††††††††††† 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 February 2, 2006 at 7:30 p.m.




††††††††††† Thomas Harvey, 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 according to the open public meeting act was provided of this meetingís 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.




Robert Dreyling, James Golubieski, Allen Kehrt, Eugene Speer, Richard Stannard, Dave Stout, Joan Weidner, Thomas Harvey




Carolyn Cummings, Court Reporter; Kathy S. Wasson, Acted as Secretary in Kratz absence; Cathleen Marcelli, Township Engineer, Joseph Stonaker, Esquire, Planning Board Attorney; Richard Preiss, Township Planner; Andrew Feranda, Traffic Consultant




PB 097-05†††††† Comsleep Properties, LLC (a.k.a. South River Park Trammell Crow)

††††††††††††††††††††††† Block 6, Lots 5, 6 & 10, RO-LI Zone

††††††††††††††††††††††† South River Road

††††††††††††††††††††††† Amended Preliminary & Final Sited Plan, Bulk Variance



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)


REPRESENTATIVES:†††††††††††† Steven Barcan, Esquire

††††††††††††††††††††††††††††††††††††††††††††††† Richard Burrow

††††††††††††††††††††††††††††††††††††††††††††††† Michael Szura

††††††††††††††††††††††††††††††††††† ††††††††††† Carmine Cerminara


Mr. Kehrt recused himself.


Mr. Stonaker noted that Mr. Golubieski listened to the tapes and certified that he had done so.


Mr. Barcan reminded the board that they were here at a previous meeting to review this application for Preliminary and Final Site Plan approval.The board had some general questions that came out of the reports with regard to landscaping and architecture.They have sent a revised set of plans by transmittal on January 23, 2006.


The professionals both for the applicant and the Township were sworn.


Mr. Harvey asked that testimony only be directed to changes and not go over any of the original material.


EXHIBIT A-3††††††††††††† Landscape Plan (Same)

EXHIBIT A-10††††††††††††††††††††††† Revised Site Plan, revised January 23, 2006


Mr. Burrow addressed the request concerning the parking eliminating the need for the waiver.


Mr. Harvey said that his recollection was where the office component was going to be and a need to be flexible with that. He thought the agreement might have been flexibility, but the amount of office that could go in that corner was limited by the 11 parking spaces.Mr. Stonaker reiterated that the applicant was eliminating the banked parking.


Application would be subject to the approval of the fire department.


Mr. Speer brought up removal of waiver for parking too close to the street.Mr. Burrow said it was not picked up from the last meeting.


Mr. Speer asked that the Fire Department review the turning radius would have to become a condition of the approval.


Mr. Marcelli recommended that the concrete be placed in the loading dock area.Mr. Burrows agreed.


Mr. Feranda requested a 75% complete traffic report.


EXHIBIT A-11††††††††††††††††††††††† Revised Landscaping Plan, Sheet 42.01, dated 1/23/06


The applicant made revisions in accordance with Scott Levyís report as reflected in Exhibit A-11.


EXHIBIT A-12 †††††††††††††††††††††† Architectural revised plan, sated 1/19/06


The applicant would match the colors with the other Petrucci building with the expectation of new accent colors.


Mr. Preiss asked about: #8, storm system piping and drainage basin and plant remediation; #10 Basin and mosquito issue; #11 plantings in basin.


Mr. Speer moved that the application be approved as presented with the granting of waivers for pavement section, use of high density polyethylene pipe, exporting up 1200 CY to Lot 1.04, requirement of perk test and soil logs, requirement of 25í separation and loading area from the property line.




1.                  No storage in trailers parked on lot and no long term parking of trailers;

2.                  Plans would be further modified to remove the parking space, keeping the 11 bank spaces to the west of the drive;

3.                  Maximum of 8,000 SF office within buildings, but that if the owner desires he may relocate up 2,750 SF from SW to NE;

4.                  No TCOor CO for building until improvements for building necessary for Lot 1.01 are substantially complete for the functioning of this building, including necessary roadway on Lot 1.01;

5.                  Monitoring well on site shall be protected during construction;

6.                  Proposed bollard and chain, blocking of the access for the fire/rescue equipment be subject to the approval;

