hear that. >> Excellent. >> You're so sweet, too. >> Very exciting. >> All right. >> Uh, Mayor Jacobs, >> I am here. >> Committee Hickeyi >> here. >> Mr. Walter >> here. >> Mr. Orbana >> here. >> Mr. Leonard >> here. >> Mr. Redilius
>> present. >> Mr. Gin is not. Mr. First >> here. >> Um, no. Mr. Wild, no. Mr. D. Martini. And Chairwoman, >> I'm here. Adequate notice of this meeting of the Bedminster Township land use board was filed with the township clerk, sent to
the Bernardville News and the Courier News and to all subscribers and posted at the Township Inisville building 1 Miller Lane Bedminster, New Jersey on January 9th, 2026. >> Please stand. I pledge algiance 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. >> Okay, we'll open it up to the public for anything that's not on the agenda.
>> There is no public online. Yeah. Anyone in the uh audience? >> From what I can see? Uh no, I believe the >> just the Okay. So, we'll close it to the public. Um we have minutes to approve from uh
January 8th. If you've got a chance to read them, I'll get a motion. >> So, moved. >> Second to >> Was that Jack? >> Yeah. >> Thank you very much. Yeah. All in favor? I >> anyone opposed
minutes are approved. Okay. We got a letter G. What a surprise for postponement of two route 206 till October. >> Yes, they had
sent it to me I believe the day of our meeting last time. So, it wasn't, but it is now official October. >> Okay. >> Uh, we have a resolution to approve. Um,
actually, we do not. We're going to do that resolution next week. Is that correct? >> Oh, I thought I saw it. >> Next week, I think. >> I don't think you have it yet. >> No, I I didn't have it for you.
>> Okay. So, we'll uh postponed until next week. Um we have um no new applications ready for completeness there. Okay. Uh it looks like we can go to our
hearing. Sounds like it's on. Good evening, Madam Chair, members of the board. My name is Duncan Prime from the firm of Prime, Tuvel, and Melli. I'm here on behalf of the applicant Tesla with reference to our application here this evening.
The property that's the subject of tonight's application is located at 75 Washington Valley Road. That's also designated as block 58, lot 14 on the township tax map. The site is situated
within the township's VN Village neighborhood zoning district and is home to the existing Somerset Hills Shopping Center. Uh we're here before you this evening with an application for preliminary and final major site plan approval to permit
the installation of eight Tesla branded electric vehicle charging stations within existing parking spaces on our site. Included with the charging stations is the associated electrical equipment as well as some additional landscaping
which we'll get into in testimony. It's important to note that tonight's application is limited to improvements within the existing parking lot of the center only. There are no uh proposed changes to the building, no expansion, no alteration in the uses, simply a
Tesla application in the existing parking spaces already on site. As outlined in the professional review letters, the application does require limited bulk variance and design waiver relief. Uh this relief, excuse me, is largely related to pre-existing
non-conforming conditions on site, none of which are being expanded or otherwise exacerbated with our application this evening. The primary new variances relate to the placement of utility equipment within the front yard setback and also to have
some minimal lighting in the charging station area during the overnight hours. We'll hear in testimony momentarily that these charging stations and the electrical equipment, they operate quietly. The lighting impacts are very, very minimal and they're fully contained
within the site. The proposed landscaping has also been enhanced to screen our operation so you can hardly see it from the street. With that, like to go to our professional witnesses. I do have three. All will be very brief. Um, would you like me to swear them in
all at once or should we do them on their own? Yes, that that'd be fine. If the three witnesses would if the three witnesses would all stand and raise their right hands, >> do you swear, affirm, and tell the truth, the whole truth, and nothing but the truth to help you God.
>> Please state your names and addresses and spell your last name. >> If you guys would, there's a headless. Yeah, cordless mic. Sorry, there it should be on already. >> Okay. Uh, James Kyle, KY from Kyle Mcmanis Associates, project planner.
Henry Misus, MISAS. >> Please speak up. I'm sorry. >> Yes. My name is Henry Misus. M I SAS. And I'm with Tesla. Deep Patel. P A T L. I'm with Deubberry
Engineers. Thank you, gentlemen. >> Please give us an address. Please get an address for everybody, though, please. >> All right. Start with go backwards. Deep. What's your address? >> Deep Patel. Uh 600 Parcipony Road,
Parcipony, New Jersey. >> Yes. Uh Henry Misus, 160 Ben Brunt Street, Brooklyn, New York. and it's two East Broad Street in Hopewell, New Jersey. >> Thank you, gentlemen.
