MINUTES -
REGULAR MEETING
MUNICIPAL
MEETING ROOM
OCTOBER 6,
2003
Chairman
Braun called to order the regular meeting of the Wall Township Planning Board
at 7:40 P.M. Members present were
Braun, Tobia, Thomson, Morris, Farrell, Wilson, Luttman, Rible, Kiley, Stacy, Attorney
Rubino, Engineer Gerken, Planner Bergailo, Traffic Engineer Nick Verderese, 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 Board has an overloaded agenda this evening. He listed the order in which the Board will
hear the applications. Capabianca;
Ferrante; Allaire Properties; Devon Development; Wall Development and Jerald
Development.
NEW APPLICATIONS
CAPABIANCA – PB#26-2002 – 1021 17th
Avenue, Block 23, Lot 23. Application deemed
complete: August 20, 2002. Applicant
seeks an extension of time to perfect minor subdivision.
Timothy
B. Middleton, Esq. appeared for the applicant.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
Entered
into evidence:
A-1 Jurisdictional Items
Attorney
Middleton said the applicant is seeking an extension of time to perfect the
minor subdivision. Approval was
obtained January 2003. The applicant met
all the conditions by June 2003.
Monmouth County Clerk would not accept the filing of deeds. They are behind. Attorney Rubino said the approval can be extended for 190
days.
The
application was open and closed to the public.
Ms.
Wilson moved to approve the application for an extension of 190 days. 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.)
Chairman
Braun called for the Ferrante application.
Attorney Halleran said the engineer cannot
October
6, 2003 Page 2
be
here until 8:00 P.M.
CARRIED APPLICATION:
ALLAIRE PROPERTIES – PB#7-2003
– Airport
Boulevard & Route 34N, Block 942, Lots 37 & 57, OR-2 zone. Date
application deemed complete: February 8, 2003.
Carried from September 29, 2003.
Applicant seeks approval for mix-use development consisting of 329,125
s.f. of office space, 100 room hotel, 180 seat restaurant and 9,000 s.f.
manufacturing facility. Site/Use
Salvatore
Alfieri, Esq. appeared for the applicant.
Entered
into evidence:
A-15 Agreement between Allaire Properties
and Scoles
A-16 Agreement between Allaire Properties
and Hall Properties
PB-14 Traffic review letter from Nicholas Verderese,
Schoor DePalma, dated October 6, 2003
Sworn
by Reporter Arnone: Nicholas Verderese, Traffic Engineer
All
other witnesses were previously sworn.
Attorney
Alfieri said the restaurant has been removed and it has been replaced with an
office building.
Entered
into evidence:
A-17 Rendering
Mr.
Dahms said the original plan included a restaurant and bank. The restaurant has been eliminated. The new exhibit, A-17, is a larger picture
of that area. The proposed office
building will be 15,000 s.f. The bank
is at the same location. There are
minor changes. There will be parking on
both sides of the bank. There will be
one bypass lane. The parking meets the
ordinance requirements.
Mr.
Dahms explained the application requires variances. He said one of the variances is for lighting spillage. We are providing greater than 0.5 foot
candles where a maximum of 0.5 is permitted.
This is along the access. They
are lit for safety reasons. The light
will spill over onto adjoining property.
The second variance is for curb radii.
We are proposing 3’ and 4.5’ where 5’ is the minimum. The next variance is for the driveway. The driveway is right on the property
line. It is a shared driveway with
Scoles. A variance is needed for signs. There will be directional signs along the
main road and building identification signs.
The free-standing directional sign is not permitted. The bank will have a free-standing sign and
two signs along Route 34 providing identification. All variances are minor in nature.
October
6, 2003 Page 3
Attorney
Alfieri asked Mr. Dahms if the applicant can comply with all the planning and
engineering review letters. Mr. Dahms
said yes.
Mr.
Tobia asked what the square footage of the free-standing directional signs
are. Mr. Dahms said 8.1 s.f. Mr. Tobia asked if the signs could be built
within the ordinances. Mr. Dahms said yes
but they will provide a benefit to the public.
It will also provide identification for emergency vehicles.
Attorney
Rubino asked for total signage. Mr.
