WALL TOWNSHIP PLANNING BOARD

MINUTES - REGULAR MEETING

MUNICIPAL MEETING ROOM

MAY 12, 2003

Chairman Braun called to order the regular meeting of the Wall Township Planning Board at 7:30 P.M. Members present were Braun, Tobia, Thomson, Brosnan, Morris, Luttman, Farrell, Wilson, Rible, Kiley, Attorney Rubino, Engineer Gerken, Planner Bergailo, 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

Chairman Braun stated the PRZ application will not be heard tonight. It will be carried to June 2, 2003. New noticing is required.

NEW APPLICATIONS

RDA CONSTRUCTION MANAGEMENT – PB#12-2003 – 1308 & 1306 Atlantic Avenue, Block 297, Lots 4 & 5, R7.5 Zone. Date application deemed complete: April 14, 2003. Minor subdivision.

Timothy B. Middleton, Esq. appeared for the applicant.

Attorney Rubino reviewed the file and stated the Board had jurisdiction to proceed.

Attorney Rubino explained no noticing was required because there were no variances needed.

Entered into evidence:

A-1 Minor subdivision map dated January 30, 2003

A-2 Board of Health letter dated April 17, 2003

PB-1 Review letter from John Hoffmann, Township Planner, dated April 24, 2003

PB-2 Review letter from Glenn Gerken, Schoor DePalma, sated May 8, 2003

Sworn by Reporter Arnone: Rich Wonsala

Glenn Gerken, Engineer

Attorney Middleton said the applicant is seeking approval for a minor subdivision. The applicant is asking to combine lots 4 & 5 and create a third lot. All will be conforming.

Chairman Braun stated when there is no noticing and there are no variances the Board would like

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to ask a few questions.

Ms. Wilson said lot 5.02 should have the driveway turn-a-round. The plans will have to have a note stating the houses will conform to setbacks. Grading plans will be required. Demographics of the buildings will also be required. Ms. Wilson said turn-a-rounds will be provided on lots 5.01 and 4.01. Attorney Middleton said the applicant will mirror lot 5.02. They will all be the same.

Ms. Wilson said a County street opening permit should be applied for if necessary.

Mr. Gerken said utilities are existing. Are there two or three lines for utilities? Mr. Wonsala said there are two now.

Mr. Tobia said being the 25’ buffer is going to be eliminated he suggested putting a boarder to protect the owner of the adjoining lot. Attorney Middleton agreed.

Ms. Wilson moved to approve the application for minor subdivision subject to payment of taxes and applicable assessments. The applicant will comply with the requirements of Freehold Soil Conservation District, Monmouth County Board of Health and Monmouth County Planning Board. The applicant will comply with review letters from the Board Professionals except the buffer requested in Mr. Hoffmann’s letter is not required. The applicant will demolish the two buildings before the signing of the map. A grading plan for each lot shall be provided. A note will be added to the plans that the proposed dwellings conform to setbacks. Lot 5.02 will be revised to provide a turn-a-round. Lots 5.01 and 4.01 will also have turn-a-rounds. To the west of lot 5.02, on the lot line, a single row of buffering shall be provided. The applicant shall apply for a County street opening permit. Committeeman Brosnan seconded the motion which was unanimously approved by a roll call vote. (Ms. Wilson, Messrs. Brosnan, Farrell, Luttman, Morris, Rible, Tobia, Thomson and Braun voted yes.)

ORCHARDS @ WALL, LLC – PB#5-2003 – 2410 Highway 35, Block 319, Lot 13, HB-120 zone. Date application deemed complete: January 23, 2003. Applicant seeks to complete retail center by construction 3,500 s.f. retail space separate from main building with additional parking. Site

Attorney Rubino reviewed the file and stated the Board had jurisdiction to proceed.

Nicholas Montenegro, Esq. appeared for the applicant.

