MINUTES -
REGULAR MEETING
MUNICIPAL
MEETING ROOM
SEPTEMBER 9,
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, Capone, Kean, Morris, Wilson, Attorney Accisano, Engineer
Gerken, Special Planner Maczuga, Planning Board Secretary Lang, 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 announced, regarding the Biel application, the Board has not received the
transcripts which were required. He
said the Board does not have a quorum for this application. This application will be carried to
September 30, 2002. He said no further
noticing is required.
CARRIED APPLICATIONS
Mr.
Tobia stepped down for this application.
JERALD DEVELOPMENT GROUP - PB#4-2001 – 513 Old Mill Road, Block 273,
Lots 10, 13, 21 & 29, R-30 zone. Date
application complete: February 13, 2001.
Carried from March 26, 2001, May 7, 2001, July 23, 2001, October 29,
2001, June 24, 2002 and August 5, 2002.
Applicant seeks to create ten (10) single family dwelling lots. Major subdivision with variance.
Attorney
Accisano reviewed the file and stated the Board had jurisdiction to proceed.
Timothy
B. Middleton, Esq. appeared for the applicant.
Entered
into evidence:
A-9 Jurisdictional Items
A-10 Subdivision map prepared by J.V. Morgan, dated January 22, 2001,
last revised April 28, 2002
A-11 Drainage Calculations prepared by J.V. Morgan, dated January
2001, last revised March 2002.
A-12 Colored rendering showing landscaping plan
A-13 Colored rendering showing existing lot 10, block 273
PB-10 Review letter from Glenn Gerken dated May 13, 2002
PB-11 Review letter from John Maczuga dated April 11, 2002
PB-12 Review letter from John Maczuga dated May 16, 2002
PB-13 Review letter from John Maczuga dated June 17, 2002
September
9, 2002 Page
2
Attorney
Middleton explained that access to the new development would be through lot 16
which is located in Spring Lake Heights.
He said the Board objected to that.
He stated the applicant is
in
contract to buy two additional lots.
The applicant is in contract to purchase lots 10 and 29. Lot 10 is adjacent to New Bedford Road. He said there is a house on lot 10. He said the house will be moved. Access to the new development will be
through lots 10 and 29.
Mr.
Maczuga asked what would become of lot 10.
Mr. Vincenti, already sworn, said they would merge that lot with the
adjoining lot. He said lot 10.01 would
be deeded to the Township as open space or become a right-of-way. Mr. Maczuga said the problem with deeding it
to the town would be everyone is going to dump junk, grass, etc. on that
lot. Mayor Thomson said the width of
the road could be enlarged. Mr. Maczuga
said the mayor’s suggestion would be beneficial.
Mr.
Vincenti said they can shift a portion of the road. He said they can soften the impact of the auto headlights by
planting additional shrubs. He said the
detention facility is not changed. He
said the drainage would tie into the apartment complex to the west. He said this was approved by Mr.
Gerken. He said they can comply with all
comments in Mr. Gerken’s letter.
Mr.
Vincenti said the sanitary sewer will tie into the existing facility on New
Bedford Road.
Mr.
Vincenti said the location of the cul de sac has not changed. He said the lots are in excess of 30,000
s.f. He listed the square footage of
each of the lots.
Captain
Morris said he is concerned with the narrow road. He said it makes it difficult for emergency vehicles to
enter. Mr. Vincenti said the roadway
will be 28’ wide. He said there will be
parking on one side only. He said they
can install a Belgian block. Mr. Gerken
said that has worked well in the past.
Mr. Vincenti said they will permit parking on the west side. There will be no parking on the cul de
sac.
Mr.
Vincenti said he thinks the “No Parking” signs every 75’ is excessive. He prefers every 200’. Captain Morris said he is not in favor of
the 200’. Attorney Middleton said they
will comply with the signs being placed every 75’.
Mr.
Vincenti explained each home will have a two-car garage and double wide
driveway. This will provide a minimum
of four off-street parking spaces.
Captain
Morris asked why lot 16 was still a part of the application. Mr. Vincenti explained lot 16 is under a
common ownership. It is contained
within one deed. He said it needs to be
shown on the map.
The
application was open to the public.
Ron
Miller, 2035 New Bedford Road, was sworn.
