I have know other questions any questions from the board well I think we'll start first with our professionals um Liz do you want to start this time sure um okay I because the the final sight plan approval that you're seeking is is for building a only right now I want to sort of focus on my most of my questions on on building a um you put up the 82 want to F facade or yeah looks like it's a should be so the first question I have this is also something that has sort of come out of Co will the office Windows be operable no no would you why not so modern office building there's no need to it's energy efficient they're airtight the HVAC systems will be designed with an entirely new uh modern high-tech HVAC system as you can see they're much taller and by putting these individual muttons in that are about two foot squares it would be difficult to try to get handles and and open these windows and are you going to have sort of air purifying they'll be whatever the code dictates but it's a new modern system that our M engineer has already had multiple conversations with the applicant about the type of system we're looking to move to to redevelop this building we're basically scrapping what's there today and bringing a more modern high energy efficient system into the property okay so the other question are the rooftop screening what you show here where it has the sort of you know rectangle on the roof is that where all the HVAC and everything is going to go they'll probably be smaller units and they are visible we will provide a smaller screening system that hangs off of the units this is where that giant Penthouse that sits there today which is The Big Unit that Services the entire building the problem is and we're not going to have a lot because the retail is going to be on its own hvdac and they're most likely just going to be a split system in the ceiling and then we're going to have louvers in the back that'll have some fresh air and then we'll just have some condensers for that that could be up on the roof but this is really to screen the very large Penthouse that'll be re repositioned Rec coordinated and updated if need be with all new components to run the new HVAC system that we propos and and you're saying that anything that may not fall in there would be an individual screening system if necessary okay and I did raise the parit a little bit taller so that helps again in that visual again you won't be at that height you're you know 50 ft below it when you're on the ground either on the road system or in in the parking lot so your visual perception going up and the units would be more likely in the middle of the building you'll probably never see these units unless you're flying over a helicopter which you could be which the owner make the make no that's not in the flight line can't get over that got to fly the other way um the other question I had um or one other question I had is it looks like there's sort of ADA ramps that are coming up near the Plaza is that correct Mr Keller actually designed all of those yes okay so when I look at the site plan though the Ada spaces don't seem to be anywhere near there and I'm just curious if you can question okay we'll be on next week I dreww okay just shared K right um and then the next sort of bigger question I have has to do with the signage um and it looks really nice now because you don't have any tenants and you don't have any branding and you don't have any brand and colors and um I'm just curious what you envision how these how these signs will be lighted and um what kind of how you'll accommodate that yes I've done this in a couple shopping centers it's kind of pretty cool my last one was in paramis up on Route four sorry mayor but if you look at my architectural elevations and the set that we was submitted what a eight so again right now because wer is taking the bulk of the upper floors we're proposing a sign with their branding they're yellow right on the facade and then the only other sign would be the for the retail tenants along the first floor and what we're proposing is those signs to be actually mounted to the top of the steel canopies which you'll have a conduit that runs behind it it's all LED now anyway it fads the sign so the sign is actually and that's why we helped write the ordinance this way right that these signs will be sticking off the face of the building 3 ft which is how we helped write the ordinance when this was developed so each tenant sign will be unique it could be I w't even I hate to use the word box sign because they're not box signs anymore no well that's my concern well that's where they have to still come in and come before zoning as a tenant to get what we're proposing is we want the tenants to not put anything on the facade mount it to the top of the steel canopies that we've given you and however you see fit they still have to come before you and the zoning board to get a permit on how to detail that okay because um what I've done in other towns um is required actually not permitted box signs but required all of the signage to be Channel letters which has allowed people to do their branding and that sort of thing and I was just curious oh I should be told in paramis and I had this argument with the planner in I like it to be letters is that what you referring to well I'd rather it not be an internally lit box sign sorry just because I think that doesn't okay but an example for the record that's James W sorry as an example in paramis we had a jersey mics everybody loves Jersey M they had a box sign but very architecturally defin it's not the Box signs of our parents the 1970s that was cheap and I had this long discussion with my one of my favorite Planters no offense in Bridgewater it's I'm not a okay in Bridgewater at the Whole Foods 220,000 foot shopping center design modern technology has allowed National sign people because of LED you don't need the traditional Raceway and box lettering on it they now will create something that looks like a box sign but they make it architecturally decorative because it's thinner it might only be 2 inches deep because they only need LED and then they put raised letters on top of it well that's what I'm saying so that we got along with in Bridgewater and she actually loved it once we started to show we probably have eight Nationals that did exactly that looked at it I have also worked on this um for Whole Foods and we have required there to be Channel lettering it's internally illuminated LED Channel letter the old raceways that were 6 in high and 8 in deep and you had to run all this wiring through it then you mount your big bold letters to the face of it you had to paint the Raceway a color right now most Nationals if they're going to do a sign like that they do these decorative backgrounds which count as the overall square footage of their sign but it's decorative in nature and then they usually have individual letters that sit out in front of it technically you're getting individual Channel letters on a different style Raceway than what you're used to seeing in the in the old world when I first started so then the other question I have is the wer sign that you're proposing how that will that be internally is that an internally illuminated box sign not a box sign the yellow would be the background the Waker letters would be individual Channel letters mounted on the yellow tile or whatever product you decide to capture the logo so is the yellow going to be lighted up or no it's just the black letters yeah the white letters oh okay that you won't see at night the yellow you see no that's nice actually I think um then the other question I had is regarding just can you say this again the which of The Monuments how are the the minum signs are all internally illuminated the tenant signage will be internally illuminated the Highline Marketplace sign and the sign itself has ground mounted lights that are shown on Mr Keller's plan that'll give a will glow up as well to help illuminate the structure but the tenant panels will be a normal internally illuminated probably with vinyl letters uh on on the side itself okay and then the final question I have I think is is on this facade you have sort of on the upper floors on the sort of the columns between the windows is that are those lights that see that's that 60 in okay light that I mentioned that kind of has that soft glow that comes out the sides okay so they're about three or four inch wide but they're 60 in to say wow that's big yeah but look at them on the facade they're proportionate exactly proportionate okay to the mass of the building and they're 20 plus feet in the 25 ft in the air okay Madam Sher those are the only questions we have right now okay um I'm not sure who would Leon or or Bill Le you have any questions sure um regarding buildings of B through H will they have rooftop mechanical equipment yes and will be screened the same same way CU they're smaller they're going to have 5 ton 7 ton units most likely so if they're visible the those buildings we we were able to get Tolar parit so we first start by raising our parit to try to get a natural screen if we think when we get the tenants and we see the size units we determine that they will be visible and we would probably come back in our final Cyclone approval because we'll have tenants and we'll know that those units are taller then we'll propose what we call is an advisor or cityscape product that actually gets mounted to the units on all four sides lots of colors will pick whatever the neutral color is on the building it doesn't have to penetrate the roof it's two feet off the ground so you don't get a snow drift issue and we've used them for years and years and years so that's how we'll screen the units from B uh through H so you're saying that that decision making is as a result most likely yeah we're trying to get achieve it with the parapet so if we use a 5 ton small unit most likely the parids will will screen it if you get into some of the restaurants they might have bigger units like a 7 ton or maybe even a 10 ton unit those are taller and they sit on a you know 12in curve as well we usually draw those dimensions on our elevations you'll see a dotted line if that dotted line goes above my parit that's what sends me into providing the screening and will provide that advisor system company information on the drawings at that time and that's what's at that other Shing Center to be named Le in morish County the concern so in the future when you come back for final for each of these buildings the board will be making a decision at that time whether screening is going to be required correct yes we should have a lot more information and we'll show if we don't have a tenant we'll show a proposed unit if it's above our parit we'll say in our testimony that that's going to be screened with this uh second party third party system because you mentioned just now that you know if the it's visible visible from where again a lot of these buildings are 24 25 ft tall with parapets the roofs are down at like 19 so we're going to have anywhere from a 4ot to 5 foot parit again if you think about your vertical eye perception in the car in the parking lot looking up at a building you're seeing over the top of the parit so you have to look at that angle the units are usually centered in the building because it gives the best distribution go front and back in the space uh the odds you're going to see even if it's a little taller or slim if it's a bigger unit and it's sticking three feet above the parit obviously then yes we have to screen it that you'll probably see the tops but I think with the topography along Route 10 and Johnson Road uh you know the buildings e andf right there they sit down the highway is higher correct the opposite the highways down the buildings are up so again that even helps us even more if you're traversing 10 you're looking up not looking down on top of the roof so you're from 10 you're lower than the buildings besides all the landscape Mr Keller has proposed you're going to be looking up past the building so a lot of times we can get most of the units probably 85% screened just by the natural design of the architecture and then what Falls between the cracks we provide the third party screen system I've been doing that for years ask for well at some point in time in the future we'll have to determine um you know if they're visible from what point from what vantage point we went through this on the development on rout 10 so we'll we'll skid this fish at a later date but you know are they visible from what vantage point and what from what distance from the building you assess that once you know what you're dealing with yeah not to interrupt you but to add to what you're just saying what provokes your P the microphone to you what provokes your engineering drawings to provide you with a dotted line as we get the tenant work letters they'll tell us if it's a Starbucks a jersey mics or whoever they'll tell us I want two five ton unit we have standard SPS we know how tall a five ton unit is it's so high and it sits on a 12in curve we transpose that dotted line on our elevation sitting on the roof which is down below we'll draw it right down to the roof my par will be here and then you'll see little dotted line that'll go above it shows oh we're sticking up 6 in or oh my goodness we're sticking up 3 feet so you do have a vantage point what's your Vantage Point well we don't have vantage point we just look at it and say if it's a unit that's 3 feet taller than my parit most likely wherever you are on the site you're going to see that unit if it's 6 in because again my elevations are not in perspective you're looking straight at a building from the ground 25 ft in the air the unit's actually in the middle of the roof not at the edge where my flat elevation shows the dotted line and if it's 6 in above that parit you're never going to see it as I said if it's 3et taller than my parit most likely you're going to probably be able to see that unit from somewhere on the site so then that would kick us into yes we have to provide this third party screening and if there was something so egregious that happened way after we get this approval and some tenant comes in after the fact I'm assuming the board has the ability to go back to the applicant and say you know you need be you'll be able to screen system will already be in place and we'll go ahead we're not going to have all the tenant come back but that's how we usually do it in in our projects we we just lay these units in a five a seven a 10 we kind of know what those sizes are and we'll draw a little pretty dotted lines for you let you decide any other questions I I have sever more questions sure um regarding the exterior uh architectural scheme that you described here tonight is that something thing that um you're going to dictate to future tenants that this is the scheme we've developed this is the scheme we want and it's non-negotiable uh just whisper to her give me a minute that's our intent we're not proposing that if I give you the perfect example because I've done if you got a Buffalo Wild Wings they have a very specific look we're not proposing to do that here we would try to get them to bend and work with us obviously they'd want to introduce their yellow somewhere in the facade but the goal from the applicant is to really get these buildings have National or other type of Tenants come in with their look and work with the facad we have I can't say it's going to be 100% uh it might be 90% us and 5 or 10% the tenant trying to get there their color or their look in there uh again a perfect example of that unamed Center is the uh Taco Bell the town cringed when they heard Taco Bell then they found out they had a high-end prototype that looks like Starbucks so they demanded in the ordinance that we had to do the high-end one so if you look at that Taco Bell even know it's the Taco Bell I think it goes with the architecture that I propos for the center okay so again like I testified earlier we are proposing a very consistent architectural theme throughout