Dahms said there will be a 3’ X 10’ identification sign at the north and south
driveways. There will be direction
signs on the main loop road directing you into the various buildings. At each building there will be a building
identification sign. Ms. Bergailo said
there is no total number that they are allowed. They are allowed different signs. Ms. Bergailo said she would like more time to look at the signage
package. She asked if the bank’s signs
will be similar in appearance to the rest of the signs. Mr. Dahms said yes. The signs are detailed in the plans.
Mr.
Dahms said there will be a directional sign located at the driveway going into
the bank. There will be two signs at
the first turn to the north identifying buildings 7, 8 & 6. There is a sign on the main loop road
identifying buildings 9, 10 & 11.
There will be another sign identifying building 8. Mr. Tobia said the ordinance permits 2 s.f.
for sign area. Mr. Dahms said there are
also signs in front of each building which are 2.81 s.f. They are identification signs. They are in front of every building. There will be an identification sign in
front of the bank. The bank name will
be the only thing on the sign. Attorney
Alfieri said the applicant will comply with all sign ordinances.
Michael
Monroe, Architect, gave his credentials which were accepted by the Board.
Mr.
Monroe, already sworn, said the project will contain eight buildings. These buildings will be up-scale office
buildings. Each building will have a
front and rear entrance. There will be
four dormers on one side and two on the other sides. There are no floor plans available because we do not know what
type of space is needed.
Frederick
Hoffmann, Traffic Engineer, gave his credentials which were accepted by the
Board,
Mr.
Hoffmann stated he prepared the traffic report. He is familiar with the DOT process. Mr. Hoffmann explained there are three access points. The main access will be at the front north portion
of the site. The jug handle is on
Airport Road. There are three other
buildings at the jug handle. We will
share access with those buildings.
There will be an access at the south portion of the site. The third entrance will be just to the north
of the proposed buildings. He said he
counted existing traffic along the northwest at various points where he felt it
might be impacted. Mr. Hoffmann
explained his traffic report. There are
certain amounts of vehicles generated by certain businesses. There will be 450 trips in am/pm. 62% of traffic that will be generated by the
site will be to and from the south because of I95 and the parkway. We propose widening the roadway on Hurley
Pond Road. The access will be widened
to accommodate two left turns. There
will also be impacts at the next intersection, which is Belmar Boulevard. That impact can
October
6, 2003 Page 4
be
lightened by changing the time of the existing signals.
Chairman
Braun asked Mr. Hoffmann to address the traffic on Airport Road. It has been a problem. We are concerned with peak times. Mr. Hoffmann said the level of service there
is a Level F. It will remain a Level F.
Chairman
Braun asked how far stacked would the vehicles be. Mr. Hoffmann said there will be a stacking of 13.9 vehicles. About 300’.
Deputy
Mayor Thomson said he has several concerns regarding Route 34. When you have 25 cars stacked they are going
to be stacked onto Route 34. Mr.
Hoffmann said at every phase there will be a number of vehicles that will clear
that intersection. Deputy Mayor Thomson
said Airport Road doesn’t work now. How
long will it take to clear 500’ of cars?
Mr. Hoffman said not in one cycle.
Deputy Mayor Thomson said 1200 parking spaces are proposed. How many can you get out of there during a cycle? Mr. Hoffman said there will be enough time
to clear that traffic through. You will
get about half out at a time.
Mr.
Tobia asked if there was any thought given to creating two new single
driveways. Mr. Hoffman said if we do
that we would have to have two jug handles.
We don’t have the property to do that.
Chairman
Braun said this application will be carried to October 27, 2003. Chairman Braun said these issues have to be
cleared up. There are a bunch of
traffic problems.
Mr.
Hoffmann said none of the road improvements he is talking about will be needed
until 2008.
Attorney
Alfieri asked if there was a possibility of opening this up to the public. Chairman Braun asked how many people were
here on this application. There were no
hands.
Attorney
Alfieri said he had contract constraints.
He asked to be put on for the meeting of November 3 and November
24. Chairman Braun said the Board will
try and clear up all the traffic issues between now and November 24. Attorney Rubino suggested scheduling another
TRC.
Captain
Morris asked where the applicant was on NJDOT application. Attorney Alfieri said the applications are
complete but have not been submitted.
They will be submitted between this week and next week.
Chairman
Braun said no further noticing is required.
