um, and then you love and I love Obridge. Well, planted my flag here because I love it obviously.
Um, and then we'll be doing a um a car dealership as well. Um, I believe that this project enhances Route Nine. It'll be set back. It'll be um with a loop road behind the project to allow traffic to move uh behind the the uh not only on
Route 9, but behind it to avoid uh access onto Route 9 to do drug handles. And I just feel like this is kind of the culmination of what we've all worked together, the professionals, you, the planning board, who's really have have seen this project through. And uh without taking up too much time, I
really just appreciate you hearing us on a special meeting. Thank you, Mr. Lamb. Do do we want any ask any questions of that witness? Anyone else on the board have to open up to the public?
See no hands. Thank you. Please raise your right hand. Swear affirm that the testimony you're going to give this evening is the truth, the whole truth, and nothing but the truth. Yes, sir. Thank you. For the record, say your name. Spell your name. First name is Tongto. T U N G T O. Last
name Lamb. L A M. And your credentials, please. I'm a professional um engineer in the state of New Jersey. Um I have a master's degrees and PhD candidate from Ruckers. Um and your experience briefly been before
this board and accepted as before this board as an expert civil correct. Yes. Have been before this board um on other parts of this application. You're accepted. Great. Thank you. You have some brief comments. Is that true? Very brief. Danny, could you open first Ariel the
zoom out version coming online on the screen right now will be our first exhibit. We'll mark that as um A1. is the aerial exhibit dated 723 2025 prepared by Boulder. It shows the
property in question which includes the previously approved Jake Brown North warehouse to the rear of the site which is lot 9.11 and also lot 7.11. Yeah.
So the entire piece of property is highlighted in yellow. What is shown in red are the existing lot lines. There are three lots out there. 16.11 which is the front along route nine with frontage is also on Jake Brown row and
showmeister row. North is to the right side of the page and route nine is to the top of the page. So what you see in yellow is the overall boundary. What is in red is the existing lot and what is in green are the proposed lots. Lot 9.11
which is previously approved as building number nine that is 33.48 acres that remains unchanged. The previously approved for building 8 is now 69.04 acres. And the first lot which is at the corner
of Jake Brown Road and Route 9 which will be um the application for proposed quick check that is known as lot 7.21 and that is 3.09 acres directly to the right side of it as we go toward showmeister which will be the
next lot 7.22 22 and that will be a proposed McDonald 1.96 acres and directly to the right of that will be lot 7.23 which is 1.92 acres and that would house
their future spark car wash and then further to the right will be um FM's headquartered as moving to bridge that will be known as slot 7.24 24 and that will be 12.96 acres.
It will include his lot um his building, the maintenance building for these properties and then also the master basin for the entire uh development. And then the last subdivision will be 7.25 which will house their future Toyota
dealership which is 9.12 acres. And Danny, if you could flip over to the next um aerial. It's the same area as previously shown on A1. Orientation is the same, but we just zoomed in on the lots are in question, which are 7.21 to 7.25, which
is part of tonight's application. That totals 29.05 acres along Route 9. That's the same sheet. Same sheet, but zoomed in. So, I don't think you want to mark that as A2. The zoom the zoom version. And as as Efron previously mentioned at
the corner of Jake Brown Road and Route 9, that's the current um parking um you know parking ride. Um beyond that is um existing farm and the farm store and that is really all the improvements there are today.
We'll go to the next exhibit. Um Danny, it should be the M color current set. This is the colorized version of C3.01 that was submitted as part of this package. We'll mark this as um A3.
Orientation is the same. North is to the right side of the page. Route nine is on top of the page. Jake Brown Road to the left hand side. Showmeister on the right hand side and the proposed improvement from left to right is a quick check facility at the corner followed by
McDonald followed by Spark Car Wash FM's headquarter and Toyota dealership as part of this project. There are no bulk varances for four to five lots. The only one that has a bulk variance if you refer to the
review letter prepared by um the township dated July 28th would be their setback variances for EF's building. Um these subdivision are financial subdivision. So if you look at the lot as a whole you wouldn't notice
these but these are internal lot lines. 25 foot is being required between the side lot line between his building and the proposed Toyota dealership. 2.7 is being proposed but the on addition on the Toyota side there's another 25 foot of buffer. So physically you'll see
about 28 feet of buffering between their curb line and FM's proposed building. So these are imaginary lines on paper that you really can't see once it's constructed. But that is their only bulk fence there is as part of the subdivision.
So the proposed quick check um at corner will be known as the common address of 21107 Route 9. We have coordinated that with the township and that's a address that's been assigned to it. The size of the store is 5,670 square foot um convenience store.
There's an existing Obridge facil um quick check facility in town in Obridge already. This is just another location modernized full circulation around the building. There's a canopy in the front. eight pumps for multi- dispenser and then two lowflow diesel for a total of
16 fueling positions. Quick checks operating 24 hours a day, seven days a week. Once again, similar to the existing facility in town, anywhere from 9 to 12 employees. All the parking stalls and quick check is 10 by 20 two-way circulation
around. And then moving on to the McDonald which is adjacent to the quick check. That address has been assigned by the township as 21103 Route 9 1.96 acres. While the 1.96 acre is less than the two
acres allowed per the zone is permitted by the conditional use. So we are in compliance with the conditional use requirement for the McDonald. McDonald is 3,9 um 694 square foot restaurant with a dual drive-through facility um
just to increase efficiency and it's also 24 hours a day, 7 days a week and total employee count will be anywhere from 50 to 60 employees. Um, one of the comments as um, we're
working with the fire department currently the proposed McDonald's um, with a 18 foot drive aisle for oneway circulation. Um, Mr. Tom Miller has asked us to increase that 18t to 20 foot. We're happy to comply with that.
Um a slight deviation is that by doing that to the drive house the sideyard parking setback will reduce from 25.5 to 23.5 and our um planner Kate Mil Kate Keller will provide additional testimony on
that. But that's the one change that was asked by the fire department and we're happy to comply with that. Moving on from McDonald to the spark car wash. It's a one-story car wash, 4,860
square foot, 18 vacuum positions, and there will be um five spaces that are without vacuum positions. Operation hours are 8:00 a.m. to 8:00 p.m. 7 days a week. And there are a total of 10 to 12
employees, but no more than three employees at any given time. And once again um fully compliance with their conditional use requirement. The lot area is 1.92 where two acres is required from the zone but conditional
use require a lesser requirement which is why we're complying with that and continue on would be FM's uh new building in Obridgeidge that would have a common address of 295 Route 9 That would be the building located
between the spark car wash and the Toyota dealership. In addition to that, there's also a proposed maintenance building which is the repurposing of the existing barn that you see on site, the red barn that's being relocated to the driveway off of um Shawmeister. So, as
you come in from the Shawmeister driveway, there'll be a proposed maintenance building, which is just repurposing that existing red barn on site, relocating to a location on site for part of the future maintenance for this campus.
