Planning Board - Regular Meeting

Uh, welcome to the uh, Township of Monroe Planning Board. It's January 22, 2026 at 6:30 p.m. Please stand and and face the flag to the flag of the United States of America to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. In accordance with the open public meetings act, it is hereby announced and shall be entered into the minutes of this meeting that adequate notice of this meeting has been provided by the following. Posted on the bulletin board of the office of the township clerk. Posted on the bulletin board within the municipal complex. Printed in the home news trabune and cranberry press on December 26, 2025. Posted on the Monroe Township website and sent to those individuals who have requested personal notice. Or please uh do the role.

Mr. Rothman here. Miss Bratzky here. Mr. Manesh Patel here. Miss Damiani here. Mr. Slavichek here. Mr. Mr. Weiner, Dr. Kenzie, Mr. Butinsky, here. Councilman Markell here. Mayor's representative, Mr. Patel here, Mr. Gaffrey here. Okay. We always do in January we um renominate the uh members of the planning board. I'm going to turn it over to Mr. Slabette to do the nominations. Thank you, Mr. Chairman. Uh I would like to make a nomination uh to Mr. Mark Gaffrey. uh nominated for chairperson.

Second. Do we have any other nominations? Can I have a motion to close nominations? Motion. So moved. Mr. Rothman. Yes. Miss Barzky. Yes. Mr. Manesh Patel. Yes. Miss Damiani. Yes. Mr. Slavichek. Yes. Mr. Is Mr. Boutinsky being pulled tonight? Mr. Butinski? Yes. Councilman Markell? Yes. Mayor's Representative Mr. Patel? Yes. Mr. Gaffrey? Yes.

Okay. Take over. Take over. Okay. Um, next up is is vice chairman and um I want to announce the nomination of David Rothman as vice chairman. Is there a motion? Seconded. Any other nominations? Motion to close nominations. So move. Second. Second. Mr. Rothman, I'll have to say yes. Spratzky. Yes. Mr. Manesh Patel. Yes. Mr. Damiani. Yes. Mr. Slavichek. Yes. Mr. Binsky.

Yes. Councilman Markeel. Yes. Mayor's representative. Mr. Patel. Yes. Chairman Gaffrey. Yes. Okay. Next, I'd like to announce the nomination of Peter Vnolo as as planning board uh uh planning board uh attorney. Second. Okay. Any other nominations? A motion to close nominations. Close. Second. Second. Mr. Rothman. Yes. Mr. Bro, Miss Baratsky, Mr. Manesh Patel. Yes. M. Damiani? Yes. Mr. Slavichek? Yes. Mr. Binsky? Yes. Councilman Markeel? Yes. Mayor's Representative Mr. Patel? Yes. Chairman Gaffrey? Yes.

Thank you all. Look forward to working with you. You made it. Okay. Next, I'd like to announce the nomination of Mark Razimo as town as planning board engineer. Is there a motion? Second. Second. Any other nominations? Motion to close nominations? Motion. Mr. Rothman? Yes. Miss Broski? Yes. Mr. Patel? Yes. Miss Damiani? Yes. Mr. Slavichek? Yes. Mr. Binsky? Yes. Councilman Markeel? Yes. Mayor's Representative Mr. Patel. Yes. Chairman Gaffrey. Yes. Okay. Thank you, board.

Thanks. I'd like to uh announce the nomination of Chris Doy as planner. Is there a motion? Motion. Second. Any other nominations? Motion to close nominations. What did we just Mr. Rothman? Yes. Miss Bratzky? Yes. Mr. Manesh Patel? Yes. Miss Damiani? Yes, Mr. Slavichek. Yes, Mr. Butinsky. Yes, Councilman Markeel. Yes, Mayor's Representative, Mr. Patel. Yes, Chairman Gaffley. Yes. And and finally, I'd like to announce the nomination of Laura um Dooki as as secretary of the planning board. Is there a motion? I make a motion.

Second. Okay. Any other nominations? Motion to close nominations? Motion. Second. Second, Mr. Rothman. Uh, yes. Miss Broski. Yes. Mr. Manesh Patel. Yes. M. Damiani. Yes. Mr. Slavichek. Yes. Mr. Petinsky. Yes. Councilman Markeel. Yes. Mayor's Representative Mr. Patel. Yes. Chairman Gaffrey. Yes. Thank you. Okay. There are two applications. Rules and regs. Okay. Motion to approve. Okay. Mo motion to approve. Approve the rules and regulations. Motion. Second. Any any discussion?

Mr. Rothman? Yes. Miss Barrosky? Yes. Mr. Mesh Patel? Yes. Miss Damiani? Yes. Mr. Slavichek? Yes. Mr. Butinsky? Councilman Markeel? Yes. Mayor's representative, Mr. Patel? Yes. Chairman Gaffrey? Yes. Okay. And finally, there is um to approve the uh the dates of the planning board meetings. Everybody was should have received uh uh the calendar from from Laura. Is there a motion to accept? I make a motion to accept. Second. Second. Second. Any discussion? Second. Mr. Rothman. Yes. Miss Barrosky.

Miss Barrosky. Again, Mr. Manesh Patel. Yes. Miss Damiani, yes. Mr. Slavichek, yes. Mr. Binsky, yes. Councilman Markeel, yes. Mayor's representative, Mr. Patel, yes. Chairman Gaffrey, yes. Okay. As I uh Oh. Uh, Laura circulated the minutes and I hope everybody's had a chance to uh review them. Is there a motion to accept? Motion. I make a motion to second. I second it. Okay. Any discussion? All in favor? All in favor? I I opposed.

Abstain. And I'm going to abstain as well. Okay. Now, we'll get to the applications. There are two on tonight, and we're going to handle it in the order that they appear on the agenda. So, uh, the first one is PB1194-17 700 Highway 33 LLC. It's request for preliminary and a final.

Good evening, Mr. Chair, members of the board. Salvator, Alfury, Clearary, Gobi, Alfuri, and Jacobs. On behalf of the applicant, um the principal use of the Extreme Machines business is located primarily in in Milstone Township. This is the property that's behind the Monroe Township and Milstone Township property that we're seeking the site plan approval for. And our the the use that we're proposing here is accessory or an ancillary to the main use in Millstone. Uh we have three witnesses that we're presenting. Rob Civ is our engineer. We have a representative who will provide operational testimony from the owner. And then our planner is John Taikina. And we're starting with Mr. Civ, if we could have him swore it, please.

And just uh Mr. Alpiri for the record, uh this application was previously before the board in February of 2025. Um I think for all the parties concerned, it would be best to start over. Would we agree that we're going to begin a new and and that way we don't need to worry about members who are absent having reviewed transcripts? And yes, thank you. I neglected to mention that. And and we really didn't get far that night. So there's nothing was really accomplished. It would be prudent for us all to start as if nothing happened in the past. We're going to cover everything a new. Perfect. Great. Thanks. Thank you. If you could raise your right hand, you swear the testimony you're going to provide is the truth, the whole truth, and nothing but the truth. Yes, I do. If you could state your name, spell your last name, and give us your address for the record, please.

Sure. Robert Civ, Si, V is in Victor E. Crash Engineering, 100 Reich Drive, Milstone, New Jersey. I'm a licensed professional engineer, professional planner. Testifying tonight as a professional engineer. I have over 30 years experience in the engineering field, graduate of NJIT. I have testified before this board as well as numerous other boards throughout New Jersey. Thank you. Your credentials are accepted. Thank you. Thank you. And Mr. Civ, um would you orient the board? You you heard my introduction about where this property is located in relation to the Milstone track. Could you orient the board in a little more detail about where what this property is and where it is in relation to the main use? Sure. I have a rendering. It was marked as an exhibit. We're gonna start, I guess, new exhibit numbers.

It'll be exhibit A1 again. It was exhibit A1 last February and it'll be exhibit A1 on the 22nd of January this year. Perfect. So, it's A1. I have it on the board. I also have handouts if it's easier for everybody to see the handouts. I'll pass them out real quick.

We can share. Yeah, we can share. You need some more? All right. Another one down there.

The exhibit is an aerial photo of the site with the property boundary marked in red and then some of the adjacent uses around the property. The site is a bit unique in that is it is created or identified as three tax lots. One of which is in Milstone and two of our in Monroe. Lot 2.01 is in Milstone and has an area of approximately 3.4 acres. and lots 2.12 which has an area of about83 acres 83 acres and lot 2.13 which is also in Monroe has an area of about 10.33 acres for a total lot area of 14.56 acres there's three lots two of them in are in Monroe one is in Milstone the total lot area like I said is 14 and a half acres approximately with the Monroe lots in the highway development zone a portion of the site was the subject of a 2001 One board approval which granted variance in site plan approval to construct the 34,600 ft two-story commercial building associated paved parking circulation driveways and a stormwater management basin. These site improvements were constructed in roughly 2003 2004 with most of the site improvements in Milstone. Majority of the site as I said is currently in Milstone and is utilized by Extreme Machine which is a sales and service business for motorcycles and small recreation vehicles. the operator that will get to the specifics of the operations in a little bit. And then there is a small portion of the building which is the west side of the building which is used for Dunkin Donuts. In approximately 2005 2006, the applicant installed the 10-ft high fence which encloses the majority of the rear yard area and then paved the portion of this area which is currently being used for the storage of merchandise related to the extreme machine operations. So looking at that rendering, you'll see there's a dashed greenish blue line that cuts diagonal

across the back of the property. From that dash line to Route 33 is the Millstone lot. And as you can see, that's the majority of where the site improvements are currently located in the Milstone portion of the property. Then the smaller lot is the small triangle piece behind that dash line. And then there's a large lot which is undeveloped which is the larger lot which is 2.12. Could you point that out on the chart? Sure. I'm pointing out on the aerial but I'll do Okay. So this is the dash line. That's the municipal boundary. This is the part of the property that is in Milstone. Gotcha.

