MINUTES -
REGULAR MEETING
MUNICIPAL
MEETING ROOM
DECEMBER 2,
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, Devlin, Morris, Giardina, Kean, Capone, Wilson, Rible, Attorney
Rubino, 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 this is the last Planning Board meeting for the year.
NEW APPLICATION
VINCENT GIFFORD - PB#30-2001 – 2310 Romano Boulevard,
Block 217, Lots 5 & 7, R-20 zone.
Applicant seeks an extension of time in order to perfect a Minor
Subdivision.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
Timothy
B. Middleton, Esq. appeared for the applicant.
Attorney
Middleton said this was a minor subdivision without variances. The deeds are all signed and filed. Attorney Middleton said they received a 190
day extension and it ran out. Attorney
Rubino said the Board can give another 190 day extension. He suggested Attorney Middleton refile the
deeds. Attorney Rubino said the
resolution of approval will not be read until January 2003. Attorney Middleton agreed to refile the
deeds.
Mr.
Giardina made a motion to grant a 190 day extension, expiring February 1,
2003. Mayor Thomson seconded the motion
which was unanimously approved by a roll call vote. (Messrs. Giardina, Thomson, Ms. Wilson, Messrs. Kean, Capone,
Morris, Devlin, Tobia and Braun voted yes.)
COMMERCIAL REALTY –
PB#23-2002
– Monmouth Shores Corporate Park, Block 930, Lot 53, OR-10 zone. Date application complete: July 15,
2002. Carried from November 25,
2002. Applicant seeks to construct a
6,026 s.f. office building. Site plan
with variances.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
Mark
Aikins, Esq. appeared for the applicant.
Attorney
Aikins stated the applicant has tried to come up with a better plan. They met with Joe Rizzitello, Fire
Prevention. He said they are ready to
proceed with the application.
December
2, 2002 Page
2
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Preliminary & Final maps last revised
November 14, 2002
A-3 Technical Specifications prepared by Langan Engineering and
Environmental Services dated July 8, 2002
A-4 Storm Drainage Network Computations dated May 22, 2002 prepared
by Langan Engineering and Environmental Services
A-5 EIS dated July 8, 2002 prepared by Langan
Engineering and Environmental Services
A-6 Request for access easement
A-7 Rendering development plan
A-8 Rendering of landscape/lighting plan
PB-1 Fire Prevention letter dated August 20, 2002
PB-2 Environmental Advisory Committee letter
PB-3 Review letter from Glenn Gerken, Schoor
DePalma, dated September 12, 2002
PB-4 Review letter from John Maczuga, Schoor DePalma,
dated September 16, 2002
PB-5 Fire Commissioner Letter
PB-6 Wall Township Police Department letter dated
January 16, 2002
PB-7 Review letter from Glenn Gerken, Schoor
DePalma, dated October 24, 2002
PB-8
Review letter from John Maczuga, Schoor
DePalma, dated October 23, 2002
PB-9 Fire Prevention letter dated November 26,
2002
PB-10 Review letter from John Maczuga, Schoor
DePalma, dated November 18, 2002
PB-11 Review letter from Glenn Gerken, Schoor
DePalma, dated November 21, 2002
Sworn
by Reporter Arnone: George
Derrick, Engineer & Planner
Glenn
Gerken, Engineer
John
Maczuga, Special Planner
Mr.
Derrick gave his credentials which were accepted by the Board.
Mr.
Derrick explained the building will be located off Campus Parkway. It is on a 7 acre site. It will be located at the north side of
Campus Parkway. A lot of the site will
remain in its natural condition. Access
will be from Campus Parkway. The new
building will total 6,026 s.f. There
will be 28 parking spaces. The main entrance
will be at the southwest corner of the building. Handicap spaces will be located near the building. To the rear of the building will be bicycle
racks and the trash enclosure. It will
be a one story building. He said lot
coverage will be 2%. He said the
wetlands to the north and southeast of the building and the 50’ buffer can
never be developed.
Attorney
Aikins informed the Board that the applicant contacted the owner of the
property to the northeast and requested an easement to allow emergency vehicle
access. He said that request was
denied.
Mr.
Derrick said he changed the plans so emergency vehicles can turn around. They can make a K-turn. He said he went over this plan with Mr.
