WALL TOWNSHIP PLANNING BOARD MINUTES STUDY SESSION CONFERENCE ROOM B DECEMBER 14, 2015

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1 DECEMBER 14, WALL TOWNSHIP PLANNING BOARD MINUTES STUDY SESSION CONFERENCE ROOM B DECEMBER 14, 2015 Chairman Braun called to order the Study Session of the Wall Township Planning Board at 7:00 p.m. Members present were Alt. #1 Mr. Bednarski, Chairman Braun, Mr. Clarizio, Ms. Coman, Vice Chairman Farrell, Mr. Hall, Mr. Hearn, Lt. Lokerson, Committeeman Luttman, Attorney Jackson, Ms. Rose and Ms. Meehan. Chairman Braun started off by stating this is the last meeting for the year and there may be some that are not here next year. Thank you Lt. Lokerson, you have been a loyal member, thank you for your time. Lt. Lokerson said it has been a privilege to be on this very professional Board. Lt. Brown is recommended to take my position. Chairman Braun stated there are two cases on; the first is a minor subdivision on Glendola Rd. Mr. Hall stated it is pretty straightforward. It is a lot that has two houses. It is non-conforming. The applicant wants to subdivide the lot into two and tear down the house on one. It somewhat looks like a flag with a much wider stem because of the 100 width. We need to grant relief; there is a pre-existing front yard setback. We need testimony on the grading and more housekeeping type things. He does not see anything that would stop this application. Mr. Zahorsky stated that Attorney Middleton is looking to do an easement so they would not need to increase the variance. Mr. Hall stated there is significant grading as well and they need it to be talked about on the record. Mr. Hoffman s letter was short and most of it is facts; it just needs to be put on the record. Once this is approved, the house needs to be demolished. Chairman Braun stated that there is a process and it needs to be removed before they perfect the subdivision. They will either have to put up a bond to assure there is money there to take the house down within the time. They are going to end up with two conforming lots. Chairman Braun stated it is 100 wide and it is wider than it looks. They could put the house anywhere they want if they meet the setback. They have had a number of these flag lots and need to have room for an emergency vehicle to be able to turn around. Chairman Braun next moved onto the Allenwood Terrace Apartments. Ms. Coman said that what they are looking to do is demolish the barracks and put in 100% senior living rentals. Mr. Taylor stated that they need testimony on age restriction. They will have to comply with the fair housing. There are basically two kinds of apartments, one and two bedroom. It is three stories, there is an outdoor patio, and a club room. There are 78 units with 145 parking spaces. There is one variance for a monument sign which is not permitted. There is an issue with

2 DECEMBER 14, circulation. Chairman Braun stated that they came to the Board at least twice informally and they have moved the building to put space between housing and the rear. Mr. Taylor stated there needs to be comments about the landscaping and the buffering and they have done a pretty good job. There is a 20 ft. buffer required and it only allows for about a 3.6 buffer. There is a possible alternative to shift the drive about 5 to get at least 8. That might be something the Board should evaluate to help folks on the southern side. Ms. Coman stated that if that were an issue we d like to accept, that would be a second variance. Chairman Braun asked if there reports from fire at all. Mr. Savacool said yes and some things were addressed in the plans. Rather than looping the water main, they could bud up to the neighbors. The town would take the lead on approaching the HOA. Testimony needs to be taken on that and also comments on the basin which was not per code. Mr. Clarizio stated there is a new hydrant on the property. Mr. Savacool said that the comments on the drive aisles have been eliminated. Ms. Coman talked about the access to the building and the parking surround the building. She wanted to know how you actually get into the building. It looks like there is a long walk which is something that popped out since it is for senior living. Also, do they limit the amount of cars each apartment can have? Mr. Taylor stated that it is age restricted so their may be a lot of couples that have one senior and one not and would like to know how parking distribution is done. Ms. Coman then asked how eligibility to be there is determined. Do they add in others income say if a kid comes home to live with a parent? Mr. Taylor stated that some places do not allow kids under 18 and testimony on this needs to be provided. There are five rooms to allow for adjoining rooms for an aid. Mr. Taylor stated they met at the TRC and made some supplemental planting. He stated that they have complied with pretty much everything. Chairman Braun stated that this depends on comments from the public and how much they do tonight. This application is basically done. We need to make sure we do not miss anything. Lt. Lokerson stated this is an intersection of concern. There are many accidents and trees on the corner. Mr. Taylor asked if it is due to existing vegetation and stated that what can be done is it can be selectively thinned with clearing and grading. Chairman Braun asked if anyone has anything further to add. Nothing else was added.