>> Right. Thanks, Tom. Henry, come on up. >> All right. My first witness is Henry Misos, who has been identified as a representative from Tesla. Uh, let's give a little bit of your background. I'm offering Mr. Misos as simply a fact witness, Mr. Collins, but we'll get him identified uh with his role in the
company so the board knows who they're dealing with. Good evening. Uh, I'm with Tesla. I'm the design manager for this project. I've been working on this for a couple years. Intimately familiar with the project itself. Happy to answer any
questions. We're proposing a DC fast charging station for electric vehicles. That just means it's the highest power charging station you can have. So, the fastest charge. It's primarily for
people that are traveling, so using, you know, highways. So, they would stop here on their way to their destination. The way that this works is uh if you drive a an EV, an electric vehicle, not not necessarily a Tesla, it could be any EV,
and you need to charge on the way, you would stop here. The Tesla Teslas have this integrated. So, if you're driving a Tesla, then the car would tell you where you would stop and charge. So, if you're, you know, going
to New York and you need to charge in this particular location, then the car would route you here. Um, but like I said, doesn't have to be a Tesla. When you get to the station, there's no attendance. The charging stations are uh
selfoperating. uh they're essentially on. Uh but they're not energized until you actually step out of the car. Pull the plug, plug into the car, and then that's when the charging station itself gets gets
energized and powers the car. Before the the charging station powers the car, there's a handshake and a safety check, making sure there's no faults, making sure there's no electrical safety issues, and that that process usually
takes a few seconds. You'll see a little green logo turn on in the car and then then you're good. Uh the car, for example, will not be able to drive while it's charging, among other safety uh checks.
When the charge is done, you step out of the car or you go get a bagel, come back to the car, you unplug it, and uh and then off you go. Uh like Duncan said, is uh the project is eight charging
stations. Uh so we're, you know, we're we're taking up those eight char those eight stalls to have the eight charging uh stations. Um yeah, happy to answer any questions. As a matter of safety, you made a key
point, Henry. If the car is not plugged into the charging station, it's sitting idle and somewhere to run into it or a kid was out there messing around, is the danger less than if a car was actually charging. >> Yes. So uh the charging station itself
is not powered up with high voltage uh electricity until that handshake that I was saying uh all that safety feature happens and then only then the the charging cable would have high voltage power um and if there's some fault or
something that happens then the system automatically would pick that up and turn off or deenergize the charging station. Uh we monitor these stations through the cloud, through the internet. We have a very robust service team.
Reliability is really important to us. We pride ourselves in having these stations on because they're really important for for customers. So, you know, we we go out to the stations, we maintain them, we take care of it. Uh
and and we do a pretty good job of that. going to talk about lighting a little later, but it's it's fair to say that when possible, Tesla likes to operate these stations in a 247 manner where member of the motoring public can come in if they're a late shift worker or they're out late, whatever the case may
be, they can come in and charge up during the overnight hours. Is that correct? >> Yeah, these stations are primarily 247. Uh they're they're important to have when you're traveling. They're they're your sort of your ability to to travel. Uh
that doesn't mean that people are going to come at 3:00 a.m. most of the time, but every once in a while you will see people using them at, you know, the Wii hours. >> And so we don't need lighting for an attendance if there is not one. Um
the lighting on site, what is that used for? It's basic security lighting. Is that correct? >> Yes. it. >> We're not adding any over over >> the uh you know like the lamps over the station just over the stalls are
primarily for people to feel safe. >> Any other questions for Mr. >> How long does this process take? >> The charging process itself. Mhm. >> Uh it depends on which car you have, how full your battery is, the state of
charge, but on average 20 to 30 minutes I would say is the regular time that you would spend in the charging station charging. It's good in the sense that you can get out of the car, go to the bathroom, get
cup of coffee, and come back. Um, you know, we're working on making it faster, but this is the current situation. >> I believe all those um um retails there are closed during the middle of the night. So,
>> 10:00, I think. Yeah. I don't know what the latest, but >> they wouldn't be able to get >> not at 3:00 a.m. Sure. >> Yeah. >> But we do like to have the the stations
in locations that have amenities, shopping centers, convenience stores. >> We would rarely do a charging station in the middle of nowhere or a place that doesn't have a place, you know, to go and get get that cup of coffee.