Rizzitello. He said the K-turn was
created by
December
2, 2002 Page
3
eliminating
two parking spaces. He said it is large
enough to accommodate a 24’ long vehicle.
He
said Mr. Rizzitello approved this plan.
Attorney
Aikins asked if a variance was needed because of the lose of the two parking
spaces. Mr. Derrick said yes. He said 4.67 spaces per 1,000 s.f. are being
proposed.
Attorney
Aikins asked if the other variance applied for are because of setbacks. Mr. Derrick said the driveway requires a
setback of 30’. The applicant is
proposing 25’ because of the wetlands.
He said if the driveway was moved it would disturb the wetlands. He said the 25’ setback was approved by the
DEP.
Attorney
Aikins asked what type of materials will be used for the new building. Mr. Derrick said it will be consistent with
the rest of the buildings.
Entered
into evidence:
A-9 Drainage and grading plan
Mr.
Derrick explained the existing detention basin was constructed to accept
run-off from the entire project. He
said the water will be collected and go through the existing basin.
Attorney
Aikins said they can comply with all conditions in the review letters.
The
application was open and closed to the public.
Mr.
Tobia moved to approve the application for site plan with variances 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 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 will comply with
review letters from Wall Township Police Department, Fire Prevention, Fire
Commissioners and Wall Township Environmental Advisory Committee. Variances are granted. The applicant shall meet with Wall Township
Police Department prior to start of construction. The applicant shall submit application for Subtitle 1 of Title
39. The applicant shall install a Knox
Box system. K-turn area shall be
delineated with stripes. No parking
signs shall be erected. Mayor Thomson
seconded the motion which was unanimously approved by a roll call vote. (Messrs. Tobia, Thomson, Rible, Devlin,
Morris, Giardina, Capone, Kean, Ms. Wilson and Mr. Braun voted yes.)
MONMOUTH OCEAN CHILDREN’S
HEART CENTER - PB#18-2002 – 3204 Allaire Road, Block 823, Lot 19, OB-120 zone. Date application complete: June 21, 2002. Carried from October 7, 2002. Applicant is proposing to raze the existing
dwelling and construct a Medical Facility containing a 2,038 s.f.
footprint.
December
2, 2002 Page
4
Timothy
B. Middleton, Esq. appeared for the applicant.
Entered
into evidence:
A-7 Letter to Ms. Marion Newman showing interest in purchasing Ms.
Newman’s property, dated October 10, 2002
A-8 Revised Technical Specifications dated
September 2002
A-9 Revised Drainage Calculations dated
September 2002
A-10 Letter to Mr. Withington, Esq. dated November 1, 2002, sent both
regular and certified mail
PB-8 Review letter from Glenn Gerken, Schoor
DePalma, dated November 22, 2002
Attorney
Middleton stated Mr. Withington tried to get in touch with Ms. Newman but got
no response.
Attorney
Middleton said they have tried to contact, Ms. Newman, the neighbor to the east
to purchase her property. He said
acquiring that property would make the project a better project. He said the applicant has made every attempt
to try and contact Ms. Newman.
Attorney
Middleton said the medical office is a conforming use in the OB-120 zone. He said it was zoned residential up until
about a year ago. Attorney Middleton
said the proposed building coverage is 7.6% where 20% is permitted. He said the impervious coverage proposed is
34% where 65% is permitted.
Attorney
Middleton said the variances required are for setback, lot width, depth,
frontage and area.
Attorney
Middleton said he does not feel the project is being over utilized. Mayor Thomson said both lots were to be
included in this application. He said
that is why the zone line was moved.
Mayor Thomson asked if Attorney Middleton was sure the adjacent property
owner was not going to come through.
Attorney Middleton said he made every attempt he could. He said she rejects the certified mail. He said he believes she has received the letters
that were sent regular mail. She has
not responded.
Mayor
Thomson said the concern of the Board is not with Dr. Rivera but on who will
occupy the building if she moves her practice.
Attorney
Rubino said the space upstairs may be used for offices. Attorney Middleton said even if that did
happen the ordinance requires five spaces per doctor. He said 17 are being proposed.
Attorney
Rubino said the Board is also concerned about the buffer to the west and to the
rear. He said the Board is concerned
about the residents at the rear of the property.
