of course everybody ready okay good evening everyone good evening everyone the zoning board of adjustment for March 26
20 25 is now in session will everyone please stand for a salute to the flag i pledge allegiance to the flag of the United States of America and to the republic for which it stands one nation under God indivisible with liberty and
justice for all notice of the meeting has been satisfied in accordance with chapter 231 PL1975 by advertising in the home news tribune notifying the Sentinel Publishing Company and also the Star
Ledger also posting on the bulletin board and filing with the burrow clerk roll call mr green here mr mr kazinski here mr espazito here mr emma here mr bella here
mrs gotstein here mrs mr castle Grant here miss Cassandi here under old business we do not have any carryover applications at this time so we'll start with our first
application 25005 Michael and I won't be able to pronounce your last name you're going to have to help me with that that is perfectly okay of 76 William Street good evening ladies and
gentlemen uh my name is Michael Balabic and uh one second yes raise your right hand you tell the truth nothing but I do my name is Michael Balonic and uh I
happen to own the property in the old bridge section of Sville on William Street 76 William Street i purchased the property many years ago i think it was
2008 or 20 I believe it was 2008 uh previously I got the approval for single family house on the property but because of health condition then we
had the COVID 19 and uh I lost the approval based on uh time limitation because approvals uh uh valid only I don't remember either one or two years so I haven't broke the ground within
that period now I'm ready and uh that's why I'm here okay i do have a couple of questions I'd like to ask you uh I have read over your previous application that you put in uh
you appeared before the zoning board in 2009 am I correct uh yes I believe so and you were denied the application and you went to the superior court in New Brunswick before Judge Hurley 2010
correct and it was brought back to the zoning board and you were approved correct now from 2012 when you were approved until now 2025 can you tell this board why you
haven't been back or why you didn't start any construction on that premise at that time okay let me I don't want to say repeat but let me make it straight i had health
condition at that time uh after that once I got they got I got back uh we got hit with COVID 19 so that practically paralyzed the whole
world not only the whole country and uh now thank God we are over it and uh that's why I decided to resurrect practically the potential potential development of
this property now the the home that you want to build now is different than the one that you originally came before this board on am I correct uh basically it's the same uh architecture with some very minor
changes did you add another bedroom to it from the first application no it was originally four bedroomedroom it's still now four bedroomedroom and Mr chairman if I can maybe give you
some background to to help you understand what what the background was back in 2009 the application was made the application originally was for a four bedroomedroom uh single family home during the uh hearings there were concerns raised by area residents about
the size of the building as well as flooding in the area the applicant's attorney Mr for paper at the time agreed to reduce the size of the house to three bedrooms so it was revised to be three bedrooms the application was denied by
the board as you indicated it went to court it was remanded back to this board and there were conditions of the approval there were requirements that they install drain pipes because there was a a flooding problem in the area that the residents were complaining
about so the applicant agreed to install drainage pipes along the frontage of his property as well as keep that three-bedroom unit so if you read the resolution it does talk about three bedrooms i I agree with every everything
you say but the point is the square footage was reduced let me I can comment on it i'll tell you the differences between this application and the and the prior one the original was three bedrooms this is four bedrooms the original front yard setback was 20
ft he's now proposing 25 the sideyard setback on the side street originally was 10 that's proposed to be nine lot coverage for the building before was 22.4% now it's 24.5% so that has
increased and the impervious coverage overall has gone from 32% to 44.6% and I believe that's because you now have a a longer driveway and a deck that's proposed on the back of the house which wasn't part of the original approval uh
yeah you're correct the original didn't have a deck correct correct so those are the differences between what originally was approved by the board and what's before you now mr kernow can you explain the drain pipe i know that was a a real issue yeah that
that's a good question there there was flooding in that area and and as as you may realize due to Sandy a lot of the houses that were there are no longer there in that area there were no storm sewers and they had pipes underneath
individual driveways so there was a concern that this driveway and the pipe underneath it were not adequate to carry the water making its way out to the river so the applicant at that time agreed to increase the size of the pipe under his driveway but since then the
burrow has gone in and installed storm sewers and reconstructed William Street so that's no longer an issue with this application because the burrow went through and put large diameter storm sewer pipes they put uh check valves to prevent the river water from backing into the development so the drainage as
far as what the applicant was required to do before is no longer applicable so what we're saying here is the drainage pipe under the driveway is no longer correct he no longer requires a pipe underneath his driveway there used to be a drainage ditch along the
frontage the town put storm sewers in the street to take the storm water so there's no longer a need for a ditch along the front of his property i was going to increase as far as I remember if you don't mind I was going to increase the pipe to 18 in to go
underneath of uh apron of the driveway but currently there is a 36 in pipe installed by the borrow jay wasn't one of the issues that the pipe wasn't on the property so there was a question whether the zoning board had
jurisdiction or not that was discussed but as part of the remand back to the court the applicant did agree to go through and put that in since that was one of the biggest concerns raised by all the neighbors that came to the hearing at that time right
you're the owner of the property correct yes and and what you intend to do or what you want to do is build this house and then you're going to put it up on the market for sale i'm not sure yet as a matter of fact uh I was uh seriously
thinking of moving in myself uh I'm not getting younger and I thought that would be very secluded area for the retirement for myself but I'm not 100%
sure yet that's why I don't want to sound like I'm misleading or something mr mr chairman if one more change I I forgot to mention uh the elevation of the first floor of the dwelling has increased from the original approval it originally was 13 now it's proposed to
be 18 uh correct and in one of the other conditions of the prior approval was that you have to get the appropriate permits from the D to build in this area correct so if the board is going to take action that should still be a condition that he gets the appropriate permits from the state to allow him to build in
that area yes jake the uh blood plane elevations change between now and then they have and your ordinance has changed with regard to your first floor elevations as a result of Sandy any other questions of this applicant do you have any other
witnesses that you expect to call uh the only one I brought here is my uh engineer Mr mark uh leber just in case if uh Mr cornell would have some questions or any other
member of the board would have any questions which I'm not capable meaning I'm not professional engineer to answer then Mr lever would be able to do you have any questions for the
engineer no Mr chairman I I think really what you're looking at is bulk variances for this property based upon the lot width the lot area lot coverage and uh total impervious coverage and front yard setback so there's a number of variances
that are required because it is a very small small lot and you do know that you have to get uh the permits from from the D concerning this correct yes correct it was uh as a matter of fact part of the
original approval and nothing changed in South River still there so cuz you are in a flood zone at that correct correct anyone want to speak to Mr haber the engineer
chairman have one question on this on this bird's eye view can you tell us where that or at least tell me where the property is if you will see uh almost right in the middle of the picture there is a house with a blue tarp in the back
correct if you could see blue tarp covering the roof that's why the house was demolished it was practically in irreparable condition so that the house is gone and that's your vacant lot correct okay so this picture is quite
the reason why I brought up that picture it was baked uh on goo from Google in 200 either seven or eight right before the demolition of the house but I had uh
the picture so I thought to bring it to your uh attention the house was there for over a century are these houses still there around a lot no practically the houses if you are
facing the old house at my lot on the left hand side those houses gone across the street two houses they gone and in the back there's no houses no house in the on on the other side of David Street
and no house on the other side that one's gone gone that one's gone gone so you're all by yourself okay why do you think I want to move there myself just make sure that's marked in as exhibit
A1 the aerial view just one other question so those houses are gone i noticed on the list of owners the Department of Environmental Protection is listed are those lots owned by Correct the two lots on the
left hand side those two uh neighbors sold with two blue acres uh actually I remember it was a relatively young couple there with two children and the house next to them
was elderly lady i I helped her couple of times with her yard help but very nice a lot of those lots around your house are Blueacre lots right right there were a
lot of people sold it to to the state uh at that time I offered to the state to buy my property because I thought they going to make one big park but the state said the blue
acre blue acre plan or concept was only to buy primarily residences not even secondary only primarily and they said vacant land we
