doc11190 _07192021-306.pdf

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            "text": "JACKSON TOWNSHIP PLANNING BOARD MEETING\nMONDAY, JULY 19, 2021",
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            "text": "The July 19, 2021 meeting of the Jackson Township Board was called to order at 7:07 p.m. by Planning Board Secretary, Denise Buono with a salute to the flag by all present. Attorney Sean Gertner read the Open Public Meetings Act Statement noting that adequate notice has been provided and advertised in the manner prescribed by law."
        },
        {
            "id": "p1.3",
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            "text": "ROLL CALL: Tim Dolan\nDr. Michele Campbell"
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        {
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            "text": "Terence Wall, Township Representative- arrived at 7:44 p.m."
        },
        {
            "id": "p1.5",
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            "text": "M artin Flemming, Councilman"
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        {
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            "text": "effrey Riker-arrived at 7:13 p.m. Len Haring, Board Vice Chairman- arrived at 7:28 p.m."
        },
        {
            "id": "p1.7",
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            "type": "text",
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            "text": "Andrew Jozwicki Robert Hudak, Board Chairman"
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        {
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            "text": "Anthony Luisi- Alt #1"
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        {
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            "text": "Absent: Manuela Brito-Alt #2, Joseph Riccardi, Mayor's Designee"
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        {
            "id": "p1.10",
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            "text": "Also Present: Planning Board Attorney Sean Gertner, M r. Peters, Board Planner, Doug Klee, Board Engineer, Denise Buono, Planning Board Secretary, Anthony Jacob, Township I.T. representative, and Danielle Sinowitz, Planning Board Recording Secretary."
        },
        {
            "id": "p1.11",
            "order": 11,
            "type": "text",
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            "text": "Motion to enter into executive session at 7:07 p.m. by FLEM MING/ Campbell. Yes: Dolan, Campbell, Riker, Jozwicki, Luisi, Flemming, Haring, Hudak."
        },
        {
            "id": "p1.12",
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            "type": "text",
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            "text": "Motion to exit executive session at 7:35 p.m. by RIKER/ Campbell. Yes: Dolan, Campbell, Riker, Jozwicki, Luisi, Flemming, Haring, Hudak."
        },
        {
            "id": "p1.13",
            "order": 13,
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            "text": "Motion to approve regular meeting minutes from June 7, 2021 by FLEM MING/ Dolan. Yes: Dolan, Campbell, Luisi, Wall, Flemming, Haring, Hudak."
        },
        {
            "id": "p1.14",
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            "text": "Payment of Recording Secretary, Danielle Sinowitz, for 7/19/21 motioned by HARING/ Flemming. Yes: Dolan, Campbell, Riker, Jozwicki, Luisi, Wall, Flemming, Haring, Hudak."
        },
        {
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            "text": "Board Matters for Discussion 1. Request of Macedonia to reconsider language and/or conditions imposed by Resolution: Mr. Hudak mentioned there was question in the wording on the Macedonia approval. Mr. Gertner stated the approval was that the applicant would utilize the nitrate septic systems and it was the understanding that was the issue due to the intensity and density of the approval and the applicant has asked if the Board will be consider that. Mr. Riker stated the pinelands prefers and utilizes this system for a reason and that is a safety measurement and it was discussed and it shouldn't be deviated from a performance standard or a specific use, building and configuration was presented to the Board and a key performance is being taken out. Mr. Klee advised it is a performance standard and isn't required outside the pinelands and it's a better treatment of the waste water and it was requested and agreed too and there has been nothing to explain the change."
