Call to Order

Meeting was called to order by Vice Chairman Spoerl at 7:00 p.m.

Statement of Compliance

Pursuant to the Open Public Meetings Act, adequate notice of this Regular Meeting has been provided to the public and the press on January 17, 2022, by delivering to the press such notice and posting same at the Municipal Building.

Roll Call    Also Present
Mayor’s Designee John Auberger P   Glenn Kienz, Board Attorney
Craig Williams NP   Cory Stoner, Board Engineer
Councilmember Lynch P   Jessica Caldwell, Board Planner
Martin Theobald NP   Kimberley Decker, Board Secretary
Richard Spoerl P    
Willard McPeek P    
Andrea Cocula P    
Michael Whitaker P    
Jacquelin Haley P    
Kelly Mitchell Alternate #1 P    
Joseph Tadrick Alternate #2 NP    
Paul Mele Alternate #3 P    
Mark Vizzini Alternate #4 P    

Record reflects Mr. Theobald notified the board of his absence.

Salute to the Flag

Vice Chairman Spoerl led the Assemblage to the flag.

Public Hearings

LU# 12-21-10 - M&L Property Holdings - Block 404, Lot 4 - Preliminary and Final Site Plan Approval for Construction of a Car Wash and Associated Improvements

Attorney Roger Thomas, Dolan & Dolan, came forward for applicant for Preliminary and Final Site Plan approval for construction of a car wash in the Town Center zone which will become an asset for Vernon Township. Applicant Theodore Renka, Engineer Tyler Vandervalk and Architect Glenn Gorlich were sworn in and approved by Board to present testimony.

Mr. Renka stated he was raised in Vernon and currently manages car dealerships and will use his knowledge and experience about cars, staffing and vehicle detailing to efficiently run the proposed car wash. Mr. Renka explained visitors will stay in vehicle while pulling in structure for high pressure rinse by one person, then two persons will broom wash vehicle then end with high pressure rinse. Vehicle will exit structure where two persons will hand dry vehicle with option to park and self-vacuum. Mr. Renka estimated that staffing would be 3 to 5 employees during weekdays and 8-12 during high traffic weekends. He added the average time for wash and dry to be an average of 6 minutes and estimates number of visitors could be 1800-2200 per month. Also proposed is detailing center run by one employee including wash, wax, vacuum, and carpets shampooed all scheduled by appointment. Hours of operation will be 10:00 am to 7:00 pm to accommodate the considerable number of commuters in Vernon with main peak hours being 4:00pm - 7:00pm.

Mr. Renka explained one building sign was included in proposal but noted an additional building sign at entrance, approximately 5' x 3', will be needed to show menu options for visitors. He added building deliveries such as soap, sponges, brushes, finishes will be scheduled during non-peak hours, by small box truck directly into back door near exit. Mr. Renka stated soap will be concentrated and delivered in 55-gallon drums for extended use.

Mr. Renka stated application includes landscaping to improve the aesthetics of the site and is willing to oblige if Board requires more. Ms. Caldwell stated the plans submitted do not have a sidewalk drawn which is required in the zone which Mr. Renka agreed to add. Ms. Caldwell added the tree caliber of proposed dogwoods is 2.5 but is required to be 3.5. Mr. Renka noted availability of 3.5 caliber trees is difficult but agreed to comply with request and will collaborate with Planner if unavailable. Ms. Caldwell added the additional building sign will need variance approval and further testimony for purpose. Mr. Renka testified that the car wash is the only business; there will be no retail store inside structure.

Mr. Stoner noted that application exceeds required number of parking spaces but questioned if number of spots is adequate specifically on weekends when 12 employees are present and noted vehicles may not park on Theta Drive. Mr. Renka noted that the business is self-regulating when overly busy, visitors will come back at later time. He added that workers may carpool, or an off-site shuttle can be set up if needed. Mr. Renka explained height of garage doors will be 16 ft.

Mr. Renka explained the application must obtain Vernon Municipal Utility (VTMUA) approval for sewer connection and noted there is no recapture of water at this time.

Mr. Vandervalk, Engineer came forward and presented large size colored rendition of proposed car wash, labeled Exhibit A1. He noted application is consistent with Redevelopment Plan for site. He noted excess water from car washes will be collected by interior drains, exterior catch basins catch surface water only. Mr. Stoner stated that applicant must meet environmental standards for all residual water off vehicles as condition of approval and provide copy to Township Engineer.

Mr. Vandervalk described driveway plan with single lane to car wash and circular two-way lane to access detail garage. He presented and explained Traffic Assessment Letter dated January 18, 2022, labeled Exhibit A2. Methodology used estimates war wash detail center to have 381 daily trips, 191-day customers or 22 customers per hour. Mr. Vandervalk estimates the proposed car wash can service 30 cars per hours without backup and with no trouble of flowing onto a Township street.

