Good evening everyone. The Redbank Planning Board will come to order this 13th day of May. The time is 7:03 p.m. Adequate notices meeting has been posted to Burough Hall, filed to Burough Clerk and mailed to the Asbury Park Press in the tour times.
And uh can we have a roll call, please? >> Shauna E. Banks >> here. Christina Bonitakis >> here. >> Dan Manuso >> here. >> Luis Dementoto
absent. Boba >> Megan Massie absent. Wilson BB absent. Itel Hernandez. >> Frederick Stone >> here. >> Brian Parnean >> here. >> That's all. >> We have the minutes of the regular
meeting April 8th, 2026. Does anyone have any any additions? comments or concerns regarding the minutes. Okay. Anyone like to make a motion to approve those minutes? >> So moved.
>> Second. >> Do roll call. >> Shauna E. Banks. >> Yes. Christina Bonitakis. Yes. Dan Manuso. >> Yes. Barbara Bos, >> yes.
>> It's Hernandez, abstain. Frederick Stone, oh, and Brian Farikin, abstain. >> We've won resolution, which is 187 Riverside Avenue, block 4.01, lot 1-3.
This is the Galleria property down by the river. It's not Oh, no, it's not. It's Row. Jesus. >> So, does anyone have any questions or comments regarding that resolution?
>> I have uh chairman, I have one comment. I wasn't there at the meeting. I did review the minutes. Um the only thing I would that I wanted to say is regarding the sign. I know there was some conversation around the sign, the one on the building, the one that is integrated
with the welcome to Redbank. I I don't think we should um have a business incorporated with a welcome to Redbank sign. I think that should stand alone as its own. >> Don't most of them have a business on them that sponsor them.
>> Do they? >> Yeah. >> Like the one across the one local smoke has one. I think the bagel place has one. >> I I guess it was the way it was rendered in the images. It just was like a very flashy Rolos
uh underneath. Welcome to Redbank. And >> I know that the uh the requirement and the applicant agreed to is that they're going to go to the visual arts committee to work on the sign. So I think there was some concerns with the sign also. >> So there's some more debate that's going to take place. Okay.
>> So in the future, Brian, don't miss a meeting. You can come and you could have taken care of all of that. >> Yeah. >> Yeah. >> But thank you. I did want to just say, >> by the way, Mr. Chairman, you're absolutely correct. we are going to meet with the uh with the burough representatives and get their their
input and and their blessing before we do anything. Okay. So, uh you can rest assured of that. Um Mark, I just want to mention the engineer called me today and um he said he has no problem with the resolution going forward, but he he
already revised his plans and he was hoping that he could he wanted to make sure that the plans matched up with the resolution. So we may have to come back if there's any minor hitch with the resolution. I don't think there will be but
>> yeah I mean if there's so the dates so the plans are revised post the hearing >> correct. >> Oh well that you just give it to the you don't need to come back for that you just they've been revised. You just give them to the b the board engineer and and accepts them as revised plants. >> Okay. I mean that that's normally what
we would do. He was just a little bit concerned. and he wanted to everything to be perfect and I said just I I'll mention it this evening. >> No, I appreciate that. No, no. I So, so the resolution actually says in it as all my resolutions do that if you have to revise the plans, you just you revise
the plans, submit to the board engineer, as long as it's consistent with the with the resolution, you're fine. >> Okay. >> So, you need you don't need to come back for that. >> All right. Thank you. And that's that's what I told him, too. He's just he had uh >> he had never been uh before this board
before. So that's all good. >> Okay. Thank you very much. >> That being said, I'll make a res a motion to uh approve the resolution on 187 Riverside Avenue. >> Second. >> Second. Thank you, Shauna. Roll call on that, please.