3 DECEMBER 14, The meeting was adjourned at 7:30 p.m. Respectfully submitted, Lindsay Meehan Recording Secretary

4 DECEMBER 14, WALL TOWNSHIP PLANNING BOARD MINUTES REGULAR MEETING MUNICIPAL MEETING ROOM DECEMBER 14, 2015 Chairman Braun called to order the regular meeting of the Wall Township Planning Board at 7:30 p.m. SALUTE TO FLAG Members Present Alt. #1 Mr. Bednarski, Chairman Braun, Mr. Clarizio, Ms. Coman, Vice Chairman Farrell, Mr. Hall, Ms. Hearn, Lt. Lokerson, Committeeman Luttman, Attorney Jackson, Mr. Taylor, Mr. Savacool, Ms. Rose, Ms. Meehan, and Ms. Arnone. Members Absent Committeeman DiRocco and Alt #2 Mr. Nolan The chairman said the meeting is being held in accordance with the Sunshine Law. Chairman Braun started off the meeting by stating there are two matters being heard before the Board. The first will be PB # Don Jessop and the second is PB # Allenwood Rd. PB # will be heard on January 11, 2016 with no renoticing required. There will be no Rosano resolution on tonight. Attorney Middleton is representing the applicant for PB # Mark into evidence: A-1 Jurisdictional Package Minor Subdivision Plan A-2 Prep By: Joseph Lazok, P.L.S. Dated: 2/2/15 PB-1 PB-2 1st Engineering Review Prep by: Matt Zahorsky, P.E. Dated: 12/9/15 1st Planning Review

5 DECEMBER 14, Prep By: John Hoffmann, P.P. Dated: 12/8/15 Swear in witnesses: Joseph Kociuba. Mr. Kociuba stated that he is familiar with the application. There is a very large front lot on Glendola Rd. There are two existing family dwellings on the property. The existing property is non-conforming and the applicant wants to subdivide it creating a conforming front lot and the back lot would need a variance. As seen on the plan, the property widens out to about 250 in the rear. They do require a variance in addition to the existing non-conformity. The variances can be granted as the benefits outweigh the detriments. It would be beneficial since the surrounding areas are residential homes. There are two dwellings on the site and will both be conforming. Letters from Mr. Zahorsky note the right-of-way is 65 wide and is requesting a 15 dedication. We have no objection to that. We would like to propose an easement instead of a dedication. Mr. Zahorsky stated there is no problem with that. Chairman Braun stated that this would be better. Mr. Kociuba stated there are no other issues and they have improved the grading on the site. Chairman Braun stated that they needed to know if there are plans for where the new home would be set. Mr. Kociuba stated there are no plans as of yet but they would conform with the front yard setback. Chairman Braun stated that there needs to be adequate turn around room for an emergency vehicle. Ms. Hearn stated that they talked about the deed being perfected. Chairman Braun stated that either the building needed to be removed before the subdivision is perfected or a bond must be posted. Attorney Middleton stated they would post a bond. They would prefer to build and live in the house until it is completed. Chairman Braun stated that the details of the bond will have to be worked out. Mr. Zahorsky stated that there will need to be a time limit on the bond. Attorney Middleton stated a year of perfecting the subdivision from the date of filing the deed. Mr. Zahorsky said there would be no CO to be issued until the house is removed. Mr. Hall brought up the dry well system. Mr. Kociuba stated there is no objection. Chairman Braun stated that they can basically comply with all the terms and conditions of the letters. Chairman Braun opened the meeting to the public.

