I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. >> Thank you, >> Madam Secretary. Has this meeting been
properly noticed? Yes, chair. >> Yes, chairman. It has. >> Thank you very much. I have a roll call, please. >> Mr. Kandell, Miss Lman here, >> Mr. Muller, Mr. Shaw here, >> Mr. Sataka here, >> Mr. Velo, >> Mr. Meyers, I mean Mr. Williams,
>> here. >> Councilman Zowski >> here. Chairman Tai here. >> We have a quorum. >> Very much memorialization of resolutions >> this evening. We have a few. First one is M maz mazajif sedar community center house of worship site plan 212-216
Ernston Road parlin block 444.04 lots 23 through 25 and 28. >> Yes sir. For the first one we need a motion. >> I'll take a motion on that. Second. >> Any opposed? We need a roll call. Now,
if you were not at the meeting, please abstain your vote. If you were, please provide your um your voting. Mr. Kandell, >> yes. >> Miss Lurman, >> yes. >> Mr. Shaw, >> yes. >> Mr. Sataka, >> yes. >> Mr. Veosen. >> Oh, he's not here. Sorry. Mr. Williams,
>> yes. >> Councilman Zabrowski. Chairman Tai. >> Yes. >> Thank you. >> The next resolution is um planning board number 25-01, Tenon Auto Service, Inc. 2069 Highway 35 South Amboy block 428
lots 1 2 and 2.01. >> You need a motion. >> Make a motion. >> All in favor? >> We need a a roll call. >> Roll call. >> Mr. Candell? >> Yes. >> Miss Lman? >> Yes. >> Mr. Shaw? >> Yes. >> Miss Sataka?
>> Yes. >> Mr. Williams? >> Yes. >> Councilman Zabrowski? >> Yes. >> Chairman Tai? >> Yes. >> Thank you. And the last one. >> Okay, we have two others, but we need to have the hearings first. Um, I'd like to put on the record, I received a letter dated December 1st, 2025 from Mr. um,
John Wasnooki from Wasnooki Associates, Attorneys at Law. The letter is regarding preliminary and final site plan application with C variances, corner of Carney Road and Route 35 South, block 277, lots 1 through 5 and
13 and 14. The letter states, "Dear Miss Magnani, the above caption matter is currently scheduled on the serville planning board, the board December 3rd, 2025 agenda. I had previously forwarded to you the affidavit of service diminishing the required newspaper
publication and certified mail return receipt mail notification to the adjourning property owners. On behalf of my client, I am running to request the board accept jurisdiction of this matter at the unfor meeting based upon the affidavit of a service and to adjourn
this matter until the next available meeting date in January which that meeting date would be uh January 21st 2026 to the extent that the time frame within which the board must act on this matter pursuant to NJSA45D/46
C may expire before such action date. The applicant consents to an extension of that time period until January 31st, 2026. Thank you for your attention in this matter. Um so we would need a motion to accept um to carry.
>> Okay. So the first one is to for the jurisdiction. >> Okay. So, we are taking a motion for the jurisdiction and to adjourn and carry with no further notice until January
21st, 2026. May I have a motion to accept that? >> We have a second. >> All in favor? >> We'll take a roll call vote. Mr. Kandell, >> Miss Lman, Mr. Shaw, >> yes. >> Mr. Sataka, >> yes. >> Mr. Williams, yes.
>> Councilman Zabrowski, yes. >> Chairman Tai, >> yes. Thank you. >> Anyone who's here for the application, come back on January >> 21st. >> 21st 7:30 p.m. Same location. Matter will be heard then.
>> Okay. Everybody good with that? >> Okay. >> Um, >> next on the agenda, acceptance. >> Acceptance of the minutes. I need a motion to accept last month's minutes from September 17th. >> Motion. >> Second. >> All in favor? I >> I
>> opposed. >> Okay. >> Communication agenda >> this evening we have a letter dated September 9th received from Mr. Carl Kemp, Esquire. Um, regarding an applicant, lot 15, Journey Mill LLC, 66 Journey Mill Road, Saraveville, lots 62,
lot six. Yeah. Lot 62, excuse me, block 62, lot 16.15, formerly known as 15 and 16. >> Good evening, board members. Carl Chem on behalf of the applicant. As indicated by the board secretary, uh we have
received approvals from the board on September of 2023, memorialized on October 18, 2023 for a self storage facility on 18 Journey Mill Road. Um the 2-year period of protection is run and we were requesting an extension. We
asked for a two-year extension of time to obtain D and other outside approvals. U request the extension through October 18, 2024. And that's kind of it in a nutshell. The board has any questions certainly glad to answer them. >> Board was providing resolution of
extension to vote on it. >> Anybody have any questions of the of the client? If not, I'll take a motion to >> We're going to take a motion to accept this resolution. grant an extension for approvals for preliminary and final
major site plan both varances for lot 15 Journey Mill LLC for a 2-year period. >> Can I have a motion? >> Second. >> Second. >> Any opposed? >> The roll call vote. >> Mr. Kandell. Yes. >> Miss Lman. Yes.
>> Mr. Shaw. Yes. >> Miss Sataka. Yes. >> Mr. Williams. Yes. >> Councilman Zabrowski. Yes. >> Chairman Tai. Yes. >> Thank you. >> Thank you board members. And also thanks to the board secretary and the board attorney for coordinating with me on this matter. Hope everyone has a good holiday. >> Thank you, Mr. Ke.
>> Moving right along. >> Amended uh primary and final site plan for uh >> so this evening, right, the first one we'll have on um the agenda would be the area need of redevelopment study, main street, Crossman Avenue was carried from
our November 5th meeting, block 246, lots 1, 1.02, 1.04. 4 1.05 1.06 1.07 1.08 2.02 2.04 2.11 Block 247
lot 1.03 block 247.02 lots 1.01 and 1.03 103 block 251 lots lots 101 2011 and 2012 >> ready give me one second
the mic Thank you. So that's heating. doesn't work. >> Did it just remember? Is it plugged in? >> There you go. So guys,
>> all on our computers. >> It's all on your computer. So Okay. >> Okay. >> Okay. You know what? bit to make it easier. >> Have the whole >> Sure. No problem. I'll make that bigger so it's easier. Okay. Go ahead. Go
ahead, Vina. >> Good evening, chairman. Good evening, board members. Um, do I have to put my qualifications? >> Even though you've been here, perhaps. >> Sure. Sure. Uh, I'm Vina Savand. I'm licensed professional planner in the state of New Jersey. I've been certified
by the American Institute of Certified Planners. I hold a bachelor's degree in architecture from Bombay University India and a dual master's in urban planning and policym from NYU. I have been practicing planning since 2004. I
currently serve as the planning director for Oldbridge Township and also planner redevelopment planner for Sarah. I have testified before numerous municipalities in Essex, Bergen, Sussex, Middle Sex,
Mammoth County. Uh, and I have testified before this board in the past. >> I have acceptance of her credentials. >> Yes. All in favor? >> I. >> Thank you. So under the statutory powers
instituted by the state of New Jersey and the burough council's resolution that was passed in February uh of this year. Uh the uh council has requested or authorized the planning board to conduct
an area investigation study for 16 of the parcels along the intersection of Crossman Street and Main Street. Uh there are 13 parcels that are located on either sides of North Crossbin Street and there are three parcels that are
located on this south side of Crossbin uh Street. Together these 16 parcels um they comprise or contain 240 acres of land and this this area is quite unique because they are uh some of the parcels
are on main street but they are zoned industrial. There are some older industries within the the area that are operational but some of them are outdated. There are also properties that are large enough uh and are
underutilized. There are sections of the property that have uplands and that have a potential to be redeveloped. Also, it's an inter interesting intersection because you have a strip mall there, but if if you often pass by because I've
been passing by that strip mall for years now and it struggles with vacancy. You'll always see a few stores that are vacant. I was looking at the building department's records. There have been some minor fire incidents or code violations that they have tried to fix.
