Hunterdon County Agriculture Development Board Meeting Special Meeting October 29, 2020 @ 7:00 pm 314 Route 12 County Complex Building #1 | Assembly Room Flemington, New Jersey
Members in Attendance: CADB Staff Present: Dave Bond-Chair Shana Taylor, Esq. County Counsel Bob Hoffman-Vice Chair Aaron Culton, Esq., Asst County Counsel Susan Blew Bob Hornby, CADB Administrator Ted Harwick David Kyle Forest Locandro Gerry Lyness Liz Schmid – Via Phone John Perehinys Megan Muehlbauer
This meeting is being held indoor at the regular advertised time and location. Masks are mandatory according to County and State COVID-19 policy. There is an option of attending telephonically at (877) 658-5107. When prompted for a passcode, enter 444103 then press #. Out of consideration for others, please mute your phone unless you are speaking. Please contact Bob Hornby at [email protected] or (908) 788-1490 with any questions or concerns
Open Public Meeting Act:
Chairman Dave Bond opened the meeting at 7:00 p.m. and read the Open Public Meeting Act: "This meeting is being held in accordance with the provisions of the Open Public Meeting Act. Adequate notice has been provided by prominently posting and maintaining so posted throughout the year on the first floor of the County Administration Building, Main St., Flemington, New Jersey a public place reserved for such announcements, and by mailing on or before January 16, 2020, to The Hunterdon Democrat, Star Ledger, The Trenton Times, The Courier News and The Express Times newspapers, and TAP Into it newspaper and designated by the Hunterdon County Agriculture Development Board to receive such notices, and by filing with the Hunterdon County Clerk a schedule of the times and dates of such meetings."
Pledge of Allegiance:
Roll Call: Absent – Marc Phillips; Forest Locandro arrived at 7:10 pm, John Perehinys arrived at 7:30 pm.
Right To Farm Matters: • SSAMP Hearing - o Beneduce Vineyards (Alexandria Block 21 Lot 41.31) – County Counsel, Shana Taylor asked the board for a MOTION to re-open the Right to Farm SSAMP hearing. She reminded the board that at a prior meeting the board re-certified Beneduce as a commercial farm. Bob Hoffman made a MOTION to re-open the hearing, Liz Schmid SECONDED. Shana call for a roll call vote
1 | Page
ROLL CALL MOVED SECONDED AYES NAYS ABSTAIN ABSENT Dave Bond, Chair X Robert Hoffman X X Jr., Vice Chair Susan Blew X Marc Phillips X John Perehinys X Gerry Lyness X Dave Kyle X Liz Schmid X X Ted Harwick X Forest Locandro X
7 IN FAVOR, NONE OPPOSED
o Shana turned the hearing over to Assistant County Counsel Aaron Culton to lay the ground rules for the hearing. Aaron stated that the hearing has been properly noticed by the attorney for the applicant. There is a large crowd present. The board previously determined that Beneduce Vineyards is a Commercial Farm and has the right to bring a Site-Specific Agricultural Management Practice (SSAMP) application before the board. Aaron requested that callers please keep the chatter to a minimum. The hearing is being recorded and may be transcribed; it will be very difficult to hear if there are people talking over each other. The applicant will present their testimony first. Counsel for Alexandria Twp. will present her testimony at a later date. Aaron turned the hearing over to Nicole Voigt to commence with the application before the board and to explain to the board the relief the applicant is seeking under the Right to Farm. Bob stated that Forest Locandro is now present. o Nicole Voigt introduced herself as the attorney for Beneduce Vineyards. She stated that Beneduce Vineyards is located at 1 Jeremiah Lane Pittstown, NJ, in Alexandria Twp. Block 21 Lot 41.31. It is in the Airport Business and Agricultural Residential zone and is not a Preserved Farm. They have 51 acres; 2 acres are dedicated to a farmhouse. On the remaining acres they grow grapes for wine. They engage in Agritourism, they manufacture, bottle and sell their wine on site. Their activities occur under the On Farm Direct Marketing Agricultural Management Practice (OFDMAMP) they include marketing, events and activities. They are here tonight for Use Approval and Site Approval. Use Approval is for the right to continue with their events and activities. Site Specific Approval requests the site plan be approved pursuant to the right of this board to take jurisdiction over the site plan under the On Farm Direct Marketing Agricultural Management Practice. They re- noticed the meeting in September to reflect they added the request for relief of approval of the site plan. The public was advised they could review the application and exhibits. o Beneduce Vineyards sells wine directly to its consumers thru marketing, events, and activities, these include; Wine Tastings, consumers purchasing wine, enjoying on the farm, picnic or prepared meal, tours, and “Group Therapy” which is music night. Also has wine tastings at the wine bar that can be at an open hour or a public event. Beneduce has invested in this facility to host events and activities under the protection of the On Farm Direct 2 | Page
Marketing Agricultural Management Practice. Beneduce has been very careful not to deviate from the OFDMAMP standards. For years those standards have been the vineyards planning goalposts. o In May of 2019 they received a letter from Alexandria Township advising them they have received a complaint(s) about noise, hosting weddings, not complying with use variance, and offered the option come before the CADB for a SSAMP. Beneduce made this application in May of 2019. Beneduce is seeking approval for amplified music nights, they are permissible as per the OFDMAMP and whether the cover charge meets the definition of proportionality test relative to the sale of wine. They were asked to confirm the presence of Catering or Food trucks, there is usually 1 food truck on site, is this permissible under the OFDMAMP or does it require a use variance? After they submitted the application, they sat down with the township many times. All on the record supplied to the board. Township asked questions about a site plan. Mr. Beneduce offered to pay for the township engineer and planner to come to the site and review it. This occurred in October of 2019. Mr. Beneduce has retained and will provide expert testimony from his Planner, Traffic Engineer, Noise Engineer & Site Plan Engineer. The reports were submitted to the township. The Township sent reports back, issues still remain. In their opinion, the township far exceeds the jurisdiction of any township under the Right to Farm Act. They have determined that to forward a Site Plan to the Township is be unproductive, they feel the township has continued to seek new ways to curtail activity on the farm. She is asking the board to approve the Site Plan under the OFDMAMP. o Mr. Beneduce will describe events and activities. When Mr. Beneduce received the letter from the Township, he discontinued weddings. Weddings were a minor part of the activities. There is a Special Events consideration for the board to consider. People are allowed to come to the farm, bring their own food, buy and drink wine. Go on a tour. People might show up when it’s someone’s birthday, anniversary, etc., and bring their own food and balloons. Is that considered a Special Event? There is no additional revenue going to the vineyard. They are asking for approval of Public events, private events, including Music nights. Asking for approval of the food truck that will be there to offer people food on music nights. Asking for approval of the Site Plan. Which falls under the jurisdiction of OFDMAMP. o Nicole called Michael Beneduce to the stand; he was sworn in by Aaron Culton. Mr. Beneduce introduced himself and stated he is a winemaker and co-owner of the vineyard. He gave background information as to his family and how they came to Alexandria Twp. Father owns and operates a Garden Center in Morris County, needed room to expand the operation and found the property in Alexandria Twp. 2000, built greenhouses on an acre of the property, still in use. Needed to find something else to do with the property for income, decided on starting a vineyard. Went to Cornell University, started planting the vineyard in 2009 had their first harvest in 2011. Opened up in 2012. The farm started out large, through the years it went down to 51 acres. They are not a “For Show” winery, those are wineries that grow a minimum of 3 acres and then put a large catering hall on the property. They have 22 acres of grapes; they have been consistently adding more acres of grapes every year. They are now at the limit of what they can grow. For the last three years 83% of the gross revenue is directly from the sale of wine. All other activities account for less than 15% of the gross revenue. Use 95% state grown grapes to make their wine. His opinion is that if the township doesn’t allow the kind of business that he has, they are going to lose farmers and the land that goes with it. Thanked the board for attending the hearing, knows they are all volunteers. Is more than willing to answer any questions.
