N NEGLIA ENGINEERING ASSOCIATES

3osepb f. Heglla, P, PP, PLS CEO, (ha>rman ofthe Board Mkhaol J. lleglla, !', PP, PIS Pre$1dent

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6. Cl.6- AutoZone Construction Details, dated 12-1713, revised through October 2, 2014 7. Cl.7- Construction Details, dated 12-17-13, revised through October 2, 2014

Survey plan entitled "Topographic Survey, Survey of No. 10 West Westfield Avenue, Borough of Roselle Park, Union County, New Jersey", prepared by Robert H. Wetzel, P.L.S., of Robert H. Wetzel, Professional.Land Surveyor, dated AprilS, 2013

Borough of Roselle Park Zoning Board of Adjustment Application Package including the following:

1. Form 1, datedJune23, 2014 2. Form 2, dated June 23, 2014, with the initial page of Form 2 revised, resubmitted

individually, and undated 3. Form 3, dated June 14, 2014 4. Form 4, dated June 23, 2014 5. Form 5, dated June 23,2014 6. Form 6-12, not completed

Cover letter by Alcides T. Andril, Esq. of Andril & Espinosa, LLC, dated July 24, 2014 Response letter prepared by James R. Guerra, AlA of James R. Guerra, P.A., dated October 27,

2014 o Letter prepared by Sal Garcia of NJREDEVELOPERS, LLC, dated September 30, 2014,

regarding applicable protective covenants or deed restrictions Letter by Lynn J. Vinegra, Zoning Officer, Borough of Roselle Park, dated July 3, 2014

ENGINEERING COMPLETENESS REVIEW

Pursuant to a phone conversation with Mr. Alcides T. Andril, Esq. on February 13, 2015 the applicant is seeking to amend the application from a Major Site Plan and Subdivision Approval to a Preliminary Site Plan and Subdivision Approval with proposed variances as per the application !Jackage provided.

The following items, as identified in NEA's letter dated August 6, 2014, were not included with the original application package pursuant to the Subdivision/Site Plan Checklist and Borough of Roselle Park Ordinance Section 40-904 & Section 40-1001. An updated status is noted in bold type based on the most recent submission.

Form Number 12, Subdivision/Site Plan Checklist was not completed. This comment has not been addressed and shall be submitted as required as part of Form No. 4, Site Plan Application, and SectionS.

The subdivision plan does not conform to the standards prescribed by the Map Filing Law, N.J.S.A. 40:23-9.9 for Major Final Subdivision Approval. This comment has not been addressed. The subdivision plan shall be revised in accordance with same and submitted with a Final Site Plan and Subdivision application. No further action is required at this time.

Computations for proposed storm drainage systems have not been provided and are required pursuant to the application requirements in the Borough Ordinance. Storm Drainage Calculations pursuant to the Borough Stormwater Control Ordinance shall be provided. The applicant's engineer has

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submitted a letter stating the applicant proposes no increase in impervious cover, nor any alteration in the time of concentration, thus satisfying the stormwater runoff control aspects of the stormwater regulations. A waiver shall be requested for application submission requirement 4!1-9!14.C.3(s). NEA concurs with this finding and supports a waiver for this requirement, should the Board concur.

o The drainage plan provided is preliminary in nature and does not include all existing or proposed storm sewer lines within or adjacent to the tract showing the size and invert elevations of the lines, and directions of flow pursuant to the site plan requirements listed on the Borough Ordinance. The plans have been revised as required with the exception of providing the direction of flow. This comment has been partially addressed. The direction of flow shall be indicated on plans submitted with a Final Site Plan and Subdivision application. No further action is required at this time.

A plan showing the location of existing utility structures and plans of proposed utility improvements such as sewer, water, gas, electric and telephone was not included. The plan entitled "Site Water and Sewer Plan" did not contaio this information. The pll\nS have been revised to indicate the location of the proposed utility improvements. The existing utility locations are not been indicated on the plans. This comment has been partially addressed. The exiting utility information shall be indicated on plans submitted with a Final Site Plan and Subdivision application. No further action is required at this time.

o Copies of any protective covenants or deed restrictions applying to the land being subdivided were not provided. A letter was submitted stating the subject properties do not have any applicable protective covenants of deed restrictions. This coniment has been addressed. No further action is required.

o The Subdivision Plan and Site Plans reference a survey plat prepared by Robert H. Wetzel as a basis for the desigo of the Site Plan and Subdivision. A sigoed/sealed copy of this survey was not provided. A signed and sealed copy of a Topographic Survey dated April 8, 2013 was submitted. A second survey dated March 14, 2011 is also referenced on the subdivision Plan and shall be submitted. This comment has been partially addressed.