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        {
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            "text": "Davie Leone- attorney for the applicant- rely on the papers submitted, this is a facility that will be used once a week, and it's been calculated the design is 1,500 gallons so the emerging waste water will sit for a week before going into the discharge field and the amount of sewage that will accumulate is equal to a one bedroom residence, and there was only discussion where the nitrate system was raised, and there was no confirmation by the applicant that it would be done and the applicant complied with all zoning requirements and requested 0 variances and the cost is over 30% more not including the additional maintenance and for those reasons it would be requested the resolution be revised. Mr. Flemming noted this does not fall in the pinelands. Mr. Peters advised that was correct. Mr. Hudak asked how the nitrate system got into the resolution if this is not in the pinelands area. Mr. Gertner stated in the attempt to be consistent between both Boards the Zoning board has been requiring the systems be installed. Mr. Flemming asked if that was only in the pinelands. Mr. Gertner advised they have been required both in the pinelands and not. Dr. Campbell mentioned it was agreed too. Mr. Leone stated respectfully with reviewing the transcripts it was not agreed too it was indicated it would be looked into however it's not a specific requirement, and the Board is posing additional requirements other than what is in the code. Mr. Riker remembered several negotiations and the applicants team seemed to be un cooperative regarding fencing, and when the application was done it was felt to be resolved and this system was in that agreement and it would be shocking to see that this would be doubtful, and it seems to be a cost issue and when this was done there were no issues, the project was blessed to move forward in good faith and that's where it appears to be and is and the cost issue is not on this Board's hands. Dr. Campbell asked from an environmental perspective what the advice is. Mr. Riker stated projects are often faced and it's a performance issue and it's on 17 acres and it's looked at to see what would be in aquaporin and getting the best system should be obtained and right now this house of worship is being used as stated one day a week and in the future it could be used more than once, and the Board is looking at it in the long run, and the Board should move with it. Mr. Gertner stated there is case law that the resolution speaks for the Board and the Board had a chance to review the resolution and the collective statement had this as a requirement much like Mr. Riker indicated that the perception is that the system made the application right and the its not specifically required however there are some arguments other than the requirement and there should be notation however it's the Boards determination. Mr. Leone stated with respect to the fencing issue that was raised for the first time at that hearing, and there were notes being passed between Board members and the applicant was not made aware until that April hearing and there was a complaint from a north neighbor, and there is language in the resolution with respect to the berms and buffers and there is a specific agreement with the applicant to create harmony with the neighbors, and the issue of the resolution speaking for the Board that is understood, and the transcript speaks for itself. Mr. Riker stated the resolution was received and reviewed and its presented and voted on, and asked what is the time frame to when the attorney receives the resolution and the applicant is made aware. Mr. Gertner advised it's a lengthy window. Mr. Riker mentioned other than this 1 item, there are no outstanding concerns. Mr. Leone stated that was correct with the sole exception aside from the signage. Mr. Klee suggested an oversized system to make up for the enhanced treatment from a nitrate system. Mr. Hudak noted the concern is 5 years, 10 years down the road there will be more usage on site and the Board wants to assure its all covered. Mr. Leone stated the congregation has been in service for over 100 years, and in terms of growing the congregation and in terms of the oversized system it will have to be discussed, however the maintenance costs would be assumed to be lower, and the dimensions would have to be explored. Mr. Gertner stated the Board has another hearing next week, and it would be suggested to carry the determination to next week. Dr. Campbell noted the concern is the future. Mr. Flemming asked if the Board could incorporate letting the system grow with the use, a"
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            "text": "Jackson Township Planning Board Meeting of July 19, 2021",
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            "text": "Page 2 of 4",
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            "text": "septic system can always be added on, and if the use comes back for an additional use can the system be forced to be expanded on. Mr. Gertner stated the best approach is to have the applicant see if the oversized system is acceptable, and if the client should agree to the oversized system and the Board agree, the Board would condition the removal resolution to allow for a notice that as the use intensify the system be added too."
        },
        {
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            "text": "Applications: 1. Solomon Zolty Investments, Block 19501, Lot 35, Grawtown Road- M r. Klee stated this is an application for major subdivision approval, and it's for 21 residential properties and 1 affordable lot and there was some testimony back on May 3rd, and the affordable lot was on the corner lot on Grawtown Road and it was suggested to move the affordable building with 4 units within the subdivision and the revised plans were received and there were reports done as well. Mr. Peters stated the application is still in the RG2 zone and is still before the right Board. Mr. Gertner stated based on the receipt of the new information on Wednesday, there was discussion with Mr. Pfeffer, and given the Boards schedule it was felt proper to adjourn the matter and the Board is comfortable and the applicant is aware that further information may be necessary from the professional to be able to deliberate. Mr. Pfeffer stated as indicated there was a conversation and it was decided that it will be hopeful that there will be enough information provided to give enough information on the record and the location has changed for the adorable housing building and it was in the front and there was concern about the extra parking and it was a recommendation that there was an oversized lot on lot 11 and it was an idea to move the affordable there as there is more room for parking and there was questions where there can be a swing set near the affordable building, and there is sufficient room near the parking lot to add a play area, and there were minor questions and comments and Mr. Rea is here and its understood if there are more questions and its hopeful the concerns will be addressed."