6 DECEMBER 14, Kevin O Brien from Colony Ct. came up. He stated that he has concerns without seeing the plans for the house. He stated that there is a grading issue. He stated that the other issue is the shape of the lot. He said that he is concerned with way the lot goes could impact him financially. Chairman Braun stated that the Board is always sensitive to other people s front yards. The Board s concern is drainage and believes it is being taken care of. Sean Savage is an engineer working with Mr. O Brien. He is a licensed professional who has testified before the Board and numerous towns in New Jersey. He stated there are some concerns over the location creating a lot near the rear of the property. He feels the lot would be better to divide just straight up rather than creating a flag lot. It appears to be a flag lot and how it acts, if you look at it this way it would not be permitted in this area. It does not fit in with the neighborhood. There is also a concern for wetlands in the back. There are too many unknowns. Chairman Braun stated that there are not a lot of unknowns, clearly things still need to be determined. Attorney Middleton stated that they are eliminating a use variance here. It is a very large property; about four times the size. Dry wells will mitigate any run off situations. Regarding the character of the neighborhood, Glendola Rd. has unusual houses. Chairman Braun said that depending on where you are on Glendola Rd. there are all different situations. Mr. Kociuba said that as the planner, he would agree that there is not one specific setback in this area. Mr. Hall stated that if there are drainage issues, they would work with the Township to mitigate that. Attorney Middleton said stated there will be no off site run off for the adjoining neighbors. Vice Chairman Farrell then asked if there are wetlands in the back of the property. Mr. Kociuba said not to his knowledge. Chairman Braun stated that they are working to improve the neighborhood. Being no one else came forward the public portion was closed. Attorney Middleton summed up stating this is an oversized lot that is creating conforming lots. There does not appear to be any negative criteria, no real hardships to any surrounding properties. Mr. Hall made a motion to request the Board s attorney to prepare a resolution to approve PB # minor subdivision application Block Lot Glendola Rd., located in the residential R-30 zone. The Board agrees to grant the following bulk variances:

7 DECEMBER 14, On Lot width 100 where 125 is required. 2. Existing non-conforming use on lot where existing front yard setback is where 40 is required. Along with the following conditions: 1. Applicant will post a bond to ensure building will be taken down, amount to be determined by the Township Engineer. 2. Any condition that negatively effects any adjacent properties should be mitigated to the satisfaction of the Township Engineer. 3. If any condition has any negative drainage effects on the adjacent properties as a result of the new construction shall be mitigated to the satisfaction of the Township Engineer. 4. A properly designed drywell system with enough storage for 1 over the entire roof. 5. Applicant agrees to be granted an easement of Driveway turn around will be provided. 7. No CO will be given on the new home until the old home is demolished. 8. Applicant shall comply with all other conditions of Mr. Hoffman s letter dated 12/8/15 and Mr. Zahorsky s letter dated 12/9/ Applicant shall pay all taxes and other applicable assessments, costs and fees to date including all escrow fees. 10. Applicant shall pay all taxes and other applicable assessments, costs and fees to date including all escrow fees. 11. Outside approvals: Freehold Soil, Wall Township Fire Official, and Monmouth County Board of Health. 12. Anything else the Board attorney may find necessary to add. Motion Mr. Hall, 2 nd Vice Chairman Farrell Roll Call: Mr. Hall, Vice Chairman Farrell, Mr. Clarizio, Ms. Coman, Ms. Hearn, Lt. Lokerson, Committeeman Luttman, Mr. Bednarski, Chairman Braun. The next application before the Board is PB # Allenwood Rd Block 801 Lot 21. Attorney Gianetti is for the applicant. He stated the applicant is there for the preliminary and final site plan approval. The property is the former state police barracks site. It is proposed to be 100% affordable living for senior rentals. It is apart of the affordable housing plan by the town. Mark into evidence: A-1 Jurisdictional Package

8 DECEMBER 14, A-2 Preliminary & Final Major Site Plan (Full size & reduced) Prep By: Joseph Hanrahan, P.E. A-3 Site Layout Plan (Sheet 3 of 13) Prep By: Joseph Hanrahan, P.E. A-4 Floor & Elevation Plan (Full size & reduced) Prep By: Culpen & Woods Architects A-5 Land Title Survey Prep By: James Heiser Dated: 9/4/15 A-6 Tax Map Page A-7 USGS Map Page A-8 NJDOT Letter of No Interest Dated: 9/4/15 A-9 Ecological resources Inventory & Impact Assessment Report Prep By; Eastern States Environmental A-10 Operation & Maintenance Manual Prep By: Joseph Hanrahan, P.E. A-11 Report of Geotechnical Investigation & Storm Water Management Prep By: Dynamic Earth Dated: 9/11/15 A-12 Storm Water Management Report Prep By: Joseph Hanrahan, P.E. A-13 Construction Site Work Specs Prep By: Hammer Land Engineering 9/14/15