7.                  Curb radius be approved by fire department;

8.                  Walking path be extended along the south extension of the roadway;

9.                  Subject to all conditions in the report from Shropshire Associates, including restrictions of parking of all vehicles which is striped for parking;

10.              An updated traffic report after 75% occupancy;

11.              Signal on Half Acre Road should be installed be TCO or CO on this building;

12.              Continue to defer Condition #9 in the original approval, regarding comprehensive sign plan until completion of building of the entire park;

13.              Roof top equipment shall not be visible from the exterior of the building;

14.              Concrete will be used for the loading docks, subject of the approval to the Township Engineer;

15.              Color used in building shall be modified from the proposed plan in accord with colors used on Building 1.04 subject to the approval for the Township Planner;

16.              Maintenance plan and stream encroachment plan stream encroachment plan shall be properly filed with the Township;

17.              Revised elevation plan for colors;

18.              Subject to the latter of January 17, 2006 from Scott Levy, Scott Alan Design.

19.              Subject to the Township Engineer, Richard Preiss report, and all other outside agencies approval.


Mr. Stannard seconded the motion.




†††††† AYES:††††† Mr. Dreyling, Mr. Golubieski, Mr. Kehrt, Mr. Speer, Mr. Stannard, Mr. Stout, Ms. Weidner, Mr. Harvey

†††††† NAYS:††††† None

ABSTAIN:††††† None

†† ABSENT:††††† None





Mr. Speer asked that there be a revised ordinance to address the loading docks.Mr. Harvey requested that Ms. Marcelli get an ordinance to the Township Committee so that the board did not have to hear this argument again.



PB 103-05†††††† Suellan Waters

33 Main Street

Block 23, Lot 57, Zone VC

Minor Site Plan


REPRESENTATIVES: Michael P. Balint, Esquire in place of Donald Driggers, Esquire

††††††††††††††††††††††††††††††††††††††††† Sue Ellen Waters, Applicant

††††††††††††††††††††††††††††††††††††††††† Mark Berkowsky, Architect


Ms. Weidner recused herself from this applicant since she resided within 200 ft.


Applicant seeking a minor site plan for what was formally known as Cranbury Hardware.Ms. Waters, owner, intends to use it as a furniture & furnishing store which has been determined that it is not a change in use, but a change of occupancy.


Mr. Stonaker announced the Board had jurisdiction to hear the application.


The proposed hours of operation would be Tuesday to Saturday 10 a.m. to 6 p.m. with extended hours during the holidays.


Name of shop will be Patina Home; selling some furniture, decorative accents, china, etc. There will be two employees Jamie, her business partner and herself for now.The two sheds will remain, although they will no be actively used for the retail operation.


The upstairs apartment was previously rented.


Mr. Berkowsky explained that there was no intention to change the exterior.They would bring the dumpster in conformity by bringing it onto the property.Present signage would be reduced by painting the existing sign white.There would be small signs on the front glass. Awning was in good working order.


Ms. Marcelli did not know if applicant had a right to have a hauler come onto school property and remove the dumpster.


Public Comments


Ms. Weidner, as a member of the public, mentioned that her recollection when the hardware store first closed there was a meeting of items that were not being on school property.Access could be discussed at the next school board meeting that would be held next Tuesday.


Mr. Baliant said that the applicant didnít even know if they needed a dumpster, but felt that was something that the Township would want them to have.Ms. Marcelli said that the DRC thought that there would be in access of packaging and cardboard.


Mr. Jamie Sims, applicantís partner, sworn, said that the hardware store had a dumpster so they thought that was the way a commercial property was to handle their garbage situation.The janitor of the school had told him that since they were moving in the school really didnít want the dumpster to be on there property.


Mr. Speer motioned for the approval of the minor site plan. Mr. Kehrt seconded the motion.




††††† AYES:††††† Mr. Dreyling, Mr. Golubieski, Mr. Kehrt, Mr. Speer, Mr. Stannard, Mr. Stout, Mr. Harvey

††††† NAYS:††††† None

ABSTAIN:†††† Ms. Weidner (Recused)

ABSENT:††††† None




Mr. Harvey opened the floor for general public comments.There were no comments from the public.




There being no further business, on motion duly made, seconded, and carried, the meeting was thereupon adjourned at 8:50 p.m.




††††††††††††††††††††††† 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 February 2, 2006, consisting of 6 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