DEVON DEVELOPMENT – PB#26-2003
– 5145 West
Hurley Pond Road, Block 920, Lot 34, GI-2 zone. Application deemed complete: July 24, 2003. Applicant seeks approval to construct a
warehouse and associated office space for contractor’s yard. Site with variances.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
October
6, 2003 Page 5
Martin
McGann, Esq. appeared for the applicant.
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Preliminary and Final Site Plan prepared by LGA
engineering last revised September 18, 2003
A-3 Architectural drawings prepared by Barlo & Associates
last revised September 17, 2003
A-4 EIS prepared by LGA Engineering dated June 18, 2003
A-5 Technical Specifications prepared by LGA Engineering
dated June 2003
A-6 Drainage calculations prepared by LGA Engineering last
revised September 2003
A-7 LOI from NJDEP dated February 6, 2002
A-8 Monmouth County Board of Health letter
A-9 Description of proposed wetlands transition line prepared
by LGA Engineering dated September 23, 2003
A-10 Rendering
A-11 Rendering
PB-1 Wall Township Fire Prevention review letter dated August 18, 2003
PB-2 Wall Township Police Department review letter dated August 4,
2003
PB-3 Review letter from Cheryl Bergailo, Schoor DePalma, dated August
27, 2003
PB-4 Review letter from Glenn Gerken, Schoor DePalma, dated September
8, 2003
PB-5 Review letter from Cheryl Bergailo, Schoor DePalma, dated
September 30, 2003
PB-6 Review letter from Glenn Gerken, Schoor DePalma, dated October 3,
2003
PB-7 Review letter from Glendola Fire Company dated October 2, 2003
Sworn by Reporter Arnone: Leanne Hoffman, Engineer/Planner
Glenn Gerken, Engineer
Cheryl Bergailo, Planner
Ms. Hoffman gave her
credentials which were accepted by the Board.
Ms.
Hoffman said the property is located at Block 920, Lot 34. It is at the south side of West Hurley Pond
Road. The site consists of 9.0
acres. It is rectangular. The buffer will remain. There will be one ingress and one
egress. There will be a paved
driveway. There will be 15 parking
spaces in front. The warehouse will be
located in the rear. The warehouse will
be 14,250 s.f. The rear loading space
will be gravel. Septic will be in the
rear. Landscaping is proposed.
Attorney
McGann asked Ms. Hoffman to explain the variances. Ms. Hoffman said a variance is needed because the outdoor storage
area will be gravel and paving is required.
We are proposing gravel because it is closer to the wetlands. Due to the nature of the business and type
of equipment that the contractor owns gravel will be better.
Chairman
Braun asked Ms. Hoffman to explain why stone is better. Ms. Hoffman said this is
October
6, 2003 Page 6
owner
operated and he will maintain the site.
It will be a contractor’s office.
The traffic on site will be minimal.
Attorney
McGann said there is no access to the building from the east side. Ms. Hoffman said that is correct.
Attorney
McGann said the doors and the loading area are at the west side. Ms. Hoffman said that is correct. The west elevation will have four overhang
doors and four people doors. The east
elevation abuts the wetlands.
Ms.
Hoffman said the recharge basin is located at the rear of the office
building. It will be located 250’ from
Hurley Pond Road. The recharge basin
will be sent to the underground recharge area.
Attorney
McGann asked Ms. Hoffman what DEP permits were needed. Ms. Hoffman said in February 2002 we
received an LOI to delineate the extent of the wetlands on the site. The applicant needs to have a buffering
averaging plan.
Attorney
McGann said the site consists of 9 acres.
Ms. Hoffman said that is correct.
Attorney
McGann asked how many acres are wetlands.
Ms. Hoffman said two out of the nine.
Attorney
McGann asked for the front setback. Ms.
Hoffman said 250’. Attorney McGann said
75’ is required. Ms. Hoffman said that
is correct.
Attorney
McGann asked what is to the east. Ms.
Hoffman said wetlands.
Ms.
Hoffman said along the east property line there are red oaks.
Attorney
McGann said building coverage is minor in nature. Ms. Hoffman said that is correct. Attorney McGann said lot coverage is only 16½%. Ms. Hoffman said that is correct.
Attorney
McGann asked about signage. Ms. Hoffman
said there will be a façade sign only.