9 DECEMBER 14, A-14 Monmouth County Planning Board Dated: 10/13/15 A-15 Freehold Soil Dated: 10/26/15 A-16 Township of Wall Resolution No Dated: 8/26/15 A-17 Preliminary & Final Major Site Plan (Full size & reduced) Prep By: Joseph Hanrahan, P.E. Last Revised: 11/16/15 A-18 Additional Landscape Exhibit & Truck Turning Plan Prep By: Joseph Hanrahan, P.E. Dated: 11/16/15 A-19 Architectural Drawings (Full Size & Reduced) Prep By: Culpen & Woods Architects A-20 Statement of Operations Dated: 11/16/15 A-21 Stormwater Management Report Prep By: Joseph Hanrahan, P.E. Last Revised: 11/16/15 A-22 Developer s Agreement Dated: 12/8/15 A-23 Freehold Soil Dated: 12/8/15 A-24* Aerial Exhibit A-25* Rendering of Site Plan A-26* Rendering of Site Plan Showing Loop Drive A-27* Rendering of Building 1st Floor Plan A-28* Colored Rendering of Elevation A-29* Diagram of Terrace Patio Outside

10 DECEMBER 14, Club Room PB-1 PB-2 PB-3 PB-4 PB-5 PB-6 PB-7 1st Engineering Review Prep by: Ray Savacool, P.E. Dated: 10/29/15 1st Planning Review Prep By: Scott Taylor, P.P. Dated: 11/4/15 1st Fire Prevention Dated: 11/5/15 1st Water Sewer Review Prep By: Carmella Roberts, P.E., C.M.E. Dated: 11/24/15 2nd Engineering Review Prep By: Ray Savacool, P.E. Dated: 12/7/15 2nd Planning Review Prep By: Scott Taylor, P.P. Dated: 12/9/15 2nd Water Sewer Review Prep By: Carmella Roberts, P.E., C.M.E. Dated: 12/10/15 Swear in witnesses: Joe Hanarhan, Nigel Marsh, Nicholas Verderese, and Richard Truslowe. Mr. Hanarhan started by stating he is testifying as an engineer. He was in attendance at the TRC meeting with the Township professionals about the re-zoning of the property. The property is bounded by 138 to the north, Cedar Townhomes to the south, Allenwood Rd. to the east and the parkway ramp to west. The property contains 5.69 acres, approximately 700 ft. of frontage on 138 and approximately 420 ft. on Allenwood Rd. It is the former police barracks which is now vacant. The applicant is proposing to demolish this building. The property is vacant and is not being utilized. The project involves a three-story apartment building with 63 one bedroom apartments and 15 two bedroom apartments. The building is a backwards L with the short leg parallel to Allenwood Rd. and the long leg parallel to 138. The property is long and narrow. There is a fitness room and a meeting/club room. The applicant proposes 145 parking stalls

