001Welcome to the clan Clark Township Planning Board meeting Thursday, May 7th, 2026. This meeting is in compliance with the Open Public Meetings Act, Chapter 231 PL 1975 as adequate notice of this meeting has been provided by mailing the annual schedule of meetings to the Star-Ledger, the Leader, and the Union County Local Source by posting such annual meeting schedule on the bulletin board in town hall reserved for such announcements. The official website of the township ourclark.com in compliance with PL2025C72 effective March 1st, 2026 and the proper filing of said notice, formal action may be taken at this meeting. This meeting is a judicial proceeding. Any questions or comments must be limited to issues that are relevant to what the board may legally consider in reaching a decision and a quorum appropriate to a judicial hearing must
002be maintained at all times. I'll do roll call. Mayor Albanese >> Here. >> Mr. Alwick Councilman Minetti >> Here. >> Mr. Koch >> Here. >> Mr. Steinberg Mr. Altman >> Here. >> Mr. Greb >> Here. >> Mr. Grankowski >> Here. >> Mr. Gershner >> Here. >> Mr. Cecil >> Here. >> Mr. Fisher >> Here. >> Mr. O'Connor >> Here. >> Please stand for the Pledge of Allegiance. >> I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. >> Has everyone had a chance to read the minutes of our April 2nd, 2026 meeting? Any questions, comments? Seeing none, I make a motion to approve and a second. >> Second. >> Thank you. Bill. All in
003favor? >> Aye. >> Any nays? Abstentions? Thank you. Going on to correspondence. All correspondence to the board is available for the public for review at town hall at their pleasure. As such, I'd like a motion to dispense with the readings of the correspondence. Have a second? >> Second. >> Thank you, Mike. Site plan application, Target Corp, 45 Central Avenue, block 70, lot 28.01, drive-up expansion. >> Kevin, um their attorney is running a little bit late, so can we switch and do the resolution first? Oh, go ahead. I'm sorry. >> Yeah, uh no, you you said that. I'm Joe Ventur with Kimley Horn. Our attorney is on the way. Uh she got into a not she, but there was a car accident on the way here, so she got into a bit of traffic. She's going
004to be here by about 7:40. >> Okay. All right. Resolution authorizing redevelopment study. Resolution authorizing the undertaking of a preliminary investigation to determine whether the property identified as block 77, lots 6, 7, 8, and 9, 191, 195, 199, and 205 West Scott Avenue on the tax map of the Township of Clark qualify for designation as an area in need of non-condemnation redevelopment. Is our planner here to discuss this with us? >> Not here, um because we're only authorizing the study. We're not actually The hearing will be next month. Um I don't know if Alex or Richard wants to give a >> At the last meeting, the council uh adopted a resolution uh directing the planning board to undertake a study to determine whether uh it should be designated as an area in need of redevelopment,
005and this resolution is just uh authorizing the board planner to undertake that study. >> Are these four properties currently under the same ownership? >> I do not know that. >> Mayor? >> I believe so. >> Have they come to us with a preliminary concept or anything, or Anyone else have questions or comments. Okay, seeing no questions. Can I have a motion to approve or deny the resolution? >> Yes, I make one. >> I make them resolution I make the motion to approve. Do I have a second? >> Second. >> Matt? >> Yeah, thank you, Matt. >> Mayor Albanese? Yes. Councilman Menniti? >> Yes. >> Mr. Couch? >> Yes. >> Mr. Altman? >> Yes. >> Mr. Greb? >> Yes. >> Mr. Grunkowski? >> Yes. >> Mr. Gerstner? >> Yes. >> Mr. Cecil? >> Yes. >> Okay,
006authorization for study approved. >> Okay, continuing on public session. Anyone from the public wishing to come forward to discuss any matters that the board has purview over, please do I will be at this moment. I make a motion to open the meeting to the public have a second. >> Second. >> Thank you, Mike. All in favor? >> I. >> Any abstention? Any nays? Anyone from the public wishing to come forward, please do so. State your name. >> Julia Collins-Clark. I just have a question regarding Westfield Avenue and its redevelopment. Um I didn't have a chance to read anything within the last day or so regarding um any traffic studies that have been done on Westfield Avenue because as of right now it appears that there'll be five uh projects going on Westfield Avenue in the