3 | Page
o Ms. Voigt asked Mr. Beneduce how may verities of grapes he grows? 10. All wine is produced on site? Yes. And bottled? Yes. What type of license does he have? He holds a winery license, 22 acres of grapes, last year bottled 13 different varieties of wine. That changes year to year. What percentage of grapes grown on the property goes into the wine? 95%. With new fields coming into production he expects 100%. Ms. Voigt requested to enter slide show as exhibits: o Exhibit B1, Aerial Map, location of vines and greenhouses. vineyard lots labeled A – E and blocks by type of wine. She asked Mr. Beneduce what the use adjacent to the vineyard, Sky Manor Airport open 24/7, another property is zoned for light manufacturing, there is a landscaper, warehouse. o Exhibit B2 Aerial Map, location of Vines, Winery and Property Boundary. Property abuts Shy Creek Subdivision, has a 100 ft. buffer, has spruce and pine trees planted in the buffer. o Exhibit B3 Aerial Photo Bandstand and Circular Tables. o Exhibit B4 2019-2020 Plenary Winery License. o Exhibit B5 Certificate of Occupancy, Office and Bathrooms. o Exhibit B6 Annual Fire Safety Inspection Certificate. o Exhibit B7 Certificate of Occupancy Winery and Tasting Room. o Exhibit B8 Life Hazard Use Certificate, Specifically for the Wine Tasting Room. o Exhibit B9 Hunterdon County Health Department Risk-Based Inspection Report. o Exhibit B10 Hunterdon County Health Department Sanitary Inspection Report. o Exhibit B11 Alexandria Township Retail Food License. o Exhibit B12 Alexandria Township Fire Safety Permit for the Oasis. o Exhibit B13 River-Friendly Farm Certificate. o Exhibit B14 Hunterdon County Health Department Sanitary Inspection Report for Cone Appetit. o Exhibit B15 Alexandria Township Retail Food license for Cone Appetit. She paused the slide show. o Ms. Voigt asked Mr. Beneduce to describe how the wine was sold to the consumers. Customers come to the farm, they have a tasting to see which ones they like, then they either buy a glass or a bottle to drink there and/or to take home. She asked if they give tours. Mr. Beneduce stated that on the weekends they give tours. What is the educational aspect of the tour? It is set up so that the customer and see the wine making process. Mr. Beneduce is the Planner behind this Marketing Strategy? Yes. What did you use as your benchmark for your Marketing Plan? Read through the OFDMAMP. Did you develop the site with reliance on the OFDMAMP? Yes. Expectations were that you would be able to engage in the Marketing as described in the AMP? Yes. Including for Live Entertainment? Yes. And Parking? Yes. And with reliance on this you planted more fields of grapes to expand production? Yes. Installed more bathrooms, in accordance with the Engineer’s Septic Plan? Yes. Installed a patio and adapted a Greenhouse as an event facility and acquired fire safety standards? Yes. Described Fee Structure for Music Night, or any event, relative to income from wine. Once he heard from the township, they met with Jim Pauch, the Zoning Officer at the time, he walked the property, they explained the business plan and what they were planning to do and he said it was like all the other wineries in NJ and there was no reason to go before the zoning board. In an Agricultural Business, in an Agricultural Zone, so they got the go ahead from him, that’s why they started growing the business. Enjoyed a good relationship with the township until last year. o Back to the Fee Structure, asked her to repeat the question. Does your Fee Structure rely on the OFDMAMP criteria? Yes, always make sure our actives meet the proportionality
4 | Page
test, 83% of the revenue comes directly from the sale of wine, tasting, consumed on the farm and taken home. Do you charge admission fees for your events? No, prior to COVID, they would charge $10 per/person for Saturday Night events, Sundays were free. Don’t really know what’s going to happen after COVID. Always make sure entrance fees/cover charge are minimal compared to the revenue from the sale of wine. They don’t make money on the events, it’s to draw public to the farm. If they break even it’s a good year. There is a lot of extra costs to have these events, they don’t want to increase the price of the wine, they don’t want to have people that come on a Wednesday to have to incur the cost, that’s why the cover charge. They have become a popular destination. In your application you stated that the gross income generated from private/public events was 15% of annual gross income and not net income, is that still true? Yes, it is less than 15% now. Why does it not account for any of the net income? All of the extra costs, security, bands, sound technician etc. come from the Cover Charge. o Agricultural practices are exempt from state noise standards, but he says he complies with those standards? Yes, want to stay on good terms with neighbors, so they voluntarily comply with state noise standards. Those standards say they must stop music at 10:00 pm they chose to stop it at 9:00 pm. In terms of Private Wine Tastings what is the fee schedule for that? They charge a per-person fee, that includes the wine tasting plus they get a glass to take home, and a dedicated server, this was all pre-COVID. o During a private event, what are the food options? They can bring their own food, if they want it catered, they must use one of the Vineyards three group caterers, they are already vetted and insured. People work directly with the caterers; they just provide a list to choose from. Not providing additional services other than tasting and space? Correct. In terms of Private Events that are being scheduled, do you have options for people to select from if they want a wine tasting and/or tour for a Milestone that they or the business might be hosting? Will book a wine tasting or whatever they want, it doesn’t matter if it’s a milestone event or just a private wine tasting/tour. During discussions with the township you were asked to count how many of these milestone events there might be? No, because when they book it, you don’t know if it’s for a birthday or just a night out. Do you sell event planning services? No. Do you sell packages of services for different types of events? No. Do you charge for decorations or change decorations for different events? No. Do you have waiters to serve the food? No, they don’t touch or handle food in any way, if they are using one of the caterers, the caterer’s supply wait staff, they set it up, serve it, and clean up. Is there any difference in your marketing offerings between a private wine tasting where someone may be celebrating a milestone and private event for which they are not? No. o Your marketing events and activities occur in the Airport Business District? Yes. What proximity is this to the Airport? It is adjacent to the commercial airport. In respect to your farm, what events such as music night are in proximity to the airport? All the activities are located within the Airport Business District. Do you hear aircraft in that area of the farm? Yes, all the time. o Can you discuss some of the measures you have taken with respect to traffic coming in and out of the farm? Google maps was telling people to come through the residential area to the farm. They worked with Google to move the pin and directs them to county roads until you get to Jeremiah Lane. Working with Google maps has changed the directions to the farm? Yes. After every music night they have a flagger directing traffic away from the residential area. o What is the TODS program? It is a Tourist Oriented Directional Signage Program; it is a State program that allows them to put up signs and directs people to stay on county roads.