There is a daycare facility, but it does not meet up to the standards, state standards, because now every daycare is supposed to have an outdoor play area. I don't see that in that strip mall. I also noticed that right diagonally diagonally across the street, the board
has approved an application for VA. I think it is going through compliance review as we speak. There was a newer uh bus depot that was uh constructed right behind the site for VA. So this area is actually uh begging for attention and I
think this is the right time especially because um I was reviewing your master plan and one of the recommendations of the master plan was that the industrial zone be revisited to evaluate it for additional uses so that it's more
lucrative and it attracts uh development. Also the one other thing that was recommended was that we take a look at the floor area ratio and the imperous coverage to find a balance and to see if uh the development that is proposed is proportional to the lot
sizes because if you notice here in this area itself there are some parcels that are fairly small but they are critical because the access drives through go through these smaller parcels and then you have larger industrial areas too.
There are two parcels in this um out of the 16 which do not qualify for redevelopment and uh I have re I'm recommending that those two be excluded from the area investigation study. One
of them is the uh Sabot which is a company that has been uh doing food packaging and they have a clean operation. There was uh there were one or two violations on the site but they were related to fire alarms. There
weren't something major that it would qualify for redevelopment. The same way across the diagonally across the street is an uh office building or a lab with multiple uses in it. The operation is clean. The parking lot is
wellmaintained. Uh there seem to be no other uh citations from any of the departments. So that site does not qualify. Um I have reached out to uh the w to the utility authorities to make sure there's water
and sewer in the areas and there is within crossman uh street and main street intersection. I have also reached to CME and uh received a report from um uh Justin who has uh told me that there
are some uh improvement roadway improvements that are in progress at that intersection. There are there are plans to have sidewalks. So I think this is the right time to evaluate the the entire area and see if we can come up with a redevelopment plan that
encourages development that swood would like to see. Again this is a non-condemnation plan which means that the council or the bureau will not exercise its power of eminent domain. So in simple language, what it means is if
you are within the designated area and you choose not to do anything with your site, nobody can force you out. You still can continue what you're doing. You really don't have to take advantage. This is an add-on for property owners that want to redevelop my site or make
it look better or make it more valuable. But um if if they choose not to, nobody really forces them to go through it. um four of these parcels and Beth you can
just keep it on to the area map. Out of the 16 sites I will first talk about the North Craftsman Road. Um there there are four parcels that are operated by CMC Steel the steel plant and out of which one parcel actually only provides
access to the rear side of the property. There are four parcels that are associated with the strip mall that is in the front and it has its associated parking and access. There are three lots that are owned by JCPNL and have their
power infrastructure. But some of these parcels do have portions of developable land that can be still developed even if it is as simple as a parking lot to to be supplemental to an adjacent property. There is one lot that contains Sabbat
Corporation, a food packaging manufacturer and then there is one large lot that remains vacant and has a transmission tower and also provides access to one of the rare sites. The southbound side
has three parcels and like I explained before one parcel uh the front portion has an approval for um a wawa. The rear portion has a newly constructed uh building which is the bus depot and
there is one parcel that cons contains Canfield technologies which is a metal manufacturer and that site is clean. Uh it is well-maintained so I'm recommending that be excluded. There is a one uh there's one more parcel which
is located at the back and it's kind of tucked back but it's the parking lot is in poor condition and it has multi-tenants and it has some labs there. Um again the um redevelopment and
rehabilitation objectives is to bring to productive use vacant and underutilized parcels within the study area. Uh I think the face of it when you're on Main Street there the strip mall I was talking about it it is struggling at
times you see a huge turnaround of tenants you see some vacancy in those stores so there is an opportunity to redevelop this site and rehabilitate it um to enhance economic growth and create
new employment opportunities for residents of Seville foster land uses that align with the burough's master plan and enhance the area compatibility and that is critical because the master plan recommends it and um then going
back to the criterias uh there are nine redevelopment criterias I won't go through each one of them but um I've I've been in front of the board before and I've gone through each one of them before but uh the criterias are decide design designed
such that you can assign it based on the structure of the building, the vacancy or underutilization, um taxation, if you are um slacking on your taxes or not paid. When reviewing
this study area, I have not paid too much. I have not given too much importance to the taxation part of it because there are tax delinquencies. But again, the study or the data was collected somewhere in June. there were
some uh uh uh uh applicants that were or the owners that were still paying off their taxes. So that's not a true data. I did not see any tax delinquencies that have been existed for years. So uh and then there is criteria D which
specifically talks about absolute um obsolete layout or delitrious land uses where something uh is you know the site circulation is impacted or the parking is impacted. There is inadequate
um parking as well as site circulation. There is no fencing. there's no landscaping and it's quite typical when you are in an industrial site uh kind of setup especially with some of the industries that were developed way um like probably three decades ago. So and
then there is criteria H which is smart growth which applies to all of uh the parcels. We are within the metropolitan planning area um uh PA1 which encourages redevelopment and rehabilitation. So
many of the parcels uh meet the criteria. Same thing with rehabilitation. Few of the buildings do meet the rehabilitation criteria. And then right at the last slide, Beth, can you just take them to the last slide? And it's also provided, the last slide
is also provided in the report that was circulated. And there is a detailed sideby-side analysis, an information sheet for each of the site. But the last page or the last table summarizes what
um what is being uh presented and it shows every site meeting a criteria for the planning board to designate the area as an area in need of redevelopment. It is critical that a site meets at least one criteria. In this case uh the sites
that qualify except for the two meet multiple criteria. So, I would recommend that the board um uh approve this study and make a recommendation to the council to designate this area as in need of
redevelopment and rehabilitation. >> Thank you. Yes. >> Make a motion to open for the public. I'll make a motion to open to the public. >> Second. >> Second. >> All in favor? >> Anybody like to speak on this matter
from the public? >> Anybody like to speak on this matter from the public? Come on up. >> And you are? My name is Good evening, council members. My name is Lionel Pena. I represent Saber Corporation which is on the corner of Main Street and North
Crossman. >> Okay. >> Our interest is to actually we didn't really get to see the presentation but our interest is in not only having access for deliveries and everything else that is on Crossman Road, but also
the the um stores across the street, the lot, the strip lot, they feed all our employees. We have 150 employees in that area that utilizes this these facilities and these stores
and everything else and we just like to know what the impact is going to be for us cuz we didn't really get that clearly. >> So just to answer that uh I don't think you will have a negative impact. uh the
point of the area investigation study is to actually revitalize it or uh you know attract more businesses not to take away anything. So I understand that there are industries in that area and the employees need a place to go. Uh the
town the burrow has approved VA right across the street. Um this is just the first step. So there is no plan. This only allows any developer or any property owner to take advantage of the
uh area designation and redevelop if they want to. But again, uh I don't believe or I don't even think as a planner somebody would want to take commercial use away from Main Street. If anything, they would want to add more
but not take away. >> That answer your question? Um Yes, Councilman. Yes, it does. And that's satisfactory to us. >> And we want to keep you happy. You're you're a great customer for the town. >> Thank you, sir. And we're more than happy to have established a home here 40 years now in Sville. Thank you to all.