>> Shauna Ebangs, >> yes. >> Christina Bonitakez, >> yes. >> Manuso, >> yes. >> And Barbara Bos, >> yes. >> And now for the fun. 26 James Doctor's James Parker Boulevard, block 75, lot
12401. We're going to make a parking lot. >> We're going to finish a parking lot. >> Okay. And before we start, let me just mark in the exhibits that I have. Uh, exhibit A1 and make sure I have all the dates right because the dates were these
are older plans. >> Yes, they are. >> Okay. So, the site plan is dated November 7th, 2023. That would be exhibit A1. Exhibit A2 is a survey which is dated August 15, 2025. Exhibit A3 is a storm water management
report which was dated August 7th, 2023, last revised December 19th, 2024. Exhibit A4 is the subsurface soil investigation and foundation recommendation report and that is dated that's recent March 2026. Those are the
only pre-exhibits that I have. I then have the TNM letter is going to be exhibit B1 and the shade tree memo is going to be exhibit B2. >> There is revision on day one of 7:30. >> Okay.
>> November 7, 2023. Is the date revised through 7:3125? >> 25. >> Yes. >> Okay. I missed that somehow and I apologize, Dave. Thanks. Does that cover all 194 pages I'm looking at here >> for a parking lot? >> Yeah.
>> Somebody getting paid by the page here? >> Um well, good evening, Mr. Chairman, members of the board. Um >> welcome back. >> Thank you. Nice to be here with you. Um I'm going to try to do this as quickly as possible. I mean, I know you need to
hear all the important issues and uh have your deliberation, but um as I described earlier on this uh informal conversation, uh we're filling the hole in the donut essentially this evening. You know, the parking lot pre-exists. Um
the only po part of the property as a whole that is not parking lot or building essentially is um the area that is now um dirt and that is because that was a single family home that burnt to
the ground and um our client Mr. Cardoozo purchased that property and by purchasing the property he can almost meet the exact number of spaces that he needs for that building. I think he's a
I believe three or four spaces short and other than that uh that we have one other variance and that's that's it. So we're almost v variance free number one. Number two um we will be substantially improving the appearance of the area.
There's going to be landscaping all along James Parker Boulevard at at such a height that it's going to prevent the headlights that are for people that are parking from interfering with people that are either walking, you know, pedestrians or anything else. So that we
will have that that aspect of things covered. Um we are going to uh be restriping the spaces and um overall it's we think it's going to be a great improvement. We have with us this
evening uh David Kramer. He is the uh actually he's the burrow engineer in Shrewsbury as well as their zoning officer and he has appeared in before boards um all over but he's had that experience for a number of years. He's
been before this board before. Um >> Mr. McKenna, if I can make a recommendation going off what I think the chairman was hitting hinting at, let's not make a mountain out of a mall. This is a parking lot to fill in the parking lot. So, let's try to keep it
basic and obviously if the board has concerns or questions, they're free to ask it. But I don't think we need to overdo this one. >> Um I to I totally That was probably almost my entire speech. Yeah. But >> yeah, and and now it is. Yeah. Um but
I'd like to just introduce Mr. Kramer and perhaps maybe open it up to the board in case anybody has any questions or or if you would like to hear just a mer a very brief summary from Mr. Kramer. I'm sure we could do that also. >> Well, let me swear swear them in. Sir,
do you uh do you agree? Sorry. Do you swear any and affirm that any testimony you're about to give will be the truth, the whole truth, nothing but the truth. Help you God. >> I do. >> And just state your name for the record. >> David Cranmer, C R A N M R 119 Avenue of the Commons, Shberry, New Jersey. And you are a licensed uh licensed engineer
in the state of New Jersey and your license is in good standing. Correct. >> I am in licensed engineer as well as a licensed planner and both licenses are in good standing. >> Thank you. That's that's all we need. Go ahead. >> Thank you, >> Mr. Kramer. Unlike Shrewsbury, we're going to rock this out quickly. So,
>> not sure if I'm offended by that or not. >> My original hometown takes forever to do everything. And I asked um a previous burrow or planning board attorney, Marty Barger, years ago. I'm like, "Why does Shrewsbury take so long on everything?" He said, "We want to make sure we get it
right." >> That's right. >> I'm like, "Okay, that's answer." But um >> we've done our best to improve that over the past 20 years. >> That's good. I'm glad. It's It was probably 20 years ago that I asked him that question. >> Um so this is a parking lot surrounded by a parking lot, so make it quick. >> Yeah.