Then there's the tri's my Oh, there we go. This is the triangle part. That's the smaller lot that's in Monroe. Then you have the larger lot. I think I'm losing my battery here. which is the larger lot of 2.12 in the back. So, what the applicant's proposing to do is remove some of the pavement in the back of the property. Thanks. Remove some of the pavement in the back of the property and then install a 7,000 square foot storage building. And what that will do is take a lot of the merchandise and material that's in the back of the property that's stored outside and put it inside a building. So we are proposing to eliminate a lot of the actually all of the cargo boxes that are out there today. Take that merchandise stored inside a store storage building and then remove more pavement than there that is there today. So we're actually going to decrease our impervious coverage. That really is the application in a nutshell is taking that outside storage and creating a storage building for it.

So, a couple follow-ups, Rob. One of the questions or comments from the board professionals was the consolidation of the two Enro Township lots as a condition of approval. The applicant would agree to do this. Correct. Correct. We would consolidate the smaller lot in Monroe with the larger lot and create one large lot. Correct. Right. And then by the consolidation of those lots, there would not be an imperous coverage issue with regard to the zoning ordinance. Is that correct? That is correct. Um, also can you describe the drainage, how the drainage currently operates and how it will operate if this were approved?

Sure. There is a existing detention basin which is the grass area in the center portion of the rear part of the property that was constructed as part of the original building and site plan. that drainage basin will stay and will continue to serve the property as well as the proposed improvement. Um the board professionals have issued reports, the most recent one from uh the board of engineers January 21st, 2026. Have you had an opportunity to review that specific report? I have. Um are there any issues within that report that you believe we cannot address as a condition of approval?

There's a couple items as it relates to the variances which obviously the planner will get into. Um, short of that, there's the buffer variance, setback variance. Um, I went and had the opportunity to talk to Mark earlier this week. We've went through the drainage. We've explained to him that it is an existing drainage basin that's out there that's functioning as it's supposed to. I believe that addressed Mark, I don't want to speak for you, but I believe that addressed many of your concerns, and we can take care of the what I'll call the dot and the eyes and crossing the tea items in the report. If we need to go through them item by item, we can, but I don't know if there's necessarily a need to do that. That's it's relatively simple from an engineering point of view. That's why it's been so that's fine. Mr. Rasmotes, any any comment.

Thank you. Excuse me. Thank you, Mr. Chairman. As the applicants engineer said in my latest report, January 21st, 2026, you did agree to meet all of them. There's a comment in there with regard to removing asphalt around the stormwater basin. Um, so you're agreeing to remove some of that asphalt that was all paved. I believe you said 2005 2006. Um,

I don't believe we're looking to remove that if I that's in the report. I didn't I don't remember seeing it. But there is pavement. I'll go back this which is around the perimeter of the basin. Like I said, that was installed in that time frame. The applicant's looking to maintain that. My concern with the uh with the pavement around that basin is um the potential for contaminants getting directly into the storm basin um and then you know tying into our stream. So uh I'll give you the item number. It is 4B. 4B.

Correct. So, and and if the building is for all the material that you have stored out there to go inside the building, then why would you need that area around the basin, which you're now you're using for storage? Well, it's not for all the material. It's for a lot of the material that's in the existing conx and storage boxes. We're looking to remove those boxes and put those materials and supplies inside the storage building there. But there when the operations witness gets up, there will be vehicle storage outside, not equipment or material. Right. So, you're going to have vehicle storage right up against the storm water basin. That is my concern.

So, is there a way to put something to to prevent any leeching over into the basin? and we can look at that and tell you obviously most of these stored vehicles are brand new. So there's a there's a minimal likelihood that they're going to be leaking material, liquids and things like that. With that said, we can look at putting some type of barrier, sediment barrier around that perimeter as it enters the basin would have to go through that. We can look at that. And then also um you know looking on some Google Earth images, you've had trailers stored inside the basin itself. It's a detention basin, so it's dry most of the time. And there, you know, there's evidence that there was storage of tra uh boat trailers, it looks like. I'm not sure what kind of trailers, but again, no storage in the stormwater basin area.

I agree with you 100% and I said the same thing when I saw some of those images. So you're agreeable to that uh no storage in the stormwater basin of of vehicles of any sort? Yes. There can't be storage in the in the basin itself. We understand that. Yes. Only storage of rainwater. Yes. Yes. Agreed. Okay, Mr. Chairman. They they've agreed to um all the comments in my review letter. Thank you, Mr. Dne. anything to add?

Sorry. I will I don't think I have any questions for the engineer. I'll wait for the planner to go through his testimony and follow up and then maybe there's some things in my report that maybe the planner addresses. Maybe it'd be better for the engineer, but I'll wait for the planner to testify first. Thank you. Thank you. Any questions or comments at this time? And still here, you can call your next witness. What's the date of the bureau report? Um, my latest report is dated January 20th. I sent it out on Tuesday afternoon, I believe. I didn't see that. Does anyone have an extra we could have our planner look at it quickly while we do our next witness? Is that possible? We'll give it back before he comes up.

So, it's clear, there's it's only a minor update to the last report that was issued in August of last year, I believe, or maybe it was October. Not shouldn't be any crazy surprises either. evening, sir. If you could raise your right hand, do you swear the testimony going to provide us the truth, the whole truth, and nothing but the truth? I do. If you could state your name, spell your last name, and give us your address, please, for the record. Michael Rasinetti. Res C I N I T I 67 Sandpiper Drive, Manalpin.

And Mr. Mr. Restini, what is your relationship to 700 Highway 33 LLC? I am one of the owners. And also, what um what is your relationship with the Extreme Machines business that's located on the property? I am the owner operator of the business. And how long have you been operating at this location? Uh over 20 years. Uh does your business have any state licensing for the seal sale of vehicles? Yes, we have um a motor vehicle license. for retail, new and used motor vehicles. What types of vehicles are sold on site? Um, mainly motorcycles, ATVs, UTVs, personal watercraft, trailers.

Uh, and what percentage of the vehicles sold are new versus used? Majority is new. Probably 95% of the vehicles we sell are new. What are the hours of operation for the the Milstone Township portion of the business? First of all, 9:30 to uh 6:30 and that's Tuesday and Wednesday, 9:30 to 7:00 on Thursday, and 9:30 to 4:30 on Saturday. And we're closed Sunday, Monday. And will those hours differ for the the Monroe Township portion if this were approved and constructed? No. So, same hours? Yes. All right. And then

we do change our hours sometimes. It used to be 10 to 7 and we changed it from 9:30 to 6. But I mean it's those are our hours. The um again now if this were approved, we were talking about uh the building that you're proposing to construct. What would be stored within that building? Um the new vehicles in the building and equipment and material as well. Yes, equipment and materials. Anything that's not allowed to be stored outside. Um, will there be any repairs conducted in that building or in the parking lot adjacent to it? No. All repairs are conducted inside Extreme Machines's main building, which is where our shop area is.

Uh, there's a there's a paved area adjacent to the proposed building. What would be stored with on that paved area? Uh, the paved area is for um new vehicles and customer vehicle parking. And and what would there be the reason that a customer would or would need to park a vehicle back there? You can't fit them inside. You can't put everything inside. It's impossible. Do they drive back there or you your people? No, we would take them back there. Nobody drives back there. So, they would drop them off in our back parking lot and then one of our employees would bring the vehicles into the yard.

And how long do is a typical vehicle stored within that area? A typical vehicle, it could be a few days to a few weeks. Depends on the service being performed, availability of the parts and whatnot to get it done. But as a business, we don't want things sitting there. The faster it goes in and out, the the better it is for the business and the customer. So there's no long-term storage of any kind. If you consider the watercraft long-term storage, which is a few months, they bring them in for winterizations. We'll park them back there until springtime. Then we'll do a spring prep on them and the customer comes and picks them up.

Okay. And all of the vehicles that will be parked outside are functional operational vehicles. Is that correct? Correct. Okay. Um and then you heard a comment about parking. You see the basin that's located on that diagram that's on the screen. Yes. You understand you cannot park or store anything within that area? Yes. It's all we have of this witness, Mr. Chair. Thank you. Any questions or comment? One. Go ahead. You go. You You were first. Um, do you have ebikes there for sale? And yes.

