MINUTES -
REGULAR MEETING
MUNICIPAL
MEETING ROOM
APRIL 7, 2003
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, Brosnan, Morris, Luttman, Farrell, Rible, Attorney Rubino,
Engineer Hoover, Planner Maczuga, Planning Board Secretary Lang, Recording
Secretary 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 13, 2003.
SALUTE TO THE FLAG
NEW APPLICATIONS
JEFFREY SNYDER/SUE DALRYMPLE
– PB#4-2003
– 2123 Highway 35, Block 733, Lot 16, HB-80 zone. Date application deemed complete: January 15, 2003. Site Plan
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
Robert
McKeon, Esq. appeared for the applicant.
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Preliminary and Final Site Plan prepared by Birdsall Engineer
dated November 22, 2002
A-3 Monmouth County Board of Health letter dated January 23, 2003
A-4 Monmouth County Planning Board letter dated November 12, 2002
A-5 Limited Scope Environmental Site Assessment prepared by Horizon
Environmental dated December 23, 2002
A-6 Architects rendering prepared by Arthur Mannis Harden dated
February 2003
A-7 Colored rendering
A-8 Revised site plan
PB-1 Wall Township Bureau of Fire Prevention review letter dated
January 21, 2003
PB-2 Review letter from Glenn Gerken, Schoor DePalma, dated February
5, 2003
PB-3 Review letter from Cheryl Bergailo, Schoor DePalma, dated
February 5, 2003
PB-4 Wall Township Police Department letter dated January 20, 2003
PB-5 Review letter from Glenn Gerken, Schoor DePalma, dated March 11,
2003
PB-6 Review letter from Cheryl Bergailo, Schoor DePalma, dated March
24, 2003
April
7, 2003 Page
2
Sworn
by Reporter Arnone: Joseph
S. Lalka
John Maczuga, Planner
William Hoover, Engineer
Mr.
Lalka gave his credentials which were accepted by the Board.
Mr.
Lalka stated the site is located at Block 733, Lot 16. It is on the southbound side of Route
35. It is an existing building. The existing building is in a developed
condition. The front is paved. The applicant is to occupy the building with
a physical therapy office. It is
allowed in the zone. There are
pre-existing variances. Parking and
access will be on the south side. There
will be no substantial changes. There
will be a changing of the parking area.
The existing pavement located in the 75’ buffer will be removed. Additional trees will be planted on the
residential side.
Mr.
Lalka stated they will remove the pylon sign.
The applicant will comply with all the professional letters.
Mr.
Lalka explained the back area is going to be all grass and a row of pine trees
will be planted 20’ behind the building.
He said 20’ of space will be used for snow stacking after the lot is
plowed. The applicant will sign it
stating “No Parking on the Grass.” The
handicapped parking will be to the west of the parking area. The handicapped parking will be closest to
the front door. A little extra paving
will be added for one parking space to be used by the owner only. There will be a total of 24 parking
spaces.
Mr.
Lalka explained the monument sign will comply.
It will be 9” X 6”, for a total of 54 s.f. The building number will be on the sign and the building. There will be one single façade sign.
Chairman
Braun asked if the door locations will be changed. Mr. Lalka said the existing side door will be considered the main
entrance. The handicap spaces will be
moved to that location.
Mr.
Lalka explained there will be no loading dock needed. There will be no large deliveries. The front appearance will remain the same but the main entrance
will be on the side.
Chairman
Braun asked about the last two review letters from the Board Planner and
Engineer dated March 24, 2003 and March 11, 2003. Mr. Lalka said they will comply.
Mr.
Tobia asked, on the north side of the building where the grass strip is, will
there be some holly planted. Mr. Lalka
said there will be four clusters planted.
Mr.
Tobia stated because it is a small site will the applicant be willing to plant
some ornamental plants. Mr. Lalka
agreed.
Mr.
Tobia asked about refuse collection. Mr. Lalka said there is no need for a dumpster at this time. He said if one is ever needed we will
construct it to look just like the main building.
April
7, 2003 Page
3
Captain
Morris asked whether an ambulance would be able to access the site. Attorney McKeon said they do not expect to
have any ambulance pick-up. Mr. Lalka
said they would be able to enter the front door. He said there is adequate room for an ambulance to turn around.