11 DECEMBER 14, where the Township requires 130 and RSI requires 144. The driveway will remain as it is today. There are parking stalls around the entire building with entrance points on all sides of the building. The driveway also provides for emergency access vehicles. A fire truck can navigate around the entire building. The project is designed with a main entrance outside of the access aisle. There is also an overhead canopy in addition to a 5,000 sq. ft. patio area attached to the clubroom. There is an access aisle around the entire building, there is a loop road required. The narrowest point is 8.6 and grows to approximately 12. Due to the loop being necessary this does meet the criteria. They are proposing a 6 fence and are providing between of buffering between the parking lot and the southern borders where there is only 20 required. They are proposing a row of staggering evergreen trees to further buffer that area. At the November 5, 2015 TRC meeting, it was suggested to move the loop road 5 to provide a larger buffer for the southern property. They are comfortable with the loop road only being 10 from the buiding. The proposed landscaping package has 156 evergreen trees, 584 evergreen shrubs, and shade trees in the parking lot. The 6 high solid vinyl fence will be put to block any headlights to residents. Currently there is an existing storm water basin. They will be using the same one with some modifications. They are proposing a ground sign at the Allenwood Rd. entrance. It will have a brick base and siding to match the buildings. It is 4 7 high and 10 from the right-of-way line which would put it back 30 from the curb line. They are seeking a variance on that, it would be replacing the dilapidated state police sign which is higher and not as aesthetically pleasing. There are two trash areas; one exterior where the barracks was located and trash in the building as well. The second and third floors have a trash shoot to the ground where there is a compactor. Each floor has recycling bins. Attorney Jackson stated that the ordinance requires two trash receptacles. He feels this is being met by having one inside and one outside. Mr. Hanarhan continued stating that approximately 2500 cubic yards of soil is to be removed so they can manage the earthwork and balance it on site. They will comply with the Freehold Soil. They have made appointments and have gotten review letters. If it is approved, they would get water and sewer permits. Chairman Braun stated he was given the letter from Freehold Soil and there are a few revisions. Mr. Hanarhan stated that in regards to the recent letter there are two comments. He stated that the letter of authorization is an administrative procedure so there are no issues. He then said the

12 DECEMBER 14, second is not an issue either. He then stated that they can comply with everything in the letter from the Board Engineer. Mr. Savacool asked if they are tying into Cedar Hollow. Mr. Hanarhan stated that they are able to comply as long as the township can assist. Connecting utilities with the development to the south rather than have a water main go around the building will create better pressure on the applicant s side as well as Sleepy Hollow being that it will create a loop system. The township would take over maintenance of the water and sewer. Chairman Braun stated that the adjoining property has a stub line so this would provide better flow and better pressure for Sleepy Hollow. Mr. Hanarhan said that they are requesting a pump station on the south side to pump across 138 to the gravity manhole. Robert s Engineering letter requests to tie into the sewer line of Cedar Hollow Estates which runs within Sleepy Hollow Ct. Option two is to bring the sewer across 138 to the gravity manhole. They are agreeable to all and will work with Robert s Engineering and the town to see which option works best. Chairman Braun stated the roadway should be moved closer to the building to increase the buffer to the residents. All are in favor. There is a 15 setback required where 10 will be allowed to give a larger buffer to the south side. There is no practical way to change the design of the building. Mr. Hanarhan stated that the building was originally pushed forward but came to find the soil underneath is fill material and not suitable for building construction so they put the parking lot on top of the fill material. Also they had building height issues and the building being pushed back helps them to comply. Mr. Hanarhan went on to say that they only thing he would like to address is the lighting. It is not acorn lighting. He stated that this is affordable housing and would like to stick with how it is. He noted that it does meet the requirements. Chairman Braun stated they are good with that. Ms. Hearn asked about the on site parking. Mr. Hanarhan stated that there is 145 parking stalls and there are doorways all around the building with access by a key card. He said there are no designated spaces; it is a first come first serve basis. Mr. Marsh started off by saying the building is a three-story structure approximately 28,000 sq. ft. The materials being used is a brick base, hardy side material and 40 year asphault shingles. He said there are two colors of hardy siding: tan and egg white to accent. The windows will be vinyl and double hung. It is an L shaped building so it has two lengths: one is just under 160 and the other is about 360. The number of