>> Not that I have anything to do tonight. I don't. But um this this is this is pretty simple. >> Okay. Well, I think I can uh consolidate this. Uh Mr. McKenna, if you're ready for me to >> I'm ready. >> See? Good. Uh good evening members of the board. Mr. Chairman, Mr. Lexine. Uh pleasure to be here in Redbank. Um I am
here David Kramer on behalf of the applicant. So this is as the chairman suggested a relatively simplistic application. Uh for the purpose of a crisp record, we're talking about premises known as block 75, lots.
and lot 175 the common commonly known as the street address of 10 James Dr. James Parker for the main medical building and the former residence was 26 uh Drs. James Parker Boulevard. So what exists there today is a professional and medical office building uh that has
about 109 parking stalls. The applicants were able to purchase the uh hole in the donut or the vacant property uh formerly known as or presently known as 26 uh Drs. James Parker Boulevard is presently vacant. I believe it's been vacant since the time of the fire that destroyed the
dwelling that existed there. The intent of the application is quite simply to provide additional parking uh which would bring it closer to compliance with the current zoning standards applying the parking demand in the ordinance for
the uh the existing uh permitted use of the building which is a professional office uh and medical office. you would need 135 stalls. With this application, we're able to increase the parking with supply from 109 to 128 parking stalls.
>> 128 >> 128, Mr. Ling. >> So, to the extent that a uh C variance, a vulk variance is required, the applicant is here to request that this evening. Uh we're bringing an existing non-conforming condition closer to conformance. And in the design of this
parking lot, uh, which seems fairly simplistic, uh, we we were very cautious, uh, and very deliberate in not just putting pavement down, striping it, and calling it a parking lot. We wanted to make it as, um, attractive as possible. So, part of our design
includes the installation of about 78 shrubs and 15 street trees uh, to provide uh, an aesthetically pleasing environment. Uh my main concern quite frankly was to provide a headlight screen for the cars that would be
parking there. Uh as well as the existing parking lot. Uh we're providing a headlight screen along Dr. James Parker Boulevard. Uh so that it improves the existing condition, cuts down on the glare. uh in relation to or uh related to storm water management which is uh
certainly a key concern in Redbank and Shrewsbury and everywhere else. We designed a porous asphalt paving system uh for this parking lot. The benefit of that is it reduces not only the uh amount of runoff that would leave the site to the adjacent properties but it
also improves the water quality. So in essence for a water quality design storm uh there will be no runoff. uh that water would simply go through the asphalt. Um you probably have porest pavement here in Redbank in a number of properties. If you don't, uh the Grove West in Shrewsbury has a porest lot. Uh
it's had it for about 20 years and it works uh very well. Uh so not only will we uh enhance the water quality from the parking lot, but we're also able to capture some of the runoff from the surrounding parking area, the existing parking area. So we'll provide uh water quality treatment to to a portion of
that as well. Um, with respect to the uh the letter uh generated by the board engineer, I've had an opportunity to review it. Um, there were some uh very simple requests for modifications which we have no difficulty with there. There was one uh one or two items I wanted to
just discuss with the board and Mr. Leine, this is an exact copy of what's on file. >> So, we don't need to remark it. >> So, this is uh sheet three, which is the site plan. Uh, and I'm simply going to point out the area that I'm that I'm referring to. So, in front of the
building, uh, at Dr. at 10 Dr. James Parker Boulevard, uh, there is a parking lot that once when it was originally constructed, uh, and I was able to verify on, uh, using near mapaps imagery back to, uh, at least 2014. Um, that there were three barrierfree parallel
parking stalls there, which is shown on the original survey that was prepared for the site. Uh, so we replicated that in our design. Now, one unique feature about those three parking stalls is they weren't accessible at all. Uh when they were constructed, presumably back in the
90s, the regulations are much different. Uh they don't comply with today's standards. As part of our design, we're going to reconstruct not only the parking stalls, but the sidewalk that abutum, make them barrierfree compliant. One of the suggestions uh in the engineers letter was that we uh convert
those to angled stalls. Now, the angled stalls, that's what's there today. they were simply restriped at some point in time. I think about 2021 using the uh the near mapaps imagery. Uh my my concern with that is it
decreases the aisle width or the space that's between or behind the parking stalls. So where the where the cars have uh the vehicles traveling the site, they would have a very narrow only about 18 feet or so width uh to go behind those parking stalls. So despite the fact that
that's what's there today, uh I would prefer to stick with our original plan and I understand why the engineer made the comment. Uh I looked at it very closely to see if we could accommodate the angled stalls there, but frankly I think it's a safer approach to leave the three barrier free stalls exactly the way they are.
