May I begin? >> Thank you. Zoning board of adjustment meeting will please come to order. Adequate notice of this meeting is provided in the following ways. Notice published in the Courier News. Notice posted on the bulletin board of the municipal building. Notice made
available to the township clerk. Notice sent to the Courier News and Star Ledger. Will the clerk please call the role? >> Mr. Tillery >> here. >> Mr. Patel. >> Yes. Hi, >> Mr. Reagio >> here. >> Mr. Blounce
>> here, >> Mr. Haka >> here, >> Mr. Midando >> here, >> Mr. Ali >> here, >> and Vice Chairman Weissman >> here. >> Will everyone please stand for the salute to the flag?
I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under indivisible >> indivisible with liberty and for all. >> Mr. Connealy, are there any changes to
tonight's agenda? >> Yes, there are. There are quite a few adjournments. France Canton, 245 Davis Avenue, postponed to January 15, 2026. They must notice the newspaper. Shireen Wheeler Grant postponed to January 15,
2026. They must notice. Wilfredo Pagan postponed to January 15, 2026. They must notice. Kilraj Sony postponed until January 29th, 2026. There will be no further notice
requirement. Edgar Lopez, 12 Howard Street. That application has been withdrawn and will not be heard. Hackinac Meridian Urgent Care Plus, 1080 Stelton Road. That application has been
withdrawn and will not be heard. On switch 51 New England Avenue, that is postponed until February 26th, 2026. They will renotice. MSN Pharmaceuticals, 20 Duke Road. That
is postponed until January 29th, 2026 with no further notice by the applicant. Those are all the changes I have this evening. >> Thank you. I'd like to proceed. We're going to start with number nine. Going to go back to number eight. We're
starting with 25 ZB 84V. This is Rebecca McCarthy. >> Is Rebecca McCarthy present? >> Yes, I am. >> Okay. Okay, I need to swear you in. Could you raise your right hand? >> Do you swear that the testimony you're about to give should be the truth?
>> Yes. >> Thank you. Uh could you explain to the board what you'd like to do here? >> Okay. Yes. Um I would like to um do a sec a second floor um deck edition. >> Mr. Chairman, you may want to check in with Mr. Ms. Rahi.
>> I will do that now. Jonathan. >> Hi. Yes. Uh, Miss McCarthy, Miss McCarthy, we're going to need some more testimony on on the reason for the relief. This is uh this stack is coming out onto bedrooms. It's it's oversized
for where you are on the lot. >> Okay. You said it's coming. I'm sorry. I'm in the hospital now with my husband. See, he's in the bed right over there. Sorry. But anyway, um, you said this talk is coming out over onto the onto >> Can you give us Can you give us a reason why you're seeking relief for sure back
in this location? >> Yes. So, um, I would like to have the deck because I have a small backyard and the deck will just give me more living space. So, I could put a table and stuff because my backyard is really small. So, I would want to have a a deck on my second floor just to enhance my living
space. I'm sorry. You could come in. Go ahead. Look. >> Uh, have you given any consideration to a ground level patio >> that wouldn't encroach on the rear yard setback? No, I do have I do have a a small um ground level patio right now.
Um but it's just um >> it's just not enough. I'm sorry, the nurse talking. It's just not enough. Um and I'm building the second floor where there's a a sliding door. The sliding door is already approved on that permit. I just need to have the deck to be able
to walk out on the sliding door. >> Okay. Our recommendation would be to expand that deck on the lower level and reduce the size of this. Excuse me. Our recommendation would be to expand the patio on the ground level and reduce the size of the deck on the second story.
>> Oh my goodness. Oh, okay. Um to what sir? What would you reduce this second floor to? What's your recommendation? >> Well, you're uh nothing more than a few feet. Just, you know, four or five feet for a landing to step out onto. Please, please, please. No. That's the Can I
just have a deck? My neighbor across from me. I gave you a picture. Look at the deck. The one right behind me. The deck is bigger than what I'm asking for. >> It's a different It's a different lot and it's a different layout. >> Yeah, I know. I know. >> It's a different situation completely. >> I understand. But can I just have the
the deck? I mean, I would like to have It's not affecting anybody. It's just It's above my patio. It's not in any way. It's not It's not It's not messing with the asic of the the the community. is not affecting anyone. It's just listen, I wish I could say more. I'm in the hospital right now and it's just a
bad time for me to fully truly explain to you why I need this deck. Um but I really a two foot deck is please don't don't do this to me. I have too much going on right now. >> Okay. Well, that's um uh chairman, I'll put it back on you. That's that's our
recommendation. >> Miss Mccarthy, >> yes. If we can't hear this um because of your current constraints, can we please put this off so we can give it its due process? >> No. Um no, because they're building and I would like they have they need to know
like the second floor is in under construction. Um let me leave this room. The second floor is under construction and they would need to know um you know what I'm doing. I'm sorry. They would need to know what I'm doing so they can you know continue their what they're doing um with their thing. I'm sorry.
Yeah. So, >> so what I would like is to I really need to have this um this deck or um >> I mean how big can we I mean you can just kind of reduce about two feet. I'm
asking for it to be 10 foot out which is just above my patio. If you ask me to um extend my patio right now then you're asking me to go into the the lawn where my grandkids play. So, I'm looking for more space, but you'll be taking me more space for me because the grass is where
they they play. >> Yeah. You're you're proposing a a 12T a 12t deck. So, you're you're creating a a setback of about 16 feet. >> So, if you were to come back >> 16 feet from the rear property line. So
if you were to come back um I mean if you can come back at least at least four or five feet >> this m Miss McCarthy the setback's supposed to be 25 feet. >> Yes. Yes sir. I understand.
>> So what Jonathan's asking is can can we come halfway on this? I was >> um can we uh please um since it's not affecting anyone and it's not I mean I'm not sure like what what's the drawback? I know I'm the reason why I'm here is because I know I'm out of compliance to
do it. So I'm asking you this is not like I'm you know so I'm asking you since it's not affecting anyone. Can I ask for the variance? Let me cut back two feet then because I would like to put to put a table and you know to enjoy the deck and it's smaller. It's going to be is, you
know, it's like I I have wasted space that I could use to enjoy. Can I cut it back two feet? >> What would that dimension be? >> Um, >> it'd be a 10 by 10 by 18 deck. >> I think that's a reasonable space for a
table, some chairs. >> No, but yeah, 10 would I would like that if if you cut it back because now I'm asking for 12 by 18. So, if you make it a 10 by 18, I'm cutting it back, too. Would could I can I do that since it's not affecting anybody? My neighbors are not complaining. I don't
>> is that's given us two extra. So instead of being roughly 16, it'll be 18. >> Correct. >> That's correct. >> Correct. >> Jonathan, what do you think? >> Um I I think if if she wants the space,
it should be a it should be a ground floor patio, but I understand you're coming for the variance. Um, >> come on, Jonathan. >> I think we could do I think we could do a 10 foot deck. >> Thank you. I appreciate it. Thank you. >> Okay. If Jonathan's okay with it, I He's
He's our consultant. He's the guy we we work with here. >> Yeah, I know. I I know. >> Anyone else on the board have any questions? >> Hearing no questions from the board. I'd like to open this up to the public.
Anyone in the public have any questions, concerns, or comments on this request? Okay. >> Anyone in the public, if you're on the phone, you hit star six. If you're on the computer, you have to raise your hand and then we'll give you permission to speak.
>> No one chairman. >> Okay. I'd like to close the the public portion. I'd like to make a motion that we accept this request with the change of the additional two feet. >> Can I get a second? Thank you.
>> I love when you guys fight. >> Will the clerk please call the role? >> Mr. Tillery? >> Yes. >> Mr. Patel. >> Calesh. >> Mr. Reio. >> Yes. >> Yes. Sorry. >> Thank you, Calesh. Mr. Blount. >> Yes.
>> Mr. Haka. >> Yes. >> Mr. Mando. >> Yes. >> Mr. Elli. >> Yes. >> And Chairman Weissman. Yes, >> Miss McCarthy, your application, as amended has been approved. We'll memorialize it at our next meeting. You don't need to be here for that. We'll mail you the the resolution uh in the in
the written form. You'll need that to get your permits. >> Yes. >> Good luck. Good luck with your husband. >> Thank you so much. I appreciate you. Thanks, everybody. >> Thank you. Thank you. Bye. Bye. >> Thank you. Bye. >> Okay. Going forward, we're going backwards to item number eight. It's 25-ZB-78B
Guyatri Na. >> Yes, >> we're here. >> Are you both gonna be testifying tonight? >> I gonna be testifying things on. You have to shut one off. >> Okay. >> Okay. Whoever's going to be testifying,
please raise your right hand. Yeah, you're you're you're on my screen twice, which means >> I'm trying to log off from the one other one. >> I'm sorry. >> Okay, I could throw you out on the other
one. >> Yeah. Can you please >> Yeah, remove. >> Thank you. I never get to do that. So, thank you. >> Okay. Go ahead, Mr. Connealy. >> Whoever's going to testify, please raise your right hand. >> Do you swear that the testimony you're about to give should be the truth?
>> Truth. Yes. >> Thank you. Your name and address, please. >> Um, Gia 3 to Siri Lane. >> Thank you. Could you explain to the board why you're here? >> I am trying to do addition on my house.
Um, we are going above the garage and a family room and going out in the backyard and above. So, um, I was
above the, um, lot coverage. >> Yes. >> And my my, uh, lot is a small lot. It's called undersized lot. So, I have to go for variance. Anyhow,
and um the variance that I'm seeking for is lock coverage and um I think that's about all like other stuff are existing in my house. >> Okay. Um Jonathan, your comments on this?
>> Yes, I've been in touch with the applicants architect um a couple times. There's been uh some back and forth over the overhangs and the nuts and bolts of the coverage calculation. Um
we we really can't allow anything over uh a 21% of coverage. Um and the we have some issues with the front entrance design how it's protruding into the front yard setback.
Are there any suggestions? >> We can if we remove the if we remove the front entrance and we make it flush with the flush with the house as well as the bay window. If that becomes flush with the house and the total coverage remains
modest, we can we can conditionally improve and uh take a look at some drawings once they've been revised by the architect. Is that acceptable? >> Yes. >> Oh, excellent. >> That was it.
>> Okay. So, we we can move on this. Anyone on the board, any members of the board have any questions or concerns about this request? Hearing none, like to open this up to the public. Anyone in the public have any questions or concerns or comments on this request?
>> No. chairman. >> Thank you. I'd like to close the the open session. I'd like to make a motion that we accept this that they will work out the differences with Jonathan >> um and accept it on that uh criteria.
Can I get a second? >> I have a second. >> Thank you. Will the clerk please call the role? >> Mr. Tiller? >> Yes. >> Mr. Patel? Cales, you were just there. >> He's so funny. Mr. Reio,
>> yes. >> Mr. Blount, >> yes. >> Mr. Hidaka, >> yes. >> Mr. Morando, >> yes. >> Mr. Ali, >> yes. >> And Chairman Weissman, >> yes. >> Your application, as amended, has been approved. We'll memorialize it in a written document at our next meeting,
and we'll mail that document to you. Good luck. >> Thank you. Thank you, everybody. Thank you, >> Laura. Thank you, Jonathan. You're welcome. >> Moving on. Number 14, that's 25-ZB-79B, Fairways Commercial North LLC.
>> Good evening, Mr. Chairman. My name is Doug Wolfson. I represent Fairway Commercial North. Thank you for entertaining our application tonight. Uh, for the record, I would just ask if Mr. Conneal had an opportunity to check the uh notice uh as to the hearing and
making sure that it was adequate in his uh opinion. >> The notice was adequate and the board has jurisdiction to proceed. >> Thanks, Jim. Appreciate that. Uh tonight uh ladies and gentlemen, we are looking to fill a vacant space in the Fairway
commercial uh portion of the development on Stelton Road, which I'm sure you all are aware of, uh with a veterinary office clinic um to take over some of that space. We understand from the review letters that were obtained by us
uh from your professionals that uh the use is not specifically included as permitted. um in this zone or frankly in any zone uh in the town. I'm not sure that it's a use that was contemplated at the time the zoning ordinance was put
into effect. Uh but that necessitates the need for the variance and the request tonight for us to be here and get permission from you uh after you've heard our proofs and hopefully determined that we've satisfied our burden uh to allow this tenant to take
this particular space. uh with me tonight through remote access means uh Ron Alenback who's our director of planning and uh engineering and development and Justin Oiello who is a planner who will
offer some testimony about the planning reasons why it would be appropriate uh and not burdensome or uh negative to the zone plan zoning ordinance or the general welfare at large. Uh, I don't see Ron in here because my screen only
shows four people, but Ron, are you on with us? >> I'm here. >> Okay. Thanks, Ron. Um, which per at the board's pleasure perhaps, Mr. Keely, you can swear in. Mr. Alenbeck. >> Mr. Alenach, could you raise your right hand, do you swear that the testimony you're about to give should be the
truth? >> I do. >> Your name and address, please. >> Sure. Ronald Olenback a len bac 444 hose lane sweet 200 Skyaway New Jersey. >> Thank you. >> Thank you >> Connealy. Mr. Chairman with your
permission I'll proceed. >> Please. >> Yes. >> So so Ron um I know the board probably knows who you are and what you do for um your employer. Just for the record identify your job title and what your responsibility has been with regard to this particular uh application.
