e e e e e e e the meeting of the uh planning board of the township of orbridge um I'd like everybody to stand and salute the flag I pledge Le to the flag of the United States of America and to the Republic for which it stands one nation under God indivisible for all okay roll call please Mr lenning here Mr agopian here Mr D here Mr low here here Mr Rena here Mr Petty Here M Mella here Mr mcac here Mr Brennan here Mr Ferrara here and chair will Ken here okay we have the uh minutes of April 25th 2024 have a motion I'll move it okay move my Mr lenning second second by Mr low roll call please Mr yes Mr agobian yes Mr D yes Mr low yes Mr Rena yes Mr Petty yes Miss Mella yes Mr mcac yes and chairman Ken yes minutes of May 23rd 2024 a motion I'll move it I'll second okay move by Mr LW second by Mr lenning roll call please Mr lenning yes Mr agopian yes Mr dama yes Mr low yes Mr Rena yes Mr Petty yes Miss Mella yes Mr mcac yes and chairman Ken yes under resolutions we have 69-20 120p oak 18 LLC extension of time Vina did you have anything to say on that no not really but um they just need some time because they're revising their plans they need to come back so uh they've asked for an extension okay it was a project that was approved by the planning board uh almost four years ago Vina is that the one next to the Dunkin Donuts yes that is correct it's a triangular shaped glad and they were proposing uh strip mall okay okay do I have a motion to Grant the extension I'll move it move by Mr low second secondment Mr dama roll call please Mr lenning yes Mr agopian yes Mr dama yes Mr low yes Mr Rena yes Mr Petty yes M Mella yes Mr mcisaac yes and chairman Kenton yes consistency review ordinance of the township of Oldbridge chapter 250 of the code of the township of Oldbridge entitled Oldbridge Township Land Development ordinance by amending 250-6667 entitled cluster option so you want to give a brief yes good evening board so as you know in the past I've been going through the Land Development ordinance trying to clean it up and fix many of the things this is something that came across uh I've always said I'm not a big fan of General development plans we have two of them uh one is the Oaks one and Wood Haven which were approved 30 years ago and now they're being constructed some of the planning principles have changed they're kind of outdated but we still stuck with them because those were approved gdps this is a section of the ordinance which talks about alternate design uh alternate development standards wherein we have density option cluster zoning and then plan development the general development plans were part of the plan development the issue that I came across when reviewing this ordinance was the density transfer option the way it's defined and the way it's written is completely incorrect because density transfer was traditionally used to preserve farmland and transfer the development rights onto another property that was more um that had more potential to be developed so for example if you have a farm you preserve the farm but if the farm is zoned for R20 or R40 you transfer the development rights from that farm onto another area this becomes your sending area and then there is another receiving area where you transfer the density the way this ordinance was crafted uh it doesn't talk about preservation of land and also it allows you to take into consideration uh environmentally constrained land but environmentally constrained land is constrained it's not developable so why would you get density credit or density for that environmentally constrained land you shouldn't be getting it so conceptually it was defined incorrectly so I recommended to the council that we should eliminate this because uh density transfer can be applied to a smaller lot as small as 5 Acres so I have been approached by developers where uh they want to cash in the option and they have reached out to me saying can we put in more density can we uh PR preserve a part of it as open space environmentally constrained land and then get more density that's not how it works so I I am recommending that we eliminate that section the other portion is the cluster zoning option in Oldbridge we have 209 cluster developments these cluster developments were done with the idea that a portion of the property would be preserved as open space and in Li of preserving that open space you would have smaller Lots so if the underlying Zone was R20 sorry if the underlying Zone was yeah R20 then you could develop those properties with R7 which means instead of a 20,000 uh square foot lot you could create a 7,000 square foot lot you would get slightly more density but at the same time you could preserve a significant portion of it for open space but the way it was done in the past there are no development standards for it so literally for the zoning officer it's like a guessing game we try to look at the Lots we see oh maybe the r seven standards apply maybe the R5 I'm not uh recommending that we eliminate it but what I'm recommending is that we change the number so if you could get 60 dwelling units you could still off for a cluster zone I'm just pushing that to 100 so that it becomes a little more difficult to qualify for cluster zoning because even if we have to create such areas there are other ways and other mechanisms that we can use to uh rezone Pro larger properties so those are the changes I think it's very consistent with the master plan uh our master plan has recommended re-evaluating our ordinances periodically and that's what's going on so I would really recommend that the planning board support uh this change of ordinance do anybody have any questions no questions okay so do we have a motion to um approve the U change I'll move it second by Mr lenning sorry Mr yes uh Mr agopian yes Mr dama yes Mr low yes Mr Rena yes Mr Petty yes M Mella yes Mr mcisaac yes and chairman kenon yes okay applications 57-20 23p LED on Wheels Zone edo3 block 10258 Lot 10 1795 Highway 9 major preliminary and final site plan with C variances and the applicant proposes to construct to 6,3 25 uh one story commercial building with 15 parking PL spaces and a storm water management Basin for mobile Outdoor Advertising business Mr him good okay great uh good evening members of the board um uh we're here tonight my name is David himman I represent the applicant LED on Wheels and I know you've had an opportunity to review the plans and your professionals reports but I'm just going to give a brief overview to put the uh application into perspective and then we can proceed with our uh application and presentation I do want to just say I appreciate everyone coming tonight you have a full board and uh I know we have upcoming July 4th holiday so I appreciate that uh as chairman Canon indicated so this the applicant is Led on Wheels and of course we're here tonight for major preliminary and final site plan and we've got several bulk variances which we will review uh in Greater detail um for the record the property is block 10258 Lot 10 of course here in Oldbridge and the address is 1795 uh Highway North uh as you know from the application materials uh basically the app an business is to provide LED trucks advertising Services also known as a mobile Outdoor Advertising uh as you've indicated the applicant prepar is prepared and will move forward subject to your approval of course to remove the existing uh structure that's on the H on the property and construct an approximately 6,325 square foot footprint building and Associated lighting and storm water detention facilities and Landscaping the property is approximately 71 Acres uh and is located in your edo3 Zone um you will hear from the applicant directly as to several operational issues that have been raised in your uh engineer and planners report um we also have our engineer uh Mark Liber who will testify on the engineering and site plan aspects of this obviously and review all the planning uh Andrew fando our traffic consultant is here as as well and our architect in King malaria she will go through the architectural features as well so chairman count I don't have any further uh points to make on my opening and if you would allow we can proceed go ahead okay great Frank oh come on gonna have to be sworn in good evening Bo just gonna swear you in uh could you please raise your right hand do you swear or affirm the testimony that you're going to give this evening is the truth the whole truth and nothing but the truth yes I for the record could you state your name and spell it Francisco Ferrero Francisco f r n c IO Ferrero f r r e i r o thank you good evening Mr Ferrera um just for the record if you would just uh Enlighten the board on