MINUTES -
REGULAR MEETING
MUNICIPAL
MEETING ROOM
MARCH 11, 2002
Chairman
Braun called to order the regular meeting of the Wall Township Planning Board
at 7:35 P.M. Members present were
Braun, Tobia, Thomson, Devlin, Morris, Giardina, Kean, Capone, Farrell, Wilson,
Rible, Attorney Rubino, Engineer Gerken, Special Planner Maczuga, Planning Board Secretary D’Andrea, Recording
Secretary Betty Schinestuhl and Court Reporter Arnone.
Chairman
Braun announced the meeting was being held in accordance with the “Sunshine
Law” and a resolution adopted on January 7, 2002.
Chairman
Braun said the first matter will be Vincent Gifford, then Christopher Stephen
Enterprises and Osprey Enterprises. He
said the Board will take a five minute break after the first matter.
NEW APPLICATION
VINCENT GIFFORD – PB#3-2002
– Block 217, Lots 5 & 7, Romano Boulevard, R-20
Zone.
Applicant
seeks an extension of time within which to perfect his previously approved
application for minor subdivision (PB#30-2001 approved on August 27, 2001).
Timothy
B. Middleton, Esq. appeared for the applicant.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction.
Entered
into evidence:
A-1 Jurisdictional Items
PB-1 Resolution of approval
Attorney
Middleton explained the applicant is asking for an extension of time for a
minor subdivision approved in August 2001.
Attorney Middleton said they are trying to obtain a letter from DEP
regarding wetlands. He said DEP said
the letter should be out in a week or two. He said they cannot get the map
signed because of this. He said all the
other items have been taken care of.
The
application was open and closed to the public.
Mr.
Giardina made a motion to approve the extension of time for 190 days with all
prior conditions stated on the previous resolution. Mayor Thomson seconded the motion, which was unanimously approved
by a roll call vote. (Messrs. Giardina,
Thomson, Devlin, Morris, Farrell, Capone, Kean, Ms. Wilson, Messrs. Rible,
Tobia and Braun voted yes.)
7:45
PM the Board recessed.
March
11, 2002 Page
2
8:00
P.M. the meeting resumed.
CARRIED APPLICATION
CHRISTOPHER STEPHEN
ENTERPRISES – PB#23-2001 – Block 845, Lot 31, Highway 34 and Holly Boulevard, OP-10 Zone. Application complete June 5, 2001. Carried from August 17, 2001, October 29,
2001, December 3, 2001 and February 25, 2002.
Applicant seeks to construct three office buildings; two two-stories and
one three-story. Site plan with
variance.
Entered
into evidence:
PB-17 Review letter from John Maczuga, Bay Pointe
Engineering, dated March 4, 2002
A-25 Amended application dated March 6, 2002
A-26 Letter to Planning Board dated March 7, 2002
from Attorney Giunco
A-27 Height modification Phase II building
A-28 Revision of exhibit A-24 – Board # 1 –
Photos of residential view of Ramshorn Center
A-29 Revision of exhibit A-24 – Board # 2 –
Photos of residential view of Ramshorn Center
Attorney
Rubino said the buildings are now in compliance regarding height. He said the Board will let the engineer
explain the revisions and finish.
Sworn
by Reporter Arnone: Glenn
Gerken
John Maczuga
Rob Block, Architect
Attorney
Giunco said his client has revised the site plan so the building will meet the
height requirement.
Mr.
McCarthy explained the height modification.
He said they maintained the grades on the west side of the
driveway. He said that is where the
storm sewer is. He said they will keep
the storm drainage going in the same direction. He said they lowered the flow elevation. He said the second floor would resemble the
first looking from Route 34. He said it
is lower than the proposed two-story office building. He said they have to move the handicap parking spaces to the east
side. He said steps are needed going
down into the building. He said on the
east side they eliminated the steps in the front of the building. It is handicap accessible.
Attorney
Giunco asked about parking spaces. Mr.
McCarthy said nothing has changed.