and we will try our hardest as the applicant will to basically get all these tenants to follow that scheme like I said 90% 95% they're going to live with what I've designed and there's some way whether it's their signage or corporate color somewhere on our facade that we get introduced with that's what our hope is to minimize any major drastic changes to elev appr yeah so we'll know more then but the goal of the is not to have someone come in and just you know stick the Golden Archers up there you know a buffle of wild wings look on any of these buildings um could you put up exhibit a13 please again see um you may answer this question but I just want to confirm it you see the corner Tower there right in the front and you have got a little feature there not it's a vertical feature is that one of those 60in lights correct so each pile Aster has a 60in light corre as does the 225 building on the 9 foot wide pil um again those are 20 plus feet in the air so and you say they don't impact the lighting plane that uh Mr K developed low voltage LED on all the fixtures I proposed it's just a gental diffused light that comes out the sides and when you look on my last ca34 in the architectural package it gives you the name of the manufacturer I believe and if you had to Google it you can go it gives you all the photometric but it's all LED low voltage low intensity lay just to give you a glow will they be on 24 hours a day on the backside or the South side of Building B facing signature place I can say we're going to put them on it they'll probably go on with the parking lot lights so whatever is a read to have whatever security light these are not security lights these are decorative lights so they would only be on I believe when the stores are open and maybe an hour whatever I think was agreed to based on the the the parking lot lights because they're not 247 are they are there ones on the rear I don't think there are any on the rear of the building building B Building B face Signature Place I don't believe I showed they're not on the side elevations except at the tower now a16 shows you the rear of the buildings we're not proposing any P signature pleas um did you or the applicant give any thought to providing solar panels on the roof of these buildings no and regard regards to buildings A and B um will your HVAC equipment satisfy the njp nighttime noise standards at a residential property line other than the fact that all the trucks on rout 10 are going to be noiser than my units that wasn't my question I know I'm just giving you my standard answer uh if you don't know I don't know okay so that that would have to be a condition if there's an approval a noise test prior to co with all the equipment under maximum low conditions correct we're getting more High efficient units that are going to sit behind the screen wall and anything else that goes on the roof is going to be smaller in nature than what's up there now but again you don't know it's 50 DB at the property line correct I do not know that answer I doubt we agre you but can say definitively without being a Sal that's all you no any um board members I have a question I don't know whether it's for or is on think it's a here exhibit a first one you know what probably [Music] it's A9 I'm sorry problem just going around back of that around the back of that now that I'm asking the question probably more Mr Keller but uh in the rare occasion that a tractor trailer may come to drop something off in the back of that building is I didn't see any accessibility for that that would be Mr Kell question Mr Deets are there any proposed emergency backup generators on this site present time for none of the buildings correct I can I ask a question Jason so if we look at and then I favor We compare it to A7 we did not change the plaza if you're looking at A7 as the plaza design we've not updated our plans to match Mr Keller's plan so A7 will be dictate okay a eventually I will be updating all my renderings as we go through the plaza designs for all buildings we' expect this been Revis plan dealing with all these changes so we have one consistent okay go ahead I have like seven questions how many you talked about phase one phase two week or so back or a month or so back how many phases is this project I ask we don't really know basically right now we have phase one and phase two one is essentially the larger building with some accessory parking and the Bas we talked about the balance is now phase two we could come back and do all the buildings in phase two we could come back and make phase two phase two four five depending on how the T Mi goes and how the development progresses how many years do you expect this to take before it's finalized completed I'm sure we can answer that we hope sooner rather than later but obviously it's going be dependent on a lot of things do permitting for one we we need that for the access to the front and that's we heard Mr C talk about that that's going to be some time away right I heard there's two llc's involved are they both here they're both white controlled LLCs correct are they both here what do you mean here like in the room Mr wer yeah but that's one LC his dad controls both not one of my questions but this is part of the uncomfort zone that we sit in that we'll get phase one done as you called it and then it all goes to dust your father as committed as you are 150% I know the answer is yes this is this is an income this this is this is the we we've if you're going to speak to sorry no he will have to be yeah okay and that's not necessary I I think everyone understands my question um how are the L's divided do I need to gotar why don't you ask questions of this witness we can bring this lat if you like um I had a personal vision of the lamps being no higher than 15 feet as being something that could trip tractor trailers in other words because they're low enough that the top the tractor trailers may not see the Canever of fixture and knock into it are these set back enough for the the radius of a tractor Trail is not going to disturb them and you're asking Mr Keller not myself well if you know if you don't know um you talk about e EV parking electrical parking station Steve we're going to I don't have all my questions came from earlier okay and we'll get back to that okay okay any other questions no okay we call Mr I'm I'm sorry is there anyone from the public that has any questions of this witness of what he testified to tonight no yeah no I'm fine sir thank you very good thank you would you like a break or keep going anybody want to take a keep going keep going okay enjoy the pretty pictures St INE questions I now Mr tell you previously SW still yes sir just a couple of things before I you between last meeting and this you submitt a letter to the board dated January 19th is that correct that is correct that letter um provided responses to Mr Hall's um review of January 11th and also responses to Mr maltz's letter of oh it says November 16th that's wrong is there only letter January January 16 J and you were Mr issue supplemental letter dated January 25th you see that as well that is that is correct and I have uh some responses to the remaining comments in the so um all right you have one more exhibit tonight is that correct I do and I believe Let's see we are up to 17 87 while you're setting up let just a little background may recall we spent a lot of time last time talking about the drop off area for building a that's going to be removed which is noted Mr I just mentioned the letter of January 19th so that shows in this plan well some other modifications that were discussed at last meeting so that mr7 so A7 was today's date entitled exhibit um layout and dimension plan uh with uh today's date on there um and hold on a second I don't know if this is any help or not but make a small copy small smaller so one of the the main changes on shown on A7 is the removal of the drop off plane we redesigned it before the last meeting um and after the discussion at the uh planning War meeting two weeks ago and discussions with the applicant um we decided you know in reviewing if we get a dayare center uh which is the intent um most of the dayare centers don't have that kind of an elaborate drop off area so we've eliminated it um and in eliminating that drop off we picked up six parking spaces um and we talked about uh having an area where uh daycare a lot of times has a small bus you know a 15 or 20 passenger bus well we have a loading area a convenience loading that we had in the front so that area has now been relabeled as loading SL bus uh area um and so that uh change has been made because of the reconfiguration ation we moved two of the handicap spaces that had been over um across the isway near the one Tower we moved them there that way they're closer to the building and to go to miss Laney's question um and to Mr Hall's question as well we had three handicap spaces right at the main pedestrian Crossing that we've put in here where the speed table is which is also where where that the central Ada ramp comes down so we added one more in there um because it was very easy we had a access aisle we just put another Ada space next to it um and then we have a we had a uh Make Ready EV space that had an access aisle because you have to have Make Ready EV spaces that are Ada accessible we put the other Ada space there so again we had a lot of discussion about you know if we have phase one when H what happens next and Mr H is right um phase one alone you need seven handicap spots for the number of spaces we have here and when you go to an com overall shopping center you base the number of 88 spaces on the total parking provided so with the full buildout we have just under 900 spaces so that means we have to have 18 handicap spaces for the entire Center and what the uh Ada regulations set forth is that you distribute them around the center so that they are convenient and you know to each of the buildings that are needed so with the complete buildout we only need five over here because it's a percentage when you look at 260 some spaces required are provided versus the 889 that's like 29% so 29% of 18 is five so we can make that adjustment in the future and take the spaces take the striping off and take the signs off and go back to five when we have the rest of the center but for phase one we have seven spaces so there's there's one here by A1 there's four in front of A2 and A3 and there's two at the Western end now also um M Lany I believe the question was we have an accessible ramp as part of the plaza area there are and I know this is the next phase or the we be in a future phase we do have two accessible spaces um across the isway at Building B so um we provided an accessible ramp within the plaza so that if somebody parks in that vicinity they have an ability to go to that Plaza area so we've provided multiple places actually we've provided two places because the uh existing Tower and the sidewalk up to the what is now the main entrance to the 225 building is already Ada accessible you know it meets it's a an accessible route today there's no need for a ramp because of the Topography of the site as you head east parking lot drops but of course the building floor stays level so that's why we created a central um ramp at the middle of the building and then for the plaza we created a separate one there um the other thing um is we've shown ballards for the daycare outdoor play area of the daycare they obviously would be connected and there's no daycare playground there's no Ballers there so um and I only do that because there's no leases signed as of today so um but if there's a play area there will be bers um and we added a sidewalk we have as I talked last two weeks ago about the internal sidewalk system Mr Drew are point out what about if somebody wants to walk across to Miller's a housee we've now provided a sidewalk down to Johnson Road we looked at it we had room between the retaining wall and the driveway so we have a 5 foot sidewalk down to Johnson Road and then they're on own um so um and Mr MTZ had picked up uh you know talked about if we had car corals and uh wider spaces and the reason that we'd like to defer that to we have to come back for final for buildings B through H anyhow we don't know who that specific grow is if it is indeed a grocer um and those smaller Grocers like a lot of you know National tenants have specific requirements you know we've provided area at the building um for cart storage um but some of the smaller Grocers they don't want their carts out in the parking lot um or having car Corrals I should say car Corrals out in the parking lot they provide staff bring back in so we're willing to work with that if we're still open to the discussion about 10 foot wide spaces um but again this is not somebody going to shop right to buy a week's worth of groceries this is specialty uh type items we think that the 9 foot spaces are adequate we'll defer that to when we know who we're talking about if we do go to 10 foot baces we lose nine I picked up six so we're down three um and as we've said we have to come back anyhow and there may be tweaks to the building Footprints maybe we lose some square footage maybe we gain some square footage our shared parking analysis which I know I talked very quickly through two weeks ago um using the Burrows code we have enough parking when we look at the hourly variations on a weekday and the weekday is the critical time because the office space is occupied um on the weekends we have plenty of parking because the office demand is very small um if we use the Institute of Transportation Engineers parking generation values what they have physically identified as the actual demand parking demand for specific uses um we have in our using the shank the same not shame same parking shared parking uh numbers um we have a surplus the smallest Surplus we have is 238 spaces and what that means is is we have a calculated demand of 651 parking spaces whereas we have 889 spaces provided as opposed to using the burrow code and in the shared parking analysis we had a uh a surplus of 25 spaces so using the Burrow's standard requirements um and I've done a lot of parking studies over the years uh that I've done this and I believe in the it data is based on actual studies of other shopping centers and other uses and I think that data is is solid so can I just ask you again what was the with the it data what if we use the it data the shared uh the maximum parking demand would be 651 parking spaces which would yield a surplus of 238 spaces that's instead of the 25 correct correct um I think that was just Mr letter January 25th there number of things in there called be minor cleanup items any objection to those details things like that the only one as I said we'd like to defer is cor Corrals and 10 foot wide spaces for building City when we come back for final on building City we're asking today for a uh if if it if Mr Brewer determines that it's a variance for the parking the ordinance does permit us to apply shared parking our sh shared parking analysis shows that we have sufficient parking if to be cautious uh conservative that it's a you know parking variance we are the the code requires um too many okay the codee requires 996 spaces when you sum the individual demands have ever used and we have 889 so right now we added six we have 895 so we are asking right now our our shortfall based on the the raw data is 101 parking spaces so I hope that didn't everybody because they think I'm confused for yes you want to talk about your planning testimony to the variances I guess perhaps if there are questions on what he just testify to we get to that may be appropriate to do that Mr Ro B had some questions that I think I can answer so however you want to well let's go with our professionals yeah let's let's talk about the what you just discussed today okay so Eric in terms to the Ada spaces for phase one you're going to provide the required number just for phase one we're going have seven you're going to and that's what's required based on the number of spaces