It's 7:30. Good evening, everyone. I'd like to call to order the September 25th, 2025 Obridge Township Planning Board meeting. Please rise for this salute. To the flag of the United States of
America and to the republic for it stands one nation under God indivisible with liberty and justice for all. Daniel, could we have a roll call, please? Mr. Deama here. Mr. Lenning here. Mr. Agopian
here. Miss Canon here. Mr. Rena here. Mr. Petty here. Miss Misella here. Mr. McKisac is absent. Mr. Bernan here. Mr. Ferrara here. And Chairman Lowour here. Okay. U we can go with the swearing of
the professionals. Please. Our uh would you raise your right hand? Do you swear that the testimony you're going to give this evening is the truth, the whole truth, and nothing but the truth? I do. Thank you. Okay. Thank you. Uh, next on the agenda is executive session. Could I get a
motion to uh move move to go into executive session? Second. Mr. Depala, yes. Mr. Lenny, yes. Mr. Agopian, yes. Miss Canon, yes. Mr. Rena, yes. Mr. Petty, yes. Miss Mella, yes.
Mr. Brennan, yes. Mr. Ferrara, yes. And Chairman Lowour, yes. Okay. Next on the agenda, we have the minutes of September 15, 2025. Got to get a motion to I'll make the motion.
Second. I'll second. Mr. Deama? Yes. Mr. Lenning? Yes. Mr. Agopian? Yes. Miss Cannon. Yes. Mr. Rena, no. It's he was he was
Mr. Petty. Abstain. Miss Misella. Yes. Mr. Brennan. Yes. Mr. Ferrara. Yes. Chairman Lowry. Yes. Okay. Next. Resolutions. Uh 29-2025P.
Segmi JBN Property LLC. Could I get a motion? I'll move it. I'll second. Mr. Diploma. Yes. Mr. Lenny? Yes. Mr. Agopian? Yes. Miss Canon? No.
[Music] Mr. Rena? No. Mr. Petty? No. Miss Mella? Mr. Bernan? Yes. Mr. Ferrara? Yes. Chairman Lowour? No.
Next we have resolution authorizing the settlement agreement with that vote was for the resolution. Oh that is everyone clear on on the vote that that was the vote was for the which which I'm sorry I was discussing something.
So the resolution 2920 25p segment JBN property LLC. This is that's memorializing the board's grant to approval for the the application that was heard at the end of July. Right. Okay. Just want to make sure everyone realized did everyone when they voted they realize that's the resolution we're voting on or was there anyone that
Okay. What's going to be the next that's no we're voting on this first two separate resolutions just okay. Oh no we want to So did we get did that resolution pass or fail? I I wasn't
I think it failed. Okay. One two it failed. It failed. Yes. All right. So, just so everyone voted am I not on? Sorry. I just want to make sure that everyone understood what they voted
because the vote came out as a failure. It was the vote to memorialize the board's pre approval of the pri the application for uh segment JBN property LLC. That was the board has approved that application back in July. This is
just a resolution memorializing that approval. So that's why I want to make sure Joe, let's redo the vote. Yeah, that's what I'm thinking. We should read the vote. I have a feeling it was a little confusion on on what we were voting on there. So if um bear with me one sec. Okay. Oops.
Get your eraser, Danny. We need a another motion. Yeah. Just and just so clear, this is this motion is to adopt the resolution memorializing the board's approval for the application 29-25P
2025P, which was the segn property LLC application that was heard. Was it July 29th? July 29th. Yeah, July 29th. We have a second. You're first. Second. Who moved? Who's first? Sorry. I think I moved.
Moved by Mr. Petty. Second by Mr. Hagopian. Mr. Dama? Yes. Mr. Lenning? Yes. Mr. Agopian? Yes. Miss Canon? Yes. Mr. Rena? No. Mr. Petty? Yes.
Miss Misella? Yes. Mr. Brennan? Yes. Mr. Ferrara? Yes. Chairman Lowry? Yes. Okay. Next, we have a resolution authorizing the settlement agreement with Raceway Park. Mr. Mr. Sordell, just for the record,
since we have one missing member, um, and Keith, I should only be calling Mr. Brennan, correct? As alternate one. Yes. Yes. Okay. Yeah. Yes. Okay. So, this is for That's correct.