        },
        {
            "id": "p2.5",
            "order": 5,
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            "text": "Ian Borden- President of PDS- previously qualified- sworn- advised the affordable units have been moved from lot 1 to lot 11 and the parking was taken from a wide driveway on the road to having an off street parking area which is compliant with the RSIS standards and the other item that was addressed on the parking and since the last hearing there was a memo from the state DCA regarding residential enrollment standards in a residential area and there was a table created on Exhibit A-2 and the memo indicated there should be 1.5 spaces per unit and lastly Exhibit A-3 and Exhibit A-4 which is the colored rendering of the building, with Exhibit A-3 being the view from the parking area from the front. Mr. Borden stated there were various technical comments on landscaping and those were addressed. Mr. Pfeffer asked if any technical questions or requirements are UN able to be provided and addressed. Mr. Borden advised nothing is disagreed with and all comments will be complied with. Mr. Flemming noted on the affordable area, it went from 8 spaces to 4. Mr. Pfeffer stated there are 4 spaces on each side of the building. Mr. Borden advised they were just moved from the right of way. Dr. Campbell asked as far as the aesthetics go, it's a nice rendering, however it will fit with the neighborhood. Mr. Borden stated that was correct, under UHAC standard they have to look similar. Dr. Campbell noted if there are garbage spaces where the property lot line is there it seems hard to fit 8 spaces. Mr. Borden advised there was a refuse enclosure. Mr. Hudak asked if the parking spaces will be in accordance to the law regarding to size. Mr. Borden advised the spaces will comply fully with 9x18 in size. Dr. Campbell asked if the playground has been added. Mr. Pfeffer advised if the Board does approve this, as a condition of approval the playground will be somewhere on that lot. Mr. Hudak noted there can't be a vote on the application since there is still professional review."
        },
        {
            "id": "p2.6",
            "order": 6,
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            "text": "John Rea- licensed professional traffic engineer in the state of New Jersey, and has been before this Board numerous times- credentials accepted- sworn- stated there will only be 8 parking spaces and this site is more suitable where it has been placed. Mr. Gertner asked if 3 off street parking spaces will be sufficient. Mr. Rea advised that is the RSIS interpretation, and they are relied on to provide the standards. Mr. Gertner noted the memo hasn't been before the Board, can it be described. Mr., Pfeffer noted it was given from a professional of the Board, and the Board should be the one to summarize. Mr. Gertner advised there was recommendation from the DCA and should these houses have 7 bedrooms there would be a need for more parking. Dr. Campbell asked if it agreed that a garage would remain a garage. Mr. Pfeffer stated it will be a garage. Dr. Campbell noted there are neighborhoods where garage doors have been removed, and we don't want that happening. Mr. Riker stated to Dr. Campbell's point it's designed as garage and the performance is a garage however it should be in resolution compliance it stays a garage. Mr. Pfeffer advised there are no issues with that. The homes are designed to have a minimum one car garage. Mr. Hudak asked if all home have a basement. Mr. Pfeffer said that was correct. Mr. Hudak asked if there will be an exterior entrance to the basement. Mr. Borden advised these are custom homes so it is possible. Mr. Gertner asked how the affordable building will be conforming if the homes will be custom. Mr. Borden advised that is review of the Zoning Officer and building department, and by the time the affordables are submitted there will be homes designed and elevations will be provided. Dr. Campbell noted that many new developments there are no homes with siding, they are all brick, stone and stucco, how can it be assured that the affordable units will look like the other homes. Mr. Borden mentioned it would be up the Zoning Officer, and the idea is to not have 2 houses identical right next to each other, and certainly the design would come from the architect and it's up to them to make sure the styles match. Mr. Gertner suggested a pallet come together. Mr. Borden stated a condition of approval is to ensure that the affordable units match the architectures of the other homes. Mr. Pfeffer stated the ordinance calls for a textures that looks alike. Mr. Flemming mentioned that the Board doesn't even know how the lots will be taken care of, and the Board is trying to have input on something where there is no knowledge. Mr. Gertner advised it's not the Board it's the applicants obligation to present a development and utilize the affordable units and the design element is so that the affordable units would blend. Mr. Pfeffer advised that is where the ordinance would come into play. Mr. Luisi asked how the word custom is defined. Mr. Pfeffer stated the design and the look and the layout. Mr. Riker mentioned if the houses have dormer a fake dormer gets put on the affordable unit, there should be a durable fixture and the building will take some wear and tear and a simple landscape plan should be provided, it just needs to be visibly pleasing, and the Board is more concerned about it being durable to be used and abused. Dr. Campbell stated it's nothing more than not sticking out and it's going to stick out and where it's been moved it won't stick out much however it should look like it fits in. Mr. Hudak mentioned the parking for these lots is hinged on the number of bedrooms, and 3 parking spaces are for a house with no more than 6 bedrooms, they won't be able to because there is no adequate parking. Mr. Pfeffer stated unless the houses were to be built smaller to comply with 4 parking spaces. Mr. Flemming noted they could also add a 2 car garage and there can be another bedroom. Mr. Gertner advised the argument is that the footprint has to meet all requirements so that there is a box where the house can go and based on the design and guarantee there will be a 1 car garage and up to 6 bedrooms and if there were 7 bedrooms there would have to be room in the design for 4 spaces. Mr. Hudak asked if the number of affordables have adequate parking with 8 spaces. Mr. Klee advised that is correct."