Mr. Miller said he lives directly across the street from the new
road. Mr. Miller is concerned about the
traffic on New Bedford Road. He is
September
9, 2002 Page
3
also
concerned about the car lights shining into his home. He said he does not believe 2’ – 3’ shrubs would shield his home
from the headlight glare. He is also
concerned about drainage. Chairman
Braun said the Board is comfortable with the drainage. Mr. Vincenti said the water will be taken
care of on-site. All water will run
north toward Route 35. He said a small
portion will be directed toward New Bedford Road.
Mr.
Vincenti assured the Board no water will drain onto Mr. Miller’s property.
Mayor
Thomson stated the Township Committee changed the zone in this area from R-20
which is 20,000 s.f. minimum lot area to 30,000 s.f. minimum lot area.
Mayor
Thomson said bonds will be posted to make sure things work. He said the developer will complete the
creation of the new street first and then construction will start. It will allow ample time to test the
drainage to make sure it works.
Brian
McDonald, 2033 New Bedford Road, was sworn.
Mr. McDonald has lived in his home for five years. He said no consideration is being given to
his quality of life. He said it has
been five years of non-stop construction.
He mentioned the Princess Maria Diner.
He said he also has a concern with drainage. He asked how long he and the neighbors can expect this
construction to take. He said his home
is always dirty because of the constant construction. Attorney Middleton stated the applicant will have a bond in place
to power wash Mr. McDonald’s home after construction. Attorney Middleton said it would take approximately four months
to complete the road and an additional 18 months to build the homes.
Mayor
Thomson explained that once an area is zoned for a certain use and a developer
comes in with an application with no variances there is very little the Board
can do to stop them from building.
Entered
into evidence:
O-1 Photo showing drainage problems
O-2 Photo showing drainage problems
O-3 Photo showing drainage problems
O-4 Photo showing drainage problems
O-5 Photo showing drainage problems
The
application was closed to the public.
Mr.
Kean moved to approve the application for site plan subject to payment of taxes
and applicable assessments. The
applicant must comply with Wall Township Bureau of Fire Prevention and Wall
Township Police Department review letters.
The applicant will obtain a tree removal permit. The applicant will acquire a soil erosion
and sediment control permit from Freehold Soil Conservation Service. The site plan is to be revised showing the
following;
September
9, 2002 Page
4
conveyance
of lot 10.01 to Wall Township; reconfiguration of road to utilize lot 10.01 so
as to avoid usage of lot for dumping of grass clippings, etc. The applicant will plant shrubs to minimize
impact on homeowners where proposed Bradford Run intersects with New Bedford
Road. The applicant will install
Belgian block to establish sloped curbs.
The applicant will comply with review letters from Board
Professionals. The applicant will agree
to planting scheme as approved by Board Engineer. Mayor Thomson seconded the motion which was approved by a roll
call vote. (Messrs. Kean, Tobia, Braun,
Capone and Ms. Wilson voted yes.
Captain Morris voted no.)
The
Board recessed at 8:45 P.M.
The
meeting resumed at 9:00 P.M.
Attorney
Rubino and Mr. Tobia joined the meeting.
CHRIS AND BETH FERRY - PB#8-2002
– 1837 Old
Mill Road, Block 270, Lot 26, HB-80 zone.
Application complete April 23, 2002.
Applicant seeks to convert an existing bakery into a children’s
museum. Site plan with variances.
Walter
Schoenewolf, Esq. appeared for the applicant.
Attorney
Schoenewolf stated this matter was heard on June 24, 2002. The applicant is proposing to renovate the
old bakery. He is proposing to convert
the building into a children’s museum.
He said the Board had concerns regarding parking. He said July 26 a parking study was
done. He said he also has supplemental
information regarding children’s museums.
Entered
into evidence:
A-12 Supplemental information on Children’s Museums prepared by Chris
and Beth Ferry dated July 1, 2002.
A-13 Parking study dated July 26, 2002
A-14 Flow plan prepared by Chris Rice, Architect,
dated July 15, 2002
A-15 Pure Imagination Exhibits and Activities
dated September 3, 2002
A-16 Parking Calculations
A-17 Flow plan of proposed facility
PB-7 Letter from Freehold Soil Conservation
District dated August 6, 2002
PB-8 Review letter from John Maczuga dated August
29, 2002
Sworn
by Reporter Arnone: Mark
Kataryniak, Traffic Engineer
Chris
Rice, Architect
Glenn
Gerken, Engineer
John
Maczuga, Special Planner
September
9, 2002 Page
5
Mr.