Um as part of the comments from your planner engineer um we are going to relocate that alignment and make it parallel to the ring row in the back and which will cause a setback variance. Um instead of 25 ft it will be 5 foot and
that is to provide a better line of sight and provide a better alignment off from the rain row. um no negative impact to the back as we are buffered by the basin for the warehouse number nine. Further that is wetlands and watered area. So once again it's on that
imaginary property line. And the last piece of development would be a proposed Toyota dealership that has a common address of 2091 Route 9. Basically there's two components. The left side of the toilet is where the
actual dealership is. It has the building. It houses all the interior. And then to the right side of that dealership, that's where the inventory is. As you can see, you know, some of the cars are stacked more than just backto back parking. It can go up to six
car stack, three cars on any um directions. We've coordinated that with uh Mr. Tom Miller also. Um, and just, you know, conveniently, we have a JCPNL easement across that piece of property. So, there are areas that are being striped out already. So, he's
comfortable with that layout. Um, we will be proposing a fire lane. Um, where the overhead wire is. So, that will be the one change in just paint. Um, the number of parking, the layout on that side doesn't change.
And operating hour for the um cardio ship will be 7:00 a.m. to 8:00 p.m. Monday through Friday, 7:30 a.m. to 8:00 p.m. on Saturday and it'll be closed on Sunday. Total employee will be approximately 75 to 80
employees. Maximum per shift will be around 55 to 60. Um, in terms of delivery, the parts is probably once a day. Um, generally on a Tuesday, on Wednesday, a Thursday, a Friday, and Saturday for parts delivery.
The car carrier um for the frequency will be Monday through Friday. Some days will be multiple times a day, some days be none. Garbage will be um once a day pickup. And there'll be a trash and recycling located outside the building.
And once again, that was coordinated with uh Mr. Tom Builder. will be located 20 ft away from the building in a masonry enclosure. That would be the high level for the five um paths that we're proposing. We could get into details on any of those
five paths or we could jump ahead into the review letters if you like. Let's maybe see if there are any questions on what you've described. Our professionals have Mr. Darcy. No, I don't have any questions for the
applicants engineer. Just for the board's edification throughout this whole process, uh the applicants professionals and and uh my office and and have have met with them several times to sort of refine the the plans. Uh the review letter that you actually have in front of you has also been
addressed to a great deal as well. um not necessarily in the plans that are being presented, but in in plans that they've submitted to us and as would be perfected in as part of the uh resolution compliance process. Should the board act favorably? So, I don't have any questions for T. I asked him a
lot of questions during the the meetings that we had. Thanks, Ena. Uh I do. Oh, I do. So uh only because um four of these uses are uh permitted conditionally. Right? In the review
letter for uh automotive gasoline stations the no condition five and six uh all outdoor vending machines are prohibited. Do you agree? Correct. There will there will be no outdoor vending machine for the proposed gas pump islands are to serve both sides
of an island simultaneously. Correct. Right. Um for drive-thru uh for the McDonald's, no loudspeakers shall be permitted at the facility. Correct. There are no loudspeaker. The only speaker there is will be at the
ordering point, which is no different than any other um quick service restaurants. Um similar to the existing McDonald in town here. Condition nine, a drive-thru facility should operate only when the remainder of the facility is open for business. Correct. Um while the drive-thru will be
open, the restaurant will be open and the current proposal is 24 hours. And then and then the last one, the car dealers uh dealership um the height of the building will be 34t 3 in which is less than 48 ft per minute.
Perfect. Uh I have no further questions. Okay. Uh anybody have uh on my right have any questions of the current testimony? Just um one the repurposing the repurposing of the barn for the maintenance. Where exactly is it going?
Is it right there? Yep. Where the mouse is. That's all I just I was trying to visualize it and I can't see that grid anymore. So I just wanted something to point out. Looks like it was in great condition. It was be a shame to knock it down. So we just pick it up and
lifting shifting it over to that corner. Okay. And um for the the setback um requirement on Mr. Gersburg's U building, you said that it's 2.7 2.7 but then you have an additional 25
upper to the it's the on the Toyota side. Yes. Okay. So um optically once this is built it look like 28 ft. Okay. So just to respond to that um and so that the board members understand this too.
Although you see that there are subdivision lines, the way we guys reviewed it, erri and myself is this is one big project. So if you may recall, we reviewed Regency Center similarly and then we came back for a financial
subdivision. This is almost like having a financial subdivision and but the review of the project has been looked at as a whole. So when it comes to parking setbacks, I think they don't really matter because the site is going to
operate as one big project. So similar to how we when we approved Target, Shopright and everything, then we just came back and kind of split target and Shopright in half on an imaginary financial line. Right. Exactly. In this case, they are asking for the
subdivision in advance. Okay. Okay. Thank you. Uh Dan, do you have any Okay. Anybody to my left of the current testimony? Because I Mr. Lamb, you're not finished yet, right? Um the next we'll be going through the review. I do. Okay. Briefly,
the uh quick check, are you going to do EVs, charging stations, more EV ready spaces um in compliance with Township or there will be EV um ready for each of the tenants. And the Toyota dealership will be a service area there also. There'll be a service area. Yes, that
will be back of the house. Um if you're imagining the back half the building. And how many bays are going to be there? I have to do you confirm that for you in a second. 31 bays based on their architectural plans.
Yeah. 31 bays. And you said that there was going to be 50 employees there. 55 employees. Yeah, that seems a little light. Employees though,
31 base plus the sales department, plus the finance department. Yes. 55 to 60 maximum employee per shift. Um 31 days based on their architectural plans. Uh Mr. Petty, could we We're going to
take a a five minute break or maybe less. So, could you just hold on? Can we talk? Maybe he's They shut me down. T there's a request that you zoom in
into each site and talk a little bit about the site. Oh yeah, we have that under other sheets. Okay. Address the question on the table on the There was a discussion between the board members
request for Mr. Uh there was a discussion amongst the board members with a request for Mr. board member Petty to recuse himself due to a potential conflict of interest which he agreed to. So okay
proceed one more sec. Is there any other questions? Okay. Eder please. the quick check gas station. Uh fuel delivery. Uh which way would the the fuel trucks be entering into the
property? Because I really can't see whether it's on Jake Brown Road. Is there an entrance or will be coming from Route 9 uh going north. We've designed it both ways. Um either coming off from Route 9 or um the Jake Brown Road. So we have both options.
There's a dedicated 15 foot fueling zone in the front of the site, which is that yellow area between the highway and the canopy. So, there's a dedicated fueling area so the truck can sit and drop the hoses and connect it to the tanks and so on. It won't interfere with, I guess, with
the with the gas station itself. People uh ging up. There's plenty of space there for the truck to unload and the operation would not be in in why um drive a excess of 35 ft. So in some areas
um township standard is 24 just for a point of reference. So the will will Jake Brown uh the rest of it be paved at this point? Yes, it's currently paved here. That section, but I mean the rest of Jake Brown Road is not paved.
It will be um there's a plan in place with the redeveloper agreements on certain roadway sections as get paid as certain trigger points. I guess once the once the warehouse is built in that back part of the property building number eight warehouse. Yes.
What's the what's the uh time frame for the warehouse? And uh this section when does it when does that happen? About six eight months um for the warehouse number eight to start construction. It'll take roughly about a
year. I see. Have those plans been submitted already? Those been approved. Yes, they have been approved. Y just has to get building permits. Thank you. Okay. M Mr. Fair, are you finished? Okay. would uh go ahead JC.