Mr.
McCarthy said A-24 was presented last week.
The Board asked for those photos to be taken from a different
direction.
Mr.
McCarthy said they went to a resident’s property east of the site and looked
west onto our site. Photos were taken
from Lots 15, 14 and 12. He explained
which photos were taken from which lots.
He said lot 14’s property was cleared a little more than the
others. He said lot 12 was
thicker.
March
11, 2002 Page
3
Chairman
Braun asked Mr. McCarthy to describe the buffer in front of lots 12 and
14. Mr. McCarthy said there is a berm
along lots 13 and 14. He said in one
spot it is up to 7’. Mr. McCarthy
described the three photos on A-28. He
said the first photo was taken from lot 14.
That lot has Mount Laurels. The
next photo was taken from between two lots. It shows a portion of the house and some existing trees.
Attorney
Rubino asked about the flag pole.
Attorney Giunco said they will be removed from the plans.
Mr.
Tobia thanked the applicant for preparing the new exhibits.
Mr.
Maczuga asked Mr. McCarthy, according to your elevation plans, you dropped the
building. He asked how much. Mr. McCarthy said approximately 4˝’. Mr. McCarthy said there are steps going down
into the building. He said there may be
a small amount of drainage going into the step area. He said they will put in a sump pump.
Mr.
Gerken said it looks like they may be able to tie into the recharge
system. Mr. McCarthy said they will do that.
Attorney
Mancuso asked Mr. McCarthy if the site was in the OP-10 zone which requires 500’
depth. Mr. McCarthy said yes.
Attorney
Mancuso said you are proposing 400’.
Mr. McCarthy said yes.
Attorney
Mancuso asked if that was a 20% reduction.
Mr. McCarthy said yes.
Attorney
Mancuso said Mr. McCarthy said this would have no adverse impact. Mr. McCarthy said that was correct.
Attorney
Mancuso said the total s.f. would be 87,000 s.f. Mr. McCarthy said yes.
Attorney
Mancuso asked if there would be any additional noise. Mr. McCarthy said yes. \
Attorney
Mancuso said Mr. McCarthy said there would be no impact on the neighbors. Mr. McCarthy said he doesn’t see any
abnormal impact.
Attorney
Mancuso said assume the project was on a lot 500’ depth, would that lessen the
impact to the adjoining neighbors.
Attorney Giunco objected.
Attorney Rubino said if they had a lot
depth of 500’ they would lay the buildings differently.
Attorney
Mancuso asked about removing the third building. Mr. McCarthy said if they removed the third building it would
have less impact.
Attorney
Mancuso asked about moving the buildings closer to Route 34. Mr. McCarthy said they cannot do that. They still need to maintain the proper
circulation.
March
11, 2002 Page
4
Attorney
Rubino said in about 1˝ weeks CAFRA will make a ruling and there will be no
change so the third building will not be able to be built. Phase II cannot be built. He said because we accepted the application
with the third building we have to allow the applicant to proceed.
Attorney
Mancuso asked Mr. McCarthy if he prepared the new plans. Mr. McCarthy said they were prepared on his
direction.
Attorney
Mancuso asked about the increase in traffic.
Chairman Braun said testimony on traffic will be heard at another
meeting. Attorney Giunco said their
traffic consultant is not here this evening.
Chairman
Braun said the Board discussed the possibility of moving the buildings closer
to Route 34. He said that would put
more distance between the buildings and the residents. He said you would then need a variance for
front yard setback. Attorney Giunco
said they are trying to comply with the ordinance and not ask for any
variances. He said the only one they
are asking for is for lot depth. Attorney
Rubino said Attorney Giunco should discuss moving the buildings closer to Route
34 with his client. Attorney Giunco
said it would be very difficult to move them.
Chairman Braun asked them to please address that aspect. He said this has come up a number of
times. Attorney Giunco said they would
discuss it.
Mr.
Giardina asked why the buildings have to be two stories. He suggested making the buildings smaller
and making them one story. He suggested
building three one story buildings.
