ZONING BOARD OF ADJUSTMENT
MINUTES OF THE REGULAR MEETING
MARCH 19, 2003
The Regular
Meeting of the Wall Township Board of Adjustment was called to order by
Chairman Clayton at 8:10 P.M. Members
present were Chairman Clayton, Vice Chairman DeSarno, Wilma Morrissey, Dominick
Cinelli, James Gray, second alternate Wayne Palmer, Attorney Hirsch, Planning
Coordinator Roberta Lang, Recording Secretary Betty Schinestuhl, Engineer Glenn
Gerken, Cheryl Bergailo and Reporter Arnone.
SALUTE TO THE FLAG
Attorney Hirsch
announced that all requirements under the Open Public Meetings Act had been
complied with for this meeting and read the purposes of the Board of
Adjustment.
Chairman Clayton
announced the Palughi application will be carried to April 16, 2003. No further noticing is required.
CASE #BA2-2003
– Date application
complete: January 27, 2003. Carried from March 5, 2003
APPLICANT: MEREDITY & MICHAEL SHARIN
PROPERTY: Route 34, Block 917,01m Kit 86, GI-2
Zone
RELIEF
REQUESTED: Use
Kevin E. Kennedy,
Esq. appeared for the applicant.
Attorney Kennedy
stated Dr. Sharin is still under oath.
Entered into
evidence:
A-5 Business plan prepared by Meredith Sharin
A-6 Model of proposed building
Dr. Sharin
described the three dimensional model showing the proposed veterinary
hospital.
Sworn by
Reporter Arnone: Charles
Gilligan, Engineer and Planner
Charles
Gilligan, Engineer and Planner gave his credentials which were accepted by the Board.
Attorney Kennedy
asked Mr. Gilligan to describe the surrounding uses.
March 19, 2003 Page
2
Mr. Gilligan,
using A-2, explained the property in question is in the GI-2 zone. Properties to the north, south and west are
within that same zone. Across the
street it is zoned OP-10. The property
is surrounded by Allaire Airport, New Jersey Sand & Gravel, Allison Pest
and Osprey.
Attorney Kennedy
asked Mr. Gilligan to explain what some of the permitted uses in that zone are. Mr. Gilligan read from Schoor DePalma’s
letter of February 26, 2003 listing the permitted uses in the GI-2 zone. Some include agriculture, utilities,
printing, building construction, special trade contractors, etc. Two of the uses are similar, medical lab and
emergency services. Some of the other
permitted uses are more intense. Mr.
Gilligan said the veterinary hospital would be a less intense use than some of
the others permitted in the zone. Mr.
Gilligan said this property is suited for this veterinary hospital.
Mr. Gilligan
said this lot was created in 1974. The
surrounding properties were granted variances but this lot was not part of that
application. This was the only
underdeveloped lot.
Mr. Gilligan
said this application is applying for four variances. The variances are for use, lot area, lot width and parking. The site will have a maximum of four
doctors. Mr. Gilligan explained the
variance for parking will not be needed they are now proposing 27 spaces where
20 are required. Mr. Gilligan said they
will comply with Mr. Gerken’s letter.
Attorney Kennedy
asked Mr. Gilligan, as a professional engineer and planner, to provide
information as to why this use would be appropriate. Mr. Gilligan said this use matches some of the uses in the GI-2
zone. It meets impervious and building
coverage. It is an esthetically
pleasing building. Mr. Gilligan said
this will have no negative impact. It is
much less intense than the other uses.
Attorney Hirsch
asked why Mr. Gilligan feels this is a less intense use. Mr. Gilligan said only 20 parking spaces are
needed. A general business would need 28
spaces. The use would generate less
traffic and would not be a noisy operation.
Attorney Hirsch
asked about traffic. Mr. Gilligan said
you can base it on your own ordinance requirements. He said a typical business use would require 28 spaces. Attorney Hirsch the fact that you have fewer
parking spaces does not mean the intensity will be less.
Dr. Sharin said
the standard for veterinary hospitals is for the veterinarian to see four
patients an hour. Even with two doctors
on you would see eight patients per hour.
At the most maybe ten.
Dr. Sharin said
initially there will be a staff of eight people. There may be four to five employees working the same shift. The shift will start at 8:00 A.M. and end at
8:00 P.M. When the practice grows there
may be a total of eight staff. Rounds
will begin at 8:00 A.M. At 9:00 A.M.
the doctors will start seeing patients.
They will break for lunch at 12:00 noon. They will see patients again until 4:00 P.M. then break for
dinner. At 5:00 P.M. they will see
patients again until 8:00 P.M. If every
appointment is booked we could see a total of 36 patients.
Attorney Hirsch
asked if four patients per hour were realistic. Dr. Sharin said between two and three per hour is the average.
March 19, 2003 Page
3
Attorney Kennedy
asked Mr. Gilligan to explain how this use would be less intense according to
Dr. Sharin’s testimony. Mr. Gilligan
said most of the visits are scheduled appointments. It will generate a continuous flow of traffic not peak traffic
flows.
Attorney Kennedy
asked Mr. Gilligan if this would damage the character of the area. Mr. Gilligan said referencing the Township’s
Master Plan it places emphasis on the esthetics of Route 34. The barn like building would be more
attractive. It is esthetically
pleasing. Mr. Gilligan said there is
only positive impact there is no negative impact.