Attorney Montenegro explained the property contains 3.9 acres. The bank project is being abandoned. The applicant is seeking approval to build a 3,500 s.f. retail facility. No variances are

needed.

Entered into evidence:

A-1 Jurisdictional Items

A-2 Preliminary and Final site plan prepared by Birdsall Engineering dated January 3, 2003

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A-3 Monmouth County Planning Board letter dated January 21, 2003

A-4 Technical Specifications prepared by Birdsall Engineering last revised March 2003

A-5 Monmouth County Board of Health letter dated February 4, 2003

A-6 Freehold Soil Certification letter dated February 5, 2003

A-7 Freehold Soil Certification letter dated February 26, 2003

A-8 Rendering

A-9 Architectural rendering showing facades of building and ground signs proposed

PB-1 Wall Township Environmental Advisory Committee review letter dated January 27, 2003

PB-2 Wall Township Fire Prevention review letter dated January 27, 2003

PB-3 Wall Township Police Department letter dated March 3, 2003

PB-4 Review letter from Glenn Gerken, Schoor DePalma, dated March 3, 2003

PB-5 Review letter from Cheryl Bergailo, Schoor DePalma, dated March 6, 2003

PB-6 Review letter from Cheryl Bergailo, Schoor DePalma, dated April 24, 2003

PB-7 Review letter from Glenn Gerken, Schoor DePalma, dated May 8, 2003

Sworn by Reporter Arnone: Joseph Lalka, Engineer and Planner

James Yacunda

Glenn Gerken, Engineer

Cheryl Bergailo, Planner

Mr. Lalka gave his credentials which were accepted by the Board.

Chairman Braun asked Mr. Lalka if he would be testifying as an Engineer and Planner. Mr. Lalka said yes.

Mr. Lalka stated he prepared the site plan. He said any use in the new building will comply with the permitted uses in the HB-120 zone.

Mr. Lalka explained the applicant will eliminate the 6’ fence between the neighboring cul de sac and the subject property. The applicant will erect a 4’ high black vinyl chain link fence. The fence will be along the right-of-way. The buffering will stay on the Pier I site.

Mr. Lalka explained no variances are being requested. A waiver for an EIS is being requested. He explained an EIS study was submitted with the original application. There has been no change.

Mr. Lalka explained a waiver is being requested for building mounted lighting. Mr. Lalka explained the fixtures are similar to ones usually mounted on poles. They will be glare resistant. They will be shielded to shine down.

Mr. Lalka said a waiver is being requested for lighting spillage. The spillage occurs at the entrance way off Route 35. He said the additional light could prove beneficial.

Attorney Montenegro asked Mr. Lalka to discuss the fence along the rear of the property. Mr.

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Lalka, using the A-8 rendering, said the applicant has four neighbors. Three of those neighbors have fences. The applicant will work with each of those neighbors and create a continuous fence barrier.

Mr. Lalka said a loading zone and dumpster will be located to the south side of the new building. Mr. Lalka explained a 3,500 s.f. retail building will be erected. A k-turn is available for emergency vehicles and garbage trucks to turn around.

Attorney Montenegro asked if the materials to be used will be similar to those of the Pier I building. Mr. Lalka said yes. They will be stone and earth tones.

Attorney Montenegro asked Mr. Lalka to go over the grading. Mr. Lalka said the general lay of the land is from Minnesink Road to Route 35. Water will not lie along the east side.

Mr. Lalka said the parking lot will be paved and repaired to Mr. Gerken’s specifications. Mr. Gerken said quite a bit of work needs to be done. Mr. Lalka said it will be done before any C.O. is issued.

Attorney Montenegro asked if a roof drain pipe will be provided. Mr. Lalka said yes.

Attorney Montenegro said there were no comments regarding Stormwater Management. Mr. Lalka said that is correct.

Attorney Montenegro asked about DOT approvals. Mr. Lalka said they are required and they will be applied for. Mr. Lalka said the applicant will apply for all the necessary permits.

