February 9, 2000
The monthly meeting of the Greenwich Township Planning Board was held on the above date and was called to order by Michael Valente, Chairman, at 7:30 P.M. in the Municipal Building. The meeting opened with the Pledge of Allegiance.
Pursuant to the Open Public Meetings Act, Chapter 231, PL, 1975, adequate notice of this meeting has been given in accordance with the Open Public Meetings Act by:
1. Mailing a notice of scheduled meetings of the Greenwich Township Planning Board to the Express-Times, Phillipsburg Free Press and the Star- Ledger.
2. Posting a notice thereof on the Township bulletin board.
3. Filing a copy thereof with the Township Clerk.
Board members present: Robert Zelley, Guy Fleming, Boyd Edwards, Len Chavkin, Lloyd Foss, Ken Hoser, Dave Barretto, Doris Rayna, Greg Wovna, Jim Adams. Also present were William Edleston, Esq., Planning Board Attorney and Michael Finelli PE., Planning Board Engineer.
Len Chavkin made a motion, seconded by Guy Fleming, to adopt the minutes of the January 12, 2000 meeting. Motion carried with an affirmative “aye” vote.
Correspondence:
French & Parrello:
1. Greenwich Chase, Phases 6, 7 and 9, Drainage Swale, dated January 28, 2000.
2. Punchlist Item, Tennis Center, Greenwich Chase, dated January 18, 2000.
3. Brian Estates, Block 20, Lot 27, Jurisdictional Determination, dated January 26, 2000.
William Edleston, Esq.
1. Bretti-Phil, (Greenwich Center), dated January 26, 2000.
2. Room to Grow Learning Center Preliminary and Final Site Plan Application, dated January 26, 2000.
General:
1. Public Hearing, Weigh Station, February 29, 2000 from 5:00 p.m. to 8:00 p.m., dated January 31, 2000.
2. Gordon C. Strauss, Room to Grow Learning Center, dated January 31, 2000.
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3. Mrs. Howard W. Swick, Pohatcong resident, proposed Greenwich Center, dated January 28, 2000.
4. Stewartsville Volunteer Fire Company reponse to Langan Engineering, regarding the proposed Greenwich center, dated January 27, 2000.
5. State Planning Commission meeting, dated January 13, 2000.
6. New Jersey Planning Officials Basic Accreditation Programs to be held February, March and April.
7. Letter from the Mayor to Toll Brothers requesting a 4-foot high, white PVC picket-type fence to be installed behind the COAH units, dated January 14, 2000.
Application #206-99, Room to Grow Learning Center. In a letter dated February 1, 2000, a request was made by Attorney Strauss that the application be carried to the planning board meeting on March 8, 2000. Attorney Edleston stated that, if authorized by the Board, he would send a letter to Attorney Strauss regarding the month to month extensions. Attorney Edleston would prefer that Attorney Strauss request an extension for a specific time frame, rather than monthly, until the legal issue of Lot 2 is resolved by the Township Committee. When the legal status of Lot 2 is resolved, residents should be notified as to when the application is coming back to the Board. Mayor Zelley stated that when the Township Committee knows that Toll Brothers is coming back to a meeting, he will inform Chairman Valente and a letter would be sent to the applicant informing them that they would have to notify the residents. Mayor Zelley doesn’t feel that the matter will come back to the Township Committee for at least 3 months.
Guy Fleming made a motion, seconded by Len Chavkin, to grant the extension request to the March 8, 2000 meeting. The motion carried with the following roll call vote:
IN FAVOR: Zelley, Fleming, Edwards, Chavkin, Foss, Hoser, Barretto, Rayna,
Valente.
OPPOSED: None.
ABSTAINED: None.
Boyd Edwards made a motion, seconded by Robert Zelley, authorizing Attorney Edleston to write a letter to Attorney Strauss stating that once they finally have it all together as one piece, re-notification is to be sent to the residents.
IN FAVOR: Zelley, Fleming, Edwards, Chavkin, Foss, Hoser, Barretto, Rayna,
Valente.
OPPOSED: None.
ABSTAINED: None.