007near future. And with these four homes on Westfield Avenue that are proposed to go into redevelopment. And Westfield Avenue is a county road if I'm correct. >> That's correct. Each application that in for the board typically has a traffic study that's done. And they'll the traffic expert will come forward and tell us the difference between the existing conditions or the existing operations that are there and what the future ones will bring to the area. And typically um they've shown that it's negligible increase or almost the same from the old operations that were there previously. Anybody coming before us in the future would have to do the same thing. >> Okay. And that traffic study, is that done by I know the developers do their own traffic study. >> The applicant does the study for their
008particular site that they're coming before the board to get approval of. >> Do we challenge it or do we bring our own expert in? >> Sorry if I'm stepping on you. We have a traffic expert on the board that typically reviews the traffic study and offers us comments regarding any questions they may have. The board also will ask questions of the expert coming before us um about how they came to numbers, why they want to use a different number than we're used to or anything like that. >> Right. Is there any plan I mean is there any um schedule as far as people are asking not online but people come up and ask when are they going to start the redevelopments of certain developments and you know, one across the street from the other, the
009one at Brandt and Westfield Avenue and further on down the road. Um you know, I don't know if you folks are here during the day, you may be out of town working. It's not pleasant going down Westfield Avenue in the middle of the afternoon when school's let out and you know, you're going to have construction vehicles. I see they're starting to do some work at the funeral parlor. Is there any kind of schedule known to to the town or is that up to >> Well, the applicant I believe has >> that out or the >> The applicant has what, 3 years before they have to actually have the construction. >> I mean, typically the the construction is at their own schedule within the time period of they're allowed. Um and that's not really something the
010board but not this board would necessarily have. Uh you might have things from the building department or otherwise that show you permits they've applied for. >> Okay, thank you. >> Anyone else wishing to come forward? Seeing none, I make a motion to close the meeting to the public. Have a second. >> Second. >> Thank you, Bill. Is Target fully present now? All right. We'll hear this site application site plan application for Target Corp 45 Central Avenue Block 70 Lot 28.01 drive-up expansion. >> Good evening, everyone. Amy Farrell with Kaplan Stewart. Thank you for your patience, I appreciate it. Uh this is as you indicated the um site plan application with minor variances related to the Target drive-up application. Um I do have with me this evening uh Joe Ventura with Kimley-Horn. I'll ask um Mr.
011Ventura once he gets set here to please identify himself and and uh have him sworn. If you would please, Joe, provide your name and business address for the record. >> Uh yes, my name is uh Joe Ventura and I'm with Kimley Horn. We're based out of a 301 Carnegie Center, uh suite 202 in Princeton, New Jersey. And I've um been practicing for about 7 years. Uh and my license is in good standing and I have presented in front of multiple boards across the state. >> Let's get you sworn in. >> Oh, sorry. >> Do you swear to tell the truth, the whole truth, nothing but the truth, so help you God? >> I do. >> All right, you're sworn. >> Make a motion to accept. >> Motion. >> Second. >> All in favor? >> I.