you have in phase one only correct um regards to phase one only do you meet the required number of parking spaces we will me go to this is I want to create a structural failure um back to exhibit 83 to meet the parking demand based on borrow code for building a there will be parking that occurs in on uh lot 45 it will be parking in the existing parking field to the east of building a okay so for phase one only there will have to be a shared parking uh agreement with the other lot in order to comply is that correct correct and one may already exist though we're moving the property line and we can deal with that yes um regarding phase one only uh are the EV stations that you show on your plan do they conform phase one only well the I guess the simple answer is no but the to expound on that is for commercial properties the way the law is written is they're all make ready so we don't physically actually have to put them in the gr um you have don't you have to produce like 3% though but within the first year no that's the residential okay we do I do the same thing we do so much residential work it's 15% of the required total but that's for residential commercial is different and it's based on the number of parking spaces and so overall we need 36 so again if you I think when you look at it on a percentage basis we've provided the required percentage of Make Ready Spaces by building a to comply when we finished the project so um and because they wrote the law they amended the law though it does practically nothing um and for commercial properties it is only you have to provide the infrastructure to be able to put it in but they did not provide an implementation schedule so there's no requirement to actually install the EV stations on a commercial Dev at some point in time but the applicant has committed to you know provide that and we don't don't have a schedule on that there the other thing too is that the technology is evolving rapidly um but we have to have conduit we have to have you know equipment to be able to power the EV Chargers in those locations we've identified do your plan show the underground conduit to be installed in order to make the spaces make ready and where do those conduits go do they go inside the Circ break a separate circuit inside the building as part of safe plan approval we don't do you know condiment layout for anything the lights the EV it's a requirement I mean we show them on on the um on the plans so whether it's our office that will do the conduit layout or whether it's another consultant that will have to be factored in um and as far as where the power gets pulled from um is part of the the coordination with the MEP engineer for the building because yes it's going to be pulled from the building um you know um so there has to be a provision for having enough power in that building to run those EV Chargers you know and that is not necessarily A you know a small detail it's something that has to be planned you know um and and that's part of construction uh docks I just need to be able to see that in some documents so when you go to construction my inspector knows that he's going to put in these eight conduits in order to comply with make ready uh spaces and it's not on a plan that my team doesn't see we can't make sure that it goes in the ground absolutely and you know this is all an evolving in in kind of the new process you know I don't know whether electric sub code they they have a say in it as well and you know so that's between you and and them I've been in your shoes in enough locations I because I've got a couple developments recently that think they're ready for a CO and they're they're not quite ready because I ask where the clent wood is for the Make Ready station and they look at me like I'm crosseyed so I want to try to avoid that on this project um that's all I have for now based on Mr Keller's testimony for the last half an hour I have additional questions but I want to kind of bring those all together at the end okay so so does anyone on the board here have any questions of his testimony in the last half hour we'll deal with that first can I can I just ask sure absolutely Sor okay just for the board I'm sorry can can you just just so for my edification for phase one how many parking spaces are you providing is it 26 so oh so this was um on page three of my memo uh item C2 which is in response to Mr Hall uh no I'm sorry three see3 required parking for phase one is 433 spaces for building a and 303 spaces for the ex existing 1625 building a total of 736 at the end of phase one there will be 915 spaces 261 spaces around building a um and 654 parking spaces throughout remain remaining on site in the other existing parking areas so we have more than enough parking okay okay and so then just just to be clear so then the total EV at the end of uh sorry e Make Ready spaces at the end of phase one will be how many I forget I think it's I want to say it's 10 but I got one two three four five six seven eight it's eight okay and then the Ada for phase one you said before was it seven yes we uh we had shown five we added two more so we have seven for phase one two of those will likely be pulled out and moved Elsewhere on the site as we move through okay then just I think the second question regarding you know just this testimony today is um while I understand that you have the adaa spaces near the central ramp was there any decision as to you know people have to get out of they have to cross parking aisles and there are other spaces where they wouldn't have to cross parking aisles and so I'm just wondering what the thought process was there I think I know the answer but I don't guess right now I don't have it my my belief is that um the spaces um in front of A4 and A5 um the the area is too steep okay so too steep yeah okay so okay got it because obviously location and um you know and by clustering them at that central location I mean there's a speed table so the route from the parking space to the building side is is all one level they're not going up you know across down across up so it's all at The Pedestrian level so we've been able to design that specifically U to fac facilitate having trouble talking tonight um facilitate pedestrian movements okay and then the just final question is the um how many Make Ready Ada spaces do you need to provide in the phase one uh one okay all right thank you because it's 5% 5% okay all right those are all my questions any any other questions of Mr parking yeah when you put the when you talk to the fire department put fire zones in will that impact parking I don't believe so um they've seen the plan they've commented um but I need to meet with them to talk about um you know fire zones um but there are extensive areas where um there are not parking spaces in front of the buildings um and uh so I'm confident that we won't have an issue I that y so you um said before if there is a playground there will be ballings correct now if there is not a playground that means there's not a daycare center is that correct correct or you know we don't have any tenants you know that's the plan this is the plan that we're asking for approval for So the plan is for a daycare center correct so if there's a different tenant you will come back see are you looking at me no the parking complies I this the answer for the board is if it's going to change the dynamic of the come back bu the state the same it become SM of retail user and the parking suppes the S plan would change though slightly right because you would have playround the playground would come out that's the only change the parking St the same we taken out the drop off area for the day that wouldn't be there anyway right so I suppose the board could condition appr there's no dayare no daycare we just take the playground if we have a dayare we'll include the playround plus the BS right so the so the entrance to that where the you would normally enter the uh daycare that will stay the same for a retail user corre because you're taking out that drop off Loop that just R you parking it's unlikely that that end of the building would be a retail use just because it doesn't have great visibility um you know um which is why you know it was an ideal location like a a daycare center because they don't want to be you know they they I've done other dayc carees in shopping centers and they tend to want to be away from other activities I think we're confident we attract one of course our own folks are going to be there which right the reason to day care folks want to be there so I just wanted to qualify it that because we don't have any tenant signed up okay but I I want to ask a question maybe it'll be later at your discretion about that fire and parking and you want me to wait till later and just do what we talked about tonight we don't let's see so in the rear of the building now okay when when you go behind there um there are big areas that are for you know no parking fire zone we're keeping those you are yep we have one up against the building which also I'm talking about all along the back of the the parking be that that goes to the back of uh the uh Sun oh that that's over here where keeping that over here that's stained there's an emergency there's an emergency but there's also big lines where you can't park at stain not this little spot there's when you first go in there there's a I mean I drew it here very poor but Eric maybe check your existing features please it doesn't show show on the site plan I mean on the on the survey I can show you my drawing I don't want to I'm embarrassed right so so it almost and unfortunately exhibit A1 which is our existing aerial there's too much Shadow and you can't see anything so here's my concern how's a fire truck going to get in there and turn to go into to our intent and I thought our plan accurately showed this whatever is there today for the connection to Sunrise is staying exactly as it is and I'll verify that and make sure that it is staying exactly as it is but we showed that based on what we not showing it may be a layer that we turned off on on the plan for clarity but whatever stried out area exists today will St is staying so that you still have access to Sunrise Eric on on Google Earth there's there's four of those hatched out areas two up against the building and two facing Sunrise yeah before you say that you may want to really do a little that's probably more accurate than my drawing this look like it's going to knock out several spaces okay yeah yeah I don't know why there would be two up against Sunrise the access the emergency access over to Sunrise lines up with their parking lot I mean yeah we plotted the we plotted the uh easement there's an easement on on both properties to allow for that when Sunrise was approved which I didn't do um to allow for that connection through um why there's other um you know stri out areas yeah but I think the show if it's to the West I guess is that looks like these additional strike Val are to the east heading towards this is what it looks like correct but I'm sure it's exactly like Liz Google Earth no no that is not if you drive back there it does not look like what's on this it's something we can't resolve T go take look at so we you'll take a look at that you'll take consultation with with my client those existing um striped out areas is because that's where their current Warehouse or storage facility is which will no longer be there they have internal storage for their operations in the building the ones that are along side of on the on the East end of the building that's where they have storage areas those will no longer be there because that's ground floor ground floor and that'll now be retail so that's why we have a centrally located loading area at the back um and you know um and that's where the service Corridor is and we also have loading out front so we don't need that anymore because of the change of use of the building so so the the only hatching you're proposing to keep is the one that provides emergency access to Sunrise and uh creating a centralized loading area y up against the building and the one up top Southeast Corner southwest corner for turn around yes yes we have you're right mayor we have a turnar around at the end Southwest right yeah southwest corner we have a a turnaround area there andate that more you know employees and stuff will par back there then customers Eric something you said in your testimony regarding the shared parking uh for Building B you said you know second third store your office they're very lightly used during the weekend correct for wer that's building a I'm sorry building a yes I missp that but realy offices quite busy on a Saturday that would be the sales office this is their corporate offices on the second of thir floor there is a small um um sales office on the ground floor but and doing a lot of work for for wer the the traditional the historic going to the realtor's office on the weekend doesn't happen anymore you're looking at it on the internet you're zooming and you're just going out to the houses that you want to look at so even closings are not you're not going to an office some people do um but you know you're not necessarily going to an office to do um a transaction so is that noted on the floor plans that the sales portion of that office area is on the first floor we knowe that that has a different parking stander than the second and third floor and that's that's relatively smaller compared to the Flor area of the second and third floors yeah the sales office on the first floor is 45 455 I believe sareet yeah oh done it's it's in it's in the table on on sheet two done I'm done says you're done okay I'm stop I'm not talking anymore I have a couple couple more questions if nobody okay so so we talked last time about that path that's going to go behind building a over to Signature Place it's actually be next to Building B it'll be in the next it will be the building B phase and we'll make the connection over to Signature Place we have to work out an easement agreement with with Varys so it's not so I spent some time there today and there are a bunch of well several abandoned shopping carts where the people have already made a path that is not where the path has gone okay I mean that would be treacherous I'm telling you we that last time we mentioned that last time I said just because people have decided that they think that's a good place for them to walk across and we're not going to stop them from walking across there right right I'm not putting my name to it that's why they abandon the car they might want to come to those retail stores you know just tell you have to use that tough Crossing that they use now because it's very steep right there yes I why they pick that spot I don't know was open that's it yeah um we've had preliminary discussions with Baris they're open to the idea but you we have to go through a process okay so um there anyone from the audience that would like to ask oh okay I thought we got through them okay and this goes back to uh Johnson Road sidewalk here have you eliminated that I'm sorry right here at the end you the very end have you eliminated that um I hope you have eliminated let's put it that way I'll eliminate it I didn't take it off the plan yet because it's going nowhere it's in the road which Narrows the road uh I don't see the value of it I mean I would end it at the edge of the road and Edge of the driveway okay we'll take it out okay that means you can definitely put in the oh we're going to put in the one at at the northern driveway yeah no I'm saying the connection to okay well we can as long as ver taking that out but that's it just getting back to my question I asked before the right yes no the um behind building be just in a slim chance of a tractor trailer coming back there um know it would be there's no need for tractor trailer to go back there I mean we have provided just for the storage aspect of I mean for Self Storage you're not you know they would not get if they get a box truck you know I know I know somebody may put something on a tra or