>> Sure. Uh again, my name is Ronald Dolanback. I'm the director of engineering, planning, and development for Edgewood Properties, the parent company of Fairways Commercial North. Uh I've been involved with this project since its inception, probably 15 years ago. I oversee the engineering plan and
development for the overall company for all aspects. >> And tonight, we're here to get permission to have a a tenant uh take vacant space at the Fairway commercial portion of the development. Is that correct? >> That's correct. >> This is an existing building. There no changes to anticipated to the building
footprint or anything like that. >> That's correct. It's an existing site. It's fully developed. There's no changes to the building uh andor the site. >> All right. Can you tell the board a little bit about the characteristics of this tenency would be so that they can evaluate the propriety of having it in
this location? >> Sure. Uh Laura, I'm gonna I'm gonna try sharing my screen if I'm allowed. >> Oh, yes. It'll work. R. >> Thank you. Um, just so the board's aware, um, what I brought up was sheet the overall site plan entitled OS1. This was part of what
was included in the board's packet. Um, as you can see on the plan, there's four buildings located. They're mixeduse buildings along Stelton Road. They contain retail commercial on the first floor with residential apartments above. What we're here to talk to you tonight is located in building three which is
the second building from Ethel Road. Um these buildings uh contain as I indicated commercial on the first floor. Part of the struggle with some of the retailers here is these uh spaces that face inward. Uh they don't have the frontage of Stelton Road. So we have a
tenant who's looking to occupy 3500 square feet. Uh it is um a national tenant. It's EVS, EVVS, Pet Urgent Care, who's looking to occupy this space. As Mr. Wilson indicated, um obviously we're here because it's not a specifically
permitted use in the zone. And Mr. Oiello uh will put on the planning criteria and proofs for what we're seeking tonight, but as indicated, there are no changes to the site plan or the building itself. Again, as indicated,
Fairways EVS is a urgent care for pets. They treat domestic and exotic pets, general health concerns, uh, dental services, diagnostic labs, and advanced imaging, injuries, trauma. Um, specialty care. Uh, it's again, it's a place no different than you or I would go to for
an urgent care to take care of something as opposed to going to the emergency room. Uh, this is the same type of format. Uh, they're the first stop. Uh, if something's wrong with your your animal or pet, you bring it there rather than worrying about trying to find an animal hospital. Uh there is no there's
no boarding here. There's no grooming. There will be no overnight uh stays uh at the place. The um there's no outdoor activities for the pets or animals. You simply go in, you take care of have the doctors take
care of your uh pets and you just simply leave after that. Do >> you give the board the uh anticipated hours of operation for the facility? Yes, they are open uh approximately right now. They won't know until they get there because obviously it's
dependent, but their anticipated hours are 8 am to 9:00 p.m. Seven days a week. >> And how many vets do veterinarians uh would be occupying space at max? >> Doug, I think I gave you my notes, but I believe it was three veterinarians.
>> You did give me your notes, but I figured you would remember the three. And um how many exam rooms? Four are there? >> There's four exam rooms. Correct. >> Okay. Um I noticed in Mr. Chadwick's review letter, he indicated uh that the
no boarding or overnight use should be a condition of approval. If the board were inclined to grant our approval, that is a condition that we find acceptable. >> That's correct. >> Mr. I have to interrupt you for just a minute. Of course. Um we have members of the public who are raising their hands
trying to uh ask questions. I just want to advise the public that the applicant gets to put their testimony on first. They put all their witnesses on at the conclusion of their testimony. The public will have the opportunity to ask questions or make comments, but you
can't make comments or ask questions during the applicant's presentation. So, you'll have an opportunity at the end of this presentation. >> Go ahead, Mr. Wilson. >> I may have a second. The other the other condition I should have had it in the
report. I assume they will not do any cremation at this site. >> That's correct. >> Okay. I would include that if the board approves it. >> Thank you, Mr. Chadwick. >> Appreciate that, John. Much um and in the u uh review letter from the uh
planning staff, there was an indication about or a question about whether or not there'd be outdoor area for dogs to utilize. Can you uh respond to that inquiry? >> Yes. As I indicated earlier, there is no outdoor area for uh the pets um or
storage of anything outside. It's limited to inside the building only. >> All right. And there was also a question raised. I know that the original approvals that were obtained for this site, there was a a a parking variance of some uh magnitude 30 or 40 spaces
below what was required out of the 600 or so. Um, is there anything about this use that would intensify or make worse that situation in terms of parking? >> No. As a matter of fact, um, we reviewed this and updated our title sheet, uh, to
include the doctor. Well, we we put down as a medical use, uh, but because obviously there's no permitted uses anywhere in town. So, there's no parking requirement. But you know what we took a look at was u the typical IT um standard and under under the IT under land use
640 animal hospital six veterinarian the parking actually is one space for every 357 square feet which is uh more conservative than if it was a retail space. The retail required for this is one space for 300. So under this
proposed use under IT, we require less spaces than if it was just straight retailcommercial. >> And we and we had to use the IT standard because this use doesn't appear anywhere in the zoning ordinance at all. So there's no no way to guess to guess or know what the town's standard would have
been. >> That's correct. >> Okay. So it's less parking intense than the other permitted uses in the zone. >> That's correct. >> Okay. Um Mr. Chairman, Mr. Keelin, I don't have any other questions. Uh, Mr.
Alenach, perhaps the board members have some questions about uh the use or the company that perhaps Mr. Alback can answer. >> Thank you, Mr. Wilson. Uh, Jonathan, do you have any other questions you want to ask?
>> I have no follow-up questions. Thank you for the testimony. >> Thank you. Um, Mr. Chadwick, anything else? >> No. >> Okay. Anyone on the board have any questions or concerns they want to raise at this time? Hearing none, I'd like to open this up
to the public. Is there anyone in the public who has any questions, concerns, or comments about this request? >> Are we doing public for each witness or are we waiting testimony? >> Mr. Wilson, do you have a planner? >> Yes, Mr. Rosiello will be testifying. >> I'm perhaps Mr. Weissman, we can hold
off on questions and comments from the public until they're done. >> Okay, >> good. >> I apologize. >> Thank you. >> Okay. Uh, Mr. Wilson, your pleasure. >> All right. Thank you very much. Uh, Mr. Albbe will of course remain on the line to answer any questions that may have
come up after both uh witnesses testify. Thank you for that, Mr. Connealy. Uh, Mr. Oiello, you are on the line. >> Yes, I am. Good evening. >> Could you raise your right hand? Do you swear that the testimony you're about to give should be the truth? Yes, I do. >> Your name and address, please? Uh
>> Justin Oiello, 52 Reckless Place, Redbank, New Jersey 07701. >> With your permission, Mr. Chairman, I'll proceed with Mr. Oiello. >> As Mr. O as a planner? >> Yep. Mr. Oello, can you give the board the benefit of your uh educational and
qualifications to testify as an expert planner, please? >> Yes, absolutely. So, I'm a partner with uh Consulting Group out of Redbank. I've been a licensed professional planner in the state of New Jersey since 2008. I've been qualified um by over 200 uh land
use boards throughout the state in 20 counties. Um I have appeared in front of this board and and the planning board on multiple occasions. >> Thank you. Your credentials are fine. >> Thank you, Mr. Chair. >> Thank you, Mr. Chairman. Mr. Do you've been asked to take a look at this site
uh the need for the variance because it's not expressly permitted in this zone or the other zones. Can you uh give the board the benefit of your analysis and the reasons why you think a variance to allow this use is appropriate under the circumstances here? >> Yes, absolutely. So, uh since this is a
use variance, this falls under the the Medici proofs or Medici standard. Um and there are certain proofs that that must be put on the record uh to prove to the board um that the board can can grant this relief. Uh the the first aspect of
the Medici standards is uh is whether or not the site is particularly suited um for the use. U as Mr. Alenach had stated um the proposed location of this use is in a mixeduse building. Um and of course this building is designed to accommodate
a variety of uh of service, retail and office uses. Uh the the proposed use will be interior um full indoor operations with uh no outdoor activity. Um no exterior modifications or changes to the circulation, the parking or the
building form. Um you know, so for all of those reasons, it's my professional opinion that this site can accommodate the proposed use. And I would add to that as Mr. Mr. Alabach had stated which I think is a very important point of whether or not a site uh is suitable for this use. Um the parking as Mr. Alabach
has stated um requires less spaces than retail and retail of course is a permitted use. So for all those reasons it is my professional opinion that this use is particularly suited for the site. Um the next part of the proof is special reasons uh whether or not there are any
purposes of the municipal land use law that are advanced for in in conjunction with the application. Um certainly I see purpose A is advanced. Um this is a use that is inherent in my opinion to the general welfare of the community. Uh
provides uh essential services um for residents pets. Um certainly it's my my opinion that certainly advances the general welfare and purpose G uh there is sufficient space and appropriate locations u on the site to accommodate
this use. Again as uh as testified by Mr. and also with the operations as proposed for the site relative for the uh the enhanced quality of proof. Um the trans negative criteria now correct >> negative criteria. So the first aspect
of that is the enhanced quality of proof uh and that requires an examination of the underlying zone. So the transit village zone permits a variety of professional services and and medical office uh and and retail of course and services. Um it is my opinion that the
the office use is uh comparable in scale in operation to a veterinarian clinic. Um this type of clinic, my professional opinion is functionally a medical and professional office. It's got a a very similar operational profile. The only
difference is is uh instead of me as a human going to an urgent care, uh it's pets going to an urgent care. um the patient still sees a doctor and the patient leaves. So similar in in in form and function. Um it is my opinion that
in terms of whether or not there's an impact to the master plan, I would say that this is a use that advances the goals of uh promoting commerce and providing essential services to the public. Both of which uh the the master
plan speaks to. Um and also the transit village is intended to create a mixeduse district, an environment that is cohesive and well planned. Um the introduction of this use does not alter in any way or undermine the core
intent of the zone. In fact, it's my professional opinion that it um you know reinforces it. So for those reasons, I don't see any substantial impairment of the zone plan or the zoning ordinance. relative to the second prong of the negative criteria. That's a showing of
whether or not the grant of the variance will present a substantial detriment to the public good. Again, uh no exterior activity, no overnight boarding. Um that's a condition that we'll agree to and no cremation as well. Uh medical
waste of course as required under law will be handled through licensed professionals and procedures. um and the operation again of the site will be entirely um indoors. So I don't see any substantial detriment public good and if there is any detriment the
law requires that the detriment be substantial not just any type of detriment. I think that's important to note for the record. Uh lastly to reconcile the zones omission of this use from the zoning ordinance again as as
Mr. Wolson had stated in his opening, um, veterinarian clinics are not listed as permitted use anywhere in the township zoning ordinance. To me, this global admission demonstrates that the township did not intentionally exclude this type of use from the transit
village or any other district. Again, as I had stated, this is a use that that operates akin to a medical or professional office. It's similar in purpose and design. Um it it's my opinion that this fits within the established office categories that are already permitted in the zone. Um and
again um the the most reasonable reconciliation is that the ordinance intended such uses to be reviewed on a case-byase basis with conditions. Um and that's exactly what's occurring here with a dialogue earlier with Mr. Alen
and Mr. Chadwick. Um so with that said, the conditions that have been agreed to um this use is fully consistent with with the township's overall structure and the transit village purpose. So for all those reasons, um I think the board can be comfortable with granting this
relief. Uh and certainly uh the benefits uh do outweigh any detriments as well. >> Mr. Oio, thank you very much. I just take it I want to just clarify um because it isn't permitted in the zone or any other zone. Your view is that that was potentially intentional so that
the zoning board would have the opportunity to review each application and make sure that the location for each is appropriate because treating dogs and cats is not necessarily the same as treating as humans and this gives them the opportunity >> correct >> on an individualized basis to make sure that they think it's an appropriate spot
for this use. Would you is that a fair summary of what you said? >> Yes, I absolutely agree. >> Okay. Uh Mr. Chairman, that would conclude our testimony from Mr. Oiello. uh the board has any questions and of course at this time those are our only two witnesses and it would be appropriate as I understand Mr.
Connealy's procedure to open it up to the public thereafter. >> Thank you. Anyone on the board have any questions, concerns at this time? Hearing none, I'd like to open this up to the public. Is there anyone in the public who has any questions, concerns,
or comments they'd like to make at this time? >> We have It says Sweda iPhone. Yes. >> Okay. I need sweet iPhone. I need your name and address please. >> Yes. Uh my Yeah. First, good evening
everyone. My name is Ajit Junila. My address is 12 Andrews way, New Jersey. >> What was the address? I'm sorry. >> 12 Andrews. A N D R E WS. >> Okay. Sir, I need to swear you in. Could
you raise your right hand? Do you swear that the testimony you're about to give should be the truth? >> Yes. Thank you. Go ahead with your questions or comments. >> Yeah. Yeah. As I said, I'm I'm the homeowner and HOA member uh at the Vaset Fairway which is behind this uh shopping
complex. So, we as a community uh strongly oppose the establishment of veterinary officer clinic at the proposed location. Our residents have expressed significant concerns. >> Hey sir, sir, you can only speak for yourself. >> Okay. I I express my significant
concerns as I request the township to review this carefully before making a final decision. My concerns are the first one is it increases traffic and safety risk because vet clinic will bring frequent visits, emergency drop
offs and pet transportation increase traffic congestion at the main entrance. Next thing is the noise dissipants. Clinics often deal with barking or distress animals creating noise that disturbs the peace of the community.
The other one, the third one is order and u waste concerns. Veterinary services generally uh generate animal waste and medical waste. So residents may worry I may not reser, sanitation and waste disposal issues
especially it is close to my home. Next one I is is impact on my property value because having a clinic at the entrance may be seen as undesirable by potential buyers potentially lowering person my property value.
Next one my concern is negative impact on community aesthetics. The community entrance is a first impression. Right? So a veterinary clinic does not align with the residential peaceful aesthetics of the community frontage. Next concern, my concern is visitors may
wander into the community. People visiting the clinic may accidentally or intentionally walk into the residential area raising privacy, security, and safety concerns for my family. And it also increases the food traffic
from non-residents can also make the community feel less secure and less private. And my other concern is allowing the clinic may open the door for more businesses in the area changing the neighborhood character. And then and
last my concern is potential pest attraction. Enl related facilities can attract pest, flies, rodents if not managed carefully. So these are my concerns. So I request strongly uh uh the township to review this carefully
before making a final decision. Thank you so much for giving me opportunities to speak. >> Thank you for your comments. >> Is there no questions, Mr. Chairman? >> Okay. >> Okay. We have another one. Nandy Yadav.
Okay. There you go. You have to unmute. There you go. >> Okay. Are you present, Nandandy Yadav? >> Yes. Yes, I'm present. >> I need I need to swear you in. Could you raise your right hand? >> Yes. Do >> you swear that the testimony you're about to give should be the truth? >> Yes. The testimony I'm about to give is
going to be the truth. >> Thank you. And could we have your name and address, please? >> Yes. My name is Nandi Yadav. As you can see on the screen, my address is 546 Dural Court, Piscatoawa, New Jersey. >> Thank you. >> So, I'm going to go ahead. I'm a
resident um of one of the units right behind where this uh potential urgent care for vets is about to come up. Um wait, hold on. I accidentally took her away. I'm sorry.
Go ahead. >> Are you back, ma'am? >> Are you back? >> And Nandy, >> it says connecting. >> Yeah. I'm sorry. I was getting everybody else ready and I hit her by accident. I apologize.
Yeah, she has permission to speak. I'm sorry. I've never done that before. Here she comes. I'm sorry, >> Nandy. I see connecting. All right. >> Yeah, it's still connecting. It's weird. She should have been able to come right
back on. >> Did it complete? >> I mean, we have another one. I don't know if you want to, >> Mr. Chairman. We may want to allow Miss Yedov to reconnect and take someone else in the meantime. >> Okay. Yes.
>> Yeah. The last name's uh Mandal M- N D- A L >> Shash Katant Mandel. >> There you go. >> Mr. Mandel. >> Shasha Mandel. Can you hear us?