>> Well, thank you for doing business in town. >> Need a motion close. Need a motion to close the public portion. >> Motion to close. >> Second. >> All in favor? question.
>> We have any questions on this matter? >> Mr. Chairman, just one question for Mr. B. Um I I know that this was delayed by a month. I think there was the reason for delaying was the idea was the purpose of making sure to notify all property owners. >> Yes, that is correct. >> Okay. Thank you.
>> Any other questions? >> Yeah. Uh >> 2461 >> me one second. I just want to pull the page. Yes, I see it now. I have it here. Yes. So the question >> right I get that and see the beauty of
redevelopment is the off-site improvements that you can uh make a developer who is coming in uh work towards. Right? So in many of the redevelopment plans that are written there is always a component for traffic
and circulation and uh at least the plans that I have written in the past. So when we come to the planning stage of it, we will ensure that that roadway is maintained and whoever comes to develop that section because I think that is a
great area if wisely planned. It has a great potential but uh in no means will the access be uh cut down or not improved. If anything, the roadway will get much better if there is a developer interested because that's what the
burrow or the redevelopment plan will require him to do as part of the redevelopers agreement. >> What except for the child care center? How did that pop up? >> Pardon me. >> That this area could be repurposed for
child care. No, there is an existing child care center in the strip mall and what I was trying to say is in my past experience uh every existing child care center they are coming back with a proposal to add an outdoor uh play area.
I don't see that in this because the site is too tight. So maybe this is a chance if they redevelop uh they can can replan or redesign it. >> No problem. Any other questions from the board? >> If not, I'll take a motion.
>> Motion will be to recommend to the uh governing body that this be an area and agree to. That's correct. >> Motion. >> Do I have a second? >> You'll call. Mr. Kandell, >> yes. >> Miss Lman, >> yes. >> Mr. Shaw, >> yes. >> Mr. Sataka,
>> yes. >> Mr. Williams, yes. >> Councilman Zabowski, yes. Chairman Ty, >> yes. Thank you. >> Thank you so much, board members. Next, next on the agenda is planning board 25-05 amended preliminary and final major site
plan Panera and Starbucks gateway centers block 256.01 lot 24 block 256.02 O2 lot 105. >> Evening. >> Good evening everyone. For the record, I
am Jennifer Phillips Smith. I'm an attorney with Gibbons PC and I am here tonight on behalf of Sarville Seapport Associates Urban Renewal. We have two applications on tonight. We're going to start with the one that impacts the gateway services area. So, as you know,
uh, SSA is the master redeveloper for parcel C within the Serville waterfront redevelopment area, and we have been before you numerous times for various site plans for that part of the redevelopment area. And specifically, we've been here for gateway services
before. Uh, this was an approval that was originally granted by the board uh back uh through a resolution that was memorialized in January of 2020. That resolution impacted the block that is now known as block 256.01, lot 24 and we
received approval for six standalone pad sites that we call gateway services. We came back in 2023 for an amended approval that tweaked some of the buildings that had been approved and actually pushed one of them onto the adjacent tax lot of block 257.02, lot 1.05.
We are here again for an amendment. This time there are three buildings within gateway services where we are asking for your approval to change the buildings slightly. Some of them the footprints are are changing in size by a little bit. For one of the buildings you'll see it's rotating a bit and as our civil
engineer will explain the internal driveways are shifting. All in all, however, you've previously approved six pad sites. We are still proposing six pad sites. Here we have four people to come testify today. We'll start with
Mark Feda who is on our project team just to give a short overview of the construction on the site. You'll see that much of the infrastructure has already started and in fact one of the buildings in gateway services has already started. Uh after Mark we'll have we'll have Dan Bush come up our
civil engineer to just explain the little changes to the footprints. Oh, that'd be great if that started working. So close. Um we'll have Dan come up and then after that we have two architects this evening. Hey, >> that's that's gonna make the presentation a lot better if you can
actually see it. >> So, we have two architects this evening. Reason being, we have two buildings where we're going to be showing you the facade improvements and signage and each building has their own architect for their corporate team. We're going to try and keep it short and sweet though, as I as I said, you've seen this before. We
did provide public notice and provided copies of that affidavit to the board secretary in advance of this meeting. With that, I'd like to start with our first witness. >> Yeah. Turn it on first. >> Push it over.
>> Perfect. >> We good? Okay. apolog. >> So help me God. Yes. >> Thank you. >> You want to head there point. So Mr. Federa, if you could just introduce yourself to the board and explain your
role in the project. >> Okay. >> Again, my name is Mark Feda. I'm the project executive for the development at Riverton and uh I'm accompanied I have to say with my team most especially Kevin Pollston best partner anybody ever had
he and I are living and die in this project every single day and our entire team here which is an a team so I'm just representing our whole group. >> So Mr. Dr. Feda, before we bring up our experts in engineering and and architecture, I was hoping you could provide just some context for the prior
approvals here and then where you are with construction. >> Certainly. Um, I think this all starts with a statement that uh we so appreciate the trust that the board put in us in 2019 and eventually when we
presented and as Jen mentioned before 2000 early 2020 this site plan was approved. Um, it was very ambitious and I say ambitious in terms of the content of uh our site plan submitt. This was
intentional. We really wanted to prove the concept of Riverton and so the contents um are both public improvements and private improvements. Uh the private improvements included the Bass Pro uh building and its attendant parking lot
here gen which we'll get to a little bit later in our presentation. second agenda item I should say and uh it included the six building pads that uh Miss Smith mentioned which is the gateway services district here. It also included um the
wet basin um that serves the entirety of the southern twothirds of the site for storm water management and most especially it included the first half of the village um which is mixeduse development uh densely developed multi-story
the western uh the eastern portion of that was approved. Um this all happened before 2019 before uh in 2019 before COVID and what's remarkable at least from my perspective is that our insight into the market at that time has held
true um from that point in time through co through the ensuing years and what we're here to discuss today with both Bass Pro and the Gateway Services District and in the future we'll come back for the village. All those uses are coming to pass and we're really moving
the project forward. Um the those private those private development parcels that we just pointed out, they're all stitched together in the master plan by the public improve the public roads, which is Peter Fischer Boulevard and Riverton Boulevard. Um and
I just wanted to point out those public improvements, which interestingly enough, there's no changes to any of that. So that means that these roads and the utilities within them uh have you'll see in the ensuing slides how much of
that work has been completed. So Beth, if you could just switch to the next slide, >> this one here. Yeah. So this is a a picture of Peter Fischer Boulevard um looking towards Main Street Extension. The Panera building is in the
foreground will be in the foreground here. You can't quite see it in this picture, but um further into the uh outside of the site or to the edge of the site I should say is the quick check building which is the first building and gateway services that is under
construction. So you would see that um when you come to the site if you were to visit the site you'll notice that all the utilities that this road is paved the side the uh curbing is in the utilities are all installed and even the
traffic lights are installed. So I just point that out for that section of the site. Beth we'll probably come back to this in uh when we do the Bass Pro. Um, so really that's uh before I
transition over to Dan, I wanted to mention that all these public improvements have uh either been have been approved and uh are mostly complete um and in fact as part of meeting the conditions of our 2019 site plan. We
posted the bonds which are uh presently um in the hands of of uh the burrow and the burough administrator. Um they're in the burough's custody, I should say. Um and uh also I think it's
interesting to point out that the um burough's landscaping and tree recompense um uh requirements have all been satisfied and we've actually paid the tree recompense. So again, no changes to the public roads and
therefore uh all that stands as does um the uh what was I going to mention here? Um, >> I think that was probably it for this one. There's a few questions I have for Bass Pro, but we'll have Mr. Feda come up and and talk about BassPro and as
part of that application. >> Um, okay. So, Dan, you want to come up and talk about the uh public the priv to the first slide, Beth, if you could. Dan's going to talk about um the private uh development areas that we're seeking
some minor improvements and minor changes to tonight. Okay. >> So, before we have um our next witness up, are there any questions for Mr. Feda? >> Anybody have any questions? Bring up Dan. >> Excellent. Thank you, Mark.