So now with the new law, there has to be a license and insurance and for so will you promote that as you sell these ebikes to Yes. the residents. And is there a test area that these kids can or people can uh drive these areas in the on your property before they buy them purchase the the parking lot and um is the only area we have and in the uh the back parking lot. So that's it. So they they yes they could test ride them there with the other parked vehicles that you're selling. There's room. We don't do we don't do test rides though on that. Like if somebody came in wanted to ride an ebike,

you're not going to show them how to how to operate. One of our sales people would. Yes. But if they didn't buy it, they're not We don't demo them. Just liability. Especially if they're they're children or they're young, right? It's different if you have a motorcycle license and you're, you know, you want to demo ride a motorcycle on public roads,

but for them to take an off-road vehicle like a bicycle on our property like it, the salesperson can do it. They can show them how to operate it and they could ride it around, but not the salesperson ride it around, but not the consumer until they buy it. Once they buy it, it's theirs. They can do what they want. So, you don't you don't um do you give them an area where they can go like ATVs, what properties they can go to or anything? Oh, yeah. Yeah. Not our property, but there's there's other properties out there that they can go to ride. Okay. because there's a lot of residential kids that have been on the street and you know so and that's why I think

I think that I would like to put that um onto the seller the dealership or whatever that they're responsible to notify them where they can Oh yeah safely ride and the ebikes you're talking about are cheap Amazon ebikes that kids are riding the bikes we sell from Segway thousands of dollars the adults buy them. They're not buying them for kids. They're they're very expensive. So, and also,

but we we do Yes. All the sales people, no matter what we sell, if it's ebikes, motorcycles, ATVs, they do go over to safety with them. And they do give them um places that they can legally and safely ride because with off-road vehicles, your own property, if it's legal, you know, depending on the township, and then there's a couple areas in New Jersey and that's it. Yeah. and the batteries for charging and everything. You have to give them all uh warnings uh you know. Yeah. The manufacturer takes takes care of that. They give us what's called a PDI pre-dely inspection sheet

and that sheet covers the proper use and maintenance storage charging um uh safety phone numbers, training phone numbers, and all that's given to the uh customer. Okay. And they're stored in the building. They're they're going to be stored in this pole barn or whatever. Ebikes are almost non-existent. We have like four or five ebikes. It's not it's not really big for us. It's more of a um a fad, I guess. People were buying bikes, so we we picked up a few from Segway because we we sell the Segway brand. Um but uh it's not we're not storing tens or dozens or hundreds of ebikes.

Okay. because I'm concerned about the noise. They're very loud and everything. So, that that was my concern about the ebikes and ATVs and the motorcycles. Well, everything we sell from the manufacturer meets the EPA standards for emissions. They all have cataly converters and they're all quiet. The loud ones you hear when people modify them. Okay. Thanks. Thank you. You're welcome. Okay. Thank you.

Hi. Um, I know you can't give me a a nailed down answer, but as in general, how often do you think deliveries will be coming to the Monroe Township property to be stored or whatever? How often would trucks be coming in to deliver? We get trucks every day, but they deliver in the main building. We have the loading dock in our main building. Oh, got it. So, that's the Millstone uh uh delivery. Yeah, that's where we take deliveries, right? When this building, the 7,000 uh square foot building is set up. Uh and that'll be mainly for storage. Um so forth, how often do you would you expect deliveries to occur?

There will be no deliveries. There's no loading dock in that building. It can't accept deliveries. So how so the question is how do you do you take it from the main building and bring it to that building? And if so, how and how frequent is that? So the trucks would load or unload in our main building and then we'd unload it with a forklift and we drive the forklift back there and put it in the building.

And how frequently would something like this occurred? Uh the reason I'm bringing it up so ju just uh there was a previous discussion on this property back in 2025 and there was an issue where kids are on the street, kids are playing and there was deliveries every single day with a large tractor trailer delivering stuff and that did not work with res with a residential area nearby. Um the there's no street residential streets and that's just our parking lot. There's no roads. The only way you can get to our building is from State Highway 33. So there should be no no kids riding bicycles down the highway to get there. Okay.

But we're we're not going on any roads. We're just crossing our parking lot into the yard. Gotcha. Do you want me to point it out on there? Please do. Sure. So right there, that's our loading dock. So they would unload here, right? We would bring them with the forklift cross the parking lot into the yard into the building. So we're just going that's our parking lot. That's it. There's there's no other street. So there's no access from Fington to our property. Okay. Only the entrance here on 33 and the exit here on 33. And there's just a giant warehouse trucking warehouse. You talk about trucks coming in and out every day. That that's a

that's a main hub right there. on and Amazon too. Non-stop trucks coming down the street and then there's just Woods here and then uh Bakers. Thank you. You mentioned that uh the uh the lot is uh once once they're sold, you can't dictate what they do with them.

Correct. So, what prevents them from like just going around the circle or do you have any signage or something that prevents uh because it could be I could see being dangerous uh if they're riding around these uh vehicles around that building. All right. So, if if it's a street legal vehicle, it's delivered here in the front parking lot. Yeah. And they get on it and then they ride out and they go home wherever they're going. If it's an off-road vehicle, it gets loaded into the back of their pickup truck or their trailer. And we'll either load them in the front if they park in the front or if they park in the back, we will load them in the back. But they don't they do not ride around property. Okay. No.

Just like we don't do demos or ebikes for liability reasons. We don't want people riding off-road vehicles. I meant this is post demo once they've purchased it, you know, not not like the sales guy, but as long as Yeah. Once they purchase it, we load it up into their vehicle. So they I mean they would have to unload it and go run. We would if they did it does happen. We've seen people out there and we have to go out there and tell them to stop, you know, load it up and and go home. Got you. Okay. Mr. Chairman, it was mentioned before that um you're going to eliminate the cargo boxes and all that material is going to go in these buildings. So, you're agreeable to not have any cargo boxes on this site once this building's built?

If they're not permitted, then yes, they will remove them all. Yes. They're not shown on your site plan, so they would not be permitted. Yes, and they would be removed. Thank you. Thank you. You're welcome. Yes. Thank you. Don't do Don't leave. Sit there, John. Do you need that report back? Whoever gave it to us. Thank you. Don, did you absorb it? I did. Good. They changed the date. Yeah. If you could raise your right hand, use the testimony. Going to provide us the truth, whole truth, and nothing but truth. I do. If you could state your name, spell your last name, and give us your address for the record. Please

state my name. Hi, my name is John Tyena. It's T as in Thomas, AI, K is in Kelly, I N is in Nicholas A. My business address is 30 Newman Road, Kendall Park, New Jersey, South Brunswick, right next door. I'm a licensed planner in the state of New Jersey. Have been since 1992 when I completed my studies at Ruckers University. Uh the last 33 years I've been doing this, testifying before planning and zoning boards around the state and across the country on behalf of applicants just like this. I was last in Monroe in 2022, I believe it was. And uh it's nice to be back. Thank you. Credentials accepted. Thank you. Thank you.

Thank you so much. Um, we're at the planning board, so it's a permitted use, but there are some variances that are required for the for the development of this portion of the property. Would you run through those variances and put the support on the record, please?

Certainly. Um, so we are here for a little bit of variance relief. Um, it's always nice to work with Rob and and S. They always get everything on the record ahead so I don't have to take care of the math. But, uh, in terms of our variances, we require a lot depth variance. Uh, we only have 469 feet where 500 feet is required. That's an existing condition. We're not going to change. That's a C1 variance. We have a front yard setback that's required for the accessory warehouse. Uh required a 60 ft. We're proposing 45 ft. Uh that's from the new Fington uh Fington Lane there. That um that was kind of imposed on us uh after the fact onto the uh onto the development. Uh we have a rear yard setback for the accessory warehouse. 20 feet is required. we have about a foot. Um, and that is uh a factor of the uh township boundary running between running through the middle of us. So, it cuts us in half and it it makes our lot our lot um it gives us a lot line uh kind of in the middle there which isn't too fair. Our buffer from Fington Boulevard again required is 100 feet. We're at zero feet because again Fington Boulevard was imposed on us. Um we didn't uh you know it wasn't part of our we weren't part of that development. They chose to put their road right against that boundary. Um and we also required to have a buffer burm there which would be six feet and we're uh existing is none and we're proposing none. We have alternative buffering that's proposed through the fencing and the landscaping including the landscaping that is to be installed uh by the developers of Farington Boulevard. Uh and then finally we have a uh a fence uh that is exists at 10 feet. It's permitted at 3 feet in the front, six feet in the side. Um the fence functions uh as a rear yard condition despite detecting frontage. Again we think having everything fenced in uh is a nice uh is a nice way to operate. Uh

again this will be better in that with the new storage building all of the what I'll call stuff is going to be inside. So there'll be no outside material storage so to speak. The only thing that will be outside is vehicles and vehicles are something that is ordinary and customary uh with a new vehicle dealership to have vehicles parked outside. Uh so there's nothing untoward about uh having our vehicles parked outside. Um you know, if this was a uh a new Ford dealer, we'd have them, you know, parked along the street and we'd have them displayed and everything else. Uh we just choose not to display uh our um Powersports vehicles because some of them are small enough you can pick them up and throw them in your Ford pickup truck and uh it's better to have them fenced in uh so that doesn't happen to us. Um the site uh remains substantially underdeveloped uh relative to the zoning allowances. Again, our coverage is comply etc. We are consolidating the two lots. Uh so again, the Monroe portion is about 11 acres in and of itself. Um, we have a very large open space piece, so we don't have to worry about coverage and all those things. Uh, and we'll make sure I'm sure Rob will make sure that, uh, he takes care of Mark's drainage comments and we we're not going to have any problems there. Again, these are new vehicles. Uh, so again, we don't expect any issues with leakage and all those types of things you'd expect uh to be concerned about uh from off-road vehicles. Uh, in terms of our variances, again, you know, there's four kind of four findings you need to make. one, it relates to a specific piece of property. Two, uh we advance some of the purposes of zoning. Three, we either have a um a variance that C1 that relates to a specific physical condition or or unique condition that is present on this lot and this lot alone. And we certainly have that here with uh the irregular shape and with the um with the fact that our municipal boundary cuts us in half

