MINUTES -
REGULAR MEETING
MUNICIPAL
MEETING ROOM
AUGUST 4, 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, Morris, Farrell, Wilson, Luttman, Rible, Kiley, Stacy, Attorney
Shaw, 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 said the Jerald Development application will be carried tentatively to
September 8, 2003. New notice is
required. L&H Sporting Goods will
also be carried tentatively to September 8, 2003. New notice is required.
A-1 Landscaping will be rescheduled for October 27, 2003. New notice is required.
NEW APPLICATIONS
PETER & NICOLETTE GACOS – PB#18-2003 – 906 Sea Girt Avenue, Block 280, Lots
9 & 10.02, R-20 zone. Application
deemed complete: May 20, 2003. Applicant
proposes a lot line adjustment between existing lots 9 & 10.02 which would
add 15,723 s.f. to lot 10.02 (new lot
9.01). Minor with variances.
Paul
D’Apolito, Esq. appeared for the applicant.
Attorney
Shaw reviewed the file and stated the Board had jurisdiction to proceed.
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Minor Subdivision Plan last revised May
18, 2003 prepared by Kurtz Engineering
A-3 Monmouth County Planning Board Review
letter dated May 27, 2003
A-4 Monmouth County Board of Health review
letter dated June 6, 2003
A-5 Rendering of subdivision plan
PB-1 Review letter prepared by Cheryl Bergailo,
Schoor DePalma, dated May 22, 2003
PB-2 Review letter prepared by Glenn Gerken,
Schoor DePalma, dated July 8, 2003
Sworn
by Reporter Arnone: Peter
Gacos
William
Kurtz, Engineer
Glenn
Gerken, Engineer
August
4, 2003 Page
2
Cheryl
Bergailo, Planner
Attorney
D’Apolito said the applicant is requesting a minor subdivision. About one year ago there was a prior
application that created lot 10.02. Lot
10.02 is where the applicant is building a home and plans to move into shortly. The house is almost done. This will create a straight line
across.
Mr.
Kurtz gave his credentials which were accepted by the Board. Mr. Kurtz will testify both as a planner and
engineer.
Mr.
Kurtz stated the applicant is requesting approval to redo the lot line. No new lots will be created. The Gacos currently live in a home on lot
9. That lot will become smaller. That lot will become 9.01. The current home fronts on Sea Girt Avenue. Part of lot 9 will be added to lot
10.02. That lot will become 10.03. Lot 10.03 will be a conforming lot. Lot 9 will become undersized. There are some pre-existing variances.
Chairman
Braun said the Board is very sensitive when creating an undersized lot. One of the concerns the Board has is that
you create a new lot. The Board can see
that is not so here. You are creating a
very nice lot on Terrace Place. The
Board shies away from creeping subdivisions.
Mr. Kurtz stated they would make it a deed restriction that the property
would not be subdivided.
Mr.
Kurtz said the property is located in the R-20 zone. There are several undersized lots on Sea Girt Avenue. There are variances that exist. There is no additional construction being
proposed with this subdivision. This
application can be approved without any detriment to the neighborhood. It would not impact the Master Plan. The only new variances are for the slightly
undersized lot and a variance for impervious coverage because of the pool.
Ms.
Wilson asked about the existing shed.
Mr. Gacos said that was built a few years ago with the idea that the
property would be subdivided. The shed
will stay where it is. Ms. Wilson said
it does not meet the setback requirements.
It must be moved. Mr. Gacos said
okay.
Ms.
Wilson asked about the trees in the front.
Ms. Bergailo asked if the applicant was going to provide street trees. Chairman Braun said the Board would like Mr.
Gacos to add a few street trees. Mr.
Gacos said he would be more than happy to add those trees. There are no
existing trees on this property.
Ms.
Wilson said there was some question as to whether this was a major
subdivision. You will meet the
requirements of a major subdivision.
Mr.
Tobia said as a result of this proposed subdivision lot 9 will be
undersized. The impervious coverage
should not be increased in the future.
Attorney D’Apolito said the applicant has no problems with that.
The
application was open and closed to the public.
August
4, 2003 Page
3
Ms.
Wilson moved to approve the application for minor subdivision subject to payment
of taxes and applicable assessments. The
applicant shall comply with the requirements of Monmouth County Planning Board
and Monmouth County Board of Health. The
applicant shall comply with review letters of the Board Professionals. The existing shed located on lot 9 will be
moved to comply with setbacks. Street
trees will be added to the plans. There
shall be a deed restriction as to no additional approvals for subdivision on
proposed lot 10.03. Waiver is
granted. Variances are granted. Deputy Mayor Thomson seconded the motion
which was unanimously approved by a roll call vote. (Ms. Wilson, Messrs. Thomson, Farrell, Kiley, Luttman, Morris,
Rible, Tobia and Braun voted yes.)
Mr.
Tobia stepped down on the Foglio application.
Mr.
Morris left the meeting.
HIGHWAY 138 ASSOCIATES – PB#17-2003
– 1514 Highway 138, Block 116, Lot 15, OP-2 zone. Date
application deemed complete: May 8, 2003.