How you doing? Um the new roadway proposed that runs parallel to Route 9, is that privately maintained? Yes, privately maintained um by the property owner. Okay. And I'm sure you guys, you know, crossed all your tees and dotted your eyes, but the McDonald's that's not too
close to the current McDonald's on Route 9. I don't know if it pertains to you, but that's a concern. We don't want to hurt one business by putting another one in. No, we don't think so. That's all I have. Anyone else? No. Okay. Proceed with the rest of your
testimony. Thank you. All right. So, um, as part of the request, we're zooming in on the quick check development, which is at the corner of Jake Brown and Route 9. The size of the building is 5,670 square foot. And between the building
and the route 9, there's the proposed canopy, which is an overhead structure. Under it, there's eight pumps for um regular plus and supreme. And then in addition to that, there's two lowflow diesels being proposed. So, 16 vehicle can get um fuel at the same time. At the
back of the site and around the surrounding perimeters, those are where the parking spaces are 10 by 20. Three sides of the building has parkings. The back side will be the loading. So, there'll be a dedicated loading zone for the store deliveries. There's a dedicated fueling zone for the fuel
delivery. Those are the two ends of the site on the short side. And then on the perimeter will be their employee and the customer parking. In addition, um there's a question about EV. There will be um EV ready spaces for this tenant and the rest of the tenants too and that
will be in compliance with the township requirement which is um simply a calculation of what is the required parking for that use times a percentage based on a ratio and those will be make ready spaces um similar to what we've done in the prior development for the
nine warehouses and then to the directly to the right of that will be their McDonald. So, 3,694 square foot drive-thru. It is that skinny part of the building. Um, dual drive-through lane in the back,
fully in compliance with the conditional use requirements. Um, you know, there was a requirement for a minimum um a car stack. A car stack will be provided and there will be additional stacking available on site. two times that
capacity before it ever impacts any traffic on Route 9. Similar to the quick check layout around the store itself, there's really no parking except for the front which is um the ADA parking. And then on the perimeter, once again, those are the
employee and customer parking. Just like quick check um to the rear of the site will be their masonry enclosure for the trash and recycling. And the plan is going to be identical to what was submitted with the exception of what um Mr. Miller asked for which is to
increase the drive out which is 18 feet around the oneway circulation from 18 to 20. And that's the only changes to the plan that you see in front of you. Trash is picked up three times a day. I'm sorry, three times a week and
recycling is once a week. And the delivery truck will be a tractor trailer. It comes during off peak hours and it will occupy the drive aisle. And to next sheet to the left hand side in the um sorry the left hand side will
be the McDonald or the middle the next building will be the spark car wash 4860 parking spaces between that car wash building and the McDonald building is
the vacuum park for spark. That's where after you wash your cars, it goes through the tunnel. Um, there'll be 18 available vacuum spaces there for, you know, two-way circulation for the customers to use it. In addition to that, there are also five spaces there
without vacuums. Um, most likely being used by employees, things of that nature. One way circulation coming in off of the internal drive is directly into the two uh three pay lanes. Um what and then it'll go into the car wash tunnel one
way circulation one vehicle at a time. Um it's one lane through the tunnel and then exit and exit directly onto the into the vacuum park. And once you're done with the vacuum if you choose to then you can exit the site. Um or you
could just skip the vacuum and go on. And that will be the car wash operation. And right next to the car wash will be the FM building. 70 foot wide, 100 foot deep. Um front will have a small retail area to display his goods. Um primary
use is going to be his office where he's um located to Obridge. In the back will just be a storage facility for um his products. Two loading docks in the back with one drive up ramp and there'll be a
trash enclosure located in between their employee parking and the loading operation. And then Danny, if you flip to the next sheet. This will be the proposed car dealership um Toyota. Um also as point of clarification, there is no finance
department for this um particular Toyota. So that beige color what you see is that's the actual physical building. There will be some diagonal lines you see on that page and those are the JCPNL easement that we respecting and which is what you see those white hatching on the
bottom um on the right side and as request from Mr. Tom Miller, we are going to make that a fire lane. And you know, it's just a difference between where the customer parking is and then their inventory parking. And that takes you directly out to
Showmeister driveway, which is part of the route nine appro um building nine approval for the warehouse. And that takes you to a full movement driveway to Showmeister. And I think the next sheet just really focus in on the maintenance shed that we're relocating. That's the red barn on
site that we're repurposing as a maintenance shed for this building. Thank you. You finished with your testimony now? That's all we have for this witness, Mr. Chairman. Okay. Um to my professionals, any
comments? I don't have anything. I don't have anything. Okay. Uh, anybody to my right? Anybody to my left? Okay. Uh, I had to open up to the public.
Anybody from the public like to question Mr. Lamb's testimony? Seeing no hands, I close the public portion. Thank you, Mr. L. Thanks, Please raise your right hand. Do you swear or affirm the testimony that
you're going to give tonight is the truth, the whole truth, and nothing but the truth? Yes, I do. All right. Please state your name for the record. My name is Matthew Seckler. That's S E C K L E R. I'm with Stonefield Engineering Design. Address is 92 Park Avenue in
Rutherford, New Jersey. And briefly your credentials please briefly. Bachelor of science in civil engineering from Union College in Skencti, New York. Master in city regional planning from Ruckers University. I'm a licensed professional engineer in the state. Recognized professional traffic operations engineer.
Accepted this board previously. This board and over 150 other boards in the state. You're accepted. Please proceed. Thank you. As part of this project, we did an extensive traffic impact study. Uh the last revision of that traffic impact study was July 22nd, 2025.
