MINUTES
OF
THE
PLANNING
BOARD
CRANBURY,
NEW
TIME AND PLACE OF MEETING
The regular meeting of
the Cranbury Township Planning Board was held at the Cranbury Elementary School
Cafeteria on January 5, 2006 at 7:30 p.m.
CALL TO ORDER
Ms. Josette C. Kratz called the meeting to order and presided over the meeting until a Chairman was appointed.
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
Thomas Harvey
PROFESSIONALS IN ATTENDANCE
Linda Calamari of Guy J. Renzi & Associates, Court Reporter; Josette
C. Kratz, Secretary; Andrew A. Feranda, Traffic Consultant; Cathleen Marcelli,
P.E.;
PUBLIC COMMENTS
There were no public
comments made.
NOMINATIONS AND ELECTIONS/APPOINTMENTS
CHAIRPERSON
Mr. Speer nominated Thomas
Harvey as Chairman. Mr. Dreyling seconded the nomination.
There were no other
nominations. Upon motion duly made,
seconded and carried, the nominations were closed, and the votes counted.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
VICE
CHAIRPERSON
Mr. Speer nominated
There were no other nominations. Upon motion duly made, seconded and carried,
the nominations were closed, and the votes counted.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
BOARD
SECRETARY
Mr. Speer nominated Josette C. Kratz and
Board Secretary. Mr. Dreyling seconded
the nomination.
There were no other nominations. Upon motion duly made, seconded and carried,
the nominations were closed, and the votes counted.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
BOARD
ATTORNEY
Mr. Kehrt nominated
There were no other nominations. Upon motion duly made, seconded and carried,
the nominations were closed, and the votes counted.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
MUNICIPAL
PLANNER
Mr. Kehrt nominated Richard Preiss of
Phillips, Preiss and Shapiro as Township Planner. Mr. Dreyling seconded the nomination.
There were no other nominations. Upon motion duly made, seconded and carried,
the nominations were closed, and the votes counted.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
MUNICIPAL
ENGINEER
Mr. Kehrt nominated Cathleen Marcelli of
hatch Mott McDonald as Township Engineer.
Mr. Stannard seconded the nomination.
There were no other nominations. Upon motion duly made, seconded and carried,
the nominations were closed, and the votes counted.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
MUNICIPAL
TRAFFIC CONSULTANT
Mr. Speer nominated Andre Feranda of
There were no other nominations. Upon motion duly made, seconded and carried,
the nominations were closed, and the votes counted.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
COURT
REPORTER
Mr. Kehrt nominated
There were no other nominations. Upon motion duly made, seconded and carried,
the nominations were closed, and the votes counted.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
CALENDAR
MEETING DATES
Mr. Stout indicated that the resolution
needed to be changed to reflect the new meeting time of 7:30 p.m.
Ms. Marcelli brought up that the calendar dates
that the clerk distributes were different. Ms. Kratz explained that the clerk goes with
the dates given to her in November and they always change prior to the Planning
Board’s re-organization meeting. The
resolution as stated will be published in the newspaper and the official dates. It will probably change a few more time until
all the Boards have approved their dates.
Upon a motion duly made, seconded and carried
the motion to approve the New Year’s calendar dates.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
DESIGNATION
OF AN OFFICIAL NEWSPAPER
Upon motion duly made, seconded and carried,
the designation of the Home News Tribune and Cranbury Press as the official
newspapers was made.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
AGENDA
FEE SCHEDULE
Upon motion duly made, seconded and carried,
the approval of the agenda fee schedule to be $30 for the year was made.
VOTE ROLL CALL
AYES: Mr. Dreyling, Mr. Kehrt, Mr. Speer, Mr.
Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey
NAYS: None
ABSTAIN: None
ABSENT: Mr. Golubieski
MOTION CARRIED
MINUTES
October 6, 2005, October 20, 2005, November
3, 2005, December 1, 2005 were carried until the January 19, 2006 meeting. Members were having trouble downloading PDF
files.