Application #207-00, Sunshine Tree and Landscaping, Block 15, Lot 2, Route #57, Minor Site Plan, Completeness Determination. Paul Berezny, applicant, stated that he would like to utilize the facility on Route #57, formerly Kimberly’s Supply Barn and
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Deer Meadow Ceramics, and convert it into a landscape nursery business. The barn is to be for landscape and retail nursery type of supplies and some outside stockpile display areas. The property in question is located in the B-I Zone and is a conforming use as a retail establishment and nursery. The applicant is proposing no alterations, no building expansion, or site-related improvement modifications in conjunction with the application.
Michael Finelli’s letter of February 7, 2000 was reviewed and Mr. Finelli stated that the applicant has complied with the majority of the checklist items. The major issue is that the applicant has utilized the site plan that was done for a previous site plan application for the property without permission from both the owner and the engineer. There was no affidavit from the engineer, who had prepared the plan, giving authorization to Mr. Berezny to proceed with the plan. Mr. Finelli stated that the applicant could draft up his own plan and wouldn’t need an engineering drawing. Mr. Berezny stated that he would take care of that issue.
Dave Barretto stated that he has had discussion with the applicant and there is more than enough existing parking. In the rear of the building, there will be a chip pile and a mulch pile and some nursery stock for people to purchase. Mr. Berezny stated that in the store, chain saws, tractors, lawnmowers, shovels, etc. would be sold.
Robert Zelley made a motion, seconded by Dave Barretto, to deem Application #207-00, Sunshine Tree & Landscape, incomplete. The motion carried with the following roll call vote:
IN FAVOR: Zelley, Fleming, Edwards, Chavkin, Foss, Hoser, Barretto, Rayna,
Valente.
OPPOSED: None.
ABSTAINED: None.
Boyd Edwards made a motion, seconded by Doris Rayna, to schedule a public hearing on March 8, 2000 for Application #207-00, pending completeness and if revisions are submitted two weeks prior to the meeting. The motion carried with the following roll call vote:
IN FAVOR: Zelley, Fleming, Edwards, Chavkin, Foss, Hoser, Barretto, Rayna,
Valente.
OPPOSED: None.
ABSTAINED: None.
Revised Conceptual Plan – Greenwich Center – Route #22. Present were Ken Cartelli, Bretti-Phil; Michael Ligorano, Esq., David Albrecht, PE., David Corner, representative from Lowe’s and Barry Esslinger, Landscape Architect.
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Attorney Ligorano stated that the applicant is negotiating the various leases for the Center. Phase I of the project will be Lowes and two other pad sites. The applicant would like the feedback from the Board, enabling the applicant to file a formal application within the next few weeks.
Describing the parcel, David Albrecht stated that the project parcel is part of a larger parcel. Those parcels will be subdivided into 3 parcels. The current project parcel is 26 acres and a future parcel, Phase II, would be about 15 acres and the remaining portion of the parcel would be 111 acres, which will stay in the ownership of the current owner. The lot is located in the B-I Zone, bounded by Greenwich Street on the North, Route 22 on the west and I-78 on the south. Access to the site will be from Greenwich Street. Minor modifications have been made to the plan to conform to the zoning for the parcel as a stand-alone parcel of 26 acres. The plan consists of Lowes, consisting of about 136,000 square feet and a garden center of about 41,000 square feet. Towards Route 22, proposed are a 6,000 square foot restaurant and a 6,000 square foot free standing retail.
Because this project is a freestanding parcel, provided is a minimum pedestrian plaza of 9,000 square feet. This works well with the restaurant being adjacent to the plaza. In terms of highway improvements for Phase I of the project, widening on Route 22 will be provided, allowing for a third lane and continue though the intersection of Greenwich Street and Route 22. There will be 4 lanes on Greenwich Street just past the entrance of the site. A traffic signal will be installed at Greenwich Street, double left in from Route 22 to Greenwich Street and a double left out from Greenwich Street to Route 22. This plan has received concept approval from NJDOT. There probably will be a temporary signal required at the entrance to the project.