Mr.
Maczuga asked if there was a basement in the building. Mr. Lalka said no.
The
application was open to the public.
Mrs.
Adamkiewicz, 1468 Garret Drive, was sworn.
Mrs. Adamkiewicz asked if there were going to be any spotlights. Mr. Lalka said the existing lights on the
building will be used. There will be no
new lights.
The
application was closed to the public.
Mr.
Tobia moved to approve the application for Site Plan subject to payment of
taxes and applicable assessments. The
applicant will comply with the requirements of Freehold Soil Conservation
District, Monmouth County Planning Board and Monmouth County Board of
Health. The applicant will obtain
approval from DEP and DOT. The
applicant will comply with Wall Township Affordable Housing Trust Fund and ADA
requirements. The applicant will comply
with the review letters of the Board Professionals. The applicant will comply with the review letters from Wall
Township Police Department, Wall Township Fire Prevention, Monmouth County
Board of Health and Monmouth County Planning Board. Waivers are granted as requested except landscaping, grading and
drainage plan must be submitted to Board Engineer for approval. Variances are granted. The applicant shall submit an application
for Subtitle 1 of Title 39. The
applicant shall install a Knox Box system.
The applicant shall schedule a pre-construction meeting with Wall
Township Police Department and a pre C.O. meeting. All medical wastes shall be disposed of according to regulations. Applicant shall enhance buffering with
additional plantings of forsythia subject to Board Planner approval. Buffer access shall not be used for
additional parking. No Parking signs
shall be installed along rear pavement area and buffer. The applicant shall plant three chanterelle
2 ½’ – 3’ along the north property line.
Owner parking space shall be restricted by signage. Trash enclosure shall be located inside
building. If outside trash enclosure is
needed construction shall comply with township ordinances. Mr. Farrell seconded the motion which was
unanimously approved by a roll call vote.
(Messrs. Tobia, Farrell, Brosnan, Kiley, Luttman, Morris, Rible, Thomson
and Braun voted yes.)
WGH GROUP, LLC – PB#40-2002 – 1414 Highway 35, Block 80,
Lot 12.01, ML-12A zone. Date
application deemed complete: October 31, 2002.
Site
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
John
Giunco, Esq. appeared for the applicant.
Attorney
Giunco stated WGH is seeking modifications to the previously approved
plans. The project was previously approved
for 168 age restricted units. The
project will be reduced to 120 units.
The units will now be sold as condominiums. There will be 240 parking spaces. There will
April
7, 2003 Page
4
be
parking on a basement level. The plans
have been revised. The developer’s
agreement has already been approved by the Township Committee.
Sworn
by Reporter Arnone: Roger
Lichtman, Architect
Jonathan
Szap
John
Truhan, Engineer
John
Maczuga, Planner
William
Hoover, Engineer
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Amended Preliminary & Final Site Plan prepared by John
Truhan Consulting Engineers last revised March 5, 2003
A-3 Elevations prepared by Litchman Associates
A-4 Drainage report prepared by John Truhan,
P.E. last revised November 8, 2002
A-5 Declaration of Restriction for Modified
Transition Area dated September 14, 1998
A-6 Slope & Grading Easement Agreement
dated May 26, 1998
A-7 Deed transferring ownership from Henry & Carol
Hintermeister & Thomas & Doris McMillen to Burger King
A-8 Right of Way Agreement dated June 27, 1945
A-9 Portion of deed, book 805 page 101 dated
August 12, 1931
A-10 Portion of deed, book 1567 page 219 dated
August 12, 1931
A-11 Portion of deed, book 1799 page 219 dated
August 12, 1931
A-12 Monmouth County Board of Health letter dated
December 13, 2002
A-13 Colored rendering prepared by John Truhan,
P.E.
A-14 8½ X 14 of A-13
PB-1 Wall Township Fire Prevention letter dated
December 6, 2002
PB-2 Wall Township Environmental Advisory Committee
letter dated December 18, 2002
PB-3 Review letter from Glenn Gerken, Schoor
DePalma, February 27, 2003
PB-4 Review letter from Cheryl Bergailo & Elias Sarrinikolaou,
Schoor DePalma, dated February 26, 2003
PB-5 Review letter from William J. Hoover, Schoor
DePalma, dated April 4, 2003
PB-6 Review letter from Cheryl Bergailo & Elias Sarrinikolaou,
Schoor DePalma, dated March 31, 2003
Mr. Truhan gave his
credentials which were accepted by the Board.
