PB Masterplan Subcomm Minutes - 6-21-12 Print E-mail






Mr. Lipari - present                             

Mr. Visco - present

Mr. Lewis - present

Mr. Karkowsky - absent

Planning Board Planner:            Joseph Burgis PP, AICP - Burgis Associates - present

Township Staff:             Meghan Hunscher, PP AICP - Principal Planner - present



Discussion of B6 rezoning

The Chairman called the meeting to order at 8:30 a.m.  Mr. Burgis gave an overview of his memo as it relates to the B6 zone in particular retail development on the GI Auto site (Blocks: 167, 178, 179

Lots: 28-32, 3, 1).  The memo was in response to a request from Mr. Boswell to rezone the property to allow retail by-right, which the Planning Board had proposed to the governing body in 2007 and which the Master Plan Land Use Element (2010) also recommends. 

Mr. Burgis went through the points of the memo.  With regard to the rezoning as it pertains to the retail use, there were no additional comments.  The memo notes that the Master Plan currently recommends this use consistent with the 2007 memo.  There had been a traffic study and concept plan presented by Mr. Boswell at that time on which the bulk parameters were generally based.  The subcommittee concurred.

Mr. Burgis explained that with regard to the parking issue, the ITE manual ratios had changed over time, although in 2007 the current ITE manual had indicated a 1/250 parking ratio for retail uses which was incorporated into Mr. Burgis memo.  Mr. Boswell is requesting that this ratio remain applicable.  Mr. Burgis indicated that the 1/200 ratio that is in the current ordinance seeks to take into consideration peak parking demand, at Christmas, for example and may not be applicable to every type of retail use.  He recommended to the subcommittee that the 1/250 ratio remain for this zone only since there may be a mixture of “big box” stand-alone retail and general retail stores.  The subcommittee concurred. 

With regard to building coverage, the subcommittee did not feel that Mr. Boswell had presented a compelling reason for increasing the permitted building coverage from 13.5% recommended to 15%, especially considering that the concept plan submitted demonstrated a 12.5% building coverage.  With regard to total impervious coverage, however, Mr. Burgis recommended that the coverage be increased from the recommendation of 35% to 40% due to constraints of the property.  The subcommittee concurred.

Finally, Mr. Burgis had no issue with recommending changing the relative building size maximums and the subcommittee concurred.  In fact, the subcommittee noted that Mr. Boswell was requesting a decrease in the maximum building size from 170,000 square feet to 160,000 square feet.  The two smaller stores would be allowed at 160,000 square feet and 50,000 square feet. 

The subcommittee would address with the full Planning Board.

Discussion of HPRC ordinances for consistency review

Mr. Burgis discussed his memo regarding the consistency review for introduced Ordinance 2012-18.  He indicated that the proposed ordinance is consistent with the current Historic Preservation Element and also that recommendations from his office that are in the draft Historic Preservation Master Plan Element were incorporated by the Township Attorney.

The subcommittee concurs and will address with the full Planning Board. 


There being no further business to discuss, the meeting was adjourned at 9:21 a.m.

Respectfully submitted,


Meghan Hunscher, Principal Planner

Certified true copy of minutes adopted at Planning Board meeting of June 28. 2012.


Last Updated ( Monday, 16 July 2012 )
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