your affiliation with the applicant which is Led on Wheels uh and if you could explain a little bit about your company that would be helpful uh I'm the CEO of LED on wheels um and basically what we do is we have small box Vans with LED signs uh around the whole truck on the sides and the rear and we're hired to do advertising oh you know all over the place I mean we do political events Dunkin' Donuts McDonald's cooperate all kinds of different stuff I I've even worked here in Oldbridge um we've been in business for 10 years um we we have grown thank God and um we are currently housed in um in a shop in Perth hboy a small shop and we have our grown in for a long time I was looking for a new place and then found this place here in Oldbridge um started looking into it and you know one for it um we bought the property the property is an abandoned property in tremendous disme I mean I don't know if anybody has driven by there but if you're here from here I'm sure you've passed it once or twice it's it's been abandoned for over 10 years it it's a site for you know it's a sour site um I think we what we're proposing to do with it um will be a great enhancement to the area and that area specifically that's growing and it's modern now to have this abandoned house that's ugly as to be and there's no fixing this house I mean it is completely deteriorated um so our idea is to create our new uh home base for our LED trucks we also do LED signs um but we're not on a retail level nor are we in an automotive shop nor do we even open every day um really our shop is by appointment only we sell signs to towns and school systems and and commercials uh owners um so if ever somebody comes to visit our our location and that's the purpose for having a small showroom in the front to display our different LED products but if I have a customer comes to the showroom once a month that may be a lot um the usage that we're going to you know the Inn out the the the traffic which was a concern for the board or the engineer whoever it was um is is very minor like I said we're not a retail location we Sly designs the public driving up and down is not going to pull into our shop to buy an LED sign our our I mean no we probably will be there we're really by appointment only um as far as our trucks are concerned our trucks will be housed um in the location but our trucks go out to do work so you know we're going to probably keep four to six trucks there at most actually Four because the other two trucks I let the drivers that drive those two trucks keep them at home for to be convenient to them a lot of our workers New York City and they live in Teck they'd probably kill me if I made them drive to Oldbridge to then go into New York City to get there by 9:00 in the morning it's kind of tough um so I you know I try to be convenient as possible accommodating as possible and they have driveways so I let them keep their trucks at home um so we'll probably be storing for trucks here you know always our trucks are very expensive trucks they they sleep at night on the streets now our trucks are you know LED screens almost $200,000 trucks it's like we had a Lamborghini but we don't um and you know they they stay out at night this is always my dream to have this Flagship location and you know thank God we we' done rather well in the last couple years and I'm hoping to accomplish that and have a nice home for each one of our trucks where they're out of the weather out of the snow out of the rain and and just take better care of them um again the the big concern of the In-N-Out um we don't work every single day you know we have our busy season and we have our slow season you know January and February we're lucky if we get five jobs right now you know June July these these couple months yeah thank God we're you know knock on wood we're working every day but that working every day for those four trucks will consist of a driver coming in in the morning taking his truck going to go going to do his job coming back parking the truck and going home um if some days there's um I have to put a sign together and I have to work in the actual location that involves myself my partner and may maybe one employee um so you know at maximum three four people at this Lo location um a couple days out of the week maybe so the the usage is is is is very light compared to a retail operation and that's you know that's the impression that we wanted to bring across to the board that we're not a retail obl you know location we're not going to have traffic in and out all the time um traffic is actually very minimal compared to any other business that you could probably put there um um so as far as um thank you for that detailed description uh as far as um any loading uh operationally are you going to be having any any loading Vehicles come to the site once um once or twice a year we receive product uh this product is brought in small box trucks as well I take advantage when my manufacturer has discounted uh deals on product and I load up this is another this is another reason why we outgrew our other location cuz I try to stock up when I get those special prices so I could charge low prices as well um and then like right now I have a a stock in my shop and I had to stock more product in a friend's Warehouse because I don't have enough room so this is the other you know main point for this location one Bay is probably you know half of a bay full of product um and again that's two deliveries a per year basically and in terms of I'm assuming uh for trash and recycling collection that'll be private correct yes okay all right um so you said you approximately have what less than five employees uh yeah well well drivers we have a total of six drivers but if that will be working at the potentially at the property they'll be working at the property just two okay fair enough and and then plus myself and my partner right and you said said you're not there 5 days a week not at all and it's I from the from the design of the building so on the on the lower level I understand will be your showroom correct yes okay and that's going to be by appointment only by appointment only yeah okay and that's for any of your customers who want to come see the display of the sign and and to be able to see the different LED screens that exist uh the different pixel page the you know the the definition of these different ones indoor Outdoors a whole array for the of them out there and that's just to be able to show clients the different product that we carry so this is going to be for your for your operation it's a it's a single user you're not going to have any you're not going to have any tenants in the building correct correct okay right uh Frank thank you I don't have any further questions do you want to add anything or you think you've covered um I mean besides that as far as the other concerns that were brought up uh trees um parking all that yeah what whatever the board requires of me I I'm willing to do to make this happen and abide whatever you guys need me to do that's all rfic um I just want to so when you you take and construct an LED sign and then you deliver it to a place for a temporary use I'm sorry you deliver it to an event or a place for temporary use it's not permanently installed no we don't do rental that's that's LED rental and I stay away from that cuz the logistics are incredible we do permanently mounted signs like you would put in front of City Hall like you would put in front of the schools um and things like that yeah the LED rental business is very lucrative but you got to have trucks transport them set them up break them down bring them back I'm not getting involved in that okay and some of your customers are public entities like schools most of our customers of public entities cities and school boards are a maj maity of our customers anybody else have any question yes Mr L if you got approved tonight when do you anticipate uh moving in once the bill I mean do you have a time schedule oh it's it's still a long feet uh that's got to get done we got to knock this house down we got to level the property I'm hoping we could you know I I'm I'm very I'm very optimistic person and if you ask me I would say 6 months but that's probably unrealistic with with permits with inspections you know so 6 months to a year is a reasonable I hope to God okay thank you thank you anyone else okay in the public that has any questions regarding or comments sorry sorry have a question yeah hi uh Bernie testrol I'm the traffic engineer who made those comments on environmental resolutions uh one thing you brought up that I I hadn't heard about you said four six trucks on site are they what size