and kind of doesn't uh give us a lot of benefits in terms of uh how it impacts our setbacks and buffers. Uh and then finally um that uh we satisfy negative criteria. We're not going to be substantial detriment public good. we're not going to be a problem to our neighbors and uh we're not going to have a substantial impairment to your zone plan or your master plan as it relates to the route 33 carter or to your HD zone. Uh so again, this relates specifically to 700 uh route 33. No other property granting relief here for this uh accessory 7,000t building does not convey uh any precedent to any other uh property in the township. Uh everybody has to make their own case. Um, in terms of our positive criteria, the purposes of zoning would be advancing. Uh, purpose G to promote sufficient space in appropriate locations for a variety of uses in accordance with their environmental requirements. Purpose I to promote a desirable visual environment through coordinated uh development, coordinated development and good civic design and arrangement. and M to encourage the coordination of the various public and private procedures affecting land development with the view towards lessening the cost of such development and to the more efficient use of the land. So again uh we have sufficient space on the site uh even with its irregular shape. We're well below coverage uh limits uh again the site is not overdeveloped. It is an appropriate location for this use permitted uh in uh in both zones in both townships. Um, we are promoting desirable visual environment by taking this storage building and putting things that are currently stored outside and uh and in storage boxes and things like that and putting them in a in a permanent building. Uh, that's certainly going to promote a more desirable visual environment for the township. And uh we are um encouraging the coordination here. The hardest thing and unfortunately Monroe actually has a couple of them. Um, the hardest thing to do in this business is to be in two townships. And the only thing that's worse is to be in two townships and two

counties. Um, and that happens sometimes, too. Um, it happens here. Right. It happens here. And And exactly. It happens here. Um, welcome to Monroe.

Exactly. I've worked on the uh the the hotel over at AA that's in South Bruna, Monroe, uh, for about 20 years. Um, so again, it's one of the hardest things. So again, providing that coordination between the two districts, uh the two townships, two counties, etc. is extraordinarily difficult and any way that we can uh provide some relief there uh to make it somewhat reasonable uh is uh is always a good thing. Um so uh again, we think that that this site does that. We think the building is appropriately located. We recognize Frankington Boulevard came in uh came in after the fact and and kind of stuck us into our front yard uh when this really should have been something that is in our backyard. Um but we recognize that and we think that providing the fencing, providing the landscaping that we're doing and putting the the storage inside a building is certainly going to be visual benefits to the township. Um we think as I said we think uh most of these are C1 variances that relate to the specific shape of this property with its regularity as we come to that corner. Uh the fact that we end up with two front yards in two different townships. Uh we end up with a line in between that uh produces uh kind of strange setouts for us. So again we think the building is appropriately located. We think it's going to be appropriately buffered and screened as it needs to be from Farington Boulevard which is a uh an industrial road. Uh, and we are, uh, again, as you can see from A1, we're not we don't have any homes near us. We we're not impacting any any residents in any in any way. And we actually don't impact Fington Boulevard in any way. There's no access out there. There's no um there's there's no access from that side. We're not getting any deliveries there, etc. We relate to Route 33 uh solely. So, again, the fence and the buffer will be there once uh the developer of Farington Boulevard gets finished. They'll have all that landscaping installed along

Fington Boulevard and it will look like a finished and and complete um project. Uh again, the storage is low inensity use. There's no increase really in traffic or circulation conflicts. We're just taking things that are currently outside, putting them inside. Um the existing fencing and proposed landscaping is going to enhance that buffering. And then finally in terms of our uh not no impairment to the zone plan and the master plan uh the variances reflect reflect the site and roadway conditions uh and the unique uh conditions of those lots. The use and scale are appropriate in the HD district. Uh the deed restriction that's proposed uh prevents um the the use from functioning by itself. So it's always going to be associated with the uh use at 700 Route 33 and it's never going to be on its own. And uh we don't undermine uh the H the HD zone plan or master plan. Uh your master plan encourages commercial development in the Route 33 corridor. Specifically, it encourages infill development in developed areas of the town. Again, so that we're sprawing out less. And this is exactly that type of infill. Really finishing off an existing parcel in in a township that has been developed for more than 20 years uh and and improving it by putting uh those things inside the building. And uh by doing that we're in no way going to impair uh the intent of HB district. Uh so for those reasons I believe they have you have the ability to grant the relief requested. I'm available for your questions. Doctor

I assume that's on I I'll use both so you can definitely hear me. Double barrels. All right. Um first question I I think um you said it pretty well that one of the most difficult things to do or to take a relatively simple application to make it as complicated as possible is to place it in multiple jurisdictions here. Um, so if you don't mind, can you give provide a brief summary of there seems to be quite a bit of history on this with this property and previous approvals granted and conditions of those approvals uh within Milstone and is is there anything in your opinion that would impact any conditions imposed on the operation of this business by Milstone that might impact the way that it operate the the Monroe portion in any way?

No, the the Monroe the Millstone approval envisions this area as a storage area and we're continuing that. We're just putting 7,000 ft of in the building. Okay. So, I I just received them a couple of days ago. I skimmed through their resolutions of approval from the Milstone Zoning Board. It seems one of their conditions was no outside storage. I assume they're interpreting that similar to the way we're interpreting it here and that means general materials and that as a vehicle dealership, you're allowed to store a full full new vehicle outside. But, um,

correct. No stuff, but you can park it. You can park a vehicle. There's a long history of issues and disputes between my client and Milstone that are ongoing sometimes. I'm not sure if they're concluded or not yet. Um, but outdoor storage in Milstone is governed by whatever Milstone regulations are. So, they have no control over what we do in Monroe Township.

I guess what I'm sort of getting, it almost seems like to some degree there's been out outdoor storage going on for quite a while in Monroe, but not in Milstone. And almost you've been saying to Milstone, don't worry, we're not storing things outside in Milstone. We're storing them outside in Monroe. Um, just notice that looking at all the Google aerials. But, um, essentially what you're proposing to do here is take most of the stuff that's currently being stored outside and put it inside and not stored in stored in Monroe currently and put it inside. Not inside the new building. Inside the new building. But it's already stored in Monroe Township. It's just it's not it's sitting outside rather than being in a building. Correct. Okay. Because Monroe also does not allow outside storage of materials. We agree. Okay. And you do and you are agreeing you're not going to store any materials only actual vehicles outside.

Only vehicles. Okay. Okay. Uh next question. I first I was a little curious as to why the much larger property is being included as a part of this tract. It seems like no improvements are being proposed on the larger property with the exception of a little bit of landscaping. Is that correct? Yes. Okay. Okay. And then by essentially including this property as part of the overall calculations for things like lot coverage things are I noticed most of that property seems to be already under a conservation easement. Uh so it appears and I'll I'll let you answer that that property through this would effectively become almost entirely preserved as open space. Is that

it will be what it is. I don't want to comment on its preservation status or not. It's largely undeveloped. It will remain undeveloped until we do something else with it. We would generally agree that by consolidating the lots and having a new principal use associated with the extreme machines and millstone, uh it would be essentially very difficult to do anything on that property without seeking several use variances before the zoning board. Yes. Okay. Thank you. Uh let's see. I think you hit on all the variances required and I'm I'm generally satisfied with that testimony. A few other questions I think are related to could be you answering or it could be the engineer. Uh can you one of you address the lighting? Is there any I think there are some building mounted lighted lighting proposed for the the storage facility.

Our engineer could do it. Proposing one building mounted light on the front face of the proposed storage building. And that's for just this time of year when it gets a little dark earlier. It'll light up that front area. Okay. And how how high is the light? It's 20 feet. 20 feet. Okay. And you already have the fence around the perimeter there is already 10 feet high. That's correct. And it's a downward aiming lake. Okay. Thank you. That's screening. And there's not going to be any kind of mechanical equipment on the roof of this new building, is there? No. The only thing we have is the AC condensers which are shown on the site plan.

So great. No, no need to screen anything on top. Just clarify that parking. Now, did you have uh I don't think I need to go through them, but the additional lighting and landscaping comments we had in our review letter, was there anything in there that you had any objections to complying with? I I think many of you had already complied with previous submitted plans, actually. Yeah, the landscaping along Fington Boulevard is part of the Riverside development. Okay, that's that's installed as part of that.

Oh, yeah, we had already noted that. That that's fine. Okay. Otherwise, we just ask for some clarification. Um, do not know there's also I probably consider this a design waiver. Sidewalks are required along all frontages, but do you um I don't know if I would want to see sidewalks here, but in your opinion, is there any need for sidewalks along these frontages? There is not. And this is a it's really warehouses around. So, you got the Amazon and the trucking business along Barington and then Route 33 on the other side. I thank you. I think that covers everything in our report. Thank you.