Attorney
Mancuso asked if the HVAC will be on the roof.
Mr. McCarthy said yes.
Attorney
Mancuso asked if you would be able to see lights at night. Mr. McCarthy said yes. Attorney Mancuso suggested some type of
reflective glass. Mr. McCarthy said the
architect will deal with the lighting.
Mr.
McCarthy said the foot candles are away from the residential area. They are about 75’ back. There will be 20’ pole lights. He said all lights are in a downward
direction.
Attorney
Mancuso asked about the deciduous trees where the cul de sac ends going
south. Mr. McCarthy said on lots 12 and
14 where the berm is. He said the
lights are lower than the berm. He said
they will also put evergreen trees into the berm to get more of a buffer.
The
application was open to the public.
Tom
Kelly, lot 14, was sworn. Mr. Kelly
said he walked the property with Mr. Tumminia.
He
said
Mr. Tumminia did not know where the property line ended. He suggested putting a rope so the residents
can see where the property ends.
Attorney Giunco said they could put some markers. Chairman Braun suggested showing the property
line and buffer line. Attorney Giunco
said they would mark it. Mayor Thomson
and Committeeman Devlin agreed that something should be done to mark the lines.
Mr.
Kelly said he doesn’t think the Board should listen to Mr. McCarthy regarding
noise and
March
11, 2002 Page
5
landscaping. Chairman Braun said Mr. Kelly will have a
chance to make comments later. Chairman
Braun asked Mr. Kelly to turn that statement into a question. Mr. Kelly asked Mr. McCarthy if he was a
landscape architect. Mr. McCarthy said
no. He said they have one on
staff. Mr. Kelly asked if he will be
available to testify. Mr. McCarthy said
yes.
Mr.
Kelly asked if they would make available an expert in acoustic engineering and
sound. Mr. McCarthy said he did not
know.
Tom
Ross, 2407 Ramshorn Drive, was sworn.
Mr. Ross said, regarding the drought emergency we are in now, do you
plan on having any underground water system to water the landscaping. Mr. McCarthy said they have provided a
maintenance plan for landscaping. Mr.
Ross asked if a landscape expert would testify. Mr. McCarthy said he would testify if the Board requested
it. Mr. Ross asked if there were any
plans at this time for a well system.
Mr. McCarthy said the whole water system connects from one water main to
another. Mr. Ross asked if they will be
using city water. Mr. McCarthy said
yes. Mr. Ross said some neighbors have
wells. He said anyone that gets a well
will take from the existing residents.
Mr.
Ross asked if they will repave the whole road.
Mr. McCarthy said they will restore the road.
Mr.
Ross asked why they picked Ramshorn Center as the name of the project. He said Ramshorn is an exclusive area. He said he does not want to be associated
with an office building. Attorney Giunco
said he doesn’t know why they chose that name.
If you want us to change it we will.
Mayor
Thomson stated Paynters Road has not been repaved within the last five
years. The builder can open the
street. It just has to be restored.
Chairman
Braun said this application will be carried to April 29, 2002.
Attorney
Giunco said 50 minutes is inadequate.
He asked for two – three hours.
Chairman Braun said this application is the only one on for April 29th.
Mr.
Tobia suggested the architect look at traffic utilizing a one way turn onto
Paynters Road.
RESOLUTIONS
TO BE MEMORIALIZED:
Attorney Rubino read the
resolution appointing Betty Schinestuhl as Recording Secretary of the Planning
Board. Mayor Thomson moved to adopt the
resolution as read. Mr. Tobia seconded
the motion, which was unanimously approved by a roll call vote.
Block 876, Lot 14
Attorney
Rubino read the resolution. Mr.
Giardina moved to adopt the resolution as read. Mr. Kean seconded the motion, which was unanimously approved by a
roll call vote. (Messrs.
March
11, 2002 Page
6
Giardina,
Kean, Thomson, Devlin, Morris, Capone, Farrell, Ms. Wilson, Messrs. Rible,
Tobia and Braun voted yes.)
