MINUTES OF THE CRANBURY TOWNSHIP PLANNING BOARD CRANBURY, NEW JERSEY MIDDLESEX COUNTY MINUTES JUNE 19, 2014 APPROVED ON DECEMBER 4, 2014 TIME AND PLACE OF MEETING The regular meeting of the Cranbury Township Planning Board was held at the Cranbury Township Hall Municipal Building, 23-A North Main Street, Cranbury, New Jersey, Middlesex County on June 19, 2014 at 7:30 p.m. CALL TO ORDER Allan Kehrt, Chairperson of the Cranbury Township Planning Board, called the meeting to order and acted as the Chairman thereof. STATEMENT OF ADEQUATE NOTICE Pursuant with the Sunshine Law, adequate notice in accordance with the Open Public Meeting Act was provided of this meeting s date, time, place and agenda was mailed to the news media, posted on the Township bulletin board, mailed to those requesting personal notice, and filed with the Municipal Clerk. MEMBERS IN ATTENDANCE David Cook Jennifer Cooke James Gallagher Susan Goetz Thomas Harvey Arthur Hasselbach Brian Schilling Jason Stewart Allan Kehrt PROFESSIONALS IN ATTENDANCE
Page 2 of 10 Andrew Feranda, P.E., C.M.E., Traffic Consultant Virginia Guinta, Court Reporter David J. Hoder, Board Engineer Victoria Britton in place of Trishka Waterbury Cecil, Esq., Board Attorney Josette C. Kratz, Secretary Richard Preiss, Township Planner Mr. Cook gave a quick updated on the Dam Project. The Township and the County are repairing the bridge, which is expected to be a 300-day project. They have run into an issue of a cavity underneath the bridge, which needed to be filled. Now they are working on the stone veneer on the west side. The project should be finished by the fall. RESOLUTIONS PB 238-13 David & Suzanne Allikas Block 32, Lot 1, Zone VC 54 North Main Street Minor Site Plan MOTIONED BY: SECONDED BY: Mr. Hasselbach Mr. Schilling VOTE ROLL CALL AYES: NAYS: ABSTAIN: ABSENT: Mr. Hasselbach, Mr. Kehrt, Mr. Schilling None Mr. Cook, Mr. Goetz, Mr. Stewart Mr. Cooke, Mr. Gallagher, Mr. Harvey MOTION CARRIED APPLICATIONS PB065-03 Alfieri Half Acre Road, LLC Block 5, Lot 9, LI Zone Block 7, Lot 10, LI Zone
Page 3 of 10 Half Acre Road Preliminary Major Site Plan REPRESENTATIVES: Frank Petrino, Esquire Ralph J. Orland, PE (applicant s civil engineer) Mark Hugeback, AIA (applicant s architect) Karl Pehnke, PE (applicant s traffic engineer) Creigh Rahenkamp, PP (applicant s planner) Adam M. Alexander, ASLA (applicant s landscape architect) Public Objectors: Joan McGee (public, Stony Brook Millstone Watershed Association) Jennifer Coffey (public, Stony Brook Millstone Watershed Association); EXHIBIT A-20 June 2014, Partner Engineering, 56 pages EXHIBIT A-21 Mechanical Equipment Profile, RTU EXHIBIT A-22 Aerial 5/28/2014 EXHIBIT A-23 June 19, 2014 Overall Landscape Plan EXHIBIT A-24 6/14/2014 Colorized Overall Site Layout Plan EXHIBIT P-1 EXHIBIT P-2 B & W aerial photo of property download from NJDEP 6/19/2014 Color printout provided by the Stony Brook Water Shed The property is situated in the LI Light Industrial zone. It is made up of two separate tax lots (Block 5, Lot 9 ( Lot 9 ) and Block 7, Lot 10 ( Lot 10 )) and comprises approximately 204 acres. Half Acre Road bisects the property in an east-west direction; Lot 9, which is ±117 acres in area, is located on the north side of Half Acre Road and Lot 10, which is ±88 acres in area, is located on the south side of Half Acre Road. The property is bounded to the west by Liberty Way, to the north by commercial warehouse properties, and to the south by the Cranbury Brook. Immediately to the east of the property is the New Jersey Turnpike and Turnpike-owned property (Block 7, Parcel 1207) used by the Turnpike for stormwater management The property is surrounded by industrial and warehouse uses. Cranbury Business Park is located to the west of the site (across Liberty Way) and comprises eight warehouse and industrial buildings totaling 200 acres on the north and south sides of Half Acre Road. There are additional warehouses with frontage on Liberty Way located directly north of the subject property. To the immediate east of the property is the Molly Pitcher service area and other Turnpike properties, with additional warehouse and industrial properties to the east of the Turnpike.