5 | Page
Hunterdon County does not work with the TODS program, they have been working with members of the country administration to allow farms and other business to use the TODS program. It got approved last year, it will help direct traffic to stay on county roads rather than local/back roads. o Respect to sound levels you have already testified that you voluntarily comply with noise level standards, can you elaborate on that? We hire Cover Bands, but we control the volume, we have a sound technician at music nights that knows the equipment and can keep a proper balance. Also control master volume to comply with standards, also has staff that has a handheld decibel reader that checks the sound levels. All the sound levels are below or at State compliance levels. o Regarding alcohol, what safety measures do you have on hand? Staff has extensive training before they serve alcohol, they also use “TIPS” online training course that helps them identify when someone has had too much to drink. All bartenders must be “TIPS” certified before they can serve alcohol. In May of 2019 there was a complaint to the Township about a drunk driving incident? Yes, a person from a private event left the farm around 4:00 pm on a Sunday, drove to the residential area and pulled over and fell asleep, the police were called. The vineyard had no knowledge of what transpired. They cooperated fully with the police and the residential homeowner’s association. Licensing board paid a surprise visit. Found no violations. o Ms. Voigt stated she did an OPRA request and found 2 complaints against the vineyard, but they were for the same incident. It wasn’t long after that incident that Mr. Beneduce received the letter from Alexandria Township requesting zoning approval or come this board, correct? Yes. After you filled out the application before this board and sitting down with Alexandria Township and discussing the application with them, they had questions with respect to the site. o What professionals have you obtained in order to resolve site issues? An attorney with Right to Farm Specialty, a Traffic Consultant/Engineer, Septic Engineer, Acoustical Engineer who took readings around the site on music night, came back for a surprise visit the next music night, compared the readings, and found all were consistent and within state limits. Did the Sound Engineer have any recommendations? Yes, he suggested a new decibel reader that was more accurate. He also suggested angling the speakers down a little more. o Is background music is expressly listed in the On Farm Direct Marketing AMP? Correct, it’s the first example they provide. As a condition of Music Night approved by this board as an Agricultural Management Practice, you are willing to comply with all your Sound Engineer’s recommendations. Yes. You are willing comply with all state noise standards voluntarily as a condition of approval of Music Night as an On Farm Direct Marketing Practice? Yes. o You are willing to comply with Traffic Engineer’s recommendations as to flow of traffic etc.? Yes. Have you ever had a problem with emergency access to the farm? No. On a quiet day, rainy and cold, and are open to the public, what would be considered a bad day? Today was cold and raining, so we had 0 customers. On an average day? Maybe 50 to 100 people. Do Music Nights attract larger crowds? Of course. What are the hours of operation on Music Nights? Saturday Evening 6:00 to 9:00 pm. Sunday afternoon 2:00 to 5:00 pm. Is there a difference between the Sunday and the Saturday music? Saturday is usually a 3 or 4-person band, Sunday is usually acoustic, softer music.
6 | Page
o In terms of people coming to buy wine, what are your hours of operation? Currently Wednesday, Thursday and Sunday, Noon to 6:00 pm. Friday and Saturday Noon to 8:00 pm. o Do you host Music Night year-round? Yes. When are they outside? Generally, when weather permits, usually April 1st to October 31st. The rest of the year, when weather does not permit, where is the background music during public open wine tasting? The Oasis. What is the capacity of the Oasis? Has a capacity of about 250 by fire code. Never had more than 150 people in there because of seating and comfort. You move the event outside, weather permitting, April to October? Yes. How many nights a week to you have an outdoor music event during your seasonal time? Only Saturday nights. What would you say is regular attendance? For a Saturday event attendance is 300 – 350. Do you have events during the year that exceed that number? Yes, 10 times a year, sometimes exceeds 400 people. o You hired your own professionals and paid for the township experts to come out? Yes. More than a year after your application was submitted and amended, you were approached by a neighbor who gave you a survey, can you describe the survey? A survey was sent by the township with a return envelope, they were numbered, about 300 were sent, with questions about if Beneduce Vineyards was negatively impacting their ability to enjoy their property. o Exhibit B16. Survey and completed surveys sent back to Alexandria Township. o Ms. Voigt asked Mr. Beneduce what kinds of questions were asked. Do you believe that the sound coming from outdoor music/live events conducted at Beneduce Vineyards interferes with your ability to enjoy your deck or back yard? Have you been Negatively impacted as a result of traffic coming in and out of Beneduce Vineyards? In your opinion, are there particular days during the week when traffic entering and exiting Beneduce Vineyards is worse than others? Do you think Beneduce Vineyards needs to improve traffic flow/make safety improvements with respect to vehicles entering or exiting their establishment? Would you like to see one weekend per month where no live music/events are performed or held at Beneduce Vineyards? List any other comments. o So, the township was seeking complaints after going through the entire site plan process and negotiations for over a year? That’s how he interprets it. Have you read every one of these surveys? Yes, I have. Can you tell me valuable information you obtained from these surveys? Most were supportive of the farm, increased property value, a gathering place to celebrate life events etc. Started this as a community-based business, never wanted to be a detriment to the community. After reading these surveys, he is proud of what he has built. o Sharon Dragan, Attorney for Alexandria Township objected to the line of questioning. The surveys were sent out to get a general opinion on the Vineyard, they were all done anonymously, they were not signed, so there is no one to cross examine. There were some where we didn’t even know where they lived. There were some that were very negative. She thinks the board should disregard this part of the presentation. o Ms. Voigt stated that the surveys speak for themselves, they did not create them, the township did, and did not notify them they were doing this. Sharon said they could conduct a survey; it wasn’t done to try to “get you”. It was done to get an idea of whether there was a complaint. Ms. Voigt stated that the surveys were done to see if there was a complaint, per Township Counsel. o Board Member Susan Blew stated that Ms. Dragan was wrong when she stated no one had signed the surveys, several people did. Ms. Dragan apologized; she didn’t recall that any
7 | Page