Nothing but truth to help you. >> I do. Can you hear me now? There we go. >> All right. Mr. Mush, you've been here many times before, but if you could please just summarize your education experience and lensure as we're going to be offering you as an expert in the field of civil engineering.
>> Sure. I have a bachelor of civil engineering from uh University of Delaware. I'm a senior principal with Kier's Engineering Design. Um, I've had the pleasure of being the civil engineer of record for Riverton and its predecessor for about the last 15 years.
Um, I'm obviously intimately familiar with the project and have had the pleasure of testifying before the board multiple times. >> Accept credentials. >> Second. >> All in favor? >> Thank you, Mr. Chairman. >> So, before we begin, just one
housekeeping item. I probably should have marked this PDF set that we provided just as exhibit A1 as our general exhibit set if that's the way I'd like to do it. >> How many death is counting? >> Okay. So, uh, exhibit A1 will be a, uh,
packet with 15 sheets. Um, and I guess it doesn't have a single date. >> That's correct. The PDF title is dated as of today. >> PDF title is dated as of today. >> All right. Thank you. So, Mr. Bush, we
are here to talk about the amendments to the gateway services area. if you could just start by providing some orientation for the board and then start talking about which buildings that we are changing as part of this application. >> Sure. So, I'm just going to refer to the the ri this is Riverton Village phase
one that was as Mark described approved in 2019 and the gateway services area is this portion in the southeast corner of the overall project. Beth, if you could have that read at me. Oops. >> Yeah, perfect.
>> Perfect. So, to try to make it a little easier to see that which has changed, um, what we did is created this red overlay. So, what you're seeing in in black and white is the plan that was approved two years ago in 2023. And in
red, you can see what the changes are. So, um, first thing you can see is that quick check, Chick-fil-A, the bank pad, absolutely no changes whatsoever. Then kind of moving from right to left, um, we have uh this
is building 1130, which is now a three tenant building, which includes a Starbucks um with a drive-thru. Um, that building is now 6,225 square ft.
Um and previously um so yeah and then we have building 1150 which is the next building to the west. Um that is now a two tenant building.
Same with a with a drive-thru. Um and that building is now 4,468. Um just in general with all the buildings within um lot 24 which is the east half um the change in square
footage um it it's a increases a small amount from 25,050 to 25,543. So very small change um in the square footage slight increase. Um, couple
things just to just to note. Our trash enclosures for these the two buildings 11:30 and 1150 which are located on the I'll call it the middle are now been moved to the back of the store. So the front of the store is actually face away
from Peter Fischer Boulevard. So the service entrances and exits where the employees would bring the trash out are now in the back. So those trash enclosures have been located um adjacent to those service entrances.
Um and those are the same enclosures that were approved previously with have a 6ft high um fence or wall around them completely screening them. Um and then as we kind of move to the to the west we
have lot 1.05 which is the Panera lot. And for Panera, that is now a 3520 square foot um building. Admittedly, it's hard to see, but fundamentally what's happened is the building has gone from where it is perpendicular Peter
Fischer Boulevard and we've rotated the building and it is now parallel to Peter Fischer Boulevard. Um drive-thru basically goes in the same pattern as as the prior plan. But most importantly, what it allowed us
to do is we pulled the the spine road that runs east and west um through Gateway services and we're able to pull it significantly further towards Peter Fischer Boulevard. And and why that's important and it's something we've been
looking back all the way going back to 2023 is what it does is it makes the ability to develop the retail in the balance of lot 1.0 05. Keeping in mind that lot is 200 plus acres and has plenty of development potential. Um it
allows for more, you know, potential development to take place, larger amount of retail to take place on lot 1.05. So this is uh a significant improvement in the overall layout with basically the exact same square footage that was
previously approved by the board. Um that's kind of a quick summary of the changes. There's some changes in the in the parking count. Um, in general, it's still well, we store well over the required parking for for the area. Um,
yeah, so that's kind of gives you a general gist of it. Um, the lighting is basically the same. Um, one thing we have spent a fair amount of time in the last two years was um, some of the now that we're under construction coming up
with theming to to make this Riverton. So, you could kind of see from some of the pictures that Mark put up is, you know, traffic signals are are black, right? They're they're black painted. Um, our are our our lights, our sight lights. They're the ones the same ones
that are being constructed in BassPro, right? And they're literally physically in there. And you'll see pictures of that when we talk about BassPro. We're using that same light within Gateway Services to set this um theming of what Riverton is so you know that you've
arrived. So um and that lighting is basically the you know equivalent lighting levels as we had previously. >> Right. So we did receive two comment letters from your professionals. I'd like to start actually with the engineering letter from Morgan Municipal
dated November 11th of 2025 just to touch upon some of the questions or comments from that letter. And we will start with a comment that was in question 1 A3 which has to do with the ADA parking spaces. There's a question
about whether we need to add a third or whether we're good with two. Beth, if you could Okay. So the the the the what it is is there's within the Panera lot or or the Panera CER adjacent to it, there's 52
parking stalls. For 52 parking stalls, we would normally require or we do require for that matter um three handicap spaces. The reason there is 52 parking stalls around Panera was simply to provide for circulation in this
parking lot. reality is most well I shouldn't say most 10 or so of those spaces are really for future expansion of lot 1.05 for the adjacent parking lot that will serve this future retail. So we do not need 52
parking stalls for Panera. So, in order to not construct that third handicap space, which would be useless, um what the suggestion I would have is that we would simply just not stripe two
of the spaces. We would then have 50 spaces, which then only requires the 288A spaces. Um and then when we build out the balance of lot 1.05, 5. We would then stripe the additional two spaces because we want to build the curb out
and everything. So, we don't want to just kind of cut it off. It would be better to pave it out, get the curb in, things of that nature. >> Honestly, I don't have an issue even if you stripe it with the acknowledgement that most of the a lot of the parking is not going to be really utilized for the
Panera. Um, so I think the testimony is sufficient. I have no no issue with that. >> Okay. Thank you. >> All right. Let's >> And there was a question about the EV spaces. That's question four in that same section. Where are the proposed EV make ready
spaces going to be? >> So, we haven't designated all the EV space locations. So what we what we've done and what we well we agreed with the board in 2023 is that we would comply on
a per lot basis with the with the EV spaces. Um quite frankly what we've learned in the last 2 years as we've gone and started construction on quick check and are looking at you know starting construction these other buildings is at a minimum you would have
one EV space per building. Um, I think the lot I think lot 24 requires 12. So, some buildings will have two, some will have three, but overall that lot would comply with the with the EV requirements. So, there's a question about uh moving on to
traffic and circulation. Now, we previously back when we had the approval for the entire phase one provided uh testimony specifically as to to traffic. Is there anything that we're doing in this application that that deviates from the assumptions that were made
concerning concerning traffic and flow that were previously presented? >> No. No. That's it's the same circulation circulation pattern, excuse me, and basically the same square footage as previously. >> There were some questions about the
bypass lanes that are going to be or whether there would be bypass lanes for the buildings. There is bypass lanes and the comment about adding striping and signage to indicate a bypass lane is certainly appropriate. So yes. >> And then how about trash? How would a
trash truck get into this site? So, looking at the the the Starbucks building area, this there's oneway circulation on the left side going towards Peter Fiser to get to the the the
trash enclosure on the left and then you would continue circulating around in a clockwise direction to get to the trash enclosure at Starbucks. Um, and then for Panera, there the trash enclosure is located basically at the
entrance to the drive-thru. So, they're all set up for um front end front end loader garbage truck. So, and we've run traffic uh excuse me, truck turning templates so we can provide that to to the board so they'd have that for their records.