WAWA – PB#45-2001
Block
912, Lot 4.01
Attorney
Rubino read the resolution. Mr.
Giardina moved to adopt the resolution as read. Mr. Devlin seconded the motion, which was unanimously approved by
a roll call vote. (Messrs. Giardina,
Devlin, Farrell, Kean, Ms. Wilson, Messrs. Rible and Braun voted yes.)
Mayor
Thomson, Committeeman Devlin and Captain Morris stepped down on the following
application.
NEW APPLICATION
OSPREY ENTERPRISES –
PB#42-2001
– 1615 Barkalow Road, Block 262, Lot 28, R-15 Zone. Application deemed complete November 7, 2001. Applicant seeks to subdivide 2.43 acres into
four residential lots. Preliminary and
Final Major Subdivision with variances.
Timothy
B. Middleton, Esq. appeared for the applicant.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction.
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Map prepared by 3D Engineering dated
November 5, 2001, last revised January 28, 2002
A-3 Storm water Management Report and Drainage Calculations
prepared by 3D Engineering dated October 1, 2001, last revised March 11, 2002
A-4 Construction Specifications prepared by 3D Engineering dated
November 6, 2001
A-5 EIS prepared by 3D Engineering dated November 5, 2001
A-6 Letter from Monmouth County Planning Board dated January 25,
2002
A-7 Sheet 2 of 9 Plan set
A-8 Sheets 3 of 9 and 7 of 9
A-9 Aerial Photo – Monmouth County Planning Board
A-10 Preliminary plan without variances
PB-1 Review letter from Glenn Gerken, Bay Pointe Engineering, dated
November 29, 2001
PB-2 Review letter from John Maczuga, Bay Pointe Engineering, dated
November 21, 2001
PB-3 Police Department report dated November 8,
2001
PB-4 Review letter from Wall Township Fire
Prevention dated November 19, 2001
PB-5 Monmouth County Board of Health letter dated
November 28, 2001
PB-6 Review letter from John Maczuga, Bay Pointe
Engineering, dated December 26, 2001
PB-7 Monmouth County Planning Board letter dated
January 25, 2002
PB-8 Review letter from John Maczuga dated March
4, 2002
PB-9 Review letter from Glenn Gerken, Bay Pointe
Engineering, dated March 11, 2002
March
11, 2002 Page
7
Sworn
by Reporter Arnone: Glenn
Gerken
John
Maczuga
William
Connellan
Donna
Marie Dunn
Attorney
Middleton said the applicant is proposing to subdivide block 262, lot 28 into
four building lots. The property is
2.43 acres. There is an existing
structure on the property which will be removed. The property is located in the R-15 zone. Each lot will be in excess of 20,000
s.f. A lot depth variance is
required. Each house will be approximately
2,000 s.f. Each of the lots will have a
rear yard setback of at least 30’.
Attorney Middleton said Mr. Maczuga had a concern regarding buffering. Attorney Middleton said they will agree to
the buffering as per Mr. Maczuga’s letter.
Donna
Marie Dunn gave her qualifications which were accepted by the Board.
Ms.
Dunn described the property.
Attorney
Middleton asked her if these were some of the largest lots in the
neighborhood. Ms. Dunn said yes.
Ms.
Dunn explained the homes that surround the property. She gave the square footage of the lots and homes.
Ms.
Dunn said this subdivision will be located on a cul de sac. Four single family residents are
proposed. They will be within the
required setbacks. The homes will be
15’ from the drainage easement.
Chairman
Braun asked if there would be any improvements made on that road, widening,
etc. Attorney Middleton said no.
Ms.
Dunn said the road tapers. She said
they will tie into the existing pavement.
Mr.
Tobia asked if they were going to disturb any resident’s property. Ms. Dunn said no.
Ms.
Dunn said they are seeking relief for lot dept. She said all lots have 100’ – 117’ lot depth where 150’ is
required.