So, now we have a Did we get a motion and a second on that? I'll move it. Second. Mr. Diploma, yes. Mr. Lenning, yes. Mr. Agopian, no. Miss Cannon? No. Mr. Rener? No.
Mr. Petty? No. Miss Mella? No. Mr. Brennan? No. And Chairman Lowour? No. Okay. Next, we have applications. The first application up is 37-2024P
Fox Houses LLC. It's a major preliminary subdivision with a major preliminary site plan with a C variance. Carried from June 262. Uh and David Hemlan is the attorney
representing the applicant. Good evening. Good evening. Just press it till it turns green. Press until it turns green. Right. Sorry. I I know that I've been here a few times. Um anyway, David Himleman for the applicant, uh Fox
Houses LLC. Uh Mr. Chairman, uh I did plan on moving forward with our application this evening and having our witnesses. I did have an opportunity before the meeting to talk to Miss Sant, your your board planner. Uh, and it's
been recommended that we I guess several board members have expressed some concerns about the design layout. So, she indicated Vina indicated that it might make sense for us to uh develop some revised concept plans and maybe
work with your outside professionals and Miss Swant as well. and then we could come back at a at a later meeting. Does that does that make sense? Oh, you got to put the green light. I think um we should adjourn it to October 26. We have just one
application. Um I think it would make sense to carry it in the interim. Um the staff will reach out to you. Let's try and schedule a meeting early next week itself so that Mark has uh adequate time
to respond. I would say, Mark, don't do anything till we meet. So, let's try to schedule something probably Monday or Tuesday. Very good. Yeah, Vina, for the record, it's the 23rd. 23rd, I thought. Sorry. Sorry. I'm just all over.
Well, you're uh That's fine. Just Yeah, just um Yeah, it might be. I don't the 2. It might be this. I don't know if that the 23rd or the Yeah, we have a we have a hearing and I have a hearing another
town that night. One step at a time. Let's Yeah, let's just carry it to 23rd, right? And then figure this out, right? Just next week. You should just So, you're looking at maybe Monday or Tuesday maybe to have a meeting? Yes. Yes.
Okay. because it's another Jewish holiday for me on uh the Wednesday night and Thursday, but that's we'll Okay, we'll be in touch. Sure. Okay. What's that? Yonke. Yes. Y
So, uh Mr. Mr. Chairman, I believe the the request that's being made of the board is to um agree to uh grant the request to adjourn this application to the October 23rd planning board meeting to give the applicant a time to meet with the board professionals, address
some of the concerns that have already been raised and work out the potentially redesigning some of the the proposals before they proceed with the public hearing before the board. And that's correct. 23rd is a regular board meeting. It's not a special meeting. Mr. Sella, thank you.
If you can just confirm with or without notice. Oh, no. I Yes, I was going to announce it. It will be without notice because we're announcing it now. So, anyone from the public, if the board grants the approval uh the adjournment request, it will uh this is being carried to the October 23rd public hearing of the
planning board without further notice. This is the notice that you're providing uh you're being provided now. Uh that to if you have any comments or want to hear this application, go to appear at the October 23rd point meeting. Very good. Thank you. Okay. Can I get a motion to uh
move this forward? Move it. Second. Mr. Dama? Yes. Mr. Lenning? Yes. Mr. Agopian? Yes. Miss Cannon? Yes. Mr. Rener? Yes. Mr. Petty? Yes. Miss Mella? Yes. Mr. Brennan? Yes.