were signed. County Counsel acknowledged Ms. Dragan’s objection. Said they were moving on. o Ms. Voigt stated that when they noticed this hearing, they sent out 45 – 50 notices, the surveys were sent 300 people. Said she has no other questions for Mr. Beneduce. o Ms. Dragan wanted to ask a couple questions. She asked if there could be more than one event in the Oasis at one time? The Oasis can hold 2 events if they are smaller wine tastings. Ms. Dragan then referred to material she pulled from the Vineyards website. o Exhibit T1, Private Events. Mr. Beneduce said it’s slightly outdated. If you were to get board approval, would you be willing to limit the number of food trucks per event? Yes. No more questions from Sharon. Aaron asked if any board member had any questions. o Board Member Ted Harwick asked a question about Exhibit B4 Plenary Winery License. He questioned the word “Wholesale”. That is our Plenary Winery License, they have wholesale privilege, which means if they ever wanted to sell their wine to a restaurant directly, they would be able to do so. Do you have a license to sell privately? The Winery license itself allows them to sell privately. We don’t sell wholesale, we sell 99.8% retail, must have that margin. Ms. Voigt added that the regulation is NJSA 33110 Subset 2A The Plenary Winery License, it set forth permissions the winery already has for these types sales and includes an Outlet Auction many of these types of farms are now doing. Ms. Voigt asked Mr. Beneduce to describe the Outlets he uses. Allows them to set up a retail space in a BYOB restaurant a place that doesn’t have a liquor license, set up a little wine fridge, train their staff and sell the wine. How many outlets are you allowed to have? 15, we have 3, accounts for 2-3% of sales. What percentage of income are from on farm retail sales? 98%. o Board Member Dave Kyle had a question about Exhibit B1 Aerial Map, he asked where on this slide the where the stage is located. Mr. Beneduce described where it was, it is the furthest area from the residents. o Ms. Voigt next called Gary Dean of Dolan & Dean Engineering. Mr. Dean was sworn in. Ms. Voigt asked him to describe his qualifications and expertise. Has a BS in Civil Engineering, currently licensed as a Professional Engineer in NJ and several other states. As a Civil Engineer has been exclusively in the area of Traffic Engineering and in that capacity represents private interests as well as many municipalities, surveying for planning and zoning boards, also represented a number of farms throughout the state. Had attended events at Beneduce Vineyards prior to working with him. His opinion is that it is a very safe and controlled environment in terms of traffic and parking and general organization. Ms. Voigt asked Counsel if he was accepted as an expert? Yes. o Mr. Dean stated that they were contracted by Mr. Beneduce earlier this year because of the concerns of the township. In that regard, visited the premises, had several field inspections, to measure various roadways, aisles, and review the current degree of signage & control that is used for special events. The access points are of suitable width, in fact they are wider than the road leading up to it, permits safe movement of traffic. The nature of events is unidirectional, the internal roadways and aisles can readily support two-way traffic. o In review of the signage, particularly to prevent traffic from going through the residential area, made several recommendations. Size, dimension, and height, things that would conform to state DOT standards. Referred to Exhibit B3, Aerial Photo, described area behind the tasting room that is used for overflow parking. Recommends a higher visibility of markings for parking. In the area where music events are held, has prepared an Event Management Plan that depicts the general locale and orientation of parking. Estimated 277 vehicles can park in the areas that he described for these events. Traffic flow is
8 | Page
counterclockwise. The flow is on the outside of the performance area, or where people congregate. People can walk freely into the area without concern for traffic. Current operation well-conceived and should continue with his recommendations. Feels it is a safe environment. Counsel asked if there was a better depiction of what he described. o Exhibit B17 Traffic Management Plan. o Exhibit B18 Traffic Safety Evaluation & Event Management Plan. Ms. Voigt had some questions concerning ADA parking, received an email from the township engineer, one of the areas of disagreement was whether areas of ADA accessible parking need to be paved or are the existing spaces adequate. Email sent to Ms. Voigt from Mr. Dean under the 2010 ADA regulations that the area needs to be stable, firm and slip resistant. ADA regulations define a stable surface as something that resists movement while a firm surface is something that resists deformation with applied force, accessible surface as something that remains unchanged by external forces or materials. If surface is compacted with stone dust or pea gravel, it does not have to be paved. Is this your opinion tonight of the law and this site. Yes. What counsel has just stated is directly from the Department of Justice and the ADA 2010 regulations. No requirement that they be paved. Requirements for handicap parking is a ratio of how may parking spots are on the property. o County Counsel asked if that was shared with the township and can he discuss his interpretation of their response. What they are interested in is the outcome of the plan that was agreed upon by the township and the applicant. There is no engineer on the board, they are not going to be able to make site plan review determinations, given the fact that you have given testimony that you have given a defacto site plan review with the township. Where are you in agreement and where are in in disagreement with the items before them. o Ms. Voigt commented that there are no engineers on the Zoning Board either. She feels the OFDMAMP gives this board jurisdiction over the site plan. o County Counsel is just looking to get at something the board can determine. Hearing is getting off track. They want to hear what the townships position is vs. what the applicant’s position is, and then they will decide if they will approve the site plan as requested or remand it back to the township for site plan approval. The OFDMAMP does not provide an obligation for the board to provide site plan approval for applicants. If it becomes too complex it is remanded back to the municipality. Trying to get to whether they are going to say to give it back to the municipality for full site plan review, are there certain issues they can determine or can they determine all issues. o Ms. Voigt stated there was a request by the township that the apron of the driveway at the point it entered Jeremiah Lane be paved. Mr. Beneduce is willing to comply with that request. Traffic Management Plan will be updated to reflect this. There was a request that the sanitary disposal field be marked so there was no parking on it during events. This will be added to the Traffic Management Plan. A request that the parking spaces be delineated within the areas of sod devoted to parking. The township questioned whether the gravel lane ways are adequately stable. She asked Mr. Dean if the lane ways are adequate, Yes, they are suitable for the types of activity and types of vehicles, whether they are farm vehicles or passenger cars. o The township also requested an additional crosswalk from the patio to the tasting room as there is currently one from the Oasis to the patio, this has been addressed. Do you believe an additional crosswalk should be in that area? No. The area between the Oasis and the tasting room is unencumbered by traffic. The township has suggested that the capacity of lawn area, patio, Oasis and tasting room be added together to determine the number of
9 | Page