trucks are these are they parked in the in the in the building at all times not in the parking spaces these are these are LED trucks they're going to be housed inside okay they are 12ft box Vans is what they are mhm so they're 12T truck small little things okay yeah I wasn't sure when you said box you know box truck could be fairly large but you're talking like basically a van then okay yeah corre all right very good all right thank you okay anybody else no public okay great thank thank you thanks Frank don't go anywhere I'm not going nowhere uh Mr Liber is our engineer and planner and he's going to be testifying so I have to have him sworn in and qualified please absolutely when you're ready could you raise your right hand do you swear or affirm the testimony you're going to give this evening is the truth the whole truth and nothing but the truth yes I do and could you state your name and spell it for the record yes my name is Mark MC and my last name is Liber l e b like Brian e r good evening Mr Liber would you please give a a quick overview of your CV and your professional qualifications and just confirm that your license is in good standing I know you've testified before this board before but us uh yes good evening once again um been here previously I did graduate with a bachelor's science degree in civil engineering from Drex University um following graduation I returned to school part-time and completed the MBA program at Ruckers graduate school and was licensed in 2003 as a engineer New Jersey in 2005 as a planner and in 2006 I completed the certified Municipal engineering certificate program um I was living in how Township I was appointed as a member of the H Township planning board in 20 7 where I also served on the environmental commission and the affordable housing advisory commission okay but I think here before oh thank you very much uh it's always good to be here thank you chairman uh do you have any handouts Mr lber before we get into your testimony yes I have one okay so we can I guess we can have that marked as A1 if you just describe that also sure this is a pack of uh four pages um first page is a aerial photograph showing the property in question and the three pages behind that include photos taken of the property today today's Mr Liber uh while their handouts are moving around uh I understand that you uh under your supervision you designed the proposed site plan I think the last revision date was April 1012 is that right 1012 oh 1012 right um and if you would obviously go over that and discuss your exhibits and then we can go over the environmental resolutions memorandums and the other uh outside memorandums as well and I presume you will cover all those issues sure um well that's going around the room I just want to give a little background information it's block 10258 and it's Lot 10 uh the street address here is 1795 Route 9 this property is situated on the Northbound side of the highway uh it's just north of the intersection with Scher Road there is a gas station on that corner which is currently uh closed we are the next lot after the gas station now the property has 144 ft of Frontage on the highway and the total depth is around 215 ft so the total lot area here is about 71 Acres 71 Acres the zoning is edo3 which is the economic development opportunity 3 Zone and this lot is an existing undersized lot because in the edo3 zone the ordinance requires 3 acres but we only have 71 now there's another nonon deformity which pertains to the lot Frontage uh in this Zone the requirement is 150 ft of Frontage on the highway and we have 144 ft existing so it's a minor deviation uh you did hear earlier that on the property there's a uh Fant single family dwelling there's also a detach garage at the rear of that house I'm going to go to these photos so what you see on the cover here there's a little red flag that's actually the detached garage and the house is in the front of that flag it has like a white grayish white roof uh to our in this photo would be to the right which is South is that gas station uh you'll see the intersection there and then to our left uh is another dwelling and behind us are the ball fields which are privately owned um sure you're aware across the highway they are finishing construction of the new Plaza with the ShopRite and the target going to go to the next page top photo here is looking up the driveway uh there's the house in uh some uh form of disarray unfortunately uh the photo at the bottom is the detach garage in the rear of the property the property is overgrown we did do a tree location survey there are a couple of trees on the property but for the most part uh it is overgrown if you go to the next page so this is standing on the driveway looking out toward the highway uh at the bottom is a picture you can see the side of the house uh the situation here is that the driveway is almost right on the southernly lot line so the vegetation that you see on the right here is partly on our property and then it goes off onto the neighboring property on the last page you'll see this is looking South along the highway um you'll see the old gas station canopy in the distance they did put up a fence there recently uh to keep people off the property um you'll see on the bottom this is just a photo looking North on the highway uh it's pretty straight and clear at this point so the proposal here is to remove all the existing improvements on the property uh in order to construct a two-story 6325 ft footprint building it's a partial twostory it's not a full twostory in the sense that the part of the building nearest the highway has a second floor office the access to the highway is strictly right in and right out the entrance will have an island in the middle to channelize cars entering and exiting and within the property we have a parking lot that can accommodate 15 vehicles uh at the rear of the property we have a place for refuse enclosure um which would include uh two dumpsters one for regular trash the other one for recycling and then just beyond that is an area to accommodate our storm water the utility services here unfortunately sewer is not available what we do have provisions on our plant for a new septic system the existing septic associated with the house would be closed and abandoned under the direction of the county and we would have a public water connection to the new building we did provide uh landscaping and a lighting design for the property which would include um new LED lights and uh new plantings as well one thing I do want to point out is that during the review of the project uh rear yard setback variants was identified um unfortunately my office didn't identify we had been under the impression that the rear yard setback requirement was 50 ft when in turn it's 100 feet our building is setback 51 ft so we are in fact requesting a rear yard setback variance um um and then there are other items of relief which I'll go to the engineers report specifically on page four rear and side Lot line parking area setback the code requires a parking setback of 25 ft our side yard Southern parking area setback 5T uh that's on the gas station side the next item is the parking area and commercial building setback minimum required setback for parking area and commercial building is 15 feet we're proposing 5 feet from the building uh and I believe that's to a handicap accessible parking stall on the front of the property there's an item here about buffers that a 50ft wide buffer measured from the property line should be established along any adjoining property which is either undeveloped a residential zone or residential use our property to the north our neighbor on lot 9 is residential therefore we'd have to provide a 50-ft buffer and our plan provides 25.6 ft which is the distance from the lot line to our building um item five uh is regarding the number of parking spaces provided now we have shown on our sheet three that there are 15 spaces on the property the um calculation does not include the Bays within the building as spaces that we could use to store the LED trucks however this particular use is not really defined in the town code so we were calculating the parking requirement I couldn't find a category that fit this so I figured all right the building is B I'll just pick auto repair and that requirement was we had to provide four parking spaces per Bay which would result in a need of 12 spaces and we had 15 so I figured we were okay but an alternate parking calculation would be to separate the showroom and then the upstairs office and under that requirement we would need 21 spaces so it seems that we would need a parking variance which I don't feel is really