>> Then there's a comment in 2A1D that sidewalks should be added around trash enclosures. Can you just describe where those would be? >> Sure. So, it it's a little hard to see, but there's a crosswalk, for example, at the rear of the Starbucks, and it's just extending that sidewalk to get to the
trash enclosure. Um, it'd be the same thing um to the building to the left. Um, and then also just to kind of go to another comment that I know that's there is for example with Panera and for that matter with quick check, there's a
little stubb that comes in off of Peter Fiser and we don't have that for these two buildings in the center here. the Starbucks building and the adjacent building. So, we would add that that sidewalk connection to to the sidewalk on Peter Fisher with crosswalks there.
>> Makes sense. >> And there was a comment about adding uh some additional signage around the Starbucks about left turns. That's we'll comply with that request. Correct. >> Correct. Correct. >> Right. Just a few more. We will get into signage with our architects. So, I'm
purposely skipping over those comments. On the landscaping design, as if the board were to approve this as condition of approval, you could adjust the landscaping design for the buildings. >> Correct. >> Correct. >> And same thing with the lighting design. There were some comments about just double-checking some areas where it
meshes with the the quick check that can be double checked as resolution compliance. Correct. >> Yep. >> Right. And finally, engineering comets in 11. There's a handful of comments about indoor and outdoor seating. I will defer that to the architect, but then there's
comments two, three, and four. Two and three deal with wheel stops and curb ramps. Those will all be verified. Correct. >> Correct. The the for Panarab there's there are wheel stops there, which as was pointed out in the letter is not
desirable. So what we would either do is one either remove them in completely or replace them with ballards. >> Right. And in three you'll be able to address the the curb ramping. Correct. >> Correct. >> Three and four.
>> And five. Sorry. Then there's a comment about utility roof leaders that can be addressed as part of resolution compliance. Correct. >> Y. >> All right. There's one other letter to touch upon and that is the planning letter that was dated November 24th of 2025.
There's a handful of comments. Uh many of them were uh comments that we've now addressed as part of the engineering and several I'll defer to the architect. But we have talked about the parking space. Uh in all there were 12 additional
spaces added to the Panera section and six taken away in uh over by some of the other buildings. Correct. >> That's correct. >> Those represent a very small portion of the overall number of parking spaces on the site. Is that correct? >> Yes, for sure. >> And there was one question in B13
about whether the ADA spaces were the correct width. >> Correct. So the ADA spaces you're for a van accessible space the space itself is 8 ft wide and then you have adjacent to it you have the gourd stripe out area that's 8 ft wide as well or for a non
van accessible for a straight car it's 8 ft wide and then it's a 5ft gore striped area that's what the ADA spaces are the the discussion of there is written into the redevelopment plan um a provision for compact parking stalls that was
really set up for um when we have garages in the subsequently in um in the in the village area. So that doesn't we we don't have any compact spaces here with the within gateway services.
>> Then we've addressed the other number of the other items but there was a question about um some items that we did not submit for which we should seek waiverss and that's in comment E1. Two of those items relate to utilities and can you just very briefly kind of
explain here how the utilities were improved uh sorry approved as part of the prior application and and many of them have been installed at this point. Correct. >> Correct. As Mark's picture indicated, um the public infrastructure and the
utilities are basically stubbed up on the west side from a stormwater standpoint all the way up to Gateway services. And from the other direction, water um comes in from Main Street Extension and is stubbed into the site already as is as sanitary, telecom,
electric, gas. So >> those are all the questions that I have for Mr. Bush. We we do also have two architects we will bring up to testify. >> Does anybody have any uh questions of the engineer before we bring up the
architect? >> If not, we'll bring up the architect. >> Great. >> Thank you. >> Thank you. >> We are going to start with Michael Ta. We'll ask him to step forward and be sworn in. >> Thank you. >> I do.
>> Mr. Tesa, we are going to be asking for you to be accepted as an expert in the field of architecture. So, if you could please introduce yourself to the board and describe your background, education and lensure. >> Great. Thank you. Uh, good evening chairman, members of the board. My name is Michael Ta, graduate of New Jersey
Institute of Technology 1991 with a bachelor's of architecture. Uh, licensed architect in good standing since 1996. Principally architectural firm Michael Vesta architect Alba, New Jersey since 2002. I've had the pleasure of testifying all over the state. This is
my first time here and I'm happy about it. Thank you. >> Second. >> Have a second. >> All in favor? >> I Mr. Ta, we are still working our way through exhibit A1 where we've loaded up some of the plans that you have
submitted. if you could just generally describe the building that it's a three- tenant building, but specifically the end unit which is proposed for a coffee shop. >> Yes, Mr. uh Bush had indicated the change in the site plan. The original building footprint was 6,450 square ft.