trailer that gets dropped off at the storage place is is there provision or is there going to be a problem for that truck to transverse back there somehow well I think the um haven't specifically looked at that I mean we ran a fire truck through CU that's usually you know the the truck that we want to make sure it can get through all parts of the site which we did um of full-size tractor trailer probably can't get behind the building without going through parking spaces and I don't necessarily want to encourage them you know to go back there um a smaller what we call a wb40 which is a 28t box back can maneuver that's actually more maneuverable than a straight truck I get it but going to have one we can look at it and something take a look how about signage that says they can't go back there we can put up signage you're back there if you get back there just take a that's true that's a future final site plan application we can deal with it that then question we should cuz I know we talked about I'm just going to focus on the two things that Eric addressed they both relate to the grocery store there's the carals and the 10 foot width for the par stols I recommended fory store use uh I understand what he's saying that it's it's a smaller store uh and they have different characteristics you want to defer it I would just point out that U uh typically cart you want to clear the carts out of the parking lot so it's got to be readily policed by the store itself otherwise if you get to take up spaces by people leaving parts and spaces which happens under the best intentions so that's something that has to be considered somewhere down the road um the other part is a recommendation about the 10 foot wide parking spaces I would not that in the Brier Cliff application they have a larger supermarket and the Coal's right next to it and if you look at the site PL uh they have 10 foot wide SS all around those areas that are with access the coals and the uh Supermarket the rest of it is 9 foot l so this is in line with what I was recommending that I gave a computation of how it work out lose um but as Mr Keller said they want to defer this down the road till they come in with final for phase two I would just ask the board input from Leon if possible if you have to identify a variance for parking how do you how do you base it with this unknown related to the grocery store how many stores you're going to lose for parking Corral if any or will they need to go to 10 foot or not 10 foot wide how do you identify it at this point or does it apply because it's preliminary possibly has an answer um I don't know mayble defer the the legal Minds in the room here but I would think um if it's the board desire to make certain number of spaces 10t wide and it makes the parking variance worse you would have to go back to amend the preliminary for the entire track because the parking variance is being analyzed and presented on an entire track basis so if that did happen uh I think you'd have to menend the preliminary for the whole track and obviously the final would would speak for itself I don't if that makes sense but it does so we can handle it procedurally Herald it would just be amended preliminary and part of the final site plan for that building that's something we'll have to keep an eye on as we work through our way with it's one future phase pH or seven more phases we have to keep going back and looking at the parking to see if that parking variance is going to change my guess is a probably will and it might change more than once but that's something we'll all have to keep keeping our eye on as time progresses I mean we anticipate you know I mean this is our vision this is our goal um it evolves over time and we would have to update the shared parking analysis um accordingly well and the result in variance also right if it need VAR under that shared parking umbrella that's definitely for these legal you know one other thing I'd like to point I just saw the layout for the daycare center area which responds to comments from the last meeting uh just got it tonight but it it does look incep would would you consider this is just a thought at the dayare center making a couple of spaces restricted like uh from 7 to n and four to six drop off daycare drop off pickup only right near the front two or three spaces I I don't know something to think about we could think about it yeah okay it may become a requirement of you know of the operator you know part of their lease negotiations with the with the owner and I have another question because um so I want to talk about that intersection at malapardis and Littleton Road because there was some data that came up about how long it was going to take um for that light to change and does that light uh is is there a different cycle for that light based on traffic conditions as far as like commuter traffic is it different at 9 o'l in the morning and at 5 o'clock at night than it is at 2 in the afternoon um I don't have the signal timing directive with me but knowing it's a county signal um not a state signal a county controls that section of Road they generally have a timing schedule for the morning peak hour a lot of times the PM peak hour is different um other hours of the day um whether at 2:00 when there's more school traffic does it have a different timing um I don't know sitting here tonight um but if you look through I'm pretty sure that if you look through if you still have that big paper we of a traffic study it's buried all the way in the back but we did get the the timing directive from uh the county because I happened to be stopped there and when the light turned I quickly got my phone out and timed it and it was 1 minute 7 Seconds not and and the number that we were given before was less than a minute well it was 2 o'clock in the afternoon I don't know I'm just saying it's and we know nothing is going to change there so as far as you know they're not going to change it because of this development but I was just curious where those numbers came from most of the traffic from our development is going to be through traffic on Littleton you know anybody who goes out Johnson Road is most likely going you know they're not going to go down and unless there's issue they're not going to go that way to go to the train stationary to downtown moris Plains they're just going to go out Littleton Go Eric did you say you were in discussions with the county about that driveway Littleton Road intersection no well we're proposing to change the lane usage and modify the timing we'll have to that's an that's with the engineering department the planning board already approved it but timing changes that's that's a Chris Vitz the county engineers's jurisdiction that the planning board doesn't get involved in it but Chris Fitz is involved in that now we haven't uh had we've had a preliminary discussion just informed them of it but we haven't done anything uh beyond that until we get through you know this process okay so there may be a need to amend the site plan drawings once those issues are resolv with the physically we're not changing anything it's striping striping is going to be different potentially yeah it would be a a left through Lane and a right turn only lane now the question is at what point do we do that that was based on the full development program I don't know that we need it for phase one just because the amount of traffic is not going to reach that level okay everyone question you have questions yeah answer um back to some clarity because of the 261t easement girth for the power lines what restrictions do that place on you in terms of EV trees we can't put EV Chargers in the JCP andl easement any place so they all have to be outside the easement um they don't like trees in especially the high tension transmission area so instead of having to negotiate that we just took them all out we have a nice planting plan but they're all shrubs because otherwise you get these little stubby trees and you might as well plant something nice so um but you can't plant any trees and that's the other reason um the lights within the easement we can go to 20 ft um not within 75 ft of the signature place or sunrise and we can't do it inside the EAS anything taller 15 in the front we could go to 20 ft well have 15t high poles and then 20 foot high Poes doesn't present well so we just put everything is 15 ft which is the height of the fixtures that currently exist in the parking field by 225 everything on site is 15 ft in height to and that's to the to the lens so there's full clearance underneath any of them so a building a have any EV charging stations they do they have to be outside the easement there's most of them are in the back of the building in the parking area behind you look at sheet six of our plans and then there's two in front by um by uh tenant space A1 because they're out of the easement and the 15ot lamps how tall are the tractor trailers that could be coming to service the facility by law they're limited to 13 foot6 oh okay so there's a foot and a half of clearance and we always place these and and actually we place them more for the fire department um especially the aerial truck with the with the U call it the basket for life to better term he's got he's got separate steering oh I think no we're not that allowed I was going to say I know marown does I didn't think PL has that um so there's a big overhang so we always try and keep things out of the of that path um so but there's clearance underneath the lights you had talked about uh okay so there's two different Water Management Systems one is the eco-friendly catch Basin I'm calling up the wrong word but all the all all the inlets all the inlets are standard inlets they have this castings on there that meet the echo echo requirements so that floatables don't get you know the old inlets had a big opening in them and sticks and I think he means fire retention the retention bases that's what I meant yes bio retention Bas thank you um so that's one the other one was storm trins and we casually dismiss it as well it'll just connect to Route 10 and if the diam of the pipe is too small say I mean was any calculations made to determine that the water run up that we were going to catch from our storm drains wasn't going to over or do we is that even resp responsibility this board to know whether it's going to be captured properly with rout 10 Mr H is point that the intersection of rout 10 and Johnson Road floods at points to so what we're responsible for as as an applicant is to take um to to compare what runoff there is today remember there are no detention basins at all zero on the property today um and that provides a baseline this is how much water comes off of the site uh today um some of it only a portion of the site goes to the intersection of Johnson Road and rout 10 the other part goes where the oops I'm sorry Karen she just um goes goes into the system where that Big Stone line channel is today and in a very small part of the site goes to Johnson BR so but we have to analyze each of those three points and reduce the rate of runoff not to what it is today because we are increasing impervious with this development we have to reduce it um by 50% for the year storm out 50 five yes five out half we have to cut it in half for the two-year storm those are the storms that happen very frequently um we call it a two-year storm it's you know it's it's forget what the so and then we have to reduce it by 25% for the 10year storm and we have to reduce it by 20% for the 100e storm this 100e storm are those bigger storms that yeah good luck with that so no we and we meet that and we actually exceed that at each of the three points so each of the detention systems meet the reduction so after this site is developed and even in phase one we are reducing the rate of runoff that currently goes out to the state highway so I'm not saying that you don't have an issue um what I'm saying is that we've done our part to reduce and meet the requirements in the burrow code and in the state code um and I have to prove that to do I don't have to prove it to D but have to prove it to do um because they're going to look at the storm water from this site um you know as much as Mr Hall did um and probably find six other things that they want us to look at um so um I'm certainly happy to bring it up with do is part of our review but we've done our part to reduce what gets to that system I don't know what's in that road we didn't analyze Downstream of where we tie in because at that point at that Inlet where we tie in we've met the requirements of the Burl and state regulations that's all I have anyone else on the board how about the public are there any questions jump in we thany still from Mr C perhaps you can do that first then we can have one fin lot of questions from the board and from the public at same time well it's 10 o'clock so I'm just thinking before he goes to the planning if there's any questions from the public on the engineering side yeah on behalf of the residents of Mars plain Sue I have no question EXC me EXC thank you Jack excuse me Mr professional would like to speak oh I'm sorry was one probably the only other comment I had significance that's left over appears on page seven of my report and the bottom and it talks about you have the new access off of rout 10 and it deals with the right turnout to come into the site uh and I address the point that you have a crosswalk that's as soon as you turn in just after you get out of that turn off of Route 10 and crosswalk goes from by building E1 space to across near F4 it's opposite the one thing Mr and I talked about I questioned the visibility the signs have been put in striping has been put in but I would note that under current state enironment The Pedestrian crosswalker you have to allow The Pedestrian to steps into the road to the point where he gets off the road that you're supposed the car is supposed to be stopped this is 38 ft of Crossing which is almost 11 seconds if The Pedestrian stepped into that crosswall that means a driver coming off around pen eastbound going straight would have to stop for a maximum of 11 seconds now you talk about the access off the 10 so what happens then with the visibility of somebody coming up behind him another vehicle are they you readily going to see it and I just one thing I asked of Mr Keller is for the pl uh on building F by F4 uh it appears to be a wall there how high is the wall and how does that affect visibility of driver coming around the turn to be able to see somebody that's in the crosswalk or even another car that's in the crosswalk I mean I just drew a straight line going from the crosswalk from the middle of that through Lane uh going back towards Route 10 the ramp and it cuts over the wall uh so I'd just like him to address this if he could that's the last significant question I have so I put exhibit A2 back up and what we're talking about we're talking about coming in off of Route 10 um this is designed at about 15 to 20 miles an hour I have to double check with the um the uh radius here but the wall at the point where it starts to curve away from the roadway about 2 and 1/2 ft in height so and this is coming up from Route 10 uh towards the crossing so we can take another look at but I think we have sufficient sight distance for somebody to to stop and the thing is if there's a vehicle first vehicle stop you know now your point of view is not of The Pedestrian in the crosswalk it's of that car sitting there so now you have uh the the the point that you're looking at is you know 20 25 ft back and now you're looking across that lawn area but we can take a look at that I think there's enough uh separation um for that Crossing and we do have Mr maltz's comments in a prior review was to add a pedestrian crossing sign um with a distance which we've added as you come in U we've cleaned up the uh striping so that there's it's clearly demarcated that there's a left turn lane and then there's a through Lane so there is two lanes there is extra width there for those uh for those vehicles coming in if I could