The regular meeting of the Cranbury Township Planning Board was held at the Cranbury Town Hall Municipal Building, Old School Building, 23-A North Main Street, Cranbury, New Jersey, Middlesex County, on May 10, 2007 at 7:30 p.m




Allen Kehrt was nominated as Acting Chairperson for the purpose of this meeting and called the meeting to order and acted as the Chairman thereof.




            Pursuant with the Sunshine Law adequate notice in accordance with the open public meetings 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.




Michael Dulin, James Golubieski, Allan Kehrt, Thomas Panconi, Eugene Speer, Richard Stannard, Dietrich Wahlers, Joan Weidner, Thomas Harvey




Carolyn Cummings, Court Reporter; Josette C. Kratz, Secretary; Cathleen Marcelli, P.E.; Joseph Stonaker, Esquire; Richard Preiss, P.P.




PB 120-06        Richard Schroeder

Block 21.03, Lot 10, Zone PO/R

68-70 South Main Street

Major Preliminary and Final Site Plan


REPRESENTATIVES:             Donald S. Driggers, Esquire

                                                Richard Schroeder, Applicant and Partner of Schroeder Nini, LLC

                                                Andrew Banff, Maser Consulting Engineers

                                                Enzo Nini, Applicant and Partner of Schroeder Nini, LLC


Mr. Driggers, representing the applicant this evening, had previously submitted their affidavit of service and proof of publication.  Mr. Stonaker added that he reviewed notice and the board had jurisdiction to hear the matter.  Mr. Driggers explained that the application was for preliminary and final site plan approval for the two office buildings. 


The professionals for both the applicant and Township were sworn.


EXHIBIT A-1   Colorized Site Plan, prepared by Maser Consulting Eng.

EXHIBIT A-2   2002 Aerial photo

EXHIBIT A-3   Elevations, prepared by Richard Schroeder

EXHIBIT A-4   Floor Plan

EXHIBIT A-5   Cover Sheet of Site Plan


Mr. Schroeder said the proposed site was located on Old Trenton Road.  He wanted to keep the existing access to Old Trenton Road and link it to the proposed parking at the rear of the property serving both office buildings.  He has had to take in consideration the new Old Cranbury-Hightstown Road, aligning the two driveways.  He laid the buildings out in an attempt to avoid views of the building across the street.  He wanted the windows to view landscaping and Old Trenton Road. 


They wanted to provide an area in the back for drainage and a landscape buffer from the residential area and west of the property.


Due to the realignment of Main Street, Old Trenton Road, and Old Cranbury Road, an area has become available for ownership at the front of his existing building.  The County, Sharbell or a combination of both own it presently.  


The intention was to use horizontal vinyl siding, roofing would be triple lined shingled, shutters, Anderson windows, and cultured stone on part of the facade.


The applicant was not opposed to changing the orientation if desired.


There was discussion about the definition of a basement and cellar.  Mr. Schroeder said that he was obligating himself to meet the definition and would not be using it for offices.  It would be for the equipment, utilities and some storage only.  It would not be used for office space nor meeting space.


Mr. Stannard wanted a letter from the fire company indicating they reviewed the application.


Mr. Kehrt commented on the sightings of the buildings.  He felt the applicant should try to make them irregular so they didn’t look so commercial.


Mr. Kehrt said that it appeared there was more than .5-foot candle of lighting.  He mentioned taking it down to 18 ft from 25 ft and asked about a shoebox lighting if at 18 feet.  He wanted to avoid light pollution and did not want to see eight or nine bright lights.  It was the intention to see the light but not the source of the light.


Mr. Kehrt wanted to know what was driving the extra parking.  Applicant explained that it was the required total parking for the site as a whole.  He asked about condensing unit location and landscaping.


Mr. Speer felt that a stone facade did not “look” like Cranbury; siding would be more in keeping with Cranbury’s style.  He was confused about the shed.  Mr. Schroeder said that he put the shed in a year ago to store the lawnmower and had taken proper steps for the shed’s approval.  Mr. Speer wanted a count of how many light fixtures would be installed.


Ms. Marcelli wanted to know hours of lighting.  Mr. Schroeder said dusk to latest 11 p.m.   There are some emergency motion sensor lights.


Public Comments


John Battles, 76 Labaw Drive, asked if there was an original plan for this building since there was a sign up when he first moved in.  He asked also about parking spaces numbers.


Tom Finn, 42 Old Trenton Road, questioned parking lot access way.  Because of the alignment with the new Cranbury-Hightstown Road, was it necessary to have two access points off a 50 mph road (Old Trenton Road).  He requested also to have lights off at night.


Mr. Feranda said that Old Trenton Road was under the jurisdiction of the Middlesex County and they have the right to say yes or no to access points.  There is a lot of frontage and typically access is measured by approximately 300 ft of frontage.


Mr. Driggers said that the applicant was amenable to carrying to the June 7, 2007 Planning Board meeting.


Mr. Speer listed the outstanding issues:


1.                   Review and revision with relation to the KHOV storm sewer, subject to Ms. Marcelli’s review

2.                   Plans marked to show variances for the 10,697 SF structures

3.                   Plans should show change in the storage site and construction period

4.                   Show request on waiver for pipe

5.                   Show realignment of buildings

6.                   Condition or waiver on soil importing and give calculation for amount, up to amount with routes, etc.

7.                   Condition to engineer’s approval

8.                   Condition of cellar restriction

9.                   Arrangement with Sharbell sewer connections

10.               New trees in existing islands

11.               Additional screening on existing parking lot

12.               Condition on traffic report

13.               Show sidewalk

14.               Lighting shown and restrictions: number, final design, etc.

15.               Developer’s Agreement

16.               Outside agency approvals

17.               Condition of no medical tenants

18.               Final number of parking spaces

19.               No signage until reviewed by board

20.               Review by fire department.

21.        COAH






There being no further business, on motion duly made, seconded, and carried, the meeting was thereupon adjourned 9:35 p.m.




                        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 May 10, 2007, consisting of 4 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 February 7, 2008.




                                                                        Josette C. Kratz, Secretary