Uh, and Chairman Lauer. Yes. Thank you very much and we'll see you soon. Good evening. Have a good night. Um the next application has been adjourned to November 13th. That would be uh
04-2025P 600 Jack. Mr. Chairman, if I can just verify uh with either uh Danny or Vina um on this application, is this being carried without further notice or is there a notice additional notice being provided
for the 600 Jacks uh Jack Street? I think that's really up to you and the board, but I think the intention was to carry it without further notice and then make that notice now. Okay. That's that's why I didn't know what the request was because I didn't see that request. So, uh Mr. Chairman, uh the request of the board would be to
uh agree to adjourn the public hearing on 600 uh Jack Street LLC application to the November 13th, 2025 regular planning board meeting uh without further notice. So, anyone that is here on that application, you're being provided notice that that application is being
carried to the if granted by the board to the November 13th meeting. If you want to speak to that application, you have to appear at the board meeting on the November 13th planning board. Um, this is with this application. If I'm not mistaken, this is the one
that is right on Route 34 next to Madison Garden Apartments. Yes. So, I think they should be noticed. Okay. This should This one should be noticed. And I'll apologize to the to the people that own the property. It's
just there's a lot of people that's that corner is a strange corner. And I know we've heard that already. I don't think that it should be without notice. It should be noticed. If if the board may recall, this was originally filed as Bright View or
something like that and there was a hearing. there were a lot of residents involved and then the application was withdrawn. So I know there is a lot of interest in the application. This one I think this one is one we had a lot of concerns about water issues and
because it's on this weird hill and things like that if we can just make sure they notice it just so the residents are aware so they can come. Yeah, that was the apartment building on the floor. Yep. Okay. So just to clarify what I said re previously anyone in the public this is being carried or if the board
agrees it will be carried to the November 13th planning board meeting but the applicant's going to be required to uh provide additional notice. Uh this is not being carried without notice. So you are you've had the notice from what I said but you will be provided additional notice. We will require the applicant to do so.
Okay. Uh can I get a motion to motion second? Mr. Deal. Yes. Mr. Lenning. Yes. Mr. Egopian. Yes. Miss Cannon, yes. Mr. Rena, yes. Mr. Petty, yes. Miss Misella, yes. Mr. Brennan, yes. Chairman Lowour, yes.
Okay. Next application is 13-2025P. Peter Zimny, uh, 95 Westley Road, major preliminary subdivision, and a major preliminary site plan with a C variance represented by Salvatore Alfairy, Esquire. Good evening.
Good evening, chairman, members of the board. Dante Alfuri on behalf of the applicant. I'm here in thestead of my father. Um, as the chairman stated, we're here seeking the board's approval for a minor subdivision. The property address is 95 Wesley Road. There is
we're proposing to create two new lots. There is a one or there is a house currently under construction and we're proposing to subdivide and then construct a second house. I do have one individual to provide testimony tonight, Mr. Pakka who will go through um the
engineering and planning. Would you please raise your right hand? Do you swear or affirm the testimony you're going to give this evening is the truth, the whole truth, and nothing but the truth? I I do. Can you please Oh, I did at the beginning of the meeting.
Um do you uh could you please state your name and spell it for the record? Uh John J. Plusa. P L O S K O N K A professional engineer professional planner Manalopa New Jersey. Can you please provide your
qualifications for the board? Uh I've appeared before the board uh a number of times in Oldbridge, South River, South Amboy Marboro for the last 50 years. You're accepted.
Thank you, Mr. Mr. Chairman, [Music] take it away, Mr. Panka. All right. I do have some aerial maps that show a little bit more detail if we want to hand these out to the board.