Applicants request permission to reconstruct 6,400 s.f., two-story
office building along with associated parking and site improvements. Existing building to be removed with the
exception of the existing foundation which will remain and be utilized as part
of the new construction as feasible.
Robert
Blasi, Esq. appeared for the applicant.
Attorney
Blasi notified the Board that this application was submitted by four
individuals. They are now Highway 38
Associates.
Mr.
Morris returned to the meeting.
Attorney
Shaw reviewed the file and stated the Board had jurisdiction to proceed.
Entered
into evidence:
A-1 Jurisdictional packet
A-2 Preliminary and Final Site Plan prepared by Lindstrom, Diessner
& Woodcock last revised July 15, 2003
A-3 Construction specifications prepared by Robert Woodcock dated
April 1, 2003
A-4 EIS prepared by Robert Woodcock dated April 1, 2003
A-5 Stormwater Management Report prepared by Robert Woodcock last
revised July 14, 2003
A-6 Monmouth County Planning Board review letter dated April 28,
2003
A-7 Monmouth County Board of Health review letter dated May 19,
2003
A-8 LOI prepared by State of NJDEP dated May 7, 2003
A-9 Colored rendering of proposed building
A-10 Copy of grading and actual plans
A-11 Four photos of different locations on the site taken two weeks
ago
A-12 Four photos of different locations on the site taken two weeks
ago
August 4, 2003 Page
4
A-13 Four photos of different locations on the site taken two weeks
ago
PB-1 Township of Wall Bureau of Fire Prevention
review letter dated May 15, 2003
PB-2 Township of Wall Police Department review
letter dated May 16, 2003
PB-3 Review letter prepared by Glenn Gerken,
Schoor DePalma, dated June 25, 2003
PB-4 Review letter prepared by Cheryl Bergailo,
Schoor DePalma, dated June 23, 2003
PB-5 Review letter prepared by Glenn Gerken,
Schoor DePalma, dated July 30, 2003
PB-6 Review letter prepared by Cheryl Bergailo and Ellias Sarrinikolaou,
Schoor DePalma, dated July 28, 2003
Sworn by Reporter Arnone: Robert Woodcock,
Engineer
James
Foglio, Applicant
Glenn
Gerken, Engineer
Cheryl
Bergailo, Planner
Attorney
Blasi explained four individuals have formed a partnership. They are Highway 138 Associates. Highway 138 Associates is now the owner of
the property.
Mr.
Woodcock gave his credentials which were accepted by the Board. Mr. Woodcock will testify as both an
Engineer and Planner.
Attorney
Blasi asked Mr. Woodcock if he prepared the plans. Mr. Woodcock said yes.
Mr.
Woodcock explained with this application the applicants are proposing to
construct a two-story, 6,000 s.f. office building on Highway 138. The one-story, single family dwelling on the
property will be removed. The
foundation will remain. The property is
100’ wide on Highway 138. It is 360’
deep. It is approximately .85
acres. It is non-conforming in
size. The original plans were for a
6,400 s.f. building. After the TRC the
building was reduced in size to 6,000 s.f.
The plans went from 32 parking spaces to 30 parking spaces. We are proposing a better ingress and
egress.
Attorney
Blasi asked Mr. Woodcock about the variances that are required. Mr. Woodcock said two acres are required for
lot area and we are providing .85 acres.
200’ are required for lot width and lot frontage we are providing
100.18’. 50’ side yard setback is
required and we are providing 16.53’ on the west side and 20.95’ on the east
side.
Attorney
Blasi asked if the applicant was going to use some of the existing
foundation. Mr. Woodcock said yes.
Attorney
Blasi asked Mr. Woodcock to describe what is to the east and west of the
property. Mr. Woodcock said to the east
there is an existing two-story building.
It is 5,400 s.f. The parking is
in the rear. To the west there is a
two-story office building which is set back from the roadway. All parking is in the front of that
building. The lots are approximately the
same size. They are non-conforming in
size.
August
4, 2003 Page
5
Mr.
Woodcock said a variance is required for ingress and egress because they are
closer than 30’ to any other property. We
shifted the driveways. We also shifted
the building.
Attorney
Blasi asked about parking. Mr. Woodcock
said we meet the parking requirements.
We are proposing 30 parking spaces.
Attorney
Blasi asked about the basement. Mr.
Woodcock said the basement will be used only for mechanicals and storage.
Mr.
Woodcock, regarding parking, said the lot is narrow. The building is set back from Highway 138. We are proposing 18 parking spaces in the
back with the remaining spaces in the front.
All employees parking will be in the rear of the building.
Attorney
Blasi asked about buffer. Mr. Woodcock
said in addition to the existing trees we are proposing landscaping on both
sides of the building as well.
Attorney
Blasi asked Mr. Woodcock if there was anything in the review letter from Schoor
DePalma dated July 30, 2003 that he cannot comply with. Mr. Woodcock said no. The only question would be the requirement
for the bike rack. Chairman Braun said
you need the bike rack. Mr. Woodcock
agreed. Mr. Woodcock said they can
comply with the review letter and most of the issues are technical in
nature. Mr. Gerken said most of the
items are policy issues.
