MASTER PLAN SUBCOMMITTEE
MINUTES FOR JUNE 21,
Mr. Lipari - present
Mr. Visco -
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
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
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
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.
Meghan Hunscher, Principal
Certified true copy of
minutes adopted at Planning Board meeting of June 28. 2012.