        },
        {
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            "text": "Opened public comment;"
        },
        {
            "id": "p2.8",
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            "text": "Ed Bannon- 22 Abercorn court- sworn- asked if all 21 homes opted to the 6 bedroom option, where is the excess parking and the overflow parking going, there cannot be Cooks Bridge situation here"
        },
        {
            "id": "p2.9",
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            "type": "text",
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            "text": "M r. Pfeffer stated this meets the RSIS standards for houses and if there were more bedrooms there needs to be more parking spaces. M r."
        }
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            "text": "Jackson Township Planning Board Meeting of July 19, 2021",
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            "text": "Page 3 of 4",
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            "text": "Hudak asked if there is on street parking. Mr. Borden stated there is enough parking on site which includes a resident or guest and the overflow can go on the street as they are 30' streets. Mr. Hudak asked if that is adequate space for fire officials. Mr. Flemming said yes."
        },
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            "text": "Seeing no one else come forward, motion to close public comment by CAMPBELL/ Flemming. Yes: Dolan, Campbell, Riker, Jozwicki, Luisi, Wall, Flemming, Haring, Hudak."
        },
        {
            "id": "p3.5",
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            "text": "Mr. Pfeffer stated the applicant would like to come back as soon as possible, there is no more testimony there is only professional review. Mr. Gertner asked if 10 days be acceptable. Mr. Klee advised it will not happen for the special meeting on July 26, and it would be leaning towards the 16th of August, there are site discrepancies and the landscaping should be shown on the plans and as quickly they can be turned around it. Mr. Gertner asked Mr. Borden if possible to add at least the dimensions of the tot lot. Mr. Klee stated the 16th appears like it would be adequate time. Mr. Hudak noted there is concern with the tot lot being on the other side of the parking lot, there will be kids going through the parking lot to get to the other side of the street. Mr. Pfeffer advised there will be crosswalks and noted August 16th would be acceptable. Mr. Gertner announced for member of the public this matter will be carried to the August 16th hearing."
        },
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            "text": "Recess taken at 8:45 p.m. reconvened by Mr. Hudak at 8:29 p.m."
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            "text": "2. 28 North Cooks Bridge Road, LLC, Block 8601, Lot 41, North Cooks Bridge Road- M r. Klee stated this is an application for preliminary and final approval for construction of an office building, and the Board relayed a concern, and the 10,000SF building has been revised to 7,845SF and the parking was reconfigured and the parking spaces required are 40 and 35 are being provided and the report indicated the need for architectures and that summarizes the modification. Mr. Peters stated the project is still in the NC zone and is still a permitted use in the zone. Sal Alfieri- attorney for the applicant- stated the architectures were submitted within the 10 days and the reports only reviewed the plans not the renderings and it will be deferred to the Board and there was a conversation had. Mr. Hudak advised there needs to be time to review. Mr. Alfieri stated this will be brief and there was testimony completed and Mr. Rea spoke to the parking numbers and there will be summary on the changes made and there will be time to review the reports there are no technical comments that cannot be addressed."