are not interested in so in terms of what you're building the setbacks they don't really affect any nearby houses at all there are no houses to affect so or no neighbors to complain about the
water correct correct okay um in reference uh getting the uh permits from the D how long does that usually take to uh submit the application and get the permits back they typically have a 90-day review
period after a complete application is submitted but a lot of times it'll take longer than that so I would say six months as as a probably the earliest are you aware of that i hope I'll live that long
would have any other questions i have one question you said all the other houses were bought out by the state correct okay at this time I'm going to open it to the public see if our planner has any
questions i was going to ask a question about the setback from the front and the side originally I guess from David Street you had a setback of 10 ft and now you have it 9 ft uh but the sideyard setback is only required to be 8 feet and you're
holding nine any reason why you wouldn't hold the 8ft sideyard setback so provide 10 ft from David Street since that's a ride ofway well uh there are a couple of reasons number one the whole house is only I don't know
if you paid attention only 27 ft wide 27 ft is the size of townhouse or cardabidium so to push it even narrower maybe I wasn't really clear i'm
just you have a 9 foot setback on the sideyard and a 9 ft set back from David Street originally you had a 10-ft setback from David Street so if you did an 8ft set back from the sideyard which is the minimum required you can still provide the 10 ft from David Street it
wouldn't change the size of the house i'm just saying slide the house over a foot go to the minimum slide and hold 10 ft yes it's still road frontage so I thought I'm keeping the same total you are in the center of the house just I
shift it a little back because there are no houses there anymore before it was houses there so and uh on the other hand David Street it's a dead end street as well as William Street so one
foot would make any difference i just wonder why it was No nobody drives there anyway i'd rather be f further away from the ride away from than the sideyard even it was a foot but that's either way is fine that's exactly why I uh kind of
moved it a little thank you only one foot thank you Mr chairman you okay with that yes how many variances are the um I think Jay had run through some of the variances but uh the applicant uh
has a lot size of 5,625 ft where 8,500 ft is required minimum lot width of 80 feet 45 uh feet is proposed actually it exists um front
yard setback uh 20 ft required now it's going to be 9 ft from David's Road where originally it was 10 uh maximum building coverage of 20% minimum on the last approval was 22.4 now it's 24.5 that's
it any other questions of the board hearing no other questions now I'll open it to the public is there anyone from the public who wishes to speak on this application hearing none I close the public
portion what is the pleasure of the board concerning this application motion to approve second motion i have a motion to approve and a second roll call
mr green yes mr kazinski i'll vote yes but last time I voted no but that's because there was houses nearby but now you're all by yourself so that's I didn't want to bring it up but I remember that okay thank you Mr espazito
yes mr amber yes mr bella yes Mrs scott yes Mr castle Grant yes Miss Cassandi okay the application's been approved we will moralize this at our next meeting next
month and that's it we don't need you uh mark in reference the engineering part thanks thank you very much ladies and gentlemen have a good night our next application is
252 2 Gen Street the chairman members nice to see everybody larry Cali on behalf of the applicant CPDIOS Serville LP we appreciate you having us here tonight i haven't seen this board in a while years ago we had
the um Dvita Dialysis Center um at the uh town center at the Serberrook Town Center you folks were wonderful when we had that application before you we're happy to be here tonight on this one um Mr mr chair members I don't think we're going to take up all that much of your time on direct testimony this evening it's a very simple application we've got for you tonight but I'd let you know
what we are here for the relief we seek and the witnesses you'll hear from shortly mr chair and members uh for the record it's 2 Gen Street it's lot 7 in block 333.01 we're a B3 zone we're about an acre and a half property about 66,000 ft and change there's an existing
commercial use on the property it's auto sales and repair first transit has been there for a number of years there's multiple structures on the property the accessory parking areas storage areas there's also a cell tower on the property the board probably remembers that about 7 years ago that was before this board for the telecommunications
tower and equipment on an unrelated application but that is on this property the cell tower nothing about that cell tower is part of this application the application tonight relates to the principal use of the property which had always historically been there which is the auto sales and repair under new
ownership now the applicant before the board is the current owner of the property they proudly acquired it about a year ago and the applicant is looking to bring on a new tenant to the property Model One who's a national recognized provider of sales and service primarily to school buses and transit buses and
shuttle buses around the country so Model One is looking to locate their operations here for the same thing that's been there auto sales and service of vehicles um they'll be on site new inventory is going to be on site you see on our site plan our engineer will testify shortly what you're going to see
on that site plan which includes buses and shuttles on site for sales by appointment there'll be service on site very similar to today but it's going to be the new operator a very proven operator a national operator with model one our engineer will walk you through the operational details of what that
tenant will do once they're here we're essentially a a conforming minor site plan we submitted an application after extensive conversations I had with Andy and he said you know in an abundance of caution because of the history before the board with the cell tower case we think you should file a minor site plan it was a
question whether or not we're exacerbating that that existing non-conformity of the site that was ratified by the board i don't think we are because we're not doing anything relative and visav to the cell tower we're just retenanting the existing permitted use that's there but we had no problem filing the application with the board that's what brings us here tonight
folks there's existing non-conformities on the site the structures that have been there are closer to the street than they should be the lot coverage is slightly over none of that is being exacerbated intensifying or changing by way of this application this is really just a reteny with some striping um some aesthetic improvements around the
property functional improvements and things that will be safety and efficient improvements as well for that restriping and circulation that Dynamic Engineering has endeavored to undertake with this site plan on the property and a single sign for the tenant you're not going to drive by here and say "Oh let me stop in." But they do want their branding out
there they're going to propose a sign it's on the plans it's a like kind exchange for what's there now as far as size and area goes simply says model one with their branding logo on it um our engineer will speak to that as well so not much brings us here tonight except for this retendency but along with it
comes a cleanup of the site we think it's getting safer and more efficient and this happens to be a lower demand operator our engineer will testify as to the parking assessment and circulation assessment that was prepared following our TRC with the burrow where the engineer undertook a few reports in conjunction with plan revisions there
was a sanitary and water report that was prepared by dynamic engineering there was also a circulation and parking assessment overall it's a dramatic site improvement from what was there under prior ownership this is thematic of what this applicant does with the properties they own they own several in New Jersey
uh they're growing their presence with sites that have outdoor storage industrial uses commercial uses and truck uses um so this is very common and typical of the beautifification and adaptive reuse improvements that we see with this applicant um
CPIOS uh I think I've said enough Mr chairman if there are no questions what I'd like to do is introduce you to first of our two witnesses our civil engineer Tom Trod of Dynamic Engineering he's the scrier of record uh the plans that are filed before the board uh we also have a professional planner with us notwithstanding the fact that you know
we think that the relief is very limited and nominal uh we can offer planning testimony to the extent the board thinks it's appropriate under the circumstances for this proposy uh we can sort of feel that out after we get through the civil engineering perhaps we don't want to keep the board for more than you need to be here on this application if we answer
all of your questions okay all right see thank you sir you hiding behind you yeah these you want to take that and try stand yeah you want to I'll say I'll use podium let's get you sworn in
right hand and thank you for the camera it's letting me see just how bold I really am so I I'm going to go home feeling good tonight everybody i appreciate that if that extra mic working we can use the teaching mic it's lit up yeah I think
you're good testing i can just use this if it's easier raise your right hand you swear to tell the truth the whole truth and nothing but the truth regard to this application so help you God yes I do you are sworn thank you Tom briefly for the benefit of the board your background and credentials in the field of civil
engineering which is what we intend to qualify you as an expert this evening absolutely so I am a graduate of the University of Wisconsin Madison in uh 2018 since that point I've worked for dynamic engineering consultants for the last seven or so years uh where I've worked on a variety of projects including industrial residential and
commercial uses i am uh currently licensed professional engineer within the state of New Jersey and my license is in good standing we accept your credentials thank you sir thank you Mr chairman so Tom you heard my profit to the board as to what brings us here this evening it's limited site