Mr.
Morris, referring to page 4, Item 2 of Mr. Gerken’s review letter of July 30,
2003, asked for testimony regarding emergency vehicles and refuse pick-up
vehicles accessing the rear parking lot.
Mr. Woodcock said we already heard from Fire Prevention. We took two handicap spaces and widened the
access to 12’. EMS can utilize that
access.
Mr.
Morris asked if there is a parking space at the northeast corner. Mr. Woodcock said yes, it will be marked reserved.
Attorney
Blasi asked Mr. Woodcock if he reviewed Ms. Bergailo’s review letter of July
28, 2003. Mr. Woodcock said yes. We submitted a revised landscape plan. We will obtain a landscape architect.
Mr.
Woodcock, regarding the driveway, said the driveway is located on the east side
of the property for a few reasons. The sign
for the building will be on the front corner of the east side. The sign is located there so people can see
the sign prior to getting to the building.
In addition we felt having the driveway on that side if someone comes in
and there is no parking in the front they would not have to do a k-turn they
can just go around.
Ms.
Bergailo asked about the rear façade.
Mr. Woodcock said it will be 90% brick and the rest concrete.
Ms.
Wilson, referring to Mr. Gerken’s review letter, asked about the existing
utilities. Mr. Woodcock said there are
existing water/sewer lines to the building.
We are going to use those
August
4, 2003 Page
6
lines. The gas line will have to be moved and
telephone lines will be installed underground.
Attorney
Blasi asked if this proposed building was in keeping with what is in the area
now. Mr. Woodcock said yes.
The
application was open and closed to the public.
Mr.
Luttman moved to approve the application for preliminary and final site plan subject
to payment of taxes and applicable assessments. The applicant will comply with requirements of Freehold Soil
Conservation District, Monmouth County Planning Board and Monmouth County Board
of Health. The applicant will obtain
approval from NJDEP and NJDOT. The
applicant will comply with the review letters of the Board Professionals. The applicant shall submit application for
Subtitle 1 of Title 39. The applicant
will comply with Wall Township Affordable Housing Trust Fund and ADA
requirements. Color scheme shall be
approved by Township Planner. The
applicant will use the basement for storage and mechanicals only. Variances and waivers are granted. The applicant must have a landscape
architect. The applicant must install
sidewalks. Deputy Mayor Thomson
seconded the motion which was unanimously approved by a roll call vote. (Messrs. Luttman, Thomson, Farrell, Kiley,
Morris, Rible, Mesdames Stacy, Wilson and Mr. Braun voted yes.)
MINUTES TO BE APPROVED
Chairman
Braun moved to approve the minutes of the Regular and Workshop Meetings of June
30, 2003. Ms. Wilson seconded the
motion, which was unanimously approved by a roll call vote.
PREMIER DEVELOPMENT GROUP –
PB#20-2002
Block
821, Lots 12 & 13
Attorney
Rubino read the resolution of approval.
Ms. Wilson moved to adopt the resolution as read. Mr. Farrell seconded the motion, which was
unanimously approved by a roll call vote.
(Ms. Wilson, Messrs. Farrell, Luttman, Rible, Ms. Stacy, Messrs. Tobia
and Braun voted yes.)
KERRY & JOHN ROCHE –
PB#21-2003
Block
136, Lot 12
Attorney
Rubino read the resolution of approval.
Ms. Wilson moved to adopt the resolution as read. Mr. Rible seconded the motion, which was
unanimously approved by a roll call vote.
(Ms. Wilson, Messrs. Rible, Farrell, Luttman, Ms. Stacy, Messrs. Tobia
and Braun voted yes.)
RICHARD SEBOLT – PB#14-2003
Block
890, Lots 16 & 24
Attorney
Rubino read the resolution of approval.
Mr. Rible moved to adopt the resolution as read. Mr. Farrell seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Rible, Farrell, Thomson, Kiley, Luttman, Ms. Stacy, Messrs.
Tobia and Braun voted
August
4, 2003 Page
7
yes.)
L J & T INC. –
PB#11-2003
Block
273, Lot 6.01
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, Farrell, Kiley, Luttman, Ms. Stacy, Messrs.
Tobia and Braun voted yes.)
GERALD & JOAN CARROLL –
PB#23-2003
Block
72, Lot 20.02
Attorney
Rubino read the resolution of approval.
Mr. Rible moved to adopt the resolution as read. Mr. Farrell seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Rible, Farrell, Luttman, Ms. Stacy, Mr. Tobia, Ms. Wilson and
Mr. Braun voted yes.)
SEA GIRT LTD PARTNERSHIP –
PB#4-2003
Block
263, Lot 5
Attorney
Rubino read the resolution of approval.
Mr. Rible moved to adopt the resolution as read. Mr. Farrell seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Rible, Farrell, Kiley, Luttman, Ms. Stacy, Messrs. Tobia,
Thomson 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 8:35 P.M.
Respectfully
submitted,
Betty
Schinestuhl
Recording
Secretary