>> I have permissions. Shashakant Mandel, can you hear us? Do you wish to testify? >> Oh, >> all right. >> Mandy Yadov, are you back? >> No. I don't know why she keeps going out
again. >> Oh my gosh. I'm sorry. >> All right. She's She muted herself. >> Sorry. I I lost. >> I apologize. I hit the wrong button. I'm so sorry. >> Yeah, it told me to mute myself, so I did. >> All right. Thank you. It worked. Thank you. Appreciate it.
>> You You cut out after you told us where you lived. >> Oh my god. So, I was talking the entire time. Okay. >> And we could not hear you. >> Um, okay. I'll go again. No problem. It's a wonderful Thursday evening. So, I live at 546 Turtle Court, a unit behind
uh where this potential urgent care will be opening up. Um the reasons that I am not in favor of this are similar to what my um co-resident mentioned earlier which starts with the fact that there is going
to be value concerns given that a vet uh location is not a veterary location is not something that is allowed in a lot of developments. This is an exception that we're going through. Renters may not want to rent my unit or a a potential buyer may not want to buy uh leading to less desiraability. In
addition to that, there's waste management concerns, sanitation concerns, also the fact that they will be distressed and animals in pain in the community wile while they're being treated or while they're waiting to be treated um which may lead to noise
concerns as well. In addition to that, while they're waiting for their appointment or their turn to come in, they may be wandering into the community. you know, maybe uh you know, maybe that's the time of the day when they're going out to take a walk and a sick animal, a distressed animal walking
into the community with a stranger is not something that, you know, we're comfortable with. I'm comfortable with in my in my in my development. In addition to that, there's obviously um the increased traffic and the safety
concerns. Um there is a doctor's clinic right next door. There's there's two doctor's clinics actually. There's a child care down the road as well. There's a dental clinic as well. Um, so this is these are some of the reasons why I'm not comfortable with a with a
vet urgent care opening up in development. Um so I would like you all to please reconsider and uh if we could uh come to a um a a decision which was going to be in the f favor of the
residents that have uh have purchased and are and are residing in the community for over 10 years at this point like Ron mentioned this was established 15 years ago almost at that time this time. So thank you very much. >> Thank you. >> Thank you for your comments.
>> No questions Mr. chairman. >> Okay, we had another person. >> Um, okay, Mandel's trying to get on again. >> Uh, good evening everyone. Am I audible to you? >> Yes, we can hear you now. >> I'm sorry.
>> Yeah, I lost my um audio earlier. >> That's okay. We can hear you now. Uh, I need to swear you in. Could you raise your right hand? >> Yes. >> Do you swear that the testimony you're about to give should be the truth? Yes. >> Could we have your name and address please? >> My name is Sashi Kant Mandal. I reside
at three Masters Boulevard in the community. >> Thank you. Go ahead with your comments or your questions. >> Uh sir, I'm really uh you know upset with this uh development. um some something like a wet urgent care
clinic if it comes here uh and it will uh ruin the entire peaceful environment that we have here. I just recently moved here uh 11 months back. I bought uh in this community paying a very heavy price you know lot of money I invested here
and I like the serenity and calmness here but I see if this development happens then it will be you know that and peace and serenity the calmness will go away of of this community I really don't uh want this to happen I mean u
before me other residents have also voiced their concerns and uh you know the traffic issue safety tissue, cleaning, all those things. But the the most is the traffic because we already have a lot of traffic in this area. But
once the vet clinic uh starts here, then I think it will be difficult for us to enter the community itself. So I'm really upset that this development is uh being considered. I mean they should be taken away from a residential community in a commercial
area where there is you know um where residences are not there. I mean uh for uh these obvious reasons I mean we see the hospitals and urgent care facilities away from the residential complexes.
>> So please uh take my um request and uh see what you can consider. >> Thank you for your comments. >> Thank you. No questions, Mr. Chairman. >> Anyone else? >> Yes, we have one more shred here. Sh
here. >> SR Hold on one sec. >> Yeah. >> S. >> Yes. Hi. Can you guys hear me? Okay. >> Yes, we can hear you. Uh, I need to swear you in. Could you raise your right hand? >> Yep. >> Do you swear that the testimony you're about to give should be the truth?
>> Yes. >> Okay. Could I have your name and address, please? Srar Kandepini 28 Andrew Su is cut away. >> Thank you. >> Yeah. Uh I object as well along with my other uh neighbors. Uh we all live in the same community. Uh my concerns are
the similar concerns. One of the main concern is increase in the traffic. We already have a problem right now um entering into the community and going out of the community. We have lot of traffic during especially during the peak peak times. Um that's one concern. The security concern. Uh this is a gated
community uh closed community. Um we feel like uh strangers will be entering into the community and sometimes during the wait time uh I we can clearly see that the pets might be they might be walking with the pets. Um uh there's no
there's nothing to stop them coming in and we do have kids small kids in the community. It's a kid kids friendly neighborhood. Um just uh safety is a big concern. >> Anything else, sir? >> Um that's about it.
>> Well, thank you. >> Thank you. >> Other questions, Mr. Chairman? >> Go ahead. >> Laura, anyone else? >> Yeah, as one got off, the other one popped on. Uh Sir Rob. S A R A B.
>> Sir Rob, can you hear us? >> Yeah. Hi. I I need to swear you in. Could you raise your right hand? >> Yeah. >> Do you swear that the testimony you're about to give should be the truth? >> Uh yes. >> Your name and address, please. >> Hi. Uh Sarabjet Singh, 844 Liberty Court. Please cut away.
>> Thank you. Go ahead. So actually we have like a special kid and he tend to like sit on the grass and sometimes like he'll pick grass and eat and with like uh our biggest concern as a family is like like him going like
through area like and you know like and with u sick uh sick pets coming there uh we don't want him to like catch any infection and all. So his safety and sickness is our top top concern for this. I think there are
others uh >> no questions Mr. Chairman >> thank you um Mr. Mr. missing anything else? >> No, I I think that's it. That's other people have already raised a concern, but this is our like safety and like health is our biggest concern from from
our point of view. >> Thank you for your comments. >> Okay. >> No one else chairman. >> Okay. I would like Go ahead. Oh, >> someone just tried to jump in and no one else is raising their hand.
>> Oh, Mr. Chadwick. >> Yes. >> Oh, it's John. >> Were you making a comment? >> No. >> Oh, >> I think that was me, Mr. Chairman. Um, >> the uh procedurally just question is once the public portion is closed, we
have not done yet that. >> Okay. >> Would you like to give us an opportunity to respond? >> Very much so. All right. If there are no other comments coming from the public, I'd like to close the public session. And uh Mr. Olson, would you like to address
>> just briefly if the court the court Hi, I just elevated you. >> Thank you. >> So if the chair would permit me, I would appreciate very much. Um I we listen of course very carefully to what the residents um have said to to the board and we are certainly not insensitive to
those issues. But I would point out um a couple of items. One is that uh you heard a a common theme from each of the four or five people who testified that they were concerned about traffic. Um you heard testimony from the IT manual
that this is a lower traffic generator than what is otherwise permitted from a retail establishment. So something will go in that space. Uh if it's not this, it'll certainly be a retail space that's permitted. Um and that will generate more traffic. So that's certainly in our
view for what it's worth. um would not be an appropriate weight to give that testimony because it isn't uh based on any kind of expertise. Um and it's inconsistent with the the the treatise of the IT uh which is well accepted. I think Mr. Connealy would tell you that
if you don't already have that view of the world uh that that is the Bible for traffic engineers. Uh with regard to the idea that pets are going to be walking around, first of all, this is not a pet-free community to begin with. So, there are many, many, many residents,
none of whom are out today to complain because they want to have a place to bring their pet if a pet gets suddenly ill or sick. Um, and to the extent that people are worried about pets walking around, they're already walking around because there's no restriction against the tenants or the homeowners to have
pets. Um, and this is a closed facility. It's urgent care. These are pets that are in distress that are coming in to be treated and not overnight. So, they're in and they're out. uh the same way you'd go to an urgent care if you had a a splinter or a bad cough or something
else where you needed to be treated uh at not at not a hospital uh level. And in terms of the noise, this is a closed facility. So, uh I don't understand how that could really be a significant factor because plenty of other uses that are permitted uh that would generate,
I'm sure, equal or greater noise factors. So, something will go in the space. It's not a huge space. It's 3,500 square f feet as you heard Mr. Alenbeck indicate. It's a lower traffic generator than all of the other permitted uses that would be allowed there. And it it
is in an area where pets are permitted anyway. Um although I don't think you'd see your owners um uh being complained about other renters or other owners. Uh, and I don't think you'll see people who are bringing their pets in that are in distress walking around willy-nilly, uh,
killing time while they're waiting to be reached. Uh, so having said all that, uh, I'm comfortable that we've given you sufficient proofs for you to understand the reasons why it's an appropriate use for the site. Uh, I of course deferred to the board's judgment and evaluating
the proofs that we've had. Uh and I would urge you to act favorably on the applications so that we don't have vacant storefronts um in this facility. Thank you very much, Mr. Chairman. And Mr. >> Thank you. >> Anyone else on the board have any questions or concerns?
>> Again, one more time, Jonathan or John, either one. >> Yeah, I have I have one one question to the board. I think if the board does find that they're going to approve it, that there ought to be some agreement with either the owners
association or the owners of the commercial on outdoor maintenance, meaning cleaning up as well as a indoor maintenance program in terms of waste.
Obviously going to a restaurant doesn't the general public doesn't have that problem but taking a pet to and from these type of facilities I think there needs to be at least some kind of outdoor
um program that can be enforced. >> I'm sorry. >> Go ahead Ronnie you first. >> I'm sorry. But yeah, John, um, obviously this is, you know, has the residential the retail with the residential bubble, which are apartments, which we own and manage. So we own and manage and
maintain the entire commercial and the apartment section. Um, so we'd be happy to, you know, make sure there's an agreement in place to make sure that's taken care of. >> Yeah. I mean, you could write it into your tenants lease or however you want to do it. I don't, that's, you know,
that's out of my area. >> We don't have we don't have an issue. >> Okay. >> I think you need to have something Understood. >> Thank you. >> A good It shows a good attitude towards the neighborhood that you're working together. >> 100%. 100%. >> We're on. >> Anyone else? Yes, Jonathan.
>> Uh the only thing I'll add is uh repeat is if the board looks favorably favorably upon this. Uh we want a deed restriction, no overnight stays, no boarding, no cremation. >> Uh Mr. Chairman and Mr. Connealy, can can I be heard on that? Um, I don't have
any problem with a condition that says that, and I think Mr. Alback admitted that, testified to that as well. But putting a deed restriction on property that far exceeds the 3,500 square foot space that this is in is really a problem for us. I mean, I I don't like
having deed restrictions that are forever on property this large where we're talking about a very small tenant space. the tenant may be there for, you know, I don't know how long the initial lease is planned for if it even if it wasn't signed, but a year, two years, five years. So, to have a deed
restriction that's a permanent restriction and alienation on the property, I think is overkill. I certainly think a condition that can be enforced by um the personnel of the township representatives as part of the condition of approval is adequate protection and we're certainly willing
to um uh embrace that as a condition of any approval the board gives us. Uh but I I would strongly resist a deed restriction on a lot and block that is far far more uh expansive than this 3500 square feet because it's the entire lot
that then is restricted, not just one piece. And it's the same enforcement whether you enforce the condition of approval or enforce a deed restriction. It's not a be a heavier or lighter burden. It's exactly the same. So you have exactly the same protection with the condition.
Um, in fact, you could you could do a cease and desist because we're violating a condition. You may have even more power if it's a condition of approval than you would as a deed restriction. >> Mr. Chairman, I tend to agree with Mr. Wolson that uh a deed restriction on
this entire parcel may be exceeding our legal authority since we're only talking about a 3500 square foot uh portion of the property. Um, I do believe that a condition of approval um is enforceable and would affectuate the protections
that the board has indicated that they want. >> Thanks, M. I appreciate that. Thank you. >> Okay. Any other questions or concerns at this time from the board? >> Hearing none, I'd like to make a motion
that we approve this request with the stated conditions. And I get a second. Second it. >> Thank you. >> Please take a role. >> Mr. Tiller. >> Yes. >> Mr. Patel.
>> Yes. >> Mr. Reia. >> Yes. >> Mr. Blunt. >> Yes. >> Mr. Haka. >> Yes. >> Mr. Morando. >> I recuse myself. >> Mr. Elli. >> Yes. >> And Chairman Weissman. >> Yes.
>> Mr. Chairman, thank you very much for your kind attention to this evening. Mr. Keely, thank you very much for your attention as well. And members of the board, thank you and have a great night. >> This at our next meeting copy to you. >> Thank you for the promotion.
>> Thanks, Jim. Appreciate it. >> Good night. >> Moving moving on. Item number 17, 24, ZB 6970V, Venture Net Properties LLC. Uh, thank you, members of the board,
board professionals. My name is Tim Arch. I'm an attorney licensed in the state of New Jersey. Uh, I'm here representing Venturet. Um, as you might recall, this application was in front of you already. Um, uh, this is for property at 425 Hose Lane. Uh we're
seeking to use the property uh as uh uh the applicant's corporate headquarters uh that'll have a combination of office, showroom, light assembly, and storage of homegoods, uh flooring, and furniture. Uh at the last hearing, we put all of our testimony on the record. Um and uh
if you recall, the board chair requested that we defer the vote uh so that any members of the board or any uh personnel of the township could conduct a site inspection uh to help ensure that there were no maintenance violations present on the site. Um that that inspection was
done and uh I certainly don't want to speak for Jonathan, but my understanding is that he was pleased with the results of that inspection. Um and so I will uh I'll certainly defer to him uh to to place anything he wants to say on the record. Um and uh the only thing I
believe is remaining is to open it up to the public and is to then go to a vote. >> Thank you. >> I agree, >> M Jonathan. >> Yes. Uh can confirm I did a site visit with our fire marshal. Uh no comments
from myself or the fire marshall with respect to exterior fire safety or site conditions. >> Thank you. Let's open this up to the public as that was where we left this off. Anyone in the public have any questions, concerns, or comments at this time?
>> No. And chairman, >> thank you. I'd like to close the public sess session and I'd like to make a motion that we approve this. >> I second. >> Thank you, Calpes. Will the clerk please call the role? >> Mr. Tiller? >> Yes. >> Mr. Patel?