improvements it's mostly superficial i'll describe them as if you wouldn't mind taking the board on a tour of the property as to existing conditions and then we can dive into the the proposed limited improvements um and anything that wasn't filed Tom I'm not certain if anything in your deck wasn't submitted but if it wasn't we'll identify it and
mark it accordingly i plan to just use two sheets from the submitted site plan but if anything else needs to be presented I'll I'll mark that accordingly can you see this okay that's good okay great um so I'll start with existing conditions then I'll move into what we are proposing with this application as as Mr cali stated it's it's fairly minor um in nature mostly a
retendency um but I'll run through everything and answer any questions the board uh may have uh so what you have in front of you is the aerial map exhibit um this is sheet 204 of the previously submitted site plan set prepared by our office it is dated January 17th 2025
last revised March 7th 2025 for reference it's a scale of one inch equals 100 feet and north is denoted to the top of the page uh the property is located at two going street within the burrow of Seville block 333.01 lot 2 or lot 7 excuse me um the
lot area is roughly 1.5 acres in size uh with industrial uses to the west with the Garden State Parkway beyond industrial and commercial uses to the south and east and wooded area to the north of the site the property is currently located within the B3 highway
business zone um and the existing uses include a truck maintenance repair facility which is a permitted use within the uh within the zone and the uh previously mentioned telecommunication tower which is a non-permitted use the site is currently accessed off
of Goen Street with a with one 24.8 foot wide full movement driveway uh the the site currently has an existing 7,868 ft one-story building containing five service bays within uh several parking areas are located throughout the
site there's 11 uh rear employee spaces seven customer spaces in front of the lot and 13 existing truck spaces in the rear there's also an unstra unstriped asphalt parking area to the west of the existing building uh which functions as an employee parking lot um under the
existing use there are two existing trash dumpsters located along the site frontage and as previously mentioned the existing cell tower to the east of the site uh with an associated 467 foot maintenance building and a few associated sheds
um associated with the cell tower uh there are a few existing nonbolt conformities associated with the site as well as some existing uh design waiverss which include the minimum freight yard setback 50 ft is required where 20 ft currently exists and the building and
pavement coverage where 85% is permitted and 95.2% is currently exists um these as well as a few other minor uh non-conformities which are proposed to remain under the proposed application
if there are no questions on existing conditions I'll move to the proposed so now you have the site plan in front of you which is sheet three of four of the previously submitted set again prepared by office dated January 17th 2025 last survivors March 7th 2025
uh scale is 1 in equals 30 ft and again north is to the top of the page um as Mr cali stated most of the improvements are cosmetic in nature with no major disturbances proposed throughout the site the proposed use is fairly similar to how it currently currently operates the cell tower will remain untouched as
part of this application um which again is non-permitted um and the new use will be an auto automobile sales and repair facility which is a permitted use within this zone the existing one-story building is proposed to remain with no changes made to the building's exterior
aside from an incon replacement of the existing sign on the site which you could see in the top right corner a a detail of that of that sign it's roughly 50 ft in size and it does conform with all um sign requirements outlined within the burough's ordinance
uh the parking area is proposed to be reconfigured to add tandem parking spaces to the rear of the site as well as to the existing uh western parking lot to the leftand side of the page so that'll be the orange and the red spaces are the proposed tandem parking spaces uh the existing asphalt uh
pavement areas are proposed to be milled and overlaid where required by the burrow the trash enclosure um there's a trash closure proposed along the front of the site um that is where the existing two dumpsters currently sit um under current conditions we're proposing
to put in a formal enclosure to screen the dumpsters clean up the front edge of the site a little bit and we are proposing some new landscaping along the front of the site um to screen the uh parking area and the trash enclosure together um in total we proposing 22 plantings uh including a mix of
evergreen trees evergreen shrubs and deciduous shrubs in terms of parking based on the burough code we are required 24 parking spaces for the site that's based on the amount of office space within the building and the number of uh bays associated with the building so again 24 parking spaces
required we're proposing a total of 106 total parking spaces proposed throughout the site uh 11 of which will be for dedicated for employees which are the green spaces in the rear of the building 11 will be dedicated for customer parking spaces which is the blue in
front of the building which includes the one existing ADA space and 88 will be tandem truck spaces um for uh vehicles that are being uh sold here as well as serviced regarding operations the site will essentially function as a
commercial small bus and van dealership um performing sales and maintenance operations the hours of operation will run from 7:00 a.m to 4:30 p.m um on a daily basis the employees are anticipated to start around 4 when the site opens and as business grows and
they build their local clientele it'll max out at around 12 employees total uh I would note that a few of those employees do include their sales team which is a handful of employees who work from home on a daily basis so you would probably not have more than 10 employees here on a on a average workday once the
operation is in full swing uh regarding the vehicles on site it's a mix of small cutaway buses and ADA compliant vans the vans range from 12 to 14 ft in length which is our most common vehicle and the small buses would not exceed a 26 passenger vehicle which
is the shorter bus it's maxed out at about 26 feet in length but most of their vehicles are smaller than that uh they anticipate roughly 40 to 50 commercial vehicles on site at one time but that number fluctuates with demand when they get orders they will bring vehicles to the site and and kind of
adjust their um their fleet accordingly uh regarding sales clients are mostly commercial in nature not individuals we're not expecting the the average resident to drive by and and stop in for a to buy a bus um mostly businesses schools nursing homes
commercial clients who would need a a bus or a few buses for their fleet or vans um orders will typically be placed ahead of time either by phone or on online um and picked up when ready or delivered to the customer directly so there's a good chance that customers may never even need to come to the site to
place their order or pick up um their vehicles i know there's a comment regarding if advertising would be proposed here aside from the sign we're not proposing any advertising we're not going to have a van you know parked out front trying to increase business that's not the intent of this this property so
no additional advertising outside of the sign which is more so just for wayf finding purposes for for the business um there was another comment in one of the letters asking about the duration of how long vehicles will be on site just as a typical dealership would we're trying to they're trying to move vehicles as
quickly as possible uh typically they're trying to move vehicles within 30 to 45 days of receiving them on the property so they shouldn't be sitting here for months a year at a time um before they are sold or moved um on the service end the the operations would provide bus and
van maintenance as needed which would exclude body work painting or any tire work that's not intended to be done on site um they would average once the business is in full full swing and fully operational around six to eight vehicles a day for service um and turn around time on those vehicles for service is
between a few hours to a few days depending on how extensive the work um is required i know there was a comment usually concerned about storing the the dirty oil on site which is which is a fair concern all that will be stored internal to the building in drums per code and will be picked up by a private
hauler um on an asne basis so you would not ever see the oil drums um exterior to the building i would note as Mr ci stated the applicant has 28 other functional locations similar to this to this uh use throughout the country including Atlanta Jacksonville Charlotte
so they're very well aware of what they need to operate a site and they view this property as as something that fits their needs very well and and feel that they can uh functionally operate their business from this property without any issue uh moving to the traffic impact I know a traffic report was previously
submitted by dynamic traffic we have reviewed that um that summary report and to summarize based on the IT Institute of Transportation Engineering the anticipated trip generation from this type of use would be only 15 trips in
the AM peak hour and 35 trips in the PM peak hour um it should be noted that uh the number of new trips uh projected falls uh well below the NJ DOT acceptable threshold of significant trips which is a 100 trips
per hour um as such it's not anticipated that this change in use will have any uh perceived impact on the traffic operation of the adjacent roadways uh the existing building was also occupied by an auto body repair facility which we previously noted uh which generated a
fairly significant amount of traffic to the adjacent roadway network uh this this traffic report that was submitted to um to provide a conservative analysis assumed no trip generation credit was taken from the existing use so essentially looked at the site as a
vacant site and then projected our trips the trips to the pros development on top of that um I would note that the operations of that existing use was more similar to a bus depot than a simple repair facility where employees would come to the site park and then take
their bus out to drive their route um during the day these drivers worked in two shifts and told upwards totaled upwards of 30 drivers uh working at one time so you can imagine all the drivers came to the site at one time parked their cars took their buses out for their routes a pretty intensive traffic