012>> Any opposed? >> I did. >> Please proceed. >> Thank you. Uh Joe, if you would please just uh for the board, we have uh up on the screen now. I just want to confirm for the record, uh this is the plan set that we would mark as applicant's one. This is the plan set that was submitted uh by your office dated February 12th, 2026. Is that correct? >> Yes, that's correct. >> And did you oversee preparation of these plans? >> Yes, I did. >> And if you would please uh starting at sheet C uh 1.0, which I believe is the next sheet. There we go. Um if you could just provide generally for the board, um and I'm sure the board is familiar with this site, so I don't think you need to go
013into too much detail, but just generally for the board, existing conditions relative to the to the target, particularly as it relates to this application, please. >> Sure. So, um as the board is most likely very familiar, this is 45 Central Avenue, uh known as block 70, lot 28.01. Um this property is home to the Target standalone store, as well as multiple other uses on the site, a strip mall, a Marshalls, um and other similar uses. The existing Target is located plan north on the property, and the property itself is um surrounded on three quarters of the sides by existing streets, so plan east is going to be Central Avenue, plan south is going to be the Garden State Parkway, plan west is going to be Gibson Boulevard with uh residential properties beyond that, and plan
014north is going to be uh additional residential properties as well. And the property itself has access only along Central Avenue uh via two um main driveway uh entrances and exits. Um in addition to the driveway access along Central Avenue, the parking on site uh the parking on site existing has a count of 789 spaces, um and there are currently 12 drive-up spaces that have um double-sided um they're kind of like rolling mobile drive-up signs on them, um and they are not currently striped with the loading areas or no parking areas for drive-up um as well. >> Turning then to sheet 2.0 uh which shows those proposed uh some of the proposed existing conditions and the proposed improvements. Can you walk through more specifically what is proposed in terms of the drive-up sort of permanent location,
015please? >> Sure. So, to start we are um taking away the six double-sided mobile signs that are on the left side of the screen where my mouse is. So, we're taking those away, and those are going to remain as standard parking spaces. And then the one parking aisle over it, we are going to be re-striping um 18 standard parking spaces into 12 total drive-up spaces. The reduction from 18 to 12 is due to the addition of the loading aisles between the spaces to allow for um cart deliveries and loading and unloading of the cars themselves. Not only are we proposing these spaces there, we also are proposing some lighting improvements. There is one existing light pole uh between the spaces here that we are kind of um relocating a little bit further planned south just
016to further align within that loading aisle there, as well as keeping in mind that above it there is an existing inlet that we are to remain in place to be protected. And then as well, um, another, uh, light pole as well towards the bottom, kind of bookending the drive-up, um, spaces. These light poles proposed are, um, 27 ft in height to keep with the, um, existing lighting on site to match the existing theme with everything. And then that's the lighting improvements. We are also proposing some signage on site. Um, and the signage we're proposing is we have six double-sided, uh, post and panel signs at the head of each of these spaces on either side. They're going to have the space number and the logo. And, um, those signs are 5 sq ft in area
017and 6 ft in height. Uh, the additional signage we're proposing is two internally illuminated, uh, solar beacons also bookending the spaces, one up here in this loading aisle, one down here in this loading aisle to help identify to pedestrians and drivers accessing the site where the drive-up locations are. And finally, we are proposing an ADA ramp for access here for the personnel from Target to make their way down with the addition of a crosswalk, stop bar, um, and additional, um, stop signage for pedestrians. >> Can you speak a little bit to why the decision was to, uh, to relocate the drive-up stalls to this permanent location, uh, and and the decision around, uh, 12 stalls, uh, how you arrived at that as the appropriate number? >> Sure. So, um, this is a kind of an
018expansion of Target's, um, very very successful in-store pickup program. Customers now have the option of ordering through an app online and having the purchase purchases directly delivered to their vehicle instead of going into the store. Um, we see this all around in retail, restaurants, uh, grocery stores, um, for them to deliver to your car. Um this increases the efficiency, so people aren't wandering the parking lot trying to find the customer for the employees to come out and deliver everything. Allows for quicker delivery times. And it also increases the safety for the customers and the employees. Um the area is clearly marked, so other customers traversing in parking areas recognize the difference and navigate around the area with more awareness. Um also employees can come and go from the area more efficiently and safely. >> And