So, we will mark those as exhibit A1. Thank you. [Music] Sir So, my client, Mr. Zimnney, owns 4 acres of property on Wesley Road, which has
water and sewer in the street. He's building the house on the lot lower lot which is a 48.11. The house is under construction and should be coed in a couple of weeks
almost finished. And he's dividing the property which is again 4 acres into two 88,000 80,000 square foot lots. So we have a zoning requirement of 20,000 square feet
in the zone and we have four times the size for each lot. Uh the lots are encumbered by wetlands and wetlands buffer. We've been to DP. We have the LOI uh and we've identified that on the
plans that are on the board on the on the screen as well as on this map. Basically where the woods end for the existing house is the wetlands line with the buffer and that's been defined by again by DP in June
2024. Um the uh lots require variances for u the non-critical area for lot 48.11
is 35,489 but it's not 65% of the requirement. Uh it's 42% of the requirement. However, it's twice the size almost twice the size of the zone
requirement of 20,000 square feet. So, there's plenty of room to build a house and have other amenities. The second lot that's being proposed for a new home uh has a 18,000 square foot of non-critical
area where it's 22% because most of the land behind it is wetlands and flood plane. If that if that land was cut off, it would be basically no variances if that was sold to the town or given away. that'll be
all encumbered with a conservation easement in the future. So based on the DP requirements, um we seek the two variances that were asking for and u we also have a report
from the U arborist indicating that there was some additional clearing out there. so that he we will agree to his conditions in his letter that the board I believe has
to make sure that when we apply for a clearing permit for the new lot that we uh set up the sil fence and the orange fence and make sure we uh guarantee that we will not go beyond the wetlands
buffer line which will also be required prepared by DP to be identified with um holes and stansions and identification for the whole both lots. Um I'd say based on that we respectfully
request the board to approve this two lot subdivision and you reviewed you reviewed the uh professional the board professionals report dated September 25th. [Music] I think I identified the square footage
of the portion of the property. Uh 18,000 for um the upper lot and 35,000 for the lower lot. I don't see any other issues. We we'll will we'll will'll provide what other
information they ask for we agreed to do. So no any any technical comments you we'll agree to comply with. Yes. Thank you. Are you finished with your testimony? Yes. Okay. Uh, Rakkesh, would you like to
Thank you, Mr. Chairman. Um, I am playing the role of Miss Shapiro tonight. So, uh, I'm referring to Miss Shapiro and Miss Salman's letter from, uh, what's dated September 25th, 2025. I don't really have any questions that that are in the memo because I think
most of the items uh, the applicant said they they'll comply with, I imagine they there's some technical issues with labeling and all that. The only question I do have and it's not in the in the technical memo and I was just texting with with Miss Shapiro uh is regarding the disturbance uh for both lots as a
whole because the way the stormwater management rules are um that the township has to has to enforce DP stormwater management rules is that development that results in an acre disturbance going back to 2004. So you have to sort of like hop on a time machine and go back um requires
stormwater management. So the can you quantify I think you just sort of did I think you said 18,000 ft of disturbance on the new lot and the lot where it's currently being the house is being built it's about 35,000 ft. Is that right? Correct. So so that obviously it's it's over an
acre of disturbance. So there's going to need to be some form of stormwater management. Um, so I think as a condition of approval, um, should the board act favorably, uh, the applicant would would be required to work with Miss Shapiro's office to, um, uh,
propose a storm management system that would comply with the township stormwater management ordinance and the DP stormwater management requirements. Absolutely. That's all I have, Mr. Chairman. Vina, so I don't have a question for uh, Mr.
to plus conanka. But I just want to make a comment that um in my memo I have specified that these two lots actually were two separate lots have been combined due to doctrine of mergers.
When you have two uh undersized lots owned by uh uh which are under common ownership they are combined. Many other lots on Wesley Street are the same size. The other thing that I wanted to point
out is there is a variance for the uh non-critical area and uh I just want to bring it to your attention that although that variance is required remember that these lots are significantly larger than
what the zone requires. Um and uh the developable portion on the lot is still large. They're not asking for any bulk variance relief. So which clearly shows that they are developing within the
developable portion. Um and the style or the land use pattern is quite consistent with what exists along Wesley. Uh I think the planning board had a similar application on Wesley almost 4 years uh
ago. So this has been a pattern. I think this is the last vacant lawn that was left on Wesley that is being subdivided. Mr. Chairman, one other thing I apologize um and I don't know if this was covered um in in Appin testimony. I
may have missed it. Um there's two things that are in the in the memo that maybe we should discuss. There's a request by Mr. Shapiro to um revise the grading in the rear yard to to provide a little bit more usable yard space in the back perhaps through the use of uh some form of a retaining wall or something.
Uh is that uh the applicant going to amable to uh working with engineering to uh revise the grading to provide a more usable yard? AB: Absolutely. We can do a a small retaining wall in the backyard. Uh and m
maybe there was a possibility we can move the house closer to the road but not be in front of the setback line. We do conform to everything else. Perfect. Looking at a different front entry garage rather than a side entry garage to make that work. Okay. That that that might actually also
help with your storm water management too actually. Yeah. Um the other question um that's in the memo is uh with regard to the township ordinance for tree clearing. Are you have you had a chance to review the memo from our township conservation officer?