Um important things to note about this project is uh main access points for this project are under the review of NJ DOT. Uh this application was filed by to the Department of Transportation initially in June 24th, 2024. It's been
under review with our last resubmission being made in April of this year. Uh the Department of Transportation actually has hired an outside consultant to help review the application because of obviously the extensive amount of uh development that is ongoing on Route 9. As part of our traffic impact study, we
took into account those other developments. So besides the typical traffic counts that you do on the roadways, we also basically layered in on top of those counts the traffic associated with the uh you know nearby warehouses that have been approved in various stages of operation. the Regency
retail development that when we did our counts was partially open, partially still being built. The Oaks development, the residential development behind the Regency was also accounted for in our traffic study. So, our traffic study is is very extensive in terms of making sure we're not just looking at what was
traffic like in 2024 or 2023, but really looking at it what will traffic be like in the future when all these pieces get built. As part of our analysis, we did do a trip generation calculation. The important thing to note with the majority of the retail development that we're adding here is they're primarily
driven by as primarily used by the cars they're driving by today. Quick check, McDonald's, car wash. People pick those because they're on their way to work, on their way to another event. People are typically not going out of their way for those specific uses. As you know, I think someone mentioned there's a nearby
McDonald's, there's other convenience store with gas, there's other car washes in the area. They pick these because it might be on their way to someplace else. So, it's not necessarily bringing in new traffic to the area. That's 6,000 cars that are driving by in an hour on either side of Route 9. That's basically the
customer base for the vast majority of the uses of our site. So, when we think about traffic, this is not going to be bringing a substantial amount of new traffic. It's really just servicing again those cars that are driving by today. You think about it, Route 9 North, heavy morning traffic, quick check gas, you know, you're getting your
gas or coffee on your way to work. you're running around, you're maybe going to the shop right on a Saturday. Maybe you'll pop in here for the car wash and then use the jug handle or the uh side road at Chilmeister to get to the um Regency uh development on the other side of the street. So again,
these are uses that typically serve cars that are always already on the roads. In terms of how we design the site, I know Mr. Lamb had kind of gone through uh the access management. I just want to emphasize what we have is we have two right in right out driveways along Route
9. one right in only basically just a in not an out and then we have the two access points on either end at Jake Brown and Schmeister the way we've designed the site is we have basically an internal road that runs parallel to Route 9 on the western side of the site basically in the front of all the
buildings and then that parallel road in the rear of the site connecting Jake Brown to Schmeister going to be a private road but again serves the site very well that means that you're going from development to development you're not or use to use you're not getting on to Route 9 and getting off. You know, in the old days, if you thought of this as
kind of a segregated site with all these little lots along Route 9, you probably would have a driveway for one, you wanted to go from the quick check to car wash, get on to nine, come off a nine. You don't have that here. You have that internal connection throughout the entire site. So, overall, from a traffic
perspective, again, this application is under review by the department. We're hoping for approvals any day now. They've had it for over a year at this point. Um, but we've done extensive analysis show there's very limited impact to the traffic on the roads. There are a couple improvements that are either being constructed just prior to
this development being built or as part of this development being built. I just want to highlight them. Jake Brown Road in both directions will be getting channelized right turn lanes. So, right now you basically have two lanes on Jake Brown Road. You kind of have a left turn lane and a lane that goes right or
through them. We're basically adding a brand new right turn lane so vehicles could easily get onto Route 9. Separates them from the through lane which does get now some new traffic as people are trying to go from Route 9 north to the Regency Center or the potential residential developments in the rear at
Schmeister. When Schmeister was designed, there was really not much traffic being generated on on the east side of Route 9. So there was no left turn arrow. If you're going westbound, let's say you're going uh from this site and you want to get onto Route 9 southbound, we'll be adding a left turn
arrow. So, people that want to make a left turn to get onto Route 9 south, they'll be able to. Right now, you can make the left turn, you just don't have an arrow for it. You don't have your 8 to 10 seconds of head start, you'll get that with this development as part of a DOT application. Again, because now there's new traffic on this side of the
road that would want to get to Route 9 South. When Schmeister was built, this was really mainly a farm, not generating any traffic. So those are the improvements that we've uh discussed with Department of Transportation and overall again we have a high confidence level we'll be getting approval hopefully any day week or month now.
Thank you. Okay um our professionals would you like to just thank you Mr. Chairman, um just one one question really, Matt. Um our July 28th memo, we had quite a few traffic
comments. Most of them were about some adjustments and factors and all that. A lot of technical kind of stuff. Is there any objection to to uh revising the traffic study to address the comments in in our memo? No issue. Okay. I think the testimony that we requested
uh in our memo was provided by Mr. Seckler as well. Um the essentially the all these improvements that along the highway are are under DOT jurisdiction. The applicant has has already submitted uh permits to DOT. They've met with DOT um to to review the
application and only thing we ask is that that the township be copied on on all the correspondence with the DOT. No issue. I don't have any other questions for the EP traffic engineer, Mr. Chairman. Okay. Thank you, Vina.
No, I don't have any questions. Am I right? I just have um going back to the Toyota dealership with the the number of employees, right? So, obviously the traffic in and out will will be predicated a lot of times morning afternoons by the number of employees.
So, the testimony was 50 60 people. I mean, for to have 31 bays and then a sales department and all of that stuff. Can you guys just clarify on how that number was derived? Sure. Sure. I'll I'll clarify. Um they have 31 bays. Two of them are alignment based, which means they don't
generate the employee. They're used uh by the same employees that are using the other bays. The other bays, they generally are staffed two per bay, one employee per two bays. Um additionally, this is an unusual uh business model. They don't have a finance department.
They it's there's a state there's a price on the window. That's the price. there's no negotiating and there's and the person the salesperson takes you from beginning to end. It's a different model. It's been very successful on the west coast and so they don't have a finance department because it literally
the salesman is your salesman from A to Z. So they you know they've done this they have numerous uh they have numerous um dealerships and their average is 55 to 60 on a dealership this size. Okay. Oh so the the the franchisee or
the owner of the dealership gave you those numbers. That's that's what they're having. This is this is an actual this isn't like a hypothe hypothesis. This is so this is their business. That's their actual Arizona or Cal wherever it is on the west coast similar size the number of employees is this is the number
that is the number. Okay. Thank you. Anybody else to my right? To my left. Any questions? I don't know if you want to bring up the the plan of the dealership. Sorry.
125. 100. That's the sales, not the service. They're not servicing. You're asking. No, I know. Yeah. The car is sitting on lots. I want to know are they 200 300 100 question
125 are there is well I guess we're getting the landscaping thing is there going to be any kind of landscaping around okay u T landscaping proposed um Danny if you
could pull up their M color Quick answer is there are landscaping been proposed as part of all five tenants. Um as part of the review letter from the township, we are going to add in some additional pockets of landscaping along the route 9 ramp off
the shoemeister jug handle there. Um there are a lot of restrictions on this site in this particular side of the site it will be the JCPNL easements. So those are the restrictions but aside from that what is required is being proposed on site. So there abundance of landscaping
um there will be a version of color that you can see lots of greenery. While while we're stalling uh for the image to come up uh the one thing we do need to ensure is that there's proper sight lines that all the driveways and those items like that. So, those might
be areas where the landscaping is either not there or low enough for people to to see over. But again, I just trying to stall for the nice green image to come on the screen. But Danny asked for a new computer at the beginning of this.
We have a councilman sitting up here. You can answer that. Couldn't couldn't resist taking just a quick math. There are over 500 plantings um proposed just on the Toyota side on this project. On the FMware um
FM office there's over 219 plantings. The car wash for spark 439 plantings and for the McDonald 453 plantings and for their quick check it's 598
plantings. So total is 2,211 plantings on this project. Thank you. Okay. Yep. I have a good a question uh for Showmeister. So
you make the left to go to Route Nine. Nice wide road. If you make the right, are there any improvements planned for that? There's no improvements for Schmeister. You're saying like basically down to get to Mill Road and Mill Road and Route 34. We're not making improvements there obviously.
Hold on. Um, sorry. As part of this project, we're not making improvements. However, as part of this overall development, in including the prior approval for building 9, there is improvements being proposed and those have been approved and signed off by the township. Okay.
But they're just part of a separate application. That's all. Okay. So, the other warehouse going to make that Yeah. Because, you know, I know a lot of residents are concerned about the traffic. We see we've seen an influx since the new uh shop right went in. A lot more people are using that road. So, similar to the improvements that Jake
Brown with that warehouse, correct? Both roads are being improved as part of basically the warehouse development. Perfect. Thank you. Okay. Anybody else? Well, I had one question, but Mr. Lenning stole it, so I'm done.