Kataryniak gave his qualifications which were accepted by the Board.
Mr.
Kataryniak testified that the existing entrance will be closed off. He said a single driveway will be located to
the northern most part of the site. He
said parking is located at the rear of the building and there will be additional
parking on the side. He said there will
be three spaces along the south property line for buses.
Mr.
Kataryniak, referring to A-13, said there will be three categories. The first will be organized events, the
second school activities and the third will be walk in traffic.
Mr.
Kataryniak said the normal period for a group to stay is between 2 – 2½
hours.
Mr.
Kataryniak said the building will consist of office space, exhibit area and two
occasion rooms. Mayor Thomson asked if
they will serve food. Mr. Kataryniak
said yes it will be catered.
Chairman
Braun asked if Mr. Kataryniak felt there was enough parking for what he
described. He said the Board had
concerns regarding property access. Mr.
Kataryniak said he feels there is enough parking. He also stated that Old Mill Road and Route 35 can be
realigned. Captain Morris said it was
originally angled and it was changed to the way it is now. Mr. Gerken said he felt DOT would not
entertain doing anything with that intersection.
Captain
Morris asked where the children will be dropped off. Mr. Kataryniak said it is not a drop off facility. There is full circulation around the
building. The buses will drop off the
children and park on the south side of the property.
Mr.
Kataryniak said parties will usually run on Saturdays. There are two occasion rooms. Parties will be scheduled at one hour
intervals. They will allow for a 15
minute arrival time. He said there are
52 parking spaces.
Attorney
Rubino said if there were traffic problems the applicant would meet with Wall
Police Department and schedule events.
Attorney Schoenewolf said that is no problem.
Chairman
Braun said there is to be no parking on Old Mill Road.
Mr.
Tobia said the applicant must apply for Subtitle 1 of Title 39. He said customers will get tickets for
parking in fire zone, etc.
Captain
Morris asked for the circulation flow to be put on the plans. Mr. Tobia asked for a “Do Not Enter” to also
be placed on the plans. Mr. Kataryniak
said the sign is already on the plans.
Mr.
Tobia asked about the design being part of the signage. Mr. Lalka said the building will have
September
9, 2002 Page
6
a
better look and better appeal than it does now. Mr. Lalka said there are several variances needed for the clock
tower. It will also have a sign
logo. He said it will satisfy the sign ordinance. He also stated the clock tower encroaches
into the front yard setback. Mr. Tobia
asked if the tower could be set back into the building. Mr. Rice said it is 50% into the building. He said if it is moved back you start to
loose the effect. Mr. Tobia asked what
the total feet it would be moved back.
Mr. Rice said it is 12’ off the building, it can be moved back 6’. Mr. Tobia asked if it had the corporate name
on it. Mr. Rice said no. Attorney Rubino confirmed that the
decorative treatment in the rear would have no reference to the name.
Chairman
Braun asked Mr. Rice to address the sky, stars and sunburst. Mr. Rice said the color is more like a
blue/gray. He said the reasoning behind
the painting of the roof was to bring some of the fun of the inside of the
building to the exterior. Chairman
Braun said the Board does not want to see the sunburst, moon and starts. Attorney Rubino said if you get approval tonight
the Board does not want the sunburst, etc.
He said the Board wants earth tones.
Chairman Braun said the
rear
treatment can stay.
Mr.
Lalka said they are improving the buffer.
He said they agree to all the issues in the engineer’s letter.
Captain
Morris asked if there was going to be a first aide section, nurse, etc. Mr. Ferry said there will be a first aide
area. He said there will be first aide
supplies in the office.
Mr.
Lalka said there will be a dedicated drop off area, handicap area. All fire lanes will be marked.
The
application was open and closed to the public.
Mr.