Attorney
Middleton said they can move the building to the east 8’ – 10’. Attorney Rubino asked
December
2, 2002 Page
5
how
far off the rear of the property.
Attorney Middleton said about 52’.
Mr.
Gerken said, regarding the buffering to the west, a septic tank is being
proposed. He said
public
sewers will be installed sometime next summer.
Mr.
Maczuga stated they are below the permitted coverage. He said there is a need for a buffer on the west and south
side. He said the lot is about 30%
buildable.
Mr.
Tobia asked how far you could move the building on the west side.
Mr.
Lalka, already sworn, said the building could be moved 15’ to the east which
would increase the buffer to the residences on the west. He said the building would be 49’ off the
property line in the rear, 50’ on the left and 30’ on the right.
Mr.
Maczuga said the east side is zoned commercial. He asked if they could just flip the building and move it closer
to the right side. Mr. Lalka said that
would create a front yard setback problem.
Mr.
Tobia said the Board’s attitude is to protect the residential area. Attorney Rubino said the Board has no
problem with moving the building to the east.
Chairman
Braun said the Board would like to see those changes. Mr. Gerken recommended eliminating the second floor.
Mr.
Tobia said his concern is if there is a second story the concern is not with
Dr. Rivera but with future applicants.
He also suggested eliminating the second story.
Attorney
Middleton said he will speak to his client.
The
application was open to the public.
Mr.
Robert Camano, 2204 Glenmere Court, was sworn.
Mr. Camano said his concerns are ones that the Board has already
addressed. He said any improvement
would be good for the neighborhood. He
said his concern include the setbacks, second floor, buffering and use of the
building.
Chairman
Braun said the application will be carried to January 6, 2003. No further noticing is required.
NEW APPLICATIONS
MARTIN & BERNICE
SPIELMAN – PINE GROVE DAY CAMP – PB#32-2002 – 4010 Herbertsville Road,
Block 974, Lot 5, CR-40 zone.
Application complete: September 11, 2002. Applicant seeks to remodel, expand and add to existing structures
at Pine Grove Day Camp. Site with
variances.
December
2, 2002 Page
6
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
Michael
DeCicco, Esq. appeared for the applicant.
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Preliminary and Final Site Plan maps last
revised November 8, 2002
A-3 Front and left elevation
A-4 Flow plans and elevations dated November
4, 2002
A-5 EIS prepared by Crest Engineering
Associates dated March 27, 2002
A-6 Monmouth County Board of Health letter
dated September 20, 2002
A-7 Stormwater Management Plan prepared by Crest Engineering
Associates last revised November 8, 2002
A-8 Freehold Soil Conservation District letter dated June 17, 2002
A-9 Colored rendering
A-10 Photos of certain vantage points (3 photos on each page of 5)
PB-1 Review letter from Glenn Gerken, Schoor DePalma, dated October
21, 2002
PB-2 Review letter from John Maczuga, Schoor DePalma, dated October 8,
2002
PB-3 Letter from Wall Township Police Department dated September 12,
2002
PB-4 Wall Township Environmental Advisory Committee letter dated
November 22, 2002
PB-5 Wall Township Fire Prevention letter dated November 22, 2002
PB-6 Review letter from Glenn Gerken, Schoor DePalma, dated November
25, 2002
PB-7 Review letter from John Maczuga, Schoor DePalma, dated November
22, 2002
Sworn
by Reporter Arnone: Martin
Spielman, Owner
Peter
Strong,
Glenn
Gerken, Engineer
John
Maczuga, Planner
Attorney
DeCicco stated this application is for preliminary and final site plan
approval. The property is located at
4010 Herbertsville Road, Block 974, Lot 5.
It is located in the CR-40 zone.
It is a permitted use. The
property consists of 35.3 acres. There
are variances with this application.
The applicant is proposing to remodel and expand the existing
structures. The site is used as a day
camp. It is used mostly in the
summer. The addition will be in
character with how the facility is currently used. It is a rustic site.
Attorney DeCicco said there are no negative impacts. The proposed remodeling will make it a
better site.
Mr.
Spielman said he has owned the camp since September 1979. He said since the summer of 1986 it has been
used as a camp. The site has
recreational facilities. Some
activities are soccer, tennis, softball, nature walks, etc. Mr. Spielman said the camp has a gym,
theater, arts and crafts, camping, scenic center, etc. There is a dining room and kitchen
facilities. There are four swimming
pools.