uh generator the previous use was compared to what we're proposing here which should be a fairly uh significant reduction in traffic um I know there were some comments regarding some minor discrepancies with that report um since the the time that report was prepared there was some minor changes to the
operations of the site um some minor changes in hours of operation and total employee numbers however those those changes are are fairly um minor and have negligible impacts on the trips um projected for this property so we feel that the the numbers do still represent
fairly accurate accurately how this site would operate um however we can absolutely have that report updated um as a condition of approval should the board um vote favorably on this application tonight um with this application there
is uh one new design waiver uh requested which is regarding the tandem parking spaces which are not permitted within the burrow uh just based on the site geometry uh the proposed tando spaces make the most practical sense to configure the site and optimize the space i would note that
the tando spaces will be used almost exclusively for the inventory vehicles and vehicles to be serviced so it would not be for the customers it would not be for the employees it would not be for any vehicles that would need to be moved frequently so we feel that the tandem spaces do function here properly without any issue um regarding safety or
circulation of the site um there was also a uh C a bulk variance identified um as a result of the pros development regarding the trash enclosure being located within the front yard um our uh planner will will talk
touch on that a little bit more um but I would just note that this is the same location that the existing dumpsters uh were were previously located and the most practical location for refuge pickup um so that the truck does not have to traverse a fairly tight site internally uh for a large refuge vehicle
um it just be you know optimal for the the truck to come in pull in pick up the trash and be able to leave in in a safe and efficient manner i would also note that the enclosure will also be screened um not only by the enclosure itself we'll screen the dumpsters but we are proposing a fair amount of landscaping
in that general area um to block the view of that enclosure um and there was a second D2 variance identified for the increase in intensity of the use um that more so relates to the cell tower which again is not being touched uh but again I'll
defer to the planner who will touch on that a little bit more to justify that variance um and with that I'll uh conclude my direct testimony but happy to answer any questions the board or professionals may have would members have any questions
um there's a mention of off streetet loading mhm where is the off streetet loading taking place absolutely so the area in the peach right there would be the ideal area we would we would have our loading
occur depending on the type of vehicle some vehicles can come inside uh circulating to the site and we would load internally um say it was a flatbed picking up a van they would be able to pull in here and load internal to the site but is it actually on Gowen no it's
it's on the property it would not be in the road we don't have a dedicated loading space per se that would be striped but we do have areas where loading can take place in a safe manner and it would not be on the road that's a good question it's off the street it's on the site that we're doing that's a good It's a good point good question and you mentioned the employees and
something else needs to be updated do you know what those figures are absolutely so I believe the the latest traffic report that was provided assumed uh 10 employees we are now assuming a maximum of 12 so as I said it would start around four or five employees and
as they grow they would increase but again with that 12 you would have probably two or three of those employees being sales um team members who work from home on a daily basis so that 10 number is probably still accurate for how many would be there on a at a maximum but again we can absolutely have
that updated you can assume you know if you had two more employees that would be maybe four more trips in a day um nothing extremely significant to the traffic numbers but we're more than happy to have that that updated and have your professionals review it to ensure there's no uh significant impacts
so what you're saying what you're saying is to start you're going to have 10 employees on staff at the facility correct well to start it's assumed around four just because the the um the volume of business would be lower until
the the local clientele is built up so they assumed they would only need four employees to start as business started to ramp up they would add maybe two or three at a time and max out at that 12 number max out at 12 correct so there'll be no more than 12 when you're that's
that's what we're anticipating correct and your hours of operation uh typically it would be 7 to 4:30 is that seven days a week monday through Friday i have another question sure um you
mentioned that there's a proposed building signage correct what's the proposed building the building is there already proposed building mounted signage i'm sorry if I misspoke so there is an existing sign on the building located in the front right corner right
here and what we're proposing to replace it with is the sign detail on the top right of our plan it's the same size it's going to be a flat sign mounted on the building and it's going to just be essentially two colors i believe it's green and white just with their company name just for wayfinding purposes if somebody's coming to the site to to pick
up a van they want to know identify the building appropriately there's no lights associated with the sign or anything so um essentially we're an exact replacement of what's there currently you have operation on Saturdays no operations on Saturdays or Sundays so
it's just 5 days a week Monday through Friday 8 to 4:30 7 7 to 4:30 7 to 4:30 yes i would note 7 to 4:30 is the the hours is open to the public potentially have an employee come in a half hour early to get set up leave a half hour later but the the actual hours of
operation for a customer to come would be 7 to 4:30 now you also mentioned about selling vehicles and you you're talking about uh vans small buses etc are there cars
included on the on this sales also no cars no cars no just small buses and vans it would just be ADA accessible vans and the the smaller size buses
vans might look like but it's ADA an ADA van is is the one that's modified so that the ramp can come out of it i don't know if you're familiar with it it's they lower the interior of the van and then it's ADA accessible it would not be any standard vehicles without any ADA modifications or a a bus and and these
these vehicles are brand new or used i believe they're all new correct predominantly new yeah okay so it's just sales and service correct do you do any rentals
not out of this location there will be no no rentals i was down there today looking at the area are you closed right now or is it are you open we are not open at this time until we
receive potential approval tonight we won't be open okay i I also noticed when I was down there there were three school buses there are are they there what are they there for i'm being told they're not on the
subject property they may be next to the property they're not on your property at all do you want to get any operation yeah we'll get you the answer from the applicant representative okay mr hod we'll swear him in and then he can answer your questions okay certainly finish me or you want to We can answer
that question it's one simple targeted question maybe we could do it now u you first sure you swear to tell the truth the whole truth nothing but the truth got to this application so help you God i do you're sworn yes so well first your name for the record Keith spell your
last name and then your affiliation with the applicant please sure keith Hans Ho NTZ uh I'm with Dolphin Industrial we're the operator for the applicant and we uh own and manage um the property in question all right Keith so so you heard the
chairman's inquiry upon his site inspection he thought he identified on our property a few buses there today you know with the question being essentially are we operational today with this application the answer is we are not mr travel testified to that perhaps you could add some context and color as to the location of those buses it sounds like they may not be on our property
correct so those buses are located I don't have a I can talk pretty loud those buses are located over here on the west side of the property so where our property ends there's actually a green fence on the western side and then there's a a narrower strip where you saw those buses parked yes that's actually
the owner of the truck terminal at the end of Gowen Street so that's All right another question I have for you that that Gowen Street is a private street correct it has nothing to do with the burrow do you have an agreement with
them with that street or with contractors for snow removal etc on that street so right now the street is being um plowed and maintained by the burrow um is the way it's currently being
operated uh there is a maintenance sharing agreement between the three property owners so it's our site at 2 gallon it's the truck terminal on the west and then it's the whole equipment rental um operator and all three of
those uh owners have a uh shared um expense agreement uh for lack of a better term that you know if there's potholes or things like that all the parties share in the um maintenance of that but historically and we found this out when we were acquiring the property
um you know the prior owner and the adjacent owners if there's a pothole you know they're calling the burrow and the burrow is coming out fixing the pothole um as a less than organized solution so far Mr chairman and what's happening out there seems to have been a handshake for
decades and it's it's working to the extent the burrow is not doing the work themselves um but the burrow is in fact uh doing the snow removal on that correct there's an agreement with the burrow on that i I don't know that there's an agreement with the burrow i just know that the burrow is actively
paving and salting the road um currently one of the things I am concerned about when I was down here today is that uh fire trucks uh big fire trucks getting down that street we we have to make sure
that there is no cars parked on Gowen anywhere on Gallow so that these emergency vehicles could get through you want to I I it's a good point Mr chairman i'm not sure it was a question Mr hods but but an observation and I'll say this you heard Mr tro testify as to