>> Yes. >> Mr. Roio? >> Yes. >> Mr. Fl. >> Yes. >> Mr. Haka. >> Yes. >> Mr. Minando. >> Yes. >> Mr. Riley. >> Yes. >> And Chairman Weissman. >> Yes. >> Mr. Arch will memorialize this at our
next meeting and send a copy to you. >> Thank you so much everybody. Have a wonderful evening. Stay warm. >> Uh you too. >> Thank you. >> Moving on. Item number 18 25-ZB-445V NDK Realy LLC. >> Mr. Chairman.
>> Yes. Just making sure the audio is working. >> We hear you, sir. >> It is. >> All right. Bob Smith. I'm a licensed attorney in the state of New Jersey and I'm here tonight representing NDK Realy LLC. Uh we're before you tonight seeking a use variance. uh to allow a a
convenience store and gas station at the corner of South Washington Avenue and Centennial Avenue. The uh blocks at the address is 1600 Washington Avenue. Uh block 5101 lots 8910.02
6.02 7.02 and the zone is an LI5 and that's what creates the the the reason for being in front of the zoning board. The LI5 zone is one where we have a 5 acre requirement for a light industrial use.
We are proposing uh what is a non-permitted use, namely the commercial um convenience store with the gas station. Um we're
here to tonight u with a couple of goals in mind. One is uh it has been our understanding throughout this process that the Piscatoaway administration would very much like to see hotels uh on major corners in Centennial
Avenue. In fact, uh I'm sure this board is probably did the approval on the Wawwa that is down on River Road in Centennial Avenue, which also has a small hotel uh with it. and we're trying
our best to be u sympathetic to the requests of the town or at least the current vision for the town. We do not have a hotel tenant at this point, but we wanted to show in our site plan
application that uh as we seek a hotel uh tenant for that property that it's compatible, that it fits, it's not a burden on it, and uh we hopefully can make the administration hap happy when we do get the hotel tenant, which we're
looking for. So, in in a nutshell, we have a gas station with a 5,670 square foot convenience store along with additional site improvements, including new storm water management facilities. In addition, uh we're car carving out a
space for a possible future development of a fourstory 100 unit hotel building. The gas station and the store component is proposed to be built first with the hotel portion being reserved for a future site plan application once we
have a potential tenant uh located for the site. The purpose of including the hotel depiction is to demonstrate the suitability of the site to accommodate this future use as well. Access to the gas station and store will be provided from two access points along Centennial
Avenue as well as an access from South Washington Avenue. The access from South Washington is positioned to allow vehicles exiting from I287 to have direct a access from a controlled intersection onto the
property. The applicants have coordinated uh with the addition property owners of lots 6.02 and 7.02 2 to arrange access for trucks heading to the neighboring distribution facilities to cross one way through the applicant's
property, eliminating the need for the truck traffic to go down to South Washington Avenue while uh exiting I287. Um, and I'm going to go through variances and what we hope to prove, but we have a special request tonight, Mr.
Mr. Chairman, and that is we would ask that you uh we're going to try and finish the case and at 8:04 p.m. I think we can do that. We're going to try to finish the case tonight, but we'd ask that you hold on a vote until we can provide a couple of other pieces of
information that uh I think Mr. Chen requested in his report. We'd like to make sure that's part of the record and um that the board has a chance to consider those two additional items of information. So, if you wouldn't mind, unlike every other applicant in the
world who was in a hurry to get a a vote, we're not. We're asking that you hold this until January for a for a final uh vote. So, the variance uh that we're focusing on is the Dvarian for the
use. As I said, this is an LI5 zone and the proposed gas station and convenience store with future development of a four-story hotel building uh is not normally considered LI5 and hence we're in front of the zoning board of adjustment. There's a whole bunch of
bulk varian >> I'm sorry. >> Go ahead, Mr. Smith. There's a whole bunch of uh bulk variances that are also requested. But in the main, most of these bulk variances re result from the fact that we have an LI5
zoning uh structure in place. And when you put in the commercial use uh whether it's the u the gas station and or the convenience store, that makes lights go off in a whole bunch of areas. uh our planner will uh provide the
justification that the board needs in that case. It's my intention, Mr. Chairman, to call four witnesses and the four witnesses are Mr. Chris of Menllo Engineering who will be our PR who was our project engineer. Secondly, we have representing Quick
Check uh Mr. Stuart Kimmel who um is thoroughly familiar with Quick Check operations. We have our traffic engineer, John Ray from Mcdana and Ray Associates. And our planner tonight is Justin Oiello, who is the planner on the
fairways application. Uh, and with with your permission, I'm just going to mention the professional staff reports that are uh in your files and acknowledging them for the record. First, there is a planning report from Mr. Chadwick, the last one dated
December 5th. engineering report from uh DNR engineering, that's Mr. Carly, dated October the 26th. CME has a traffic report dated December the 5th. The fire safety uh review is in a memo dated
September the 9th. There's a triparty staff memo dated December the 5th. And finally, there's the public works report dated October the 1st. We're in receipt of all those and we plan to respond to the to the reports of your professionals. So, with your permission,
Mr. Chairman, I'd ask that our civil engineer, Mr. Zetle, be called and sworn so that he can give testimony. >> Mr. Zle, are you present? >> Yes, I'm here. >> I need to swear you in. Could you raise your right hand? Do you swear that the testimony you're about to give should be the truth? >> I do.
>> Thank you. Your name and address, please. >> Yes. My name is Christopher Cle. Last name is S is in Sam, Z is in zebra. A L A Y. I currently work at Menlo Engineering Associates located at 261 Cleveland Avenue in Highland Park, New Jersey. I received a bachelor's degree
in civil engineering from the University of Rhode Island 2008. And I've been a licensed professional engineer in the state of New Jersey since 2013 and my license is in good standing. I've testified in front of this board as well as uh numerous other boards throughout the state. >> Can he be accepted as a license be in
the state? >> Yes, certainly. >> Good. And just before I ask him questions and only because I'm getting more mature, I would like to just for the record ask Mr. Connealy if he had an opportunity to look at our uh notice
requirements uh which we provided to the board and are they appropriate? >> I did review the notice. It is appropriate and the board has jurisdiction to proceed. >> Thank you, Mr. Connealy. Uh all right, Mr. Zle, um you this these plans were
prepared by you and Menllo, correct? >> Correct. Okay. Uh, we need you to do what good planning engineers do, which is I need you to describe the the current site and then describe what our proposal is. And anything you miss, I'll
remind you of. >> Perfect. Thank you. Uh, so tonight to aid in my description of the the property and what we are seeking approval to, um, if I have permission, I'll share my screen. >> Yes.
which if you can see uh the current exhibit I have on my screen tonight we've created uh two exhibits the first of which uh currently shown is entitled NDK realy existing
conditions exhibit dated 1211 2022 uh what this exhibit depicts is an aerial background uh which shows the existing conditions of the site with the property boundary highlighted and a bit of the uh surrounding area
around the site so that we can uh describe the area and the second exhibit. >> Okay, let me let me stop you. That was that was not submitted as part of your application package. Correct. Is that correct? >> That was not part of the >> That will be A1. >> Yes. >> Go ahead.
>> And the second exhibit is entitled NDK Realy Overall Plan Exhibit also dated 121125. It has the same aerial background showing the surrounding areas, but uh within the subject property, we have a colorized rendering of the submitted
site plan uh with landscaping turned on and zoning uh shown as well. >> That will be A2. >> A2. Uh so back to A1 and describing the property. Okay. So, the subject property is an L-shaped property designated as
block 211, lots 8, 9, and 10.02, which are shown on site. And then there's a portion of lots 6.02 and 7.02 uh which is actually offsite and part of a triangle piece of land to be acquired uh by the owner of the subject property
from the adjacent property owner. and these are all shown on the tax map of Piscatoaway Township. Uh the site is located on the northwest corner of the uh signalized intersection of South Washington Avenue and Centennial Avenue. The property has about 400 linear feet
of frontage on South Washington Avenue uh on the the west side of South Washington Avenue and approximately 650 linear feet of frontage on the north side of Centennial Avenue. And uh for record, South Washington Avenue is a uh county road, also known as County Road
665. Uh overall, the property with the uh triangle piece acquired is 5.1 acres in area and it's located uh entirely within the LI5 light industrial zone.
Uh surrounding the property, again to the north uh being in the LI5 zone, there's a warehouse. Beyond the warehouse is the 287 corridor. To the east is uh retail. There's the Centennial Square uh shopping center and
Piscataway Town Center. To the south there's an office building, some wooded area, and then additional uh industrial warehouse spaces. And similar to the west uh are industrial and warehouse space uses. Uh you'll see the property
is currently uh mostly developed and disturbed. Uh there's two single family homes located near the southeast corner of the property along the frontage of South Washington Avenue. Uh there's a driveway on South Washington Avenue for access that is shared between the two
single family homes. To the west of the single family homes and south uh are remnants of uh an outdoor industrial storage space uh that was used over the years but has uh mainly been vacant for some time. There's an additional access
point on Centennial Avenue near the southwest corner. Uh the offsite area uh to be acquired. It does have uh wetlands that contain a 50-foot transition area and then there's some additional open
space uh kind of on the northeast corner of that triangle. Uh and then at the northeast corner of the property uh north of the single family homes, there's uh some open and space and and a tree line uh that's mo mostly encumbered
by an isolated wetland. Uh the site does slope from this northeast corner from South Washington Avenue towards uh the southwest corner of the site along uh Centennial Avenue. Uh has about a 15 foot grade change over
that. So that's important to know uh as we go through the uh proposed improvements and design. So, moving to exhibit A2 and what we are uh seeking approval for tonight would be the the demolition of the two single family homes and the remnants of the industrial
outdoor storage space uh to construct a 5,670 ft quick check convenience store and gas station with canopy containing 16 fueling stations. Uh and then there's 84 associated parking spaces on site.
Again, this is a uh a use variance is required since the convenience store is not permitted in the LI5 zone where a different use such as a warehouse uh would be a permitted use. Uh the store is be located at the southeast corner of
the property uh near the intersection of South Washington Avenue and uh Centennial Avenue and the principal building meets all required uh setbacks and building height requirements. The fueling station is located just north of
the convenience store uh containing 16 fuel pumps under a canopy which will all sit on a concrete slab. Uh in addition to the fuel pumps, there will be four 20,000galon underground fuel storage
tanks. Uh also lo located below a concrete slab, obviously for uh storage of of fuel for the for the gas station pumps. Uh access to the property is proposed at three locations. One on South Washington
Avenue and two on Centennial Avenue. Uh the uh access on South Washington Avenue is at a signal uh an existing signal uh which currently has traffic flowing north and south Washington uh north and
south on South Washington Avenue as well as traffic coming from the 287 uh corridor down and offramp uh to that signal. We're proposing a uh the fourth leg of that traffic signal. Uh this will
be a mostly almost full access movement right in, right out. Um uh sorry. Yeah, right in, right out and left out. Uh as well as in from the 287 uh off-ramp, but
left ins from South Washington Avenue will not be permitted. Uh the second access point I'll talk about is on Centennial Avenue. It's about 190 ft from the intersection uh of South Washington and Centennial. This
access way is a right in right out only. Uh Centennial does have a uh a median or a barrier that prevents left in at this location. Uh but the third access point will be a full access driveway. Proposed full access driveway. Uh right in, right
out, left in, left out. And to facilitate that left in movement, we are proposing uh modifications within Centennial Avenue to provide safe access uh a safe queuing point for vehicles to uh you know wait for a gap in traffic
from the signal and make a left turn in uh from Centennial Avenue. So, um we're providing again access points from any direction that you are, uh approaching the quick check, left in from Centennial
Avenue, uh right in from Centennial Avenue, and a uh if you're coming south on South Washington Avenue, you can make a right in. And if you're coming north on South Washington Avenue, you can make a left on Centennial and make your way into the facility. uh as well.
Um the uh so in addition to to these access drives um due to the traffic uh on South Washington Avenue, we're actually proposing to widen South at Washington
Avenue to provide a new uh right turn only lane and and queuing space. It's uh about 200 feet long and you can see uh where the this dash line shows the existing edge of pavement. We're widening uh South Washington Avenue
about 12 feet to provide a right turn lane to help mitigate uh the impact of the quick check and it not only mitigates the uh impact of the quick check, it actually improves time through the intersection uh under the proposed conditions. So
after the the full facility is built, gas station, convenience store, time through the intersection will actually be decreased by uh providing this this right turn lane as well as uh what Mr. Smith uh discussed which is providing
interconnection between the subject property and the adjacent property owner. uh having a oneway into the warehouse loading area and one way into the uh adjacent parking area for the warehouse, it reduces the number of
vehicles that will be traveling through the South Washington Centennial A signal. They can have direct access from 287 uh into the the warehouse facility without having to um uh travel through through the signal. So
again, uh you know, we're providing safe access to the site from all four directions and we're actually improving the uh the time through uh the the South Washington A uh signal. Um,
parking on site, as I stated, uh, the convenience store requires 33 parking spaces, which is, uh, based on a a parking requirement of one per, uh, one space per 175 square ft of retail area
at 5,670 ft. We're required uh 33 parking spaces. As I stated, there's 84 parking space proposed on site, 60 in the immediate vicinity of the the Quick Check, which is along the uh eastern and southern property line, and then also uh
facing the convenience store. Uh Quick Check obviously being a brand has a uh specific layout for the building. There's two main entrances uh on the east facing facade um near the northeast and southeast
corner of the storefront. There's 22 parking spaces proposed facing uh the quick check facility on a concrete slab uh including four ADA parking spaces. There's ballards lined
along the head of all of the parking spaces to provide safety for anyone uh pedestrians that are, you know, out of the car walking along. There's a six foot wide uh walkway between the ballards and parking spaces and the building. So providing a safe route for
uh visitors to enter the convenience store. Um, in addition to the 22 spaces facing the convenience store, there's 24 spaces that are really right in the immediate vicinity of the store. So,
provides ample parking uh for the convenience store, which is, you know, obviously desirable for anyone visiting uh and entering the store for for purchasing, you know, any any sort of goods. Uh then there's an additional um
14 spaces as you kind of extend towards the gas station canopies. There's an additional 14 spaces beyond the convenience store that lead to uh three EV uh charging stations and two air pumps at the end of that parking aisle.
Uh behind the quick check, we are proposing a 12- foot wide striped loading zone for obviously deliveries to uh the convenience store. Um there's also a 15 foot wide fueling
zone striped for uh refueling or refilling the underground storage tanks. Uh this this provides a safe area for any trucks making deliveries to not be in in the way. uh you know creating traffic
within the drive aisles on site there. It's it's it's off the drive aisle. Plenty of space for these trucks to uh to to pull off and and make their deliveries and uh and fill the fuel uh storage tanks. The drive aisles are uh a
minimum of 25 ft uh specifically where the 90 degree parking spaces are. That's in compliance with the township ordinance. And then the the aisles are a maximum of about 31.25 feet. And that's on either side of the uh fueling stations. And that helps again
facilitate uh safe maneuvering of these trucks uh in and around the fuel station uh to make the deliveries and to to traverse the site as well as aid if any emergency vehicles ever need to to enter the site. uh truck movement plans have been
provided which so that there is uh ample room uh for for the maneuvering of of the larger tractor to trailers to enter the site as well as uh any emergency and and fire uh uh fire trucks that'll enter the site.