Thank you, Mr. Chairman. Want to talk about the landscaping. Um it doesn't appear that much of that landscaping is in along uh Farington Boulevard. Um Fington Boulevard is built um years ago. Um, so I don't know if the landscaping has uh has has died out there or uh whether or not it's been installed to your plan, but you're before us for a site plan for your application. You're required to have a buffer along the frontage of a roadway. That roadway is there. Um, are you proposing to install the landscaping that's shown on your plan?

What was put on the plan was what we were asked to put on the plan as it related to what was proposed and approved as part of the Riverside. So, what's shown on our plan is what was approved for the Riverside development. Um, that's what we did is show that on the plan. Our understanding it's going to be installed as part of that development. When I don't know when that's going to be, that's my understanding. So, I I'll tell you now, Parington Boulevard is built. The developer um is is done with the project. Bonds have been released for several years. And I will note that this application came here nine years ago. It started at this board in 2017. So whether or not the road was built in 2017, I don't recall, but at the time that this application was submitted 9 years ago, things have changed out there. The road is built. I don't believe all whatever you're showing on here, I don't know what's installed along Fington Boulevard, but again, you're before us asking relief of our buffer ordinance uh for a variance from putting in the buffers. if it's not there, it needs to be there and you're not meeting the 60 feet. So, you're you're asking for that variance. Um, and the board can decide. Um, you ask for relief of putting in a burm, but landscaping is shown on your plan and you need to provide landscaping.

Rob, can you point to the areas on the plan where we're talking about the landscaping? So, the proposed landscaping that's shown on our plan is along the curved part of Barington Boulevard. Again, our original plan did not show the landscaping there. One of the design comments or review comments was, "Please show the landscaping that was part of the Riverside development." So, we just copied that off of that plan. But, if it needs to be there, if it's I I was concerned that it was along that entire open space area, but if it's just to the rear of where we're proposing the development, the applicant would slow this. it it's along your frontage of Farington Boulevard behind your I'll call it your existing lot. So, it's in this area as opposed to the the additional lot that you're adding.

That's fine. So, the applicant would agree. Okay. Thank you. And the last thing, there was an access restriction as well to Parington Boulevard behind your existing facility. You're still agreeable to that access restriction to Parington. Yes. For the portion behind your That's correct. Yeah, that's fine. Thank you. Any questions from the board? I have one of the planner. Okay. Do you want to take your seat? I I can do it either way. Yeah. Big biggest thing in my career is I've learned how to testify sitting down. When I was young, I couldn't do it. Amen.

I never presented anything sitting down. Never got used to it. But be that as it may, it's very hard.

U if hypothetically this all of the property was in Monroe Township or one township, doesn't matter which, how many of the C variances that you've testified to would be eliminated approximately? Uh the rear yard just the rear yard variance would be eliminated um because uh our rear yard variance is generated by the boundary. The sideyard the the front yard variance would remain again that front yard was imposed on us by Farington Boulevard again as part of our original property. Farington Boulevard wasn't there. um

if the road would have been somewhere else on their propert. I wish you wouldn't characterize it quite that way being imposed on you on it. It was that's that's what it was. That that property owner decided to run their road adjacent to our boundary which made that piece of us a front yard. That is a hardship on us. result is that if you eliminated that boundary line between the two municipalities there the variance associated with that boundary line is the only variance that would be correct just one just one okay thank you the rest of it by the shape and the rest of the physical characteristics

and just to be sure you offered testimony that is often uh related to an application under the uh D section of the statute but there's no use variance involved. No, there's no there's no no D variance, but the uh the finding that you advance purposes zoning are specifically for C variances as well and negative criteria is always there. He knows that. Okay. Anyone else? Okay. Do you have any further wish that concludes our presentation? Okay. Is there anyone from the public that wish to be heard on this? Michelle,

you want to stay there? Yeah, I'm I'm gonna leave. I'm getting up. You sure the testimony or comments you provide are the truth, old truth, and nothing but truth? Absolutely. Yes. You could state your name and spell your last name and give us your address, please, for the record. Sure. Michelle Armin Nathaniel Street. You want my spelling of my last name? A R M I N I O. Um, I just had I came in late, so I apologize for that, but I just I'm sorry,

9th annual Street. Um, the thing that hit me on this application is what does it mean when someone says when the when there was a question asked, I believe, by the planner and the answer of the applicant is it will be what it is. Can that be further qualified for the public, please? Yeah, I could tell you it the question related to that large green area and whether anything was proposed there. Um, and the answer is no. It is that's what it's going to look like. It's not being touched. So, it's it's not being touched for now. There seemed to be an implication that in the future it might be changed.

The question was no. The question was that if you did decide to do something, you'd have to go to the zoning board for use variance and we agreed that that would be the case. But there's no and there are conservation easements there. I just don't know what the limitation of those are. That that was going to be my next question. Are there wetlands there or andor conservation? If if anything were ever proposed there, we'd have to deal with wetlands, conservation easements, and zoning. So, but there's no intent because it's going to be virtually impossible to get there once that building's installed. How would you even get you can't enter off farington? So, is it a conservation area in in its entirety or partially? I I don't know the answer.

The plans provided show two relatively large conservation looks like most of the northwest portion and then the southeast portions are under conservation easements and then there's a maybe a few acres in the middle that are not and do we have an answer? Can the planner answer about the wetlands?

Mr. Chairman, I can I can jump in here. That lot was approved when Fington Boulevard went in as one of the developable lots. There's really as as our planner mentioned there is a conservation easement in wetlands to I'll say the north end and the southeast end. There is some uplands right in the middle that have frontage on Fington Boulevard. So right now so so there is some buildable area in in the middle so to speak uh with only access to Fington Boulevard. It could not they could not physically get from this ex their existing site where the buildings propose uh over to that uplands. they would have to cross uh there there's drainage easements, there's um there's wetlands in there and probably a little bit of flood plants, but there is an upland area. So, as they agreed to in the future, if they come to try to do some development on there, they'd have to come to the board.

Thank you. As a member of the public, I appreciate the succinctness of an answer and not a vague answer. It is what it is. It's not acceptable. Thank you. Thank you. Uh anyone else from the public wish to be heard? Okay. Is there a a motion to close the public portion for this application? So move. Second. Second.

Hey. Um, is there a motion? I I understand from there's a a preliminary and a final being on the table tonight. And there's also some commentary. I know Mr. Raimo's mentioned about some type of boundary or barrier around the uh detention basin. Is there any type of application with respect to that?

I'll share. I think uh we covered a lot here. So I would move to uh approve a preliminary and preliminary only uh with the understanding that the applicant will follow the directions or the recommendations of both our engineer and our planner in what to do next. And when they come back with that then we can discuss final. Okay. Is there a second to that motion? Second. Any discussion?

Yes. Miss Bratzky? Yes. Mr. Manesh Patel? Yes. Mr. Damiani? Yes. Mr. Slavichek? Yes. Mr. Binsky? Yes. Councilman Markeel? Yes. Mayor's representative, Mr. Patel. Yeah. Chairman Gaffrey. Yes. And can we get a copy of the transcript? Yes. I'll I'll email it to both of you. Thank you all.

Good job. Which we didn't have before. Okay, thank you. Next application tonight is PB1266-25 Mnt Partners LLC. It's a request for preliminary uh subdivision. Council, your appearance.

Good evening, Mr. Chair. Jared P. Um on behalf of the applicant, Mnt Partners LLC. Um would like to begin just to confirm that the legal notices that we provided are satisfactory. Mr. Pnol, I'll ask that you confirm that that to be the case. And Mr. Chairman, members of the board, I can confirm that I did review the affidavit of mailing a publication and the board does have jurisdiction to hear this application and anticipating my chairman's request if uh we could ask for a copy of the transcript be provided. Uh also like the last application. Absolutely. Thanks.

Um with with the board's permission, I'd like to make a brief opening statement before we move to testimony just to provide a bit of a background on this. Sure. You can proceed.

Thank you. Um before you this evening is an application for preliminary major subdivision for six single family residential lots plus one additional lot containing two infiltration basins that would be dedicated to the township. Uh we want to emphasize at the outset that this is a fully conforming application with no variance relief being requested. As you'll hear in testimony uh this property is in the R30 zone. Although since it's uh lies outside of the sewer service area and would be served by private well and septic, the R60 standards apply. R60 zone. Uh the R60 zone permits single family dwellings and requires a minimum lot area of 60,000 square ft. All six proposed lots exceed that minimum requirement and comply with all of the other R60 bulk requirements. The applicant, Mnt Partners LLC, is comprised of two families, members of whom are present this evening. Uh they purchased the property in 2021 uh and have since worked closely with our office, Sharief Ali of Ammerch Engineering and Environmental Professionals to um really investigate the site and develop the conforming plan that's before you tonight. A significant part of that investigation involved in identifying environmental constraints on the property. The property does contain wetlands which have been delineated um and confirmed by the NJT and in fact of the 20 acres or so of the property only about six acres are proposed to be um disturbed and the majority will remain undisturbed. Uh the applicant has has also designed the project to comply with the current

state stormwater regulations. We acknowledge there's some comments from your board's engineer which we're prepared to address uh in testimony. So, I just wanted to emphasize that the plan before you tonight um has is the result of extensive collaboration not only among the applicants professionals but also from township staff through two technical review executives um participated in so far and the result is the conforming variancefree application. So with that we are prepared to proceed to testimony if the board has no questions at this time. We proceed. You could raise your right hand. You swear that the testimony want to raise your right hand. You don't even listen to me. Share. You swear the testimony you're going to provide is the truth, the whole truth, and nothing but the truth.