the very large communities around the country that this tenant operates in in large cities they do so successfully and they thrive there i don't think you're going to have any issues from this tenant and this operator we can't speak to other property owners um and know these plans are all subject to review of inter agencies and departments if the
fire department had any comments wanted anything changed I'm sure dynamic engineering Mr tr be glad to accommodate those changes we've received no comments to date that there were any concerns or questions or or requests for plan tweaks um but we hear you loud and clear we
agree with you the vehicles that you service uh the vehicles that you service these are vehicles that you sold or or or can anybody who has a small van
or or a small bus would they service that too or is it just your vehicles it would be both it it is open to anyone who owns a bus who can come here and get maintenance or a van but we would I believe there's agreements in place for um you know continued maintenance of
vehicles that they do sell so the intent is they sell a van or a bus they would come back for routine maintenance or if there's any issues but they're also open to doing repairs for outside vehicles as well and the routine maintenance that you're talking about you're talking about oil change and brakes etc correct
that as well as some other items as I mentioned the only items that they would exclusively not handle on site would be uh body work painting and tires um anything outside of that is possible to be done on site it would be uh the majority would be routine work breaks uh
oil things like that but um they would do some out some additional work as well it's my understanding what happens today essentially on site correct a very similar operation to how the the current auto body shop is is functioning this similar um services
now the cars that you're going to sell are the the the buses and and the vans these buses are kept outside on that one parking lot which which would be uh the the red or that would be the intent the majority of the inventory would be kept
in that western lot which is all the the red areas correct and and about how many going to fill up that whole uh parking spot it it depends uh in in speaking with the with the operator they could have as few as 20 they could have upwards of of 50 um they know their
space constraints they would not order 30 buses to the site if they don't have room for it um but the intent is that the majority of the spaces would be occupied with with vehicles um depending on demand depending on orders um it kind of fluctuates with with how the business is running and those vehicles are kept
outside in that fenced in area correct correct on that left side correct and if there's a lot of them there Mr chairman that means we're not selling them so we're doing something wrong so is there any security to protect those buses on site uh there is an existing uh
fence and gates um you know security lights um they may install security cameras um but nothing no guards no you know extra security just just a typical what what a dealership would have how often do you get deliveries is it going to be throughout the day is it a
couple times a week i mean uh parts would be less frequent a few times a week but if you know Amazon UPS may maybe on a daily basis um but but no larger deliveries not as frequent um you know deliveries of of vehicles would be on out on you know per order you know
when when when they need them it's not going to be routine deliveries um so it's hard to say but you know when they get a large order they'll have a larger delivery if they may not have it for a few weeks then they get a couple deliveries so it it kind of fluctuates with with their orders
vans and buses delivered are they driven there or are they on a truck that delivers them great question my understanding is that the vans are typically brought on a a lower flatbed the buses are a little too large for that the buses will be driven onto the site
does this client represent like a particular brand of manufacturer buses or or the vehicles or just Forest River bus so that's the only only brand they'll be selling pretty much there are others that seems to be the
predominant okay so you're going to sell others too it could be yeah okay all right so any deliveries that come in with the vans and Amazon and so on they would be parking on Gowen i I don't think they would have to park on the road i I
believe that the the um the tan space would be available for them to park there are service bays there but if they were just parking temporarily to drop off a package and leave that would not be a problem for them to park there temporarily but it would be off the road so we don't anticipate Amazon or UPS
having to park within within gallon for deliveries that's the reason I bring it up when I was there um it is so busy with the tractor trailers sure there was one in front of me one coming behind me that's a very narrow road sure and
there's a lot of potholes so you're always trying to avoid it absolutely but it was extremely busy so I can't see anyone parking on Gowen yeah and that again that would not be our intent and that would you know the the operator would not be parking on Gallon
it's hard to control Amazon deliveries as as you may know where where they park with how they operate but we can absolutely try to have that conversation with them and ensure that they know that they can park in in the beige area um and try to get them off the road and if it's a very busy road I don't think they would want to park while tractor
trailers are going in both directions just logically but you you would hope that they would uh they would park somewhere smart yeah that is str i know it's it's hard to control them right no all delivery drivers they're creatures of habit right they like to park in that spot every time when they get to that one house or that one building so they already know where they like to park
here the the UPS the FedEx folks um we can certainly help educate them that's always a part of the process the good thing here is is this is a lot better than the site is today too so that might just help encourage them themselves to come onto the site more it's less chaotic it's more organized we're more of a dormant user so anything that may
be happening off-site today on the street side will likely come on now that they know they can make maneuvers better so under the proposed conditions it should work better than it does today and we can help educate those it's going to be the same driver doing the same runs you would think for the daily providers you know we can work with them
and we put no parking signs on the street this is a private street how would that work uh I don't know how that works with the town but uh yeah I mean town plowing it's it's it's odd private street we wouldn't need governing body approval we would need you know to be in concert
with our neighbors to make sure that our neighbors are willing to do that um we can certainly agree to work with our neighbors and make a good faith effort to get the consolidated agreement of our neighboring property owners that access that street as well to put up a no parking sign at at certain locations um
it's not enforceable though it's not enforceable no it's working paper it's written on right but it's nobody's going to park there yeah and just for reference for our property you know we have parking spaces and then our service major here only have a small portion of our frontage that would even be parkable ideally no one parks there
but I don't see anyone parking in the road in front of parking spaces or you know garage doors i'm I'm not so sure you can answer this question because you're just going to start opening but try my best what do you can you make a prediction of
what the sales will be whether your business will be more of sales of the vehicles or the repair or the maintenance of the vehicles which is percentage of of service to sales right down the middle yeah 50/50 is what they're anticipating yeah
can't go wrong with that i I must say that um you don't do I haven't seen much advertising on this type of a business there there's no signs out on Ron Street there's no signs anywhere and when you
go down there if if you're not familiar with this you don't even know that your your business exists yeah and then maybe that's the intent here we want to be a quiet business not not a not a noisy neighbor and I think they're going to they're going to build their clientele internally it's going to be again commercial customers again we're not
advertising for the for the someone driving by to to come in and buy a bus basically it's word of mouth and previous customers that she's had yeah and and they have a sales team who's going to reach out to you know local schools local businesses local retirement homes anyone who may need a
bus or a van um I'm sure that's how they build most of their business not by advertising um on the building and these are not the big buses these are the smaller type buses correct the largest one is 26 ft that's that's obviously not the full size bus that a you know
typical yellow school bus um 26 feet under is what they would have on site and Mr chairman you know on the how much activity will or won't be on the site recall you know in my profer Mr tro testimony this is by appointment only so we're not just taking passers by and off
the street um everything coming in is organized and efficient it's all scheduled does anything you're doing affect how they can get to the cell tower for that maintenance no actually it may be improved under existing conditions there so there are two gates that give access
to the cell tower here and one will be internal to the site under existing conditions there's actually a striped parking spot back here kind of blocking that that gate and we're removing that just for open access um so it's it's actually improved from existing conditions but they would still have
full access um no restrictions for for that rights remain what they are yeah their lease rights are not changing and they have the parking for for the uh maintenance of the cell tower etc
correct it would be just as it is under existing conditions correct they would still have their their ability to park and and access and so they know when to come when they do the maintenance has nothing to do with you except it's on your property absolutely correct okay
i just got a quick question just from a business standpoint is this a niche market who's your competitor is it the local mechanic i don't think so right because they don't really work on school buses okay we brought in some folks from Indianapolis no no I don't want to i