Uh the quick check does expect uh about one fuel delivery per day uh to the underground storage tanks and two to three uh store deliveries per week. Um again there's you know these these safe
striped areas where uh where it won't impact other you know customers visiting the site. And uh off the northwest corner of of the building, there is a a dumpster or a concrete pad for a dumpster uh and
recycling within and a uh masonry enclosure and uh we anticipate two to three pickups for the for the trash and uh recycling per week, but it can be uh as needed. uh along the perimeter of the
site, sidewalk is proposed along the entire frontage as well as fiber optics uh underground both required uh by the township. And the sidewalks range from from 5t wide along Centennial to 6 feet
wide along South Washington Avenue. Uh due to the grade change, there's some grade change from South Washington Avenue actually down into the site. Uh so there's a retaining wall that's proposed uh between the access drive at the signal to the internal access drive
and then the the retaining wall runs along uh the eastern property along along South Washington Avenue to make up some some grade change. And that retaining wall will have a a fence up top for safety for anyone walking down the sidewalk on South Washington Avenue.
And again, uh, any improvements along South Washington will be reviewed by the county, uh, being a county road and and actually also by the DOT due to the, uh, modifications to the signal at the 287 South or 287 off-ramp. So, um, if any
concerns, uh, there are about, you know, modifications and safety to the site, it'll be reviewed by, uh, numerous agencies, including the the township, county, and DOT. Uh and finally, there's two uh freestanding signs proposed. There's one
at the uh South Washington Access Drive. That that pylon sign is proposed to be 150 square feet uh set back 20 ft from the right of way and and 20 ft high. And a second pylon sign proposed uh near the
right out driveway closest to uh the signalized intersection at South Washington and Centennial. And that pylon sign is proposed 120 square feet set back 20 feet from the property line and is 20 feet high. And it's, you know,
the standard quick check uh convenience store and gas station sign that that I'm I assume we have all seen uh throughout town and and in other townships in New Jersey. And it's their uh their standard uh prototypical signs. Um so that's
really sums up the the proposed the proposed layout and improvements. Um as stated there are a number of variances uh including the use variance for the convenience store and this use variance really subsumes any additional variances but uh just to to to name a
few and I I'll leave for the planner but there's a a lot depth requirement of 300 ft where there's 243 feet on Centennial and 179 ft uh at uh minimum on South Washington Avenue. So there's a variance
there. uh minimum floor area of 20,000 square feet. Again, uh this is a light industrial zone, so anticipating uh warehouse space and and uh flex space. 20,000 ft is the minimum where we're proposing 5,760
ft. Uh there's also a parking setback, parking and loading setback of 25 ft. From street lines, we're proposing 8 feet. Again, uh all these variances will be subsumed under the use variance and and I'll leave it to our planner to to really go through and and justify these variances. Uh but mainly the use
variance. Um moving on to storm water and utilities. Uh being that we are increasing impervious coverage by more than a quarter acre and disturbing more than an acre. This is a major development that triggers storm water regulations. Uh we're proposing a
conventional storm water system of uh drainage uh catch basins inlets uh and underground pipe which convey runoff from the uh proposed improvements and impervious coverage to two bio retention
basins located at the the west or southwest corner of the site. Um the bio retention basins serve uh multiple purposes. They provide uh water quality to any runoff from paved surfaces uh to
a minimum of 80% TSS removal and they provide quantity reductions so that the proposed storm water runoff from the site is less than uh what is uh existing today. So we're actually making again
the storm water runoff uh peak rates improve from what the current conditions are. In addition to the water quality uh achieved by the bio retention basins, Quick Check has a a typical water quality device uh that's added to the
storm water system for even an an additional uh way of achieving water quality that that serves uh storm water runoff downstream of the fuel stations. Again, in case uh you know there's any any fuel that makes its way into uh
runoff, there's a water quality device in the system that will that will pick that up and and clean the water prior to it being cleaned again within the bio retention basin. Uh the design meets all township, municipal, um outside agency
requirements, including D. Again, we're we're uh filling the isolated wetland at the north corner of the property. So the DP will be reviewing the plans for permitting and they'll be reviewing the storm water management as well. So uh there will be a uh should be a level of
comfort that the DP will review and confirm that we are complying with all all state standards. Uh proposed utilities include water, gas, uh electric, sewer, and these will be connected to the existing infrastructure and and utilities that are located
within South Washington Avenue and Centennial Avenue. And again, we'll apply for any uh any utility service uh permits and and uh make any applications that are required. Um and then again, the fiber
optics are provided along the entire frontage uh along the property lines as as required by the township. Um as you see in the plan, we are providing a uh substantial amount of landscaping. Uh the middle area here that you see in green is the area that's being uh
designated for future development. Uh we do lightly dash in the uh the future four-story hotel with 100 units to show that it it does work. Um but really since we are not seeking approval for it tonight, we kind of shaded it back to to
show what would be constructed if this application uh is approved by the board. Um the applicants proposing uh to to meet the ordinance requirements for tree replacement
uh streetscape and uh trees required based on the amount of parking space area. So in total we're proposing 50 shade trees, 67 evergreens, 287 shrubs, and 286 ground cover. Um, and again,
we're we're in compliance with the with the ordinance as far as meeting all those tree replacement and and parking space area requirements. Um, we do agree to work with the planner. There there was a comment about adding uh landscaping along South Washington
Avenue. really due to the the constraints of the sidewalk and the grade change um and the road widening, we we don't have a lot of don't really have space for trees uh within the right of way as you can see as it's mostly impervious.
And we'll work with the planner to to their satisfaction again to to add any islands um if necessary. But again, we're we're complying with the ordinance as far as the number of trees. we just are not complying with exactly where the ordinance designated that they should be
located. So, um we do agree to work with the planner to their satisfaction. >> Right. And Piscatawa has a landscape architect. So, make it the pler and the landscape architect. Ex. >> Yes. Right. You're you're right about that. Um and then moving on to lighting.
We're we're designing this site uh to be safe and adequate. It meets all township standards. Um, there are 18 polemounted lights mounted at 18 1/2 ft high. These are LED uh light fixtures. Uh, there's 10 wall
mounted lights on the uh, quick check and and gas station canopy. There's an additional 11 uh, building canopy and 24 gas station uh, underneath canopy lights. you know, going to a to a gas station, they are uh lit to be to be
bright enough to be safe uh for for you know, gas station attendants and any pedestrians and customers walking around. So, um we comply with all township and and state statutes. On that front, um the average foot handles within the drive aisles is about two
2.36 foot candles. uh 3.75 in the gas station parking areas and 34 uh within the gas station canopy area. And again, these are all uh typical of a uh gas station facility.
And and that really wraps up my uh my direct testimony on the application. >> So, Mr. Chairman, uh Mr. Zle is available for questions and I'd ask if we could um go over reports as a group. In other
words, we'll get the case in and then because many of the reports when they have an issue, it might require the testimony or response from several of our professionals and it just seems to be a little bit more efficient if that if that's okay with you. >> That's fine.
>> We are available for questions now. >> That's fine. So, other questions will probably get answered down the line as well. >> Surely >> continue. >> Okay. Uh then I if there are no questions for Mr. >> Maybe I could interrupt one second, Mr.
>> Go ahead, >> John. >> Excuse me. Do you continue to show the hotel? I know you've described it as a future project. If the board approves this, would you
agree to eliminate that footprint in notation? >> Abs. Absolutely. They're just showing We just >> down the road the hotel somebody might >> not you're not approving a hotel tonight. We're just demonstrating to the
board and to the administration that we can do a hotel. We we will not have a site after the convenience store and gas station are built that will preclude a hotel. We want to show that it's able to be done if we can get a hotel tenant.
>> Thank you. >> You bet. Uh Mr. Chairman, if it's appropriate, I'll excuse uh Mr. Zetle and I'll call our second witness to be sworn and that's Mr. Steuart Kimmel, who is from the Quick Check Corporation.
>> Mr. Kimmel, are you present? >> I am. Yes. >> Could you raise your right hand? Do you swear that the testimony you're about to give should be the truth? >> I do. >> Name and address. Could you spell your name, please? Uh >> Stuart, last name Kimmel. K I M E L.
>> Thank you. >> Business address 3, Old Highway 28, White House Station, New Jersey. >> Thank you, >> Mr. Kimmel. If you would please describe for the board your experience in the convenience store industry and
specifically your experience in the Quick Check Corporation. >> Can we have his title with the Quick Check? >> Sure. >> Real estate manager. >> Thank you. So I'm the real estate manager for Quick Check Corporation. Five years with Quick
Check, 15 years with convenience gas development in the real estate part of the development process. Now >> are you thoroughly familiar with the operation of a quick check? >> I am. Yes. >> All right. So our questions are
basically operational questions. Um first of all, a quick check operation is a 247 operation. Correct. That's correct. >> All right. The way in which you generally handle that is by shifts. You don't have somebody work 24 hours. So
you have you have uh how many shifts in general? >> It's typically three shifts, but there's some overlap based on business volume, but three shifts. >> All right. And on a particular shift, what's the average number of employees? >> Five to eight. >> All right. And where are they? What are
their functions? Where are they on the >> typically? It's two to three outside at the pumps and the balance four to five inside the store for the store operation between making sandwiches and cashier and whatnot. >> All right. So, if we said in total how
many employees you have, what would be the the appropriate number? >> Total for the store count would be somewhere between 40 to 50 total. >> Right. And in shifts to eight, right? Got it. Um,
always boards want to know how you're going to handle deliveries. And in this case, it's the delivery of your gasoline, the delivery of the food products that are going into the quick check store, and the the, uh, removal of
trash. Would you describe that for the board? >> Sure. So, uh, fuel deliveries are typically about one a day. They're on they come on demand. As, uh, Chris demonstrated. There's a separate fueling zone, loading zone, which allows the
truck to drop the fuel without interfering with any circulation of customers. As far as the store, um, we typically get two to three tractor trailers a week. Again, there's a designated loading zone in the back of the store to accommodate that so that
there's no interference with circulation. And then in addition we get uh a few two three trucks a day typically box trucks or straight trucks for the uh other deliveries such as the Enammans or Fredo those things that
don't come on our grocery trucks. Um so that's typically the deliveries of the fuel and the store. As far as trash that's typically uh two to three pickups per week. One is usually for recycling cardboard and the other two are for
trash or garbage. >> Great. Um yeah, anything uh well question that was asked in some of the reports uh would we the applicant be willing to
live with the restriction that says that we do low flow diesel but definitely not. We're prohibited from high flow diesels. >> Correct. And that's what we're proposing here. We don't do high flow. We do low flow diesel which typically is for
pickup trucks mostly like landscapers and they have diesel trucks. We do not do the high flow. >> So, do we have any um uh exhibits showing what this is going to look like? Any architectural plans?
Um we pro well we have I'm sure we've we've provided some architecturals but how typically our eight dispensers which is 16 fueling positions two of the dispensers will have a lowflow nozzle on it. So it won't even accommodate a
tractor trailer pulling up. It's it's actually part of the dispenser itself. The lowflow hose. And if if the members of the board want to see what this is going to look like, it would not be uh
unreal to send them to the quick check we already have in Biscataway. >> Yeah. >> On New Market Road and >> New Brunswick and New Brunswick. >> Yes. >> And I'm sure most of the the members of the board have passed by that existing quick check, but that's basically the
architectural look of the quick check that we're proposing. Correct. >> That's correct. Yes, >> Bob. I do have the uh submitted elevations if you'd like me to share them. >> Yes, please share them. >> So on the bottom you can see the uh
eight MPDs, the eight pumps, right? Two, two, two and two. >> Yep. And the typical pro the typical elevations again it's just like our store at the three lake view a pis gotaway right
very nice um that being said Mr. Chairman that's uh what we were asking Mr. Kimmel that come up testify too. Uh but he's open to the board for questions. >> I thought we wanted to hold the
questions till all the witnesses were done. You want >> Sure. >> Could I one quick question? Those architecturals, do they show all the signage that you're listing in your application >> uh >> on the building? >> Yeah, I don't believe it's an actual
sign exhibit. Um, but I'm looking at the elevations now while we're talking. Uh, and I'm going to say generally yes. >> There was a lot of logo little logo signs and
overdo. Well, all right. >> Yeah, >> we can check that out. >> All right, Mr. Chairman, if it's appropriate, we'll go on to our next witness. >> Sure. >> Okay. I'd ask that Mr. John Ray be
called and sworn so that he can give us his traffic testimony. >> Mr. Ray, are you present? >> I am. >> Could you raise your right hand? Do you swear that the testimony you're about to give should be the truth? >> I do. >> Your name and address, please? >> John Ray, Rea, uh, licensed professional
engineer and a traffic engineer with Mcdana and Ray Associates. Uh, we have offices in Manisquan and Westfield, New Jersey. I work out of the Manisquan office at 1431 Lakewood Road. >> I believe Mr. Ray has been accepted as a traffic engineer before this board on
prior occasions. >> Thank you. >> I'd ask that he be accepted as such at tonight's meeting. >> Thank you. >> Okay. Uh Mr. Ray, uh, you've appeared be in Piscataway on many, many occasions
and your reputation generally is your pretty tough traffic engineer in the sense that you're not going to endorse anything that's not safe or the best it can be. Uh, you did a traffic study on the and circulation study on this project, correct?