December
2, 2002 Page
7
Mr.
Spielman said the camp sees as many as 600 children during the summer and has
150 employees.
Mr.
Spielman said when the summer ends the activities change. He said Wall Pop Warner Cheerleaders use the
gym to practice. The Diocese of Trenton
and other church groups hold retreats at the camp. He said Girl Scouts also use the facility.
Attorney
DeCicco asked Mr. Spielman to describe the site. Mr. Spielman said the camp has 1300’ of frontage along
Herbertsville Road. It has residences
on the west side and Shore Christian Center is to the rear and the east. The eastern property line is buffered by
several acres of woods. He said the
east has a natural wood land and will remain if this application is approved.
Mr.
Spielman said they have 55 parking spaces.
To the west are the soccer fields.
He said the soccer fields are buffered.
To the east there is a long 360’ building that is used as a bunkhouse,
dance studio, theater and gym. The
office building is setback from the street about 125’. Just off that is the scenic center. There are cabins all around the site.
The
Board members asked several questions regarding the 25’ tall climbing
wall. Mr. Spielman said the climbing
wall is 25’ high. He said the wall is
constructed of plywood and is scaled by use of stone-shaped pegs. He said at the top of the wall there is a
125’ long zip line that is attached to a tree.
He said when the wall is not in use 10’ of climbing pegs from the bottom
are removed. The climbing wall is 31’
from the property line.
Mr.
Tobia asked how long the wall has been there.
Mr. Spielman said 7 – 8 years.
Chairman
Braun said that wall gets the most attention.
It is within the setback. He
asked if it could be moved. Mr.
Spielman said if the wall was moved it would go into the forest. He said it is almost impossible to see.
Mr.
Spielman said there are only 10 – 12 youngsters at the wall at one time and
they accompanied by two instructors.
Mr.
Spielman described the pictures on exhibit A-10. He said one picture shows the climbing wall from one of the
neighboring properties, one is looking at the wall from the northwest through a
wooded lot; the other picture is looking east from the wall. Mr. Spielman said white pines have already
been planted to provide additional buffering at the climbing wall. He said the application adds the planting of
holly trees.
Mr.
Spielman explained he is asking for approval to construct a 3,000 s.f. storage
facility. This will house the camp’s
equipment in the winter. He said they
are also proposing a 1,200 s.f. pavilion which will replace the tents that are
there now. He said they are also
proposing an addition to the volley ball courts to allow for a small basketball
court. A 1,000 s.f. nurse’s office and
two new classroom buildings are also being proposed. Mr. Spielman said he is trying to better the operation.
December
2, 2002 Page
8
Chairman
Braun asked how Mr. Spielman determines the number of children who will attend
the camp. He asked what the limiting
factor is. Mr. Spielman said 600
children are ideal. He said they are
divided into age groups. He said 600
children attend everyday, Monday thru Friday.
Chairman Braun asked how many children stay overnight. Mr. Spielman said a one-night overnight
includes about 30 children. He said
sometimes in the summer there may be as many as 70 spending the night.
Mr.
Spielman said outside groups use the sleeping quarters. He said he hopes to expand the sleeping
quarters to accommodate 90 - 100 people.
Attorney
Rubino requested that the applicant submit architectural plans at the next
meeting. He said at the TRC meeting
there was a concern as to what the proposed buildings were going to look like
and where they are going to be. Attorney
DeCicco said Items A-3 and A-4 show that.
Mr. Spielman said they will be the same as the existing buildings.
Mr.
Maczuga said the buildings are not labeled correctly on the plans. Mr. Spielman explained where each building
is going to go.
Attorney
Rubino asked Mr. Maczuga if he would be satisfied if, as a condition of
approval, the applicant submit a revised architectural to his office. Mr. Maczuga said he feels the Board would be
interested in seeing the buildings.
Chairman Braun said the Board would like to see where each building is
going to go. Mayor Thomson said he
would like to see where the existing buildings are and have those included in
the application. He also requested
architectural plans and a description of each proposed building.
Chairman
Braun said this application will be carried to February 24, 2003.
Committeeman
Devlin asked if there was ever a time when there were more than 600 children
per day. Mr. Spielman said they have
been under but never over.
Mr.
