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 November 1, 2007 at 7:30 p.m.




Jim Golubieski, Chairperson, of the Cranbury Township Planning Board, 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.




Mr. Dulin, Mr. Harvey, Mr. Speer, Mr. Stannard, Mr. Wahlers, Ms. Weidner, Mr. Golubieski





Jacqueline M. Wahler, CSR, Court Reporter; Josette C. Kratz, Secretary; James A. Vena, P.E., Traffic Consultant (filling in this evening for Andrew Feranda); Cathleen Marcelli, P.E.; Valerie J. Kimson, Esquire; Richard Preiss, P.P.





Mr. Jim Golubieski gave credit for all the work Tom Harvey had done through the years as Chairman.




PB 135-07 (PB 380-99) Gordon 8A Sign, Block 1, Lot 4, Zone I-LI, Cranbury South River Road, Sign Variance



Mr. Wahlers motioned for the approval of the resolution.  Mr. Harvey seconded the motion.




              AYES:      Mr. Dulin, Mr. Harvey, Mr. Stannard, Mr. Wahlers, Ms. Weidner, Mr. Harvey

             NAYS:      Mr. Speer

       ABSTAIN:      None

         ABSENT:      Mr. Kehrt, Mr. Panconi








PB 122-06       Danny Perovic/ADJ Land Developers, LLC

                        Block 5, Lot 14

                        2670 Route 130

                        Major Preliminary and Final Site for Change of Use to Restaurant


REPRESENTATIVES: William Peck, Engineer

                                    Donald Driggers, Esquire

                                    Mark Berkowsky, Architect

                                    Joe Perovic, Applicant


EXHIBIT A-1   Colorized Topographical Survey Map By Yorkanis & White, Inc.,

                        David H. Yoykanis, Dated 11/13/2006

EXHIBIT A-2   Colorized Preliminary & Final Site Plan by Cranmer Engineering, P.A.,

                        Bryan E. Luoma, Sheet 2 of 12, Drawing No. SP-2, last rev. date 8/21/07

EXHIBIT A-3   Colorized Preliminary & Final Site Plan by Cranmer Engineering, P.A.,

                        Bryan E. Luoma, Sheet 2 of 12, Drawing No. SP-2, last rev. date 10/16/07

EXHIBIT A-4   Drawing A-1, Sheet 12 of 12, dated 12/20/06, revised 1/23/07 by

                        Berkowsky & Associates

EXHIBIT A-5   Color Rendering of Elevation

EXHIBIT A-6   Table of Parking Requirements (required, existing & proposed)



Mr. Peck was sworn.  The remaining applicant’s professionals and Township professionals remained under oath.


Mr. Driggers mentioned one issue was storm water management.  Mr. Peck commented on how the drainage would operate and felt the infiltration system would comply with State, county, and local regulations.


They were asking for a waiver for the 30 ft vs. 27 ft on the egress/ingress.  The applicant also asked for a waiver for the thickness of the parking area.


They changed an existing light fixture because of it’s orientation toward the property south of them.  It was be corrected by rotating the mounting so the beams cast onto their property only.  They could also correct the rear by using a lower wattage bulb. Applicant would provide lighting plan with no spillage except at entrance, in accordance with the ordinance.


They propose to land-bank five parking spaces.  They will revise the drainage to accommodate the additional area but not construct the spaces unless absolutely needed. 


The large trees would be preserved.  The applicant would satisfy the landscaper’s requests.


Fence details to be provided.  There were two existing freestanding signs.  Applicant proposes to eliminate both and replace with one fully compliant non-internally illuminated freestanding sign with space for four tenants.


Mr. Kimson said that she had a note that the applicant would replace the existing fence next to the Montessori School and the plans would be revised to indicate the design details for the replacement fence.  Mr. Berkowsky said that would be done.


Ms. Kimson asked about the amount of signs on the building.  There were discrepancies shown on the exhibit.  Mr. Berkowsky said that there would be two signs located on the building above the window, Exhibit A-4 showed the correct location.


Table umbrellas would be a solid color with no logos.


Ms. Marcelli asked about the “right turn only” sign.  Mr. Berkowsky said that they could use pavement markers.


Applicant would use smaller box trucks for deliveries. 


There were no public comments made when floor was opened to the public.


Mr. Speer made the motion for major preliminary and final site plan approval for PB 122-06 Danny Perovic/ADJ Land Developers, LLC with the following conditions:


1.                   Hour of operation Monday through Saturday 10:00 a.m. to 10:00 p.m.

2.                   Twenty seats inside the restaurant and twenty-four seats outside the restaurant with no table service outside.

3.                   Septic system was to be abandoned.

4.                   Table umbrellas were to have no signage.

5.                   Lighting plan was to be amended to show that it meets the requirements of the ordinance and approved by the Township engineer.

6.                   Landscaping to be reviewed and approved by the landscape architect.

7.                   Satellite dish to be removed.

8.                   Trash to be confined within the buildings.

9.                   Imported soil subject to the approval of the township engineer with accordance to ordinance requirements for soil import/export.

10.               Striping at exit to show arrow to indicate that only a right turn was possible and plans to be revised to show the relocation of the traffic sign.

11.               Buildings #1 and #2 were restricted to office use, no medical facility without application to the board.

12.               One freestanding sign conforming in size would not be located in the site triangle and would be externally illuminated.

13.               Subject to all conditions in the Township Engineer’s report.

14.               With the granting of the existing variance and the waivers, with the exception of A, B & M noted in Ms. Marcelli’s report.