just interject I agree Eric has cleaned it up in terms of signing and striping as a requested to provide as much advanced warning and safety as possible would shown what I would like them to do it should be pretty easy would have to come off his proposed grad and the existing grad long route on this turnout is to draw a profile based on the design speed of that curve of the ramp coming off the highway what the required would be from a pedestrian who's right in front of that throughway going south on that new Drive cutting across for whatever the required distance is uh in consideration of the wall and the existing rating being the site is higher so you can do working up and then secondly the other point that he raised about a car position that I was going to raise that anyway if one car was stopped there from the rear of that car figuring about 20 foot long space what is the profile from that point considering the design speed of the curve sight distance going back just show those two short profile L who sure that it it's going to be a safe operation but he has complied with the signage and striping that iquest okay Eric does the dot set the design speed for that driveway coming up don't review it yeah yeah they will you think they'll take the review in to this site far enough to pick up on this issue uh I I I stopped trying to anticipate with the deal ask me now you mentioned this retaining wall as it curves away from the dryway was only like 2 and half ft High the corner closest to the crosswalk how how high is it at that point well it actually ends um oh no it it ends before the crosswalk but at the get my bearings here Southeast corner of that Plaza I mean it's like a foot high okay because you know the the ramp coming in off of Route 10 sorry Harold comes comes up because this is lower and we're coming up to to grade and this you know that crosswalk is an accessible roof so a clear line of sight being typically 30 in high would you be looking right over the top of that wall or not not necessarily um I height is 3.75 ft um um you know we generally you know we do sight lines for to a vehicle so it's 3.7 foot 3.75 object height 3.75 I height that's that's the lineup we draw so we can we can look at that okay anything else Mr no okay I would like to see those Prof okay so we'll be back to the the public I think Mr Houston you had a question I do yes and I'm not sure I know you're sorry Bill Houston Glen Road moris I know you're providing testimony as engineering so this might be more of a plenty questions I off to get to that but with respect to sorry uh Building B right which is the proposed warehouse space that's on top self storage self storage I'm I'm sorry self storage space on top um I'm assuming is there is there any sort of um I know we don't have tenant yet is there any sort of restriction on there for um you know times of day that trucks can go back there because there is Signature Place just behind there which is residential right so they could certain would be any noise that's generated from from that so I don't know if that's a engineering orir planning question it's really an operator question okay um you know uh generally they have limited hours as to when they will allow customers to come in okay it's also a phase two question we'll be back at some later date to talk about that building in the 10 when we get final approval so that could be a more appropriate question okay it pH two okay understood all right thank you Bill I think that's why they moved it further on down there the residential is much further away from the from that building than it is up further behind building a outside so there's tennis courts or dog park back there tennis court dog park uh the one man put the grocery back there right right right right um for what it's worth I think putting the uh the the playground well proposed playground back behind um uh the um Sunrise I think it's great I think people there would love to listen to kids playing all day so for what I think thank else in the public no um so it's 10 after 10 call we have sign testimony that's all we have left for tonight you have to come back it sounds like mr's question profile longes you've got five variances and six design wers to cover we we talked about a lot of it so you've outlined them but now you got to justify them okay we'll cut it off at 10:30 and so you have 20 minutes little bit more time to okay planning my planning hat on we have four variances minimum setback of an interior Road from a lot line Shar with the commercially zone property is 5T where one foot is proposed this is section 13- 5.5.1 by 3.3 you sure is that exhibit A2 up there this is exhibit A2 that occurs right at the corner of the Stop and Shop property the southeast corner of the Stop and Shop property currently that driveway is over the Laine it is currently on stop and Shop's property has been for ever um and we're moving it one foot into our side of the property who designed it what the original I don't know who whoever designed stoping shop um let's check I think that was Peter Meer um I reviewed that for the board as youry um parking 996 spaces are required after the EV credit of 36 spaces 89 889 spaces are provided now 895 I've listed as variant just to be cautious conservative uh 13- 5.51 as an Oscar six light levels at the exterior tra line shall not exceed half a foot candle except for driveways intersect the public Street we exceed it at the Shar driveway with uh Stop and Shop it's not a public Street um so that generates a variance we do exceed half a foot panle of the Johnson Road driveways and Route 10 but those are public streets um uh 13- 5.9 F steep slope disturbance occurs in areas with slopes 20% or greater which is not permitted steep slope map is in the set of plans it is colored and the steep slopes are scattered throughout the property and generally they are man-made um and are uh no significant uh extensive steep slopes so we have to look at the positive criteria and the negative criteria um both variances may be granted uh under either what they call the C1 hardship or the C2 flexible where the planning Pro or the plan benefits outweigh the detriments um and that's set forth in Municipal land use will at 40 to 55 d-7 C1 and C2 um the we believe that the steep slope variance falls under the C1 hardship uh because they're scattered throughout the site it would be impossible to redevelop this property without disturbing those steep slopes and C1 says um and I won't read it all um you've probably heard it a million times it's by by reason of exceptional narrow narrowness shallowness or shape of a specific property or B by reason of exceptional topographic conditions or physical features uniquely affecting a specific piece of property um and I think that's the case here is that these are man-made as part of Prior uh improvements to the site um and that those specific unique characteristics result in a peculiar and exceptional practical difficulty to U or undo hardship to develop the property so as I said the steep slope variance in my opinion falls under that C1 category of a hardship um we have a open drainage Channel we have uh areas that were embankments were created under your code we're allowed to create three-on-one slopes we're creat creating a steep slope in this case we're removing those steeper areas and generally we're uh improving that condition now the rest of the Varian is Fallen under the C2 which uh says where application or appeal relating to a specific piece of property the purposes of this act the municipal land use law would be Advanced by a deviation from the zoning ordinance requirements and the benefits of the deviation would substantially outweigh any detriment um and the grant of a variance to allow that departure uh advances those purposes of planning and the purposes of planning We Believe will be Advanced by the granting uh are such uh purpose a to encourage Municipal action to guide the appropriate use or development of all lands uh e to promote establishment of appropriate population density that will contribute to the well-being of persons neighborhoods communities and the preservation of the environment um to provide G to provide sufficient space and appropriate locations for a variety of residential commercial and other uses to meet the needs of all New Jersey citizens H to encourage the location and design of Transportation routes which will promote the free flow of traffic and I to promote a desirable visual environment through creative development techniques and good Civic design and I think this development our proposal really embodies that uh that purpose of planning so as I indicated the driveway setback is off the southwest corner of of proposed Building C at the southeast corner of the stopage shop building is and is an improvement over current conditions the parking I think we' talked about enough we've done the Shar parking analysis and show that we have a surplus the variance for the lighting is for the public benefit we're doing it because the roadway transitions from our property into a cross access area that's shared with Stop and Shop and functions really as a public street so I think the intent plus it's good design to appropriately light a driveway um just do the negative criteria um negative criteria the board must find that each of the variances can be granted without substantial detriment to the public good and without substantially impairing the intent and purpose of the Zone plan and zoning ordinance um so the steep slope disturbance will not adversely impact the public nor creating any erosional issues are actually eliminating those steep slopes and the ones that um you know they'll be mitigated through slope stabilization and new plantings we have heavily planted bio retention basins and the site is U well landscaped throughout the driveway setback is nominal and again as I said it's an improvement over what's there today when we were developing the ordinance and working with the Burl on this I raise point and Mr Hall and I had a lot of discussion about that we did the best we could and this is where we ended up um so it is an improvement over what's there today where it actually encroaches um the lighting again it's a benefit to illuminate that area appropriately um and it's consistent with the lighting that exists um and will be an enhancement and will provide appropriate Public Safety so So to that extent the variances will not impair the intend and purpose of the Zone plan I think we generally met those criteria um and and these deviations are relatively minor in scope um and they can be granted without substantial detriment to the public good and general welfare now to design waivers we don't have that same level of proofs associated with them the these fall under site plan design but they also need to be discussed so we have um I think we ended up at four design labers the parking space size one we talked about right so we talked about the parking stall size the ordinance requires 10 x 20 throughout uh we are providing 9 by8 or 9 by2 we asked to defer the supermarket grocer to that appropriate phase and and looking at 10x 20 the other design waiver is alteration of existing topography greater than one foot within 5 feet of the adjoining property and we do this um along the western side behind buildings C G and F where we get close to the Stop and Shop property there's no impact there I mean that's stop and Shop's loading area um it's not really a public area um and it even though we're within 5 feet of the property line it will all be stable there right we we have a wall there that's correct um we are uh there's also uh a request for a design waiver for not providing Street shade trees along Johnson Road um fully due to the power line easement and the flight path of the hel of the helicopter um you know the uh we are providing as you can kind of see on on exhibit A2 we are providing uh trees behind building h and building D um but we aren't and we have some down um south of the um Southern driveway but in the middle of that area from that southern driveway to building h we have the power line we have the helipad so we really can't put them in there uh at in those areas and then uh Mr Hall raised a question both under variant and and design waiver about sidewalks along Johnson Road there is a provision in the code that says the planning board can determine if the sidewalk system within the development provides same or greater circulation for pedestrians that you don't need to provide it along the roadway I think my testimony um two weeks ago is that the we have a very comprehensive sidewalk system within the site and it also provides a connection to stop and shop and pending final right you know sign offs from Varys will provide a Connect over to um signature place and we have added a sidewalk down Johnson Road at the northern driveway um to provide a path for people to walk across to Starbucks or Miller's alil house um right the fire zones and the um the uh point the paved access for the fire department I believe we meet we we will confirm that with the uh with the fire department and that covers variances and design waivers so with the fire department wants fire zones you will install them and show them on the site plan that is correct since we already added a signage and striping plan um we have some clean space to show can't see the clock I guess is at 10:30 any questions testimony well you're going to have questions I don't I don't actually okay and and Le yes I have questions okay I mean are they like four minutes long or do you think we should wait till next next uh uh they're not four minutes long okay are they 15 minutes long or an hour long I I can't answer okay so they may take some time so we will continue with the planning questions I have just one comment one of the variances and uh the lighting variance and that definitely should be approved because since they have are not in that building all the lights are out anybody who goes at night to stop and shop it's dangerously dark when you drive in so light would be wonderful right so we'll be carried to your next meeting which is February and you will extend the time for a decision until that time absolutely is is the 12th correct yes it is we'll be here at 7:30 in this room excuse me do to we don't know the weather in February can you do it to the end of February absolutely okay so we're carry for the public notice to February 12 7:30 in this Ro and you will send me uh an email about that correct absolutely okay okay M chair a couple comments yeah um hearing do we have all the exhibits in this room all of them so I'm going to be referring to some of those okay all right and Eric if you could work on I don't need this for the next meeting a detailed calculation of existing and proposed sewage flow oh y I didn't send that to you no but you know building by building use by use the DP flows that are generated I know you made a comment a net increase of 11,000 gallons per day okay but let's break that out in the very specific detail please okay thanks you really want B through H is building by building because it might change can I lump b b through H best you can do yeah okay I I mean I can do it it's just I I don't know to you know it's subject to change but at some point you're going to have to pull the trigger to apply for your tww so give that some thought right correct though for building a I don't know that we have to we can have that discussion the board doesn't need to be boarded that but at some point in terms of the overall development one of your necessary permits is a DP tww permit and at that point in time the applicant got to pull the trigger on the uses and the square footages because that sets the flow okay good I thank you again for coming out tonight appreciate it thank you think we got a lot done so nobody com we have a motion to second I'll second all in favor here --------- planning board special meeting January 29th could everybody please stand for the pledge of allegiance to the flag United States of America to the repic for which stands one