Contact:
Planning Board Clerk Diane L. LaSalle
Category: PLANNING BOARD MEETINGS
FOR IMMEDIATE RELEASE West Long Branch, NJ - July 12, 2010
NOTE: The minutes of this meeting may be corrected and/or amended by the Board and will be approved at the next regular meeting. The corrections and/or amendments will be reported in the minutes of the next regular meeting.
REGULAR MEETING
OF THE PLANNING BOARD
OF THE BOROUGH OF WEST LONG BRANCH
June 8, 2010
The Regular Meeting of the Planning Board of the Borough of West Long Branch was held on June 8, 2010, 7:30 PM in Borough Hall. Adequate notice of the meeting was published in accordance with the Open Public Meeting Law.
Members Present: Greg Aikins
Councilman Steven Cioffi
Richard Colaguori
Richard Cooper, Jr.
Kathy Elfner
James Meola
Mayor Janet Tucci
Members Absent: Herb Jensen
Joseph Gallo
Others Present: George Cieri, Esq.
Bonnie Heard, P.E.
Lisa Norman, C.S.R.
REVIEW AND APPROVAL OF THE MINUTES
Mrs. Elfner moved to approve the minutes of the May 11, 2010, regular meeting as submitted, seconded by Mr. Aikins and carried upon the following roll call vote:
AYES: Mr. Aikins, Mr. Colaguori, Mr. Cooper, Mrs. Elfner, Mr. Meola,
Mayor Tucci
NAYES: None
NOT POLLED: Councilman Cioffi
ITEMS OF BUSINESS
Mr. Cooper reported that he spoke with the Borough Treasurer regarding the Re-Examination Report. Currently there is legislation in Trenton pertaining to COAH. Mr. Cooper believes that it would be prudent to wait for the legislation to be passed before the Board proceeds in updating the Master Plan. Mr. Cooper will contact the Treasurer as to when monies would be available to proceed.
MATTERS BEFORE THE BOARD
JSM at Monmouth road, LLC (a.k.a. Edgewood Properties – Walgreens), Block 70, Lot 40.01, 216 State Route 36 – Amended Preliminary and Final Major Site Plan (2010-02): Service is in order. Applicant will provide an updated tax certification. Bob Smith, Esq., appeared on behalf of applicant.
Mr. Cooper read into the record a letter from Sgt. Kramer of the West Long Branch Police Department. In his letter, Sgt. Kramer states that he has reviewed the site plan and is satisfied that all handicap parking signage and traffic control signage meets requirements. Mr. Cooper also read into the record a letter from Charles Shirley, Fire Marshal, who states that he has reviewed the plans and is also satisfied that all requirements have been met.
Ms. Heard reported that she has no objections to the Board issuing compliance waivers to applicant.
Bob Smith, Esq., appeared on behalf of applicant.
Exhibit A-1, Power Point Brochure, was entered into evidence.
Mr. Smith explained that this project was previously approved on August 13, 2002, for Walgreen’s, which is in operation, and for a bank pad consisting of 2,474 s.f. The bank has not been built because no interest has been shown in the property.
Applicant is seeking minor changes to the site plan to accommodate a retail store. Five additional parking spaces, a slight increase of 867 s.f. for the retail building, for a total of 3,332 s.f. There will be a slight decrease in impervious coverage, 73.3% proposed, 73.8% approved. The bulk variances required are building height, proposed 27’, and impervious coverage 65% permitted, 73.3% proposed.
Ronald Aulenbach, Director of Engineering and Planning, Edgewood Properties, was sworn in to testify on behalf of applicant. Mr. Aulenbach stated that since the initial approval in 2002, applicant has been actively seeking a bank to occupy the space. Applicant is proposing a 3,332 s.f. retail commercial building on the existing pad. The existing curbwork will remain, with the same four parking stalls. The square footage will increase by 867 s.f., and the parking will increase by five spaces. The impervious surface will decrease from 73.8% to 73.3%. A dumpster has been added. There is no tenant proposed for the space at this point.
With regard to the Board Engineer’s letter dated March 5, 2010, Mr. Aulenbach stated that applicant will comply with the recommendations set forth in that letter.
Jim Higgins, P.P., was sworn in to testify on behalf of applicant. Mr. Higgins testified that he sees no substantial negative impact on the surrounding properties or the Master Plan and Zoning Ordinance if these variances are granted. In addition, it is Mr. Higgins’ opinion that the traffic generated by the proposed would be less than what has originally been approved.
Douglas Polyniak, P.E., Traffic Consultant, was sworn in to testify on behalf of applicant. The issue of compliance for a no-left turn was discussed. Applicant will permit a Title 39 to the Borough for a no-left turn onto Monmouth Road.
The applicant has agreed to limit the building use parking requirement for the proposed pad to 17 spaces.
Comments from the Board were as follows:
Mr. Aikins felt that there may be a conflict with the Walgreen’s and a convenience store if placed there. He believes there will be no problem designating the four stalls furthest from the building for employee parking. He stated that if this does come to approval, he requested that his concerns be considered in any motion for approval of this application.
Mr. Meola expressed concern about parking and traffic, in particular the no-left turn onto Monmouth Road. He also felt that the proposed height of the building would allow for a larger sign, which he felt should be kept down. He suggested that employee parking on the diagonal might be more advantageous to parking behind the Walgreen’s building and leave the spaces closest to the store for customers.
The fact that she does not know the specific retail use for the proposed site prevents Mayor Tucci from supporting this application.
Councilman Cioffi would also like to know what type of retail will be going into the site. He is concerned about the on-site traffic and suggested installing a speed bump at that location. The applicant agreed to install some type of speed calming device.
Mrs. Elfner also would like to know and is concerned about what type of retail is going into the space.
Mr. Cooper stated that he understood the concerns of the Board as to who the tenant would be. However, he felt that a proposed retail store does not seem more deleterious than a bank.
Mr. Colaguori felt that he would lean toward approving this application.
If approved, the Board would like to see the following conditions applied: 1) limit the building use parking requirement for the proposed pad to 17 spaces; 2) traffic calming device to alleviate potential hazardous situation; 3) Title 39 for the no-left turn onto Monmouth Road.
It should be noted that no one was present in the audience during this application.
Councilman Cioffi moved to approve the application with the conditions relative and certification of taxes, seconded by Mr. Colaguori and carried upon the following roll call vote:
AYES: Mr. Aikins, Mr. Colaguori, Councilman Cioffi, Mr. Cooper, Mr. Meola
NAYES: Mrs. Elfner, Mayor Tucci
ADJOURNMENT
There being no further business before the Board, the meeting was adjourned by unanimous consent of the Board at 9:35 PM.
Respectfully submitted,
Diane L. LaSalle