Chairman Braun asked if there were any comments in the Planner’s review letter that the applicant could not comply with. Mr. Lalka said the applicant will comply with that report.

Committeeman Brosnan said he has been out to the cul de sac on Minnesink. He said the neighbors would like to see some evergreens planted so in the winter months the building will be shielded. Mr. Lalka said the applicant will work with the planner and put some pine trees in. Chairman Braun said some buffering along the new building will help. Mr. Lalka said they will add the extra pine trees.

Mr. Tobia said the bank use will be rescinded. Mr. Tobia also stated due to parking constraints any type of restaurant use the applicant must come back to the Board for approval. Attorney Montenegro said the applicant will agree.

The application was open to the public.

George Cook was sworn. Mr. Cook stated he is the owner of an adjacent lot. He said his property is squashed between Mr. Paul’s and the back of this building. He said he hopes to develop his lot. He said the Board squashed the car wash application. He said the bank would not have been too offensive. He said he is getting stuck all the time with that property. Mr.

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Paul’s is non-conforming. It is unsightly. The Board is going to approve the back of a building adjacent to my property. You are blocking me in. He asked why the applicant couldn’t turn the building around. He stated the bank would have been small now the building is double the size. Chairman Braun said the Board wants to keep commercial uses as far away from the residents as possible. Mr. Lalka said moving the building closer to the rear would violate setbacks and buffer requirements.

Ludlow Kanetzky was sworn. Mr. Kanetzky said he lives on Fairview Drive. Mr. Kanetzky said he likes the proposed fence but he doesn’t like the idea of more trees. He said he likes the sun. The property is landscaped beautifully. He said he likes it the way it is. Chairman Braun said we are asking for some trees just at the rear of the cul de sac.

The application was closed to the public.

Mr. Tobia asked if the applicant would be willing to make the rear of the building resemble the other three sides and to provide additional landscaping. Mr. Lalka agreed.

Mr. Tobia moved to approve the application for site plan subject to payment of taxes and applicable assessments. The applicant shall comply with the requirements of Freehold Soil Conservation District, Monmouth County Planning Board and Monmouth County Board of Health. The applicant shall obtain approval from DEP and DOT. The applicant shall comply with Wall Township Affordable Housing Trust Fund and ADA requirements. The applicant shall comply with review letters of the Board Professionals. The applicant shall comply with the review letters from Wall Township Fire Prevention Bureau, Wall Township Police Department, Monmouth County Planning Board, Freehold Soil Conservation District, Monmouth County Board of Health and Wall Township Environmental Advisory Committee. Waivers are granted. 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 install a Knox Box system. Landscaping in the buffer shall be enhanced subject to Board Planner approval. Exterior façade shall be approved by Board Planner. Any change in use the applicant must come back before the Board. No basement is proposed. Landscaping along the cul de sac shall be enhanced subject to Board Planner approval. Signage shall comply with Township ordinance. Landscaping shall be enhanced along Mr. Cook’s rear property subject to Board Planner approval. Mr. Rible seconded the motion which was unanimously approved by a roll call vote. (Messrs. Tobia, Rible, Brosnan, Farrell, Luttman, Morris, Thomson, Ms. Wilson and Mr. Braun voted yes.)

The Board recessed at 8:15 P.M.

The meeting resumed at 8:30 P.M.

Ms. Wilson stepped down on the Monmouth application.

THE MONMOUTH – PB#41-2002 – 2600 Highway 70, Block 817, Lot 2, OP-10 zone. Date application deemed complete: December 18, 2002. Applicant seeks to construct age restricted

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multi-family dwellings. Conditional Use/Site Plan

Attorney Rubino reviewed the file and stated the Board had jurisdiction to proceed.