Maczuga asked what the area on the side south abutting lot 1 was used for. Mr. Spielman said softball fields. Mr. Maczuga asked how close they were to lot
1. Mr. Spielman said they have been
there a long time. He said one field
may go into the buffer.
Mayor
Thomson said the Board needs everything shown on the site plan. He said a 75’ buffer is required. Mr. Maczuga said the plan should show the
75’ buffer all around.
Chairman
Braun said the climbing wall is a problem.
He said from the wall you can look right into the neighbor’s
backyard.
Chairman
Braun said transcripts will be needed.
Mr.
Tobia suggested enhancing the buffer with additional evergreens to protect the
residential zones.
December
2, 2002 Page
9
Captain
Morris said he had a concern with the safety of the climbing wall. He asked how it is closed off when not in
use. Mr. Spielman explained they take
off 10’ of pegs. Ms. Wilson said she
would like to see a safety plan. Mr.
Spielman said the children are buckled in.
They are attached to safety lines and wear helmets.
Chairman
Braun announced the application will be carried to February 24, 2002.
Attorney
Rubino said the applicant should have all the information requested to the
Board by the end of December and he will schedule a TRC.
Attorney
DeCicco said they waive the time limits.
Mr.
Giardina left the meeting.
The
Board recessed at 9:20 P.M.
The
meeting resumed at 9:30 P.M.
FELLOWSHIP CHAPEL - PB#34-2002
– 4061
Herbertsville Road, Block 973, Lot 6 & 7, RR-5 zone. Application complete: October 8, 2002. Applicant seeks to construct a 665 seat
Church with accessory Sunday School/Office wing, Pavilion and Chapel with the
existing residence to be maintained.
Minor with variances.
Attorney
Rubino reviewed the file and stated the Board had jurisdiction to proceed.
John
Pehlivania, Esq. appeared for the applicant.
Entered
into evidence:
A-1 Jurisdictional Items
A-2 Preliminary and Final site plan prepared
by R.C. Burdick last revised August 13, 2002
A-3 Overall building plan prepared by Holberg
& Adison, P.A.
A-4 EIS prepared by R.C. Burdick dated July 9,
2002
A-5 Stormwater Management report prepared by
R.C. Burdick
A-5A Appendix B, Predevelopment analysis dated
April 11, 2002
A-5B Post development flow of area B dated July 9,
2002
A-5C Appendix C, Post development analysis dated
July 1, 2002
A-5D Post Development flow of area C dated July 1,
2002
A-5E Appendix C, Stormwater quality dated July 9,
2002
A-5F Appendix E, soil erosion and sediment
control dated July 9, 2002
A-5G Post development flow of area E dated July 9,
2002
A-6 Pre-development drainage area map prepared
by R.C. Burdick dated July 4, 2002
A-7 Monmouth County Board of Health letter
dated October 15, 2002
A-8 Monmouth County Planning Board letter
dated August 12, 2002
A-9 Colored rendering
December
2, 2002 Page
10
A-10 Colored rendering of overall site plan
A-11 Colored rendering of architectural
A-12 Colored rendering
PB-1 Wall Township Police Department letter dated
October 10, 2002
PB-2 Review letter from John Maczuga, Schoor
DePalma, dated November 11, 2002
PB-3 Review letter from Glenn Gerken, Schoor
DePalma, dated November 12, 2002
PB-4 Wall Township Fire Prevention letter dated
November 22, 2002
PB-5 Wall Township Environmental Advisory
Committee letter dated November 13, 2002
PB-6 Review letter from John Maczuga, Schoor
DePalma, dated December 2, 2002
PB-7 Review letter from Glenn Gerken, Schoor
DePalma, dated December 2, 2002
Sworn by Reporter Arnone: Tom Thomas,
Engineer
Robert
Burdick, Engineer
Ed
Murachanian
Paul
Adison
Paul
Duggan
Frank
Rapisarda
Glenn
Gerken, Engineer
John
Maczuga, Planner
Attorney Pehlivanian
explained that 27 acres of land was donated to the Fellowship Church by
Arthur Sommers. Mr. Sommers currently resides in a home on
the land. Attorney Pehlivanian
said the applicant will
comply with the letter from Township Engineer Gerken dated November
12, 2002. He said he never received a copy of the
review letter dated December 2, 2002.