I do. If you could state your name, spell your last name, and give us your address for the record, please. Uh, Share Ali A L Y. Okay. Um, you've been before this board many times and your credentials have been accepted. No need to Yes. Proceed at least once or twice. in in the last 30 days uh 30 years. Yeah. Well, Mr. Alli, I'll I'll pass it to you to walk through the uh existing and proposed locations of this site.

Uh yes. Uh so you heard we uh lot uh 11 tax map lot 1105 in block two. That's the second block all the way down by Millstone. That is probably the intersection of uh this part road and northwest part road is the first intersection on the west uh the the southwestern side of Monroe. So we all the way uh by Millstone uh Mammoth County in that area. Uh so the site you heard that it's about 20 acres plus it's vacant wooded area. Uh I would say twothird of the site uh is occupied by uh flood hazard uh as shown on the tax map as well as wetlands. The wetlands was already verified by the state uh through what we know a lot of interpretation and is still valid. So we have quite a bit of frontage here on uh this for her road and north this for her road. I don't know when the town is going to change one of the names but that's what we have there. Um just for the record Milstone they don't call it this burger road they call Petra road. So um that's what we have there. Uh, so the site as you see on the exhibits, you want to call that A1.

Call this A1. Yeah, we can call this exhibit A1. If you could just describe what that is.

So, um, So A1 is the uh landscaping plan uh put together in one sheet uh from the set. Um and you could see on uh in A1 uh the distribution of the six confirming lots. Um, so we happen to be in the R30, but as you know, this area of Monroe, it's all on septics and wells and electric for the most part for paying electric. Um so the distribution of the the lots you will see three lots on North Dispar road which is uh I would say about uh 80% of that road is fully improved except along the frontage of our side. The other side is already curb sidewalks uh and pavement up to a curb. Um and we part of this application will be improving our side with carbon sidewalk to match the opposite side. This barrel road which is almost about a half a mile. It's a very very long lot. uh that lot, the end of the lot, the western side of that lot, it's about 450 ft uh more or less uh from the intersection of Butcher Road. The other side of Butcher Road, as we all know, is the landmark there is Monro Manor. So, we're not that far from there.

So we happen to be in the R30 but since we on septics and wells same as the rest of the neighborhood now we are being penalized and going to R 60. So even though with that each one of the lots uh in full conformance with the bulk requirement just about every one of the bulk requirement. So we this is a variance free um variance free uh free applications and uh again back to the uh layout and the distribution of the lots you will see three lots on north this part road and three lots on this part of her road and uh part of the uh what we are proposing here in addition to landscaping along the frontage of the uh improved lots portion of the lot uh we also have uh storm water uh detentions that meets the PMP and the green infrastructures and we happen to be also in the the RCC zone. So that will require uh quite a bit of uh review from uh state employees that they work for the RCC. So that's pretty much in a nutshell that what we have. Mark, do you have any comments?

Thank you, Mr. Chairman. Uh, the board didn't receive my August 7th, 2025 review letter. So, so, so the original testimony started that this was fully conforming and no varianers, no variances are requested. Uh, but I'm looking I don't see buffers. I don't see curbs and sidewalks along the entire front edges of the property. So, I'm somewhat confused by the comment that there's no variances. So, are you now proposing 60 foot wide buffers and curbs and sidewalks along your entire frontage?

Um Um, Mr. Rosma, we uh we were referring to the bulk requirement. Okay. Uh not the ordinance in Thank you. So are you proposing curb and sidewalk along your entire frontage?

So curb and sidewalk uh in my testimony I indicated that on uh north this part of her road that would be provided uh the half a mile run of this part of her road. uh we only be uh improving uh doing a a ride ofway dedication along the entire uh frontage there of this part of our road. Uh we will be doing limited uh pavement uh up to the existing up to the future uh lots on the f the two future lots on um I would say the uh eastern lots uh on this part of her road as well as the third lot uh which is kind of like halfway into the uh wooded area there along the side flange. No curb,

just just pavement and sidewalk at the beginning nearby the intersection and no pavement widing for the rest of the entire road, but we'll be dedicating the required rideway. So, you'll provide a 25 foot half width rightway dedication. And what is the width of the roadway that you're paving it to? a half width of 15 feet. I believe your plan shows uh the existing out there is about 10 11 feet depends on where on the road. Uh and we adding another 4T

so a half width of 15 and that's going to be through lots from the corner of North Dro down through lots 11.17 1117. So those five lots will all be connected with sidewalks and curbing and road widening. Correct.

Yes. And uh just for the board um so what we're talking about is that uh full improvements including the addressing the intersection um of uh the two roads. Um so we on north dispar road that will be full improvements. Uh the improvement that we are talking in addition to giving the rightway will only be limited to uh adding 4 feet of pavement up to the driveway of future lot 1117 and also along the improved area of uh lot 11 uh 18. And just for the record, there is no um this road it's only about uh I would say 18 to 20 feet in width. Uh there is no pavement. There is no sidewalks out there. There is no curb out there on Monroe side or on Millstone side. This is RR our area that is it's been that way since Monroe been on the map.

Thank you, Mr. Chairman. It's also been a wooded lot without any homes on the property as well. Um so, um the intersection at North Disbro Hill and Disbro Hill, the alignment of that intersection are right now it's on a sharp angle. it it doesn't come to a 90° T. Um are can are you improving that to get to a more of a 90 degree? Can you elaborate on what improvements you're doing at that intersection?

Uh yes. So on sheet uh 40 of 11 there is uh enlargement of uh what we uh are proposing at the intersection. Uh that will be somewhere between uh 8 to 10 feet of additional widening there to uh to smooth and to have uh the intersection uh or uh to define the intersection to allow for a vehicle to come uh from this part of her road making that right uh from north this bar road to make that right turn into this part of her road. We're also adding ADA uh uh improvement there. Uh uh a flush curb, a ramp, and a landing area. And we add in a sidewalk in that area along with the uh upgrading the stop sign and a stop bar uh to be more uh up to moderation. Uh, I'd like to see a turning template on that to show that now that we have or now that you're proposing homes uh along Disbro Hill, garbage trucks will have to get there um that that a garbage truck can make that right turn and uh and maneuver that and if not um open that up, you know, to a little bigger radius so that they can maneuver.

Yes. uh will work uh Mark will work with your office and will address the item. Yes. Also have several comments in my letter with regard particularly lot um I'm sorry I believe it's 11 18 large lot. It's about 10 acres roughly. Um it's the lot all the way to the left on your diagram up there. Yes. Uh I made a reference to as 1118. It is 1118.

So um I have a lot of storm water comments, road improvement comments. Um and how are how are they being addressed? Uh there's a culver pipe. There's some stream. My concern uh is maintenance of that of of these areas that would under your proposal be on private property. Uh and and I would add the the last thing on that is that lot that house would would sort of be out there all by itself without any connections to curbing and sidewalk to the other five homes. That is true.

Concern.

Yes. Uh so the uh the layout um as you see on the uh subdivision uh that area is uh not that lot is not in a wetlands. There's some buffers um that will be addressed with the state uh D. Um as far as the storm water uh as I mentioned it they um actually is going to be reviewed by two agency DRCC um which they get very involved that's what they all about storm water uh so we'll go there and we'll get the approval but as well as D because we have also wetlands and we are disturbing some of the wetlands uh so we'll address most of the drainage uh keep in mind That road is shared by Monroe and Millstone. Uh I'm not sure when last time public works paved the road. Um I do agree it's not a really in in a good shape. I don't know if that road is got a heavy traveling vehicles on or not. But I can tell you that yes, north this part of road is being used by the residents. Uh I don't believe that road is being used by Monroe resident. Maybe a few Monroe residents. Uh but uh again that road is about a half a mile. Uh what we will offer uh to the town is that to improve as shown on the subdivision to improve only the area in front of the future resident. But you're right uh Mark that particular lot 1118 will be sitting there by itself just like across the street. You see uh you have about one, two, three, four, five lots uh five large lots in Millstone. You see it on the map. So that lot

pretty much will be the same as the one on Milstone Road, but yes, we'll be disconnected from the rest of the community on the east side.