Entered into evidence:

A-1 Jurisdictional Items

A-2 Preliminary and Final site plan prepared by Property Development Services last revised September 30, 2002 consisting of 17 sheets. Also architectural plans prepared by Robert M. Swedrose Architects dated August 14, 2002

A-3 EIS prepared by Trident Environment Consultants dated August 2002

A-4 Supplemental Information of EIS prepared by Trident Environmental Consultants dated September 9, 2002

A-5 Stormwater Management Report prepared by Property Development Services dated August 15, 2002

A-6 Letter stating residential building exterior materials, finishes & colors prepared by Robert Swedroe, AIA dated October 1, 2002

A-7 Timing Schedule prepared by Property Development Services

A-8 Traffic Impact Study prepared by McDonough & Rea dated August 21, 2002

A-9 Construction specifications prepared by Richard Ramirez, P.E. dated August 28, 2002

A-10 Monmouth County Planning Board letter requesting additional information dated May 28, 2002

A-11 Monmouth County Planning Board letter giving conditional approval dated September 9, 2002

A-12 Monmouth County Board of Health review letter dated January 2, 2003

A-13 Stormwater Management Report prepared by Richard Ramirez, Pl.E. revised February 27, 2003

A-14 Preliminary and Final Site Plans prepared by property Development Services last revised February 7, 2003 consisting of 21 sheets with architectural plans entitled “The Monmouth at Wall Township Typical Residence prepared by Robert Swedoe Architects dated August 14, 2002 and architectural plans entitled “The Monmouth at Wall Township Clubhouse” prepared by Robert Swedoe Architects dated October 24, 2002

A-15 Maps with no architectural

A-16 Stormwater Management report prepared by Richard Ramirez revised April 22, 2003

A-17 Preliminary and Final Site Plan prepared by Property Development Services revised April 22, 2003, architectural plans entitled, “The Monmouth at Wall Township Typical Residence” prepared by Robert Swedroe Architects dated August 14, 2002 and architectural plans entitled “The Monmouth at Wall Township Clubhouse” prepared by Robert Swedore Architects dated October 24, 2002

A-18 Aerial photo

A-19 Landscaping Plan

A-20 Elevation of entrances

A-21 Elevation of entrances

A-22 Building elevation

A-23 Building elevation

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A-24 Building elevation

A-25 Floor plans

A-26 Floor plans

A-27 Floor plans

A-28 Floor plans

A-29 Floor plans

PB-1 Wall Township Police Department letter dated January 9, 2003

PB-2 Review letter from Cheryl Bergailo, Schoor DePalma, dated January 27, 2003

PB-3 Review letter from Glenn Gerken, Schoor DePalma, dated January 29, 2003

PB-4 Wall Township Environmental Advisory Committee review dated January 13, 2003

PB-5 Wall Township Bureau of Fire Prevention letter dated February 10, 2003

PB-6 Review letter from Glenn Gerken, Schoor DePalma, dated March 31, 2003

PB-7 Review letter from Cheryl Bergailo, Schoor DePalma, dated April 11, 2003

PB-8 Review letter from Cheryl Bergailo, Schoor DePalma, dated April 28, 2003

PB-9 Review letter from Glenn Gerken, Schoor DePalma, dated March 5, 2003

PB-10 Traffic review letter prepared by Nicholas Verderese, P.E., dated May 5, 2003

Timothy B. Middleton, Esq. appeared for the applicant.

Sworn by Reporter Arnone: William Stevens, Site Engineer

Bryce Bennett, Landscape Engineer

James Bell, Applicant

Jonathan Szap, Traffic Engineer

Glenn Gerken, Engineer

Cheryl Bergailo, Planner

Attorney Middleton explained the property consists of approximately 25 acres. It is located in the OP-10 zone. It has been undeveloped for many years. The applicant is proposing 16 four-story residential buildings. They will be age-restricted. There will be six units in each building. There will be a total of 96 units. The first floor of the buildings will house a parking garage and a lobby. The second, third and fourth floors will be living quarters. A clubhouse is also being proposed. It will be a gated community. There will be a guard house. There will also be a putting green, gazebo and swimming pool. Extensive landscaping is being proposed. Less than 30% of the property will be developed. 70% will remain green. Compared to a retail project this will generate little traffic. The units will be high end. It will be a benefit to the community.