Mr.
Gerken
said there is very little change in the letter.
Timothy
B. Middleton, Esq. who said he was retained by one of the neighbors asked a
question about the height of the chapel.
He said the height of the chapel can be interpreted as either 40’ or 45’
depending on what section of the zoning ordinance you use. He said the height would exceed the height
limitations by more than 10%. Attorney
Pehlivanian said changes have been made to the plans. He said all buildings will be 35’, no more than 38’. He said the additional height will be a
dome. He said it is tantamount to a
steeple. Mr. Maczuga said the dome
could be as tall as 50’ and still comply with township ordinances.
Attorney
Pehlivanian said they want to show the adjacent property owners what this
application is all about. He said they
spent 9 – 10 months putting this plan together.
Attorney
Pehlivanian said the applicant would like to build the all-purpose building
first. He said the other buildings will
be built within 7 – 8 years. He said
that is the present plan. He said the
ball fields will be put in during Phase III.
Mr.
Tobia said sometime during this hearing the Board should hear testimony
regarding the five acre parcel reserved for Mr. Sommers. Attorney Pehlivanian said it is going to be
intergraded into the church’s property.
It may be used as a parsonage.
It will become part of the church
December
2, 2002 Page
11
property.
Mayor
Thomson said he would like the applicant to come back before the Board as it
prepares to construct additional buildings on the premises. He said he is concerned about the staging of
the buildings.
Attorney
Pehlivanian said the proposed buildings will be in keeping with that of the
surrounding area. He said the lot is
very wooded. He said they will try to
enhance the property. He said the minor
subdivision is going to be temporary.
He said the variances required are because of the subdivision. He said the structures on the property are
preexisting.
Chairman
Braun asked Attorney Pehlivanian to address the site plan.
Robert
Burdick, Engineer, gave his credentials which were accepted by the Board.
Mr.
Burdick testified that the property consists of 27 acres. The applicant will make road improvements
along Herbertsville Road. Access to the
church will be provided by a 30’ wide driveway. There will be left and right turn exit lanes. The multi purpose building and parking area
will be constructed at the west portion of the property. He said the multi purpose building will be
used as the church’s sanctuary, Sunday school classrooms and office
spaces. The Chapel will be located at
the northwest corner. Parking will go
around to the rear.
Mr.
Burdick stated an outdoor pavilion is also being proposed. It will be used as a picnic area. A detention basin will be located on the
southwest portion of the property. This
basin will be designed for all types of storms.
Mr.
Burdick said the proposed softball field will be unlit. There will be no lighting. It will not have a sound system. A trail will run from the chapel to the
field.
Mr.
Burdick said an amphitheater was also proposed but after the informal meeting
it was removed from the application.
Mr.
Burdick explained the variances that are required because of the
subdivision. Once lots 6 & 7 are
consolidated we believe we will be in compliance with township ordinances. Mr. Burdick explained there will be two
permanent variances. One will be to
allow a backstop on the softball field to be located in a front yard and the
other will be to allow a 21 s.f. sign at the entrance driveway.
Chairman
Braun asked why the church needed a softball field. Mr. Burdick said the church has a softball team and will use the
field as its home base. He said youth
groups will also use the field.
Committeeman
Devlin said Mr. Burdick had testified that the multipurpose building was being
built in an open area to avoid removing trees, now you are saying you are
putting the softball field in a wooded area.
Mr. Burdick said the variance is not for the field it is for the
backstop. He said they could eliminate
the backstop and the variance will not be needed.
December
2, 2002 Page
12
Chairman
Braun asked for testimony regarding league play or will the field be used just
for the church. Attorney Pehlivanian
stated the field will not be used for league play. It will be used for church member’s games. It will be used 3 – 4 times a week, probably
twice a week. The field will not be
used on Sunday or Saturday. It will not
be used on weekends at all.
Chairman
Braun said there needs to be a great deal of testimony on the operation of this
church.
Attorney
Pehlivanian said this church is now meeting in a school. He said they do not know exactly what they
are going to do except run a church and Sunday school.
Attorney
Rubino said the Board needs testimony stating how the site is going to be used.
Mayor
Thomson agreed with Chairman Braun stating the Board needs to hear extensive
testimony on the operation of the church.