Attorney Giunco asked if
A-14 was a true copy. Mr. Truhan said
yes.
Attorney
Giunco asked Mr. Truhan to describe to the Board the modifications. Mr. Truhan said the plan was modified to
reduce the number of units from 160 to 120.
All units will have two bedrooms.
April
7, 2003 Page
5
Mr.
Truhan explained the original plan called for 138 parking spaces. The modifications have increased the parking
to 248 spaces. He explained 125 spaces
will be above ground, 123 spaces will be below ground. Underground parking will be provided. The size and height of the buildings are the
same.
Attorney
Giunco asked if there would be direct access from the parking lot to the
building. Mr. Truhan said yes.
Attorney
Giunco asked if entrance to the garage will be by a key card. Mr. Truhan said entrance will be provided to
residents by a key card.
Attorney
Giunco asked if there were any changes to sanitary sewer, water, etc. Mr. Truhan said there would be no changes
except the quantity of water that will be used.
Attorney
Giunco asked about Stormwater collection.
Mr. Truhan said drainage facilities on the easterly portion of the site
have been constructed.
Attorney
Giunco asked Mr. Truhan to explain the circulation of the site. Mr. Truhan said the main entrance is at the
exact location that was approved in 1998.
It is off 18th Avenue.
The entrance driveway is 30’ wide.
Circulation basically provides access to all the buildings. Mr. Truhan said sidewalks and curbing will
be installed along Belmar Boulevard.
Attorney
Giunco asked about landscaping. Mr.
Truhan said a landscaping plan has been provided. We received a report from the Board Engineer requesting
additional landscaping. We will provide
revised plans and resubmit them.
Mr.
Truhan described the recreational facility.
The facility will be a 5000 s.f. building with a gazebo and pool. It will be a two-story building.
Attorney
Giunco asked if the landscape plan was prepared by an engineer. Mr. Truhan said they were prepared by a
landscaping architect. He has prepared
plans for this Board before.
Chairman
Braun asked about the size of the building.
Mr. Truhan said the overall footprint will be the same. Chairman Braun asked if the square footage
will be the same. Mr. Truhan said yes.
Mr.
Truhan said the applicant can comply with all Board Professional review
letters.
Attorney
Rubino stated as part of the 1998 approval there were certain concerns raised
by Fire Prevention. Do you agree to
comply with the previously approved resolution? Mr. Truhan said those concerns were for elevators. They will be a significant size. They will meet requirements. Another concern was for ladders for fire
safety. They are on the plans.
Captain
Morris asked will emergency vehicles be able to gain access to the underground
parking areas. Attorney Giunco access
codes will be provided to emergency services.
April
7, 2003 Page
6
Captain
Morris asked if the applicant will supply the emergency services with a
transponder. Attorney Giunco said
yes. Attorney Giunco said there is also
access in the front of these buildings.
Chairman
Braun asked what the height of the underground parking will be can emergency
vehicles get in? Attorney Giunco said
they are 12’ and emergency vehicles will be able to get in.
Chairman
Braun asked if the applicant will provide a crosswalk at Belmar Boulevard. Attorney Giunco said the applicant is
willing to discuss it with the County and the Wall Police Department. He said if an agreement can be reached then
a crosswalk will be provided. If a
solution cannot be agreed upon then a crosswalk will not be created. Chairman Braun said since the use has been
changed the Board feels there will be less walking.
Attorney
Giunco stated their traffic expert is here.
We have met all standards for parking and there is good
circulation.
Mr.
Tobia asked if the drainage is going to stay in the easement. Attorney Giunco said yes.
Roger
Lichtman, Architect, gave his credentials which were accepted by the
Board.
Mr.
Lichtman explained each unit will have a balcony. The buildings will be constructed of stone and stucco. Mr. Lichtman explained one building will be
three stories with 11 units per floor.