William Stevens, Site Engineer gave his credentials which were accepted by the Board. He will testify as an engineer and planner.

Attorney Middleton asked Mr. Stevens to describe the aerial photo. Mr. Stevens said the photo was taken in March 2002. The subject property is located along Route 70W, 35S and Old Bridge Road. To the west of the property these is a commercial development. The property is currently vacant and wooded. The billboard on Route 70 will be removed. The property consists of 24.9

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acres. It is located in the OP-10 zone.

Attorney Middleton asked Mr. Stevens to explain what is being proposed. Mr. Stevens said a 96 unit development is being proposed. At least one resident must be 55 years of age. The clubhouse will be located at the northeast corner. Most of the buildings will be located along an internal loop road. Three of the buildings will be set apart. They will be located to the west of the loop road. Mr. Stevens explained the buildings will be four stories. The first story will be a parking garage and lobby. There will be three stories of living space above that. There will be six units per building.

Mr. Stevens explained ingress and egress will be from both Route 70 and Old Bridge Road. Entrance will be restricted to residents of the facility. The main entrance will be off Old Bridge Road. Attorney Middleton asked if the Old Bridge Road entrance will be gated. Mr. Stevens said yes. The Old Bridge Road entrance will have a manned guardhouse.

Mr. Stevens explained the pool will be located at the northeast corner of the site. It will centrally located.

Mr. Stevens said the applicant is proposing an 18 hole putting green. It will be located inside the main area. Attorney Middleton asked how residents will get to the putting green. Mr. Stevens said it is solely for residents. They will access the site through walking trails. The walking trails will be incorporated into the landscaping plan. Attorney Middleton said the drainage facility will be located around the putting green. Mr. Stevens explained the infiltration system will flow from east to west. Run-off will be collected in the basin and it will be stored there. In an event of an overflow the water will then flow down around Building 16 and into the existing low area at the southerly portion of the site.

Chairman Braun asked how maintenance or emergency services would access the putting green. Mr. Stevens said maintenance equipment will be stored in the clubhouse or in the pool area. The area is fairly small. He said they do not plan to drive vehicles on it. The putting green will be esthetically pleasing. Mr. Stevens said he did not see a need to provide emergency vehicle access to the putting green. Chairman Braun said you have to satisfy the Police Department. Captain Morris said at the pre-construction meeting we can discuss that. Mr. Stevens agreed.

Mr. Stevens said the applicant can comply with all the comments in Mr. Gerken’s review letters. Mr. Stevens also stated they can comply with all the comments in the Board Planner’s review letters.

Mr. Tobia asked about the Police Department review letter. Chairman Braun said there was a concern about radio reception. Mr. Tobia suggested the necessary radio enhancement. Attorney Middleton agreed. Captain Morris asked if a transponder system can be installed at both entrance gates to allow Police and emergency vehicles access. Attorney Middleton agreed.

Mr. Gerken said there are some modifications regarding drainage that need to be done but they are not a concern.

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Jonathan Szap, Traffic Engineer, gave his credentials which were accepted by the Board.

Mr. Szap said he is familiar with the traffic study. Mr. Szap said traffic studies were done on both Old Mill Road and Route 70 last summer. Mr. Szap said about 350 cars travel Old Mill Road during A.M. peak hours and about 400 cars travel the road during P.M. peak hours. He said he knows these numbers are a little less because there was no school.

Mr. Szap said the Old Bridge Road analysis was done because the development will access that road. The entrance will line up with the north entrance to the Barclay Woods development in Brielle. He explained the impact on Barclay Woods will be two-tenths of a second delay in the P.M. peak hours and no delay in the A.M. peak hours. It is now a level B and it will stay at that level. Mr. Szap explained in the A.M. peak hours 11 cars will enter and 19 cars will exit. In the P.M. peak hours 18 cars will enter the Monmouth and 11 will exit.