We will comply with the ordinance.
Chairman
Braun said he is concerned about the gravel parking lot. There are many underground systems that are
under parking lots that are paved. We
need to resolve this issue. We need to
pave it or tell us why. Attorney McGann
asked if the Board wanted him to pave the entire parking area. Captain Morris said what if there is a
spill. It would go right into the
wetlands. The asphalt would control
it. Chairman Braun said the Board does
not want to consider an application that will not pave the parking lot. Mr. Gerken said this should be
addressed. He asked why that area is so
big in the first place. I can see it on
the west side because of the doors.
Attorney McGann said the doors will be used for equipment. Ms. Hoffman said the doors will be used by
the contractors only.
October
6, 2003 Page 7
Entered
into evidence:
A-12 Auto turn plan
Ms.
Hoffman said the applicant will get deliveries once a month. They will enter the site and go to the west
side and they will be able to angle the truck to the overhead doors. Attorney McGann asked if construction
vehicles will be able to make the turn.
Ms. Hoffman said yes. Attorney
McGann asked Ms. Hoffman if the construction trucks would have an adverse
effect on the paving. Ms. Hoffman said
yes, over a period of time.
Chairman
Braun asked about the equipment that will be stored on site. Ms Hoffman said it will be stored on site in
the rear of the building. The equipment
will also be stored inside the building.
Attorney Rubino asked Ms. Bergailo what the ordinance says about storing
vehicles outside. Ms. Bergailo said
outside storage has setback requirements.
Attorney Rubino said at the TRC it was said that all backhoes will be
stored inside the building. Ms. Hoffman
said the applicant agrees and will store them inside.
Attorney
McGann said he would like to summarize and we will be back. Equipment inside or outside? Attorney Rubino said you can store
outside. All outdoor storage areas
should be paved. Parking and loading
spaces must be paved.
Mr.
Tobia said as a compromise where the doors are should be paved and the rear can
be the stone area.
Chairman
Braun said the Board does not like stone around the building. This application will be carried to November
24, 2003. Attorney McGann waived the time
limits.
The
Board recessed at 9:25 P.M.
The
meeting resumed at 9:35 P.M.
Deputy
Mayor Thomson left the meeting.
WALL DEVELOPMENT LLC –
PB#27-2003 –
2113 8th Avenue, Block 277, Lot 26, R-10 zone. Application deemed complete: July 31,
2003. Applicant proposes to demolish
existing store and greenhouse and subdivide property into five residential
lots. Major with variances.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
Mark
Aikins, Esq. appeared for the applicant.
Entered
into evidence:
A-1 Jurisdictional Items
October
6, 2003 Page 8
A-2 Preliminary and
Final Major Subdivision plan prepared by R.C. associates last revised
September 17, 2003
A-3 EIS prepared by Ray Carpenter dated July 2003
A-4 Stormwater Management report prepared by Ray Carpenter
dated July 2003
A-5 Engineers report & Technical specifications prepared
by Ray Carpenter dated July 2003
A-6 Monmouth County Planning Board review letter dated August
8, 2003
A-7 Pre-development Drainage map prepared by Ray Carpenter dated
June 30, 2003
A-8 Rendering
A-9 Rendering – front page of site plan
PB-1 Bureau of Fire Prevention review letter dated August 18, 2003
PB-2 Review letter from Cheryl Bergailo, Schoor DePalma, dated
September 8, 2003
PB-3 Review letter from Glenn Gerken, Schoor DePalma, dated September
9, 2003
PB-4 Wall Township Police Department review letter dated August 5,
2003
PB-5 Review letter from Cheryl Bergailo, Schoor DePalma, dated October
1, 2003
PB-6 Review letter from Glenn Gerken, Schoor DePalma, dated October 3,
2003
Sworn by Reporter Arnone: Ray Carpenter, Engineer
Glenn Gerken, Engineer
Cheryl Bergailo, Planner
Attorney
Aikins said the applicant is seeking preliminary and final major subdivision
approval. The site is located on 8th
Avenue and West Chicago Boulevard. It
is in the R-10 zone. We are seeking to
create five conforming lots. This is
the Floden’s Florist site. All
buildings will be removed. We are
seeking one variance for lot depth.