>> I did. >> All right. Now, the I would appreciate if you'd kind of lay the general principles that that apply and what the traffic study showed to you. >> Okay. Well, first I'd like to say that and I appreciate Mr. Smith's uh
confidence in me being an honest, incredible traffic engineer. Uh we did do a full traffic impact analysis. Uh last revision is dated November 24th, 2025. And as a result of our traffic study, we
um recommended to our client that the widening along the west side of South Washington Avenue be provided on our plan in order to provide for a dedicated right turn lane for southbound South Washington Avenue traffic turning right onto westbound Centennial Avenue. Uh if
my client would not accept that recommendation, I wouldn't be here tonight. Uh so that that's the bottom line with respect to uh what needs to be done at the intersection. Let me say a couple of things about convenience stores with gas pumps. I know we are all
familiar with these uses. There are numerous um similar uses within Piscataway Township quite some time ago. I did the traffic study for the Wawa that is located at New Dorm Road and Stelton Road in the township. Uh and as
everyone is pretty much familiar with these uses, they all pretty much operate the same. Uh one of the things that's unique to these uses is that they generate a substantial amount of their traffic from traffic that is already on the road passing the site. Something
that uh we call pass traffic. The Institute of Transportation Engineers and the New Jersey Department of Transportation uh agree that approximately 75% of the traffic that is generated by these uses during peak roadway hours are passed by
traffic. They're already on the road passing the site and they're just diverted into the site driveways. The traffic is already there. So that tends to diminish or lessen the overall off-site traffic impact that these uses uh generate. They are typically found at
the intersection of two busy roads like South Washington Avenue and Centennial Avenue. Uh there is a similar use right up South Washington Avenue at the intersection of Stelton Road. There is a Wawwa that has access to a traffic signal. Basically a very typical or or
similar operation to what we are proposing here. The single most important thing in my opinion as a traffic engineer in developing a site like this is to make sure the access to and from the site is safe and efficient.
And in this particular case, we are fortunate enough to have frontage opposite the I287 offramp, which comes to out to a signal at South Washington Avenue and gives us the opportunity to create a fourth leg to the intersection
to get safe exiting movements, left turns and right turns onto South Washington Avenue with with the safety and security of a traffic signal. As Mr. As a Lelay indicated, we are also proposing two driveways along uh Centennial Avenue. Uh the one closest to
the intersection being a right in right out due to the barrier on Centennial Avenue and the one further to the west, which I believe is 400 to 450 ft away from the intersection, will be a full access movement. We will create a left
turn lane in the median of Centennial Avenue for safe left turns into the property. The site distance there is good and as Mr. Zetle indicated the gaps from the signal at South Washington will permit safe ingress into the site at
that location. Getting on to the nuts and bolts of the traffic study. We did peak hour traffic counts at three locations. At the intersection of South Washington and Centennial, at the I2 287
off-ramp to South Washington, and at the traffic signal just to the north of us at South Washington, and it's called Access Road. And basically, it's just south of the overpass over 287. and it serves as access to the warehouse uh building that is behind us and some
other industrial uses that are back off the south side of I 287. So we counted three intersections. We did peak hour traffic counts during the morning and afternoon peak hours. We estimated how much traffic the uh convenience store
with with gas will generate based on the IT data based on the NJ dot data and the one thing I do want to reiterate Mr. Zlay had indicated it that the uh the intersection of the I287 off-ramp at South Washington is under the
jurisdiction of the NJ DOT. We've had a pre-application meeting with NJ DOT. They are aware that we are making the application to the Piscataway zoning board for this use. We haven't made a DOT application yet. Typically, I do not recommend that to my clients in a use
variance application because we want to make sure we get the use variance first before we spend the money, time, and effort in order to make a DOT application. But DOT approval will be required as will Middle Sex County approval with South Washington Avenue
being a county road. So, we did our traffic counts. We pro we did our traffic generation estimates for the convenience store with gas based on the IT data which the DOT accepts the county accepts and we um took a 75% pass by
credit based on the IT and NJ DOT data and we projected traffic volumes to a design year of 2027 after looking at the NJ DO's background traffic growth rate data for the area. Uh essentially South Washington Avenue
is anticipated to grow at I believe 2.5% per year. Centennial Avenue and the offramp from I287 at 2.75% per year. We included those growth rates in our projection of 2027 traffic
volumes. One thing I I'd like to uh get out of the way pretty much quickly is that there are no capacity issues. There will be no capacity issues in the future at the I287 offramp where we're going to
connect and bring a fourth leg in and also at the access road signal just to the north of us. Those levels of service are going to be good, well within accepted uh parameters and really no issues with those two signalized intersections. Of course, the signal at
South Washington and Centennial processes more traffic. uh it's the intersection of two major roads and as I indicated this is typically where you will find a use like this you know convenience store with gas pumps. So we
did a detailed analysis of Centennial Avenue and South Washington Avenue and we found that with the addition of the southbound right turn lane which Mr. Lelay has shown on the plan and which we are committed to construct should we get an approval. We can actually improve the
overall intersection operation from what we call the no build condition which will be without us to the build condition with mitigation with the right turn lane. And I want to go over some some figures uh for the board to my
report during the morning peak hour for the no build condition. And this is without us and without any improvements. The overall intersection delay, the weighted average for all four approaches is 77.8 seconds per vehicle during the
morning peak hour. And that's without any improvement and without our uh property being developed as we are asking for. With the development and with the mitigation, the overall intersection delay gets reduced in the
build condition. with mitigation from 77.8 seconds to 47 seconds per vehicle. A substantial improvement in the overall delay at the intersection. And in particular, the southbound approach uh
experiences an even more significant in uh decrease in delay because that's really the approach that we're helping uh clean up the intersection with by adding the right turn lane for the afternoon peak hour because the traffic volumes going through the intersection are higher during the
afternoon peak hour. uh we take the intersection from a no build condition of 160.1 seconds of delay per vehicle and then again that's without us and without the improvement. With our development and with the improvement we
decreased the delay per vehicle from 160.1 seconds to 112.9 seconds per vehicle. Again, a substantial decrease in delay uh even with our project at the intersection primarily due to the fact
that most of our traffic is pass by traffic and the southbound right turn lane really helps the overall efficiency of the intersection and helps decrease the overall delay at the intersection. It's a significant improvement and one that we're committed to construct. And as I indicated up front, uh when I
looked at this property and I did the traffic impact study, it was something that I told my uh my client that was necessary to be done in order to justify the use variance and in order to mitigate the impact from the development. So we're committed to do that.
Um so so basically those improvements will have to be approved by the NJ dot by Middle Sex County but they will substantially improve the intersection operation, decrease delay and uh make the intersection operate quite frankly
uh more efficiently than it will without us and without the right turn lane. As far as the site plan is concerned, uh I've worked with Mr. Zlay to lay out the property in a in a way that uh promotes self-efficient internal circulation.
Uh both Mr. Zle and his firm and my firm, we've had a significant amount of uh experience laying out and designing these facilities. I think he has done a good job of describing the access to and from the site and how circulation will work with the loading zones and the u
the the significant area for the fuel trucks to uh stop and discharge the fuel into the into the tanks without impacting internal traffic and circulation flow. And I think also as Mr. Smith indicated up up at the front
of the application, although a hotel is not being proposed at this point in time. We wanted to show that the remaining property to the west of the convenience store, there was adequate room there to construct something along the lines of a hotel uh and make it work
safely and efficiently with the existing convenience store with gas pumps. There's room uh the footprint fits. Uh we can provide parking for it. So, it is something that could be considered in the future uh should the applicant be
able to obtain um a hotel chain that would want to construct a facility at this location. Um three points of access provide for adequate emergency vehicle access to the site. Uh it it really in my estimation from a traffic engineer's point of view,
it's an appropriate location at the intersection of two major roads due to the fact that so much of the traffic is already on the road and it's passed by traffic. And again, as I've indicated, the key thing we have to do here is really make sure that the access to and
from the property is safe and efficient. And I believe we've done that with the plan that's been offered. And uh we offer the mitigation of the southbound right turn lane in order to not only mitigate our impact but in order to improve the overall operation of the
intersection. And we will continue to work with the township professionals, the county professionals, and the NJ DOT to make sure that everything is done properly in accordance with accepted engineering principles.
>> Great. Uh very impressive testimony uh how to deal with a busy intersection and the infrastructure that's being offered by the applicant is makes a significant impact
uh in terms of that right turn lane and also utilizing the signal on South Washington Avenue to be an entrance to the the uh industrial facility. That's got to do some major things to improve. I I did
forget to mention that. Thank you, Mr. Smith. The the one thing we are proposing as well is um a connection from the I287 offramp inbound only, not outbound, into the property to the north of us, so that trucks and vehicles
coming off of I287 southbound do not have to go through the intersection of South Washington and Centennial in order to get into that property. They will now be able to come right off the ramp, come through the signal and into that property. Currently, they have to make a left turn onto South Washington, go down
to the intersection at Centennial, make a right turn and proceed westerly on Centennial till they get to their driveway. They will now be able to bypass the intersection and come straight through South Washington at the signal into their property. I forgot to mention that.
>> Yeah. And that is would in your opinion is that a much safer arrangement than current? But certainly a much more efficient arrangement. It takes that traffic out of the intersection and I do believe uh I know Mr. Zetle's uh office mentally they've done a lot of traffic
signal designs. They can make this work safely and efficiently. I'm very confident and again there will be several layers of uh review the township county DOT. So we are not going to be able to do anything that doesn't meet
accepted engineering standards. Appreciate it. Thank you. Um, show again if there's any need to ask a question, everybody's more than welcome. If you want to wait until we get to the reports, that's fine, too.
>> Could I just one question, Mr. >> Sure. >> John, the inter the new intersection with the new leg. >> Could you put that up on the screen? >> Okay, Chris, can you share your screen? And I think Chris said you will prohibit
a left turn. What is it? Northbound on South Washington. >> Correct. That movement will be prohibited. >> And that reason for that, >> uh, there really isn't enough room to
provide a left turn lane at that location. Um the the queuing in the southbound South Washington Avenue left turn lane kind of prevents us from doing anything there. That queues up pretty good and uh it's it's really safer for
traffic that's heading north on South Washington to make the left at Centennial and then they can make the the the right turn into either one of the two driveways uh that are on Centennial. >> Okay. >> Every other Let's go back Let's go back
up to the new intersection. Okay. >> That little bump out you've got there, looks like you got a couple trees stuck out there. >> Uh yes, that's just to uh to develop the right
turn lane on southbound south Washington so that traffic heading south right now. If you want to turn south onto uh uh turn west onto Centennial from southbound South Washington, you typically get caught in the queue, >> right? In order to get to that
channelized right turn at the intersection, >> you only have two through lanes on the approach and and the traffic gets caught in the queue and they no longer will get caught in the queue. >> The that that little bumpout that design
transitioning through the intersection wouldn't or you want to give some safety to the sidewalk or I'm not sure. >> I I I I would defer a little bit of that to Mr. Zetle. I think that's all, you know, the particular design of
transitioning the traffic into the right turn lane is is open for review and discussion with township, county, and DOT professionals. However they want us to do that, we can do it. I guess we wanted to put some trees there, too.
>> Yeah. Uh the other thing, you didn't comment on parking, but they're overparked for the for the station. If we pulled out a few spaces to put trees along south of Washington, we wouldn't hurt anything. >> No, we are probably a little bit
overparked. Most uh convenience stores like Quick Check and Wawa want to make sure their customers have open and available access to parking. But I I concur with that and I think we can work with you and and your landscape people in order to
uh create some more space for trees or whatever may be necessary to dress the site up. I I concur. >> Yeah, because it's pretty extensive on the rest of the site except that >> I'm I'm sorry to interrupt, Mr. Chairman. >> Okay,
>> Mr. Chairman, Kevin Chen is raising his hand. >> Yes. Go ahead, Kevin. >> On traffic. >> Uh yes. Uh thank you. Uh, Mr. Ray, um, I have a few questions with regard to your uh, traffic report. >> Okay. >> Um, >> actually, it's it's uh, I had a
question. It came from my letter, but I was wondering if you happen to know uh, there was a comment in my letter about the traffic signals being coordinated, the uh, the ramp and the main signal where you're doing the right turn um, >> uh, right turn the right turn creation.
Do you happen to know if those two signals will be coordinated at this time? >> Actually, Mr. Chen, there will be four signals that are in the uh the DOT's system that during the pre-application meeting with the DOT, they told us that uh if we were to make an application to
DOT, we would have to prove to the DOT DOT that the coordination between the signal at Centennial, the off-ramp, the access road to the uh development just south of 287 and the signal that's just north of 287. All four of those signals
have to be coordinated and we would have to do what we call a synchro analysis uh to get the DOT's approval. >> Okay. And then >> so so there are four signals that are coordinated, not just two. >> Four signals that are recorded. Yes. Correct. Thank you. And then my other
question I have is uh do you happen to know how the unsalized driveways to the west of um to the west of the signal operate? I haven't run those numbers yet, Mr. Chen. My understanding was that and and and that was a comment that you
made in your last review letter. I haven't had time to run those numbers. I'm very confident that the right in right out will not be an issue because it's only a right turn exit movement. Uh the second driveway, you know, we would have to analyze the level of service there to see whether that left turn out
would operate at an acceptable level of service. Um my understanding was that we weren't going to finish up tonight. I will provide you with that information before uh the next meeting. >> Mr. Chairman, you might remember that we said >> we wanted to make sure the record was
full >> and that was a question that Mr. Chen asked. We'd like to give him that analysis. >> Correct. >> Okay. >> Thank you, Mr. Ray. Uh Mr. Chairman, I have no further questions at this exact moment in time. >> Thank you, Mr. Chen.
>> Questions for Mr. Ray. Let me call uh our last witness who which is our planner justify the youth variance and the bulks. So I'd ask that Mr. Justin Oiello be called and sworn so that he can give testimony. >> Mr. Oiello, are you here?
>> I am. >> Could you raise your right hand? Do you swear that testimony you're about to give should be the truth? >> Yes, I do. >> Okay. Your name, please. Uh Justin Oiello 52 Reckless Place Redbank, New Jersey 07701.
>> Right. >> And I believe Mr. Oiello was accepted as an expert planner as recently as about an hour ago. >> Yep. >> Your your licenses haven't changed in the past hour. >> Bill valid. Thank God. >> Great. You can proceed. >> I believe he can be accepted.