Attorney Ligorano stated that the intention is to dedicate Dumont Road right-of-way so that the right-of-way exists. Even though the applicant is coming in in Phases, the intention still is to dedicate the entire right-of-way. The applicant is working things out with the remaining landowner as to the overall network pattern so that the lands aren’t left isolated.
Barry Esslinger, Landscape Architect, stated that the walkway from the Lowe’s building is about in the center of the plaza. The main walkway would come down through the parking lot, with trees on both sides. A “bandstand” or “gazebo” will be located in the center, a raised platform area towards the eastern end and an opportunity to have outdoor dining for the restaurant. That will be generated by special paving areas. Planters would be portable and could create an enclosure depending on how big the outdoor dining area would be. There will also be a connection across to the retail building towards Greenwich Street. The applicant would like to entertain family site furnishings, such as backless benches enabling people to talk or watch in either direction. Contemporary lighting fixtures, approximately 12 feet in height, in the plaza area are proposed. Mr. Esslinger suggests similar fixtures in the parking areas at the 25-foot height limit.
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Landscape concepts are still being developed for the planted aisles in the parking lot. The walkway down from Lowes would have taller, rather narrow trees, flanking both sides of the walkway. Specific details have yet to be applied.
David Corner was present with an architectural rendering of the proposed Lowes. Mr. Corner is the Site Development Manager for the Northeast region. Lowes is proposing blue canopies, which identifies the store with signs across the front. The lumber area is a drive through pick-up canopy for contractors and retail customers. Proposed is black tube steel fencing, 2 inch x 2 inch, with a black fabric behind it. This is used for safety reasons and loss prevention reasons. The peak of the building is 48 feet 9 inches in height. The horizon of the building is 28 feet.
The major difference between Lowes and Home Depot is the aisles are wider, more easily shopped, the interior roof is painted with a semi-gloss paint for better reflection of the lights. Approximately 800 lights are in the store. The inside walls are painted which makes a more esthetically pleasing interior and also reflects the light a lot better giving a better view for shopping atmosphere. Lowes offers white goods, which are refrigerators, washers, dryers, etc. Also, Lowes has a top choice lumber which is considered to be a more superior quality lumber than the competitor. The bad lumber is picked out and goes back to the manufacturer.
The store managers are instructed not to pile stuff up outside of the store. The store does have recycled programs for cardboard boxes. Compactors are used instead of open top dumpsters. People are hired, called loaders, who are constantly sweeping in the front and back of the store.
The receiving area is twice the size of any competitor. All merchandise stays in the receiving area until it goes on the shelves. There is also a staging area, which is a fenced in area and all deliveries that come with lumber or larger items would go into the staging area.
Approximately 20 tractor-trailers are there a day. The store manager can control when and where the trucks come out of the store. There is a centralized distribution. Mr. Corner stated that the Greenwich store would be served from the distribution center in Pottsville, Pa. Delivery hours are Monday through Friday, 7:00 A.M. to 5:00 P.M. The trucks are not allowed to sit out back idling. Empty pallets are normally kept inside the staging area and picked up three times a week so they are not stacked up behind the store.
Chairman Valente stated that from the concept plan, pedestrian traffic is going to go through the parking lot to the retail and restaurant. There is no road access to those facilities. Mr. Esslinger stated that he is providing a landscape walkway from Lowes to the two facilities. Mr. Finelli asked the applicant if it would be possible, that when you
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come in the main entrance to Lowes, instead of having that big bull nose, couldn’t that be opened up and have an aisle that feeds down to the retail and restaurant area. The architect will take Mr. Finelli’s comments into consideration.
Question: Probability of tent sales thoughout the year.
Response: Mr. Corner stated that the only time they have tent sales or sidewalk sales is if the Township ordinance allows it.
Question: Food court environment.
Response: Mr. Corner stated that some stores have had food stands in front, but as of current, food facilities are not installed inside the store.
Question: Will Phase I be owned by Lowes.
Response: Attorney Ligorano stated that Lowes would own its building with a lease back facility. Lowes will own the entire lot. The restaurants and retail pads will be leased.