Attorney Middleton asked Mr. Szap to explain the analysis of the right turn into the site. Mr. Szap said the right turn into the site will have less than a 10 second wait to enter. The entrance has very good site distance.

Attorney Middleton asked Mr. Szap what the impact would be if the property were developed as a 250,000 s.f. office park. What type of traffic? Mr. Szap said an office park would have 14 times more traffic. 425 cars would enter and exit an office park during the A.M. and P.M. peak hours.

Ms. Bergailo said she needs additional testimony on three traffic issues. Counts were done during the summer on a Friday. She asked for testimony as to how Friday summer volumes compare to typical weekday volumes. Testimony should be given regarding the adequacy of site distances at the driveways. Also testimony should be given as to the adequacy of the queuing area available at each driveway.

Mr. Szap said additional counts were done last week. In the A.M. peak hours there were 12 more cars than last summer. There were 20 less in the P.M. peak hours.

Mr. Szap said the site distances provided are appropriate. 480’ site triangle at Route 70. Old Bridge Road has 385’ to the left and 445’ to the right. These are good site distances.

Ms. Szap said on Old Bridge Road there is room from the gatehouse for about 3 – 4 cars to stack. 2 – 3 cars can stack behind the gate.

Bryce Bennett, Landscape Architect, gave his credentials which were accepted by the Board.

Mr. Bennett said the plantings will be very dense. Full size mature trees will be used. The site will be surrounded with the existing woods. If they do not provide enough buffering they will be supplemented with additional evergreens and deciduous trees. The landscape plan calls for 570 deciduous trees, 450 evergreens, 8,000 shrubs and a great number of perennials. There will be plantings clustered around the clubhouse, pool and basin. He said it will be a show piece for the site.

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Attorney Middleton asked Mr. Bennett compare the proposed landscaping to what is there now. Mr. Bennett said the proposed landscaping will transform the site. It will go from an oak and pine scrub to a very lush environment.

Mr. Tobia asked Mr. Bennett for additional testimony regarding the buffering for Barclay Woods. Mr. Bennett said they will be looking at the existing woods and in areas where there is not enough buffering we will add some deciduous trees. Mr. Tobia asked if the existing trees will stay along Old Bridge Road. Attorney Middleton said yes.

Attorney Middleton said as part of County approval they require that the applicant maintain the standard of woods along Old Bridge Road. Mr. Stevens said the County asked for the road to be widened and sidewalks to be added. Mr. Stevens said they were able to convince the County that the trees would be better. The approval the applicant has now is for the trees to remain. Attorney Middleton said the trees will be saved on Old Bridge Road. Mr. Stevens said they are also going to try and save the trees along Old Bridge Road running west.

Chairman Braun asked where the wall will be located. Mr. Stevens said the wall will be along Apache and Old Bridge Roads. The wall was brought inside the site along the roadway.

Mr. Bennett said a large number of maples, Mount Laurel and perennials will be planted at the entranceway.

James Bell, a partner in The Monmouth, said he has been a developer for 30 years. He has lived in Wall Township for 30 years. He said he has never done business in Wall Township.

Mr. Bell said the ground floor is for a lobby and six parking garages. The buildings will be four stories. If the resident is coming in by car they will go through the garage, park and go into their private elevator. Attorney Middleton said there is a garage door for each unit.

Mr. Bell explained each unit will be 4,500 s.f. There will be two units on each floor. Mr. Bell said the buildings will have simulated slate roofs. The front will be stucco with some brick. The interior will have marble floors, hardwood floors and granite countertops. In the lobby there will be a sitting area with a fireplace.

Attorney Middleton asked if the project is age-restricted. Mr. Bell said yes, it is 55+. He explained one member of the family must be at least 55 years old. Units can be owned by a person of any age but the resident must be 55+.