Ms.
Dunn showed the Board a rendering of what the project would look like without
variances. She said if done that way
some homes would have two front yards or two rear yards. She said that would cause more run-off. The project proposed has storm water
collected and kept on site.
Attorney
Middleton said in addition to the 30’ setback they are also proposing a
screen. He said they are proposing
Norway spruce. Mr. Tobia asked for
evergreens. Ms. Dunn agreed.
Attorney
Middleton said the lots here are larger than the adjacent lots. Ms. Dunn said these homes would not be out
of character in the neighborhood.
March
11, 2002 Page
8
Ms.
Dunn addressed the drainage. She said
there will be two drainage areas. There
will be dual 36” perforated underground pipes.
This will pick up the run-off from the street and all homes. It will hold a 100 year storm. Ms. Dunn explained the drainage system. There will be no over land run-off. It will all be collected.
Ms.
Dunn went over the Professional’s letters.
She said they agree to all the items of the planner’s letters.
Attorney
Middleton said there is nothing in the Professionals letters that they will not
comply with.
Attorney
Middleton said there was one thing raised by Mr. Gerken regarding a homeowner’s
association maintenance of the retention system. He said they do not have a problem with that. He said they will submit a maintenance
plan.
Mr.
Kean asked will fire trucks be able to turn around. Mr. Gerken said the road should be more than sufficient for a
fire truck to turn around.
Attorney
Middleton said they will comply with all engineer’s letters.
Mr.
Capone recommended setting something up regarding construction traffic.
Attorney
Rubino said they must meet with the Police Department.
The
application was open to the public.
Robin
Dilling, 1507 Barkalow Road, was sworn.
Ms. Dilling had some concerns regarding drainage. She said this property is on a spring. She asked if there will be any drainage
problems. Ms. Dunn said there is an
underground storm water system proposed. She said at the rate the water leaves the system will not impact
the neighbors. She said it seeps back
into the ground. Ms. Dilling said she
doesn’t want a drainage problem once construction starts.
Ms.
Dilling asked about the plans that required no variances. Attorney Middleton showed Ms. Dilling the
plans without variances. Chairman Braun
explained that plan would put a brand new street in the back of those
houses.
Ms.
Dilling asked if they would meet all zoning.
Attorney Middleton said yes but this plan is better.
Ms.
Dilling said the road is very tiny. She
asked if the road would be able to stand all the extra traffic. She said there are 2 – 4 cars per
residence. Ms. Dunn explained they have
to provide two spaces per home and two on each lot. Ms. Dilling said she has a concern with traffic. Attorney Middleton said one benefit will be
it will be a cul de sac.
Attorney
Rubino said this lot had a zone change from R-10 to R-15. They could have built more homes in the
R-10. It could have been 6 – 7 homes.
March
11, 2002 Page
9
The
application was closed to the public.
Chairman
Braun asked Mr. Gerken if the storm drainage system is reasonable. Mr. Gerken said they would have to hire a
contractor to clear it once in a while.
He said his biggest concern is during construction. He said they would do an inspection before
returning their performance guarantees.
Mr. Gerken said the biggest thing is keeping it clear during construction.
Mr.
Kean moved to approve the application subject to payment of taxes and
applicable assessments. The applicant
is to secure approvals from Monmouth County Planning Board, Freehold Soil
Conservation, Monmouth County Board of Health and Mount Laurel compliance. The applicant will comply with the review
letters of the Board Professionals. The
application is to comply with Subtitle 1 of Title 39. Chairman Braun said changes are to be put on the plans. Mr. Giardina seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Kean, Giardina, Farrell, Capone, Ms. Wilson, Messrs. Rible,
Tobia and Braun voted yes.)
Mr.
Tobia commended Ms. Dunn on her presentation.
There
being no further business to come before the Board, a motion was made, seconded
and unanimously approved to adjourn the meeting at 10:08 P.M.
Respectfully
submitted,
Betty
Schinestuhl
Recording
Secretary