MINUTES

OF THE

CRANBURY TOWNSHIP

PLANNING BOARD

CRANBURY, NEW JERSEY

MIDDLESEX COUNTY

 

 

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

 

Robert Dreyling, Allen Kehrt, Eugene Speer, Richard Stannard, Dave Stout, Joan Weidner

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.; Joseph Stonaker, Esquire; Richard Preiss, P.P.

 

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 Allen Kehrt as Vice 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

 

 

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 Joseph Stonaker, Esquire and Board Attorney.  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 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 Shropshire as Traffic Consultant.  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

 

 

COURT REPORTER

 

Mr. Kehrt nominated Carolyn Cummings.  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

 

 

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, Lot 1.03

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 Rockefeller Building.  The Carter Wallace building is in front of the view from the Turnpike.  From Half Acre there are trees and a narrow window, is at all. 

 

 

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 Lot 1.02.

 

Detention basin on Lot 1.03 to be part of this application which serves northern portion of Lot 1.04 as part of original site plan.

 

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 Lot 1.01 complete 6/2006 and construction start on 1.03.  There are a lot of improvements on this lot that tie in with Lot 1.01.  She wanted to hinge the two together and indicated that a TCO could not be issued until both were ready.  Mr. Barcan didn’t want to tie them together.  Sure the utility work has to be done with roadway.

 

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 Half Acre Road. 

 

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 Monroe and South Brunswick.  All of those warehouses do include some component of office space.  By adding additional loading docks does not increase activity.  There is a follow up study required at 75% occupancy.

 

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 Rockefeller Building, earth tones.

 

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.  The area was in between two drives leading to next building (Building #4).

 

Mr. Harvey wanted them to clarify items with Mr. Levy, Landscape Engineer.

 

Mr. Szura said that the purpose of the screening along the woodland area’s intent was to create a shade curtain to prevent wind blown seed to preserve the woodland to prevent exotic vegetation moving into the area they were trying to preserve.

 

Mr. Stout agreed the diversity was the key.

 

Mr. Szura said the BMP manual had guidelines on how landscape needed to be maintained. 

 

Ms. Marcelli asked why they could not continue to plant, add.  The board said add not shift.  Mr. Szura said there counts far exceed the ordinance, they would look at shifting.

 

Ms. Marcelli said the BMP manual needed to be submitted for approval.  She mentioned parking where there were no stripped parking, and they should only be parked in stripped areas.

 

Mr. Stout said to include monitor well be protected during construction.

Mr. Burrows said that when they started they had 131 spaces and was now proposed 84 spaces, banking 16 spaces.  He mentioned deleting the additional parking spaces on east side to avoid the pedestrian problem.  They would eliminate the 8 spaces and bank the ones closest to the building.

 

Ms. Marcelli said that would change the % of office permitted.  Mr. Preiss said 2,200 SF max.  They could only have 8,000 SF all together.

 

Mr. Preiss suggested that part of the banking should be and indication of some sidewalk and one space be handicapped.  Otherwise they could make the one a handicapped space and limit to 2,000 SF.

 

Mr. Stonaker said that they should get the architectural plans prior to approval given.

 

Mr. Harvey said that the landscaping should be cleaned up.  Mr. Speer said that the discussion between adjacent property owners for additional screening.

 

This application would be continued until February 9th.

 

ADJOURNMENT OF MEETING

 

There being no further business, on motion duly made, seconded, and carried, the meeting was thereupon adjourned at 10:25 p.m..

 

CERTIFICATE OF SECRETARY

 

                        I, 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 January 5, 2006, consisting of 12 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 April 6, 2006.

 

 

                                                                                                                                   

                                                                        Josette C. Kratz, Secretary

 

 

/jck