Uh Starbucks, who was the left side tenant in this area here, as you could see, the front wall has been brought back. So, we've reduced that area about 225 square ft. So, as Mr. Bush indicated that building is now 6,225 square ft. Um the building uh is going
to be retail on the opposite two sides, the right side of the building, approximately 2100 square ft for each space. Um that's from the floor plan area. That's pretty an open plan. We don't have any tenants for this other two spaces. And as far as the Starbucks,
it will be fit out based on their current prototype. The building was reduced because of ongoing development with prototype development for Starbucks. So right now they're feeling that a smaller building is more appropriate for them and they've had us reduce the size of the building back. So that's p primarily the main reason why
we've done that. The building facade consists of um all durable upscale materials. We have brick metal panels and wood veneer which is going to be compatible with the other buildings um in the site. The building also has canopies at the front entrance. You can
see here in the Starbucks, also the two adjacent retail sides, you have a canopy over the side drive-thru. And at the rear of the space here, this is the rear facing Peter Fisher Boulevard with the two entrance doors uh into the back of the house of the
Starbucks. The building height is 19 ft to the main parapit. And then the accent parapits that pop up higher than that is 23 feet. That's pretty much a standard Starbucks um elevation uh concept. All the rooftop
units will be screened. Um as I indicated, the canopies will be at the front and rear and drive-thru. And as well, all four sides of the building will be traded with all the upscale materials. So it'll be uh visible at all sides and it'll all have high-end um
durable building products on all four sides. The building roof will pitch to the rear which is the Peter Fischer Boulevard side. You could see in the rear elevation we have scuppers in the back of the elevation which is going to gather the water, bring it down and
tie into the underground storm system. Mr. Bush will be designing. I >> think we went one too far on the slides. >> Go back. >> There we go. Perfect. And as you can see here, we talked about the durable building materials of brick, metal panel, a wood veneer, which is more of a cementitious panel that looks like wood
veneer. You can see scuppers coming down the building. We have accent wall lighting around the perimeter as well as lighting underneath the canopies um to accent the overall aesthetics of the building. As far as building signage, we have they're going to be all
wall-mounted internally illuminated signs. We have these green like Starbucks calls them sirens. So we have two sirens that are 60 inch diameter and we have one sign that's one foot by approximately 16 to 18 ft. So and then
the adjacent two retail spaces will have 20 foot 20 square foot signs located over the entrances of those two stores, but they'll be consistent in style and type as the Starbucks. As far as outdoor, we talked about some outdoor seating. Mr. Bush um site plan
shows that recess of that front facade that's going to create a nice little plaza area out in front. So, we anticipate some outdoor seating. The site plan, it shows about 16 seats, which is probably appropriate with some string lighting that will go across and be consistent with other buildings on
the site as well. Um on the site as well, we're going to have some bike racks located. Starbucks welcomes um you know, pedestrian traffic, so that' be a nice accent for them. Hour of operations for the Starbucks typically 5:30 to 12
um 12 am at night. They say 12 am. A lot of times they don't go that late. It depends on the activity of the store, but that's their typical hours of operation. They have three shifts of people and then the three shifts consist of five to eight people per shift. Um
the seating inside typically they have about 18 seats. That seating consists of some soft seating like sofas and lounge chairs, tables and chairs, and then just a high top with some high seating. The deliveries will be done around the rear of the store. They're going to be coming
after hours, which will be 12:00 a.m. to 5:00 a.m. It's approximately a half an hour delivery period at most. It's in and out. Deliveries that come in for dairy come in every day. So, you have deliveries every day for dairy and then for dry goods, it's once a week.
Peak hours are typically 7 to 9 and um that's uh the trash will be taken out on off peak time. So when it's not peaked, it will go out the back door, walk across the sidewalk we just talked about and dump into the trash corral which will have general trash and recycling
containers located there. Um the drive-thru stacking is typically 12 vehicles. Uh, Starbucks breaks it down to seven cars stacked between their two menu boards and then five cars minimum beyond that. Trying to think, did I miss anything,
Jim? >> Uh, no. I think that was everything that was on my list. Now, many of those comments that were just made were in reference to questions that were asked in the two reports. So, I'm actually not going to go back to those reports. And I
have nothing for you, Mr. Ta. >> Thank you. Anybody have any questions of the architect? >> Seeing none. >> Okay. >> Thank you. >> We have one more architect and ask for Mr. Kemb to come up
in 72. >> Okay. >> I do. Thank you. >> Wonderful. You know the drill at this point. If you wouldn't mind just introducing yourself to the board and giving them a little insight into your background, education, and lure.
>> Good evening. U my name is Jim Kimell. I'm a licensed architect working with CU's engineering and design. I received my degree back in 1985, long long time ago from the University of Detroit. I have uh been a licensed architect uh for
34 years, 34 and a half years. Uh been licensed to practice in New Jersey for a little over 22 years. Um I have prior experience with Panera um doing uh buildings for them all over the country as well as other QSR and retail
buildings. >> So with that, we would like to offer Mr. Kimell as an expert in the field of architecture. >> Motion to accept second. Second. >> All in favor? I >> I >> go ahead, sir. >> So, I'd like to just go over the um the
design here of the Panera Bread. This is actually an iteration of their new prototype. So, you're going to get their their new prototype that they've been rolling out across the country since 2022. Uh it's got a high um high upgraded materials and uh a little bit
of a sleek slick design. So, we've got nihar panels at the entrance elements and an accent nihar panel across the uh storefront glazing. And the rest of the building is basically clad in brick veneer and ephus. And what I like about
this is we've got um the brick veneer base that goes around the whole building which helps it m be maintenance-free, durable, and then we we're tucking the ephus to uh non-traded areas because ephus tends to get wear and tear a little bit. So it's actually a well
thoughtout design building. Um, also, um, what we've done for this, uh, building as well, the trash enclosure is going to be, uh, surrounded with masonry block and a brick veneer to match the building with and the gates
will have a white, actually a off-g gray tracks panel gate. Um, also in this uh, design, we've got a nice concrete patio with uh, catenary lighting um, similar to what the Starbucks is going to be doing. And that patio is going to be
surrounded with a landscape buffer with local flora. So overall, it's going to be a nice active uh complimentary building to the rest of the development. Talk a little bit about the signage. Um so the signage is all going to be
internally illuminated letters. Um what you're you're not getting the big graphic above the Panera Bread. This again, this is going to be a little bit more slicker. Um, and so all the uh letters are going to be internally illuminated. We've got a couple of um
box signs uh for drive-thru um typical um um signage for maneuverability and wayfinding on on the site as well. Um we've got the signage for the drive-thru, menu board, that type of
thing. So it's all typical sign package that is um uh is pretty much trying to uh follow the plan requirements of minimizing the distraction and the clutter. So a well
thoughtout uh sign package. Uh building lighting is consistent with the plan as well. Uh we've got some canopy mounted fixtures over the entrance. U the patio string lights that I mentioned. Um um and the typical
drive-thru illumination. Um hours of operation, uh Monday through Saturday, 7:00 a.m. to 10:00 p.m. Sunday, 8:00 a.m. to uh 10:00 p.m. Uh the maximum number of employees per
shift. So in the off- peak times, it'll be about four to five people and then the peak times it'll be about 8 to 12 people. They may even flex to 15 depending like this time of year they'll probably be doing 15 people on at the
peak time. Um the drive-thru has a queue of nine vehicles. They tend to move pretty quick. Um so you probably have experienced this like everyone's ordering ahead now especially for this offering since it's sandwiches.
So, people order ahead, they get into the drive-thru queue, they pick it up, and they go. So, they tend to move pretty pretty quick. Um, we also have a bicycle rack planned um here at the corner by the entrance element,
and uh the deliveries will happen at the rear um by the uh using the drive-thru lane, and they're only twice a week, and they're going to be at 4:00 a.m. So, we confirm that with the Panera folks. Uh seating interior seating capacity is 89
and the patio is going to have enough seating for 22 people. >> I do not have any further questions for Mr. Kimble. >> Anybody have any questions? Anyone have any questions for Mr. Kimble? Not we'll move on.