Okay. Uh, we got to open up to the public. Any questions? Mr. Secular. See no hands. closed to public. Thank you. Thank you. Everybody, how are you today? Good.
Sure. Raise your right hand. Do you swear affirm the testimony that you will be giving is the truth, the whole truth, and nothing but the truth? Yes, I do. Thank you. Your name for the record? Uh Kate Keller, last name is K L E R. And your credentials and your role in
this project? Sure. Um I'm a licensed professional planner in the state of New Jersey. I'm a principal with the firm of Phillips Price Grigel Laney Keller LLC based in Hoboken, New Jersey. Um, I've had my planning license since 2015 and I've appeared before this board many times.
It's good to be back. Um, and I've about 100 other boards throughout the state. Thank you. You're accepted. You have some brief comments to address some of the variances and planning testimony. Yes, absolutely. So, um, you know, as as Mr. Policostro said, you know, we reviewed this from the planning
perspective looking at the deviations and variances that are required as part of this proposal. um you know we've worked on um my firm and myself we've been part of this project for a couple years going back to the beginning and so you know we're familiar with the redevelopment plan and I think that what
we have proposed here especially for a site that has um five you know sites really going five different uses going on here we've put together a plan that is largely very consistent with the bulk variances and is fully consistent with all of the use and conditional use
requirements as your planner stated earlier. Um, so just to, you know, just to to go through that again briefly. Um, this is a site where we're looking at five different uses that are technically on five separate lots because of what we call financial subdivision just for legality purposes, but it's really going
to function as one overall site. And so in that context, what we have are really we're looking at two technical bulk variances or deviations from the redevelopment plan related to the lot size. That would be for the quick check, which is uh excuse me, not the excuse me, not the quick check. That would be
for the um McDonald's which is lot 7.22, the car wash which is lot 7.33, excuse me, 7.23. All these are fairly similar. Um and those are really only from the underlying zoning. They do meet the conditional use lot size which is um
which is less than what is more than what is excuse me less than what is proposed which is 1.96 and 1.92 acres. So those are really only technical in nature in my opinion. The other variances that you have heard with there really only are two that are related to bulk and setback etc. The first is the
um the barn slash um maintenance shed which do has been uh relocated at the request of the township to what they really believe is a better location and I agree with that. Um and so I think that variance as well as the um one that
was just mentioned for the McDonald's parking setback which is going to now be 23.5 where 25 is required. Um these are really a classic case where the benefits outweigh the detriments. Um so these are both intended to either promote promote
safety to allow for better drive aisles in the case of McDonald's to align better with the roadway in the case of the barn setback. Um and so I will provide um we'll go into the negative criteria and I'll provide a very brief summary of how this promotes the purposes of zoning. But I also just want to make sure we get on the record um
there are variances related to um um parking spaces. And again this is something where I think in my opinion this is technical in nature. This is for both the office and for um lot 7.24. Um these are deviations from the
ordinance and I would just say to this is that um again C2 criteria. This is going to be um Mr. Grisberg's site. You know, he's going to own this and operate this and he is he's aware of what his needs are for his own spaces. So I don't see there being any detriment related
with that. Um and then finally, we do require um a few sign variances. Um, this is I'm not going to go through all of these in detail because your board professionals did an excellent job of doing that in their letter dated uh July 28th. This is really going, you know,
I'm just just all of these is laid out um from pages I think around page three or four through page 89. So each of these um these sign variances is set forth there. The only thing I would note is that we are looking at um for the number of of uh facade signs for the car
wash, we're requesting seven where two are proposed. And I think that that's one of those things that sounds a lot more worse than it is because these are really just directional signs, but due to the nature of a car wash, they're supposed to be on the building. Um and because of that, there is also a variance for the maximum sign area. Um
for quick check, we're looking at a variance for logo logos on the signage. Again, this is about safety. This is about identification. Um and is same for um internal illumination which is proposed for each of those. Um in my opinion given the context here where we are on route 9, it's set back from Route
9. It's within a shopping center. It's not adjacent to any residential properties. I think that the internal illumination here as described is appropriate. Um finally, um just freestanding signs. We're looking at two for quick check and three for the car dealership. Given these uses in
particular, I think that this is appropriate. Um, these are really, you know, meant to be, as you heard from Mr. Seckler, especially for the quick check. This is pass by traffic. This is intended to, you know, allow for safe movement into the site. And in terms of a dealership building, um, you know,
that's something where there's multiple things going on. You may be there for service, you may be there for sales, and just having, um, easy access to those um, entrances is is appropriate there. And then finally on the same note, this is the last sign variance I promise, is
the uh directional signage, the square footage. So for Toyota, for the dealership on lot 7.25, we're looking at 20.4 square feet where six is required. And again, I would say that this is something where the benefit outweighs the detriment because of the specific
use that it's associated with and the needs of that um of that site where this isn't just, you know, something a small lot where you go in and it's very clear this is something that's necessary. Um and same for both same for the McDonald's as well where eight square
feet is required where six is is excuse me eight is proposed where six is required. um that's really dimminimous in nature in my opinion and I again I think it promotes a safety purpose because of the drive-thru there. Um there's also some logos proposed on the directional signage um and I think
especially in the case of Toyota this is for this is for those that same purpose really guiding people around the site. Um so just in in total I think really again like I stated this is a case where the C2 criteria is applicable the
benefits outweigh the detriments um where we're looking at um promoting the purposes of zoning and really just the overall we're going to look at both the purposes from the MLUL with development of land purpose A to promote the public health safety and general welfare
purpose C light air and open space is provided here as indicated by the fact that so few bulk variances for setbacks etc are required. Um the space for provides space for commercial uses purpose G in accordance with the redevelopment plan. Um and I'm just going to cite a few sections of the
goals of that redevelopment plan that are being effectuated by this project in my opinion and the variances in particular will affectuate them too. And that is and this is um from the um the redevelopment plan that affects this whole site, the Jake Brown Road intersection US9 White Oak Lane
redevelopment plan as amended through May 2025. Some of the goals are to create economic development opportunity really to promote investment, jobs, and raidables in this area to to provide for a safe and modern commercial development along this portion of Route 9. support e
the township's master plan goals for economic development essentially through balancing um a diverse sector of commercial uses in this in the in the township to to balance both commercial and housing needs and finally to
minimize um impact on the township's financial resources here. Um just in terms of the negative criteria, you know, we have to demonstrate that these will not have a substantial detriment to the um substantial substantial negative impact to the public good um or negative
substantial detriment to the zone plan and zoning ordinance. Um, in terms of the public good, I think you've heard a lot of this from our prior witnesses tonight, but the way that this site is situated, the setback variances in particular are very really not going to have any type of a the type of impact
you would typically expect. You know, this redevelopment plan was very thoughtfully written. And this also speaks to um the um its impact on the zone plan and zoning ordinance. But this redevelopment plan was very carefully written in order to ensure that residential properties at the periphery
of the redevelopment plan are very carefully protected by buffers by enhanced setbacks etc. And that's not the case here. We are at a site that is not near any of those res residential um directly adjacent to those residential properties. And really, this is a site
that's going to be controlled all as one. So, you don't perceive any negative impact? No, I don't. Thanks. Thanks. Okay. Oh, Vina. Oh, Mr. Dory, I didn't see it. I always defer to Vina when it comes to planning stuff.