don't want a giant answer i swear this I just want to know who's your competitors introduce the operator very quickly okay i'm sorry i'm sorry guys i didn't mean that okay i tell the truth the whole truth is nothing but the truth of this application so I'll be glad i do you're
under oath uh Robert Art uh regional operations manager for model one commercial vehicles um to answer your question sir um it is kind of a niche market we predominantly sell to um agency transit agencies like New
Jersey Transit New York Transit um school districts things like that so it's people people that are in the industry we cater to they kind of know who the players are and we're one of the largest ones so they kind of reach out to us our sales teams are dedicated to
that the people that typically look for our product do sales visits a lot of our business is awarded via state federal local contracts a lot of our businesses uh one by answering RFPs for specific
vehicle purchases similar to like how the township probably like advertises out for like emergency vehicles things like that they put the RFIs out they put the RFPs out similar type of business model for us we have a a dedicated bids team that looks for those type of
opportunities within the areas that we operate and apply you know reply to the RFIs reply to the RFPs hopefully we win most of them and then that's how we generate the sales got it so got it thank you your last name again uh it's
ar a r n dt your business is is in New Jersey you have another business in New Jersey also uh we have a current location that we'll be moving to this location from and your main office is in Dallas the
main office the corporate headquarters is in Indianapolis Indiana i see property ownership Mr chairman is based out of Texas the owner of the property Mr hans's company who testified Mr lawrence is going to be the tenant
here yeah we be the tenant and there's a business in New Jersey that will that business will move to Saveville yes sir where is that business now it's currently in the burrow of Edison I believe edison Township edison Township there's a reason for it moving it's an
interim location it's not a permanent it was it was a band-aid while we were waiting to go through zoning here you know the applicant ownership and tenant had been ambitious they wanted to get on the property and and this is going to head off the request I would presumptuously make at the board they were hoping to get on the property and we were flagged for zoning so we were at
an impass for several weeks as you know this process isn't terribly fast although you folks got us to the board very quick and we're grateful for that um it's just an interim location until they can get to the permanent one hopefully it's here in the burrow um which is a good dovetail to the request of if this board were to vote favorably
what the applicant's request would be is that they can start applying for permits and maybe even start occupying the property they're not going to start servicing vehicles or selling them now but they want to start getting and mobilizing on the property sooner rather than later there's a sensitivity with the school buses being a part of it with
the exception of the experts and the consultants the closest person here came from a two hours away and several were on a flight here from Indiana to be here so this is very significant to them so and they were at the tech meeting as well our TCC meeting we had as well so if we get to a point of a board deliberation and vote the request of the
applicant will be that the tenant can start applying to the building department we realize that you folks don't control that but that would be what the applicant's intent would be if you would be so gracious as to allow that recommendation and guide the building department say we have no problem with it as the board of
adjustment so they can start moving in and start doing something on the property while they get going in the interim between now and resolution adoption i realize you're going to look to your council for that guidance but not an uncommon ask and in a situation like this with the school buses being predominantly the the user here for services and sales it's um it's a
paramount concern to the applicant so we'd ask that you consider that please when's your lease up uh we're monthtomonth currently i have another question this ordinance for mandatory parking requirements says
24 spaces in the detail the breakdown I come up with 23 do we do bad math potentially so one space per 300 ft² of sales office space we have just under 1,200 so that's
four spaces five bays four spaces per bay that's another 20 so 20 24 where did you get the extra one from uh so so the the bays there's five bays total and there's four spaces required
for each bay that's your 20 and then the square footage we we round up always just to be conservative so that's where we got the four instead of the three i guess if you round down you could get the three but they're honest engineers that's Yeah we don't want to ups and we have 106 spaces so I think either way
we're we're there got a quick question yeah I'm looking at uh Google Street View the fencing um after hours you the fencing doesn't clo the road that goes into your back lot that's going to that's going to be
open so there are two gates on the property one closes off that western lot with the red spaces and then there is a gate that closes off the front of the lot essentially here okay so I believe the intent would be for both of those to be closed off hours for security purposes
okay Mr chairman I have a number of questions from my report um we had talked about getting a a floor plan of the building could you just kind of walk through the the floor plan okay so let's let's mark it just in case we're double checking if this was previously submitted but I will mark it
regardless identify Tom by title and we can mark it with today's data as A1 if the board so permits absolutely so I don't see a title other than to go street um it's it was provided by Wolf Architects
Incorporated um and I don't see a date either but I can mark it A1 is acceptable today's date please 32625 so essentially what this what you have in front of you is um essentially a survey of the building no changes to any walls uh rooms are are proposed it's
just the uses of each room is a little is a little change from what's there currently so starting from the the left end of the site that's our the main shop space there are four bays that give you access into there that's where where the main repairs would happen um moving to
the right side of the page shop space um I'm not a mechanic assuming that's where they would keep their equipment uh parts um you know anything ancillary to the actual um shop repair needs um an additional shop space is the big square in the middle of the site um there's
some shop parts and storage areas there a break room to the top and then a few offices scattered throughout so the sales admin space is in the front um another parts room in the back some bathrooms mixed in to the right hand side there is a um a a second floor on
the right side of the building for a conference room on the top floor and then a sales and admin space um but essentially a mix of uh shop space for the repairs and maintenance um as well as some office space for the sales department so no showroom that's in the
building no no showroom that uh 1194 square foot of sales office that's all the offices that are shown on that floor plan is that 1194 so there is I believe the breakdown I actually have a markup give me just
one moment so there are five rooms that we considered office space it would be the sales and admin space here it would be the service and parts office here and then it would be the sales admin space and the conference room so these five spaces together equate to that 1,200ish
square foot and that's where we're getting our parking demand from thank you and then the uh information provided talked about parts uh storage and sales is there a retail parts area or or how
how does the parts sales work do you wanna you got sworn already i don't want to misspeak so there's no direct sales to any customer out of this facility at all the part sales will be sold through the shop
operations so the any retail shop operations the parts being stored there will be sold to those customers because there would be a parking requirement for retail components so it doesn't sound like you would have No sir all of our all of our uh parts sales direct sales
is done out of main warehousing sites via the internet mainly that's good thank you so if a part is sold it it's installed on the vehicle is that what you're saying yes sir so think like the the preventative maintenance stuff and things that they've already touched on so like brakes brake pads so I'd store
brake pads on site to have them readily available to put on um you know oil filters air filters um view mirror or something yes sir yes sir they'd be all They'd be installed yes sir no one would be coming to pick apart that they're going to install themselves no sir not
at this site thank you next question has to do with Gowen Street you're proposing some landscaping basically off your property in that easement on Gallow Street and also you've got your uh the blue parking area cars are are kind of
using that as a backin pull-in backout area there's no restrictions in your easement agreement that would prevent that from from happening no that's correct so we have uh an easement agreement for for access and I believe there was also discussion with the current property owner and the owner of
that uh rightaway regarding the plantings and they had no no issue with that thank you uh could you discuss the lighting on the site we had raised questions at the TRC you said you're going to keep existing just advise the board safety and security how the lighting will work yeah absolutely so
there are uh several building mounted lights currently on the building it's like seven lights in total on the building which currently uh operate efficiently um there are no area lights currently on site but there is a utility pole right in front of the lot
with the red spaces with two um lights mounted on it uh assuming PSG lights or whatever utility company uh operates um that illuminates the that portion of the of the lot so no proposed light improvements um are proposed here we'd be more than happy to complete a light
study um as condition of approval if if that would satisfy the board to ensure that light levels are sufficient throughout um however I would note the hours of operation you know we're not operating at night um we would have the lights on probably dawn to dusk for security purposes um but happy to do a