Ray
Carpenter gave his credentials which were accepted by the Board. Mr. Carpenter will testify as both an
Engineer and Planner.
Mr.
Carpenter explained to the left of the site are single family residential
homes. There will be an on-site
detention basin. All sewer and water
will be connected.
Attorney
Aikins said the only issue he has for discussion is the waiver for
sidewalks. Mr. Carpenter said they are
not proposing sidewalks. There are no
sidewalks along West Chicago Boulevard or 8th Avenue.
Chairman
Braun asked what is across the street.
Mr. Carpenter said to the south are single family homes. To the east is the Borough of Sea Girt. To the north is an apartment complex and to
the west is a cemetery. These lots are
larger than those to the south. Mr.
Carpenter said Mr. Gerken requested soil borings. Mr. Carpenter said there is a high water level table and he is
asking that we wait until we go to the Building Department for those
borings.
Mr.
Carpenter said they have made application to DEP to designate wetlands to the
west of the site. They need no
buffering.
October
6, 2003 Page 9
Mr.
Carpenter said the site is heavily vegetated.
We will not remove trees just the underbrush will be removed.
Mr.
Carpenter said they can meet all recommendations and conditions of the Board
Engineer and Planner’s review letters.
Mr.
Carpenter explained the variance for lot depth. It is along the frontage on 8th Avenue. 88.9’ is proposed where 100’ is
required. It is a pre-existing
condition.
Mr.
Carpenter said there are three to four greenhouses on site. They haven’t been used in about ten
years. The buildings are in poor
condition.
Mr.
Carpenter said this project will be in keeping with the neighborhood.
Mr.
Tobia asked if the current structures will be razed. Mr. Carpenter said yes.
He said he checked with the Old Wall Historical Society to see if they
wanted any of these buildings.
The
application was open to the public.
Robert
Mansfield, 703 W. Chicago Boulevard, Sea Girt was sworn. Mr. Mansfield asked if there was going to be
a new street light. Mr. Carpenter said
there were none proposed. Mr. Mansfield
said he has to deal with the flood lights from the apartments across the street
now. He said the buildings there now are
eyesores. Whatever you do is for the
better.
Mr.
Wilson, 903 W. Chicago Boulevard, Sea Girt was sworn. Mr. Wilson said he has lived in his home for 18 years. He said installing sidewalks should be
considered. He said the speed limit on
West Chicago Boulevard is 35 MPH which is excessive sometimes. Not putting the sidewalks in is a
mistake. From Old Mill it narrows
toward this property. He said he is
asking the Board to take a look at this and made it consistent with 8th
Avenue. The other issue was the matter
of the former business regarding hazardous matters and pesticides. He asked if there were any contaminants in
the soil. Attorney Aikins said Phase I
and Phase II were done and there was no indication there were any
contamination. He said he will provide
all testing to the Board.
Mr.
Wilson said this has been in disrepair for quite a while and he would
appreciate a schedule for demolition and construction. Attorney Aikins said demolition will occur
within 30 days of approval.
Chairman
Braun said the Board needs to make sure the remaining buildings are
stabilized. Attorney Rubino said the
problem the Board has is that property has been stripped and the neighbors show
us pictures showing this. Mr. Gerken
said they are going to have to be removed before maps are signed.
Attorney
Aikins said the applicant will post a bond.
The applicant will remove the buildings within 30 days of approval.
October
6, 2003 Page 10
Chairman
Braun asked about the road width. Mr.
Gerken said the ROW might vary. They
are doing some widening.
Mr.
Wilson said if there is parking in front of those new houses there won’t be any
room. Chairman Braun said they could
require the applicant t give additional ROW.
We could widen the road.
Mr.
Wilson asked about sidewalks. Chairman
Braun said the Board has tried to be uniform with what is in the area. The Board determined that sidewalks are not
necessary.
Mr.
Mansfield said there are sidewalks in Sea Girt.
Mr.
Gerken said there are a couple of spots of sidewalks. He said there are no sidewalks on the north side, they are on the
south side.
Entered
into evidence:
A-10 8 photos showing the view looking east and
west – No sidewalks
Captain
Morris said the Police Department would like to see sidewalks in that
area. Mr. Kiley said he thinks the
sidewalks would look out of place. They
would go nowhere.
Ms.