>> Thank you. >> And we do ask that he be accepted as a licensed professional planner in New Jersey. So, we're not going to repeat his qualifications in light of Mr. Connealy's comments. Mr. Chairman, is that acceptable that he can be? >> Yes. >> Okay. Um, so, uh, let me just get out of
your way. We need the justification for the use variance and the justification for the bulk variances. Please take a run with it. >> Great. Thank you. Um so since we need a use variance of course these are processed under the the Medici case and
the Medici standards um have multiple prongs. The first is particular suitability and the question with that is what makes this site particularly suited for this use. Um, you did just hear from multiple witnesses who who
talked about why this site is suited and they talked about it from their perspective as professionals in different fields and I'm going to talk about it as professional planning. Um, number one, the site's location at South Washington Avenue, Centennial Avenue,
and the I287 exit exit 6 offramp, my opinion makes it uniquely appropriate for motorist serving commercial activity. And that's not just my opinion. That's also the opinion of Mr. Ray who testified as a traffic expert and stated that the majority of the
patrons that are coming to the site will be passed by. Uh and as Mr. Ray uh stated, those are motorists who are already circulating in the roadway network. So this is not a use that's going to be a magnet per se. Um this is going to be a use that people who are
already driving by are going to come in to, you know, fill up their tank or get coffee or what have you. Um the second point uh that I would say what makes this particularly suited uh for the site is uh the site size the site's depth the multiffrontage
configuration and the proximity to a to a signalized intersection allows for safe and well-managed access and circulation. Mr. Ray really went deep into that. Um I'm not going to uh you know belabor his testimony. Um, but I
think the testimony from Mr. Zle and and Mr. Ray, you know, certainly have laid it out u that this site uh if the board so chooses to approve this application will function appropriately. And that really goes to again uh the suitability for the site. Uh and lastly,
um the immediate surroundings of the site are not a traditional industrial environment within a light industrial zone. Um, in other words, uh, this particular segment of the LI zone really functions more from a land use
standpoint as a mixed commercial office service, uh, le industrial corridor with roadway design and land use patterns that in my opinion are far more aligned with, uh, with the highway commercial use than typical LI uses. Um so for the
third point this is why uh I feel that this site is well suited for for the proposed use in a way importantly that is not broadly found across uh the the bulk of the LI zone. The the next prong is special reasons uh
and whether or not there are purposes of the municipal land use law um that would be advanced in conjunction with this application. Um certainly I I I feel that there are uh at least four purposes that are advanced and those are purposes
A, G, I, and M. Uh and I'll start with A. Um I believe this is a use that promotes the general welfare of the community. This is providing uh services for uh for you know for residents uh and people that are passing by. Um you know
certainly the convenience of um you know quick gas and uh coffee sandwiches what have you I see as a benefit uh criteria G um as evidenced by Mr. Zle and Mr. Array uh there is in my opinion
sufficient space and appropriate locations um for use that again that you know I believe is a service to the community. uh purpose I uh as currently situated the site is underutilized. Um and uh by you know you know citing this
use at this location uh not only is a benefit but with the landscaping and the improvements are proposed I believe uh that provides for good civic design. And lastly, criteria A, um, I'm sorry, M, um, you know, certainly I believe that
this is a very efficient use of land. Again, the current, uh, situation of the site being underutilized, um, at a very, uh, vital, in my opinion, uh, intersection, um, certainly this is more efficient than currently exists.
Um, again, the landscaping, the lighting, uh, the the the upgrades to the site, that all enhances the character of the corridor. And I think importantly as well, um, the board is likely familiar with the existing quick check in town, and the design and
signage are are very similar. So, you're not going to be getting a a product um that's going to kind of, you know, stick out in a bad way. Um in addition this is a use that advances the commerce goals of the master plan. Um so that's the you
know special reasons. The next part is the negative criteria and the first prong of the negative criteria is whether or not there would be a substantial detriment to the public good. Um as Mr. Ray has stated the uh and I I think this is a very important part of
the testimony. Uh the traffic engineering has certainly demonstrated uh acceptable operations uh on the site and just off the site including uh improved movement and signal performance at a very key intersection um in the
town. Um you know you know certainly I I would say that that goes to criteria H as well under the special reasons but I think it's important in terms of a negative criteria that uh you know convenience store with gas sometimes has a reputation as producing negative
impacts but in this instance it's actually improving um the impacts of of the signal. So you know certainly there no substantial detriments there. Uh importantly as well this site is fully separated from residential areas um and
you know the the the inter the um you intervening um non-residential uses and and a major uh arterial actually two major arterials ensure that the operational characteristics that are inherent of this use lighting traffic patterns
activity levels will not create off-site disturbances. um the the on-site operations uh are compatible with the surrounding commercial corridor especially to the uh the retail and service uses to the east
and I think importantly as well when we look at whether there will be any substantial detriment to the public good as Mr. had testified. This is a use that meets all the setbacks and and building height. So, we're not creating a situation where we're trying to jam a
lot onto the site or make it too, you know, you know, vertically unsound. The next aspect or the next prong is the enhanced quality of proof, whether or not there will be a substantial uh impairment to the zone plan and the zoning ordinance. Um it's my
professional opinion that this proposal aligns uh with this corridor's goals of commercial investment of improved uh access management, modern site design and enhanced safety. Uh these are, you know,
quite frankly uh objectives that are embodied uh in the overall zone plan and and and the master plan uh policies. Um, it's my opinion that this project strengthens the commercial function of the South Washington Avenue Centennial
Avenue corridor uh again by replacing uh the underutilized frontage with a well-designed commercial facility. Um, and this relief if the board so chooses to grant this relief will not undermine the master plan or the zoning ordinance. Um
so under the enhanced quality of proof required by Medici the board can be comfortable that the granting of the variance will not substantially impair the intent and purpose of the zone plan or the zoning scheme. And lastly, to reconcile the zone's omission of this
use uh from the zone, um the the LI zone does not list of course fuel stations or convenience retail uses as permitted uses and obviously it doesn't because if we were we wouldn't be zoning board of adjustment. We'd be the planning board. However, and I think this is really
critical here, the location of this specific LA zone parcel, my opinion, demonstrates that this portion of the zone is really already functioning as a transitional mixed commercial corridor rather than a pure industrial light
industrial light industrial district which you would find more inward in the district. So, and so the absence of um the proposed use in the LI zone really appears to uh reflect the historic light industrial zoning assumptions, not the
present- day land use reality or the functional character of the site. Um, and so the proposed use is not inconsistent with the aim of the LI zone, which is essentially to accommodate non-residential uses that rely on strong arterial access to buffer
them from residential neighborhoods and support the township's employment and uh, you know, the economic base. So that's that's the um the proof for for the use variance. And just very briefly, um the bulk variances of course are
subsumed into the use variance uh request, but Mr. Zle did go through them and I will just mention them very briefly in terms of the overall um testimony and and the reason why uh the use variance subsumes the bulk
variance is because because the use is not permitted um the zone cannot envision the dimensional character of the use. But as Mr. delay had noted um the variance for uh for lot depth. Again, this is this is not a use like a
warehouse that would require more lot depth. Um minimum floor area, same, you know, same rationale. This is a convenience store. Um I've never seen a convenience store at 20,000 square feet. Uh certainly that's more akin to
obviously warehouse or flex. Um that's the reason for that and the parking, loading, and setback. Again, this type of use uh does not mesh with that requirement. That's of course more akin to tractor trailers and the like. So, those are the bulk variances. But all in
all, it is my professional opinion that uh the benefits uh of this application certainly outweigh the detriments and if they if there are any detriments, they certainly do not raise the level or rise the level of being u substantial.
>> Thank you. Uh any particular questions for the planner or Mr. Chairman we'll go to the reports? >> We I think we we can go to the report. >> Okay. So uh I have um the uh staff
report memorandum revised December the 1st 2015. And I believe uh we've dealt with about 90% in the direct testimony. But the ones that I think might need specific responses.
Uh so for example, item 11, it says all required EV charging stations must be operational at the time of the issuance of a certificate of occupancy. And I guess I'm going to address that to Mr. Zle. Uh that is acceptable to the
client. Yes. >> Yes. >> Okay. So that's a yes. >> Can I can I jump in on this, please? >> Sure. >> Sure. Um the activation of the EV is typically
a third party after the construction in the store is done. So, um, typically we would look for a, um, EV ready location for the certificate of even if it's a TCO
because we're at the mercy typically of the utility company to bring enough power to start those EVs functioning. So, Mr. Kimmel, there is
federal law, there is state law, there's county law, and then there's Piscatoaway. And in Piscatoaway, the government takes a very hard position about the operation, the EVs being operational.
>> Understood. >> Understood. >> So my advice is say yes to the dress. What I'm saying is we most times cannot have the EV functioning at the time the store opens
because we are always at the mercy of the utility companies. Y >> and typically until the infrastructure is built, they won't come in and power it up. We've done many locations in New
Jersey and typically what we get is EV ready. Even if we post a bond, we are have a store built that we can't open because we're waiting for a utility company to to give us enough power.
That's just the reality of it. I understand. May maybe the board would consider a condition which would say the applicant would make its best efforts to uh have it operational at the time of the issuance of the CMO and if it can't
for reasons beyond its control maybe we can bond for the improvement. Would that work Mr. Kimmel? >> Um I think we can table this. Uh, I'm just saying from our experience, we have not had EVs up and running at the time the
store is done. And again, I'm repeating myself, but it's the function of the utility companies. It's not even something in our control. >> I understand that. >> Okay. >> I was trying to get you get around it. >> I'm sorry. >> I was trying to get you a way to get around it, which is you're making best
efforts. If you can't do it, you bond for it. Uh, so if that's not acceptable, then No, I mean we're we we can bind for it. I just I just want to make sure that it doesn't hold up even a TCO for us to open and operate. >> I understand.
>> Okay. >> So, I think what we're on the table with, Mr. Connealy, is the applicant make best efforts to get it, >> but if it's beyond the applicant's control, he has the option to bond for the for the improvement. >> I understand that and that that's
probably an acceptable uh condition of approval. >> Thank I can I ask a question, Mr. >> Thank you, >> Mr. Kimmel. What's the normal delay time between the readiness?
>> Again, it's, you know, we're at I keep repeating, but we're at the mercy. It could be a year sometimes. We have two stores right now where we're waiting for the utility company to be able to provide us with the power. We've built it. We have the infrastructure in
the ground. Um, you know, the space is dedicated. Um, but utility companies do as they please. >> Thank you. >> Okay, Mr. Smith. >> Thank you. Uh, number 12,
the fiber optic, which is a now a pretty standard condition in Piscatawi. For the record, we agree and I believe we've already put it on the plans. >> Correct. >> Yes. Uh number 14 the question was testimony should provide as the ownership and ma maintenance of the
basin and let me turn to Mr. delay. I believe NDK is responsible. Yes. >> Yes. >> Okay. So, it's NDK number 15. There was a request for offense and >> we have provided that, right? So, that's
yes as well, but it wasn't specifically mentioned. >> Uh number 18, testimony shall be provided as to the number of signs proposed. Consideration should be given to monument signs along both Centennial Avenue and South Washington Avenue as
opposed to pylon signs. Landscaping that is satisfactory the township's landscape architect shall be provided at the base of the signs. Do we have a response for that? >> We uh we provided testimony that there's
two monument signs proposed. Um they're typical quick check uh prototypical signs and we're happy to work with Mr. Misrai to uh satisfy the the landscaping at the base of the signs. >> What happens to the pylon signs?
>> Well, it's the same the signs that we're proposing are uh are the pylon signs. That's what that's what we'd like to move forward with since those are the typical quick check signs. Uh I don't remember if we showed that on
the uh on the exhibit, but they're generally very in very good taste. >> Let's see. >> But Smith, I have a comment on that as well. I recommending they be reduced in
size similar to >> What are you recommending, Mr. Chadwick? >> 80 square feet. You're talking about the area >> 115 120 and
I think the quick check or Yeah, it is quick check uh was reduced in size and there was landscaping in the front. >> You're talking about the the pylon signs avenue.
>> Yes. >> Could we you know we're going to see you next month. Could we take >> Why don't we do this? We I I'm just saying they should be proportionate to the rest of them and I'm I couldn't find the record on that old application. So
I'm not positive, but I know we reduce them. >> Mr. Smith, you're right. You are coming back next month. So why don't you revisit that and we'll talk next month. >> All right. Because you're asking for a lot of variances for the the building facade
sites. >> Okay. Number 22. Again, we're talking about lowflow diesel only. No high flow diesel. We're agreeing to a condition to that effect. Uh number 24, title 39 jurisdiction. I
assume that's for the handicap parking enforcement. >> Yes. >> Yeah. >> So, uh Mr. Zle, is that a problem for us? Uh, no, we don't have an issue with that. >> So, we're yes on that.
>> And then, of course, 26, we have to get Middle Sex County Planning Board approval. We understand that's required and the county does have jurisdiction because it's on a county roadway. Now, if there was anything else in that memo that I I thought everything else was covered in the testimony, but I'm not
always right. Uh, are there any other questions on the on that memo? Yeah, Mr. Smith, I'd like to jump back to items nine and 10 just with regard to some of the ancillary driveways on the uh the north and uh northwest corner of
the site. Uh we >> nine nine says access to the adjacent site is provided through this site. Testimony shall be provided as to why access is shown. It is the staff's opinion that no truck shall be allowed
to exit from the adjacent property to the proposed entrance within the NJ DOT traffic signal, nor should they be permitted to circulate throughout the site. That's probably a John Ray question. >> Yeah, we we we agree uh Jonathan and um
the signal will be designed so that trucks can only enter from the ramp and go through the signal into their property but not exit to South Washington. and they have their own signal to get out to South Washington. So, we agree.
>> Okay. But what's to what's to stop them other than this conversation saying that they're not going to do that? >> Uh do not enter signs, signage, I there's always, you know, and >> there's title 39 enforcement
>> and title 39 enforcement. >> Okay. >> All right. Number 10. The proposed ingress egress driveways to the adjacent parking lot is too close to the proposed entrance at the existing traffic light. Consideration shall be given to the fact
the proposed entrances for truck use and vehicles using the fuel station and convenience store. John, I think that's you again. Yeah, I I think all we want trucks coming off the ramp to do is to be they're not going to be um there's
there's no reason for a tractor trailer going to one of the uh loading docks, you know, for the warehouse north of us to come into our site. It's not designed for it. And uh we don't want, you know, we can we can post signs indicating, you
know, um no trucks other than delivery trucks are permitted on the site. No, no tractor trailers other than delivery trucks. >> We don't want them on Yeah, we don't want them on the site. >> Yeah, this this comment was with respect to the the driveway running north south.
>> Got the connecting the uh the employee parking for the logistics. >> Yeah, we we kind of agree with you. We changed that to a one-way inbound only driveway as well because we don't want traffic uh coming uh into our signal,
you know, even if it's passenger vehicle traffic. We turned that into a one-way northbound so that we felt there was some value in permitting cars that were going to the logistics site north of us to come off to 287 offramp and get
directly into their property without making the left on South Washington, the right on Centennial. As I had described before, we felt there was some value in doing that, but it's open for discussion. We understand your concern. >> Okay.
Any other items on that memo? >> Not at this moment. Thank you. >> Okay. Then the next memo is U Delaware Rare Engineering and we've reviewed that. Uh Mr. Zle, do
we have any issues at all with DNR's requests? >> Uh no, we do not. I'll confirm the site uh is not within a flood hazard area. That was one of the questions in the DNR and and I did take a look at the uh
FEMA, you know, firm maps and there's no no encumbrance, no uh no flood elevation that that encroaches onto the property. >> So, we've agreed to everything. Are there any other concerns of the board
concerning the DNR memo? Anyone? >> I don't hear any. We're good. >> Okay. Next one is CME's report dated December 5th uh 2025.