Okay. Um, I do have a question. Uh I think Kate you started off by there are two um variances apart from the signage which is incorrect. We have four and I think
you went into details but you did. Yes. Thank you. I I I went I sort of split them up in that two were really technical in nature which is the lot size. Right. But for the attorney and for the purpose of the resolution, I just want
to emphasize there is a variance, a rear yard setback variance on the maintenance shed. Uh Afram's office has a sideyard setback of zero ft. McDonald's has a parking setback 25 is required. They're at 23.5.
And um Afram's office has a parking setback. 21 parking spaces are required whereas 12 are provided. T how many EV charging on that side because you'll get credit
for four. So the parking variance then reduces by four. Right? Um so those are the four variances and then for the resolution probably you can
take the table on page 8 directly for signage because there are a bunch of them. There is one error um maximum number of fascia signs proposed lot 7.23
two three car wash instead of four there are seven but I'll provide you with the word document so that you can use the bulk table directly in the resolution um but yes these four variances are not clearly cited they are in the text uh
also I see a discrepancy in the fascia sign area can you confirm what's the number um for the car wash yes the car wash which does are you talking a discrepancy in terms of the the 5.57.
Is it 5.57 or is it 5.7? Let me double check that. Um, spark signage. I just walked. Don't know if I have that directly in front of me. I will I will see if someone one of my uh colleagues can get
that. I have the overall uh signage area for the facade fasia signage as 20 226.4 four, right? While T looks up for that um with the parking variance
um that is required for EF site. Would you agree that the um parking required for the overall site may exceed that parking requirement and this site is going to function as one whole site
rather than individual lots? Yes, the overall the overall site parking amongst the five sites is much higher than what's So would you agree that in terms of the negative impacts the parking will not have any negative impacts on the adjacent lots? No, not at all. will not be it will it
will not be taking parking that would otherwise be needed by another use on the site. Thank you so much. Okay, are you finished? I am. I'm waiting for Yes. I think we just want to get this make sure we have this one exact number. [Music]
Okay. 5.57 is what? Yes. Thank you. Thank you for your patience then. Thank you. Oh, yes. Sorry. See what are you are you okay? Any questions? No problem. Right.
Any questions? Ed Pereira. Um, has anyone taken into account that there's the Betti Benetti uh memorial field which is probably not too far from the maintenance building? Has been any
account on that? Because parking for that field is on Shoemeister Road. there is no specific parking place for the people that go to that uh field. So I was wondering is there any thought process on that at all? Has that been taken into consideration?
That's not I was about to say it's not answered for me. Uh I would actually have Rakkesh respond. No, I mean I mean we we we did actually look at that when we uh Go ahead. So basically the roadway
improvements were part of the uh warehousing projects and like T testified before we um signed off on the shoeister road improvements just recently. I'm trying to recolct I believe we widened roadway there to add
uh parking along Shoemeister on the other side of Brunett uh the Brunetti property. But I'm just speaking off memory. That's correct. We we we did we did account for that when there's been a countless meetings on on all these improvements. The there's significant
amount of road improvements and uh Schulmeister road is one of those roads where we did go back and forth quite a bit. Uh and we did talk about the the ball fields and the we are um or the Humpkin will be widening Schulmeister road providing parking along along the
ball fields on on that side of the road. So I recently wrote the amended redevelopment plan. So I remember uh I think uh I uh I think uh we narrowed the apron to add parking spaces. We added a
crosswalk. We also added a sidewalk to connect to that gas station property. So um I think overall Schummeister road be beyond the NJ dot jurisdiction on the easterly side there are a number of
improvements um that are proposed. Uh we do have the final sign plans in the office if you would want to take a look at them and and just to add to that they don't park on our property now it's not like we're taking away parking uh if you notice that that's a it's a agricultural
field currently. Um and the widening will only help uh when we do that widening. And that was with the um Jake Brown North um warehouse project, not this project. It was undone on that one because that's a butts showmeister. Thank you.
Any any other questions to my left? Yes. Sorry not to backtrack, but the parking brought it back up. When you and you know earlier you said you paid a little fee or something for that corner lot. What are the talks on where you're going to move that lot to?
I think Casey uh can comment actually better than me. I believe that it's been in pre I don't want to speak for you, but it's been previously commented that there are other parking lots that are underutilized and it's been closed by the way. I don't know if you've noticed it. It's been closed for almost two years now. The town asked me to town
asked me to to close it um because they want to try to utilize the other park the other uh park and ride um spots. Sorry. So, as the director of public works, I oversee uh the township commuter parking lots and um obviously
once CO hit the numbers plummeted. Um at that time, you know, we were, you know, trying to stay afloat. Uh we worked with Efim and uh he needed some storage spots for other building materials. So since that wasn't township property, that was just um the previous owner, Mr.
Bernetti, let people park there just out of the goodness of his heart. That's why you were required to have a township permit but not pay the daily fee. So that lot was closed. Um we were able to divert everybody to the other Inesse and the Westminster and there's also a Home
Depot lot that um the residents currently use. Um we're still operating about 85% uh capacity um to our pre-COVID numbers, but with that 85% we opened it to out of town residents. So
it's not just Old Bridge residents that are currently utilizing the lot. Um, Vina might be able to answer a little better um with the payment, but um during the previous um you know, hearings, the the town felt, and I don't want to speak for the town, but you
know, I'm just going to say what I think I recollect that that wasn't the best location for it just with crossing Route 9. So, that money is going to go into a trust. So, as we develop uh different parking lots in different areas of town, that money could go towards those projects. It's part of
Thank you, Mr. Lenning, for that testimony. Mr. McKisac just to chime in to what Casey just mentioned. Um I I'm not too sure if you were part of the Regency center approval, but as part of Regency's approval too, uh Regency
Center was required uh because the original Brunetti uh approval involved uh a commuter parking lot on that side. When we were reviewing Regency Center, we didn't think that that location was
quite um ade was necessary because it's on the southbound bound side. But in lie of that, Regency Center agreed to uh pay $150,000 for uh creation of a commuter parking
lot or parking spaces. So um it was something that we internally decided that we would create a parking trust fund. Um and when I was negotiating with Afim on this parking lot because this
parking lot was crucial many people uh would use that parking lot. Afram also agreed to contribute towards the parking trust fund and that is part of the redevelopers agreement that was signed for the warehousing project. So
eventually you heard me talk about the transit village and um you know building more density on the areas towards the commuter parking lot. So, I want to create that fund to be able to generate
more parking in that areas that are mostly used by commuters. Thank you. Thank you. We're making it seem like it's a $5,000 contribution. It's $100,000. Okay. I know you've done very well by us and
I've asked this question. I think I asked it two years ago. What was going on with that lot? So, thank you. I was avoiding giving out the number. Hold on. A lot of money. Just get me credit. Okay. Um, yeah. Can I just This has probably nothing to do with your thing, so you
don't have to be worried. Um, why why are all the cars parked in um in the lot, you know, where the transit village is going to go? Why are there so many cars parked there? Have we now moved? Is that public
parking over there? No. I think people have started going back to work. No, no. I I just I just feel that's why the wrership so I and this is because
I'm working so closely with NJ Transit and NJ DOT on the transit village the wrership has gone up um significantly after co people have started going back uh to office so the parking lot is used
more often no but it's I'm talking about where Kohl's is so there's a lot of cars parked park there and there's empty areas in the commuter parking. I'm just curious why they're parking. So, there could be one possibility. Um I
know Oh, go ahead. Oh, I'm sorry to interrupt. Um we've had different um businesses reach out if they have people that are parking and then walking to the bus stop. Unfortunately, the town can't control private property. So the owner of that property is
Oh, they're giving them permission. They might not be giving them permission, but they would have to enforce the illegal parking. So they would have to contact the police and say the person parking here isn't a patron. And then, you know, they would take the proper actions. Um Outback was one. You
know, there was three or four cars every day parking there, right? And it was obvious because Outback's not open in the morning. Yeah. Knowing they open for dinner and there's cars there. So um we we can't enforce it. We we can't write them a a parking ticket or anything like that. The owner of the property would have to call. So, kind of
a separate issue. We we hope they do because then that would encourage people to park in our lot and then that benefits the parking authority. I was just curious. Okay. We solved that problem. Uh I don't know that we solved it.