light study just to confirm that the levels are adequate i don't know that that's necessary it's up to the board if you want to require that but it sounds like they're meeting the intent and I just was informed that all the lights were upgraded to LEDs recently as well so there were some some
improvements made thank you uh the number of employees you've got 11 employee parking places now your number may grow beyond that where would the additional employees park yeah I was informed that 12 would be would be the max um I would say that there is this
that striped area in the in the green space um which does front a a bay where they would potentially access the the service area however if it was an employee that needed a parking space I'm sure they would be able to park there temporarily and if they needed to access it for
whatever reason um if if they're their employee of the of the lot then that wouldn't be an issue um also as noted the the customer parking area would probably very rarely be used the intent is not to park that whole area out so that if a customer came they wouldn't have anywhere to park however I think
seven spaces is is probably more than enough for customers especially when the the visits would be scheduled um so if an additional one or two employees needed a parking space I'm sure that green area or the blue area um would be an option as well but but as I mentioned we're starting at about four employees
building up to potentially 12 with some of the sales staff working from home so on on a typical day I I wouldn't expect more than the 11 uh spaces that are provided i guess the last question is the layout plan that you provided with the different shadings would you be willing
to accept as a condition of approval that those areas are the only areas that are going to be utilized for parking vehicles what I'm getting at is where you've got the reddish color you've got a 40ft aisle so that's going to remain a 40ft aisle with tandem parking on each side you're not going to have that 40
foot utilized for parking multiple wheels where that basically entire left parking area is for vehicle storage yes yes we would agree to that thank you one question so somebody's dropping off
a bus to be serviced that they drop it off and someone follows them in another car they're not going to be waiting around right correct i had the same question uh that's correct just like a C normal service shop if you dropped your car off maybe your wife would come pick you up you would schedule a ride um unless it's a quick repair that would
only take maybe an hour maybe they would stay but typically it's drop off get a ride come back pick up your your vehicle so if it is an hour what does that person do is there a place for for them to stay in the building that's that's you know some place some shops have
places where customers can sit yeah there is a customer area I'm being informed where they could sit temporarily but but again that wouldn't be a a common theme i don't think there would be many people waiting around um but there is space within the building allocated if if a customer needed somewhere to to wait have a coffee while
their their vehicle is being serviced and this this uh facility is the one that's going to be made where Edison closes and everything's coming here correct correct so Edison will be null and void after this gets established correct edison was never the
plan it was just a temporary holding location until the approval was is hopefully granted for for this location and this is the ideal location for them they always wanted to come to Sville mr chairman folks we didn't get here fast enough we had to wait in line
yeah i'm sorry Mr chairman have you made your Middle Sex County Planning Board application yet not yet i'm aware that we need to we do need to submit to their office we believe it will be a letter of of uh essentially no interest from them because we're not impacting their roads or storm water but we will make that submission that's not a problem
mr fowler do you have any questions yes just wanted to confirm i was reading at some point so I wasn't always hearing everything that you had said apologize but I know that you are just selling vans and small buses no automobiles at
all is a service just all uh small buses and vans no automobiles also correct and you had talked about the oil storage which I had in my report i also mentioned tires and you said no tires no painting no auto body works there'll be
no tires coming off and and changed on site correct my understanding is that the the disposal of tires is is fairly expensive so they don't want to embark in that endeavor they're going to outsource that work to another shop um so that would not be the intent to do any tire work on site thank you
the um turning templates that you have at the on the last page of your plan sheet you don't show any movements going into that area all the way to the west you know the pink area so how would a larger vehicle you know if it was
trailing in a small a van or a bus how can they get in and out of there because that doesn't show in the template so the intent would be that they would not circulate into that area the intent would be for them to if they did drop off a vehicle say that they would pull into this middle area drop it off and
then that car would be driven into there directly um we'd h be happy to run that to confirm if that would be a possibility i'm sure we can get it to work even if they had to potentially pull in and back into that area which which seems to have enough space for that to work but the intent would be that a larger vehicle would not
circulate into that uh you know left parking lot thank you and I'm assuming based on the way the operation is being explained that there'll be no vehicles that'll be stored on site and cannibalized for parts that all the parts will come from
correct that would not be the intent not a a salvage order and then along with Jay's comment you know by in the resolution will be a condition you've already agreed to there'll be no parking in any of those aisle spaces within you know within your
parking areas but also um you did agree you know that you would submit the plan to the Bureau of Fire Prevention and that hopefully they will mark out um you know no parking fire lane throughout the whole site so it makes it very clear even for people who are coming there
that they're not supposed to be parking there and for enforcement we have the resolution hopefully we have the no parking no parking for airlines marked also absolutely the handicap parking spaces that or space that you show in the front on the south side of the building how would a
handicapped individual I guess maneuver to get in you know and where I'm not sure where the doors are and if they're accessible you know or not but how would a handicapped individual get into the building if it's an employee you know or a customer yeah so there is actually a door directly in front of that
space here is where a door I apologize for the door locations not being provided um however there is a the main door which would lead to to I believe the sales office would be right there so if a customer came that that did need that accessibility they would be able to enter the building directly adjacent to that space if they got out of the space
in the discharge area there'd be room you know to move in front of their vehicle to get into the correct thank you lighting you had addressed on the signage um there's two sections that address you signage and the ordinance
one of them for the B3 zone would allow assign actually a maximum I think of 85 square feet in this instance and you're opposing 50 but there's also a section for motor vehicle service stations which allows for only a six foot six square foot building sign and one above each
door so you may I guess as a matter um ask for a variance tonight so that you're covering yourself uh in both instances but again looking you looked at the B3 which you know I've done
before where you sign would be below square footage but under the section for motor vehicle service stations you're exceeding that again six square foot per bay um and then the trash enclosure is supposed to be able to hold an area for
recyclables and trash 10 by 10 doesn't seem like it would u be able to manage that can that trash enclosure be made a little bit larger so you can fit two areas one for trash and one for recyclables might be just a matter of a
couple of feet i don't think that'll be an issue we're happy to accommodate that and I appreciate you you you following up you know after our meeting you know to add the landscaping and to provide the enclosure i know it created the variance situation also but again that was because you were trying to meet our
requests absolutely that's all I have Mr chairman thank you your your trash enclosure is only two sides closed am I correct two sides closed it would be fully enclosed so it's it's a chain link fence
enclosure three sides and then the front would be a gate for access okay i think it was two sides landscape Mr chairman instead of three uh there another fence around that fence there's something on the drawing that the dash line it looks like there's
poles so the dash line with the X's would be where the the enclosure itself the larger right rectangle with dash lines and circles is that curbing that's the limits of the
Fong line then comes okay all right so that is a fence okay not fenced correct board have any other questions have any other witnesses got one Mr chairman uh we've got a professional planner with us we know the board understands this application you
guys have asked perfect questions we hope you got all the answers you need so far but we do have our planner you know we're not underscoring the uh um the simplicity of the relief here we know that there's the cell tower on site we're here for a site plan relief and his associated bulk relief some of which we just talked about tonight as well as
potentially the D2 so one brief witness Matt Flynn project planner we'll swear qualify him and then we'll we'll try to keep it moving fast okay thank you sir good evening i swear to tell the truth all the truth nothing but the truth application so
good i do matt your name your your name for the record please spell your last name provide an address yeah matthew Flynn F Lynn NN business address is 101 Gibralar Drive Morris Plains New Jersey i have my professional planners license in the state of New Jersey as well as my AICP
license um my education comes from Rookers i have my master's degree in planning and public policy i have testified before um Seville either the zoning board or the planning board we'll accept your credentials thank you sir see I'll just jump right in Mr kelly um
yeah so again I'll be very brief on the planning end i think this is a pretty straightforward application we're essentially replacing one permitted use with another permitted use um in the B3 zone to the extent that we are um proposing a change in um the use of that