Wilson said Ms. Bergailo’s review letter of September 8, 2003 required
sidewalks. They should be
provided. Ms. Bergailo said it is a
requirement. Whether the Board gives a
waiver is up to them.
Mr.
Farrell agreed with the Wall Township Police Department. It needs sidewalks.
Mr.
Tobia suggested widening the pavement in that area. Attorney Aikins said on the order of 2’ – 3’ for safety purposes. Mr. Tobia said that is correct.
Chairman
Braun said he thinks sidewalks need to be put in. Attorney Aikins said they will put the sidewalks in.
The
application was closed to the public.
Mr.
Tobia said prior to demolition the applicant should schedule a meeting with the
Wall Township Police Department.
Attorney Aikins agreed.
Mr.
Luttman moved to approve the application for major subdivision 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 NJDEP. The applicant will
comply with Wall Township Affordable Housing Trust Fund. The applicant will comply with the review
letters of the Board Professionals. The
applicant will comply with the review letter from Wall Township
October
6, 2003 Page 11
Police
Department. The demolition of the
existing buildings shall take place within 30 days of approval. The applicant shall apply for a street
opening permit. No rear yard variances
are needed for lot 26.05. The applicant
shall install sidewalks. Prior to
demolition the applicant shall schedule a meeting with the Wall Township Police
Department. Waivers are granted. Mr. Rible seconded the motion which was
unanimously approved by a roll call vote.
(Messrs. Luttman, Rible, Farrell, Kiley, Morris Ms. Stacy, Mr. Tobia,
Ms. Wilson and Mr. Braun voted yes.)
PETER FERRANTE – PB#9-2003 – 2520 Apache Road, Block
724, Lot 6, RR zone. Application deemed
complete: February 21, 2003. Applicant
seeks approval for a minor subdivision.
Minor with variances.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
Vincent
Halleran, Esq. appeared for the applicant.
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Minor subdivision plan prepared by George
W. Edwards last revised June 13, 2003
A-3 Steep slop plan prepared by Michael Cannon
dated April 14, 2003
A-4 Monmouth County Board of Health
review letter dated March 10, 2003
A-5 Drainage report prepared by The
Cannon Group last revised June 16, 2003
A-6 Minor subdivision plan
PB-1 Wall Township Bureau of Fire Prevention
review letter dated March 4, 2003
PB-2 Review letter from John Hoffmann, Township
Planner, dated April 22, 2003
PB-3 Review letter from Glenn Gerken, Schoor
DePalma, dated May 5, 2003
PB-4 Review letter from Cheryl Bergailo, Schoor
DePalma, dated May 5, 2003
PB-5 Review letter from Glenn Gerken, Schoor DePalma,
dated July 1, 2003
PB-6 Review letter from Cheryl Bergailo, Schoor
DePalma, dated July 2, 2003
PB-7 Review letter from Glenn Gerken, Schoor
DePalma, dated October 2, 2003
Sworn
by Reporter Arnone: Michael
Cannon, Engineer
Andrew Janiw, Planner
Peter Ferrante, Applicant
Glenn Gerken, Engineer
Cheryl Bergailo, Planner
Mr.
Cannon gave his credentials which were accepted by the Board.
Mr.
Cannon said the property is approximately 2.7 acres. We are proposing to subdivide this site into two lots. One lot will be less than one acre and the
other lot will be less than two acres.
Access to the lots will be off Stearns Drive. They will be considered flag lots. The applicant will construct two homes. They will be facing each other.
The lot is currently wooded and vacant.
October
6, 2003 Page 12
The
surrounding properties are residential.
Mr.
Cannon went over Mr. Gerken’s letter of October 2, 2003. Proposed lot 6.01 will have 15% impervious
coverage so no variance is needed. We
will provide a breakdown.
Mr.
Cannon, regarding Item 2 under Comments in Mr. Gerken’s letter, said we are not
seeking a variance for impervious coverage.
Regarding Item 4, there is existing sewer and we propose to tie into
that system. We will provide an ejector
pump as requested by Mr. Gerken. The
existing sanitary sewer is on Oak Road.
We are proposing going out the back of the property.
Attorney
Halleran asked Mr. Cannon if he could comply with the rest of Mr. Gerken’s
letter. Mr. Cannon said yes.