a problem here because based upon the specific use of the property and the testimony you heard previously from the applicant himself there's only a handful of people that are going to be in this building on any given day they're not even there every day of the week uh and this type of use is not something where someone driving up Route 9 is going to say oh I think I'm going to stop in here to you know talk about Led Billboards and trucks it's not that type of an operation so we we show 15 spaces correct we show 15 and 21 you're saying would be required under this under under the calculation under calculation right excuse me if I may Madam chairwoman I just want to clarify because I'm looking at at least the site plans that I have in front of me and it looks like it says 14 spaces on am I missing one or there's one right in front of the building near the highway oh on the other side thank you I just want to make sure didn't miss misstate it in any resolution nope and then if we do have the architect here tonight Who's going to present really the show piece of the project which is the building itself but you'll notice that there are four Bays that are available so even if one Bay is full of inventory we could still use three Bays for additional parking um other than that there was a issue brought up about uh state code which is a newer requirement for electric vehicle parking which we will comply with um and in the last few days I did have the opportunity to speak with Mr Tom Miller at the Oldbridge fire district 2 I discussed with him his comments about uh the site and the accessibility of his apparatus and uh we have worked out a solution I uh don't have any reservations about putting that on the record that I can't address all of his comments and also had an opportunity to spoke with speak with re this week about complying with some of the technical comments in this June 25th report which you know we'll go through it uh toward the end of the meeting um other than that I do want to mention that we have a traffic engineer tonight uh who's going to talk about the trips generated from this use which are remarkably low however we are in a state highway so we do need an access permit from the NJ doot uh which is in the works um there any questions at this point have any questions yes Mr lever um one this question's in my mind I on in the in the report it it mentioned a couple times Make Ready parking yeah what could you explain what that is sure um into the state code under electric vehicle parking uh certain portion of your parking has to be what's called Make Ready which would for new construction like this we would provide all the conduit and available circuitry on the service panel in the building for future car charging um so we agreed to do that um okay so it's not necessarily where they're actually charging it's a parking spot that's put aside for that correct now ironically which is something I don't understand myself is that for every EV spot you give on your property you get a credit for another spot you know intuitively they should take away a spot because now you're reserving something for a limited number of cars can't so you know for example if we provide two EV ready stalls and my parking requirement where I'm providing 15 now I get a bonus and I could s I'm providing 17 um but in any sense we do agree to comply with the requirement and my other question is there a minimum lot size allowed for because I noticed that you're using a septic system mhm does the state require a minimum lot size do you know of it's not a minimum lot size as much as it is a maximum flow so for example uh 16,000 squ F feet of straight office would be the most you can construct on a property without exceeding a flow of 2,000 gallons a day which is the limit for discharge to groundwater uh an office like this you know there's no washing machines there's no showers it's less flow than a single family dwelling so this type of use is eligible for a septic permit okay so it's allowed it's allowed okay thank you okay anybody else have any questions thank you chairman can and board members uh Mr Liber thank you yeah I'll still be here if you here uh Andrew does our engineer I'm sorry do you have any concerns no questions right now okay and mad chairman just just for the record anyone from the public have any questions of this Witness seeing no hands so great the uh Madam chair one our next witness is Andrew fer and he's our he's our traffic consultant and he's going to address the traffic aspects of the site plan Andrew good evening good evening my name is Andrew Sor right I swear you in sure H do you swear or affirm the testimony that you're going to give this evening is the truth the whole truth and nothing but the truth I do and as you're about to do could you please state your name and spell it for the record my name is Andrew fanda f r a NDA I'm with the firm Shropshire Associates I'm a partner at the firm traffic consultant uh Mr fander good evening if you would just give a brief overview of your professional qualifications and presume your licenses are all active but if just to have you qualified as an expert thank you sure professional engineer licensed in the state of New Jersey I am also a professional traffic operations engineer it's a higher certification ptoe and I am also a certified Municipal engineer I use that certified Municipal engineer because I review for uh boards Cranberry Township I am their traffic consultant as well as Freehold Township uh in Mammoth County I'm their traffic consultant I've been before between 100 and 125 boards throughout the state both planning uh zoning and County boards we accept I accept thank you thank you chair uh good evening Mr fanda um my understanding is you've been retained by our client to review the traffic aspects of of the of the of this project as well as the filing of a access permit with the dot correct I have all right so would you just briefly give us an overview of um why the uh why this particular application requires a DOT access permit and then we can get into some of the traffic issues as well thank you sure uh this site is along uh route nine which is the state highway as such uh it requires uh do approval it's their jurisdiction ition we do have to file an access application in this case uh the site is a very low trip generator and therefore would qualify for a minor access application by low trip uh generator what do I mean as Traffic Engineers we look at uh the peak hours uh and the dot also looks at peak hours uh the dot has uh a trip generation program called HS Highway access permit uh system where they tell us uh the number of trips that would be generated by a particular use this use being a specialty trade uh contractor type use would have uh 13 trips in a morning commuter Peak and 15 trips in an afternoon commuter Peak what does that mean the office workers uh would come and go to the site the drop off their car pick up a truck drive around uh so it is a very low trip generator uh to typically you would have to get up into uh more than 500 trips per day this site has uh 75 trips per day 500 trips would be a major access uh application this definitely is a minor based on the uh few trips uh that the site would be generating very good so should the board act favorably Upon Our application uh you would then proceed with the application for minor access permit is that correct yes we are required to we would right and typically what's the the uh what's the timeline for that type of an approval from the dot that approval is typically and I'm going to say 90 days do never works in uh real time uh 90 days is typically it might push out to more than uh 90 days a couple U months um but that's typically the time frame we're looking at and there's nothing complicated about this access it's straightforward it's right in right out uh it's uh on a divided highway so there's no ability to make any other movements than right in right out as well the driveway is configured with uh a pork chop in it uh to reinforce the right in write out uh movements fair enough and I having worked with you on other applications is it fair to say that typically you would wait for a board in this case the planning board to approve the application because there could be revisions to the plan before you would seek that dot approval I always recommend that uh the application go before the board and receive the approvals of the board before going to the do because you start the dot process and something changes here at the board then the do process has to stop and start again that's do is not good at stopping and starting uh so we are uh we will go for that minor access application