>> Dave, what comment is that in the letter? Do you >> tell you? Give me one second. Mr. >> You can call me Mark, please. I Mr. Le was my dad. I >> and and by the way, I loved your dad. I have >> you guys had a you guys had a good back and forth.
>> We did. And I was fortunate enough to be at his at his last hearing. >> Yes, you were. >> Yep. >> Certainly an honor. >> So >> 3.3. >> I was just about to say that. 3.3. >> Thank you. >> Uh so uh despite the recommendation and
I I I understand in most cases that would be a salient recommendation. In this case, I think what we had on the plan is perhaps a better alternative. Um, it keeps as wide of an aisle there as we possibly can. Uh, if you look on
the survey that the new survey and Mr. Lex, this is already in evidence, but I'll I'll just refer to it. >> You call Mr. Lexon again. I'm going to start docking your points. >> So, I I I see Mark at the salad place across. You can see I don't go there
often, but there I'll call you Mark. So, referring to the 2025 property survey, you can see the angled parking stars that are in front of the building. That was simply strike. I They the owner, maybe the predecessor in title did it. I'm not a huge fan of it, being
perfectly honest. I think it cuts down the aisle a little bit too much. I'd rather have a little bit more space in this two-way aisle. The nice thing about the three barrier free stalls that are in a parallel configuration, it forces a one-way circulation pattern. It forces the cars to go that way. So, if the if
the board um would rather us put angled stalls here, we can. I I'd prefer to stick with what we had on the original plan. I certainly am willing to listen to your engineer here. >> Mark, didn't you swear me in or anything? >> Do you swear a testimony you're about to
give will be the truth, the whole truth? nothing but the tree stop once you >> thanks go ahead >> u as long as the adjacent sidewalk abuing the building is barrier free and level with the parking spaces then I would have no objection to the parallel
spaces that they propose >> and that's actually indicated on the plan that we and that was the main reason that we had to do that sidewalk because those stalls today aren't barrier free at all but they will so the sidewalk would actually be flush uh so they the stalls would be 5 ft wider than
uh what just simply the asphalt is. Um in that case, the plan can essentially remain uh for the most part as is. There were a couple of other comments about street trees um and a contribution to the burrow's street tree fund or landscaping fund. The applicant has uh I
discuss it with him. He'd rather just put the trees in honestly. Uh so he's going to install an additional 14 street trees at the requisite spacing along South Pearl Street and Dr. James Parker Boulevard. There was another question about whether we had enough trees and
shrubs or if there would be a design waiver necessary. So, I did have an opportunity to analyze that. A design waiver will be necessary. Um, but I'll put this testimony on the record. Right now, the plan uh in total uh which will
be consolidated, the applicant is going to file a deed of consolidation uh upon approval by the board. of the board acts favorably. There will be a total of 27,980 ft of open space that remains on the site. Uh applying the formula contained
in the ordinance of two shrubs and one tree per every 250 square ft, that would require 224 shrubs and 111 trees. What we're proposing is a total of 78 shrubs, new shrubs as part of this application
and 15 trees. Now, uh, when I look at is this design, uh, waiver warranted, I'm cognizant of the fact that the largest frontage of the property above the railroad, the consolidated railroad. The landscaping that we're proposing not
only is around just the parking lot that we're going to build u but I'll refer to my uh landscape plan which is sheet six in the set and you'll see we've proposed uh shrubs to serve as a headlight screen along the entire frontage of the parking area on Dr. James Parker Boulevard.