parking spaces needed. Does the capacity dictate the parking or does the parking dictate the capacity? o Mr. Dean commented that the municipality has an Ordinance on parking ratios. This is an outdoor congregation area; it does not follow normal standards for how many people can fit. There is no use in the Alexandria Township Land Use that relates to the Beneduce operation. The nearest he could find was either an athletic facility or a recreational field. He is well below, in his opinion, the municipal ordinance for parking. Is it your opinion the conditions are met by this plan? Has read the OFDMAMP and yes, those standards are met. In terms of the AMP, it provides for events for more than the regular attendance, the facility can develop an Events Management Plan to cover things such as traffic, sanitary facilities, and emergency management. You participated in the preparation of the plan? Yes. That plan would be used not only for events that exceed the capacity but would be offered to the township as per the AMP, that plan would be used even when attendance is less when there is live background music occurring. Mr. Beneduce has agreed to do this. Mr. Dean said that he finds that a reasonable offer on Mr. Beneduce part. o Exhibit B19 Parking Areas, Permanent Parking Lot o Exhibit B20 Traffic Signage, No Left Turn and One-Way Signs at Driveway Exit o Exhibit B21 Traffic Signage Speed Limit 10 MPH o Exhibit B22 Traffic Signage Keep Right Driveway Sign o Exhibit B23 Traffic Signage Pedestrian Crosswalk and Stop Sign (entering) o Exhibit B24 Parking Areas Temporary Overflow Rear Lot 1. o County Counsel stated she wanted stay on the traffic study. Due to time constraints, she would like to hear from the Municipality. Ms. Dragan stated that she doesn’t have any questions for Mr. Dean, she would like to have the township engineer, comment. They’ve already been through the plan they provided; they’ve made responses to that. They are on agreement on many things, some things they are not. Some things the township would approve if conditions were met. o Aaron swore in township engineer Tom Decker of Van Cleef Engineering. o Chairman Bond stated that they are not talking to a Planning Board, you are talking to a group of people representing the farming community, they are there to decide if the production falls under the Right to Farm Act. County Counsel stated that they want a determination that what they are doing is On Farm Direct Marketing. They are asking for another determination by the board to say that they don’t need to go to the township for site plan approval. You can decide or refer them back to the municipality or you can determine a portion of the applications falls within something that your able to determine. o Ms. Dragan stated that the township does have an engineer on the Land Use Board, both the Planning Board and the Zoning Board function under the Land Use Board. The standards are more liberal for farms, so the question is, what’s going on this farm that should be up for more scrutiny due to the amount of people that go to this farm, and how often it’s used. We’ve requested that the engineer and the planner look over this and they have. If you want to send this back to the township ok, but we’re already in agreement on recommendations. o Board Member Gerry Lyness stated they don’t want to hear about what they agree on, but what the conflict is. o Mr. Decker stated he is a Licensed Professional Engineer with Van Cleef Engineering, he is the Alexandria Township Engineer. Items they still have issues with; ADA parking, they agree that if there is a firm surface that that satisfies the requirement, only concern is the ADA spaces need to be striped in accordance with ADA requirements. The problem is how
10 | Page
to accomplish this on gravel. Their comment is to pave the ADA parking spaces and leave the rest gravel. Additional spaces required for overflow parking, Mr. Dean mentioned 277 parking spaces in 10 spaces. They ask that they show that on plan to show the location. They still must abide by slope requirements. Says this is first they are hearing about 750 people in attendance with 277 parking spaces. They need to show that on the plan, where they are, what’s the spacing between them, access, etc. They understand that parking in a field you’re not going to get a precise number. With regards to the surface, need to have a plan to preserve the ground to protect against erosion with cars driving back and forth. Recommends putting in a gravel lane that travels to the overflow parking. With regards to bus parking, if people are getting shuttled in where those buses are going to park. o With regards to the crosswalk, there is already a brick paver crosswalk from the Oasis to the patio. Recommendation was to install one to the main building itself as a safety measure. Mr. Dean doesn’t agree. With regards to improving the driveway, recommendation was to pave the first 25 ft. coming into the site. That prevents the stone from migrating out into the road. o Exhibit T2 Memo from Van Cleef dated March 10, 2020 Mr. Decker went over the items in the memo already discussed. New items discussed started at Item 10. o Ms. Voigt stated that Mr. Beneduce is willing to comply with all comments. She wanted to add a few things. Mr. Beneduce will pave and stripe the ADA parking spaces. He will show the 277 parking spaces. With respect to the stabilization of the aisles for overflow parking, Mr. Beneduce does not want to increase the impervious surface of the site. o Asks for relief from the board of township requirement that the aisles to be converted to gravel. Also asks for relief from installing any more crosswalks. Asked Mr. Decker if the people directing traffic and pedestrians are adequate to address concerns about additional crosswalks? He’s believes so. It was a recommendation. Mr. Beneduce agrees to pave the driveway apron. Addition to the disposal field that needs to be marked off for events. Mr. Beneduce will add to the traffic plan a place for busses to park. Travel ways are one-way and will continue to be. Location where food trucks park will be added to the plan. Asked Mr. Decker if he had any objections to the area where the food trucks will be parked? No. In terms of the number of spaces, is the parking adequate? Yes, if it’s shown on the plan. Just to confirm, they are only asking for relief for the travel ways to be converted to gravel. Is the NJ accessibility code being applied anywhere else on the property? Not sure. Only looked at the ADA parking. Mr. Beneduce stated that all buildings and area are ADA accessible. o Board Member Forest Locandro asked why is this being applied to and agricultural setting? Mr. Decker answered that it’s applied because there are requirements for wheelchair accessibility. It’s to the advantage of the property owner to comply. Ms. Dragan stated that it’s still mandatory to comply with all state and federal ADA requirements. o Board Member Ted Harwick asked does the applicant and the township agree that the number of parking spaces and the number of people that are in the building are dependent on the number of parking spaces? Ms. Voigt stated that Mr. Dean said the number of spaces is adequate. In terms of outdoor spaces, the capacity depends on the number of parking spaces. The dispute with the township is whether a restaurant standard should be applied here. They want relief from that. o Ms. Voigt stated their intensions were to next call Steve Parker, to review the existing septic and the lighting buffering, then Jack Zybura to review the noise study and that the farm is in compliance. He has come up with a procedure that Mr. Beneduce will comply with. Tara Kenyon, a licensed Professional Planner, versed in Right to Farm, to confirm
11 | Page
that both this use including the financial standard and site plan comply with the AMP. Audrey Cross was going to call in, she is an expert in the wine industry, she is legal counsel to the Garden State Wine Growers Association. o County Counsel stated that due to the current time they should set another date to continue. She suggests both side meet discuss plans and where you’re willing to comply with the other sides request or not, then come back to the board with a concise list of where the differences are. Don’t think they will have time to present at the November CADB meeting, need to continue to another date so there is no notice issue. Going to look to simplify within reason. Ms. Dragan stated that the township planner cannot make the December meeting. o Hearing will continue this to the November 12 regular CADB meeting, no testimony will be heard at that point.