Page 4 of 10 The site is largely vacant except for a small farmhouse on Lot 9. There is a wooded wetland area in the far southern portion of Lot 10 adjacent to the Cranbury Brook. The balance of the property is used for crop farming. The Board notes that although the site does contain environmentally constrained areas (along the Cranbury Brook), it has fewer such constrained areas than other properties for which this Board recently granted site approval, such as Prologis and Cranbury Brick Yard, LLC. The applicant seeks preliminary site plan approval to develop the property with a planned industrial park consisting of three single-story warehouse buildings totaling 2,570,051 square feet of gross floor area, plus related access drives, parking, truck loading areas, landscaping, and stormwater management facilities. Lot 9 will contain two warehouses, Buildings 1 and 2, oriented along a north-south axis. Lot 10 will contain the third warehouse, Building 3, oriented along an east-west axis. Building 1 will be approximately 951,621 square feet in area and will have 300 vehicular parking spaces, 210 loading docks, and 218 trailer storage spaces associated with it. Building 2 will be approximately 871,860 square feet in area and will have 275 vehicular parking spaces, 210 loading docks, and 220 trailer storage spaces associated with it. Building 3 will be approximately 746,570 square feet in area and will have 235 vehicular parking spaces, 160 loading docks, and 158 trailer storage spaces associated with it. The site will have a total of 810 vehicle spaces, 580 loading dock spaces, and 596 trailer spaces. Public Objectors: Joan McGee (public, Stony Brook Millstone Watershed Association) Jennifer Coffey (public, Stony Brook Millstone Watershed Association); Stony Brook Watershed Association heavily objected at the development of this project and disputed the wetlands areas. The motioned was made by Mr. Stewart with the following conditions of approval. 1. The applicant will provide irrigation for all materials planted on the berms. In those areas in which the landscaping will not be irrigated, the applicant will use drought-tolerant species, and a note to this effect will be added to the plans. 2. Following the installation of the street lights, the location of the street trees shall be reviewed and adjusted as needed to the satisfaction of the Board engineer to ensure no conflicts are created between the full throw of light for the fixtures and the trees at full height. 3. The two white pines shown in the spillway on Sheet 33 of the applicant s plans shall be moved.