We've also proposed uh plantings on either side of the new parking lot. On the left side, there were juniper plantings. And that's really to help that's a basically a ground cover like the the juniper the low-level shrubs. There's a little bit of a slope there because when we build a
a parking lot that's porous asphalt, you want to keep it as level as possible or very close there too so that the water doesn't rush to one end and it uniformly loads the soils beneath it. Uh so when I leveled that parking lot, it created a bit of a slope on the west side. So the juniper planks here is really just to
conceal the slope so it doesn't look out of place. You won't even honestly know there's a slope there. All of the plantings that we chose, the shrubs were intended to provide year- round color. Most of them are uh spring uh blooms and then they hold their color all the way
through early fall. And they're what we call semi evergreen plants so that even in the winter there'll be some level of screening there uh which I felt was important. Uh we're also proposing one shade tree in the corner. uh of the parking lot and uh Dr. James Parker
which was a Zalkova the street trees will work with the uh shade tree commissioner the board engineer professionals to select whatever species are the most appropriate >> is there anything in the letter else that you don't agree with or you would like >> I want to I just wanted to get that testimony for that design waiver on the
record Mr. Mark, >> well, I'm going to give it to you now. >> Uh, and there was a question about the sign that was brought up. So, the applicant is requesting approval for a freestanding sign at the main site entrance. Uh, there's a detail on the
drawings. It's essentially a tenant panel to show what tenants are in the building. Um, the coloration would be uh gray color in keeping with the uh the existing building. Um, and knowing my, uh, my client, uh, he seems to do everything, uh, a very nice job with
everything. Uh, and he's very, um, he wants to make it look right. So, >> all right. So, you But you agree with the rest of the letter? >> The rest of the letter, I have no difficulty. >> All right. So, it's really only uh, 3.3 that you had an issue with at the end of the day. >> Yes. >> Okay. >> That might,
excuse me, I might offer uh, point. There was some comments about the lighting levels. >> I was just thinking about that, Mr. Mr. McKenna. >> I know you were. That's why I asked the question. >> So, so how we're going to address the lighting comment, uh, there was a comment and if you are referring to the landscape and lighting plan sheet six,
you'll see lighting levels that are shown in the mid parking area that are like 0.6 in one spot, point 4.3, 2, the darkest point. >> Those are existing light levels. I obtained those myself with an illuminometer and I stood there on a dark November night to see what the
level of the lights were. So, that's considering all the lighting that's there. There's one parking lot light uh that is in the north uh side of of the property. Uh it's very close to the uh north I'm sorry, the southwest southeast
corner of the adjacent lot. Uh and honestly, it probably has a light spill over onto that lot. I can tell you exactly what >> is that the 30 foot pole you're talking about? >> Yes. Yes. So that would be lot uh
121.02. Um we can very easily relocate that light pole to the uh the island the landscape island that's adjacent to it. It'll bring that light pole closer to the parking lot. And I'll I'll show you exactly what I mean referring to the survey which has been marked into
evidence. So, this is the light pole position that I'm referring to. It's right behind block 75, lot 121.02. We would simply relocate that into this landscape island to bring the light source a bit closer to the entrance of this. It'll eliminate light spill over
here. It'll improve the uh the condition, the one dark spot that we have here, and it'll still provide adequate light to the back of the park. George second. >> As long as the plans are updated to show that. >> Yes. >> Okay. Yeah.