Adjournment • MOTION for adjournment made by Bob Hoffman, John Perehinys SECONDED. All in favor, Meeting Adjourned.
12 | Page
Beneduce Exhibit B-1
B.3 Aerial Map Beneduce Vineyards
Location of Vines and Greenhouses Beneduce Exhibit B-2
B.3 Aerial Map Beneduce Vineyards
Location of Vines, Winery, and Property Boundary Beneduce Exhibit B-3
B.4 Aerial Photo
Bandstand and Circular Tables Beneduce Exhibit B-4
D.6 2019-2020 Plenary Winery License Beneduce Exhibit B-5
D.9 Certificate of Occupancy
Office and Batthrooms Beneduce Exhibit B-6
D.8 2019 Annual Fire Safety Inspection Certificate Beneduce Exhibit B-7
D.7 Certificate of Occupancy
Winery and Tasting Room Beneduce Exhibit B-8
D.10 Life Hazard Use Certificate Beneduce Exhibit B-9
D.11 Hunterdon County Health Department Risk-Based Inspection Report Beneduce Exhibit B-10
D.12 Hunterdon County Health Department Sanitary Inspection Report Beneduce Exhibit B-11
D.13 Alexandria Township Retail Food License Beneduce Exhibit B-12
D.14 Alexandria Township Fire Safety Permit For The Oasis Beneduce Exhibit B-13
D.15 River-Friendly Farm Certificate Beneduce Exhibit B-14
D.16 Hunterdon County Health Department Sanitary Inspection Report For Cone Appetit Beneduce Exhibit B-15
D.17 Alexandria Township Retail Food License For Cone Appetit Beneduce Exhibit T-1 Page 1 of 6 Beneduce Exhibit T-1 Page 2 of 6 Beneduce Exhibit T-1 Page 3 of 6 Beneduce Exhibit T-1 Page 4 of 6 Beneduce Exhibit T-1 Page 5 of 6 Beneduce Exhibit T-1 Page 6 of 6 Beneduce Exhibit B-17
G.4 Traffic Management Plan Beneduce Exhibit B-18 Page 1 of 9 181 WEST HIGH STREET SOMERVILLE, NJ 08876
908 927 0100 p 908 927 0181 f
March 5, 2020
Nicole L. Voigt Shanahan & Voigt, LLC 200 Route 31 North Flemington, NJ 08822
Re: Traffic Safety Evaluation and Event Management Plan Beneduce Vineyards Block 21, Lot 41.31 Alexandria Township, Hunterdon County
Dear Ms. Voigt:
As requested, our office has completed a traffic safety and access evaluation regarding the practices employed by Beneduce Vineyards as part of their seasonal event scheduling on the vineyard property located along Jeremiah Lane in Alexandria Township. In preparing this report, I have met with the owners and personally inspected the subject property and surrounding roadway system serving the site. I have also had occasion to attend outdoor music-related events during the peak summer season and indoor events during the “off-season” periods. With this background, I have personally been able to witness the traffic management and parking operations that are used for larger attendance outdoor events, affording valuable perspective on the traffic safety experience at Beneduce Vineyards.
By way of background, I have similar experience having served as a traffic engineering consultant to the New Jersey Festival of Ballooning in Readington Township, the Big Apple Circus at various sites in central New Jersey, Demarest Farms in Hilldale, Alstede Farms in Chester and Terhune Orchards in Lawrence Township, among other, smaller agricultural farms in the state as well as the annual Far Hills Race Meeting Association steeplechase in Somerset County. This extensive background particularly with operations attracting substantially more traffic than Beneduce Vineyards further supports my conclusions that the practices used by Beneduce Vineyards allow for well-controlled traffic management that operate in a logical, efficient and safe manner and are properly designed to accommodate seasonal events that experience high attendance. Further detail in support of these conclusions is summarized below.
EXISTING CONDITIONS
The subject property is served by a single driveway that intersects Jeremiah Lane, which is a municipal street. Jeremiah Lane runs in a general north-south orientation originating at Sky Manor Road to the south and continuing past the farm property and extending through a residential subdivision terminating at Weston Drive. Although unstriped, Jeremiah Lane has a 26-foot wide cartway just north of the site driveway, provides a single travel lane in each direction is curbed with Belgian block granite in the site vicinity and provides stormwater management. TRAFFIC SAFETY EVALUATION MARCH 5, 2020 BENEDUCE VINEYARDS BLOCK 21, LOT 41.31 Beneduce Exhibit B-18 ALEXANDRIA TOWNSHIP, HUNTERDON COUNTY Page 2 of 9
There are no sidewalks along Jeremiah Lane. At the intersection with the Beneduce Vineyards driveway, the road is generally straight and level looking to the left (north) with a modest alignment change to the south approaching the intersection with Sky Manor Road. At this intersection, vehicular right-of-way is controlled with a STOP sign posted at Jeremiah Lane, yielding to through traffic on Sky Manor Road. There is a no posted speed limit along Jeremiah Lane and is presumed to operate under a statutory 35 mile per hour speed limit, given the density of the adjacent development.
Sky Manor Road is also a two-lane roadway with a posted 35 mile per hour speed limit that serves adjacent industrial buildings further south and the Sky Manor Airport along with residential uses further west/south. Northeast of the intersection with Jeremiah Lane, Sky Manor Road has a relatively sharp curve extending further east and ultimately intersects with County Route 615 (AKA Pittstown Road). The width of Sky Manor Road varies, but in the section approaching Pittstown Road is approximately 19’-2”.