The second building, reaching four stories, will have 24 units on the
first floor, 25 units on the second and third floors and the fourth story will
have 13 condominiums. Mr. Lichtman said
the rendering of the buildings are pretty close.
Mr.
Lichtman showed the Board a sample of the roof shingles.
Entered
into evidence:
A-16 Sample of roof shingles
Attorney
Giunco said after the modifications were done this went from an okay building
to an up-scale building.
The
application was open to the public.
Andrew
Schilpp, 1739 Pascal Place, was sworn.
Mr. Schilpp stated he lives behind the site. Mr. Schilpp asked about the height and drop of the retaining
wall. He also asked if a fence would be
put up. Mr. Truhan said the retaining
wall, closest to Mr. Schilpp’s property, would be about 4’ in height. The retaining wall is not next to the
property line. Landscaping and fencing
will be provided on top of the retaining wall.
Mr. Hoover said any retaining wall requires a safety fence.
Mr.
Schilpp asked if the 62’ height is right.
Mr. Truhan said the elevation of the buildings has not changed from the
original approval, 62’ is correct.
April
7, 2003 Page
7
Mr.
Schilpp asked when construction will start and how long will it take to build
something like this. Attorney Giunco
said construction can probably be completed in two years.
The
application was closed to the public.
Attorney
Giunco said the project has moved along with the market in Wall Township. It has moved upscale. The benefits are the same to Wall Township. COAH will be satisfied. There are no variances needed. The design will be upscale.
Attorney
Rubino said a condition of approval will be that before this map is signed a
letter vacating the other be received.
Attorney Giunco said he will send a letter to Attorney Rubino.
Mr.
Tobia moved to approve the modifications of the original application for site
plan subject to payment of taxes and applicable assessments. The applicant will comply with requirements
of Freehold Soil Conservation District, Monmouth County Board of Health and
Monmouth County Planning Board. The
applicant will obtain approval from DEP and DOT. The applicant will comply with Wall Township Affordable Housing
Trust Fund and ADA requirements. The
applicant shall obtain a tree removal permit.
The applicant shall comply with the review letters of the Board
Professionals. The applicant shall
comply with Wall Township Fire Prevention and Wall Township Environment
Advisory Committee letters. Waivers are
granted as requested. The applicant
shall submit application for Subtitle 1 of Title 39. The applicant shall schedule a pre-construction meeting with Wall
Township Police Department. The
applicant shall schedule a pre-CO meeting with Wall Township Police Department
and emergency services. The applicant
shall provide enhancement to Police Department communication system as required
after meeting with Police Department.
The applicant shall schedule a meeting with Wall Township Police
Department, Monmouth County and Board Engineer regarding possible crosswalk. The applicant shall comply with all fire and
safety issues of resolution dated July 6, 1998. The applicant shall enhance buffering along the rear of the
building subject to Board Planner review.
Residential buffering shall be enhanced. The building façade and color scheme shall be approved by Board
Planner. Deputy Mayor Thomson seconded
the motion which was unanimously approved by a roll-call vote. (Messrs. Tobia, Thomson, Brosnan, Farrell,
Kiley, Luttman, Rible and Braun voted yes, Captain Morris abstained.)
MINUTES TO BE APPROVED
Deputy
Mayor Thomson moved to approve the minutes of the Regular and Workshop Meetings
of March 10, 2003. Mr. Brosnan seconded
the motion, which was unanimously approved by a roll call vote.
CHRISTOPHER STEPHEN
ENTERPRISES - PB#23-2001
Block
845, Lot 31
Attorney
Rubino read the resolution of approval.
Deputy Mayor Thomson moved to adopt the resolution as read. Mr. Rible seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Thomson, Rible, Luttman, Morris and Braun voted yes.
April
7, 2003 Page
8
ANTIQUITY FARMS – PB#1-2003
Block
831, Lots 17 & 73
Attorney
Rubino read the resolution of approval.
Mr. Tobia moved to adopt the resolution as read. Mr. Luttman seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Tobia, Luttman, Morris and Braun voted yes.)
There
being no further business to come before the Board, a motion was made, seconded
and unanimously approved to adjourn the meeting at 8:55 P.M.
Respectfully
submitted,
Betty
Schinestuhl
Recording
Secretary