And um I believe we have answered the traffic questions, but just in case um number two says the applicants engineer indicated that they need to obtain a permit from NJ DOT for improvements of
the to the intersection. We the applicants engineer should provide testimony. I think Mr. Ray did that already. >> We agree. Yes. >> Okay. Number three. The applicants engineer indicated they need to obtain a permit from NJ DOT for improvements to the intersection. We provide testimony
on that issue. >> Agreed. >> Four common addressed, five common addressed. Uh number six said, "The applicants engineer indicated that left turns from the northbound South Washington Avenue into the proposed site driveway will not be permitted at the
signalized intersection of South Washington and the I287 southbound exit 6 offramp and indicated this will be consistent with the left turn restriction at the nearby signalized intersection of South Washington and the
I287 northbound exit 6 onramp. The applicant's engineers should provide testimony on this issue, including but not limited to how the vehicles from South Washington Avenue northbound are intended to access the site. >> I think did that, but I'm not sure. >> Yeah, we did. They would have to make a
left at Centennial and then a right into one of the two driveways on Centennial. And um should we be fortunate to get the use variance and go to a site plan application, uh we probably want to provide some signage to indicate that's how to get in from the northbound South
Washington Avenue approach. Number seven, the comment was addressed. Number eight, the comment was addressed. Number nine, the applicant's engineer indicated that the proposed mitigation during the PM peak hours reduces the
southbound approach delay from 242.4 seconds to 89.3. While this is an improvement in the overall intersection delay and an improvement to the southbound approach delay, the proposed mitigation does not reduce the overall intersection delay to
achieve a higher level of service level D or better. ultimately the decision regarding the improvements at the intersection up to the county and the applicants engineers should provide testimony. I think you did, but I'd like you to reemphasize the what the improvements that
southbound lane and the off-ramp uh signalization going directly into site. What that does for that intersection? >> Well, it does improve the efficiency and decrease the delay at the intersection. Uh Mr. Chen is correct. that doesn't get us to a level of service D or better.
But I would point out that the NJ do DOT in its access code requires an applicant to make the build with mitigation condition better than the no build condition, which we do. So although we can't get it down to a level of service
D, we are improving it. We're meeting uh the DO standards uh with respect to DOT intersections under the DOT's access code. So we feel that the mitigation is appropriate and adequate.
>> Item 10. Uh the the um CME points out that approval for the proposed mitigation will be required from the county and we certainly agree with that. >> Agreed. >> Item 11, the comments been addressed. Um
the next comment was the applicant's engineer should also indicate if any of the traffic signals will be coordinated under the build conditions and I believe Mr. Ray you said all four signals have coordinated >> and they will continue to be coordinated. >> Okay. And item 12. The applicant
indicated that no hotel is proposed under this application. Testimony should be provided. I think we provided it unless anybody feels they want to hear it again. Uh item 13, the applicants engineer depicts two internal access aisle
connections proposed to connect to the adjacent property on block 5101, lot 7.02, 5if 1596 South Washington Avenue. The applicant's engineer should indicate what this existing business is and add
trips that would utilize these internal access aisles to connect to and from the proposed site driveway opposite I287's exit 6 offramp. The off the applicant's engineer should then revise the build
capacity analysis, delays, level of service, proposed mitigations, and conclusions as necessary. John, I think that's for you. >> Yeah. Um, well, we concur with Mr. Chen that the interconnection for entering traffic only coming off the ramp into
the property to the north of us, while it is not necessary because they have their own signal on South Washington, it does remove some traffic from the South Washington Centennial intersection. So, it does provide a benefit and we think
it can operate safely and efficiently. But again, that is uh that's something that's subject to further discussion uh with township, county, the DOT. We think it provides a benefit, but if everybody decides it's not necessary and they
don't want to have it, it can be removed. And I think the the next item says this comment was not addressed. So, uh and I think it's the following comment. The site plan shows one-way
traffic away from the proposed site driveway on these two internal site driveway connections. It should be noted that the existing adjacent business has access existing access to Centennial Avenue and existing access to access
road which leads to South Washington Avenue and there does not appear to be a need for this internal cross-sight access aisle. Further, the location of the eastern New proposed internal access aisle connection is less than 100 ft away from the existing traffic signal
intersection of Centennial and I287 southbound exit 6 offramp. The applicants engineer should provide testimony on this. >> Yeah, that's what I just uh described. Mr. Smith. Um, we agree that it's not absolutely
necessary to have the interconnection, but it does provide a benefit by removing some traffic out of South Washington and Centennial. It's open for discussion. And then number 14, the applicant's engineer should provide the unsalized
intersection capacity analysis for the site driveways proposed on Centennial Avenue and indicate the anticipated delay, delays, and levels of service. Mr. Chairman, you may remember that's the additional information we want to provide to the board uh from Mr. Ray.
That's >> correct. That's uh we'll be happy to provide that info. Okay. Going to 15. The applicant's engineer revised the plans to indicate the two proposed
internal access connections are one way leading away from the proposed siteway site driveway into the adjacent site. The drive will provide driveway will provide access for employees entering the adjacent site from the I287 offramp.
The applicant's engineer should provide testimony. I thought you did, but >> yeah, we just we just went over that. It's only going to be an entrance only. Note, no exiting traffic from the property to our north will use the signal. >> Okay. Number 16. It should be noted that
the existing adjacent business has existing access to Centennial Avenue and existing access to the access road which leads to South Washington Avenue and there does not appear to be need for the internal cross- site access aisle. Further, the location of the eastern
two-way uh proposed internal access aisle connection is less than 100 ft away from the existing traffic signal intersection of Centennial and I287 southbound exit 6 offramp. The applicant's engineer should
provide testimony. I thought you did. >> It's essentially the same issue. Yes. >> Okay. Number 17 common addressed. Number 18 common addressed. Number 19 common addressed. Number 20, common addressed. Number 21, common addressed and 22 it
says comment partially addressed. Says the applicant's engineer should update the accessible parking sign detail to indicate that R NJ7-8A the accessible parking penalty sign designation. >> We agree to comply.
>> Yeah. Yeah. So >> that's assigned revision to the detail. >> Okay. 23 common address. 24 common address. 25 common address. 26 common address. 27 common address. 28 common address. 29 common addressed. 30 common
address. 31 common address. 32 common addressed. Number 33. The applicants engineer should provide intersection site distance triangles whose lengths conform to the ASHTTO guidelines as published in the current
edition of a policy on geometric design and I think that's a we agree. >> Yes. >> Okay. So we agree to comply with that. Um, and then it says, "Do we need to do the It says, "We've reviewed the site site distance triangles provided and the
site." >> We will comply. >> We'll comply. We agree. Uh, A says addressed. Common address. 34 says common address. Number 35. It should be noted that South Washington is under the jurisdiction of
Middle Sex County. And we understand that. We know we have to get the county approval. And I think that's that memo, right? Any other issues with the with that memo? >> No.
>> Okay. Uh, next one is John Chadwicks. And >> Mr. Smith, I think we can speed it up. Um, probably the best thing is to on the sign issue is who do you want to call up? the engineer
and the planner >> and get Jonathan involved >> on the on the landscaping issues. Absolutely. >> Yeah. >> We want to work with the town. There are some constrictions because of the widening of South Washington,
>> but John Ray say we could take out a couple parking spaces >> and you know, we're not talking about a forest deal. We're talking about >> just some street trees type of thing. >> We we'll work with the town. Okay. Uh, >> the other items were addressed with
testimony. >> Thank you. The, uh, I think that's John Joe Herrera's report. Please see the attached comments. So, uh, we we have no issue with the sanitary storm sewer comments. Uh, other
items. Um, the A is the circle island proposed on Centennial Avenue shall be removed and be paved. We agree. >> We agree. Uh number letter B, B13 inlet is connected to the adjacent property.
Is there a private agreement between the two owners who will maintain the inlet? And it's my understanding, Mr. Zlay, it's NDK, correct? >> NDK will maintain it. Correct. >> Item C. Adjacent to the B13 inlet, it appears there is a proposed curving pavement outside of the applicant's property. Is there an agreement between
the two owners as to who will m maintain? My understanding it again it's NDK correct. >> Yes. Well each each owner will maintain the >> pavement or drive aisle on their property. Correct.
>> Right. Uh letter D I and I didn't understand it. He said are the three exit only right lanes. I think that's a John Ray question but I'm not sure exactly. >> I think what he's implying is are they right in right out only all three? But we provided testimony that
>> right >> that's not the case. There's additional access. >> Okay. >> All right. So item two needs to to is slightly different. And just for the record, what is it we're saying about access?
>> Well, each access is is not right in right out only. The access on South Washington Avenue is full access except for left turn in from the northbound South Washington Avenue direction. The
second uh on Centennial Avenue closest to the intersection of South Washington Centennial's right in right out. So that one is correct with the comment. And then the uh Centennial Avenue access point further from the intersection is full access.
>> Right. And how about on South Washington Avenue? >> South Washington Avenue. That that that's the access that is full access except no left turn in from South Washington Avenue. >> Okay. >> And that's at the signal. >> And then item E, it appears there will be a need for a traffic light at at the
exit on South Washington Avenue >> and it has there. Correct. >> There's one there already. >> Right. Okay. >> We didn't note it on the plan so I understand the confusion. Is there any uh issues on Mr. Herrera's memo?
>> No, we can comply >> and the board is with Right. >> I'm sorry. >> With the clarification of of item D. Any other issues from the board on that memo? All right. And lastly, we have Don
Corkran's analysis of the zone the variances that are needed. And I don't think there's anybody on in this panel tonight that's ever going to challenge Don Corkran on her analysis of variances. We agree with her analysis. And then you finally have the
uh fire marshall's report, namely the plan is approved. There anything else we can answer with regard to reports? And Mr. Chairman, if it's all right, Mr. Uh Rey is going to add that additional information for Mr. Chen's review. And
then we hope to see in in January, but you know, you may have public tonight that wants to I mean, we we basically have 99.9% of our case in. So, you know, you may want to get public. If they've sat in the audience watching all this, they
might want to get their licks in. >> Yeah. The football game wasn't too good tonight, so they might be out there. Yeah. Before I open this to the public, I have a question. >> Sure. John John Chadwick kind of was seeing the same thing I was seeing. That
little bumpout, it seemed would make more sense. That's on South Washington, right? >> Not to have people exiting into a lane of traffic when you're creating a third lane. I'm I'm just when you said that
this is going to go past the county and state traffic review, I hesitated to say anything, but um I just I just wanted to make sure that that issue is going to be addressed. And it's that
lane that's the same lane if we had extended it. So the traffic turning in from the um heading I guess that would be >> heading north at that point or south >> on south. >> South.
>> Okay. You're heading south. That they could also have that little lane to move out of the flow of traffic to turn in. >> I'm not looking for answers. Just I just want >> Okay. We'll we'll take a look at it. We'll review it. Right. >> Thank you. Any other anyone else on the
board have a question? Any questions at this point they want to raise? Hearing none, I'll open this to the public. At this point, does anyone in the public have any questions or concerns they'd like to raise? >> With the understanding that there will be additional testimony at next month's
meeting. >> Yes. There's no vote tonight. >> No. And chairman. >> Thank you. Like close the public section. Mr. Chairman and Mr. Connealy, there I assume there's no need to renotice and republish, but let me
clarify that for the record. >> Uh Laura, what date are we carrying this to? >> January 29th. >> So, anybody >> we will need an extension of time. >> Okay. Anybody here on the NDK application? It's carried to January
29th, 2026 with no further notice by the applicant, assuming that the applicant signs the extension of time. >> We're happy to do so. And for the record, we, you know, we're verbally granting it, but we'll be providing the paperwork and the $25 check to make it
official. >> Thank you. >> Thank you. >> Thank you, Mr. Smith. >> Thank you, members. Have great holidays. >> You, too, everybody. >> Yep. Everybody. Yep. >> Thank you. Thank you. >> Thank you. >> Uh chairman, we have to do number 19,
the adoption of the 2026 calendar. >> Flipping the page. >> Thank you. >> Number 19, discussion. Adoption of the 2026 zoning board of adjustment calendar. Can I get a motion? I'll make a motion.
Can I get a second? >> Have a second. >> Thank you. All those in favor? I >> I >> I >> Any opposed? >> It pass. The calendar passes. >> Thank you. >> You're welcome.
>> Item number 20, adoption resolutions from the regular meeting of November 13th. >> First resolution is Javvante Patel, which you voted to approve. Mr. Tillery, >> yes. >> Mr. Patel, >> yes.
>> Mr. Mr. Origio, >> Mr. Blunt, >> yes. >> Mr. Hooka, >> yes. >> Mr. Minando, >> yes. >> Chairman Weissman, >> yes. >> Second Annette Ryan Mazaric, which you
voted to approve. Mr. Tillery, >> yes. >> Mr. Patel, >> yes. >> Mr. Oreio, >> yes. >> Mr. Blunt. >> Mr. Hooka? >> Yes. >> Mr. Mirando? >> Yes. Chairman Weissman. >> Yes.
>> Next is Depes Patel. Would you voted to approve? >> Mr. Tiller. >> Yes. >> Mr. Patel. >> Yes. >> Mr. Oreio. >> Yes. >> Mr. Blunt. >> Mr. Hooka. >> Yes. >> Mr. Minando? >> Yes.
>> Chairman Weissman? >> Yes. >> Next is Barbara Base, which you voted to approve. Mr. Tillery. >> Yes. >> Mr. Patel. >> Yes. >> Mr. Origio. >> Yes. Mr. Blunt, >> Mr. Hooka, >> yes.
>> Mr. Morando, >> yes. >> Chairman Weissman, >> yes. >> We have one additional resolution. It's Hackinack Meridian. It's a resolution of withdrawal. We will need someone to motion and second it. And then we'll have a roll call vote. >> Motion.
>> I'll second. >> Laura. >> Mr. Weissman. >> Yes. >> Mr. Tiller. >> Yes. >> Mr. Patel. >> Yes. Mr. Reio, >> yes. >> Mr. Haka, >> yes. >> Mr. Morando, >> yes. >> And Mr. Elli,
>> yes. >> Those are all the resolutions I have for this evening. >> Thank you. >> Item number 21, adoption of minutes from the regular meeting of November 13th. All those in favor? I >> I
>> opposed. It passes. Thank you. Motion to adjurnn. >> Yes. All those in favor? >> Next scheduled meeting. Thank you. Next scheduled meeting is January 15th, 7 p.m. Everyone have a very good holiday,
safe, happy, and healthy new year. >> A wonderful holiday season everyone else. Good night.