>> Okay. I actually need to recall Mr. Tester just for one moment to clarify uh one of the statements he made. Okay. So, Mr. Tessa, the just if you could clarify the size of the medallions. >> Yeah, those medallions that I referenced as sirens, those are the green round
signs I'd indicated as 60 in. There's an error in my notes. It's 6 feet in diameter, not 60 in in diameter. That's 5 foot is wrong. 6 foot is correct. Okay. >> Thank you. >> Okay, that's all for Mr. Taup. Any other questions?
So for this application, that is all I have for the amended preliminary and final major site plan for the changes for the gateway services. >> Make sure to open it up. All witnesses. >> Make motion to open up the phone.
>> We have a second. >> Second. >> All in favor say I. >> I. >> Anybody from the public like to speak on this matter? Anyone from the public like to speak on this matter? Seeing none, I'll take a motion to close. >> Motion to close. >> Second.
>> All in favor. >> Thank you. >> Right. That's all we have in this particular application. We thank you for your time on this one. >> On this, >> you need a motion to approve this part of the uh
>> do a roll call. It's going to be Mr. Candell. >> Yes. >> Miss Lman. Yes, >> Mr. Shaw. >> Yes, >> Mr. Sataka. >> Yes, >> Mr. Williams. >> Yes, >> Councilman Sabrowski. >> Yes. >> Chairman Tai, >> nice presentation. Yes. >> Approved. Thank you. >> Thank you, everyone.
>> So, the next on our agenda this evening is planning board 25-04, amended final major site plan, Bass Pro Shop signage block 257 uh.02, lot 7 and 7.02.
Right. Well, I get to stay up here and keep going. So, just for the record on this one, I am still Jennifer Phillips Smith and still with Gibbons PC and also here on behalf of the same applicant, Seville Seapport Associates urban renewal. This is also an amended site plan. This one's
amended final major site plan and this has to do with the BAS pro. Uh, as you all know, Bass Pro has been here a number of times for approval. This iteration of the building was approved again in that presentation we made in 2019 with the resolution adopted in January 2020. And then we came back
twice in 2023. Once to make some adjustments to the building footprint and this uh and facade and the other to make adjustments to the parking lot as Mr. Feda will fill you in not to steal his thunder. That building is largely you know under construction and you can
see it now. You see the shell. Um but we are here because we do need to get amended approvals for the sign package. So, the testimony will be relatively short. It's here's the signs that were previously included. Here are the new signs that are being proposed, including a pylon sign, which was not part of the
last iteration because it was still being uh designed at that time. We did provide separate notice for this particular application and provided that application to to the board. Um, and we are not requesting any new or different or additional relief as part of this
application other than the site plan approval. So with that, Beth, actually, we're going to go back to the first package you had up before. I'm sorry about that. >> Gate one. The gateway. >> The gateway one. We are going to take a look at some of the pictures that we had included in that. And I'll ask Mr. Feda
just to come up briefly to talk about the progress on the construction of BassPro. Beth, we're going to go all all the way back to the beginning of that package. third slide. >> Thank you. >> There you go.
>> There we go. >> So, we'll mark these pictures individually as you go through them just and I will pull them out so that it's easier for the record. Uh, so we'll we'll mark the first picture as A1. Mr. Feda, for the board's record, would you like
me to have everyone put their credentials back on the record again? If Okay. >> Wonderful. The Mr. Feder, I know you previously talked about the progress of construction with relation to gateway services. Can you talk a little bit about Bass Pro, please? >> Certainly. Yeah, this picture is from
the northern end of the site um looking down the public road and crossing which again um is largely constructed and paved with all the utilities. Um, as with the gateway services district that we just spoke about earlier,
um, there are no changes to the public roads, no changes to the infrastructure and, uh, similarly um, there are no third party approvals, county uh, D, all that stuff was taken care of, satisfied um, over the last several years. Um, and
again you can see the traffic signalization that's that's being installed and has been installed. So Beth, if you could move to the next slide. Um, this is actually uh we were north of the site just a moment ago on the last
slide. Um here we're looking east towards Main Street Extension and the Parkway. Um with the rear side of the BassPro building and once again uh utilities entirely constructed. Um the only thing that we will need to finish
up for gateway services and BassPro next year when the weather turns sidewalks and landscaping. >> We'll mark that picture as A2. Beth, could you transport us to the next picture? Yeah, this is a this is a great shot. We love this building. It's
phenomenal. um the the the stone columns and and the materiality that you know really accentuates the Bass Pro brand um is being carried over as our architect will
speak in a few moments with the pylon sign which is a very important and integral component of the BassPro building and the BassPro lease premises. I would point out in this picture as well um this is the corner um where the
Riverton um first is uh is evident uh to the public as you come off of the parkway. Um this was manifested in one of our changes several years ago where we flipped the building and we thought that this is such an important component that we put this glass structure if you
will um that is lit up. It's a great architectural feature and you can see into the building the grand scale of it and um there's some internal uh uh architectural flares including a a boat that will likely be hanging from the
ceiling and a a Hatteris boat. So it just really um showcases the Riverton development with that change that we made several years ago. >> So with that, Jen, I think um >> we'll mark that third picture as >> A3.