13 DECEMBER 14, entrances and exits will be provided. There is a fitness center and public toilets all on the south. Further north, towards the west, there is a mix of one and two bedroom units. The second and third floors are identical. Laundry is centrally located on the second floor and the third floor will have a business center. On each floor, there is a trash room that will be used by management. There is an office dedicated for management adjacent to the clubroom and fitness area. Also there are five supportive housing units that are virtually identical to the one-bedroom units. They are internally linked to give them a sense of community. The elevators are in the same area. There are two sized elevators, one is larger to accommodate a gurney. Vice Chairman Farrell asked where the 5,000 sq. ft. patio is located. Mr. Marsh stated it is directly below the clubroom with access from the clubroom. There is no basement. There are no doors from rooms to outside. This is 55 and over, not a senior care facility. Mr. Taylor commented that this is a nice job and has compliance with design standards. Mr. Verderese started off by talking about the traffic impact analysis. They did a traffic assessment; 78 age-restricted units typically generate less than not age restricted units. This is a light generator with about 30 trips per hour. If this were office space, that could generate up to three times the amount of traffic. Gas would generate ten times the amount of traffic. Using the existing driveway along Allenwood Rd. would make no conflict with the driveway and the interchange. It is about 250 from Sleepy Hollow so there is no conflict there. The sight line to the south needs to be cleaned up to give a clear sight line. They compared the access with Sleepy Hollow s and understand how it operates. Moving the driveway closer to the building will reduce the S curve around the loop. Parking can meet any normal activity plus demanding peak times. Lt. Lokerson stated that they want to clean up some trees that are existing. Attorney Gianetti stated that is not the applicant s property it is DOT property but they will investigate to see what they can do about that. Chairman Braun stated they want to improve the sight triangle. Mr. Truslowe stated this is an age restricted senior project. They will offer units to three income tiers: 30% of the median for Monmouth County, 50% of the median for Monmouth County, and 60% of the median for Monmouth County, adjusted by family size. The lowest income: $500/$600 with adjusted utility about $100, $400 for rent. 50% - $700/$700 for one and two bedrooms and 60% - $867/$1000 for one and two bedrooms. The percentages are set by the program. A 55 year old is allowed to bring a partner that is younger. There is to be no one under 18 years old. Chairman Braun stated that agree are not in the developer s agreement but will be a condition.

14 DECEMBER 14, Ms. Coman asked the number of people allowed per unit. Mr. Truslowe stated the one bedroom limit is two people and the two bedroom unit is three people. That is a limit that can be set because technically they are probably allowed to have four people in a two bedroom unit. Mr. Taylor stated that on December 8, 2015 the Township and the developer entered into an agreement and believes that document should be included as it goes into great detail. Chairman Braun said that any resolution will reference the developer s agreement. He added that they are trying to make this simple and they want the resolution to be clear so that buyers going forward have clear usage. Mr. Hall asked that this does not eliminate underage visitors; grandkids are allowed to visit for a few days. Mr. Truslowe stated they are welcome to visit. Chairman Braun opened the meeting to the public. Being no one came forward the public portion was closed. I would like to make a motion to approve Planning Board application # , Block 800, Lot 1 located at 2101 Allenwood Rd. within the OP-2, Office Park zone with an ML-12A Mount Laurel Zone overlay. The applicant of the property, TRG NJ IV, LLC has requested Preliminary & Final Site Plan approval to demolish all existing improvements and construct a 78 unit, 3 story, 100 % affordable, age-restricted (55 and over) apartment complex. The applicant has requested variance approval for the permanent residential community sign as no such signs are permitted by ordinance. Variance approval will be granted to permit a driveway setback of 10 to the building where 15 is required in order to provide additional buffer at the loop road along the southern property line. The approval is subject to the following conditions: Compliance with the Affordable Housing Developer s Agreement dated December 8 th, 2015 Compliance with the Board Planner s letter dated December 9th, Compliance with the Board Engineer s letter dated December 7th, Applicant has stipulated the following: There shall be no tenancy of the site of persons under the age of 18. The applicant will work with State, Township and any other official offices for the selective trimming of trees in the area of the corner along Route 138 and Allenwood Rd. Applicant will provide Approval or letter of no interest from the following: Monmouth County Planning Board Freehold Soil Conservation District. Wall Township Bureau of Fire Prevention. Wall Township Water and Sewer Department

15 DECEMBER 14, The applicant shall provide applicable performance guarantees and inspection fees as calculated by the Board Engineer. The applicant will be required to submit any applicable mandatory development fees in relation to COAH. The applicant shall also be required to obtain any other outstanding permits and approvals that would be required. Motion Ms. Coman, 2 nd Vice Chairman Farrell. Roll Call: Ms. Coman, Vice Chairman Farrell, Mr. Clarizio, Mr. Hall, Ms. Hearn, Lt. Lokerson, Committeeman Luttman, Mr. Bednarski, Chairman Braun. There being no further business to come before the Board, a motion was made, seconded and unanimously approved to adjourn the meeting at 9:50 p.m. Respectfully Submitted, Lindsay Meehan Recording Secretary