Jackson firm seeking OK for pole barn, warehouse
BY DAVE BENJAMIN Staff Writer

JACKSON - Additional discussion will be held on Tri-State Gunite of New Jersey's plan to build a warehouse and office building in a Light Manufacturing (LM) zone on Herman Road near the intersection with East Commodore Boulevard.

At issue is whether it is permissible to have more than one principal use in the zone. The applicant is expected to return before the Planning Board on Dec. 3 to continue presenting its case.

The plan was discussed at a recent meeting. The board's engineer, Douglas F. Klee, said the plan calls for a 16,000- square-foot warehouse building and a pole barn structure of about 6,000 square feet which is designated for sand storage. There will be two driveway connections to permanent roads, the installation of two cement silos and three above-ground storage tanks. The plan calls for parking stalls, lighting and landscaping.

One variance is requested for a front yard setback where 63.4 feet are proposed (100 feet are required) for the pole barn storage structure, he said.

"The wetlands mapping indicates a seasonally high water table," Klee said. "Although it is not considered a freshwater wetlands type soil, a review of the New Jersey Department of Environmental Protection (DEP) map indicates tributaries of the South Branch of the Metedeconk River may be impacting the site, so we will need testimony as to the need for a 300-foot buffer to that stream indicated on the DEP map."

Klee said an environmental impact statement has been received and the applicant's representatives will give testimony regarding the conclusions in that report.

Planning Board planner Alan B. Dittenhofer said he would like the applicant to specify exactly what the use will be for the proposed structures.

"The proposed use is listed as small businesses and we have to address what types of businesses are expected to lease there," he said. "Are there any large equipment operators or landscapers [or will the structure be used] for outdoor storage of materials or large truck deliveries?"

Dittenhofer also wanted to know the number of employees who will be on the site.

Regarding the storage area, Dittenhofer said that is permitted in the LM zone, but it is not permitted within 100 feet of a front yard or a public street.

"The applicant is proposing a sand stockpile and a pole barn structure for sand within 100 feet of Interstate 195," he said. "A variance or waiver is required for that condition."

Bulk storage is not allowed in any side or rear yard area and the applicant is proposing to store the sand in the front/rear yard setback, Dittenhofer said. He also noted that the cement silos and the 8,000-gallon diesel fuel tanks are within the side yard setback and a variance would be required for

that condition.

"All sewage areas			must
be screened from the public
by	fencing	or	plantings
	and none		are
proposed," said			Dittenhofer.

Ian Borden, president of Property Development Services, Toms River, representing the applicant, said about 60 percent of the site is developed with an existing warehouse on site.

"Basically they stockpile sand and cement in silos and then put that into specialized trucks that leave the site to apply the Gunite which is used for the construction of concrete pools," he said, adding that the site has been functioning with this use for years.

Borden said the South Branch of the Metedeconk River is more than 1,000 feet from the property. He said the applicant is proposing to make the existing operation more efficient and add space.

He said the pole barn (a roof structure with no sides) would be built to keep the sand dry.

Borden said the plan is to make the operation more efficient by allowing trucks to enter from a new driveway on Herman Road and then going down the west side of the property to get fuel. The trucks would proceed to the silos to load up with cement, then to the sand storage structure to be loaded with sand before leaving the facility and heading out to project sites.

"The new use we are proposing is an office and warehouse building that is a single building of 16,380 square feet," Borden said. "Under the LM zone they are permitted to have a contractor's office, room, garage warehouse and shop, and provide that the equipment is stored within an enclosed building."

Borden said the building will be subdivided into units and each will be about 2,500 square feet with a small office with a garage or warehouse area. There would be standard doors on one side and roll-up doors on the rear of the building, he said.

Board Chairman Kenneth Bressi asked if what was being described was a dual use for the property.

Attorney Denis Kelly, representing the applicant, said they are all permitted uses.

Planning Board attorney Greg McGuckin said only one principal use may be allowed on a property, by law.

Bressi suggested that the matter be researched. Discussion is expected to continue on Dec. 3.