Board wants more answers on plan for two buildings
BY TOYNETT HALL Staff Writer

HOWELL- An application submitted by Blue Moon Motel LLC was brought before the Planning Board on April 17 by a developer who is proposing to demolish the Moon Motel on Route 9 south near Friendship Road and replace it with two mixed-use buildings.

Board members were not satisfied with all aspects of the plan and requested that additional modifications be made. The applicant is expected to return before the board on June 5.

According to a report prepared by the board's engineer, Ernest Peters, "The applicant proposes to raze all of the existing buildings and pavement on site and to construct a 9,760-square-foot, two-story building which will contain ground-floor retail stores with professional office uses above, and a 21,050-square-foot, two-story building which will contain medical and professional office uses."

There would be one right-in and rightout access drive provided from Route 9 and parking spaces for 277 vehicles, according to Peters' report.

Board members were not pleased with the proposed number of parking stalls; they recommended the applicant provide a 12-foot-wide sidewalk at the front of the property instead of the proposed 6-footwide sidewalk; and they wanted to know where trash that is generated at the site would be disposed.

The proposed site has three uses, which are retail, medical and office. According to information provided by Peters' report, the design standards require that the site provide 310 parking stalls. The applicant is seeking a waiver from that requirement.

Traffic engineer Scott Kennel, representing the applicant, said, "Based on national data and observation in the area, my opinion is that the proposed parking is adequate for this use."

Kennel also addressed concerns from board members about the size of the parking stalls.

"The standard design for commercial developments is to have a 9-foot-by-18-foot parking stall. This site can accommodate vehicles that may have a greater depth. The nature of the application provides 9- foot-by-20-foot (stalls) for 45 percent of the parking stalls."

Peters raised a concern about the shortage of parking spaces.

"When we need more than 270 spaces, where do we go? There is no overflow parking," the board's engineer said.

Kennel responded, saying, "This is a mixed-use development. The various uses have different peak periods of parking demands."

The applicant proposed to build a 6- foot-wide sidewalk for pedestrians.

Representing the applicant, Nicholas Graviano, of the Graviano Planning Group, Howell, said, "Pedestrian traffic can be adequately handled with 6 feet."

The board members and their professionals were not satisfied with that response and urged the applicant to consider building a 12-foot-wide sidewalk.

"You need to plan for pedestrian access," Peters said.

Board Chairman Christopher Estevez said, "We are trying to promote pedestrian traffic."

Board member Michael Morello said, "This is a huge improvement to what is currently at the site. However, the size of the building is too intense for that lot. It's too big for the size of the parcel. The applicant has worked with our professionals four times already. It gets to a point when it becomes disconcerting and arrogant."

Estevez said outstanding issues that must be resolved include signs, islands and trash receptacles.

"There are some modifications you have to do," the chairman told the applicant's representatives.