The project proposes three new buildings and modifications to the existing building on site. Building Floor Plans and Elevations were not provided for proposed Building B and Building D, and building floor plans were not provided for Building A. The plans have been revised to include the floor plan for Building A and elevations for buildings A, B and D, Tenants for Buildings B and D are unknown at this time. Floor plans shall be submitted for review upon determination of same. This comment as been addressed. No further action is required at this time.

As stated by the project attorney, the applicant is seeking Preliminary Site Plan and Preliminary Subdivision Approval with proposed variances. It is our opinion that sufficient information has been provided at this time to begin review of the application. NEA reco=ends the application for Preliminary Site Pian and Preliminary Subdivision be deemed "COMPLETE", subject to the review and approval by the Board, and upon receipt of the amended application clearly noting the applicant's intent on seeking "Preliminary Site Plan and Subdivision Approval".

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DESCRIPTION

The subject property is located on the south side of West Westfield Avenue (Route 28) across from Filbert Street and Chestnut Street and is known as 10 West Westfield Avenue, Block 610, Lots I and 3.

The subject property consists of a vacant one story automotive garage and showroom with asphalt parking, fencing, concrete walkways, and minimal site lighting. The applicant proposes to consolidate Lots 1 and 3, Block 610 and subdivide into four (4) lots totaling 164,864 square feet as follows:

Proposed Lot 1.01 is proposed to remain vacant, with no improvements at this time. Proposed Lot 1.02 is proposed to consist of a 7,370 square foot, one-story building (Building A)

\vith an automotive parts and accessories retail store use. Additional improvements include asphalt pavement for parking, drives and loading area, utilities, retaining wall, concrete sidewalk, concrete curb, refuse enclosures, lighting and landscaping.

Proposed Lot 1.03 to consist of a 4,850 square foot, one-story building (Building B) with retail use. The applicant also proposes to repurpose of the existing building, (Building C). The applicant proposes to reduce the footprint in size to 22,263 square feet with the overall building two-story in height. Two uses are proposed for Building C: 17,263 square feet of the first floor for a fitness sports center use and 4,998 square feet of space on the first and second floor for office use. Additional improvements include asphalt pavement for parking, drives and loading area, retaining wall, utilities, concrete sidewalk, concrete curb, refuse enclosure, lighting and landscaping.

Proposed Lot 1.04 to consist of a 3,250 square feet, one-story, building (Building D) with bank/financial institution use. Additional improvements include asphalt pavement for parking, drives and loading area, retaining wall, utilities, concrete sidewalk, concrete curb, lighting and landscaping.

ZONING

The site is located in the B-2 (Central Business District) Zone. Pursuant to Section 40-2302 and Section 40-601ofthe Borough of Roselle Park Land Use Code, the following proposed uses are permitted within the B-2 Zone:

Lot 1.01-Proposed: No building and no improvements are proposed at this time. o Lot 1.02 (Building A) - Proposed: Retail as automotive parts and accessory store; Not-Pennitted,

variance is required. Lot 1.03 (Building B)- Retail trade; Permitted as defined in Section 40-601 o Lot 1.03 (Building C)- Proposed: Fitness Sports Center; Permitted o Lot 1.03 (Building C) - Proposed: Office; Permitted as retail services defined as professional,

scientific and technical services o Lot 1.04 (Building D) - Proposed: Bank/Institution; Pennitted as defined by North American

Industry Classification System (NAICS) 5221 for depository credit intermediation industry group

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The project compares the proposed development to the Borough's Zoning Requirements for the B-2 Zone as follows:

Proposed Proposed Zoning Requirements Required Existing Lot 1.02 Complies Lot 1.03 Complies

(Bid~. A) (Bid~. B) Minimum Front Yard Setback (ft.) None 0 51.98 Yes 51.98 Yes Minimum Side Yard Setback- (ft) None 146+ 5 Yes 0 Yes Minimum Rear Yard Setback (ft.) 10 38.92 52.69 Yes 52.69 Yes Maximum Story/Height 3/35 2121.5 1/19 Yes 1/

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1.02 and Lot 1.03 propose five (5%) percent and six (6%) percent respectively. A variance for landsoapelopen space is required for Lot 1.02 and Lot 1.03 only as noted above.

d. Primary Sign Size. (40-3002.3): (b) The maximum total area of the primary sign permitted in the front of the building shall not exceed ten (10%) percent of the wall of the building on which it is attached, and the maximum total area of the other permitted sign shall not exceed eight (8) square feet; provided, however, that no such sign shall be mounted flush with the face of the building and shall not protrude more than three and one-half ( 3 l-S) inches from the face of the building. No sign shall extend beyond the roof of the building. '

(i) Businesses facing the Westfield Avenue Corridor shall be pennitted one sign on the face of the building not to exceed ten percent (1 0%) of the wall to which it is attached; the other aforementioned pennitted signs shall not exceed five percent (5%) of the wall to which it is attached, or sixty (60) square feet, whichever is less.