Thanks. Well, I would not compare to Milstone, our lot. I don't know. um what what the parameters of those lots are in Milstone and and what wetlands or flood planes there is with this particular lot in Monroe. Um the I have there's drainage on uh Disbro Hill Road that with storm piping on this proposed lot 1118. Um there's there's a stream from Monroe Manor where Monroe Manor drainage dumps onto this property um where there's been some flooding over the years um since Monroe Manor was built. And again, my concern is now this roughly I stand corrected uh 10 acre lot, 8 acre lot, whatever it is, 1118 would now be a privately owned lot and getting all uh drainage issues addressed um would be problematic because it would fall on one property owner. Lastly is the house that's you're proposing. There's several retaining walls around the property. interiors. My concern is no usable rear yard for the property. Not not much of any usable yard even in the front due to the slopes and the retaining walls. So, um again, my my recommendation based on our ordinance is the entire frontage of your parcel should be improved with curbs and sidewalks and that includes lot 1118. Chairman, I don't believe I have anything else at this time. um if there's some alternate to moving that lot and that lot be shifted so it's closer to the other five lots but um I'll leave that up to the board but

okay so um I would like to um you have touched on uh a number of items one of them is uh flooding uh in the area so that is an issue it's a it's a global issue it's Monroe Township issue you uh if you remember uh Monroe Mana did their part. Uh the stream that you have there originates in Millstone gets into Monroe and if you look at if you look at the uh zoning map on the sheet you will see Monroe Manor to the east uh to the west and Butcher Road. So the stream that uh Mr. Rosimo is referring to is behind the homes on the opposite side of Monroe Manor. Uh and that from there it goes into another branch and it crosses the uh bridge and I believe it's a county bridge uh on North Dispar road into uh Bentley Brook. So Monroe Manor back in the '9s when was permitted to do stream cleaning and it's easy to get that permit from the state. They did their part. They they did improved uh they did the uh um uh they cleaned the ditch all the way up to Monroe Manor. This branch here uh of the uh the stream or the side uh of the stream here uh that was never improved. that will be a very very difficult permit to get from the state to go there and clean the ditch. It's not going to happen. So the best we could do is that and what we have is that we have two detention basin to meet the uh requirement or the state requirement reduction requirement. So

for the 100 year we reducing the runoff going into that area by 20%. For the 10-year storm, we're reducing it by 25%. For the two-year storm, which is the most frequent storm that you see all the times, we're reducing it by 50%. So, we did our part and that was the reason for the storm water regulation that we have in place right now. Uh going to to the road itself, it's a shared road with millstone. these pipes under the road again it's sheer pipe with millstone to put the everything on this developer here will be very difficult for him to achieve that um but I do agree uh with Mark yes we have this lot by itself in there uh our ordinance um has um requirement for a backyard and you see this requirement in the uh cluster zone that you have to have a minimum of 30 ft of a backyard 30 ft in depth. We have that. The reason we have the retaining walls again because the storm water regulations limits uh and force us to contain a very small area to develop to avoid uh removal of uh trees and also to avoid increase of runoff. So we did our part. We have the retaining wall to limit the improvement on that lot and we limited the tree uh removals on that lot as well as the other lots and we reduced the runoff on site for the six lot again for the to reduce it by half. So we we did our part. We we do recognize the

road needs a special attention out there but this is more of a global you know um issue not just the the developer here chairman again it's a challenging lot that 1118 to uh to fit a house in there um due to all the wetlands and flood planes on the lot and it would be isolated and not connected to the other five houses by curbs sidewalks or roads. widening and uh are you agreeable to the rest of the comments in my August 7th, 2025 review letter?

Yes. Uh the rest of the com as I as I indicated um Mr. Rosmouth's office did uh a fantastic job here. We're talking about nine pages, a lot of storm water uh comments and as I indicated that will be um uh uh this application will be reviewed by uh the state of New Jersey D wetlands and flood hazard section will be reviewed by DRCC. Once we receive the approval from NIM, we're going to come back and revisit some of the items, address what has not been addressed with the state and we'll be fully compliant with that. Uh the only items that we would like to from the uh the report that we would like to get a waiver on is the item of uh uh doing a full improvements along this bar road. As I explained before uh we limit our improvement in front of the u the six lots uh I'm sorry the three lots on uh this part of road. So that's the one waiver that we would like to get. The second uh and that waiver is item uh is on page number three of nine and it's item uh two two uh O 2. Um so that's that's the one item uh 2P uh which is similar will address that. That's not a problem at all. Uh the second waiver uh that we are uh and we talked about it is putting on this um uh applicant the uh improvements in uh cleaning up all the uh uh stream uh on site or downstreams or doing investigation or trying to figure out

what's the issue. That is uh too much. And that is item uh 3 uh 3B uh that would like to get a waiver from that item. Um the second waiver got to do again with the improvements uh of drainage in the area uh and the uh and pavement of that road this bar road. That will be item 3 C on page 409. Um it talks about the same uh same thing. Um so that that particular one is talking about uh an al parcel uh closer to Monroe Manor. They have some flooding issue on the out parcel. Uh it shares the common uh property line. So share the common property line um with this piece of ground. Uh and that is this lot right here. They have a driveway. They have a culvert under the driveway. And the requirement is uh in the report is that they investigate uh why is the backup again the backup because the downstream um and to improve the pipe under the driveway. So we would like to get a waiver from that. Uh again that's part of the global problem that they have in the area there.

Chris, is there anything you want to No, I think Marcus covered everything pretty well there. I don't have anything to add.

Okay. Anybody from the board wish to be heard? and the uh the other uh two waiverss if you don't mind also related to that actually it's been repeated um twice in the report uh on page 8 of nine item number four 4 A is the same thing that we've been talking about improvement along Dispar road and lighting uh including lighting which is item uh five uh 5B on the same report. We would like to get a waiver from that. Other than that, we will comply with the uh nine pages um uh and all the items in the report. Mr. Chairman, in regards to um the roadway improvements, there's no proposed improvements to the road reservicing. I'm sorry. What was that?

There's no prop uh proposed improvements to the road resurfacing, just widening. Um just widening and reservicing along the um from the intersection halfway Monroe half all the way up to the driveway and along the limited area of uh lot 1118 just along the tiny frontage there north and on North Disbra. No reservicing the center line.

No, nurse. Uh that that is in good good shape there the road. Uh so we'll be adding um another uh five to six feet of pavement, curb, sidewalks, street trees, and everything. And as Mr. uh Resimo stated, "Would you be open to I'm very familiar with this intersection, uh pulling uh whether it be landscaping, curving back to meet that T intersection because it is a very tough intersection. Um yes,

uh to make a right turn onto Disbra Hill, especially with large trucks, whether township trucks or refuge trucks like uh trucks like he stated. Yes, we can take the largest vehicle probably the fire truck and we're going to we'll do a template on it and but on the plan it shows the improvement that we are proposing what Mr. Razam Motor said just confirm by a template a turning radius of the largest vehicle. In this case will be a fire truck.

And in regards to lot 1118 um as I'm very involved with with stormwater management in in the in the township of Monroe um there's a lot of hesitations u with this lot with with stormwater management um especially the retaining walls where um access uh and easements are going to have to be granted. Um is there any alternative solution that uh you would be able to propose? I mean to the board uh in just in regards to storm water management I would almost be uh you know willing to say would you be could you eliminate this lot in this proposal?

So on that particular law by itself we do have underground storm water management to limit the uh runoff going out to the uh back area. Uh and as I indicated that we cut off the two-year stone by 50%, we followed the state regulations. So we do have that eliminating the lot. Um it just we're going to have to talk to our client about the applicant on that. But just keep in mind that we in the R30 zone and we've been penalized because there is no sewer uh or water in the area to go to the R60 which is an acre and a half. Uh the alternative to that we can take the six lots and keep them all I'm just speaking out loud. Keep them all in the area of what you see here uh at the intersection and we'll go back to the R theory. that will require a bulk variance from the board. So there's so many ways of cutting this and I think that will stay also with the board. I already checked on that. Uh so I mean we can if you give us five minutes we'll talk to the applicant and

I was just going to suggest when we take a fivem minute break you do what you have to with your clients. Sure. Yeah. Thank you.

board's comments with the applicant. Uh the applicant would the applicant is willing to revise the plan to eliminate the um the lot that we're discussing. So, a total of five lots um with the condition that the improvements along Dispro Hill Road, specifically the approximately 4 feet of pavement and sidewalk would be extended through to the driveway of proposed lot 117. Correct? Yes.

Um and we would also note that that um westerly portion of the site we would look to the township for to the board for guidance could either be a next to lot 11.17 or if the township was willing it could be dedicated to the township as open space. So those I think would be the topics for for discussion at this stage.

So that said Mr. chairman. Um, you know, I would look that it be dedicated to the township. Um, obviously ultimately it'd be up to our council, but if they propose that, then, you know, it' be subject to council approval. Um, so I I would be um more agreeable with the waiver as they indicated um essentially up to the driveway on lot 11.17. So that would that would essentially connect those five homes with curbs with sidewalks to the existing community on North Disbro. So they'll all be connected. Um so essentially it would be a waiver of the improvements uh along lot 1118 I guess it is and a and a small portion of lot 1117. Um so so I would be more comfortable with that. Um, as far as the other waiverss with regard to the storm drainage comments, I had essentially um uh um yeah, I would I would be more comfortable with those waiverss because because those are concerning this a lot this lot number 1118. So again, if it becomes township property, then you know, we can more easily address if there if there is an issue in the future. and and those were more investigative first storm order. And I think the last thing um with regard to street lighting, again, I wouldn't um I would be comfortable with a waiver of street lighting and along the front edge of 1118. However, if there is no if there is no uh there would need to be some street lighting along um where the homes are going. I don't know if there's existing utility poles how you're getting electric out there. Um but we would look for the street lighting in the area of

the homes if if none exists. So, um, you know, should you get approved tonight for the five lots, I would say, um, as part of coming back with revised plan showing existing utility poles out there, um, with existing street lights on it. And if none, you know, we would look to add a street light in the area of those, uh, those driveways. Um, and that goes for North Disbro Hill Road as well, which I believe has some street lights on it. Um, so that would be my uh, comments. Um, any other comments or questions?