And you know, realistically, I mean, this may bring in more traffic and and customers, but I'm thinking traffic definitely because when you guys put these centers in, they usually appear now on the cars screens, right? You know, like you set it up. So, if somebody's traveling to New York, as you
said, um, you know, they're running low and they're coming down the interstate, they see this, it'll point them to this charging center, right? >> Yes. you know, >> the the UI we call it >> you know it just closes by you know and
then because we be around the confluence of two major inter >> you know >> yeah but we we've seen um I mean we're not going to bring hundreds of cars >> and moreover the system the network it's all integrated with the cars
>> right >> so if there is for example a full station like all the charging if they're occupied. >> Yeah. And the system will direct you elsewhere, you know. So, that makes sense. Okay. So, if they're empty
stalls, it'll show up. >> You say that all that other manufacturers can use them now that it's not just Tesla, right? >> Yes. Uh believe a couple years, maybe three years ago, we opened up the network >> to an EV.
Now, will this location be open to everyone? There only certain locations are. Will this one be? >> Most of them are open these days. Um, it would be Yeah, I don't think we open at this point and not let other EVs use it.
It does get to the actual plug that the car has and the fact whether you have an adapter or not. But Tesla has it used to be the Tesla proprietary plug, but now it's the North American standard. So,
I mean, you you're seeing it today where other EVs come with the Knack, the North American North American charging. >> This will be from day one open to all vehicles. >> Yeah. Yeah. You you could show up in a Ford F1 lighting and you have
>> Sorry, >> which generation? He's got >> Oh, the current generation. >> Which one are you for? Which which one's what's it gonna be? You know, >> I'm sorry. As far Oh, the the charging station. >> This one will be the V4, >> the latest generation
>> charging station. >> Now, the location did you I mean this is I think the intersection. Who picked the location? Did you look and say, you know, this is a location we need based on >> location overall or within the site? at
the site at that site >> within within the property. >> Yeah, within that property or the general area if you do feel that this was a reasoning because of the traffic through there, you know, you could you know who's going through? >> We're going to touch on general area just so you know.
>> Uh oh, sorry. Go ahead. >> There's a few components I will say. Firstly, I'm not the project developer. I didn't literally pick the site, but the way that it works, our system shows the demand, you know, in a certain area. We do see traffic patterns. We do see
the need for specific areas. Picking a specific location also has to do with which amenities or which landlords and just a lot of things that go into it. But this shopping center happens to be in a really good location. Nice shopping center. Uh and and yeah,
we need we need this this dot to handle the the amount of charging needed in the area. >> What are the nearest uh Tesla sites uh to this location? >> Yes. Uh Basking Ridge, I believe, would
be the closest one. Uh there's Berkeley Heights nearby and if you go and that's that's heading east, but if you go west, >> I believe Clinton would be the next one. You guys don't want anything fresh water? >> Yes. >> Bridgewater. Yes. Thank you.
>> Are all of those sites open 24 hours? >> Yes. >> And is there any uh security or I mean what what what is this from the township's perspective or police enforcement? Um you're not you don't offer anything
except some lighting, right? >> Correct. We don't really have issues with security on the sites, but you know, of course, >> right? So, >> there's also no cash or credit card exchange. There's no cash or credit card exchange. It's done through the app, >> right? I I understand.
>> Okay. >> But the point is that >> y >> people will become in theory people come here at hours that they wouldn't otherwise be here and they wouldn't come for any other reason. It's just to use
the charging station. That's that's the thrust of the question. >> There will be overnight >> occasionally, but it is it is our intent or our desire to have customers come while the center is open. That's usually when the drivers I'll let Mr. Mises
testify, but that's usually when our drivers come fill up so they can go get the bagel or go get the Dunkin Donuts or whatever else the center offers. they can use those 20 minutes or 25 minutes they're there and get something else done whether it be eating or they're dry cleaning or whatever it may be and they can build >> and I've never looked back there but
what what are the walkways and the lighting at night? What's that all look like? Do we know? >> I think the engineer is going to give you testimony on the the engineer is going to put up his site plan and he'll show you exactly how everything lays out. >> So would you would it be fair to say
it's kind of like an ATM? people go do the business and leave. >> Well, I ATM to me is cash transaction and so I don't want to I don't want to think about >> it's not security there. It's just you know you
>> you do the thing and you leave. >> Well, they have a camera. I mean >> you're also getting cash out of an ATM where you're not >> right. Yeah. >> Yeah. better >> question on uh the reason I asked about location was
queuing is you know you have eight stalls but that's not usually the whole story it's the line of cars waiting to charge I know the Wawa down in Bridgewater is a night I you know it's people coming in now I think it might be alleviated a little bit because you put
a new one the Wawa down at Piscataway that just opened up when what's your timeline for this and are you looking at any other in the area, any other locations in the area and any timelines? >> Yeah, we we would like to build this station as soon as possible. So, if we
get an approval today, you know, it takes another three months to get a permit and then we would be constructing it during the summer and opening it end of summer, let's say, but as as soon as possible. Two things to the congestion to queuing.