Attorney Middleton asked if the site will be gated. Mr. Bell said yes. Attorney Middleton asked if there will be a full time guard on duty. Mr. Bell said yes. Attorney Middleton asked if there will be a putting green on site. Mr. Bell said yes. Attorney Middleton asked if there would be a clubhouse on site. Mr. Bell said yes.

Chairman Braun asked about visitors parking. Mr. Bell said there will be parking areas scattered throughout the site. Exterior guest parking will be located at each building. There will be a total

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of 98 parking spaces.

Captain Morris asked how the gatehouse is going to work. Mr. Bell said this is the first gated project we have built. Mr. Bell said if the gatehouse is not manned there will be a panel that you can operate to get in. The guard operates the same thing in the gatehouse.

Captain Morris asked if there will be a guard on duty 24 hours a day. Mr. Bell said in the beginning then it would be up to the homeowner’s association.

Mr. Kiley asked if the homeowner is going up in the elevator will he need a special code to get to his unit. Mr. Bell said he can only enter his own unit.

Mr. Kiley asked about visitors. Mr. Bell said if the gatehouse is unmanned the visitor can call the resident and the resident can then buzz the visitor in from inside their homes.

Mr. Tobia asked if the elevators will conform to township regulations. Mr. Bell said yes.

Mr. Tobia asked how the clubhouse, pool and putting green will be maintained. Mr. Bell said by homeowner’s association.

The application was open to the public.

John Glaccum, 42 Mount Laurel Lane, Brielle was sworn. Mr. Glaccum thanked the Board for allowing Brielle residents to speak. He said he is concerned about traffic. He asked why the main entrance is directly across from the Barclay Woods entrance. He said he sees a problem making a left hand turn. His other concern is when Route 35 backs up. He said there may be 20 – 30 cars from Old Bridge Road to Route 35 backed up. There is always a steady stream of traffic. There is more traffic when school is open. 96 units will put a strain on the system. He also asked if the water collection system would cause a mosquito problem. Mr. Szap said traffic engineering principals direct that streets line up as close as possible or leave approximately 150’ between streets. He said there is good sight distance.

Mr. Glaccum asked about the accuracy of the traffic counts. He said the hose sensors came lose when the automatic counter was in place. Mr. Szap said he was aware that the sensors came loose. He said they had 48 good hours of traffic. He said the study was based solely on the manual count. He said he is confident it is an accurate study.

Mr. Bell said there will be no construction traffic on Old Bridge Road. All construction traffic will enter and exit onto Route 70.

Mr. Stevens, answering Mr. Glaccum’s question about mosquitoes, said the storm water will back into the ground. Most of the site was mined. He said they do not believe there will be a mosquito problem.

John Kukucka, 1419 Winesap Drive, was sworn. Mr. Kukucka said he was concerned about his

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commercial property that is adjacent to the site. He said he is not on sewer. He has a septic system. He explained he has asked the township about sewer service being extended to his property. He said he was told there is no plan to do so. He said manhole 16 is directly across from the diner and his property. He asked if the town was going to require him to tie in. Deputy Mayor Thomson said the township is working on three sewer projects. He stated if the township funded the project he would be required to connect. If there is an opportunity to have the sewer extension to your property you should discuss that with Attorney Middleton. Mr. Gerken said if he could get an easement from the applicant he could connect to the sewer. Mr. Bell agreed that he would discuss the possibility of an easement.

Dennis Ingoglia, 47 Mount Laurel Lane, was sworn. Mr. Ingoglia said he has concerns regarding the impact the traffic will have. Mr. Ingoglia asked if the existing trees, as well as the underbrush, be left as they are now. He said he has heard about trees being planted that will be 16’. I would like the Board to require that the applicant adhere to that. If the trees are accidentally cut down I would like the Board to require that they replace anything that was accidentally removed. Mr. Ingoglia asked that the developer meet with residents of Barclay Woods and Brandywine to take a look at the property that needs to be buffered on Old Bridge Road. Attorney Rubino said the Board does not have the authority to make the developer have a meeting. That would have to be volunteer. Chairman Braun said the trees that are to be saved will be marked with orange tape so there won’t be any accidents. Mr. Bell said he will be more than willing to meet with the residents on this issue.