019I I think you you you sort of alluded to this relative to the um the discussion related to the crosswalk that you're adding um and the curb cut along the drive aisle there. Is that intended to tie into an access point that employees are already presently using in the building? >> Uh yes. So right right over here there is an existing um door that was um handled under a separate application where the team members currently leave the building. And in the current condition, they would come here, cross the street here, deliver the items, and then walk back. In the proposed condition, they would come here, walk along the sidewalk safely through the crosswalk, and then down to the spaces here. >> Um and you you spoke a little bit about this relative to the um
020the kind of operation of the uh the the drive-up program itself. Can you just give a little more detail around sort of how that's managed, particularly uh from the Target employees' perspective, and how that um uh the app, etc., works in order to control access to the site, use uh those spaces, etc.? >> Sure. So the the app itself is um it's it'd be on your phone as the uh pedestrian or the um user of the app, and you would order through the app online what you'd want to order, and then Target would um let you know when your order was ready for pickup for you to go to the store and pick it up. Um and then they would give you a time window of when you should be able to go and pick
021it up. Target has the ability within this app to a kind of stagger those delivery windows, so that way everyone is not coming to the spaces at once and it's a mishmash there for lack of a better word. Um but they're able to space that out and provide uh better pick up windows for patrons to come. They get go into the the space that they're identified at. They click on the app that they are there. The employee gets notification. They come out, put the items in the car, and then you're on your merry way. >> And are the hours of operations for the drive-up consistent with the hours of operation for the store? >> Uh yes, it's the same hours of operation. >> Uh now, you you did indicate earlier that there are 789 existing
022spaces on site. Um and as a result of this that we're uh we're reducing from 18 existing parking spaces down to 12. So, obviously a reduction of six spaces. Um there was a prior approval uh to allow for the parking in its present configuration um and also at 9 by 18 ft. Can you speak a bit to uh the reduction in parking, the need for that reduction, and whether you have any concerns relative to the loss of six additional spaces? >> Uh sure. So, um I The short answer is no, we don't have any additional concerns regarding the loss of six spaces. So, as you previously stated, um the existing parking on site is 789 spaces. There was a previous approval for 790 spaces on the site. That one space discrepancy was due to just
023some ADA parking from a prior application that was not um matching. So, the existing site on the existing count on site is the 789. We're proposing the 18 spaces be restriped to 12, bringing it down to the 783. Um and with that reduction, again, we don't see any concern with that as there There ample parking on the site. Um and the exchange for the loss in parking increases the customer efficiency of those spaces for customers that would otherwise park in the site, park in the spaces, leave, go into the store for 30 minutes, 45 minutes to an hour, you know, walking around Target. Um they would go into the spaces themselves, get their items through that window, and then be on their merry way. So, it would be a much quicker um turnaround time. Um
024furthermore, Target has found that the drive-up pro- program doesn't necessarily create new customers coming to the store. It would be um an add-on for existing customers to use and increase efficiency for their travels. >> And will the location of these permanent drive-up spaces in any way impact the ADA uh parking spaces currently on site? >> They will not, no. The existing spaces are located off the screen plan east and then around the uh corner of the building as well. So, they they will not impact those. >> And this is not um it's also located in a in a a portion of the parking lot that's not immediately adjacent to the main entrance to the store, is that right? >> Yeah, that's correct. >> Turning then to sheet 3.0, if you would. Uh this has a
025little bit of detail relative to the drive-up um striping details and the signage. If we can walk through and and you did testify a bit to the signs earlier, if you could just sort of walk the board through those proposed signs in more detail, please. >> Sure. So, um as I previously stated, we have the two types of proposed signs on um the scope of work. So, the sign on the left is going to be the double-sided um directional sign. On either side of it, it's going to have this drive-up logo with the number of whatever space it is that you would identify on the app that you're pulling up to and parking in space 1 2 3 4 or 5, and the area for these um signs on both sides of it is 5