The main strategy is to build more whenever we need them. So uh yeah that's really the only way to alleviate congestion. Uh it's a network >> but within the app itself it will direct if they know all of them you can see that and say this is full I'm not going
to go there because you know you don't want it. >> Correct. So that's the second part of the strategy which over the past few years we've started to implement uh just real time direction meaning uh
because we know that the station is full our system will direct drivers to the nearest not full station. >> Okay. Of course, it's never going to work perfectly because, you know, uh people are going to have to come here if they need to, but but the system does
alleviate a lot of that. And and I'd say, you know, congestion in places like this where it's long-distance travel, I don't see it, we don't see it that much uh these days. Um it's more if
you're more like you know ride share and and in urban places it's it's a little bit more of a tricky problem. >> Somebody mentioned camera. Do the charging stations have cameras? I know the cars do but >> No, this the charging stations do not have
>> cameras. >> Anybody else? >> I have two more witnesses and I can keep Henry available if you think of additional question. to open this up to the public. Janine, >> no is the applicant. Um, and we do not have
>> no public. Okay. >> All right. We'll close it to the public and your next witness. >> Thank you, Madam Chair. >> Thank you, Henry. >> Okay, Mr. tell we had you identified um and your address was given for the record. Now let's get you qualified if you can provide the board with a little
bit of your background including any professional licenses you may hold. Yes, I've been a civil engineer for seven years with Dubberry Engineers. I got a bachelor's from NGIT and civil engineering. I also got a master's in civil and structural engineering from
NJIT. And I am a professional engineer in the states of New Jersey, New York, Connecticut, Pennsylvania, and New Mexico. And you've worked on similar charging stations elsewhere for Tesla? >> Yes. Thank you. I would move Mr. Patel as an expert in the field of civil engineering.
>> Yes, he his qualifications as a special engineer will be accepted. Yes, his qualifications are accepted. >> We can't hear you. >> Oh, >> I think we know his credentials seem solid. >> Yeah, I I agree. >> Thank you, Mr. Bish. >> I agree.
>> Okay, Deep, are you able to present? I believe we're going to present on the screen. >> Say something. >> Tom, can you say something so we can hear if we can? >> Yeah. Yes. Can you hear me now? >> He doesn't hear you.
>> I hear you. No, you hear me? >> We'll get back to the issue we had on Monday. >> Oh, boy. >> So, what would you like me to shut up first? >> Just keep going. We're gonna just keep going. Thank you,
>> Janine. It says post disabled screen sharing. Would you be able to >> Oh my gosh, I'm so sorry. I want to share my screen. >> Okay. >> All right. So, we gave you the the background on Tesla as a company and why we're here. Now, we're going to give you
the background and the information on where this is going to go on the site. Deep, >> good evening. Uh, sharing on the screen is our current site plan. It's sheet Z5 in the plan set. This is the plan set
that has been submitted to the town. Uh, it is just an overall proposed conditions of our site as I walk through everything. So, as mentioned before, Tesla is proposing to install EV chargers and associate electrical equipment at 70.
>> For those of us who didn't bring your homework, >> well, you said you could share with me now. >> Well, the mayor the mayor for >> No excuse. I only have >> those people, >> especially when you're given them like
last year. >> You're in the pile somewhere. Z5 >> you can share the microphone with >> feedback. He just has to be on mute. So we did we did the other night. Did we
had the same problem the other night? >> Yes. and with Amanda. >> Could he type in? >> No. No. He We're just gonna call him on a cell phone and then put an extra microphone so we can hear him if he speaks. >> Sorry about that.