>> I got >> um That's all he's got. >> I think that's all we need. >> Anyone from the board have any questions for the applicant or other engineers? >> Uh yeah, just really quick. Um thank you for the trees. I agree. I would love to see actual trees there. We appreciate
also funding, but the trees would be the best choice. Um, if you could just explain where you expect the placement of those on Dr. James, would it be through the full length east to west? Um, like I know on the the eastern side
there's kind of gravel closest there. Now, would it include that portion or would it be um the more westerly section? >> So, it would so the ordinance is rather specific on the spacing of the street trees. So we would simply apply the ordinance requirements and formulate a plan that would be submitted to your engineer for approval.
>> Okay. Um so that would be essentially that um western and southern uh perimeter would be where we would expect plantings. >> Correct. >> Thank you. And um if there are any other questions,
please feel free to ask them. And if not, um in the uh in the vein of trying to expedite things, I'd be happy to submit. Anyone else from the board? Anyone from the questions have or anyone from the
public have any questions or comments? We'll do both now. Come on up, sir. >> Sure. this one issue. >> Anything to do with this application? >> With this application state, I'm just going to swear you in. Do do you swear your testimony you're about to give will
be the truth, the whole truth, nothing but the truth, self. >> I do. >> And just state your name for the record. >> Eric Wilus. Okay. AS. >> Thank you, Mr. Wilus. Go ahead. >> Okay. >> What's your address? I'm sorry. >> Um 53 Leroy, please. Red Bank. >> Okay. Go ahead. >> Okay. No, we were talking about the
lighting and there's that design lighting consortium. I I didn't quite get all the details, but are you familiar with that? The light pollution and the dark skies initiative on outdoor outdoor lighting. Um using warmer lighting, more controlled lighting of
the areas and uh uh putting uh moni monitoring the lighting as far as metering lighting, make sure that is that something that's been taken into consideration. >> So the owner and I had this discussion with him yesterday. Okay. Um they've replaced the bulbs with LED bulbs that
are controllable. Okay. >> So on the overnight hours there'll be a security level light or there'll be a dimmer switch inst. >> Okay. All right. All right. Just as long those issues. Very good. Thank you. >> Well, thank you. Thanks for coming. Anyone else from the public have any comments
or questions regarding this application? Seeing none, I'll make a motion to close the public portion of the meeting. >> Second. You have another question, comment. >> You can ask if you want. We'll answer it if we can, >> but not right now.
>> But wait until we're finished. >> Yeah. Anyone from the board like to make a motion regarding this application? I will move to approve the application as submitted with the changes mentioned in the engineering letter.
>> Second. Jonah Ebang. >> Yes. >> Christina Bonitakez, >> yes. >> Sam Monuso, >> yes. >> Barbara Vos, >> yes. >> It's Hernandez. >> Yes.
>> Frederick Stone. >> Brian Parnigan. >> Yes. >> Good seeing you again, Ed. >> Okay. Thank Thank you very much. Good seeing all of you and uh thank you for your kindness and uh allowing us to give a brief presentation. >> Brief is the word. I'm not being asked
your question. So I'm just going to caution that there's nothing we can do about the RA's application. You know that it's it's done. It's decided and it's the resolution's been adopted. We won't be changing anything. >> It was mentioned earlier. Well, I sure last time I thought Christ said,
which I did and they were very enthusiastic. However, they didn't know that >> I think Mr. McKenna knows how to get in touch with the vis visual arts committee. Yeah, >> it's usually the applicant that Yeah,
the applicant reaches out to the visual arts comm um committee and I'm pretty sure Ed will contact them because they need that for the resolution compliance. So, they can't get their um zoning permit without satisfying all the conditions of the resolution and that's
one of the conditions of the resolution. So, they have to contact >> I just Mr. M by the way Mr. account said at the beginning of the of the meeting that he was in the process of doing that. >> What I talked to is they didn't know who he talked to. >> Well, they they wouldn't be they
wouldn't be reaching out. Ed will be reaching out. >> He'll be reaching out to them. >> Of course. >> They they they don't have a choice. They have to. >> Yep. >> Thank you. >> Motion to adjurnn.
>> Second. All in favor? >> In favor? >> I. Any opposed? Good answer. >> Thank you everyone. Have your night.