I I would just want to reiterate what was said before about the curve between North Dro Hill and Dispro Hill. Uh, that looks like less than a 45 degree angle and somebody in a rush to get to work. I could see where that could be a real challenge. So, yes.

Anyone else? I can step in for one second. I just want to make sure I understand what's being proposed and and what uh Mr. Rasmoitz has agreed was satisfactory with respect to the improvements on Disbra Hill Road. So, it's going to be an addition of the pavement a half width paving up to the driveway of 1117. It's no curbs but sidewalks or curbs and sidewalks. Um what we just trying to curbs and sidewalks. So you said curb and sidewalk. He did. Yes. Yes. So that's I just wanted like to the driveway. I believe you said that too, right?

No, I thought I I thought I said just escapement and a sidewalk and to keep the road um Thank you. Yes. No curve. Just to keep cons, you know, the road consistent with the rest of the road. Why do we have no curve? And I was under the impression we were saying curb and sidewalk up to the driveway the the uh why couldn't we put curb?

There is a portion in between the two driveways that's in the wetlands and um it may be difficult to obtain that um wetlands permit but we'll try. We'll go to the state and we'll shoot for curb and sidewalk and we we can't get the permit. We'll get back to you on that. What would hold our pavement in? You know, you're doing pavement widening of 4 feet and curbing same as the rest of the route.

My my recommendation would be for curbing sidewalk up to the driveway 1117. And um you know as this moves forward if you if you if D turns it down then we'll we'll have to look at it and address it when you return and you get a depress curve in there. I I see your concern and I I I do agree with you. Edipment gets beat up uh pretty bad by uh trucks. So, uh, if we cannot get a full face curve, yeah, we can give you a depressed curve. Great.

Anybody from the public wish to be heard on this application? Sir, if I could just swear you in quickly that way any So, do you swear any uh testimony provides the truth, old truth, and nothing but truth? If you could state your name, spell your last name, and give us your address for the record, please.

Uh, first name is Antel, A N T A L. Last name is Hilbert, H I L B E R T, 204 Disbel Hill Road, Milstone. We're neighbors. Um, just a couple questions about the build. Uh, the size of the houses, how big are the houses going to be? Square feet. Yeah. So, you want me to speak to that?

Um, uh, this is all market driven single family homes. It could be 2400 ft. It could be 5,000 square feet. So, will be similar to the single family homes in Monroe. the trend out there right now is 4,000 and above. Yeah. My my concern is the value of the properties in the area. I mean, all the houses there are 3,000 4,000 square feet. So, to keep it sort of, you know, we don't lose value in our houses that are there already. Yeah. So, we are within the range.

Okay. Um the road improvement would be Monroe side only, not not Millstone side. The the road's going to be enlarged. Uh yes, we here in Monroe and we only improve in the side of Monroe side. Uh any idea when the project's going to start? I guess not until everything's finalized, right? No. Good. We still have a few uh permits out there. very tough to obtain, very lengthy, takes time. So we are talking about probably spring of 2027 if we lucky. All right, that is all. Thank you. Thank you, Michelle.

Michelle Armenio. A R M I N I O. Hey, Mr. Armeno, I'm just going to mention for the record that you previously were sworn and I'm just going to say you remain under oath. Thank you. You got it. Still honest. So I will say honestly. Super. Okay. Um so again for some clarification because I'm just you know I'm I'm not one of the professionals. Uh at the onset uh we were told this was a conforming application. So when you have a conforming application does that mean no waiverss? It's a question for clarification. Please

they conform to the overall minimum dimensions of the subdivision portion here. There are some waiverss required for uh buffering sidewalks, street lighting as well and the uh curbing but again it's not a fully byight application if that's what you're asking. It it's not a fully what? I'm sorry. It's not a fully by right. There are uh relief would be required by this board.

Yes. So I mean I again clarification for the public a non-conforming I thought that there wouldn't be no waiver. So when when I swear to tell the truth and I'm not suggesting that anybody isn't telling the truth I think that you know the applicants have to tell the full detail of the application to the public. So that's just a comment. Um the also it was mentioned that something about a cluster zone application the applicant was referring to if it were a cluster zone. It's not a cluster zone. There's no cluster zone ordinance at play here. Is that correct?

No. Nothing in this application is proposing any cluster development. Okay. So to suggest that you know the the well I guess it's a moot point now if that if we're going to eliminate that. So, I won't waste the board's time on that. All right. And uh environmental impact. Was there an environmental impact done on this property, the whole property? And is that available in our documentation? Uh the town. Yes. And we already been before the environment commission and we already received our approval from them.

Thank you. I'll I'll take a look at that. And um I I agree that sometimes when a lot there's too many issues with it environmentally flood not conforming I do agree as a member of the public that sometimes we should just eliminate lot just overbuilding is enough in this community and sometimes uh properties just don't belong as being built because very often after years of coming here uh properties are built and then there's problems with them in the long run. It it affects the community. It affects the homeowner. So I do think that in particular this lot would have a ne that lot that again sort of a moot point now would have a negative impact on the future homeowner and possibly the flooding of the area and when you have flooding in any area it just gets exacerbated by the additional uh development. So I would ask this board also to agree with that and I think there is no penalty that there's no sewer and water in this area. The applicant is calling it a penalty. Um I think that's why the state does has no water, no potable water and no sore areas for a reason. So it's not a penalty. It's just something that we have to protect our community and our environment for. So I would just object again to But other than that, it looks like um perhaps we're going in a in a good direction. So, I applaud the board um and the the professionals for their input. Thank you for your time.

Thank you, Michelle. Anyone else wish to be heard? Hearing none. Is there a a motion to close the public portion for this application?

Council, anything else? Nothing further, Mr. Chair. U we appreciate all the comments from the U board members and board professionals. Thank you. Okay. So, the motion before this board is a uh preliminary um it's going to eliminate the one lot in question and I think with Mr. Razimotes's recommendation, Mr. Chairman, can can we clarify the conditions that would be attached to the motion of approval? So, I'm a little confused as to what they're doing and what they're not doing in terms of site improvements.

You may know better than I primarily your memo, but I think they're complying with your memo with uh the exception of at this point the um paving and sidewalk and curbing past 1117's driveway. Um and then some uh intersection improvements. But you can as I step on your toes.

You're doing good. So So it would be agreeable to my letter the exception of the um curb sidewalk and road widening improvements uh west of uh the driveway for lot 1117. Um going to look at uh the alignment of the intersection again at North Disbro and Disbro Hill to see if they can get that more into a 90 degree and ensure that trucks can make that swing that right turn. um with me. So um talked about the waiver curbon sidewalks again and road widening be west of 1117's driveway. It would be a waiver of my item 3B which talks about the uh covert along the frontage of lot 1118. Uh it would be a waiver of my item uh 3 C that was 3B 3 C again talks about you know uh investigating um flooding or and the existing drainage pipes along lot 1118 and I think they were going to the lighting needs to be addressed at final

be a partial waiver of the lighting uh along lot 1118 and they're going to look at the lighting along where the homes are being proposed and and uh they would have to provide wall lighting if there is no street lighting out there near the proposed home. And if reworking the intersection creates a nonconformity, can the resolution indicate that that's a permitted variance?

I'm sorry, I didn't hear it. If reworking the intersection of Disbro and North Disbro creates a nonconformity for the corner lot, can the resolution indicate that that's not going to trigger uh any need for coming back for a variance?

Well, they got to come back for final anyway. So, I would say that that should be something they address at final if they need it. So, we don't know what it is yet. We don't know how they're going to engineer it. So my recommendation would be if they need a variance because of the redesign of that intersection with respect to that lot, that's something they can request at final. They'll notice for it and we'll take care of it. And Mr. Chairman, I I don't see it triggering any any variances. I've looked at it I I've looked at it with their engineer as well, and it's not going to trigger any additional variances. Good. Okay. Well, then the motion before the board is is is Mr. Chairman,

this does include the dedication to the township of uh lot 1118 as well. Correct. Subject to approval of the the township council. And if for some reason we miss something and I have it in my notes, it'll still be in the resolution. Just so we go on the record. Does somebody want to make motion? I make a motion. Second. No, no, no. You're making a motion. I'll make the motion as to approve subject to the conditions. I'll second that. Mr. Rothman. Yes. Miss Baronssky. Yes. Mr. Manesh Patel. Yes. Miss Damiani.

Yes. Mr. Slavichek. Yes. Mr. Binski. Yes. Councilman Markeel. Yes. Mayor's Representative Mitch Patel. Yes. Chairman Gaffrey. Yes. Thank you all. Thank you. And while you're wrapping up, we'll just move on on the agenda. No. Um there's no resolutions. The whole package here. Um anybody from the public wish to be heard on anything but the two applications? Seeing none, um, is there a motion to close the public portion? So move. Second.

There are any discussion items? Hearing none. No correspondence. Is there a motion to uh adjourn? Motion. Okay. Understand it's your birthday? Yes, it is. Say Mr. Rothman's birthday. Happy birthday. Happy birthday. How old are we? This is home. 29.