>> Should we wait until he's on or Okay. 206. >> As part of this proposed installation, we will be adding eight chargers, one supercharger cabinet, one600 amp switchboard, and one utility transformer. And this will be located at the eastern section of the existing lot.
The existing site is a shopping center with an asphalt parking lot. And the chargers are proposed in an existing sidewalk area. And the proposed cabinets will be proposed in an existing landscaped area that is along the Knox
A. right away. Additional landscaping will be proposed along the Knox A rightway to help uh and around the cabinets to help provide further screening. And also as part of this installation, two
existing light poles will be modified to adjust their timing from dusk to dawn. Per the lighting analysis, there's expected to be zero foot candles along the existing property line. So, we are not expecting any spill over from the
lighting. Tagging onto the lighting, the exi the the chargers themselves do have an illuminated Tesla logo. That logo only puts out 0.021 foot candles at a distance of 20 ft. So, it is it's very dim and it's basically
going to be drowned out by the existing site lighting. >> This is on each um electrical. >> Yes, it's on each each charger has a Tesla logo >> has the Tesla. Yes, >> that's our one.
>> And then pertaining to the equipment itself, um, decel ratings, the cabinet is 60 dB at a distance of 1 meter and the chargers are 60 dB at 1 meter below
a temperature of 40° C. And anything above 40° C, we are at 65 dB from a distance of 1 meter. Any questions for our civil engineer here about the way the site lays out?
>> Any questions? >> Is there going to be any directional signage on the site so people can get to them? So there is >> so like if you're coming in off off 202 206 >> there's not directional signage because
when you do type in the in the user interface when you're setting it to the charger it takes you to the charger. So there is no signage. You would just follow your GPS. >> Okay. >> Can you explain what additional lighting is going to be added in this area if any? >> So there is not any additional lighting.
The existing light poles that are there will be modified for their timing to run from dusk to dawn. right now. >> Okay. >> 11. >> And who would I talk to about, you know, any additional landscaping and stuff? Would that be
>> Okay. Because, you know, the cars are going to back in >> and on Knox AB, that's all residential. Residential living, I think. Yeah. >> Yeah. That path uh is all residential there. So, when they're backing in, the headlights are going to be straight
ahead. Now, I know the headlights go off sometimes if unless someone's in there, you know, puts the foot down. Is there going to be any additional that's going to prevent any of those headlights from being seen by those homes or do we think the walls high enough right now? Have you looked into that?
>> Yes. So, I I'll pull up a photo simulation so you guys can see from when you're at the charger and looking at that wall so you guys can get an idea of the the landscaping. So, this is our our site plan where you see the the Can you zoom in on?
>> Yes, this was submitted. >> Any change to this exhibit is presented? >> No. >> Uh, so photo five. So, let me just zoom in. >> So, photo five would be the direction of your headlights the way you backed in
and then you're facing that NOX. >> Okay. >> So, I'll go to photo five. This would be your view. So that's the existing retaining wall and then you can see we're adding additional trees on the top side of that retaining wall. So as you can see right now it is pretty
dense. After you pass Nox AB, there are additional trees before you even get to that residential area. >> Will those trees be green all year long or will they lose leaves? you know, will this be a a shade of buffer all year long or >> so the ones that we're planting will be year round greens. They're evergreens.
The ones behind I they look like the ones that they're going to go in the fall. >> Okay. All right. So, it's a constant buffer. >> Yes. >> Okay. >> Could I ask a follow on to that? hatch. >> Was there any thought given to having the headlight issue pointing away using
the spaces that are where the car is right there as opposed to the ones closer to the building? >> So, it wouldn't necessarily make a huge difference only because some cars have it on the back and some cars have it on the front. So, not every car would back in. Some cars would pull forward.
>> So, it >> Yeah. >> If I'm on that side and then you pull forward, you're still shooting that way. I think Tim's point really is evergreen tense evergreens are the thing that's going to cut off the usually they're close to the the headlights. So something three feet high will block headlights where when the headlights are
this far back >> you're going to need something bigger to make a difference further away. But we'll work on that. >> Yep. >> Anyone else on the board? Not I have one. >> If I if I could >> I I only want to go through my letter
and talk about things that you are not going to be able to address. >> Let's let's start there. >> Which ones can you not address? I there's a first question that I see that has not been talked about yet is the access point connectivity.