Uh okay. Uh I'm going to open it to the public for any questions of this witness. Seeing no hands, close the public. Thank you very much. Thank you all for your time. Oh, that's it. Okay.
Can we have tea back? I guess. T for the benefit of the board, can we quickly go over the review letter? Yes. I think we're from Kate's testimony. We're down to
the page 13. Starting at subdivision comments. Um, everything prior to that has been addressed in direct testimony by a number of witnesses. Subdivision review comments 37 to 39 will do. Um no
comments on those general comments starts on page 14 through 15 which is comments 15 through 25. There also will do um most of the works has been done already. Um for example
number 17 the operational testimony has been provided. Um 18 about their deliveries. Um 20 um there was a request for a masonary um screening around their producers for their car wash and that is agreeable in
lie of their picket fence. 21 is about the relocation about the sidewalk around the toilet lot um which is agreeable. Also skipping ahead on page 15 through page 17 which are the site plan comments.
Um, bite racks will be added for the CCK operation and for the McDonald operation. The rest of their um, operation doesn't make sense for a bite rack. Um, for example, car wash doesn't really make sense to have a bite rack. Um, so that's the reason why we're
asking for not compliance on those. Um, trash and recycle on number 37. At each of the vacuum locations, there also trash cans provided. Um there is a masonary enclosure for the employee to collect their trash and move it over. Um number 40 um just to describe the
right side of their parking lot for the Toyota is some inventory parking. The rest of it is for employees and customers. 42 we discussed already about their operation. Skipping ahead to details um on page 17 46 to 51. No comments on
those. Um, moving along again on page 17, which is storm water comments, which is comment 52 to 60. We're agreeable to every item except for 52. Um, once again, to shift the entire storm water
facility on any particular lot just doesn't make sense. Um, once again, this is financial subdivision. These are imaginary lines. Yeah, they will be collected um on site on by the all five tenants and then they will be go to a regional basin to the bottom of page on the ring row and then
ultimately discharge um to Jake Brown row. Yeah, I don't I don't have any objection to to that. Um real quickly regarding the maintenance and and and all that the property that EF owns all of this. is
going to retain it all but uh the storm order management uh is going to be the responsibility of the lot that that Efim's office is on. Is that right? Yes. There'll be some common fees for snow removals and like that. So there'll be because it's required uh
by by our ordinance and by D. Uh there will be a deed restriction requiring the owner of that lot. So if Ephim sells uh and I should say Mr. Gersburg, but everyone's calling him effort. Uh, so if EFM sells the dealership lot, the
responsibility for stormwater maintenance still maintained by that that lot. So when if and when that lot ever gets sold, the whoever the owner is would maintain. Is that acceptable? Correct. Um, they have cross access easement, drainage, detail easement, same.
Um, moving along to page 19 through page 21. Their grading comments 60 to 80. They will be agreeable. Traffic comments. Um, Mr. Sackler went through. That's starting on page 21 through page 24.
Um, we're agreeable to them. Um in particular comment 99e the relocation of their sidewalk along the car wash side um we believe where we have it is appropriate um providing separation um it will be on the north side of the
drive um with their additional curb cuts being asked by Mr. H Miller will go with that. Um and then comment 90 um we'll work with um your office and VNA on the road diet. Um
yeah, under ring row in the back just because it's 2,000 ft long. Yeah. So just real quick just for the board's edification that what that was is there's a that long sort of road that parallels Route 9. The
concern that that we had was it's a long straight road. So, we're going to work with the applicant to provide some form of traffic calming by by basically squeezing the road a little bit, providing some little bumpouts here and there and some some uh some speed humps where appropriate to just sort of do
some traffic coming because you know it is an enticing road uh for for people to fly down. So, we're going to try to make sure that it's a safe road. Uh moving along page 24 through 25 on landscape comments. Um we're agreeable to all the item except for 104. Just
want to clarify um the requirements for the sites to be um disturbed and we have done that as either developed with building parking improvements. So we agree on those. There are two areas um we're working with ERRI and Vina which is um the area to the south sorry to the
east of the proposed sidewalk between the quick check and Jake Brown Road. There's a small triangle area. will beef up that landscaping um with some type of whips um so for that lower corner and then also off from the um ramp side on showmeister
and route 9 will also beef up the landscaping um as requested will agreeable to provide whips u moving on page 25 to 26 the environmental comments um these are just factual in nature consistent with our phase one
environmental report prepared by GTA and um they will be retained as OSRP on site after construction. Lastly, um is administrative comments page 26 128 to 130. Um yes, we will copy the town on the resubmission point by point
resubmissions and also um coordinate with you on the traffic fees as necessary. Okay. Thank you. Mr. Darcy, would you like to only question I have regarding the D permiting. Where where are you at as far as your D permits? D has fully approved this project. Um we
have flood hazards permit that was recently approved um for the modification. Um that permit is valid. We have soil conservation certification. So u land disturbance can technically start tomorrow. Um we have conditional approval from the county which is simply
posting some bonds. So um basically it's done. We met with uh Mr. Tom Miller from the township and you know couple hydrants. We'll add a hydrant to the quick check side. will add hydrogen to the Toyota side. Aside from that, um these are standard comments, not box and
um fire hydrogen within 100 ft of their FDC trash enclosure to be located beyond 20 ft of the building. So these are all agreeable comments. The items that we can't address now until the site is fully constructed. Um he wants some fire lanes, but you rather walk the site
after the site is ready to dictate where the fire lane would go as opposed to just put on a piece of paper. We agreed to put notes on the plan. So that's where we are. Um in terms of OBMUA, we have um preliminary approval already. We have tenative approval that's coming up
in August and afterward we will have um state level permitting for both water and sewer um in conjunction with OBMUA and that's how we retrieve our final OBMUA approval. So I just want to chime in. Um this morning I did get a chance to speak to
the fire chief and um they had a meeting early this morning and uh the PL they have they have addressed most of the questions he had or are prepared to address um some of the questions later
during compliance stage. I also reached out to our uh forester because I had not seen a review letter from him but um he has asked the applicant to file a tree removal permit and would want to work with them uh throughout the compliance
stage with the landscaping comments. I know Miss Cannon had some questions but uh Mr. Kalio Clani from ERRI and myself, we have gone through landscaping, but like we usually do, we have asked the
applicant to work with us to fine-tune the landscaping plans when they come back for the compliance stage. Uh T already testified that we have asked him to beef up the area along the ramp closer to the car dealership to provide
some sort of screening. So um the landscaping plan definitely is like a work in progress which uh the applicant has agreed to work with us. Um regarding architecturals we do have them I have seen them because that's how I
reviewed the signage but yeah we're happy to discuss them and pull them up um to the extent that's what the board would like us to do. The one thing I do want to let the board know that you know when we did regency center which was quite similar there was a lot of back and forth because each
franchisee has its own requirements and own style and I was quite frustrated with the administrative approvals that I had to give Keith and review [Music] those plans. So I think I I think it
would be premature at this point to even review them. But if they have them, you can show them to the board. But again, they will have to be fine-tuned when they come in uh for compliance and as they are built.