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            "text": "Eric Halpert- prepared the plans and is licensed in the state of NJ- sworn- stated the previous plans show the professional office with a gross square footage of 10,000SF with parking spaces to the front, and the present plans show an approximate 7,845SF building and there were variances on the residential side and the commercial side and they have been removed since the setbacks are now compliant in the parking area and there are 35 spaces proposed and there are fire lanes shown and the refuse enclosure has been moved back further and there is no conflict with the entrance on the southern side of the building and that would be the main differences between this and the previous site plan. Mr. Alfieri asked if there are technical comments, such as draining, lighting etc. that will be addressed, and they may have been addressed in the plans however they will be done. Mr. Halpert advised that was correct. Mr. Alfieri stated there was also a submission as to why the parking could not be moved. Mr. Halpert stated there was a concept discussed to move the building to the center and Exhibit A-5 was created to show the scenario of the building in the center which was requested by the Board to be shown. Mr. Gertner advised there is confusion since there were no views on the exhibit, the point is understood that it's not being used, and there is submission dated July 19, 2021 and they are the revisions, and there are no renderings. Mr. Halpert advised that was correct, this Exhibit was meant to be an exhibit to show the concept that was mentioned, this was for discussion purposes only. Exhibit A-5 shows the site that will require onsite septic and the rear of the site will require space for the septic space and with less than 140' from property line to property line, if the building were to be placed in the center there would only be 1 stack of parking spaces and there would be some parking in the rear and the front however on a site like this the way it will be developed is how it was submitted and by housing the building to the middle the amount of parking spaces will be limited and this exhibit was done to illustrate that. Dr. Campbell asked if there is an issue with tying into sewer. Mr. Alfieri stated the MUA was reached out too after the last hearing and it was advised that there is not sewer near this site to connect. Dr. Campbell asked if that can be changed over once available. Mr. Alfieri noted that would be better for everyone, and stated as a condition of approval if sewer is brought in there will be a connection. Mr. Dolan asked if that would be at the expense of the site owner. Mr. Alfieri advised that was correct. Mr. Flemming mentioned that the plans proposed does not appear to have a close enough turning radius, and there is still no access to the rear of the building. Mr. Alfieri asked what the turning radius is. Mr. Halpert stated 39.83' which is from the fire district 4 recommendation. Mr. Flemming asked where the rear access is. Mr. Halpert stated it was attempted to be shown and it would not be utilized well, and in terms of safety the fire official did provide a response that this was acceptable. Mr. Riker stated there has to be access to the rear of the building, and the suggestion would be have a discussion with Dr. Tozzi to have a connection to the parking lot, and if the site was flipped there could be grassy pavers and curbing, there is a safety concern. Mr. Halpert advised there was a wall installed and it can be looked at however the grade does not match there is a wall there now. Mr. Alfieri stated the applicant has spoken to Dr. Tozzi and there has been no leverage. Mr. Gertner asked why the full circulation won't work. Mr. Halpert stated the submitted plan provides 35 parking spaces and the plan shown on Exhibit A-5 only provides for 23 spaces. Mr. Gertner asked how much square footage is on the building. Mr. Halpert stated 4,600SF. Mr. Hudak asked what the concept put together has a footprint of. Mr. Halpert advised approximately 3,000SF on the first floor. Mr. Hudak asked if that was with only 23 spaces. Mr. Halpert said that was correct. Mr. Peters stated as this site is looked at, it is 140' wide and with looking at the drawing if there is a drive is on the right hand side there would be a drive is from front to back with access to 3 sides and there could be parking pods in front of the building and along the rear, and the idea is not the square footage it's the parking space, if there wasn't isles around all 4 sides and only 3, it would look like a reverse c parking configuration leaving 16-18 spaces in the front and the back leaving access to all 4 sides. Mr. Flemming asked if that would cause the entrance to be moved. Mr. Peters advised that was correct similar to the building that was approved on county line. Mr. Halpert advised it will be sketched."
        },
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            "order": 9,
            "type": "text",
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            "text": "Opened public comment; seeing no one else come forward, motion to close public comment by DOLAN/ Flemming. Yes: Dolan, Campbell, Riker, Jozwicki, Luisi, Wall, Flemming, Haring, Hudak."
        },
        {
            "id": "p3.10",
            "order": 10,
            "type": "text",
            "bbox": {
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                "r": 577.68,
                "b": 101.28
            },
            "text": "M r. Alfieri stated the input has been heard and there will be revisions made, and a consensus was being discussed to get a realistic timeframe 2-3 weeks for plans and then there is a need for professional review. Mr. Gertner advised after reviewing the upcoming calendars, it appears the next available hearing with no conflicts would be October 4th. Mr. Alfieri advised that date would be accepted. Mr. Gertner announced for member of the public this matter has been moved to the October 4, 2021 hearing."
        },
        {
            "id": "p3.11",
            "order": 11,
            "type": "text",
            "bbox": {
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            "text": "Motion to carry to October 4, 2021 by FLEM MING/ Campbell. Yes: Dolan, Campbell, Riker, Jozwicki, Luisi, Wall, Flemming, Haring, Hudak."
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            "id": "p3.12",
            "order": 12,
            "type": "text",
            "bbox": {
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                "b": 52.8
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            "text": "Motion to adjourn at 9:31 p.m. by FLEM MING. Yes: All in favor among those present"
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            "bbox": {
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            "text": "Jackson Township Planning Board Meeting of July 19, 2021",
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            "text": "Page 4 of 4",
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            "text": "Respectfully submitted,"
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            "text": "Danielle Sinowitz,\nPlanning Board Recording Secretary"
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