Mr.
Cannon went over the Stormwater management issues. He said the plans have been revised according to Mr. Gerken’s
request. Mr. Cannon said he will meet
with Mr. Gerken.
Chairman
Braun asked about the grading plan. Mr.
Cannon said the high portion of the site is to the south. It all drains to the north along the rear of
the property and goes toward Oak Road.
There is a 30’ drop. There are
two manholes at the end of each recharge system.
Attorney
Halleran asked if there will be any run-off problems with the surrounding
homeowners. Mr. Cannon said no.
Mr.
Cannon said this will be an improvement to the site.
Ms.
Wilson asked for details regarding Item 7 in Mr. Gerken’s letter. Mr. Cannon said the roof drains to the recharge
system.
Andrew
Janiw, Planner, gave his credentials which were accepted by the Board.
Mr.
Janiw said the road area will be enhanced because of the flag lot. Lot area required is increased by three when
a flag lot. Lot 6.01 will encompass .86
acres and lot 6.02 will encompass 1.839 acres.
Minimum lot width for lot 6.01 is 300’ we have proposed 112’. Minimum lot width for lot 6.02 is 300’ and
we exceed that. There are no variances
needed for lot depth. Front yard
setback required is 100’ we are proposing 65’ on lot 6.01 and 50’ on lot
6.02. Rear yard setback required is
100’. Lot 6.01 complies and 87’ is
proposed on lot 6.02. There are other
variances required with respect to the flag lot. The driveway will be separated by 5’ common lot line.
Attorney
Halleran asked Mr. Janiw to describe the purpose of the increased factor
because of the flag lots. Mr. Janiw
said in 1999 the Master Plan discouraged flag lots.
Entered
into evidence:
October
6, 2003 Page 13
A-7 Two-sided display – Copy of Wall Township zoning map &
aerial photo of subject property
Chairman
Braun said the zone is two acres.
Because it is a flag lot our ordinance requires three times the
requirement.
Attorney
Halleran asked if the surrounding area had any other RR zone. Mr. Janiw said the surround lots are R-10
and R-7.5. They are basically high
density and commercial zone.
Attorney
Halleran said Peter Ferrante came before the Board 15 years ago. That application had nonconformities and
engineer problems and was denied.
Chairman
Braun said this application will be carried.
JERALD DEVELOPMENT –
PB#24-2003 –
2510 Ramshorn Drive, Block 893, Lot 5, R-60 zone. Application deemed complete: June 23, 2003. Applicant requests permission to subdivide
and create four single family lots.
Major
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
Peter
Falvo, Esq. appeared for the applicant.
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Preliminary & Final Major subdivision plans prepared
by John P. Vincenti dated May 26, 2003
A-3 EIS prepared by John P. Vincenti dated May
2003
A-4 Drainage calculations prepared by
John P. Vincenti last revised August 2003
A-5 Site work specifications prepared by John
P. Vincenti last revised August 2003
A-6 Monmouth County Planning Board
preliminary approval dated July 28, 2003
A-7 Site Triangle Sketch prepared by John P.
Vincenti dated July 31, 2003
A-8 Topographical survey prepared by
John P. Vincenti dated July 31, 2003
A-9 Earthwork Quantities plan prepared
by John P. Vincenti dated July 28, 2003
A-10 Atlas Environmental Development – indication no wetlands were
found to be present on site, dated April 11, 2003
A-11 Freehold Soil Certification letter
dated September 3, 2003
A-12 Rendering
PB-1 Review letter from Glenn Gerken, Schoor
DePalma, dated July 11, 2003
PB-1 Review letter from Cheryl Bergailo, Schoor
DePalma, dated July 16, 2003
PB-3
Bureau of Fire Prevention review letter
dated July 11, 2003
PB-4 Review letter from Cheryl Bergailo, Schoor
DePalma, dated August 29, 2003
PB-5 Review letter from Glenn Gerken, Schoor
DePalma, dated September 4, 2003
PB-6 Review letter from Glenn Gerken, Schoor
DePalma, dated October 2, 2003
October
6, 2003 Page 14
Attorney
Falvo said the applicant will comply with the review letter from Fire
Prevention. Attorney Falvo said they
will comply with Mr. Gerken’s review letter dated October 2, 2003. He said they will address the landscaping
and lighting.