as soon as we um get the board's uh decision on this application very good turning to um I guess the board's professional engineering report from environmental resolutions I think on page 11 and 12 they discuss the the traffic comments uh is there anything you would like to address um in that and or clarify or do you believe that it's self-explanatory I believe it's self-explanatory we will comply with what's uh in the letter uh I believe there was a comment about uh nonconforming the lot is non-conforming that's based on the uh Frontage as was noted earlier we we have 144t of Frontage uh what does nonconforming to the dot that means you have a trip limitation if you had a wide access then they would allow you more trips but our site is such a low trip generator we're not anywhere near the trip limitation they would limit the site to 77 trips in the peak period we have 13 or 15 so we're well below any trip limitation uh that the dot would put on the site so it is non-conforming in the sense that it has a narrow access but they still will um or narrow Frontage but they still will allow access to the site with the trip limitation at 77 and we're well below that and you're comfortable with the right turn in and right turnout access correct the right turn in right turnout is all we can do at this site since there's a median divide uh there was a comment about uh adding a sign in the median the dot doesn't like putting signs in the median object uh that potentially could be hit or they have to maintain we could put signage uh on the driveway on the sight side uh that says right turnout but really the pork chop and the way the driveway is configured for right turns and in and out and also uh this is mostly employees um there might be a few visitors patrons to the site looking at the showroom but this is mostly employees on a regular basis so we will agree uh to put whatever signage we can work with your engineer for the signage right turnout or an arrow on the pavement showing a right turn to reinforce the right out condition that is far far as the U the dot permitting process they're going to review I presume as noted in uh environmental resources memo that the traffic doesn't back up into the driveway correct correct from the off street parking and any RightWay dedications they'll look at that they will okay and any waiver from the 12 foot minimum Edge clearance they'll look at that also correct actually I believe we have more than 12 foot we have 17 foot to the driveway so I think we meet the Dot's requirements there okay very good uh Brandy you think you've covered all your bases and uh I believe we did okay jerl M Canon we don't have any further questions of Mr fanda but your board might or your professionals might um your professionals have any comments I think Andy answered all the questions that I have uh except for one uh and the reason I brought this up I know about the trips and i' I've been on your side of Defense Andy and you know sometimes uh do gets pretty fussy with the the trips she said it's a it qualifies because it's I think call it specialty contractor is that something there been pretty exceptive of uh on a small site like this or okay good speci specialty use yeah right okay uh I just my concern you know I've had it where I had kind of a specialty use and they just were not buying it and uh that was why I brought that up fair enough okay thank you question from the board have any questions this witness quick so you the max in and- out you said are going to be 14 during Peak at Max during the peak period the haps program tells us there would be uh 13 15 trips okay so based based off of that yes but I mean based off of the type of business and what you're doing you're probably looking at it could be less 15 a week at certain points and and in the winter months is a lot less I haven't been to my current shop this whole week you know what you got to tell me how to get into a business like that where I don't have to go to work every [Laughter] dayto office at home yeah the only reason I ask just to make sure because we do have the the pictures doesn't do route n Justice because I don't know when you took these pictures I would love to know when route n looked like that looked like a desolate Road I just want to make sure that so we're looking at Max based off the calculations is that but in reality it's far far less this is a very low generator we have to fit the category that the dot gives to us no absolutely and this is the category we feel fits best it is a low generator and we will have to go through the dot approval process with that minor access permit okay and what is the the hours that they would start and end is it like a 9 to5 or based off of the contract jobs vary tremendously but let's say 80% of them are 9 to5 okay 10 to 6 11 to 7 they're 8 hour shifts Okay and like this week we had a lot of 82 fours you know so people are yep no absolutely different okay all right thank you anybody else have any questions or comments uh yes I um just to the proximity I mean I've seen the storm M management uh stuff that you guys are doing has there been a soil test on the site that's a better question for the engineer than the tra Mr lever can answer that Mark you want to address that we submitted a report from m&z engineering which is based in Mama Junction dated uh January 20th 23 they did an environmental assessment no this is Sol's report that's what I meant yeah yeah just came back clear because of the gas station next to you that's my uh question don't nothing Leed that type of soil uh what we were testing for is to make sure that the storm waterer management could function as designed okay permeability depth to the water table on your site okay I mean if you're asking about like a contamination testing that was not performed okay all right curious about that your for your protection as to you know that station is right next to the property I'm happy to ask theant you know uh my understanding is that there there were several tanks that were removed from the property uh you want to just come up and just identify yourself again for the record sorry Francisco Ferrero um so there was two oil tanks on the property um we got a professional company to come in remove the oil tanks um test the soil do all that stuff remove the oil tanks remove replace oil o no how much I had to pay and you got permits for all that there was permits for all that the permits were cleared we received an NRA I think it's called from um EPA which and an NFA no further action NFA no further action required and that that was all taken care of and we could Supply that also yeah you no actually the building department has it they have everything the Fire official in the building department they have all the paperwork all the receipts the NFA letter they they got everything course oh yeah oh that's that's one of the first things we did yeah if I may if I may to your point on the contamination with a gas station I had a project about 20 years ago when I NJ do project actually Neptune and there were several gas stations and the groundwater contamination is an issue and it it typically takes it doesn't go away necessarily because it's in the ground it's gets in the water table it starts to migrate around in the water table so you can test here have no contamination come back a year or two later and now you got contamination so I'm just I I understand your concern there that I've dealt with that I don't think orbridge has any contaminated SES need worry about that [Laughter] yeah right exactly okay anybody else have any questions or comments okay thank you chairman um next is our architect she is just oh Public Public public right see no hands yeah go to your next uh why don't you just state your name for the record please and we can have you sworn and qualified my name is enel malari e n k e l a last name m a l e l l a r i and would you uh raise your right hand do you swear or affirm the testimony you're about to give is the truth the whole truth and nothing but the truth I do thank you terrific uh K would you just give a a brief overview of your CV and your professional qualification so we can have you admit as an expert in architecture because you're going to testify as such thank you sure I am a graduate of NGIT with a bachelor's in architecture I also have a master's of Science and construction manager management also from NJIT I've been licensed for eight year my license is current in New Jersey and I also hold the license in other states I have presented in front of other boards just never in front of you guys and I am the principal at Brick City reconstruction in New York New Jersey okay I'm sorry briak City