>> We have the Boswell letter. Are there any items in here that we can not address? Does that need clarification or testimony otherwise? If you really can't the plan changes, the only item that needs to be addressed is D1 as to what what the charging point
antenna is for. >> Oh, the Oh, the the antenna for the connectivity. Yes, that's for the equipment itself to be able to talk to the Tesla database. So, it's not a public Wi-Fi system. So that's what the first witness was talking about relative
to monitoring system. That's why that's there. >> Correct. >> Okay. And you'll make any other changes in >> Yes. >> Will a garbage can be provided? A garbage can?
because everybody uh you're sitting around and next thing you know you're emptying out your car >> and stuff. >> We do frequently put trash cans in our stations, but this one there is an existing trash can nearby under the that
pergola. That's >> I would just ask that if if it gets approved that it be within a certain distance. >> Absolutely. or have one there because you know like I said it's when you go to these things it's they're loaded up a lot of the times and
>> yeah buying stuff >> when I was there I I thought it was it was fine with the existing trash that was there um but we have no issues >> certainly that's
close by because it does get >> under under the pergola I'm pretty sure there was some trash >> yeah there probably is >> we're going to we're going to work with the owner. We'll take a look. If it's close enough under the per question, >> do you ever put motion
sensors for the lights so they kick on when somebody comes close or the lights just bright all night? >> Security. That's all >> the the two you you have two >> uh >> they're the same level all night.
They're the same level. >> Well, they're they're not on all night right now. They're supposed to be on all night, >> right? But I mean, do you ever consider having when somebody drives up, it kicks the sensor and then they come on? >> I would say uh our preference is just to
have the lights on because that way people feel safe driving in and getting out of the car and using the station. I think a potential issue there, George, is I understand what you're what you're getting at is anytime there's motion in the parking lot, they will go on and
off. Well, >> and that can be at least as annoying as the lights on all the time. And if you've got somebody there and they're in their car and they're charging, the light goes off while they're in their car >> and then they open the door and it comes back on. And it's I I think the the on
and off is >> Yeah, my opinion. These are also two standard poles. There's no additional lighting from what's there. And our testimony is there'll be zero spillover candle over the property. >> So there's no lighting going outside. >> Well, thank you for that. >> You're welcome.
>> And one other question. >> You're not taking a handicap space or are you? >> No. Okay. >> It's too existing. >> But one of these will be a handicap spot wider. >> Yes. Yes. >> A handicap spot. Yes, we're adding one
ADA stall for the charging >> for the equipment that's going to be near the road. What's the plan for that? That's going to be a little bit of an isore. Yay, nay. What do you plan on doing with it? >> There is additional landscape screening proposed around that area as well. Here,
I'll pull up a a photo simulation so you can get an idea of what it will look like. Has this photo? >> Yes, it's all part of the same package. So this is that equipment area and these are the trees that we are the trees shrubs and there's also um ornamental
grass that would be in that area. >> Okay. So there'll be two enclosures there. How high? >> Oh the the cabinets themselves. They're about six to seven feet tall >> and they're white.
>> Yes. Yes. The equipment's white. Anybody else on the board? >> Okay, my my last witness is our professional planner >> Jim. All right. So, just like Mr. tell we had you identified for the record and your
address was given but let's give your the board a little snippet of your background professional licenses and any educational experience that you have. >> Okay. I've been um a professional planner licensed in New Jersey since 2001. I actually worked with Mr. Banish
for five years 25 years ago. Uh I have a bachelor of science in environmental planning and design from Ruckers which I received in 1996. been practicing since that time, licensed since 2001. I'm also a member of the American Institute of Certified Planners. I've appeared before
over 300 boards in the state, including this one. >> I would recommend we accept you can go on and on except >> we may have questions about >> Oh, please do. I'll enjoy it. >> That is trained. You mean prior
employment, I think, is the issue. >> Yeah, I see. Prior. All right, Jim, you've been accepted. Sure. >> So, um, this is an application for for site plan approval. The municipal land
use law was amended in 2021 to allow these types of accessory uses as permitted. Typically, four or five, you know, five years ago, we used to have to go get use variance approval for these facilities. So, they enabled that through the municipal land use law. Normally, it would not require site plan
approval. However, we do require variance relief. So that's what brings us to the board. There are two variances as Mr. Prime said. U there's front yard setback relief for the supercharger cabinet and the transformer. So that uh where the walking path is,
that's actually a paper street. So it's considered a front yard as well. So we have a front yard of Washington Valley. We are 28 feet there where 30 is required. And then we are three from the ride of way where 30 is required. So that's that's the bulk variance relief we need there. We also need a bulk
variance for an increase in impervious coverage. So the improvements that we're constructing is increasing the impervious coverage by 0.14%. 40% is what's permitted in this district. Um right now the site's at 86.6 and we will be at 86.74
after this installation. So, there's a pad for the transformer, pad for the cabinet, and then in that area where we're putting the chargers in, we're going to expand that sidewalk closer to the building to make sure we have enough clearance for for folks to walk through there. There are two design waiverss.