Attorney
Falvo said, regarding Ms. Bergailo’s letter of November 3, 2003, they will give
testimony regarding Item 2 under Stormwater Management Report. Regarding Item 4 we will testify that the
water will not flow onto the recharge basin.
John
P. Vincenti, Engineer, gave his credentials which were accepted by the Board.
Mr.
Vincenti said the property is located in the R-60 zone. It is 7.4 acres. There is one home, a shed and an in-ground pool on the
property. The property fronts on
Ramshorn Drive. We are proposing to
install a 900’ new cul de sac. We are
proposing to create four new lots. They
will be fully conforming. The existing
home will be removed from the property.
The fifth lot along the northerly property line will be landscaped and
then dedicated to the township.
Attorney
Falvo asked Mr. Vincenti to address the recharge basin. Mr. Vincenti said on the first lot at the
corner of Ramshorn Drive and the new road there will be a recharge facility
that has been designed to handle a 100 year storm.
Attorney
Falvo said proposed lot 5.05 will be a conservation easement. Mr. Vincenti agreed.
Attorney
Falvo asked if a portion of that property will be used for a retaining
wall. Mr. Vincenti said yes. Almost at the end of where the cul de sac is
there will be a retaining wall. That is
to make up the grade difference of our new road and the grades to the
north. The retaining wall is setback
off the property line. We will maintain
the trees as best as we can. Attorney Falvo
said at the southerly portion of the site the existing wooded area will be
maintained. Mr. Vincenti said there
will be some clearing along the westerly rear portion of 5.1. There will be an area maintained along the
rear of the property.
11:00
P.M. Mr. Kiley left the meeting.
Attorney
Falvo asked Mr. Vincenti if he can comply with page 3 under Final Plat of Mr.
Gerken’s review letter of October 2, 2003.
Mr. Vincenti said we will comply.
Mr. Vincenti said the street is 30’ wide. It is similar to what we have done in other developments. The curb will be Belgian block. We are proposing sidewalks on the south
side.
Mr.
Vincenti said there will be no township maintained light fixtures
installed. There will be 8’ high
lanterns. They will be maintained by
the individual property owner.
Chairman
Braun said at the next meeting he wants to know the reasons for the wall. He wants testimony regarding the
conservation easement. Mr. Vincenti
said the easement will be 20’ wide. As
you get closer to Ramshorn Drive it gets wider.
Attorney
Rubino asked about the maintenance of the drainage facilities. Mr. Vincenti said lot
October
6, 2003 Page 15
5.01
will maintain that.
Mr.
Tobia suggested the applicant come back with a more intense landscape
plan.
Captain
Morris said he is still displeased with the width of the roadway. He said the applicant is proposing large
homes and a narrow roadway. Mr.
Vincenti said there is adequate site distance.
Chairman
Braun said the application will be carried to November 3, 2003. Attorney Falvo waived the time limits.
RESOLUTIONS TO BE
MEMORIALIZED:
ESTATE OF EDITH WHITE – PB#28-2003
Block
301, Lots 16 & 17
Attorney
Rubino read the resolution of approval.
Mr. Luttman moved to adopt the resolution as read. Mr. Farrell seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Luttman, Farrell, Thomson, Morris, Rible, Tobia and Braun voted
yes.)
TYCO – PB#15-2000
Block
270, Lot 32
Attorney
Rubino read the resolution of approval.
Mr. Rible moved to adopt the resolution as read. Mr. Luttman seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Rible Luttman, Thomson, Morris, Farrell, Ms. Wilson, Messrs.
Tobia and Braun voted yes.)
PATRICIA & RICHARD
DIGNARD – PB#22-2003
Block
823, Lot 15
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, Morris, Luttman, Ms. Wilson, Messrs. Tobia and Braun
voted yes.)
MICHAEL & STACEY
TERRANOVA – PB#20-2003
Block
68, Lot 1
Attorney
Rubino read the resolution of approval.
Mr. Luttman moved to adopt the resolution as read. Mr. Farrell seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Luttman, Farrell, Thomson, Morris, Rible, Tobia 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 11:30 P.M.
October
6, 2003 Page 16
Respectfully submitted,
Betty Schinestuhl
Recording Secretary