reconstruction terrific um now you brought some uh handouts or is it something that's already been filed with the Apple it has already been filed and you can see it on the screen I just myself a very giant print that I thought I was going to put up on a board right I'm not fair enough okay would you just go over the sort of the architectural features uh you know talking about the facade treatments and go over the floor plan so the board can get a sense of uh what we propose thank you most certainly so the sheet that you're looking at on the screen right now the a00 that's a rendering uh and that's looking from Route 9 as if you were coming onto the site so that's your West Corner view of the building um on the ground floor we have the door into the showroom and then on the right side that facade you see the The Bays the four Bays um for the where the cars are going to get worked on and then on the upper level that's the office space as well um for the treatment we we're considering a stucco finish as well as a combination of this terra cotta Metal finish with a vertical and a horizontal composition to give the the building a little bit of a a scale U adjustment and if we can move on to the next sheet um so this sheet shows you really the 2D elevations for all sides so the upper left corner you have the front elevation that's the portion of the building that's really twostory lower level is the showroom upper level is the offices and then as you move through the drawing it kind of rotates you around the building uh with the back and then on the on the lower one the longer elevation that's your right side and that's where you see three um shorter bays and then a taller one in in case um our client needs to have a a bigger LED uh project and then when you wrap around you just have some regular man doors and then you see again those windows for that office uh portion on the right side and then if you go on the next page this is really where you see the the floor plan on the right side is your ground floor so you have a double door coming into the showroom there's also a small office there for the client when they have the the client meetings and then in the back portion that's where the garage area is right where the bays and where the cars are going to be worked on you take the stairs you go up and then you move on to the right side of that sheet on that gray area and that's where you have two offices a conference room an open floor plan for like a cubical office area as well as a uh kind of like lunchette area as well so the garage area is a twostory height whereas the front where the showroom and the offices are that's its own separate twostory portion of the building and that is architecturally what's happening very very well done thank you so much uh chairman Canon we don't have any further direct questions but you or your professionals might okay do you have anything to say comments um the board I think I look great thank you so much thank you um Public public might not have many of the pum here but we have to still just say of the record of course uh chairman Canon if you don't have any objection on the board what I'd like to suggest is if could we go through the rest of the memorandum from environmental resolutions and then we have the memorandum uh of course from Mr Miller and then we have one from Gary lello uh for for the shry commission okay Mr lever will walk us through those and and go over any of the technical comments sure before we get into technical comments I want to talk a little bit about planning fair enough um because the application does require number of variances and design waivers as well um now there are two analyses we can apply to this project you have your hardship or C1 analysis you also have your flexible C2 analysis and this application falls under both I'll tell you why um of course we're undersize lot but if you apply the literal requirements of the 100 foot rear yard setback as well as our 50 foot side yard setback to the neighbor to the north it leaves very very small area on this property to construct something that's viable so offer that as a hardship we do need some relief for the setbacks to provide a project that's economically feasible on the other hand I always look at the C2 analysis because it's always more conservative saying that you know the benefits of granting those deviations outweighs the detriment and that's where I wanted to say that these are really like the best types of projects because when you think about planning really what you're talking about is compatibility and in this type of application we are not proposing a nuisance we're not a major traffic generator we're not a major storm water generator um we're not a noise generator and frankly uh we're not clear cutting Woodlands we're not working in Wetlands we're not in stream Carter we're not in a flood zone and all those things things are usually associated with detriments so I think the most important thing is really for the board to consider what is somebody going to see when they drive by this property uh and you see what you're going to see which is obviously a substantial improvement over what's currently out there today um you know and as far as some of these design waivers um and with regard to the existing non-conformities of the lot itself really the lot width is imperceptible I don't think anybody driving body's going to say hey that lot 6 feet deficient in width I don't really expect that um as far as the lot area there isn't really much we could do to increase the lot area but importantly is that we're not asking for variances from coverage so that's really an indicator that we're not really overdeveloping this undersized lot so I think that when the board looks at the various aspects of planning and how it applies to the relief that's requested I really don't see any detriment I think it's a nice lot it's on Route 9 obviously thoroughfare um it's consistent with what the township goals are for the development of Route 9 and as well as the creation of the Edo zones many years ago um so I think it's a huge Improvement and uh I I really think that it's a benefit uh to the township as well as the area so that would cover the planning analysis uh jumping back to engineering I did review the report from June 25th and I feel we can comply with each of these comments um I want to point out just a couple ones that maybe wen't further discussion uh which would be number 18 on page six about trash enclosures um I'll tell you I typically note a traction enclosure to be one foot higher than the dumpster inside so for example an 8- yard dumpster is 6 and 1/2 ft high so that would mean that the wall has to be 7 and 1/2 ft high or if the board wanted we could just have a six' high wall and you'll see a little bit of dumpster poked above it the other thing we could do is we could look at getting small dumpsters but I want to mention that because I believe in the township if you have a trash enclosure where the wall surrounding it's more than six feet high it's a variance so you know I would request up to S feet again I don't think it's perceptible but I do want to be conservative in the event that they do get an eight- yard dumpster it's not sticking out of of the wall um the other item I want to point out is um the details on the freestanding sign that's in front of the property that's comment 19 you're referring to yeah we had shown actually we might have submitted it as a separate item just give me one second no no I don't I don't think so enough okay so the sign would be a changeable message you know an LED sign uh sense makes sense right static would be kind of you got to change the letters by hand so there are requirements in the township for a sign that does change messages and we would adhere to the sign change increment or the timing that's required and actually the state department of highway you know dot has their own requirements for something like that changing messages so the sign is set back from the RightWay line um so I did want to point out that this sign will be changing the message it'll be illuminated you know almost lit up like a screen and we'll submit the details for that right yeah um what are the ones that I've noted here we don't need a loading zone on the property we do not receive any tractor trailers at this property at all um and due to the infrequent occurrence of deliveries you know whatever trucks are going to be on the property would probably be probably be no larger than a UPS truck um for deliveries there's a comment about non-residential affordable housing fees we will comply with that down to General comments 24 uh we do have a survey that does include