Um, the first is from 13504.1E. That's to permit the lighting to be on for those two light fixtures after 11:00. There's a second design waiver. Um, wasn't noted in the professionals reviews, but as I was going through the ordinance, I caught it. So we're going
to amend to request this 13501.4 does not allow accessory structures in a front yard. So that's in the design requirement. So that would be another design waiver. It's kind of similar to the bulk relief for the front yard setback, but we just want to make sure we capture that as well. So as far as
the two bulk variances, we'll talk about these under the C2 criteria where purposes of the MLU all are promoted and the benefits would outweigh any potential detriments from the granting of the relief. Excuse me. here uh the purposes promoted would be a to promote the general welfare and also m to promote the
efficient use of land. So granted the relief here enables us to install these chargers. Um if you've been out to the site or you know the site well the parking lot in the wall is fairly close to that rightway. So there wasn't really that was really one of the primary reasons we couldn't locate it on
that side on the perimeter. The other thing is with the grade change. So in order to put the chargers on that side, we would have to shift the whole drive aisle to accommodate the the three feet or so that we need to fit the charging station. So it would have uh upset the configuration of circulation
here in this location. We can push that sidewalk back, put the charging post behind the curb and and have a safe installation on that side. Um this site is well suited to these chargers for for the reasons that we've talked about. one close proximity to 287
for the traveling public. Uh to me what I see is, you know, the Hills has been here for a long time. We have multif family units there. Some people might have access to level two charging in their garage if they have a town home, but if you live in an apartment, you really don't have any hope of, you know,
having a charging facility outside your house. They're not required to put them in because the law only changed, you know, four years ago. Uh some landlords are taking action in doing this just because tenants would want it. But this also provides a benefit for a lot of the
folks that live around here. If they want to go get a fast charge 20 25 minutes, they can do that. Um you know, particularly if maybe if they're in a jam, say their charge didn't work at home. So it's not just a benefit for the general public um traveling, it would be a benefit for residents that live in the
area because then they'll have access to this level three charging, which is important. And all this is really again to help enable um per the state energy master plan we're trying to electrify the transportation system reduce emissions you know in the end it's a benefit to
the environment if we're using electric vehicles >> put speaker >> as to uh purpose M this is really taking um an existing developed site and just adding this amenity to it um and again
we've we've located these facilities and what we think is the most sensible place on the site. Um, and really as far as the the location of the transformer and the charging cabinet, there wasn't really enough ground area. We didn't they're better off on the perimeter of the property as opposed to areas where
people are circulating. So, it seemed to be sensible um to locate it there. So, it's an efficient use of an existing developed site. We have to show the negative criteria as well. there's no impact substantial impact to adjacent properties and no substantial impairment to the intent purpose of his own plan. So as far as
any impact to adjacent properties uh as Mr. Patel said the charging equipment is not a significant source of noise. Uh the lighting that is associated with this even the lighting that we're proposing to modify meets all the requirements of the ordinance. Uh
shouldn't present any nuisance factors. um shouldn't be any issues with glare, anything like that from from these facilities. And here the offset is that we're going to propose additional landscaping as was shown in the photo simulation at the top of the wall. So
the adjacent property um there's a residential structure that's on the opposite side of the path that by my estimation is a good six or seven feet higher than this site. Um, so there there shouldn't really be too much of an issue with visibility um from
that location and supplementing that evergreen landscaping along the top of the wall is going to help with that. Likewise for the equipment that we're putting out by Washington Valley. Um, what I would suggest if the board is comfortable with it is that we work with either Mr. Banish or Mr. Ferrero and we
can choose appropriate plants that are going to screen that uh as effectively. Um, so evergreens would certainly be in order. Uh we might I think we had uh boxwood that were on the plan now. So if it's okay with the board, we'd work with Mr. Banish to come up with a screening
