METUCHEN PLANNING BOARD

MINUTES

JUNE 16, 2005

The meeting was called to order at 8:44 p.m. by the Chairman, Eric Erickson, who read the statement in accordance with the Open Public Meeting Act.

Present: Jack Belowich Catherine Totin, Councilmember

Eric Erickson, Chrmn. Ellen Clarkson, Alt. I

Martin Jessen John Leazer, Alt. II
David Labrecque Carlos Rodrigues, Planner

Deanna Manzo, Vice Chr. William Doyle, Attorney

Edmund O’Brien, Mayor David Hoder, Engineer

Kenneth O’Brien Sharon Hollis, Secretary

Absent: Steven Strom

Due to a conflict of interest, Mr. Jessen recused himself from hearing the 660 Middlesex Avenue Associates application and left the meeting.

NEW BUSINESS:

660 Middlesex Avenue Associates, LLC – Applicant is seeking major site plan approval with bulk variances to construct a new restaurant, bank, retail, 16 work/live units and a parking deck.

660 Middlesex Avenue Block 83 Lots 24, 26. 27

Block 83.01 Lots 34, 35 Zone B-3

John Wiley, attorney for the applicant, introduced himself.

Jack Pires, managing partner, was sworn in by Mr. Doyle. Mr. Pires testified that there will be a two-story restaurant, restaurant on the first floor with a small banquet facility on the second floor. Opposite the restaurant on the street, there will be a bank and an L shape 5500’ personal services building, which will be covered by a two story parking deck. The drive-thru for the bank will be located on a new street which will be constructed on the property. Access to the new buildings will be through this new street. In the back of the property are 16 dwellings, flex space, which will have commercial space on the first floor and residential on the second and third floors.

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Mr. Wiley noted that the new proposed street will be private. A condominium association will be formed involving all the uses to maintain the road and all the improvements on the track.

Mr. Pires stated he currently owns a 9200’ restaurant on Route 22 West in Union. (Pictures of the restaurant were shown to the Board and were marked for identification, by Mr. Doyle, as Exhibits A-1, A-2 and A-3). This restaurant was opened in December 2004 and has 176 seats with valet parking on Thursday, Friday and Saturday. There are 66 parking spaces and cars are stacked. Parking is not a problem. The proposed restaurant in Metuchen will have 190 seats. Valet parking will be available on weekends. There will be 205 parking spaces available for the entire facility.

William Salmon, licensed professional engineer, was sworn in by Mr. Doyle. (Mr. Doyle marked exhibits A-4, an aerial picture of Middlesex Avenue and Central Avenue and A-5, a colored rendering of the site, for identification). Mr. Salmon described the exhibits and the surrounding area. The site is approximately 2.7 acres with 300’ of frontage. Drainage is collected on Middlesex Avenue. The site directly to the left is owned by PSE&G. The proposed restaurant will be 12,270’ two stories with a seating capacity of 250 seats. The lower level is a restaurant and bar with seating capacity of 166 seats. Fronting on Middlesex Avenue there will be outdoor seating with 70 seats available. The entrance road into the site will be 28’ wide. There will be a 5500’ personal service building and a 3600’ bank, single story. A parking deck will be constructed over the two buildings approximately 170’ deep, a three story structure with parking on the surface and two levels above that. In the rear of the property there will be 16 work/live units. The road will be a two-way street up until the rear parking area and then it will turn into a one-way street and to wrap around and out to Middlesex Avenue. Several variances are required. Minimum front yard 35’ required, 10’ proposed. Minimum sideyard 10’ required, 5’ proposed. Sideyard both where 40’ is required, 10’ proposed. Rear yard 25’ required, 4.5’ proposed. This is because of the parking deck in the rear corner due to the shape of the lot in that area. Building coverage is 40% required, 47.5% proposed. Open space 30% required, 20% proposed. Building height is 35’ three stories, and a variance is requested for this also. This project is designed for the D-1 zone which is located across the street from this site.

Mr. Salmon testified the bank use requires 20 parking stalls, restaurant 162, personal service 31 and with the rear work/live units the total number required is 275 that is if you take the net for the rear buildings and 294 if you take the gross. The number of parking spaces proposed is 208 stalls, where 295 are required. There will be 7 parking spaces available on the street.

Mr. Wiley stated that the applicant has a proposal with PSE&G. PSE&G has agreed to a license for their parcel of land. The difficulty is that it is a revocable license, revocable with about 30 days notice. That is why the proposal was not incorporated into the application. No long time leases are possible due to the recent merger.

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There was a lengthy discussion on parking. Concerns were raised regarding the number of parking spaces available for the restaurant use.

Mr. Salmon stated there is no foot security for the parking deck. There is a fair amount of lighting in that area. There is an elevator. The ground floor has a parking capacity of 15, the second story 75 and the third story, roof, has 79. With valet parking in the aisle on the third floor an additional 20 spaces is possible. About five (5) cars will be able to be stacked on the right hand side before they are parked in the deck.

Mr. Salmon testified on the several design waivers that are required for this application. Drainage was discussed. Off site drains are proposed instead of storm water management, inlets and piping on site. Run off will be increased slightly from the existing conditions to proposed conditions. Sanitary sewer and water lines will be run down the middle of the site. There will be a fire hydrant in the rear of the site. Street trees will be planted along the front, private road with screening in the rear of the property. Downtown light fixtures will be placed along Middlesex Avenue and on the private street.

There was a lengthy discussion on Mr. Hoder’s memo. Mr. Hoder requested item #1.6, traffic report (or statement), be submitted. The report would address questions the Board has regarding parking and how the mix use development would function. Mr. Salmon stated a soil analysis was conducted; however, the report has not been completed and will be submitted later. Affordable housing units and the location and number of trash enclosures were discussed. Also, the requirement for drainage calculations/storm water analysis on Middlesex Avenue.

Lighting was discussed. Mr. Salmon stated more detailed plans will be submitted for the light fixtures. Additional buffer plantings and screening in the rear of the site will be planted as requested by the Planner. Additional shade trees will be planted on Middlesex Avenue if the County approves them. A waiver is requested to install a split-rail fence instead of a board-on-board fence along the portion of the east edge by the residential/flex building. The site signage is mainly wall mounted signs.

Mr. Wiley requested a brief recess at 10:14 p.m. to confer with his next witness.

The Board reconvened at 10:23 p.m.

John Rom, licensed architect, designer of the proposed parking deck, was sworn in by Mr. Doyle. (Mr. Doyle marked exhibits A-6 and A-7, colored rendering of the elevations, A-8, grade level exhibit and A-9, second level exhibit). There was a lengthy discussion on the parking layout, the number of spaces available including handicap spaces, signage, how a tow truck would remove a disabled car, height requirements, lighting, security and snow removal.

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Concerns were raised by Board members regarding the design and requested Mr. Rom to meet with the Fire Department regarding fire codes and to submit a traffic study and additional information on security for the deck.

The public portion was opened. Since no one came forward the public portion was closed.

After a brief discussion, Mr. Erickson announced the application will be carried to July 21, 2005 with no further public notice required.

The meeting adjourned at 11:09 p.m.

Respectfully submitted,

Sharon Hollis

Planning Board Secretary