all the features along the highway we had to do that for the do permit process I'll be happy to submit that there was a question about the bus stop while we do front the highway where there is a bus lane the bus stop is actually further south of us so we're along the remnants of the bus lane but not where the bus stop is um site distance is open and clear here the highway is straight there's no obstructions um 26 Mr addressed that was the proposal to construct a one-way sign on the highway median so that when someone's exiting they see across the median that's really not encouraged by the dot but we can put a sign at our driveway reinforcing that there's no left turn permitted um we did do a garbage truck turning template um I had emailed it over today I'm sure it's not been reviewed yet but that's okay uh that's really uh you know front end garbage truck he'll be able to pick up the track make a k turn and exit the property um I'm only going to point out the ones that I can't satisfy or I wanted to point put more detail on we will do a recycling plan that's number 32 we provided testimony on 33 already 34 I've been in touch with Fire Marshall I could address his comments we did get a memo from the township tree conservation office officer Mr lavalo we we take no objection to uh his letter um under sight plan I don't have any issues with the site plan comments um grading and utility plans I discuss with rakes there's a uh proposed retaining wall we call it a landscape wall I try not to use the word retaining wall unless the wall is more than two and2 ft high so this is less than 2 and half ft I call a landscape wall we're going to pull that wall back away from our neighbor to allow for for more room to disturb and to construct the wall without affecting their property so that we can address we don't need any easements from the neighbor um let's see here additional spot elevations that's fine roof drain information that's fine wall details septic system that's fine uh storm water management so the project does not disturb more than one acre which would trigger stormw management rules but we are opposing more than a quarter acre of regula impervious so we do have to meet water quality requirements as well as major development cutbacks for runoff which we've been able to do by constructing a uh detention base at the rear of the property um R had asked me if I could change the discharge to be a much wider Spillway to cut down the velocity if there ever was a overflow event and that's certainly something that we can do which is also going to be reviewed by FR Soil Conservation District um what other things were in here there are some technical comments about the storm water design which we can address uh item 56 we have to provide an onm manual that's standard landscape lighting uh there's uh more of an overlap of landscaping comments from Mr lavalo as well as within this letter which uh requests more trees and perhaps a change out of uh species of plants which is fine um I believe we did address the traffic testimony tonight Mr fanda and then lastly there's a section on details uh which we have no issue providing that information or adding uh whatever details are not on the plans to the plans um that's really all in the letter I mean there's there's really nothing I take exception with I just wanted to point out the issue with the height of the trash enclosure wall uh as a possible item that needs relief and that's that's really it thank you Mr lever uh does anyone have any questions about Mr lever's planning testimony or the memorandums that he reviewed and the conditions engineer yes U yeah I have um actually uh reesh kind of reminded me of a couple things here on item 55 D Us number a testimony should be provided how this area remain stable as an access point as it collects to run off from the parking lot yeah we were going to put in either gravel or an open cell p in that area okay to maintain stability for uh lawnmower to uh get into the detention area okay make a note of that and then under item F uh he mentioned that the applicant should discuss pre-treatment for the Basin so uh there is a requirement for this type of use to have a pre treatment which we were going to have to work into the amended design to be more or less a very small area with stone that would separate solids and uh any floatables within the runoff from the parking lot before it enters the storm waterer Basin so we would have to fit that into the uh the revision to the plan and then okay okay and the only the only thing that I had um it kind of goes back to the traffic thing um assuming this is approv D it is a very specific use so as long as the applicant understands that you know a couple of years you decide to move or get out of this business it's going to have to all come back because it's you know like if if this would turned into a you know a miniki or whatever you're going to generate a lot more tra of course right off the bat NJ do is going to require that but would also have to come back before the township yeah we understand okay no I just no no okay it just because it's such a narrow use that generates so little traffic you know it things are going to trip it very easily if it if it's changed okay thank you and Madam chair if I may just uh yeah I had a couple things as well just wanted to clarify um also for everyone that doesn't know my name is Patman Burnham I'm a junior planner with the r uh just wanted to clarify um two things that came up uh that we just wanted to hopefully provide some more testimony on um the first thing was um we just wanted to confirm that sort of the parking area being so close to the with the proposed business and the parking parking area having visibility from the uh Highway that the applicant wasn't intending to have with the digital sign that they wouldn't also intend to have another sign functioning in one of the parking areas right there we wouldn't be using our truck to double double size our s that is what we were hoping for um we don't advertise for ourselves like that you know and then one of the things that we spoke about earlier uh with regards to the change message sign yeah um was the uh we kind of asked that for the um area of the sign as well oh you know on that end um whatever the building department allows me to do I'm thinking zoning okay Z whatever the size allowed would be I would like to put a monument style double-sided LED again like you see in some municipalities and some school systems that's what I would like to put the size whatever they let me do I you know whatever sure you'll conform to the ordinance yeah there you go and then for reference just so everyone knows in the ordinance in section 25052 um the maximum uh area is is 40 ft right and I saw that and that was your right that was in your so that was just part of confirming all the things without having the sign detail that was your comment 19 right yes yes that is correct perfect um the last thing from my end that I just wanted to clarify was to go over some of the waivers that we also noted um starting with item number eight uh on page four of our review letter um they just follow more under design considerations and waivers as opposed to needing uh variances but we just went through some of them are required by the z uh for example uh eight regarding benches trash receptacles and common sitting areas no common sitting areas are being proposed here but it's just noted um bicycle parking spaces again that's a requirement within the Zone um sidewalks within the edo3 Zone um we uh it didn't appear on our review that the proposed sidewalk meets the requirements in the edo3 zone so that would be another design waiver um minimum required dimensions for parking stalls uh also don't appear to be met um where the minimum requirement is 10 ft in width by 20 ft in depth and these are 9 by 18 um and then backup areas which we discussed and uh curb bradi ey we just wanted to confirm so just number design waivers just wanted to clean everything up uh quick question one of the things about the sidewalk which I can't believe I missed was that um sidewalk should be provided along the frontage of the site uh and I just want to understand am I adding sidewalk on the Frontage here if I may that and JD May force that they're very big on uh pedestrian C compatibility now and even though this is a busy highway where you probably have very few pedestrians walking along it I wouldn't be totally shocked if they asked for sidewalks along the front edge along Route n okay I just mentioning that I just want to make sure all right so I'm going to add sidewalk but are we are we providing the bike rack or we're not providing um