Tobia moved to approve the application Site Plan subject payment of taxes and
applicable assessments. The applicant
shall comply with the review letters of the Board Professionals. The applicant will comply with the review
letter from the Wall Township Fire Prevention Bureau. 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
sanitary sewer and water permits. The
applicant shall submit application for Subtitle 1 of Title 39. The applicant shall install a Knox Box system. The applicant shall meet with Wall Township
Police Department prior to start of construction to establish truck route. Prior to construction the applicant shall
meet with emergency personnel to review operation. Any food concession shall require additional Planning Board
approval. Applicant shall not allow any
bus parking on Old Mill Road and permit bus traffic to exit north on Old Mill
Road. If there is any traffic problems
the applicant shall meet with the Wall Township Police Department. “Do Not Enter” signs shall be added. Landscaping shall be enhanced with shade
trees along Old Mill Road subject to Board Planner approval. Rear
September
9, 2002 Page
7
treatment
shall not contain any reference to company name. Applicant shall design entrance of building with earth tones and
design subject to Board Planner and Board Engineer. Variances and waivers are granted. Mayor Thomson seconded the motion which was unanimously approved
by a roll call vote. (Messrs. Tobia,
Thomson, Braun, Morris, Capone, Kean and Ms. Wilson voted yes.)
NEW APPLICATION
AIR CRUISERS – PB#14-2002 – 1747 Highway 34, Block 917,
Lot 1, OR-2 zone. Date application
complete: June 10, 2002. Applicant
seeks to add 18,000 square feet, sixty feet high addition for warehouse,
storage test facility. Site plan with
variance.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
Timothy
B. Middleton, Esq. appeared for the applicant.
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Construction Specifications prepared by REL Architects &
Engineers dated September 20, 2001
A-3 Storm water Management report prepared by REL Architects &
Engineers dated September 19, 2001 revised December 27, 2001 and August 14,
2002
A-4 EIS prepared by REL Architects & Engineers dated September
12, 2001 revised January 6, 2002
A-5 REL letter dated August 12, 2002 responding to Bay Pointe
Engineering letter dated July 31, 2002
A-6 Rendering – Scheme A
A-7 Rendering site demo plan
A-8 Rendering of proposed grading
A-9 Rendering of front elevation
PB-1 Review letter from John Maczuga dated July
31, 2002
PB-2 Review letter from Glenn Gerken dated August
2, 2002
PB-3 Review letter from John Maczuga dated August
28, 2002
PB-4 Review letter from Glenn Gerken dated September
9, 2002
Sworn
by Reporter Arnone: Glenn
Gerken, Engineer
John
Maczuga, Planner
Michael
Pieroni, Engineer
John
O’Donnell, Mechanical Engineer
Daniel
Kline
September
9, 2002 Page
8
Attorney
Middleton stated the applicant is seeking approval for 18,000 s.f. of
additional space. The addition is
necessary because the company designs and manufactures inflatable escape chutes
for commercial aircraft. He said they
are made on site. This facility is a
testing facility. He said the building
has to be a certain height and depth for this testing. He said additional parking is being
proposed.
Mr.
Pieroni gave his qualifications which were accepted by the Board.
Mr.
Pieroni said there will be an additional 35 parking spaces and two detention
basins for storm water. He said the
applicant will add some green area.
Mr.
Pieroni said some trees will have to be removed. Attorney Middleton said most of the existing trees on the
property will remain in place. The only
trees that will be removed are those that fall within the footprint of the new
building.
Mr.
Pieroni said the building is located on Route 34. He said the addition will measure 120’ in length and 50’ in
width. Attorney Middleton said there
will be louver doors in the front of the building. They will be open during the testing. Mayor Thomson asked if the purpose of the louvers was to allow air
to pass through the building during testing.
Attorney Middleton said that was correct. Captain Morris asked when the louver doors are open will you be
able to see inside the building. Mr.
Pieroni said no.
Mr.
Pieroni said the applicant will use the same entrance. He said it is almost unchanged.
Captain
Morris said he was concerned about emergency vehicles getting in the area. Mr. Pieroni said they will get in the same
as before. Mr. Gerken said all radiuses
are met.
Chairman
Braun asked how high the front was along Route 34. Mr. Pieroni said 58’.
Mr.
Tobia said the building is going to be seen from Route 34. Mr. Tobia said the exterior design has to be
approved by the Township Engineer and Planner and the landscaping on Route 34
must be enhanced. Mr. Tobia said his
other concern is the noise level.