026sq ft in area. These signs are 6 ft in height. Um and back to the area while the area being 5 sq. ft um in area per the ordinance as well for directional signage, it is a maximum of 3 sq. ft in area. So, that's one of the variances that we would be requesting for. Um additionally, the sign on the right is the um solar-powered beacon that kind of bookends the uh drive-up areas. These beacons are 12-ft in height and the associated sign area is included to just the drive-up logo here and the car logo there for an area of 4 sq. ft. So, again, that 4 sq. ft uh being greater than the 3 sq. ft uh per the ordinance. These are also uh solar-powered beacons. They have the solar panel on top. These
027are purely um placed in their configuration. No direct power stored to and from the building. Powered solely by the um by the solar panel itself. >> So, the those beacons that you're just talking about, those do have an internal illumination component. It's not the entire um pole. Is that correct? >> Yes, it's a it's not the entire pole. It would be just the drive-up terms, the white drive-up words, and then the um the car in the white on top. >> And the post and panel signs, the signs to the left uh that indicate the stall locations, are those illuminated? >> Those are not illuminated, no. >> Does the height uh or location of those beacons in any way impact lighting on site or security uh cameras, etc. on site in the parking lot? >> Um
028no, when I'm putting together this location plan, Target also takes into account the location of the security cameras on site. So, the beacons are placed in such a way that they are small enough that they won't impact these Excuse me, the security views and um the camera angles can also be adjusted as needed once they're installed. >> Uh now, you indicated that these are these beacons in particular are somewhat self-contained. There's no um no additional electricity, for example, that needs to be run anywhere else on site. Is that correct? >> That's correct. Yes. >> And are there any changes or modifications to the building, the interior of the building, that are necessary in order to operate the beacons? >> Nope, no changes to the interior of the building. >> Now, you did note that we
029were relocating one of the existing light poles on site and adding a second, and that those are proposed to be 27 ft in height. Whereas the ordinance, I believe, allows for 20-ft tall light poles. Are these light poles consistent with the other poles that are already on site? >> Yes, they're they'd be consistent with what's on site. The intent is to match across the board what's existing. >> Okay. And we did receive review letters from Township consultants. Were there any items in the review letters that needed to be addressed or modified relative to the plans as submitted? >> No, we received our review letters from Mr. O'Connor, as well as two letters from the fire official, Mr. Saracino, and the um uh the police department from Detective Webber, and we take no issue with the
030comments in these letters. >> I don't have any further questions. We're certainly happy to answer any questions that the board might have. >> So, the customer doesn't go into the store anymore. He just drives up and he's there. >> That's correct. >> Does the app brewery text, I guess, the number stall he's in and they come out to the car for him? >> Yeah, the the app would tell you. >> Um do you know what the time for a pickup versus actual time they would have spent in a store, roughly, would be? >> I believe the average turnaround time from Target across the the nation was about 2 minutes from point of when they're in the in the stall itself on the app. They come out and get their items and go. I don't have
031the data for the average trip in the store handy, but I mean I mean myself personally, I spent quite a bit of time in Target more than 2 minutes. >> Um I guess the the next question would be do you know the percentage of cuz that's a very nice turnaround time turning around the parking? Uh do you know the percentage of shoppers that are turning to this app app yet or >> Roughly. I don't have that knowledge off the top of my head now. >> Okay. Um but overall you mentioned earlier that Tom Target has been successful uh with the home delivery um mimicking other big businesses. That certainly reduced the number of spots that you required or need to run the store efficiently. Would you agree with that or >> Yes. >> If anyone
032else on the board have any questions or comments? >> Yes. Um will be will there be any other signage outside of this area directing drivers towards this area so they could find it easily? >> Uh outside of this area, no. It's limited to the the the area of the spaces themselves. >> Is there a will it be visually easy to spot when driving down the the central area? Okay. >> Yeah. There again, they're they're about 12 ft in height. So during the day, they're bright red. You can see them at night, the internal illumination helps as well. >> Understood. Thank you. >> Overall the way business is operating now, I see this is a highly approvable application. Um as such, I make a motion to approve this application. Do I have a second? >> Second.