Lot 1.02. Building A: The proposed primary sign area is 152 square feet whereas 131.8 square feet is permitted. The proposed secondary sign area is 102 square feet whereas sixty (60) square feet is

permitted. The applicant incorrectly referenced eight (8) square feet permitted for the secondary signage.

e. Pole Signs (40-3002.4): With respect to this subsection C. (ordinance No. 2401), pole signs shall be permitted in all business districts facing the Westfield Avenue Corridor subject to the following requirements: Such sign shall not have an area greater than thirty (30) square feet per face whereas 160 square

feet per face is proposed for two signs. The total permitted height of the sign, including the post, shall not exceed twenty (20) feet

whereas thirty (30) feet for each sign is proposed. 2. The following additional variances are required related to the above mentioned application:

a. Off-Street Parking (40-2303): The proposed off-street parking proposed for Lot 1.03 is 105 parking spaces whereas 114 parking spaces are required. See Circulation and Parking section below for additional information. The combined parking count for the overall project is in compliance but the stand alone parking count for Lot 1.03 does not comply as noted above.

b. Area Regulations- Parking (40-2305.F.l) Any Parking visible from the street shall be screened from view through landscaping and other buffering measures as deemed appropriate by the Roselle Park Muuicipal Land Use Board. Evergreen shrubs are proposed along the street line on Lots 1.02, and 1.03. Screening is not provided along the side of the parking spaces or along the west property line. Screening is not provided along the street line on Lot 1.04 to screen the proposed parking between the building and the street.

c. Improvements- Shade Trees (40-1301.D(2)): Two (2) new shade trees shall be installed on each lot so as not to interfere with utilities, roadways or walkways and sidewalks. Trees shall be of nursery-grown stock, size and type as indicated in 40-130l.D(l), whereas no shade trees are proposed for proposed Lots 1.02, 1.02, 1.03 and 1.04

3. NEA reserves the right to identify further variances upon submission of additional information.

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GENERAL ENGINEERING AND PLANN1NG COMMENTS

1. Planning testim011y shall be provided to support the requested variances including those required for proposed Lot 1.01 which is excluded from the proposed area of development.

2. Should the applicant seek Major Final Subdivision and Final Site Plan approval the applicant shall provide all the items pursuant to the Subdivision/Site Plan Checklist and Article X Final Approval of Site Plans and Major Subdivisions of the Borough of Roselle Park Ordinance.

3. The plans shall be revised to clearly indicate the proposed lots on all plans. 4. A trash enclosure constructed with three (3) sides of wood fencing and chain link swing gates is

proposed for Lot 1.02 and the same type trash enclosure is proposed for Lot 1.03. Testimony with respect to the durability and maintenance of the proposed trash enclosures shall be provided.

5. A trash enclosure is not indicated for proposed Lot 1.04. The applicant shall provide testimony to how trash will be addressed for said lot.

6. The submitted survey illustrates an existing watercourse on the subject property on proposed Lot 1.01. While no development is proposed on this lot at this time, should future development be proposed, it shall be the applicant's responsibility to confirm that all NJDEP Land Use Department Regulations are satisfied and that all NJDEP Land Use Department Freshwater Wetland and Flood Hazard Area Permits and/or Waivers are acquired if deemed necessary.

7. Structural calculations shall be provided for all walls in excess of four feet in height, as measured from the buried wall depth prior to construction.

8. The applicant shall provide testimony with respect to the location of proposed mechanical, HV AC equipment, the proposed exterior of the buildings, including, but not limited to materials, colors, textures, and any other information the Board requests.

9. Testimony :-vith respect to the proposed floor plans and proposed building elevations shall be provided. 10. The plans shall be revised to detail the proposed siguage in order to confirm confonnance with all

requirements of Section 40-3002. 11. The following details "Reconstruction of Concrete Driveway (with Depressed Curb)'' and "Depressed

Concrete Curb at Driveways and Sidewalks" shall be revised to reflect the requirements in Section 23-1.3 and all NJDOT requirements.

12. The applicant shall confirm that one water service will meet both domestic and fire code regulations. 13. The concrete walk detail shall be revised to indicate a thickness of five (5) inches thick and where

driveways cross sidewalks, seven (7) inches thick pursuant to Section 23-2.3(b). 14. The plans shall be revised to indicate the width of the proposed depressed curb/curb cut for the

driveway entrances pursuant to Section 40-3005. 15. The plans shall be revised to indicate the distance of the proposed awnings from the building fayade

and from the ground for Building B to allow review for conformance with Section 40-3013. 16. The existing sidewalk and curb along the p~ect frontage shall be replaced at the direction of the

Borough Engineer. A note shall be added to the plans indicating same. 17. The plans shall be revised to include details for all proposed improvements to include but not be

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Utility connections including, water, gas, sanitary sewer. Driveway apron with concrete depth of seven (7) inches pursuant to Section 23-2.3(g).