nation under God indivisible with liberty Justice for All I hereby announce the this meeting is being held in accordance with chapter 231 of the open public meeting act proper notice of meeting dates has been given to the Mars newsby and the Mars County daily record and posted on the bulletin board in the B Hall can hear it oh you can hear it Li do you know how to get rid of that no it just hold it just hold it are we ready I don't know how to get R of is a Judicial proceed easy pretty pictures would you like one drove what about the back [Music] piece don't no there is is okay wait say it again okay be listening to I don't hear feedback does anybody else hear feedback now when I'm talking I don't hear anything now okay excuse when you talk it's coming through her speak okay this meeting is a Judicial proceeding can you hear it this meeting is a Judicial may we just he just walked in oh okay good good then I'll get it this meeting is a Judicial proceeding any questions or comments must be limited to issues that are relevant to what the board May legally consider in reaching a decision and the quum appropriate to a Judicial hearing must be maintained at all times so when we we left off at the last meeting Mr K was wrapping up um I think we kind of he has to be the chair I we're still here when I talk no from all of us yeah it's coming there you go coming out of her computer my ear things I like your socks just for you speak now please testing testing testing testing I can hear them can you hear no can you hear it can you hear the feedback I can hear everybody but no thank you thank you no problem send in the bill right here right no problem give the May minute not it's solve feed ISS hopefully that works than should be in the order presented the CL 15 we could use one more for a whole grou for Mary who's not here did you give an extra one to Karen I no but I gave one for the mayor 14 mine can I use your James we don't we don't need it right you took away president's documentation the big us yeah you can give it to us at the end of the meeting that's that's fine sorry James just don't wrinkle it your architect is very upset when you wrinkle my stuff I'm very familiar with this right now this is an engineering this is architect there's a difference do you mind just take a do you mind can take a look okay thank you okay Karen roll call please pres thank you Kell here Mr Kelly here John bezel isused mayor car pres and Mr Drew present okay set we're all set good evening for the record Tom Alman Dave Pitney on behalf of the applicant first we thank you for coming out tonight we appreciate having the special meeting I know you taking time away from your family so we you appreciate that so thank you for coming out tonight um we're going to change the order a little bit we're going to have our architect Chuck de start tonight he's been sitting here patiently for the last meetings we've been here want to get him on and show you some nice pictures of what these building are going to look like and when we're done with Mr de we'll be Mr tell back and pick up that off last time okay Mr last Charles P Deets D TZ managing member the Deets partnership LLC East Hy Road parity New Jersey swear or affir the testimony evening yes one more time let me repeat it yes do you swear or affirm the testimony you'll give this evening before this board will be the truth the whole truth and nothing but the truth so help you got yes thank Mr D you licensed architect in the state I am a licensed practicing architect in the state of New Jersey for the past 36 years I also hold 14 on the licenses around the United States uh I have a bachelor's of architecture degree from the New Jersey Institute of Technology New Jersey School of Architecture uh we just finished our I'm in my 41st year since I graduated and my license is in good standing and I did testify before this board many many many moons ago I was actually the architect for uh the stoping shop for the Cy approval in all three corners for Mr mcgrey back in the daybody knows who he was M we worked for Arthur back of the day and you prepared the plans file with the board yes you famar with this site and the portions of the ordinance yes any question are we start okay EXC me just a minute Jack do you want to sit over here so you can see actually James gave me these copies okay so I'm good thank you very much sir I think Mr Brew we left off last last time so we start with evening when we start you put up a board I guess you mark that premark as A9 correct correct what we have before you I have A9 and then A10 will be two aerial drone rendering perspectives so A9 is an aerial drone from Route 202 and the corner of stopping shop looking towards the 25 building building B and the corner of our building C and it does show you accurately all the high tension wires and cables that run through the site and obviously the developments that Mr Keller has spoken about many times uh directly behind the site it also shows an accurate depiction of the driveway coming in off of uh Route 202 which we've imposed or superimposed the new strapping that is shown on Mr Keller's plan but as you can see it does not show the striping as everybody's discussed from the Stop and Shop approval that goes down uh the rest of the roadway as it brings you in so this is more of the two arrows we're taking from two different directions to basically give the board an idea of what's actually out there today so these are actual accurate drone images also in the front lower right hand corner you can see we've uh taken the existing wer realy sign off that corner in the Monument there and we've designed and put our new pylon sign which I'll get into later in my testimony and superimpose that what we're proposing I have a question you put these trees in here I thought there supposed to be trees underneath the to lines these all these trees are based on Mr Keller's PL so I'll leave that answer to him if I could said there's no trees under the power um it's from her perspective it's hard to tell where she has them but they're shown as accurately per Mr Keller's plan I think maybe the angle of the perspective might show them under the power lines but they're technically not there so they match Mr Keller's uh landscape plan we can pull it up later if we need to yeah and then like I said aerial rendering drone image A10 is taken from Johnson Road and what this does is shows the balance of the proposed project uh so we have Building C uh right up there at the top building h below it building D Building E building F and Building G behind it shows the back of Stop and Shop looking West on Route 10 uh the new driveway and then the development AC across the street and what I'll get into in my main testimony is one of the unique things about this property and I've had it on a couple that I've designed in the greater Morris County area is with having these many buildings all front-facing out on the roadway system you not only have to design the front of the buildings with your high-end materials you actually have to design the rear of the buildings with the same high-end materials so when you if you look at my black and white cemented drawings you'll see that the two buildings on Johnson Road the two buildings along Route 10 all those have their backs facing the highway so it was both the applicant's desire and my desire and standard procedure when you have a shopping center like this as a mixed use development all four sides of the buildings are visible as you Traverse your way through the site so we've taken a lot of painstaking care and developing these elevations to probably be 90% identical copies of the front elevation even though we will have utilities that'll be along the lower end of the walls because you can't help but not have utilities Gas and Electric the other materials the tower features the brick the stone all the colors will match the fronts and sides of the building so you have a cohesive design for all these freestanding buildings that in front that face a roadway and have visibility and Building C will have the same because you'll be able to see the back of our grocery store as you come down in the driveway off of uh Route 202 so I think that's important to know and just as an example if everybody's familiar with Morris Marketplace over by men and Arena that just opened I was the art Master architect and designed all the buildings there and we basically had the same issue that one the fronts fac the road but the rear actually faced the residential and the back building in the supermarket in the Burlington so we did the same thing and the board was very pleased with our design when doing that so I'm hoping we can get the same result here with this board that we've spent the time and effort and expense to really Elevate these facades be good looking from the roads does the drawing show the debris where you're getting rid of the debris the contain I believe Mr Keller's drawings will show all the dumpster locations I again in my submission set I show them in my plans if they were shown on Mr Kell's but yeah they're they're shown and he has in their all screen so they're going to be built out of the M materials that we're using on the buildings with a gate that should remain shut and then the containers will be inside and you know he has them proportionately scattered throughout the site Bri brick enclosures pardon me brick enclosures for the dumpsters I believe so they're masery if not they're CMU yeah but they will be sturdy they'll have Gates no a brick is what the policy is yeah we we use a full V on all the dumpster Clos which is what we have on all our buildings so if we need to update that on the dumpsters I'm sure we can take care of that and then we'll have a gate with the slats in it so we'll be screen behind it as well and again what I'm going to do is run through the renderings kind of quickly just to give you the overview of all the different materials and I'm going to spend a few minutes on how I came up with working very closely with the applicant and I have to say this has been a pleasure working on this job the applicant has been handson and definitely had had a theme and a thought process and a scheme that he wanted to pursue throughout the throughout the project with all the building materials and I think you'll see that as we go through the renderings 11 will be the 220 225 building which will be the retrofit of the existing building there that is kind of just a white stucco building with continuous ribbon Windows along the facade the Redevelopment of this building is we're proposing retail on the first floor except for some small office space on the Westerly side of the building you have to pass the stair and elevator Tower and we will develop that storefront similar to the rest of the shopping center with a canopy and storefront and accessibility Mr Keller has taken care of the accessibility into each of these stores floors and then we're redeveloping the second and third floor to be all office uses and the biggest change with the design that we came up with I might as well get into it now very classic very traditional very durable in 30 sturdy materials we're proposing brick I have four different brick colors for the whole development and they're interspersed amongst the building and they tie in nicely we're proposing a thin Stone that will mimic a limestone so we will have the brick the stone uh we have very strong structural structural steel canopies not the fake thin aluminum ones that you see so often nowadays and unfortunately Morris Marketplace has those we have much more beefy they're actually made of structural steel they'll have the tie rods back to the building push it away from and one of the unique design features I came up with is not just just have simple tie rods uh you know a couple feet above the height of the canopy I've made them an architectural element and they actually come all the way back and are anchored to the facade above the second floor so the canopies are at the first floor and I have the tie rods coming all the way back all the way up to the second floor another thing what we wanted to do is get more light and and vision of windows in the building so we're actually cutting them this the framework we're going to lower the windows a little bit so they're taller and we're going to go a little taller right up to where the structure in the ceiling is so the windows are now taller than what you see today and again to get away from that monotonous continuous horizontal ribbon window across the entire facade I've introduced these decorative peers that you see uh they're 9 ft wide which you'll have the brick the stone and some decorative wall sconces on it and that verticality breaks up that facade I think better than having long continuous Windows around three or four sides of the building so we've made the windows taller we've added uh the like you'd find in your house the internal muttons to break the windows again into squares so you don't just have giant pieces of glass and it was funny when I came over tonight and I came in a different way from where I live and when I turn it on at the speed well right before you get here there's a building across the street from here one of your roller buildings and it has all divided Mion in it and I sat there at the red light L you go that's exactly what I'm trying to propose and what the applicant's proposing so I thought it was a nice look so again to break up that look of having big pieces of glass and because it's office retailers don't necessarily like that but for an office shoes the key is just getting the light in we can put all those horizontal and vertical muttons in to break those up and then that continues around all four sides of the building what you'll also notice is there are existing Penthouse units on the roof that are unscreen today what you can see on my elevation is we've taken the look at those and we're going to update the screening and we're going to clad it in the same brick veneer and stone that's on the building so again it does project above the roof but by introducing the same materials that are on the facades I think it makes it go away a little easier and it's a little more palatable to the eye and that'll go around on all four sides of the units uh so I think it's a great job uh on the existing building of taking something that's you know stucko white which has pollution on it for God knows how many years and really introducing these Earth Tone durable Classic Materials Brickstone steel uh and new window systems I think it makes this building look brand new and I think it's going to be an exciting Place Waker will be moving in uh to this part of that building and we eventually could get them there and then we can knock down the 16 25 building uh so they will be occupying so the applicant will be on site uh once this full development gets uh gets built I think this is very exciting and and a huge improvement from what is there today a12 is Building B if you follow along on the site plan which is basically almost in line with building a the 225 building but it's fur to the east so it's at the back of the site but pretty much the facade is almost line up with the 225 building uh this is again it'll be a mixed juice building we're proposing retail all along the first floor again the introduction to the heavy steel canopies with the turnbuckle cables anchored back into the building uh and then we've been able to create uh a recess which will be a plaza which Mr Keller shows on his site PLS and I show on mine which again will be developed just just like the 225 that Mr Keller proposed earlier this month they're still in the works to doing final design work the amenities that are going to happen in these open public spaces which we have throughout the entire site and I'll highlight it as we go through uh that gives you again another offset and some relief in the mass of the building we've introduced again the brick the steel the stone bands the decorative light fixtures and then what we're proposing uh is both on the second and third floor is a self