033>> All in take roll call. Mike, yes. Sorry. >> Okay. Mayor Albanese? >> Yes. >> Councilman Minetti? >> Yes. >> Mr. Koch? >> Yes. >> Mr. Altman? >> Yes. >> Mr. Greb? >> Yes. >> Mr. Grankowski? >> Yes. >> Mr. Garsner? >> Yes. >> Mr. Cecil? >> Yes. >> Application approved. Thank you everybody and again appreciate your willingness to shift things around for me this evening. >> Thank you. Okay, moving back to the agenda, new business. >> Um Mr. President, I did confirm that that individual that's requesting the evaluation for the designation area of a need of non-condemnation owns all the properties but does not have a plan at this point. >> Okay. Back to new business. I was wondering if we could have our planner provide the board a summary of the affordable housing
034applications to date include information such as variance requested given parking type required parking type given um using this information to then re-evaluate the zoning or ordinances to see if any tweak should be made. Some of my concerns are that it came out at one of the last meetings that we don't have a requirement for the commercial space that is being required to be put into the properties as they're developed. A lot of the developers as was brought up by our public earlier was that parking um lot of the experts come forward and say it's street parking. We're going to have a number of developments in Westville Avenue and um we maybe should be getting a little more in-depth review of the parking requirements. Um just some thoughts I was having. Anyone else on the board
035have any thoughts or comments on similar request? >> I agree with you. I think that we need to have a little more idea of what's going on. There's a lot of stuff going on and I don't think we're I don't think I think knowing and seeing everything in front of us would be much more helpful. >> Yeah, I I can agree too. I think seeing a lot of this stuff in front of us would be a good thing to have and just knowing what's going on and even re-evaluating some of it and seeing if there's anything we want to put before council for changes in ordinances or so forth to make our lives easier. >> Mayor, how would we go about getting our planner to do that if possible? >> Um let me look into
036it. I mean, I don't know if the attorney has any um opinions on how we would go about that. I know that parking is a concern. We don't have parking lots there. >> I think someone should just call Paul and ask him to put together a little chart. >> Right. As >> Okay, we'll do that. >> started this, there was that was a big deal with lot We had the one applicant in front of us who didn't have parking at all for and he said, "Oh, there's street parking." And I'm like, "Yeah, right now there is." But we're in the I'm It is. I'm I'm just being Sorry. Uh I just remember an applicant coming in front of us many years ago who had no idea he had a he had a business, but he
037was going to make Oh, he kept saying, "Oh, there's street parking." And I said, "Right now there is, but that's going to change with all the development going on there." So, yeah, I think knowing what what we can do and can't do will be helpful to the citizens of this town and people that go to shop that around there. >> Yeah, and there's street parking, too. And it's that road you can't park when it's snow covered. Like, we don't have snow all the time, but it's a big thing. Like, if we have snowstorms like we did this year, we had heavy machinery in there to clear Westfield Avenue. Like, where would the cars park? So, it's important to look into. >> Well, during those instances, we have areas that are designated uh during the snow
038so that it can get picked up. >> I just add um I think that it's a important point being made by Mr. Kotch because while these developers come up and they they do their traffic studies and their traffic plans, I don't Is Is there any oversight on all of these projects going on at the same time where right? >> Right. Sounds like the board would like something like that. Moving on to old business. >> Before we do that, I just want to mention that on Monday night May 4th this past Monday a new board member was appointed to the planning board to fill the open alternate position Paul Longhi. So he'll be here at the next meeting. >> Welcome and abstention. Old business many I think those two big excavators sitting in the old A&P
039parking lot are rusting. Is any development on that property? As far as taking it down and moving forward. >> No. Um My belief they are buying additional properties. So I don't know what's going to happen at this point. >> Okay. Anybody else have any comments questions? >> Oh and let me let me just say as far as I know they never closed on the bank. That's one one of the sore points. >> Well if they never get the bank property that reverts back to the old approved approval for that property. >> Possibly. >> Okay. >> I mean right now it's open. I think they just put that equipment back there. I it was removed and now the the equipment's back. Demolition equipment. >> The current approval for that property did not include the bank property.
040>> That's what I mean. >> Right. >> It will if the if they don't acquire the bank property then it would revert back to the prior approval. That's all I'm saying. Not originally. >> Your redevelopment plan did but the initial proposal did not. Um the applicant is looking at additional properties in the area. >> Okay. Our next meeting is June 4th, followed by July 9th and August 6th. I invite I make a motion to adjourn the meeting. Do I have a second? >> Second. >> All in favor? I was Bill. All in favor? Any opposed? Thank you for coming out tonight. >> Mhm.