15.               Any outside agencies approvals.

16.               No washing of vehicles and removal of the vacuum.

17.               Developer’s Agreement.

18.               Limitation of size of vehicles to box truck deliveries, no 18-wheelers.

19.               Replacement and showing of replacement fence details on plans.

20.               Conformance with Township Code Section 150-39c with regard to outdoor dining.


Mr. Stannard seconded the motion.





              AYES:      Mr. Dulin, Mr. Harvey, Mr. Speer, Mr. Stannard, Mr. Wahlers, Ms. Weidner, Mr. Golubieski

             NAYS:      None

       ABSTAIN:      None

         ABSENT:      Mr. Kehrt, Mr. Panconi






PB 005-01                   Chinmaya Mission

                                    Block 22, Lot 16 & 18

                                    96 Cranbury Neck Road

                                    Amended Preliminary & Final Site Plan w/Bulk Variances & Design Waivers


REPRESENTATIVES: Bruce Samuels, Esquire

                                    Kenneth Fears, Traffic Consultant

                                    Jay Patel, Engineer


Mr. Fears and Mr. Patel were sworn.  Everyone else remained under oath.


Mr. Fears described the existing traffic conditions and his observations.


Mr. Feranda said that there was no provision for vehicles to get around other vehicles if there was a delay.


Mr. Fears felt there was not enough traffic delay time anticipated and that the County probably would not allow for a widening for this.  He did not feel there was a degree of conflict to warrant that.


Mr. Harvey said seldom he could not find space in which to pass other vehicles.


Ms. Marcelli questioned the few spaces and backing into the isle.  Mr. Fears said that the vehicle direction flow has been reversed, eliminating the conflict.  Either way they back out of the space they can see in both directions and the flow intensities were low enough that it should not be a safety issue.


Mr. Harvey commented that we were in malls all the time and we survive.


There was discussion regarding the asphalt or graveling of the banked parking area.


There would only be lighting in the parking lot areas and at the building in compliance with the ordinance.  The previous application limited poles to the height of 12 ft with 175 watt bulbs.  They were going to redesign their lighting to be in conformity with the prior approval.  They eliminated the lighting along the length of the driveway.  The lights would not be on when the facility was not in use and would not be on past 10:00 p.m. when there were no activities.


The berm would be eliminated.


Fencing to be removed.  They would provide a fence that conformed to the ordinance.  It was intended to demarcate their property from the adjoining property.  Mr. Preiss said that a split rail fence would be conforming.


Mr. Samuels said that the berm could be removed.


Mr. Golubieski opened the floor to the public.


Mr. White, Old Cranbury Neck Road, commented on the reduced lighting as a plus.  He asked if it was shielded and off when not in use.  He suggested the fence could actually be a hedge in order to reduce the car headlights.  He asked that the trees on the property line be trimmed so that he could get around them with his tractor.  He commented about the drainage in the southeast corner of the parking area created runoff in his field.


Ms. Marcelli suggested the possibility of an infiltration trench.


Mr. Speer moved that the application be approved with granting of the variances and design waivers as listed in the engineer’s report subject to the following conditions:


1.                   HVAC properly screened.

2.                   Should the banked parking be constructed, sign off to be provided for access to the parking with asphalt center driveway.

3.                   Request to County that curbing not be provided on Old Cranbury Neck Road with the support from the Township Professionals.

4.                   Existing asphalt parking lot to be inspected to the extent of resurfacing and repair needed.

5.                   No lighting after 10:00 p.m. and illuminated only when the building was in use.

6.                   Applicant will provide a plan to show the construction of the infiltration trench at the rear, eastern side of the property to reduce runoff to the adjacent property.

7.                   The plans to be revised to include the reduction of storm water on Old Cranbury Neck Road.

8.                   Lighting plan was to be provided to show the removal of eight lights on the roadway in and the roadway out.

9.                   Lights in the parking area should be redesigned to be in conformity with the prior approval and the Township ordinance.

10.               There should be a 12 ft of asphalt at the location of the center island at the time of construction to provide circulation one way east.

11.               The direction of circulation should be changed through the parking lot (reversed).

12.               Any fence built would be in conformance to the ordinance.

13.               Landscaping put in under review of the landscape architect.

14.               Septic to be built at grade.

15.               Subject to all conditions in the engineer’s report and the letter from the landscape architect.

16.               Approval of all other outside agencies.

17.               Export of soil shall be subject to the approval of the Township Engineer with regard to routes, testing, etc.

18.               Sidewalk

19.               Condition of curbing at the entrance.


Mr. Dulin seconded.





              AYES:      Mr. Dulin, Mr. Harvey, Mr. Speer, Mr. Stannard, Mr. Wahlers, Ms. Weidner, Mr. Golubieski

             NAYS:      None

       ABSTAIN:      None

         ABSENT:      Mr. Kehrt, Mr. Panconi




Reviewed and forwarded Ordinance No. 11-07-13 An Ordinance Amending Chapter 150 of the code of the Township of Cranbury to add a new Residential-Mt. Laurel III (R-MC III) Zone.


Mr. Speer motioned.  Mr. Harvey seconded the motion.




              AYES:      Mr. Dulin, Mr. Harvey, Mr. Speer, Mr. Stannard, Mr. Wahlers, Ms. Weidner, Mr. Golubieski

             NAYS:      None

       ABSTAIN:      None

         ABSENT:      Mr. Kehrt, Mr. Panconi








There being no further business, on motion duly made, seconded, and carried, the meeting was thereupon adjourned.




                        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 November 1, 2007, consisting of 7 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