APPLICATIONS
PB 092-04 JERC,
a.k.a - Petrucci (Middle Campus - Half Acre, LLC)
Block 8,
Half Acre Road
Preliminary and
Final Major Site Plan Approval for an
Existing 160,185 SF Warehouse (Bld. 3)
REPRESENATIVES: Stephen Barcan, Esquire
Richard
Burrow, P.E., Langan Engineering
Daniel
Disario, P.E., Langan Engineering (Traffic)
Michael
Zurra,
Cerminara
Jurisdiction was taken at the last meeting in
December 1, 2005.
Mr. Burrow was qualified as a professional to
give testimony.
EXHIBIT A-1 Lot
Figure, Sheet 29.51, prepared by Langan Engineering
EXHIBIT A-2 Aerial
Site Plan, Sheet 10.03, prepared by Langan Engineering
EXHIBIT A-3 Landscape
Plan, Sheet 24.01, prepared by Langan Engineering
EXHIBIT A-4 Foreign
Trade Zone/8A, showing the overall plan
EXHIBIT A-5 Sheet
30.01, Half Acre Road Stripping and Signage Plan, prepared by Langan
Engineering
EXHIBIT A-6 Site
plan, Sheet 1.01, prepared by Langan Engineering
EXHIBIT A-7 Architectural
Rendering, Sheet A2, prepared by Cerminara Architects
EXHIBIT A-8 Sheet 24.01, Landscape Plan, prepared
by Langan Engineering
EXHIBIT A-9 Sheet
4.12, Wetland Impact Plan, prepared by Langan Engineering
In the existing lot there is not defined
parking areas presently. There is an
existing water tower that will be demolished.
View of this building is blocked by the
They are adding twelve new dock doors to the
existing eleven. 84 new parking spaces
and bank 19 spaces at NE corner of site.
15 trailer storage spaces on the eastern portion of site. If driver arrives and there is no dock
available they would leave the trailer in a storage space. The trailers maybe overnight.
Mr. Harvey said that they do not allowed for
outdoor storage. Mr. Burrow said that
was not their intent.
Mr. Burrows said the changes, 131 car parking
spaces which profs felt was too much. They scaled back to 84 and banked 16. The professionals were concerned with traffic
cutting through. To avoid that they made parking a dead-end and added thru road
to north of building. The southwest
corner was the main entrance to the building. Signalized entrance would remain
signalized. There are a number of
traffic sign indicating where trucks can go.
The applicant has provided picnic tables and
benches and a walking path that will link with Lot 1.04 and
Detention basin on Lot 1.03 to be part of
this application which serves northern portion of
They increased impervious coverage, was 56%
for site and overall would be 36.4%.
They only exceeded for the lot.
They had a freestanding sign that was
relocated after DRC, which would be the same as Crate & Barrel’s.
Existing construction should be complete
prior to construction of this lot.
There was much discussion regarding the
banking of parking. Mr. Ferranda said
that the other banked parking comes 8ft to the building. They eliminated the 25 ft from the property
line. If the applicant takes out one
space they eliminate one waiver. The
first part still applies.
The loading area was 2 ft from the property
line and the parking area was 7 ft from property line on lower left side.
Ms. Marcelli clarified if they decide to change
office area in building they need to come back to the board, anything over
6,000 SF.
Mr. Ferranda brought up a concern of
pedestrian crosswalks.
Mr. Burrow said that having only 19 spaces it
would only be a smaller office component, which eliminate how much office they
could have.
Mr. Speer and Mr. Stout had concerns with
approving a concept as a final.
Mr. Preiss said that there were several
questions that they needed to have input on before moving office to the upper
right corner.
Mr. Burrow went through the rest of the
Township Engineer’s report. Ms. Marcelli
said that she had not gone through the revised site plan but read Mr. Burrows
list of changes. First she had concerns
with extension of driveway and recommend extending to the approved roadway
point of curvature. She felt it would
eliminate construction conflict.