Attorney Middleton said the building will be one color. He said the noise levels will not exceed
township ordinances.
Entered
into evidence:
A-10 Sample of color tile for the building
John
O’Donnell, Mechanical Engineer, gave his qualifications which were accepted by
the Board.
Mr.
O’Donnell said the concern was the effect the wind would have on the traffic on
Route 34. He said testing was
done. He said a model of the proposed
addition and the surrounding area was
September
9, 2002 Page
9
made
and they tested a 60’ wind tunnel. He
said the testing was done using four wind machines. He said Air Cruisers would only be using two at any one
time. Mr. O’Donnell said using the
louvers as deflectors, the wind made by the machines measured 1.5 miles per
hour on Route 34. That was done at 6’ about
the road and 46’ above the road. Mr.
O’Donnell explained that when the same test was done with an ambient wind of 16
miles per hour the effect on Route 34 was 3.8 mph on the highway at 6’ above
the road.
Attorney
Rubino asked if there would be any impact on a tractor trailer traveling on
Route 34. Mr. O’Donnell said no.
Captain
Morris asked if the wind machines would create snow drifts. Mr. O’Donnell said the doors are closed all
the time. He said he would not
anticipate any drifts.
Attorney
Middleton said the testing would be done for about one hour a day.
Daniel
Kline, Air Cruisers manager of manufacturing engineering, testified that they
will have 279 parking spaces. Mr. Kline
said he studied the lower parking lot, where there are 70 spaces, and only two
or three of the spots were in use.
Attorney
Rubino asked if there would be any additional employees. Mr. Kline said no. He said maybe 10 employees that are now at the airport will
return to the main building.
Attorney
Rubino asked if all comments from Board Professionals would be met. Attorney Middleton said yes.
Chairman
Braun asked if the louvers were built into the doors. Attorney Middleton said yes.
The
application was open and closed to the public.
Mr.
Tobia stated Wall Township should be proud that Air Cruisers is in our
town.
Mr.
Tobia moved to approve the application for site plan subject to payment of
taxes and applicable assessments. The
applicant shall comply with the review letters of the Board Professionals. The applicant will comply with the letter
from Jersey Central Power & Light dated September 5, 2002. 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 will obtain a tree removal permit.
The applicant shall submit an application for Subtitle 1 of Title
39. The applicant shall install a Knox
Box system. The applicant shall meet
with Wall Police Department prior to construction to establish truck routes. Prior to construction the applicant shall
schedule a meeting with emergency services regarding operation. Applicant shall meet with Board Planner and
Engineer to mark trees to protect maximum amount of trees. Design of door, louver, vents
September
9, 2002 Page
10
and
deflectors shall be subject to Board Engineer and Planner approval. Exterior color and façade design shall be
approved by Board Engineer and Planner.
Noise levels shall not exceed Township ordinances. Landscaping shall be enhanced along Route 34
subject to Board Planner approval.
Variances and waivers are granted. Mayor Thomson seconded the motion which was unanimously approved
by a roll call vote. (Messrs. Tobia,
Thomson, Morris, Capone, Kane, Ms. Wilson and Mr. Braun voted yes.)
REVIEW AND RECOMMEND
ORDINANCE
NO. 40-2002 – Amending and Supplementing the Land Use and Development
Regulations of the Township of Wall Pertaining to the CR Zones (Commercial
Recreation).
Mr.
Maczuga reviewed Ordinance No. 40-2002.
Mr. Maczuga said sports/recreation will be added as a permitted use in
the CR-10 and CR-40 zones.
Mr.
Kean moved to recommend to the Township Committee that Ordinance No. 40-2002 be
adopted. Ms. Wilson seconded the motion
which was unanimously approved by a roll call vote. (Messrs. Tobia, Thomson, Morris, Capone, Kean, Ms. Wilson and Mr.
Braun voted yes.)
MINUTES TO BE ADOPTED
Mr.
Tobia moved to approve the minutes of the Regular Meeting of August 5,
2002. Ms. Wilson seconded the motion
which was unanimously approved by a roll call vote.
There
being no further business to come before the Board, a motion was made, seconded
and unanimously approved to adjourn the meeting at 10:40 P.M.
Respectfully
submitted,
Betty
Schinestuhl
Recording
Secretary