Gail Ward was sworn. Ms. Ward said the project is lovely. She is concerned about the entrance and exit on Route 70. Ms. Ward also asked about the height of the new buildings. Deputy Mayor Thomson said the height complies with Township ordinance.

Ms. Ward asked about the signs at the entrance. Mr. Stevens said the entrance wall is going to be on Old Bridge Road. It is going to be some distance back from the road. It will be outside the site triangle. The DOT came in and asked for improvements to the entrance and exit on Route 70. They will be in compliance with the State. There are adequate site distances.

Ms. Ward asked if Apache Road was a County road. She said it is a problem. It needs to be maintained.

The application was closed to the public.

Mr. Tobia asked what the time frame for removing the billboards will be. Mr. Bell said prior to the first occupant moving in, by next summer.

Mr. Tobia asked how emergency vehicles get access to the buildings. Mr. Bell said there will be no problem as long as the guard is on duty. Mr. Tobia asked about access to the buildings themselves. Mr. Bell said there will be a Knox box on each building.

Mr. Tobia asked if the units will be built in phases. Mr. Bell said right now we intend that this be done in a single phase.

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Captain Morris asked Mr. Bell to schedule meetings with the Police Department and emergency services. Mr. Bell agreed.

Mr. Stevens explained the application needed one variance. The variance required was to allow 9’ X 18’ exterior parking spaces instead of 9’ X 19’ required by the Township. The shorter parking spaces were the result of CAFRA regulations.

Attorney Middleton said this is a good project. He said this could have been an office complex, retail stores, etc. This project will be very lush.

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 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 will obtain tree removal permits. The applicant will obtain road opening permits. The applicant will comply with review letters of the Board Professionals. The applicant will comply with review letters from Monmouth County Planning Board, Monmouth County Board of Health, Wall Township Environmental Advisory Committee and Wall Township Police Department. Waivers are granted as requested. A wildlife displacement statement shall be added to the EIS. The variance is granted for the size of parking spaces 9’ X 18’ where 9” X 19” is required. This is due to the requirements of CAFRA. The applicant shall submit application for Subtitle 1 of Title 39. The applicant shall install a Knox Box system. All elevators shall comply with Township ordinances. The applicant shall schedule a pre-construction and pre-operation meeting with the Wall Township Police Department. Applicant shall install communication equipment enhancements as directed by Wall Township Police Department. The design of fences, pavers, gazebo and other features shall be approved by Board Engineer and Board Planner. Applicant shall develop an emergency access plan with Wall Township Police Department. All construction traffic shall utilize Route 70 only and not Old Bridge Road. Exterior façade materials, design and color scheme shall be approved by Board Planner. Landscaping and buffering shall be enhanced along Old Bridge Road subject to Board Planner approval. Applicant shall provide Wall Township with a sewer easement to Old Bridge Road from manhole #16 and add stub. Billboards shall be removed by July 4, 2004. Applicant shall meet with residents of Barclay Woods and Brandywine Homeowners Association regarding buffer and other issues. Applicant shall schedule a pre-construction or occupant meeting with Wall Township Police Department and emergency services. Improvements and building pad stabilization shall be provided regardless of building construction phases. Deputy Mayor Thomson seconded the motion which was unanimously approved by a roll call vote. (Messrs. Tobia, Thomson, Brosnan, Farrell, Kerr, Luttman, Morris, Rible 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 10:15 P.M.

May 12, 2003 Page 14

Respectfully submitted,

Betty Schinestuhl

Recording Secretary