Mr. Vandervalk noted there are items per Mr. Stoner's February 18, 2022 report that need further information for application completeness as waivers were requested. Mr. Stoner explained that waivers were minor in nature and application hearing can proceed. Mr. Vandervalk stated area for trash enclosure is in back area tucked away from public view. There will be 6 ft board on board fencing and be rolled out when emptied. Regarding drainage and grading, no stormwater management plan was required but seepage pits were added for excess rainwater. He stated sewer connection approval must be obtained by the VTMUA as well as water connection through SUEZ. Mr. Stoner noted applicant must obtain 'Will Serve Letter' from SUEZ for allocation. Also required will be a Developer' Agreement executed by the Township Council and permits for installation of underground utilities. Mr. Stoner stated applicant proposed 18 ft lights at 1 footcandle when 12ft high is required per zone standards. Mr. Vandervalk stated lights will be changed to 12 ft height at 1 footcandle and plans will be revised to add sidewalks and lighting changes. He added second building sign will be placed on right side of back door only visible to visitors.

Board members questioned if there is ample room behind parking space at vacuum area to back out safely and recommended landscaping to be adjusted to increase distance. Mr. Vandervalk stated applicant will modify the landscaping to increase area behind parking spaces.

Mr. Glenn Gorlich, Architect for applicant, came forward to describe Color rendering of proposed car wash, Exhibit A1 by GMG Architecture. Building is consistent with the Redevelopment plan following the Mountain Village style with charcoal grey siding, asphalt shingles, with metal roof and gable accents. Mr. Gorlich referenced Exhibit A3 labeled Vernon Car Wash Material Selections. He noted the dormers provide the exterior look of two-story building which is required per the zone but will be only trusses inside of building.

Mr. Gorlich described the specifications of proposed LED lights to be mounted over building sign, per Exhibit A4, Lighting Fixture Technical Data Sheet, by HTM Lighting Solutions.

Vice Chairman Spoerl opened hearing to public. Seeing no one wishing to come forward, Vice Chairman Spoerl closed hearing to public.

Attorney Thomas requested Board approval for the proposed application based on testimony presented with variances needed for additional building sign, footcandle of lighting, and lack of loading zone.

Attorney Kienz stated conditions of approval include the final rendering of the 5 x 3 additional building sign needs to be approved by the Township Planner, use offsite parking if traffic issue occurs, complete operations manual, soil and perk tests, and Township Developers Agreement.

Motion: Motion to Approve LU# 12-21-10 was made by Ms. Cocula and was seconded by Mr. Auberger.

Motion passed.

Reexamination of the Municipal Master Plan and Adoption of the Master Plan Reexamination Report

Ms. Caldwell explained Municipal Land Use Law requires each municipality prepare a reexamination of their Master Plan at least every ten (10) years. She added legal notice was provided to the New Jersey Herald for the Reexamination of the Municipal Master Plan and adoption of the Master Plan Reexamination Report. Vernon Township adopted the last Master Plan in 1995 with revisions and updates in subsequent years due to underlying changes at state level, census data or local changes. Ms. Caldwell added the adoption of Plan Endorsement updates per Municipal Land Use Law regulations as well as incorporating Redevelopment plans will bring the Master Plan into Conformance.

Vice Chairman Spoerl opened meeting to public. Seeing no one wishing to come forward, Vice Chairman Spoerl closed meeting to public.

Motion: Motion to approve the master plan reexamination report and recommend to the governing body for adoption was made by Ms. Cocula and was seconded by Mr. Whitaker.

Motion passed.

Public Participation

Vice Chairman Spoerl opened the Meeting to the Public. Seeing no one wishing to come forward Vice Chairman Spoerl closed the meeting to the Public.


LU# 7-21-6 - SUEZ Water of New Jersey - Installation of a Generator at Various Sites to Provide Power to the Existing Public Water Utilities

Eligible to vote: Auberger, Williams, Spoerl, McPeek, Cocula, Whitaker, Mele, Vizzini, Theobald

Resolution for LU#7-21-6 is not complete and will be carried to next meeting.


February 9, 2022 - Regular Meeting Minutes (Auberger, Williams, Spoerl, McPeek, Cocula, Whitaker, Mele, Vizzini, Theobald)

Motion: Motion to approve regular minutes of February 9, 2022 was made by Mr. Auberger and was seconded by Mr. Mele.

Motion passed

Appendix A: Escrows, Board Fees, Bond Reductions and Escrow Closures

  1. Board Fees
    1. Board Attorney: Glenn Kienz, Weiner Law Group LLP
      1. Land Use Board Business - Services through 1/26/22 ($144.00)
      2. Stephen Peterson - LU# 9-20-7 - Services through 1/13/22 ($118.50)
      3. M&L Holdings - LU# 12-21-10 - Services through 1/27/22 ($141.00)
    2. Board Planner: Jessica Caldwell, J. Caldwell & Associates
      1. Land Use Board Business - Services through 1/26/22 ($390.00)
      2. Land Use Board Business - Services through 1/6/22 ($975.00)
      3. M&L Holdings - LU# 12-21-10 - Services through 1/19/22 ($687.50)
    3. Board Engineer: Cory Stoner, Harold E. Pellow & Associates
      1. Land Use Board Business - ($0)
      2. Mountain Creek - LU# 10-21-8 - Services through 12/6/21 ($97.50)
    4. Board Recording Secretary: Irene Mills ($75.00)

Motion: Motion to approve payment of fees was made by Mr. Mele and was seconded by Vice Chairman Spoerl. Board Members were all in favor. Motion passed.


There being no further items of business to be conducted on the agenda, a motion was made by Mr. Auberger and was seconded by Mr. McPeek. All members were in favor.

Meeting was adjourned at 8:30 p.m.

Respectfully Submitted
Irene Mills, Recording Secretary