Attorney
Pehlivanian said the applicant has submitted plans showing every possible
structure that could be built on the site.
Attorney Pehlivanian said the church members now hold its prayer meeting
at a fire house. He said they will hold
services on Sunday. They will have
Sunday school classes. He said maybe Girl
Scouts and Boy Scouts will meet there.
He said this is a Sunday operation.
Mr.
Tobia asked if there was a similar facility that the Board can refer to. Attorney Pehlivanian said the church is
non-denominational. There is no
membership. People just come to
worship.
Attorney
Pehlivanian asked Mr. Burdick about the engineer’s report. Mr. Burdick said he thinks they have covered
most of the items. Mr. Burdick said
they will take care of the comments regarding the façade. He said they will also comply with height
requirement. Attorney Rubino asked the
applicant to submit revised plans showing the changes.
Attorney
Pehlivanian asked about the loading zone.
Mr. Burdick said no loading zone is needed. All deliveries will be made by UPS, FEDEX, etc.
Mr.
Gerken said there are some minor items needed.
He said he asked for topography of the area downstream of the proposed
detention basin. Calculations should be
provided as to where the runoff will go after it leaves the site. He said he has not received that information. Mr. Burdick said the runoff goes south
around the northwest corner onto lot 16 to the stream.
Attorney
Pehlivanian asked about lighting. Mr.
Burdick said they will comply with everything regarding lighting.
Attorney
Pehlivanian asked about landscaping.
Mr. Burdick said they will comply with all landscaping requirements.
Mr.
Burdick went over the signage. Mr.
Burdick said the sign will be irregularly shaped. It will contain a 14’ cross.
He said the township ordinance limits the sign to 3 s.f. He said a sign that
December
2, 2002 Page
13
size
will not show the location of the church.
People are going by at 40 – 50 mph.
He said a small sign would not show the location of the church. He said the church would not be visible from
the road. It will be setback 700’ –
800’ from the road.
Attorney
Rubino asked for the size of the sign.
Mr. Burdick said it is 21 s.f.
It will have a 14’ cross on it.
The cross is not part of the 21 s.f.
He said they have received conditional approval from the county since it
is a county road.
Mr.
Burdick explained the building and impervious coverage. He said once the property is consolidated
the building coverage will total 4.4% where 6% is permitted. The impervious coverage will total 20% where
30% is permitted.
Mr.
Tobia was concerned about the site triangle at the intersection of Easy Street
and Herbertsville Road. Captain Morris
said he can see some traffic issues. He
asked for a traffic expert’s opinion. Attorney
Pehlivanian said it is a county road so he did not think a traffic study was
necessary.
Chairman
Braun said the Board can prepare a report.
Attorney
Pehlivanian said the traffic would be on Sunday only.
Captain
Morris is concerned about the impact the traffic will have on Herbertsville
Road. Attorney Pehlivanian said he
could not even tell the Board the number of members.
Ms.
Wilson suggested the church should investigate the possibility of using the
fields at Pine Grove Day Camp. Attorney
Pehlivanian said it is not very often you can use those fields.
Chairman
Braun stated this application will be carried to February 24, 2003. Attorney Rubino said no further noticing is
needed. Chairman Braun said transcripts
will be needed.
RESOLUTIONS TO BE
MEMORALIZED:
KERRY & JOHN ROCHE –
PB#35-2002
Block
135, Lots 7 & 8
Attorney
Rubino read the resolution of approval. Mr. Tobia moved to adopt the resolution as read. Ms. Wilson seconded the motion, which was
unanimously approved by a roll call vote.
(Mr. Tobia, Ms. Wilson, Messrs. Rible and Braun voted yes.)
RICHARD MUELLER – PB#28-2001
Block
942, Lots 79 & 132
Attorney
Rubino read the resolution of approval.
Committeeman Devlin moved to adopt the resolution as read. Mr. Morris seconded the motion, which was
unanimously approved by a roll call vote.
(Messrs. Devlin, Morris, Tobia and Braun voted yes.)
December
2, 2002 Page
14
PREMIER DEVELOPMENT –
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. Rible seconded the motion, which was
unanimously approved by a roll call vote.
(Ms. Wilson, Messrs. Rible, Capone, Morris, 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 10:35 P.M.
Respectfully submitted,
Betty
Schinestuhl
Recording
Secretary