Yes, I have. And we agree to the terms and conditions. Okay. I know Gary Lvalo will beat us up if we don't. This is a fact. All right. Okay. That's all I have. Mr. Chairman, thank you. Just give me one second. You're sharing
the memo here. So, covered I think I covered everything because I wrote it. So I know um but just in case uh with the F um
when you submit for compliance make sure you have the F requirement. I know the lot is uh much larger than the zone requirements. I don't believe you would need an F variance but I would just want those
numbers in place. We'll provide those. Uh, that's pretty much it. Thank you. U, any questions? Right. I I do have a question for um, you mentioned the size of the
property is consistent with the adjacent properties in the community. Is that the size prior to the subdivision or after the subdivision? After the subdivision. Thank you. Okay. Anybody to my left questions on
this? Okay. Uh yeah. Um I I made a little field trip out there and I did see it looked like what you show the proposed house with some trees on it. It looked like it was all cleared already. And uh
the gray drops off very very steeply in the back and and the uh even though the drawing looks like there's a few trees there. Look like a lot of old growth trees there on
that limit line. Will will a uh will a description be attached to the deed to limit to so that when this get house gets sold that the next owners if they sell will realize that there's a a limit
to what they can do with their property. They they'll know the fact that there's a wetlands line and a wetlands buffer which is 50 ft which has to be demarcated on the plan. So any survey going forward would show that line uh of
the buffer that they can't cross and it'll be it'll be physical barriers in the in the field showing that also. But if you wanted to be into the D, we could put into the D too. Well, sometimes with a deed they they have a little sketch attached
with the deed so that you know when your deed there it is. We can do that. We can attach we can attach a copy of there was going to be conservation ement recorded as well. That actually has exactly what you and that's in the title. So, it might not be indeed, but any title report come up with that.
Okay. The state of the title company. So, I mean, if the applicant's willing to do it, I'm not saying that we can't ask you to do it, but what you're asking for will be exactly in that conservation easement and it will already chain of title. Okay. Thank you, Mr. Chairman. I I know I'm talking a lot
for someone who just looked up this application 10 minutes ago. Uh, one of the things that that we've uh we require for conservation easements is a demarcation. Um, and usually it's it's some sort of uh fence. So like a a split
rail fence or um something an actual barrier with a sign that that demarcates that the area beyond that is a conservation area. The uh plans do call for a a barrier of
of uh let me get the I think it's shown on the map up there. Can you read that on the map? Danny, can you zoom in? Maybe we can get it would be along the along the con. Yeah, along that buffer along So they say post. Yeah, right
there. If you zoom in on that, what's that note say, Danny? I know, Danny. I'm gonna se uh pressure at 40t on center spacing. Um yeah, I mean I think
we would need there. We also have a a sign. You don't have to put on every single post but but there is a sign that we make that we have uh developers post that says area be you know environmentally sensitive area and and it sort of gives restrictions on what people can can and can't do.
Provide me a detail and we'll add it to our absolutely y how's that? Yeah, our engineering will provide it. Okay. Okay. Thank you. Uh are we finished? Okay. Uh can I get a motion? Actually, we got open up to the public.
Ready? Sorry. I'm opening up to the public. Say no hands. Close the public portion. Now, can we get make a motion? Second.
Who's Who's first? Uh, Mr. Dama. Yes. Mr. Lenning. Yes. Mr. Agopian. Yes. Miss Cannon, yes. Mr. Rena, yes. Mr. Petty, yes. Miss Mella, yes. Uh, Mr. Brennan, yes. And Chairman Lowour,
yes. Thank you. Thank you, Chairman. We appreciate your time tonight. [Music] Okay, I'd like to open up to general public comments. Does anybody have a comment?
Seeing no hands, I close the public comment portion. Can I get a motion to adjurnn? I'll move it. I'll second. All in favor? Hi. Hi.