The entrance to Beneduce Vineyards is identified with a landscaped monument sign that is readily visible to motorists approaching from the east. A white “wayfinding” sign to the Vineyard is also posted at the “bend” of Sky Manor Road, just before the intersection with Jeremiah Lane.
The site access consists of a 35-foot depressed curb section with a gravel surface that is approximately 22-feet between two large rocks that are positioned just inside the entrance as depicted in the photograph. The overall cartway width of the driveway further into the site interior somewhat narrows to approximately 20”-6” and is narrowest at the access control gate at 19-feet.
At the site driveway intersection with Jeremiah Lane, there are several regulatory and other signs that have been posted including NO LEFT TURN (R3-2) onto Jeremiah Lane along with a R6-1(R) ONE WAY sign that directs motorists to the right. The Vineyard has also posted a wayfinding sign indicating the travel route toward Route 78, as noted on the attached photograph. As will be discussed later in this report, we offer several recommendations to comply with appropriate sign standards pursuant to the Manual on Uniform Traffic Control Devices (MUTCD) for the signs.
Continuing into the subject property, the gravel driveway extends past growing orchards and through a gated entry that is mechanically operated. The driveway follows a gently meandering alignment that is level up to the gate section with a slight increase in grade approaching the greenhouse area. The vineyard has posted a 10 mile per hour speed limit approaching the first greenhouse structure.
For all of my prior event visits to the site and my site inspections conducted on February 14, 2020 and March 3, 2020, the gravel driveway was found to be in good condition with routine maintenance operations observed on February 14 to provide a smooth and uniform travel surface. The property was found to be in well maintained and orderly condition.
Approaching the outdoor seasonal performance area, the vineyard has established traffic control between the 5th and 6th greenhouses (approaching from the east) that would direct event-related traffic in a counterclockwise manner away from the primary pedestrian areas between the performance/lawn area and south/easterly side of the greenhouses. Specifically, event traffic is
2 TRAFFIC SAFETY EVALUATION MARCH 5, 2020 BENEDUCE VINEYARDS Beneduce Exhibit B-18 BLOCK 21, LOT 41.31 ALEXANDRIA TOWNSHIP, HUNTERDON COUNTY Page 3 of 9 directed to travel in a westerly direction between the greenhouses in a one-way direction on a similarly stabilized gravel surface. That traffic continues in a general southwesterly direction and then proceeds into temporary parking fields on a grass surface located behind the main barn building/tasting room. Using traffic control personnel, patrons are directed to park in specific locations within the seasonal parking fields that are currently marked using ropes and with delineators. Patrons currently then walk through the gravel lane along the southerly side of the main barn building toward the tasting areas and performance space.
Upon exiting, traffic is currently directed to use the same gravel lane near the southerly edge of the property line between Beneduce Vineyards and Sky Manor Airport, continuing in a counterclockwise manner with traffic presently returning to the main access drive between the greenhouse and performance area in a one-way fashion proceeding to the exit. Employee parking is accommodated in a temporary parking area on the far northwestern edge of the property nearest the residential structure.
Patrons are also allowed to park in the “permanent” parking areas depicted on the improvement plan prepared by Parker Engineering and Surveying, last revised 11/8/19 with the parking spaces delineated by concrete wheel stops at the far westerly edge of the interior most greenhouse building and along the southerly edge of the patio area nearest the barn.
Handicapped parking is currently accommodated by three parking stalls located at the southeasterly corner of the main barn/tasting room building. These spaces differ slightly from the Parker Improvement Plan. These spaces are also delineated through the use of concrete wheel stops as well as signage, although such will be the subject of further recommendations as outlined below.
Lastly, additional seasonal overflow parking is located at the far southeasterly area of site near the common property boundary between adjacent Lot 31.01, 39.02, and the subject property.
During non-event operations, the main site driveway is controlled through the use of traffic delineators with a STOP sign posted at the crosswalk located between the paver patio area and the interior most greenhouse. A concrete “brick” paver course has been established to denote the crossing area in a contrasting color to the access drive for enhanced visibility. There is also a single handicapped access space located at the southeast corner of the interior most greenhouse.
In summary, we find the current practice to be an efficient and safe design to better accommodate increased pedestrian event activity by using the one-way circulation and the access aisle on the westerly side of the greenhouses. By directing traffic away from the performance and lawn areas, pedestrian have improved access to restroom facilities, food trucks and tasting room of the property.
RECOMMENDATIONS FOR ENHANCED TRAFFIC MANAGEMENT
Our office has prepared the accompanying Traffic Management Plan (TMP) dated March 4, 2020 that outlines minor adjustments to the current practice for enhanced safety and clarification of the intended practice. Several of the recommendations are summarized below:
3 TRAFFIC SAFETY EVALUATION MARCH 5, 2020 BENEDUCE VINEYARDS Beneduce Exhibit B-18 BLOCK 21, LOT 41.31 ALEXANDRIA TOWNSHIP, HUNTERDON COUNTY Page 4 of 9
1. Regulatory signs should be posted in accordance with the standards outlined in the MUTCD subject to minor modification for improved visibility. These locations include:
a. Posting of a STOP sign at the site driveway exit to Jeremiah Lane. b. Relocation of the NO LEFT TURN sign to the right-hand side of the driveway mounted underneath the STOP sign. A supplemental, identical sign posted on the opposite side of Jeremiah Lane directly facing the site driveway is desirable as additional reinforcement of the turning prohibition, subject to concurrence by the Township as the sign would be in municipal right-of-way. c. The ONE-WAY sign should be removed at the site driveway exit with sign GA-1R (All TRAFFIC sign) as noted on the plan legend to be posted. The existing directional sign to Route 78 should ideally be enhanced with a recognizable interstate trailblazer logo on a green background sign with white lettering. d. The 10 MPH speed limit sign mounting height should be raised to at least five feet within the property.
2. For larger attendance events, haybales, drums, barricades, snow fence or sawhorses should be placed at the turn locations as identified on the TMP for all traffic to proceed between the greenhouse with a sign depicting “ALL TRAFFIC” with a directional arrow pointing right. The outbound lane would remain unobstructed for an egress.
3. The STOP sign at the crosswalk and existing pedestrian signs should be replaced with the appropriate sign as noted to the right. There is no need for traffic to otherwise stop other than to yield to pedestrians. The existing sign may be misleading and does not meet the MUTCD requirements.