But um on testimony, would you agree to work with the township professionals to finalize? We were hoping you would say that. Yes. Yes. Thank you. Of course. Thank you. And that's the that's the more efficient way to go. And for the tree removal, um that application was submitted back in May.
Great. Okay. Uh, any other questions on my right my left? Anybody interested in seeing the architectural? Go ahead. Oh, yeah. I am. Oh, yeah.
Are there are the wetlands part of this property or that is that part of the uh warehouse property? The wetland permitting was done as part of the warehouse, but it was for the entire property. There's no wetland disturbance proposed as part of these
five um use on this application and you're taking care of the the spotted tortoises that are in that survey. No comment. Sorry about that. My witness.
Okay, Mr. Lamb, I just got a quick question. Twice you mentioned county approval. Yes. So, you're going out to Spring Hill Road for some reason because we're not um as part of subdivision the county has jurisdiction. Oh. Oh, you're talking about a
subdivision. Okay. Yes. As part of that, they also lumped in um to for fee grab for site plan also. So, thank you. Um AFO will be calling more checks. Okay. Uh have to open up to the public. Any
questions of latest testimony? Say no hands. Close the public. Thank you. Thank you, Mr. Chair. That's all I have. Okay. Okay. U we're going to open it up right now for any general comments,
questions. See no hands. I close that portion. Chairman, just um one thing. I know Miss Cannon wanted to see the architecturals Yeah, I'd like to. I mean, is it the same old same old or are we getting something new and exciting with McDonald's? And
basically the same old. Do you ever think that it might be good for them to change their I have no control over that. Change their menu and change their remember. What about is are there is there going to be a sidewalk for them to get from
one in the front? Yeah. Yeah. We we spent quite a bit of time uh discussing u interconnectivity and pedestrian circulation between these sites and route 9 and and the the adjacent roadways. So there will be
interconnectivity. We sidewalk from Jake Brown Road to Shoemeister all throughout the all five uses connecting all five of them and there also a portion of um sidewalk along route nine and that will be
connecting to and there's going to be for Jerry Brown and Showmeister that's part of their private it's a landscaping Bena there's going to be shrubbery or something in the front is there going to be any kind of landscaping on the roadway there's landscaping completely around all the developments
and on the interior of those developments over 2,000 plants for all five uses combined. Danny, will you be able to put it on the screen and just run your mouse to show the sidewalk so that Miss Canon can see
it? Yeah. You want me to sit there? Why did you do that to you? Do you do you It's your plan, Danny. You have the I You want laser pointer? You have the laser point. Just point it
off. Used to be a slide rule, but we don't do that anymore. Jake Brown Road is on left side of the page. For the record, can you just uh state that this is exhibit A3? I think it's A3. Exhibit A3. Jake Brown Road to the left side of the
page. Sidewalk being proposed along that entire frontage. Sidewalk will be at the middle of the quick check connecting the Jake Brown Road to Quick Check coming through the front of the store which has a sidewalk crosswalk continuing to page right and
then go up the page to page north goes across to McDonald and that connects McDonald continuing to page right and further um down it also connects to the crosswalk for Spark Car Wash.
also have a secondary option to go page north and also to go page right and then continue page south to the FM building. That will continue with the sidewalk that will also connect it to the Toyota dealership by the sidewalk on the right
side of the parking lot going to page north towards Route 9 across with the crosswalk um sidewalk connectivity for Toyota. And what's not shown on this plan because this is an older version, but um in coordination with ERRI and VNA, sidewalk
would continue along the landscape islands, crosses at where the display um area is and then continue the following ramp to the page south. And that is the
sidewalk along the north side h sorry the west side of the ring row that will continue all the way down to the driveway as part of their prior warehouse development and that would connect to the sidewalk on showmeister
row and that is part of the showmeister improvements. So the sidewalk on showmeister sidewalk on Jake Brown row sidewalk on route nine on portion and sidewalk connecting all five tenants. Are the cars going to enter Toyota? Are they coming in the back or are they when
they load up their parking lot? There's options on both. There's driveway off from Route 9. There's the driveway off from Shmeister, driveway off from Jake Brown. We've designed a site with option in mind to provide safety. Okay.
Any questions about that testimony from the public? See no hands. Let's close that portion. All right. I'm in summation. Mr. Chairman, thank you. Members of the board, a vote in favor of this application would grant preliminary and final major subdivision approval as well
as preliminary and final uh major site plan approval, including the requested C variance relief as outlined in the testimony and Mr. Polycastro's presentation. This approval is being sought to clarify the following conditions of approval in addition to the standard conditions. Uh the
applicant agrees to work with the board professionals to address and resolve all comments outlined in their respective reports. Uh specifically some of the items I have here relocate alignment uh with the setback requirement for lot 7.24 the applicant's office uh two
repurposing of the barn or maintenance shed the same lot um in conjunction with the burough of fire prevention report. Mr. Miller's comments, increase the drive aisle, uh relocation of the refuge
enclosure site, implementation of the fire lane, and additional curb cuts to the sidewalk along the west side uh north south aisle. Um and the applicant has agreed to work with the township professionals to finalize any
outstanding items. Thank you. Thank you, Mr. DeFazio. Okay. Uh, I guess we're looking for a a motion. I'll move it.
Second, Mr. Dama? Yes. Mr. Lenning? Yes, Miss Canon. Well, I would really have liked the Trader Joe's. I heard there was a Trader Joe's code. I'm not going to be happy till you get us a paid trader joke.
I didn't see that one coming, but I'll vote yes. Mr. Rena, no. Mr. Petty, Mr. McGisac, yes. Mr. Ferrara, yes. And Chairman Lowour,
yes. Thank you, Mr. Chairman. Thank you to your board and your professionals. Thank you. Good luck. Thank you, Vina. Thanks. That's the first That's uh Yeah. Chairman. Chairman. Chairman.
Chairman What's that? Can we get it? Can we get a motion to adjourn? I'll move it. Second. All in favor? I thank you.