Page 5 of 10 4. Delete. Condition goes beyond authority delegated by the MLUL to Township or Planning Board. 5. The applicant will repave Half Acre Road from curb to curb along the property s entire frontage using a 2 mill and overlay. 6. The Phase One plan shall be constructed as shown on the submitted plan unless the applicant obtains a tenant earlier than anticipated, in which case this plan will be optional. 7. The applicant will add a note to the plans that indicates that any un-needed parking will be banked until such time as it is needed. 8. The applicant shall submit its final design for screening the rooftop mechanical equipment when it applies for final site plan approval, and such screening will be reviewed in the field once installed and modified as needed to the satisfaction of the Board engineer. 9. The applicant shall submit the details of any proposed fencing at the time it applied for final site plan approval. 10. The applicant shall install advance warning signs at all pedestrian crosswalks. 11. The applicant will submit a truck turning plan to the Board engineer for his review and approval. 12. The applicant shall revise its plans to add a detail for its proposed cobra head light fixtures. If a low energy alternative is offered by PSE&G prior to the installation of the lights, the applicant shall make the substitution. 13. The 70 linear feet of pipe in Half Acre Road shown on sheet 20 of the applicant s plans shall either be removed or filled with a non-compressible material. 14. The applicant will add a sanitary sewer manhole in the centerline at the intersection of Half Acre Road, Road G and Road F. 15. The applicant will address the following comments in the Board engineer s June 18, 2014 memorandum: a. Comment 66g on page 38 regarding breakaway signs b. Comment 67d on page 39 regarding guide rail detail c. Comment 68c on page 39 regarding trench box detail
Page 6 of 10 d. Comments 69b, c and d on page 39 regarding rubber boot detail, house connections, and trench box detail e. Comment 72h on page 40 regarding method of stabilization and topsoil cover specifications 16. The applicant shall make all reasonable efforts to reuse as much of the property s top soil as possible on site. Any topsoil to be removed can be partially removed during Phase 1 and taken to an acceptable location for stockpiling and reuse in Cranbury Township. If the applicant is unable to find any site or sites on which to stockpile or reuse the topsoil in Cranbury, then said soil may be transported out of Cranbury. 17. The proposed buildings shall be constructed to conform exactly to the architectural drawings approved by the Board. 18. In accordance with the requirements of section 150-61E.19 of the LDO, the applicant will convey conservation easements to the Township for all environmentally constrained portions of the property, the form and substance of which shall be reviewed and approved by the Township Attorney prior to recording. Said easement areas shall also be monumented as directed by the Township Engineer. 19. The applicant shall convey an access easement to the Township from the southern property line of Block 10, lot 7 to the northern edge of the D&R Canal Commission buffer line shown on the plans. Said easement(s) shall be reviewed and approved by the Township Attorney and Township Engineer prior to recording and shall specifically indicate that the easement does not impose any maintenance obligations on the Township. 20. The applicant will provide a deed of dedication to the Township for Liberty Way. Said deed shall be subject to the prior review and approval of the Township Attorney and Township Engineer. 21. The applicant shall comply with all requirements of the Township s Volunteer Fire Company and emergency services, including the requirements set forth in the fire company s March 24, 2014 letter. 22. The applicant shall make every effort to comply with the recommendations set forth in the April 2014 letter from the Cranbury Environmental Commission. 23. The applicant shall comply with all applicable affordable housing requirements, including the payment of such non-residential development fee as may be required pursuant to State statute or regulation or local ordinance.
Page 7 of 10 24. The applicant will make a fair share contribution of 11% (estimated to be $660,000) of the non-publicly funded costs of the Liberty Way Bridge and 16% (estimated to be $48,000) of the non-publicly funded costs of the traffic signal at the intersection of Half Acre Road and Liberty Way, as calculated by the Township Engineer. 25. The applicant shall pay all applicable sewer connection fees and sanitary sewer fair share contribution based on the development s estimated sanitary sewer flows, as determined by the Township Engineer. 26. When the site reaches 75% occupancy, the applicant will submit an updated traffic survey to the Township Engineer and the Board s traffic engineer. 27. The applicant will provide a detailed hauling plan for the earthwork importation and exportation to the satisfaction of the Township Engineer and Township Police Department showing at a minimum how construction vehicles will get to and from the site and how the soil will be exported from and imported to the site. Said hauling shall limit truck traffic to Cranbury s main roads. 28. The applicant shall install all new utilities underground. 