it would just be a design waiver that would need to be it would just be a design waiver that would need to be granted do you have any objection with that or because I don't really we don't really see the need for that in this particular type of operation uh I hope not signs on bikes yeah right Madam chair if I if I may just um address just to address that um uh unfortunately um our planner Miss SW had to leave for a personal matter uh but she did advise that she is uh had spoken with the the applicant and is um in favor of the application including the granting of the various variances and waivers being requested she has no objection to those uh provided that the applicant was complying with the report which they are so there's no uh she has no objections to the granting of these great thank you s we having a bik or not no they're not proposing and she's she did not request that it had to be she'd be she's acceptable to granting of the waiver and how much sure we want to encourage people biking on route nine but story okay does that conclude your I don't have anything else no thank you great I have nothing else Mr Weber did you want to add anything else you've covered all the technical your planning testimony and everything with the site plan are we good yeah I think um think I got everything okay great public you want you're done yeah public well I don't know if you want okay does the uh board have any questions or concerns yes you're signed that you're going to have a freestanding I guess for The Bu the building did you something about you're going to advertise on that sign or no that would be just for it's just for your for us yes we're going to put advertisers on okay and uh be it'll be a billboard if you put advertisers on it and and none proposed for the building huh a sign on the building no I the median sign is is good enough okay okay thank you again we're not trying to attract the you know people to come in to our location anyways you know to right by appointment only type of specific type of specialty type of business okay anybody on this side yes I I did and U my question is actually related so you said the sign was going to be um uh changeable rotating message so to speak but at all at all times will it identify that there's a business there so that this way your patrons will won't they won't miss it and then you'd be surprised some people might try and back up on Route n or do some crazy stuff how would you present the artwork oh basically well be on that sign is this logo and this logo okay changing from one to another no moving video a lot of townships do not like moving video so it just be still images just like you would see on a digital billboard on the highway so it all points it's going at all times it will identify this is a business here yes our business good thanks okay yes on the north side of the building that's a existing residence correct yes I see and the proposed setback on that side of the building is what it's 25 ft uh 8 in and what is the what is the Zoning for the setback on so the underlying zone is 25 but there is a 50ft buffer required when you are adjacent to a residential use are you proposing a fence I know you said something about a retaining wall are you proposing a fence on that side of the building we did not have a fence presently we have a landscape wall and some plantings um fence could be appropriate there if that's something you're interested in we could certainly add a fence I'm not I'm not suggesting I'm just bringing the question up I have thought of putting a fence there the neighbors actually we've met we've spoken um great guy and um not that we're going to be noisy or anything or have anybody on that side but offense with just for appearances would would look really nice and I thought of on that side putting a white PVC fence any other questions or comments yes I have a com um the the wi of your trucks and I only ask this because we just repaved the public workyard and we did the 10 x 20s and some of our Mason dumps which are probably similar with of your uh box trucks it's a little tight so do you feel confident that the 9ot wide spots are going to be wide enough for your your vehicles the exact for my trucks I got two trucks house single wheel rear trucks and double wheel rear trucks the double wheel rear trucks are 8 ft wide and the single wide oh sorry okay so the the single wheel trucks are 7 ft wide and the double wheel rear trucks are 8 ft wide so yes they will they will fit in uh we park all right all right yeah I just wanted to bring that up cuz you know we were all excited with our 10 x 20s and all of a sudden it's like the guys are you know sneaking through the truck some some dumb trucks and some other kinds of trucks are much wider yeah perfect um you know I appreciate that you brought up the conforming with all the state and Township regulations on the sign you know the banner running across the bottom you know runs into an issue so that you acknowledge that I appreciate that um it's a 4 Bay garage yes or do you work on any vehicles or it's just building of your our our trucks that's it okay so personal maintenance on your equipment but you don't have a car coming in no no no automatic M no no Automotive uh maintenance no mechanical nothing like that perfect and the last thing I want to mention um parking on the highway is obviously extremely dangerous we've seen it in other parts of town and it's a nuisance that you know the police department need to get involved zoning everybody so I just want to make sure you're 100% clear clear unloading a truck even if it's only once in a while it cannot cannot happen I I think what we've designed offers a simple Pullin driveway and the area we have as a parking lot is very nice size there's no reason why anybody should ever pull over on the highway perfect that's all I have thank you very good thank you thank you okay anybody else from this side anybody from this side nope uh we just need to open it up to General Public comments from the public open general public No Hands attorney summarize yes thank you uh so a uh a motion and vote in favor of this application we granting preliminary and final site plan with the requested C variances and design Webers that have been identified and testified to and are also identified and and laid out in detailed in the June 25th uh report from the board's professionals um with regard to conditions aside from complying with the uh board professional reports uh including the fire uh Marshall report and the um tree uh the conservation officer reports subject to modifications through the testimony um uh would be the uh one of the main conditions of approval in addition to uh just to identify specific a few specific ones is that the um uh let's see there'd be I believe that we have testimony that there'd be no sign uh truck uh sign truck or van in the parking area also used for sign purposes for the business uh that the uh board retains jurisdiction uh on the specific use of the property so if there's a change in use they have to come back before the board and uh that the uh signage will meet the um uh requirements of the Township in the state with regard to size as well as uh being a a a operational changing sign that's all I have any last comments by the board you have anything to say or you uh chairman count the only thing I would like to add is that first of all thank thank you and your and your Professionals for detailed review of the application um I think you know the applicant did its best to comply with the uh and acques with all the recommended conditions including the granting of the including the request for the additional variances and and waivers that Mr Liber reviewed uh and I think this site is well suited for this type of a of a operation it's a specialty use as was noted by your professionals it's a low generator uh and I think we all can uh agree that this is a tremendous Improvement to the existing property and I would hope that the board would act favorably upon the application and thank you okay do we have a motion move it second second second by Mr casy call Mr lenning yes Mr agopian yes Mr dama yes Mr low yes Mr Rena yes Mr Petty yes Miss Mella yes Mr mcac yes and chair Ken yes and we appreciate thank you thank you very much and uh very excited about it thank you very much good luck and welcome to Old brge yeah right you guys the grand open more [Laughter] people thank you very much Happy July 4th all right do we have a motion to there's nothing else uh no just general public comments there's no public here so we're just going toour okay do we have a motion to adjourn motion A J second a who was first all in favor I all in favor I I e