storage facility and if you look at that I don't think you look at this facade and it doesn't screen Self Storage it's different than anything else you usually see so a lot of times you'll see the self storage and they'll have the glass and the windows and they have their lockers and storage units behind it which we could have here and that'll be Vision Glass you'll be able to see them but again we now took the big rectangular and Square Windows and we put an orch toop on top of it just to break it up give it a little more relief and a little little different definition than what you have with the 225 again a palladian arch like this which is a very soft flat Arch versus a Roman Arch which is a very tall round Arch I think again it's traditional it's classic in design and I think it really enhances the facades uh the gray part that you see between the brick elements is actually not stuck o we found a company that makes a thin uh concrete panel that'll be what they call a rain scream which means it'll be clipped to the facade with a weather barrier behind it it will sit off the building about an inch and a half and it's actually real concrete so it's not stucko again with that stone uh and brick that durable look and they come in big panels the largest panels they make are 4x10 so we're proposing 4ot by 8T sheets which is a really nice size again for the proportions of these buildings uh I think it really adds character to these facades and we have it on another building out in the front of the property but again it looks like stucco but it's actually real Stone cut into a thin piece anchored to the facade in a rain screen system and they come in nice big pieces so it would look like real Stone when someone looks and sees concrete 4 by8 you're thinking it's massive it's actually thin they can do it they can span it and they've already looked at these drawings and they told us they can do that so we're very thrilled about introducing product to go along with our very durable and Classic Materials uh that we already have on site have a question question is how do you get it looks like you get upstairs for the storage on the back of the building correct right so you have loading in the rear for the retailers and then what Mr Keller was able to do was take that same loading area which would be on my sheet A1 as part of my architectural submission which has the floor plan and we're proposing 8,000 square ft behind unit uh because we've broken these up B1 B2 B5 would be shallower depth retail that you see in the rendering facing forward and then we've given the Self Storage people 8,000 ft in the road which will house their office area you'll be able to enter on the Westerly facade to walk into the office and and either get access or be able to rent a unit the bathrooms for the office the exit stairs and the elevators and then there's two Drive-In Bays you actually can have the doors open up Drive in unload your material we put a freight elevator right in the corner so you can take it right off and bring it right upstairs and again there'll be a small storage space on the first floor as well but the bulk of look will be on two and three again without doing a final layout uh based on the uh the company that comes in that would operate it and we've done Self Storage we think this works well so it's hidden it's not seen it's basically back in the same area where we have loading at the back of B for the retailers we have our small box truck loading in the rear of building a uh with a service Carter so we're really pushing everything to the backs of the buildings on these here so that you really wouldn't see any of that coming from Route 10 or Johnson Road or if you're traversing the site on our main Boulevard coming into it all at the rear of the building so I think it works really well uh so it's exciting uses that we think we can get on the first floor that'll help support whatever uses come in on the Upper Floor self storage and office between buildings A and B I have a question it appears that there's a railing uh where it says Self Storage on the right right side of the building on the second floor is that a walkway well it's not really a walkway we need access to get out because some of the decorative lights if you go to my sheet a12 I have the second and third floor plans and you could see uh we pulled the that section of the building between the brick Piers where the gry stone is going to be we pull the Greystone facade back about five or 6 ft again to give some relief to the facade so it's not a giant mass and when you do that you actually are going to have a small roof area over the retail so it's really not meant for anybody to be up there and walk around but if they have to get out there if a roof drain clogs or a light fixture goes bad they can't we provideed doors that someone has a maintenance person only should be going out there not the general public it would be basically controlled by the uh the vendor who's using the space but again we thought it was important to try to get that relief these are very long buildings buildings uh and again both areas where you see that concrete panel system they sit back behind the brick facade a little bit so we're going to gives you that relief but we caught that at the end and went let's put a railing just in case this happens so it would be decorative in nature if we do it 83 a3's rendering is taken from a uh drone image if you're in the parking lot in front of B and you were looking towards Route 10 Building C is the building that sits basically directly almost directly behind the Stop and Shop building that's our proposed uh grocery store or Market smaller than a full size groceries be way smaller than the shop right that's up the street this is meant to be more of a specialty uh food store that can come in here again facades are dominated by the brick the palladian orches the integration of the horizontal Stone bands at the top and on all the pilasters again heavy structural steel canopies along all the facades it has the opportunity to have entrances on both sides of the Tower because there's parking on both sides of the building so depending on how you get there and if the spaces are empty you have the availability to get in closer to the entrance you can park on either side so we've given this tenant the opportunity to enter on either side there's a space for the cart carral so if you looked at my submission that would be sheet a17 and again sometimes it's helpful to look at my floor plans versus the Civil because obviously Mr Keller's plans are at an engineering scale uh at least my plans because I just have one building at a time on a sheet it allows you to kind of look at it and see more detail in the scoring on the sidewalk where the landscape areas are the decorative scoring to identify the entrance areas the jogs of the building in that now what I did differently on Building C that corner instead of insetting it we actually pulled it out so the corner element acts as a tower feature it sticks out about 2 feet on either side so was really kind of prominent at the finds this is the entrance hopefully they can get a sign on both the sides again the canopies cover both sets of doorways and again we did it a little larger scale but to mimic 225 we we broke the large windows up with uh the mions uh to break up those large pieces of glass the thicker tubes you see are probably going to be structural tube elements because this is a cural system because we're pretty tall we're 20 ft in the air so to resist the wi we have to put some structural steel members in besides the mutton so that's what we're showing there but I think this really gives the flexibility and an opportunity for a specialty food store to come in here and and really Thrive and you can see as you go down the rest of the facade again instead of having a long blank facade in between each of the Arches we've pulled out the pilasters they stick out about 8 in basy dimension so again that breaks up that that mass of a horizontal wall and now we have these vertical elements at a much smaller scale than we did at 225 building but nonetheless they help break up the facade they go almost the full height of the building and they'll continue down on both sides of the building and at the rear of the building that faces stop and shot so again you'll have four sides all brick all Stone All Glass uh you know in that color and then off to the distance actually you'll see in the same rendering is actually the freestanding pad uh building g g g Building G so again my elevations show more detail but that just gives you the perspective you're looking across the parking lot towards Route 10 you see Building G directly past Building C and then building F all the way on the front which faces rout 10 I have a better shot of that and another rendering but I think this gives you a little perspective now to answer your question sir we took a little artistic license we eliminated a row of trees you see the Three Trees right in front of building C but because building uh G and F were so far towards the front and if we put the trees in that are shown on Mr color's plant you wouldn't see the building so we took them off they're on the plant they will be installed but for artistic license just to allow the board members to see what these other buildings look like throughout the site we had the render take those trees off just so you can see the otherwise we wouldn't bother showing them you'd see is the tree cat but if they're shown on Mr K's plan they will be installed that way and you'll have a different perspective when you're actually there and in the parking lot but for entering purposes it block too much of the facade so we took them out my archit she couldn't come she would feel turn uh a A4 is almost in the same area of the parking lot but instead of looking West you're looking a little more south east and what you see uh in the in the the distance facing Route 10 is Building E then you see building D and then you're seeing just the corner of building h so you're almost in the same spot coming down the boulevard one way you're looking West and North the other way you're looking south and east so we captured those three buildings with that rendering and again uh we have some of the different colored brick and one of my last exhibits you have it in your package but I plotted it in color will will show the multiple colors of brick we have the stone the metal um the stucko because we do have some areas that are stucko in the back uh what those actually colors look like so again these buildings are much shorter much smaller in dimension on the footprint of the property uh so we didn't want to go overboard with the big heavy red brick like we have on all the rear buildings so we have some lighter brick colors proposed on these buildings again what'll always be there if there's a canopy it'll be a structural steel canopy with a tieback uh system back into the facades here because these are smaller retailers they do want people to be able to see and you want to see in that you can see people are in the store you can see the merchandise through the windows so when all these front build buildings we took away those vertical and horizontal muttons that break up the big massive windows on the toll buildings and we're showing traditional storefront down to the ground and the predominant color is going to be black some canopies the storefront the metal canopies metal winings everything is going to be a black which shows up again on my material sheet which I'll show you after but again we started lightning up some of the brick the stone the stucco and the decorative features on these buildings because they're just smaller scale and you need the important thing for retailers is location parking and visibility so I think we have the location covered we have really good distribution of parking throughout in front of each of these buildings and lastly we're giving them signage and there are storefronts that are clear that'll allow people to be able to see in to each of these storefronts and see what's going on behind it so that would be 15 15 so image 15 really we we honed in and we zoomed in it's really looking at from the parking lot in the boulevard building F building F uh we were trying to get a little more creative in talking to the applicant to come up with a little different uh architectural uh language on this building again this is one of the few that you can see there's actually a plaza between these two sets of buildings so I believe it's F1 F2 then F3 and F4 and there's an open space that's at least 30 ft wide pretty much almost the full depth of the building have we connected all these buildings we need a landlord and utility space for each of these so and we were limited to the number of buildings that you could have on the site so again if you look at my architectural floor plans you'll see that they're all connected in the rear EF f d uh G all have these rooms that connected those are going to be the common landlord room which will have the roof ladder it'll have all the utilities the fire sprinkler the water lines all the buildings will get gas and electric mounted on the rear wall but again uh we're able to introduce that feature both as a functional and as a design element as we develop between our office and Mr Kelly's office what these plaws will look like we'll be able to do some decorative features on that brick wall that will sit at the back of these uh of these buildings and again it'll also be tall enough that the actual will act as a noise buffer because obviously E and F sit right up off of Route 10 and everybody knows you're going to hear some tractor tractor trailer Cars going by so if we're going to create a plaza we're hopefully going to introduce some water features and some other neat things that'll allow and break up both the visual impact of rout 10 and the noise impact on room 10 uh so we've introduced that the building to the right they're the only buildings that we actually did a Gable root with a with a decorative shingle that you have on your commercial house property uh it's a unique feature again with the canopy and a lot of these are where we're proposing the restaurant tenants that come in so a couple of these stores I think it's G and h and f besid besid the window we're also going to introduce a bay of garage door so that they will be able that's the door that will open up closest to the plaza and I did that in Livingston at the Livingston shopping center where the the leadle is where the ales is I did that Center as well uh it allows you in the warmer weather a lot of this has come out of Co where a lot of tenants now like the ability to use the outdoor and in warmer weather they can actually roll up the garage door so when it's closed it looks like the rest of the storefront but in the warmer weather we can roll those doors up and you can have an indoor outdoor dining treatment uh which I think is really nice unfortunately New Jersey doesn't get the longest season to do that like we do in other parts of the country but we're starting to see more of that because tenants are now looking after what happened in 2020 in Co that ability to have indoor outdoor space uh so at the corners of these buildings facing on the Plaza you'll see we'll be able to have a garage door opening that will really open those spaces up and be a nice change uh to the Public's eye as they Meander through the property uh to see that it's becoming more and more popular but it's not everywhere yet but we've done it before and it worked really well we've done it with c and Starbucks around the country y material so this is yeah this is my architectural sheet a34 but the reason we marked it is what's in your packages in black and white uh so what I did is I had my staff plotted in full color and what you see is a list of materials and if you look at my architectural elevations throughout my set we put designation br1 br2 those are the brick ST1 st2 that's the stone uh CF is the concrete panel stf is stucco Ms is metal so we've listed for you to kind