29. There shall be no construction activity before 7 a.m. or after 6 p.m. 30. Any fencing, walls, or other structures to be installed for security or other purposes and not already shown on the applicant s plans shall be subject to the Board s further review and approval. 31. Any signage, including building signs, freestanding signs, tenant directory signs, directional signs, or other signs shall be subject to the Board s further review and approval. 32. All truck movements associated with the import or export of soil shall be subject to the review and approval of the Township Engineer and Cranbury Police Department. 33. Prior to the start of the Phase 1 improvements, the applicant shall enter into a developer s agreement with the Township of Cranbury acceptable in form and substance to the Township Engineer and Township Attorney. The developer s agreement at a minimum shall: a. Address the applicant s affordable housing obligation b. Address the applicant s fair share contribution to the Liberty Way Bridge and Liberty Way traffic signal c. Address the applicant s fair share contribution to the sanitary sewer system and sewer connection fees, based on the applicant s projected sanitary sewer flows
Page 8 of 10 d. Address condition number 16 above regarding the removal and reuse of topsoil from the site e. Specify that the applicant s sanitary sewer, electric and gas system will be built as a private system and the Township will have no maintenance obligations with respect to same f. Address the ownership and maintenance of the storm and sanitary sewer piping in Half Acre Road. The Board notes that in his June 18, 2014 memorandum, the Board engineer recommended that because most of the piping in Half Acre Road is in place to benefit the applicant, the Township should consider granting the applicant an easement to enable the applicant to maintain the piping in perpetuity. g. Address conservation easements and obligations of the applicants and rights of the Township. 34. In accordance with N.J.S.A. 40:55D-53c, the applicant shall post performance guarantees and engineering observation escrows with the Township of Cranbury for the proposed on-site improvements in the amounts determined by the Board and/or Township Engineer. The form and substance of the performance guarantee shall be subject to the review and approval of the Township Attorney. 35. Prior to the start of construction, the applicant will provide the Township Engineer with shop drawings and submittals stamped approved by the applicant s design engineer, showing at a minimum the storm sewer inlets, manholes, castings, MTD, survey cut sheets, diversion manholes, and overflow manholes. 36. Upon completion of the construction and prior to the release of the above-referenced performance guarantee, the applicant shall provide to the Township Engineer a signed and sealed as-built survey prepared by a land surveyor licensed in the State of New Jersey, in both paper and CAD format. 37. All deeds of easement, deeds of dedication, and other recordable instruments shall be submitted to the Township Attorney and Township Engineer for prior review and approval. 38. Unless expressly modified in this resolution, the applicant shall comply with all unmet comments and recommendations set forth in the report of the Board s civil engineer (David J. Hoder, PE, PP, CME) dated June 18 2014, except for item 52(f) in said report; all unmet comments and recommendations set forth in the report of the Board s traffic engineer (A. Andrew Feranda, PE, PTOE, CME) dated April 15, 2014, except for items 1.E on page 3, and 7.B on page 6 ; and all unmet comments and recommendations set forth in the report of the Board s planner (Richard Preiss, PP) revised June 18, 2014. 39. The applicant shall comply with any other condition agreed to during the hearing on this application, if omitted from this resolution.
Page 9 of 10 40. The relief granted herein is conditioned upon the applicant obtaining approvals, waivers, or letters of no interest from all applicable outside agencies, including, but not limited to: a. New Jersey Department of Environmental Protection b. New Jersey Department of Transportation c. Freehold Soil Conservation District d. Delaware & Raritan Canal Commission e. Middlesex County Planning Board. f. Cranbury Volunteer Fire Company 41. Except as expressly modified herein, the applicant will comply with all rules and regulations and Township Ordinances applicable to the proposed development. 42. The applicant shall pay all application fees, escrow fees and inspection fees attendant to this application within 60 days of the date of its adoption, including the fees applicable to the additional waivers requested by the applicant during the course of the public hearing. MOTIONED BY: SECONDED BY: Mr. Stewart Mr. Hasselbach VOTE ROLL CALL AYES: NAYS: ABSTAIN: ABSENT: Mr. Cook, Ms. Goetz, Mr. Hasselbach, Mr. Schilling, Mr. Stewart, Mr. Kehrt None None Mr. Cooke, Mr. Gallagher, Mr. Harvey MOTION CARRIED ADJOURNMENT OF MEETING There being no further business, on motion duly made, seconded, and carried, the meeting was thereupon adjourned.
Page 10 of 10 CERTIFICATE OF SECRETARY I, the undersigned, do hereby certify; That I am duly elected and acting secretary of the Cranbury Township Planning Board and, that the foregoing minutes of the Planning Board, held on June 19, 2014, consisting of 10 pages, constitute a true and correct copy of the minutes of the said meeting. IN WITNESS WHEREOF, I have hereunto subscribed my name of said Planning Board this DECEMBER 4, 2014. Josette C. Kratz, Secretary /jck