CIRCULATION & PARKING COMMENTS 1. Pursuant to Section 40-2803 of the Borough's Land Use Regulations, entitled Off-Street Parking, the

number of off-street parking spaces calculates as follows:

Lot 1.02, Building A, Commercial/Retail: 1 space/ 200 s.f. (7,370/200) Total Required: 37 Total Proposed: 40 (I>

Lot 1.03, Building B, Commercial/Retail: 1 space/ 200 s.f. (4,850/200)

= 36.85

= 24.5 19.99 69.05

Building C, Gen. Bus./Prof. Offices: 1 space/ 250 s.f. (4,998/250) = Building C, Misc. (Fitness Center): 1 space/ 250 s.f. (17,263/250) =

Total Required: 114 Total Proposed: 105(1) Variance Required

Lot 1.04, Building D, Gen. Bus ./Prof. Offices: 1 space/ 250 s.t: (3,250 /250) = 13.0 Total Required: 13 Total Proposed: 34

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GRADING AND DRAINAGE COMMENTS 1. All soil removal/soil movement shall comply with Ordinance Chapter XXV Soil and Soil Removal.

Prior to the movement of soil, the applicant shall obtain a soil moving permit and shall infonn the Borough of routes of travel and the hours of any soil movement operations. A note stating the same shall be added to the plans.

2. The applicant shall provide stonn conveyance pipe capacity calculations for all proposed storm conveyance pipes and existing stonn drains immediately downstream of the proposed points of tie in.

3. The applicant's engineer is responsible for the inspection, design and confmnation of suitable soils and materials used for the proposed wall. Upon completion of construction, the applicant's engineer shall provide a certification letter indicating that the wall was installed in accordance with the plans and any submitted reports.

UTU.ITIES COMMENTS 1. The site plan shall be revised to indicate the size and material for the proposed water and gas lines

connected to each building. 2. All utility connections, including electric, cable, fiber optics, etc. shall bo installed underground. A

note shall be added to the plans indicating same.

LANDSCAPE & LIGHTING COMMENTS 1. Pole mounted LED type area lighting is proposed. The illumination levels shown within the proposed

parking lots are acceptable. Testimony with respect to what measures are proposed for the control of glare and spill prevention shall be provided. All lighting must comply with section 40-20803 D.

2. The plans shall be revised to provide screening of the proposed parking from West Westfield Avenue to include proposed Lot 1.04 along the street, proposed Lot 1.02 and 1.03 along the side of the parking aisles and proposed Lot 1.02 along the west property line pursuant to Section 40-2305.F.l.

3. The plans shall be revised to indicate the type of plant material proposed in areas identified on the plans as "Green Area".

4. NEA recommends the addition of landscaping in the islands created at the driveway entrance and along the east property line on' proposed Lot 1.04 and in islands created from the parking layout on all proposed lots as required in Section 40-2802, while maintaining sufficient lines of sight.

FINAL COMMENTS

1. We reserve the right to provide additional comments as required, subject to the receipt of revised plans, reports and all professional testimony presented before the Board.

2. It is the applicant's responsibility to detennine what, if any, pennits are required from outside agencies and internal municipal agencies and departments in order to construct the proposed development. These agencies include, but are not limited to Union County Planning/Engineering, Somerset Union County Soil Conservation District, municipal fire I police departments, NJDOT and NJDEP.

3. The applicant is required to obtain any and all other govermnental approvals as may be necessary. It is the applicant's responsibility to determine what they are. Copies of said approvals shall be provided to

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this office upon receipt and our office should be copied on all correspondence with regulatory agencies.

4. Should the Board look favorably upon this application, a performance bond and inspection escrow will be required for site improvements in accordance with the Municipal Land Use Law. The applicant's engineer shall provide an engineer's estimated cost for site improvements and two (2) sets of plans revised in accordance with the Board's approval to this office for review.

5. No building permits should be issued until approved final plans have been signed and received, and the applicant has posted sufficient Escrows to the municipality.

6. NEA recommends that a response letter be submitted that addresses each of the comments noted above

We trust you will find the above in order. Should you have any questions, please do not hesitate to contact this office.

Very truly yours, Neglia Engineering Associates

~s,P.E.,P.P. For the Board Engineer and Board Planner Borough of Roselle Park

cc: Mohamed S. Jalloh, Esq., Esq.- Board Attorney Lynn Vinegra- Zoning Officer . Alcides T. Andril, Esq- Applicant's Attorney Thomas J. Quinn, P.E., C.M.E.- Applicant's Engineer

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