building that building on the property is actually going to remain exactly the way it is we're not expanding it in any way um and it really is substantially conforming in terms of the bulk requirements um the only bulk deviation that exists for that building is the front setback and I think we heard
tonight that that is relative to a private roadway which is Gallow Street it's not to any public roadway um it's not really going to hinder any aesthetic uh view um viewsheds for along traveling along any public roadways um like it was mentioned there's I would say to the
extent that we do need a D2 variance for expansion of a non-conforming use again we're not here proposing a newly um a newly proposed non-permitted use that variance only relates to the telecommunications tower um that exists and was approved on the property we're
not changing it um so again even though that does result in a Dvariance because we're changing the rest of the site um I would say that that is actually probably I think the board would agree that's probably the most inconsequential um element of this application is that
tower that is going to remain exactly as is um so again we are in the B3 zone we heard the list of relief um like I said the D2 expansion of a non-conforming use it's not for the proposed use it's for that existing tower um the design waiver
for the tandem spaces it's typical of um auto sales um where we have that for the inventory spaces the trash enclosure in the front yard again it's pretty much an existing location um we're not changing that like Mr cali mentioned there is an established I would say uh circulation
pattern that people are used to using on this site and we are keeping that exactly um as is in terms of the signage um like the board professional noted in terms of the motor vehicle service station signage
square feet uh area we would technically be looking at a variance but we do comply with the um signage square feet that's permitted in the B3 zone existing non-conforming conditions again that front setback where we have 20 ft to the
existing building we need 50 ft and then impervious coverage again both of those conditions are exactly um to remain as is so just real quick just to go through the statutory criteria for all of that relief um the D2 expansion of a non-conforming use variance again the
essence of the test is not uh to redetermine whether that use belongs here in the first place the essence really is site betterment um we need to look at everything that we're doing to improve the property um and in order to look at that I think we can look to the municipal land use law the purposes of
zoning uh set forth therein purpose A promotion of the general welfare again it's a permitted use to affectuate the purpose of the B3 zone this is a uh tenant that caters to school state local federal agencies um really that keeps to
uh keeps things going running smoothly in terms of benefits to a community purpose G variety of uses in appropriate locations again this is a permitted use in the zone and I think this does have good compatibility with everything else um in the immediate area namely along
Gallen Street um purpose I desirable visual environment again from a mass and scale standpoint we are keeping that building exactly the same we're not enlarging it getting any closer to our neighbors or anything like that and I think this does
constitute better organization of that parking uh arrangement on the site uh purpose M is efficient use of land again retaining what's there and really improving upon it and making it function um better the flip side to that is the negative criteria and just real quick
the zone conformance we comply with lot area lot depth lot width rear setback side setback and building coverage so again this is a substantially compliant application um when we look at what's permitted in the zone we heard that this does constitute a reduction in traffic
from the previous use um this is something that is going to be by appointment only so it is going to be well-managed it's an experienced tenant that's been doing this for a long time um and of course we are remote from any residential properties again a permitted use compatible with everything that's
around us um so really in conclusion I would say all of that relief we're seeking is justified this is an appropriate use of the space really not a substantial departure from zoning or what we already had here um as of right and I would say approval is warranted
for all those reasons if there's anything else for Mr calli that's pretty much what I have mr chairman I make Mr flint available to any questions you and your consultants may have any questions of the planner okay no questions thank you
going to open this to the public is there anyone from the public who wishes to speak in reference this application anyone from the public hearing no one I close the public portion mr cornell you have anything else to add
to this no Mr chair mr fowler you have anything added to this the board has heard all the testimony in reference to this application what's the pleasure of the board concerning this application make a motion to approve the application second
just want to make sure that motion to approve is subject to uh the conditions that were mentioned um I have here that uh only the shaded areas on the site plan will be used for parking at
um and uh have maximum of 12 employees um and I don't know if the board really wants to work with the neighbors to try to put up parking on the streets on it we'll we'll do our best you know as long as you know the language has to be finessed because we
can't force compliance with a third party but we we will use best efforts um whatever value that might have and if I could just add if part of the motion could include um the board's amendability that the applicant can start mobilizing on site prior to adoption of the resolution that would be
significant to the applicant as well that that was part of the request as well if the board can consider that we would appreciate it if the motion passes how was the hours of operation uh I have 7 a.m to 4:30 p.m uh Monday through Friday
but employees may come or leave uh half hour earlier or later right and no Saturday and Sunday operation there was testified no weekend operations Mr chairman correct and Mr chairman they also agreed to I
guess resize the trash enclosure to fit recycling and trash we did i have a motion and a second to approve this application with the restrictions
and the um things that we agreed upon roll call mr green yes mr kazinski yes mr espazito yes mr emma yes mr bella yes mrs scottstein yes mr castle Grant yes miss
Cassandi thank you very much folks we appreciate your time this evening and the board's consideration thank you thank you and how's how's that i know you guys do
all the work on that i just show up No I don't think so and we didn't pass the resolution so that was part of Yeah Larry no no no but they can apply for Yeah
they have to on site working on site work on site get organized correct i could just stay there they'd be grateful they flew in just to see i just want to make sure
that this is a condition or not a condition yes so I have to talk to the board for that so so we're not talking late well all you want to do is is bring the uh equipment from Edison into serville correct pretty much that's all they want to do they don't want to do any work on
the site right now they don't want to sell right now and they also need to work out licensing permanent so they can then apply to the state and say they're an operator here because otherwise their state license when you say equipment you mean just the vehicles the the Yes
so you're just parking vehicles yeah basically the inventory so the new bus inventory right now I'm paying to keep it in several offsite lots because Edison lock and then take it um so I got
50 units parked in three different lots and I'm paying you know I'm paying a lease here and I'm paying rental at all these extra so it's it's just equipment and storage no operation no operation nothing in the building yeah we weren't operating until cos and all the proper
permitting and everything was because Andy's saying yes okay yeah because next month what we'll do is we memorialize the the entire thing and then that changes what you want to do but you're just talking equipment that's all vehicles the vehicles just the vehicles
okay vehicles and then you know start moving the part storage into the building get the the get it organized yeah get it organized so once you know we have all the cos and everything's blessing we can go in and I I don't have you know another four weeks
to be you know have the parts on the shelves and be able to pull parts and start a lot of time so what we're talking about right now is just the vehicles okay andy you have no trouble with this i'll work with it
you would maintain your lanes also like plan yeah and we'll have to you know we'll move them accordingly as the the property owner needs to be able to complete striping and things like that so to to meet all the requirements
okay just do we need to amend the the motion that we made for this or All right okay okay i think the best you folks do is stay and you have no problem with it and then on that apps
So we're good with that just vehicles cuz when we say equipment I don't want them to move anything into the building until they get approval you know until they get the occupancy just vehicles okay i'll check it every once in a while
in my spare time um the next thing we have the resolutions has everyone had a chance to look over the reg the uh resolution
254 ECO engines 5 50 7 Washington Road yes yes it's pleasure of the board concerning this resolution make a motion to approve second the motion
we have a motion and a second to approve the 07 Washington Road roll call mr green yes mr yes yes yes
mr yes i send the resolution for change we'll let it go okay the Clyde Auto Engineering uh recycling we'll uh memorialize that at our next
meeting has everyone had the opportunity to look over the regular minutes meeting of February 26th yes need a motion to approve those minutes motion to approve second i have a motion
and a second to approve the minutes of the meeting roll call mr green yes mr kazinski yes mr yes mr emma yes mr yes yes mr yes
yes motion to adjourn was there was something about the financial disclosure memo can you explain that what's that's what you do every year is it different than last year you just got a memo this
year instead of me telling you about it okay all right okay i thought there was a change no no this you know you got it in the last day done i need a motion to
adjurnn motion to adjurnn second meetings adjourned