Excellent. And so now, unless there's questions for Mr. Feda, I will ask our architect, Eric Alers, to come up next to testify. >> Thank you. >> We have brought Mr. Albertson from Missouri and he works with Bass Pro and
has been an important part of designing this building and getting it ready for the residents here in Saraveville. So, Mr. Alers, if you could I know you've been here once before in connection with one of the other approvals, but if you could reintroduce yourself to the board and discuss your your education and background
>> everybody, this is Eric Alver. Uh, I graduated from Jurian University, licensed in the state of Missouri. I've been practicing architecture since 1995. Um, my partner and I started our own firm in 2010, and we've been working
Bass Pros for I've actually been working with Bass Pro since 97. We've done more than over four million square foot of Bass Pros uh since we've opened our our firm. And um we're licensed over 20
states. I've been a uh a witness for multiple locations all over the country and as she stated I've also been witness to you guys in 2023. >> I think motion that was on
favor. >> Thank you. Go ahead, sir. >> Thank you for having me today. As we mentioned, uh, BassPro has, uh, re-evaluated some of their signage and, uh, BassPro's process of design is a very fluid, uh, process, not only from
design to construction documents, and we're always looking for opportunities to improve the project all the way up to the day that the doors open. Uh, signage is no different than that. Uh, it's a great, uh, reflection of what we do with inside the building. uh it also is a
reflection of uh the size and grandeur of of the project. So as we go through that process, we always have to pivot a little bit depending on what happens interior of the building uh to make sure it reflects the outside and the signage and the branding of of what the products
are within the building itself. Uh we also have of course the owner uh thumbrint uh Johnny Morris is uh highly involved in every one of his projects and so as those approvals come uh we also pivot the design to make sure that
it fits also his and and Bassro's branding uh and their concept through all of their projects. Uh so what you're going to see as far as the changes that occurred on this are really a reflection of a lot of those items. not one of them item but a lot of those items. Uh front
facade is a a prime example of that. Uh we changed a couple of the front signs uh from u from a previous like this sign here was was uh a redhead sign or at a ascend sign. Uh since then the wide
water sportsman's um area within the building has increased. So we wanted to make sure that that presence was on the outside of the building. So, we changed that ascend sign to the the uh worldwide sportsman sign. Of course, those signs are all uh vindicative of of style and
and so the the size of those signs can change depending on what the brand is we're showing. Uh in addition to that, on the front facade, we had not allocated signage for uh the upcoming restaurant and the amenities that the restaurant would have. So, we reallocated some of the signage on the
front of that building to be allocated for those amenities that will be uh upcoming within uh the project that are still under design. Um on the on the uh other side of the building uh over here,
uh we re-evaluated that one uh because the uh facade was very large. uh we didn't have quite as much signage on there. We needed to spread that facade out a little bit, take advantage of some of the gable forms that we do have. Uh
so on that side, we ended up adding an additional traffic sign to the gable right here to start to break up that facade. Uh we also had another redhead sign here on the side gable, which uh we determined there was already signage for that product in our store on the front
of the building and on the back of the building. So BassPro decided it would be more vindicative to continue to put one of their BassPro logos on the side. That size of a sign is always a little larger than the redhead sign. So again, that's where some of your signage changes in in
square footage are coming from. On the back side of the facade, we ended up taking off some of the the gables that were on there and kind of redesigning the the materials on that. when we lost those gables, we needed to re-evaluate the signage because those those forms
were not there anymore. So, we worked really hard with Bash Pro and with Riveting team to come up with a new design for the materials on that side to give it a lot more flare still, but that also required us to relook at the size and signage and the changes that you see
on there. Uh we also had uh on the tracker side we had uh one of the older tracker boat centers um uh ribbon signs which was a little smaller in in its size. Since then uh B tracker has been
going through a rebranding scenario as well. So there signs have changed in configuration and we have upgraded this one to make sure that it's meeting the branding of the tracker throughout all projects and this one not being wanted
to be one of those as well. Um, in addition to that, um, we changed a few signs on the side of the building that faces the highway, uh, where we have all the glass. Uh, we want to make sure that we, the Mako brand was was being, uh,
identified on the outside of the building, uh, to reflect what was happening on the inside of the building. So, that was another sign change that happened on that facade. So each one of these we kind of re-evaluated not only the sign that was on the building for
the product that's being serviced and shown in in the the store itself, but also uh working a little bit with proportions of those to make sure they're filling out uh the the building facade properly. I mean spread out
enough to give that visual visual uh appearance and and and elements throughout the facade itself. Uh in addition to that as as we spoke we also added the pylon sign which uh is is very important to the branding of Bass
Pro. Uh we we designed that sign uh to always mimic the branding of Bass Pro as well. So it'll have the the larger rock bases just like the front facade does. Uh we use the same uh log work and and
materials in there. um very uh uh the gable forms that kind of mimic the building itself so that all of the BassPro pieces are uh cohesive as one through the entire development and really read the brand of BassPro. Uh so
a lot of the the small increases you have seen are are mainly due to the addition of the pylon sign and the reallocation of some of the other signs uh with the different branding or product that they are or just filling
out u better the gable form that's there. And just for the record, you're you have been testifying off of a four-page PDF set that will mark as A4, which the PDF is labeled as of today's date. And I think if you go one more sheet, there's
a picture of the pylon sign. >> Correct. And you can see the pylon sign itself, like I said, has the the same rock forms as below and and a lot of the same vernacular feel that you have from the the the building itself. Uh the location of that I think is very
critical to kind of keep the eye of going into the development and um just identifying that you're you know you're at BassPro. >> I do not have any other questions for Mr. Alers and
>> from the wood have any questions? >> We're all satisfied. >> I do have Mr. Bush here if there's questions on the site plan. But the only change in the site plan is there is now a pylon sign. Uh so if you'd like I can call them up but otherwise that that would conclude our presentation for this
evening. >> Are you good with that? >> Yes. >> Fine. >> Okay. >> Motion open to the public. >> Motion open public. >> Second. >> All in favor. >> Public. Anybody from the public like to
speak on this matter? Anybody from the public like to speak on this matter? Seeing no one, I'll like to take a motion to close the public. >> Second. >> All in favor? >> Eyes have it. >> All right. >> Okay. >> Thank you again this evening. That is all we have on this amended final site
plan for the BassPro signage. Thank you. >> Need a motion to accept this or deny it? >> Motion accept. >> Second. >> Roll call. >> Mr. Candell. >> Yes. >> Miss Lman. >> Yes. >> Mr. Shaw. >> Yes. >> Mr. Sataka. Yes. >> Mr. Williams.
>> Yes. Councilman Zabrowski. Yes. >> Chairman Tai. >> Yes. >> Thank you. You are approved. >> Thank you very much everyone for your time on both applications. And since we probably won't see you again before the end of the year, happy holidays and happy new year. >> Thank you. You too. >> All right. Next on the agenda, old
business, new business, administrative matters. This evening, we have the approval of the 2026 meeting schedule. I need to receive a motion to approve that schedule. >> A motion to approve. >> Can I get a second? >> Second. All in favor? >> Opposed. Um, we will be going into an
exe executive session, but I figure let's do public portion first and then so we can do Yep. Get a motion for public portion. >> Motion to ex open up to the public. >> Make a motion. >> Second. All in favor? I. Anyone from the
public like to speak? There goes the crew from Pro Bass. Everybody, thank you very much. Have a nice holiday. Anybody like to speak from the public? If not, I'll make a motion to close.
>> Second. All in favor? I. >> The eyes have it. >> Right. So this evening, we need to authorize going into executive session um December 3rd, 2025. Uh whereas the planning board of the bureau of serville is authorized pursuant to NJSA10 col412
to exclude the public from the portion of this meeting of purposes of discussing specific matters as permitted by NJSA10 col12 and whereas the planning board of the bureau of serville intends to discuss certain matters which are deemed confidential pursuant to NJSA 10 col412
in executive session whereas at the time of the planning board of the bureau of serville cannot determine the time when the discussion to be held in executive session will be made to public but will disclose the minutes of executive session when the need of confidential confidentiality no longer exists. Now
therefore to be resolved by the planning board of the bureau of serville that this meeting shall be adjourned to an executive session close session and the public will be excluded in order that the p excuse me the planning board of the burough of serville may discuss the items listed below attorney client
privilege litigation. I, Beth Magcanny, board secretary of the planning board of the bureau of serville in the county of Middle Sex, state of New Jersey, hereby certified this to be true of the action of the planning board at its meeting held December 3rd, 2025. May I get a motion? >> Second.
>> Second. >> Need to do a roll call. That's going to be Mr. Kandell. >> Miss Lman, Miss Mr. Shaw, yes. Mr. Sataka, Mr. Williams, Councilman Zabrowskin, Chairman Tai, Um, out of close session.
All right, I need a motion to go back into session. >> Now that we're in session, I need a motion >> to return. >> Just so everyone knows, our next meeting will be the reorganization dragon meeting January 7th, 2026. Um, everyone
who put in their paperwork that's been over the mayor's office. >> Motion to adjurnn. >> All in favor everyone have a nice holiday. >> Thank you very much for a great year.