Mrs. DeSarno
asked how this building would be in character with the surrounding
buildings. Mr. Gilligan said it has a
Route 34 presence. The barn like
building is in keeping with the township’s agricultural heritage. Mr. Gilligan said he thinks this building
will look more superior to the existing buildings in the area.
Attorney Kennedy
asked how far is the building set back and what will drivers passing by
see. Mr. Gilligan said it is set back
approximately 75’. South on Route 34 is
a wetlands area. Southbound you will
not see too much. Going northbound it
will be visible. Extensive landscaping
will be provided.
Attorney Kennedy
asked if medical and emergency were permitted in this zone. Mr. Gilligan said yes.
Mr. Cinelli
asked if a veterinary hospital could be housed in a structure resembling an
office building. Mr. Gilligan said he
was sure it could.
Chairman Clayton
asked about boarding of animals. Dr.
Sharin said the facility could board 12 dogs and 12 cats. Dr. Sharin explained that boarding would be
for existing clients only. She said
they will not advertise for boarding.
Chairman Clayton
asked how does boarding fit into the use.
Mr. Gilligan said the boarding will be invisible to anyone outside the
building. It is non-invasive.
Mr. Palmer asked
if the boarding will be in the back.
Mr. Gilligan said yes.
Mr. Palmer asked
if there will be a separation between cats and dogs. Dr. Sharin said yes.
Dr. Sharin said
the interior floor plan has not been designed yet. She said once she gets approval she will have the design
completed.
Attorney Hirsch
asked about grooming. Dr. Sharin said
there will be one 8’ X 10’ room. She
said the grooming is an additional service.
This will be a full service hospital.
The grooming service will be just for existing clients. Dr. Sharin said there will be one grooming
table and one groomer. She said the
groomer would be able to see between six and 10 dogs a day.
Attorney Hirsch
asked about dental care. Dr. Sharin
said dental care is part of veterinary medicine. She said state law tells what technicians can do. They can clean and polish only. She said she must be present when those
services are done. She said a physical
exam must be done
March 19, 2003 Page
4
before any
dental work to ensure the animal can withstand the anesthesia. Dental work will only be done on days when
surgeries are scheduled. Dental work is
a scheduled procedure.
Mrs. Morrissey
asked if the building will have a basement.
Dr. Sharin said no.
Chairman
Clayton, referring to Mr. Gerken’s letter, said the building is inconsistent
with the rest of Route 34. Mr. Gilligan
said he believed the letter referred to office parks. He said this is clearly a better choice than a metal building.
Chairman Clayton
asked about the pet cemetery. Dr.
Sharin said a service picks up the bodies on a routine schedule. They also take care of medical waste. No bodies will be buried on site. There will be a section for Memorial stones.
Chairman Clayton
asked what was to the northeast corner of the property. Dr. Sharin said a drainage culvert. She would like to make it a little more
beautiful. She wants to put in some
plantings, colorful bushes, small birdhouses, etc. She said she understands the barn theme does not fit in with the
metal boxes along Route 34. She said
Wall is an upscale community and feels the design of the building would reflect
the history of the gentleman farmer.
The application
was open and closed to the public.
Attorney Hirsch
stated there are only six members present to vote and five would have to vote
yes to approve. Attorney Kennedy asked
his client if she would like to have a vote tonight. Dr. Sharin said go for it.
Attorney Kennedy
stated we are seeking use variance approval for a full service veterinary
hospital. The applicant needs to
satisfy positive and negative criteria.
He said he believes they have.
All testimony has been detailed.
This use would be less intense than another use. It will not have any detriment to the
public. Dr. Sharin is not new to this
field. She owns three dogs. All appointments are going to be
scheduled. You are not going to have
100 clients at one time. It will be an
upscale facility.
Mr. Cinelli
moved to approve the application. Mr.
Gray seconded the motion. (Messrs
Cinelli, Gray voted yes, Mr. Palmer, Mrs. Morrissey, Mrs. DeSarno and Mr.
Clayton voted no.) There were two yeas
and four nays. The application was
denied.
RESOLUTIONS TO BE MEMORIALIZED:
MERIDIAN QUALITY CARE - #34-1999
Block 267, Lot
11 Morrissey/Cinelli
DANIEL AND KATHLEEN SINNOTT - #31-2002
Block 306, Lot
17 Gray/Clayton
There being no
further business to come before the Board, a motion was made, seconded, and
unanimously approved to adjourn the meeting at 9:45 P.M.
March 19, 2003 Page
5
Respectfully
submitted,
Betty Schinestuhl
Recording
Secretary
Private Session Page
4
Sunnyside
10:00 P.M.
Chairman Clayton
made a motion to go into private session.
Mr. Cinelli seconded the motion and all members voted yes.
The Board agreed
they were all for the new concept except for Mr. Palmer. He said he needs to see some changes.
Mr. Cinelli said
the construction of the building, the footprint, the landscaping is not going
to be any different with five less beds.
Mr. Palmer said
he would like to go and see the site.
Mr. Cinelli
asked if the Board, as a whole, was 90% sure that this is what they want to
come back to us. Mr. Palmer said he
needs more time.
Attorney Hirsch
said he has to report back to the Judge on Friday on the concept. He asked if the concept was acceptable with out
any major alterations.
Mr. Gray, Mrs.
DeSarno, Chairman Clayton, Mrs. Morrissey and Mr. Cinelli said they accept this
concept except they would like the dumpster and loading area upgraded. Mr. Palmer abstained.
The meeting
adjourned at 10:10 P.M.
Respectfully
submitted,
Betty
Schinestuhl
Recording
Secretary