4. We recommend the use of high visibility snow fence or other devices such as cones and/or drums to better enhance the layout of the overflow seasonal parking areas so that vehicles align properly in the designated “spaces.”
5. At the end of events, the TMP includes a minor revision to the exit pattern to simply reversing the traffic flow with vehicles directed to exit in the same manner as the arrivals. Such is predicated on there being no further arrivals at the end of events, which seems logical. As such, pedestrian activity in the patio paver and existing gravel parking areas nearest the barn and tasting areas will be virtually free from vehicular traffic. The TMP also includes specific on-site signage changes and a sequencing of traffic control
VAN CLEEF ENGINEERING REVIEW
We received a February 25, 2020 memorandum to the Alexandria Township attorney from Tom Decker of Van Cleef Engineering Associates. Our responses to the memorandum are noted below.
1. No response necessary.
2. The ADA parking spaces should be revised to conform to the appropriate dimensional standards. Specifically, for van accessible spaces each individual space would be 8 feet wide
4 TRAFFIC SAFETY EVALUATION MARCH 5, 2020 BENEDUCE VINEYARDS Beneduce Exhibit B-18 BLOCK 21, LOT 41.31 ALEXANDRIA TOWNSHIP, HUNTERDON COUNTY Page 5 of 9
with an 8 foot “landing” area delineated between adjacent spaces. Non-van accessible spaces would retain the 5-foot landing area. In the current handicapped parking space location toward the southeastern corner of the barn, the cross slope may exceed that prescribed under ADA and as such the spaces should be relocated further south to a more level area. The spaces will remain in close proximity to the building. We are unaware of any requirement that ADA spaces be paved inasmuch as the compacted gravel surface meets the intent of the ADA requirements. The signage should also be revised in conformance with the MUTCD and the New Jersey barrier free code to include the appropriate penalty plaque.
3. The use of “seasonal parking” would be best defined by the applicant, but is understood to be during months of favorable weather generally between April 1 and October 31.
4. As is customary practice for other farm and event operations, the seasonal overflow parking areas should be appropriately delineated as recommended above with the understanding that traffic director personnel will be used.
5. As noted above, we recommend minor revisions to further improve the visibility of the parking areas. Travel ways to and from the seasonal parking areas are appropriately noted on the Parker and TMP plans.
6. The travel ways and aisles are appropriately stabilized as evidenced by recent field inspections to provide a uniform level surface and to prevent rutting. Gravel is supplemented as a matter of practice by the vineyard.
7. The applicant will speak to any bus parking although my observations of events, no buses were present.
8. Given the absence of traffic flow under the TMP, we do not believe that any additional crosswalks are necessary or appropriate.
9. The property is exempt for any ordinance requirements regarding paved “roads” for farm access. As an accommodation, the first 25 feet of the site driveway could be paved as an apron area, although there is no compelling need given the limited use of the driveway.
10. The driveway extending into the property from Jeremiah Lane is of sufficient cartway width (22 to 20-feet) to provide safe and efficient two-way vehicular access. By way of example, the driveway width meets or exceeds minimum street width standards required under the Residential Site Improvements Standards for Residential Access Streets, Minor Collector Streets, Rural Streets and Rural Lanes (all without on-street parking). From a functional perspective, for higher attendance seasonal events, traffic flows are uniform in direction with the driveway essentially operating in a one-way orientation serving only entering traffic prior to an event and only exiting traffic at the end. Thus the driveway can fully support the event traffic flows.
11. Food truck/vendor parking spaces will be added to the final TMP and/or Parker plans to denote permitted parking areas next to Greenhouse 1.
5 TRAFFIC SAFETY EVALUATION MARCH 5, 2020 BENEDUCE VINEYARDS BLOCK 21, LOT 41.31 Beneduce Exhibit B-18 ALEXANDRIA TOWNSHIP, HUNTERDON COUNTY Page 6 of 9
12. We do not believe that Ordinance standards apply in this instance, particularly for the characterization of a mobile food truck as a “eating place” (i.e. restaurants) any more than a food service truck serving job sites or industrial parks.
13. To be addressed by the applicant.
14. To be addressed by the site engineer.
I look forward to the presentation of these findings and the Traffic Management Plan to the County Agricultural Review Board and to answering any questions that may surface at that time.
Very truly yours,
DOLAN & DEAN CONSULTING ENGINEERS, LLC
Gary W. Dean, P.E., P.P.
GWD/lrc
6 TRAFFIC SAFETY EVALUATION MARCH 5, 2020 BENEDUCE VINEYARDS Beneduce Exhibit B-18 BLOCK 21, LOT 41.31 ALEXANDRIA TOWNSHIP, HUNTERDON COUNTY Page 7 of 9 cc: Mike Beneduce [email protected]
Hunterdon/Alexandria/Beneduce/Documents\2020-03-02 Voigt Letter.doc
7 TRAFFIC SAFETY EVALUATION MARCH 5, 2020 BENEDUCE VINEYARDS BLOCK 21, LOT 41.31 Beneduce Exhibit B-18 ALEXANDRIA TOWNSHIP, HUNTERDON COUNTY Page 8 of 9
REPORT ATTACHMENTS
Site Access at Jeremiah Lane
Signs at Driveway Exit
8 TRAFFIC SAFETY EVALUATION MARCH 5, 2020 BENEDUCE VINEYARDS BLOCK 21, LOT 41.31 Beneduce Exhibit B-18 ALEXANDRIA TOWNSHIP, HUNTERDON COUNTY Page 9 of 9
Site Driveway at Access Gates (approx. 19-foot width)
Sky Manor Road near Pittstown Road (19’-2” width)
9 Beneduce Exhibit B-19
D.18 Parking Areas
Permanent Parking Lot Beneduce Exhibit B-20
D.19 Traffic Signage
No Left Turn and One Way Signs at Driveway Exit Beneduce Exhibit B-21
D.19 Traffic Signage
Speed Limit 10 MPH Beneduce Exhibit B-22
D.19 Traffic Signage
Keep Right Driveway Sign Beneduce Exhibit B-23
D.19 Traffic Signage
Pedestrian Crosswalk And Stop Sign (entering) Beneduce Exhibit B-24
D.18 Parking Areas
Temporary Overflow Rear Lot 1 Beneduce Exhibit T-2 Page 1 of 6 Beneduce Exhibit T-2 Page 2 of 6 Beneduce Exhibit T-2 Page 3 of 6 Beneduce Exhibit T-2 Page 4 of 6 Beneduce Exhibit T-2 Page 5 of 6 Beneduce Exhibit T-2 Page 6 of 6