of show you what we're trying to do these are high class high quality materials we've coordinated this list with all the tags that show up on my architectural elevations then we pulled off the web the actual photos so you could start to see the different brick the top brick brick one is the brick that you're going to see at the 225 building and also at building see the grocery that's one of the only stores or buildings that get the same brick on two different buildings usually i' I've maneuvered them around in a couple different spots but uh the applicant really like that brick it's a very classic handmade what they call molded brick and even though it's a thin brick on a panel system they are a real brick they are cut from a real brick product that's made and in a furnace just like you would do real brick but they C it to a thin system that gets adhere to a clip system on the back of the building with a drip and a we weep system but it's not Garden State brick face it's not any of these other products it's a real brick face and then you actually put actual real mortar uh between all the brick samples once they've been uh glued to the face of the building so you would never know when you looked at it and touched it that's not a full bed dep brick and the reason we do that is what we found with the energy code what it is today to do a real full bed dep brick I need the giant cavity and insulation behind it the wall goes from like a 12in thick wall to like 19 to 20 in thick just to get everything in to meet the energy code today so if we can get the same product the same look in a thric system we do have a rigid insulation that's continuous wrapped around the building otherwise you cannot meet the energy coat of the state of New Jersey if you don't do this anymore so the buildings will be tight they will be energy efficient they will have R30 on the roof they'll have r19 in the walls and then we'll have a continuous probably 2in uh rigid wrap that'll go around all these facades before these veneers get put on it so they're very energy efficient we have high efficiency hbac units on the roof and again it's not even the applicant spending this extra money any national tenant that you're going to talk to they demand it they demand even greater so as a landlord today you can't even offer space to these National type users unless you're on The Cutting Edge of the technology and the energy code because they have to help pay those bills and the Starbucks and National users all demanded so this is the way the retail world has gone this applicant has agreed to do that uh so that's what we're proposing but again it gives you an idea of what the stone will look like we have uh three different Stone veneers all will be a smooth face looks like a limestone but there's three colors where there's some subtle difference an offwhite a gray and a little bit of t in one of them um and we have like I said all the metals will be black the storefront will be black the canopies will be black uh the stucco we have a couple different colors of the stucco for the rear of the 225 building and the rear of the building B building and then we have a couple areas of stuck on a couple of the smaller freestanding pad buildings gotop that yes is that going to be an exhibit this one's an exhibit because it's in color but that actually sheet is in your set but it's a black and white okay but so I marked that as an exhibit yes so it's a16 it's a16 correct because what you have in your set is a black and white version of we can also submit the color yeah again I plotted it so it's in color but you're Set uh we did plot the bigger sheets in color and it also shows the two decorative or the three decorative sconces that we're proposing which are in the lower right the first one that the left of my titel block is actually a 60in tall LED indirect light fixture which is meant to be on the 225 building the B building and the grocery store building up high three story twostory buildings a lot of wall face 60 in sounds like a lot but if you look at the drawing they're proportionate and scaled to the facad and I think it'll look great and it gives a light glow off to the site all the light fixures I'm proposing have no impact on the lighting levels on the site or uh the dark sky code Mr Keller doesn't even have them reference in his lighting couch because they do not produce enough light that would cause any problem most of the time we propose them because we spend all this time and money as a decorative architectural theme and you only get to see it during the day what I like to do is try to still make the buildings as nice looking as possible because in the winter it's dark at 4:35 o00 for the rest of the day and people are still shopping then if we can introduce some decorative life fixtures some boost next and some other down lights to actually shine accentuate the stone the brick the concrete panels we like to do that so at least you're getting this nighttime feel that's almost as exciting as what you see during the daylight hours so the other two fixtures the lower one just above my title block that would also be on the 225 building that's much smaller in scale that's at a human scale that's down at about the 9 to 10t size so that's at the lower end of those vertical peers that you saw they're still probably 15t or more below the large 60in pieces so the light will not interfere and they're meant to just shine directly down on the sidewalk and right up against the brick of the stone that's on those facades and then the last fixture is the goose thing that's right above it we have those on some of the freestanding buildings where we have some warnings and some other pieces of work that we want to just get again if we have a canopy or anoing and you want to see that at night these lights create a really nice scallop and what caught my eye again most times when I finish a center and I take pictures I take daytime pictures and when we left the meeting last meeting and I was driving home and I went by Morris Marketplace it's the first time I've seen the project completed with all my decorative lights on so I would beest anybody if they had the time when you're driving down hand over a and you can see that facility at night that's kind of what we're trying to get those nice light scallops the decorative features along the facades just gives a nicer glow in the evening again no dark sky problem it's not going to Blind anybody's eyes but it just gives a nice feel we won't have if you look at Morris Marketplace we have some towers that has some glass up at the top that we Backle it with some Led fixures I did not propose that for these buildings uh but that's the only difference but I think we work hard in our firm to again try to make these facilities look as good both winter spring summer fall and nighttime and daytime uh the last two boards we didn't mark because I haven't changed them they're exactly what's in your sheets they're sheets my sheets a32 and a33 which are the designs at a larger scale for you to see the monument signs we're proposing which we're proposing three and if you were to look at Mr Keller's site plan we have a monument sign at the driveway coming in off of Route 10 we have we have a monument sign a new driveway uh off a Johnson Road between building D and uh G and then we have another Monument sign at the back driveway so we're proposing three Monument signs which as you can see are small in scale we're proposing the exact sizes and square footage of signage to match your ordinance requirements so there's no variance for height or sign area and again staying with you so on the monument side if you go to the decorative feature at the very top it's 15 ft on the monument side so that tallest piece is 15 ft which has no signage on it then we're proposing a mesh gr light see-through structure that we would put the name of the center Highline Marketplace mounted on that uh and then again this exposed structural steel which is prevalent throughout the design of all the buildings it would be black painted black but real structural steel will even accentuate it with exposed bolts or rivets uh to really give you that feel and then we're proposing uh to for eight tenant signs that would sit on top of a concrete base so it doesn't go right down into the dirt and when you do the total area of the tenant signs and the sign for the name of the shopping center we're allowed to have 125 Square ft and we're proposing 124.80 or 125 Square ft so this this the bigger Monument is one on Route 10 Johnson Road has a separate set of guidelines the height is shorter only allowed to go 12 feet so now we're 12 feet to the top of the decorative structural steel same spot for the name of the project same tenant signage and on Johnson Road we're only allowed to have 75 Square ft of signage the name of the center and the Tenant sign and again we're at 7488 or 75t of sign these would be both side signs you see them in two directions going down Johnson Road again you got that kind of cool mesh see-through look that lightens up the structural steel that you have both in horizontal and vertical geers and then we'd have internally illuminated sign cabinets like you see so prevalent that'll probably have a Plexi face with a vinyl letter and then we'd have a raised letter that would be pinned to the mesh for the Highline Marketplace which I think is is very cool both sitting on a concrete base last one uh we're proposing two pylon freestanding size uh again the taller one that you see to the left is shown up Mr P's plant on Route 10 driveway we're allowed to have uh 25 ft in height which we have all the way up to the decer of Steel at the top and allowed to have 200 ft of signage area which would be this mesh and the Tenant signs uh and we have 199.99 S ft if you add all the signage up so again conforming this one tends to be a little more Airy and light because we have the vertical mesh we clipse that will support that then we just have the structural steel at the top and at the base so even though it's a it's a pretty good siiz sign uh between once you see all the nice colored sign panel that will go on it with the tenant faces where the Highline Marketplace is going is basically an open mesh structure will let air and light through it and then we'll have these pin letters on it and they're lit with some ground lights and then the internally illuminated cabinets uh and then the second sign is at the driveway like you see in my my aerial rendering over at joh at Route 202 and at 202 we're allowed 20 ft of height which we have to the decorative top and we're allowed 125 ft of signage and we have 12467 square ft of post sign so again same design just smaller panels smaller proportions on the vertical and horizontal elements and I think they really will tie so that one is on 202 this is 202 and this is on Route 10 is on rout 10 correct and the other two signs were where the other three there's another small Monument on the other side of the street that's closer of the side of the drive on and then there's two at the two driveways one between the and uh H and one coming in the back of B so you'll get three signs along Johnson Road or two signs on Johnson Road one Monument on 10 two pylons one on 10 one on T all the driver and that was one of the key focal points that I know Mr Keller laid out but joint L as a team between the applicant Mr Keller's office and my office one of the key themes that the applicant want to do was make that that main driveway coming in off a route 10 a little more special than just an access drive you turn in and you park we've created it's nice and wide it's got a landscape aisle and sidewalk spaces in it and we're really calling it a Boulevard we're not parking in it but it'll have a divider between it so traffic coming in or traffic going out subdivided I think that also helps as a traffic coming and I'm not a traffic engineer but it helps slow people down and again when you could soften a roadway with Landscaping pavers decorative part you know uh scoring along that uh and then create this feature when you come in room 10 you basically come in almost to the middle of Building B I think that's your nice focal point and then you can either turn left or right and Traverse East and West uh and go in front of the 225 building Building B so I think that was a key element that we all decided was important our original site plan did not have that Mr Keller was able to widen that roadway so we can get the full effect of the boulevard feature there so again I put up I guess the SE we had last time was that number uh 82 82 so that's what you can see on a A2 uh here's your main driveway you basically come down this Boulevard which is treein some landscaping and it really helps toine and break kind of an east west parking field so again it doesn't look like one massive parking field like you see on so many other shopping centers on Route 10 so I think it it not only helps visually for the public when they pull into the center it helps for anybody that can be on Johnson Road of Route 10 looking in that funnel between buildings EF and seeing this bouevard feature I think it's a very enticing and encouraging uh feature to add and I know Mr Keller went the Great Lengths to get that to work uh and we all think it's an important element so as Mr Keller has L out a very comprehensive and cohesive site plan uh I tried to do the same with the architecture even though we don't have the same color brick everywhere the same color material everywhere I think there's enough overlap between the materials that it gives you that unification and it's a comprehends of design it has intent it has durability it has Aesthetics and I think this could be a tremendous asset to the community when the entire project is is completed I think we could draw some really nice tenants uh to this property because of its visibility its accessibility and it's a it's location on the highway system and I'm excited about this project uh like I said I've done three projects in three different towns all on the same corner so I not only did Morris Marketplace I did the little shopping center on hille across from the operate that has the pet store in it and then I did the TJ Maxx center with the Yola the pancake place I did that one first so I did those three shopping centers in moris County each one's in a different town one's in Handover one's in mois Township and I think one's two in Handover I guess two are in Handover one's in advertising this will be much better this is be I keep I keep improving every time I get I get a job I keep improving the I keep improving the arit so I think we've really hit a great spot and I think I've achieved what the applicant was trying to achieve with this uh theme with classic durable materials that he expects us to be here a very long time in the township to be successful and we've given him the products that will s on these buildings that are very durable and will last a very long time uh and will'll lower the maintenance for him on these facades and still give the flexibility uh for different tenants to come in the life of the center and uh set residents up in these buildings can we take like a two minute break TJ Center has the IHOP on it the quick check out front on the one side yeah I did that first those were practice Yeah those were practice he didn't want to spend a lot of money that was back in 2014 the pet store The Bagel Shop the cake butt place and the pet go petmart whatever it is directly across street from shop right on horse Hill Side I did that shopping sign then I moved over to horse then P res also design the whole food shopping center 46 there 200,000 what appuse I design that entire sh just gives you a feeling of the type of architecture in my 38 years of practice we specialize in retail and make [Music] we're it's a we're puming you enjoy your years sorry we're getting a little publicity for County this is the nicest one and I've been in Mor County for since [Music] 1987 I started my career on moris PLS Mr Mayor with Mr mcgrey not ending [Laughter] Myer thank you stand