SEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL

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1 APPLICATION & REPORTS FOR PB INTERNATIONAL DEVELOPMENT CORPORATION SEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL

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10 MEMORANDUM TO: FROM: RE: Borough of Tinton Falls Planning Board Paul Gleitz, P.P., AICP Planning Board #PB International Development Corp. Block , Lot Essex Road Preliminary and Final Site Plan Approval Date: December 3, 2010 We have reviewed the above referenced application and the following materials in preparation of this report. Revisions to Preliminary and Final Site Plan (4 sheets) prepared by Najarian Associates, last updated 10/5/10 Tinton Falls Planning Board Application and Checklist Correspondence prepared by Najarian Associates, dated October 14, 2010 Engineering Review letter prepared by Gravatt Consulting Group, dated October 28, 2010 Description of Site The subject property is a acre site located along Essex Road in the southeastern corner of the Township and located within the Industrial/Office Park District (IOP). The site currently contains one large one-story masonry building, located in the center of the parcel, and a small one-story structure located in the northern portion of the site. Each building has an associated parking field. The large one-story masonry building also has a large shipping/receiving area and a large area of crushed stone. The balance of the site is vacant and mostly wooded. Access to the built structures on the property is located on the easterly side of Essex Road at the northern portion of the property. The irregularly shaped property contains moderately steep slopes toward the rear of the property, and contains frontage along Essex Road at two locations one of which is a flag-pole portion. The site is located within an existing Industrial/Office Park District at the southeastern corner of the township. The immediately adjacent uses include industrial and commercial structures. The proposed development is located in close proximity to Community Planning, Urban Design, Farmland & Open Space, Redevelopment, Affordable Housing 236 Broad Street, Red Bank, New Jersey Phone Fax

11 Neptune Township to the south and east, The site is in close proximity to the New Jersey Garden State Parkway to the west, Seabrook Village, a large CCRC to the north, and Chelsea Outlets, a large retail outlet development along Route 66 to the south. Project Description The applicant is seeking site plan approval for the use of the larger building as a part warehouse/part property management facility with an associated contractors yard. The smaller building is proposed as a like facility/office use. The applicant is proposing to retain the existing structures and site improvements on the site. The only proposed new construction is landscaping, site improvements and a sign. Brand Property Management, Inc. is the anticipated tenant for the property management facility. The property management firm has a fleet of 15 trucks and has 12 employees. The hours of operation are described as 6 a.m. to 6 p.m. Monday through Saturday. Master Plan The Borough adopted a new comprehensive Master Plan in April of 2007 which evaluated land uses throughout the Borough and as a result recommended a number of land use changes to the municipality. The Borough Master Plan identified and recommended that a portion the existing Industrial/Office Park Zoning District be rezoned in order to permit Age-Restricted residential development. The comprehensive revision of the Land Development Ordinance corrected a mapping error that would have resulted in the site being split-zoned with the south and eastern portion of the site in the Age-Restricted Zoning District and the remainder in the Industrial/Office Park Zoning District. The entire site is in the IOP zone. Zoning The proposed site is in the Industrial/Office Park Districts (IOP). Landscaping/construction contractors and landscaping/construction storage yards are a permitted use in the zone. The zoning requirements for Landscaping/construction contractors and landscaping/construction storage yards are: 1. All commercial outdoor storage shall be set back from a school or recreation area at least three hundred (300) feet and set back from any residential property line at least one hundred (100) feet.

12 2. All commercial outdoor storage shall be in the rear or side yard and screened from view of all public streets by buildings and/or a 50 foot buffer of dense evergreen plant material and/or fences as deemed necessary by the Board to achieve the intended buffer. 3. Landscaping, Construction, Demolition or other such Contractors - Outdoor Equipment Storage such as construction equipment, trucks, chippers, mulch piles and stockpiles of clean materials shall be permitted, provided the equipment and materials are limited to a single area of the site and this area does not exceed fifty percent (50%) of the lot area. Under no circumstances shall any stored material leave the site by natural causes or forces such as wind or water. Completeness The Board engineer s report has a comprehensive list of submission waivers sought. We have no issue with the applicant being deemed complete for hearing, subject to submission of information requested below at time of hearing. Variances There are no variances necessary. Design Waivers I.1 Provision of fire hydrants along walls of nonresidential structures M.6.b & c Landscaping along buildings M.6.n Landscaping in parking areas N.1.e Height of freestanding light pole N.1.j Minimum lighting in parking lot Q.2.k Parking areas paved and curbed. Planning Comments Uses 6. Is the applicant intending all buildings on the site to be devoted to the single use? Or is the applicant intending the front office building to be a separate office use from the intended warehouse/ property management facility? Applicant should clarify the use.

13 Signage 7. A master signage plan is provided; however, the proposed sign is not a ground sign but a freestanding sign. Due to the likelihood of rot, there should be a space below the main body of the wood sign and the ground. The detail should be revised. 8. The applicant is proposing a freestanding sign. Freestanding signs are permitted in lieu of a ground sign, shall not exceed 25 square feet and 4 feet in height and be 10 feet from all property lines. The applicant appears to be compliant at 24 square feet and 4 feet in height. 9. The height of the sign is measured to the distance from the base of the sign at normal grade to the top of the highest attached component on the sign. The height of the sign is labeled as 48 and height of the posts are labeled as 60. The height of the post should be revised to be compliant. Fire Protection 10. The plans indicate a fire hydrant located near the entrance to the parking area of the rear building. Is it functional? Design standards require fire hydrants along the walls of all non-residential structures in the Borough (40-26.I.1). further comment to the Fire Marshall. We defer Fences 11. Is there a fence around the loading/parking area of the rear building? What is its height and design? No fence shall exceed 6 feet in height (40-26.J.2). Landscaping 12. Applicant should provide landscaping adjacent to rear building in accordance with design standards (40-26.M.6.b & c). 13. What is the relationship between any fencing and the landscaping in the rear of the rear building near the loading area? 14. Applicant should provide landscaping adjacent to parking areas in accordance with design standards (40-26.M.6.n).

14 Lighting 15. Applicant should provide adequate information on site plans to determine compliance with lighting requirements. No details available regarding overhead lighting fixtures. Maximum height is 18 feet (40-26.N.1.e) 16. Parking Area for front building does not appear to have adequate lighting per standards. A minimum of 0.5 foot-candles is required for non-residential uses (40-26.N.1.j) it appears that is not provided in the front parking lot, nor is it provided in sections of the rear parking lot. Parking 17. The applicant indicates that 8 spaces are provided for the front office building. It appears from the site plan that one space is not of sufficient width and is not counted. The site plan should be revised to exclude/stripe out the inadequate parking space in the front office parking lot. 18. It appears that the single, stand alone parking space in the front parking area is actually a mislabeled dumpster location. It appears to have fencing around the perimeter. The site plan should be corrected. 19. The off-street parking requirement also provides a requirement for fleet vehicles (40-39.B.4) any nonresidential use with a fleet of vehicles for employee use must provide adequate parking for the fleet of vehicles above that required by the parking schedule. The applicant has indicated a fleet of 15 trucks. 20. All parking and loading areas shall be curbed and paved. (40-26.Q.2.k) It does not appear that the rear parking area is paved. A design waiver may be necessary. Further, there is no elevation or detail for the bituminous pavement areas. We defer to the board s engineer. Circulation 21. Applicant should show sight triangles at driveway entrance.

15 Location of the site on Essex Road

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