Applicant would provide.
Second concern was the
Ms. Marcelli said maybe “substantially”. Mr. Barcan would agree if focus were on
improvement not building.
Ms. Marcelli asked about monitoring
well. Mr. Burrows said there were no
plans to remove and would build around it.
There was a DEP case.
Mr. Burrow said that they needed to confirm
the size of the vehicles to get fire apparatus around building.
Mr. Feranda said that there were crosswalks
as part of the overall site plan. Mr.
Burrow said that they were providing crosswalk signage. Mr. Feranda said that there was conflict with
pedestrian with truck traffic and asked for them to pursue putting additional
signage on the overall site, which should have been provided earlier.
Mr. Burrows pointed out the signage as
indicated on plan. He felt there was
clear direction on
Mr. Speer asked about signage from trucks
existing by the western docks.
Mr. Burrows said that there was a “No Truck”
sign. They also have a sign directing
the trucks to the eastern direction.
There were four signs overall.
Mr. Dan Disaro was sworn and accepted as a
professional to testify. The original
traffic study was based on data from other parks, mostly
Ms. Marcelli felt there should be language to
provide for mitigation.
There was discussion with the trouble of
wording the condition. Ms. Marcelli did
not want to be the one to determine how to split the improvements. Mr. Speer asked about how the trigger works,
75% of whole site? Ms. Marcelli said it would be the whole site. Mr. Feranda said fair share was usually based
on fair share of peak volumes but this would be more difficult because of the
amount of construction coming on board.
Mr. Speer suggested applicant being
responsible for their “fair share”.
Ms. Marcelli asked about traffic signal. Mr. Burrow said that he thought that there
was no CO until installation of signal.
Mr. Burrows said that one could see through
SW corner of building for a short time as one drives up turnpike. Carter Wallace building blocked some and they
were adding some trees to help with screening.
It was only a brief period of time on turnpike that one could see.
The addition impervious was essential for
turning of the trucks.
Mr. Preiss felt existing condition was
substandard, he agreed that wooded area would provide some screening but that
there was a side swath that would have direct visibility. The impervious coverage from property line to
building gave no opportunity to provide screening. He did not feel the couple of trees would do
anything. He felt it was not adequately
addressed. Could landscaping be provided
on the other property?
Mr. Barcan said they would be happy to
discuss that with Carter Wallace. It
would be subject to Mr. Preiss’s review.
Mr. Preiss said that part of the continuing
condition was the comprehensive sign plan.
That has been continued throughout the plan and would be deferred until
the last building. The board would have
to agree to defer Condition 9 of the original approval.
Mr. Cerminara was sworn and accepted as a
professional. Office component could be
seen on both south elevation and west elevation. 5% is where the 8,000 SF of office comes from
which was the standard of office component.
They wish to provide if needed in two locations. The other corner would be at the northeastern
corner.
Mr. Harvey asked if at NE there would be an
office the applicant would add more glass.
Mr. Cerminara said yes it would need refinement, same but different.
Mr. Speer asked if they were cutting the
diagonal on the NE corner. Mr. Cerminara
said that they were not. No roofing
equipment would be visual.
The applicant was having two colors that
would closely match colors of
Mr. Harvey asked if there were any other
changes to exterior of building. Mr.
Cerminara said that there were man doors, they are now framed by stucco.
There was much discussion regarding the need
for more extensive architectural features to brake up the building.
RECESS
Mr. Cerminara said that they would work with
doors and make them deeper. They would
break up roofline. They would add element on South elevations. North they would add two more. On loading dockside they would raise it. Mr. Preiss said use a third color for the
office areas to make it more prominate and more focus.
Mr. Szura gave his credentials and was
accepted.
Mr. Szura gave an overview of the landscaping
of the application. Mr. Harvey told the
Mr. Szura to get in touch with Scott Levy and discuss this further.
Regarding the berm and temporary soil stockpile. The review letter is forthcoming. The storage stockpile was not within the wetland area as previously discussed.