plan for the transformer pad. Uh and then also what we're going to supplement across the top of the wall. So that'll that'll really help reduce a lot of the the visual impact of what we're proposing and kind of mitigate the negative criteria on the variances. Um on the coverage variance as far as
any potential negative, this is really a dimminimous increase here. um a little bit more for the sidewalk reconfiguration and then for the pads that we're proposing. So, the one thing I'll point out is it shouldn't result in any significant additional runoff. The transformer pad and the and the
charging cabinet pad are kind of disconnected in pvious surfaces because they're in grass. So, in all likelihood, that water is going to flow off into the grass. Some of it will get into the ground. Some might flow over the parking lot, but it's not going to be a significant increase to the point where it would be any concern in terms of
storm water management or anything like that, which is the important part. As far as any impact to the zone plan and zoning ordinance, uh I did go through the 2018 re-exam as well as the master plan. uh like most communities I work
in, there's no specific rationale in the master plan for why a 30-foot setback, why a 40% coverage, but these things are discussed in general in the master plan. Um you know, particularly storm water. So obviously water quality is concerns are of prime importance. Um so it talks
about things like that. So I think if you look on its face at the at the increase in impervious coverage, it shouldn't substantially impair the intent of those standards. Again, a dimminimous increase that won't impact storm water at the site. And as far as the front yard relief,
um again, not specifically discussed in the master plan, but typically this is an issue where we want to make sure we're not impacting views from the street. Um you know, particularly with accessory structures that are in the front yard. So here the landscaping is really critical to us being able to mitigate any potential substantial
impairment as a result of the grant of the relief here. Also, these are two relatively small structures. While the charging cabinets 7 feet tall, um they're not imposing structures in terms of their spread. So, it's not a a huge visual intrusion into the front yard.
And again, the landscaping should take care of most of of that impact. >> Are there cooling fans on these uh chargers? So yes, the charging stations themselves do have cooling. Uh they have radiators,
small fans. Uh they get hot, so we need to cool them. >> Can you address any potential uh particulate contamination caused by these fans? As far as I'm aware, there's no contamination
>> of elevated particullet. >> Not that I'm aware of. >> Okay, that's interesting. Just to finish up real quick. So, we do do have to address the two um design waiverss that we're requesting. So, the MLUL provides a separate standard for the approval of design exceptions and
waiverss. Um it's basically we have to demonstrate that it either causes a hardship or it's impracticable. And there's a case GOP v. Burlington Township where the court said the board just needs to ensure that the waiverss are reasonable under the fact. So here uh particularly for the lighting
waiver as we talked about um we want people when they show up if they're showing up after hours to have adequate lighting so they can see what they're doing, feel safe. So I I think that makes sense. There shouldn't really be too much impact, if any, from the modification to the lighting. These are
shielded fixtures. As I said, the residential areas are at a higher grade. Uh, and we have all that landscaping that'll be in between. And as shown on the lighting plan, we have zero foot candles at the property line. So there there shouldn't be any issue with that. um for the accessory uses in the front
yard. I think the hardship here is that as I said, we were trying to find a location um not in a paved area that had adequate room to locate this. Also at the perimeter of the property, so it's not in and amongst where a lot of people are walking u and there were very few locations in which we could do that.
They had to have reasonable proximity to the charging post as well. So this seemed like the most sensible location for that to achieve all those objectives and keep people safe and then also be able to adequately screen these facilities as well. So I think we can meet the standard uh under the MLU all
for the grant of the design exceptions as well. >> Questions on planning test? Yeah. You're not Are you aware of any uh pollution associated with these uh
chargers in the fans? >> The fans are for radiators. So the system gets hot and the the fans just help the radiators uh dissipate the heat. So there's there's no
>> So you're not aware of any studies that have been done >> that measure elevated particullet in the air around these fans. I just want to be clear. You're not you you you say you don't know anything about it.
>> You know any studies like that? >> No. >> Okay. >> Okay. That's very interesting. >> I I have a question. If uh somebody utilizes the charging stations and they want to get a coffee at Dunkin Donuts or
maybe go to one of the other pizzeria or whatever, are the lines going to be marked in terms of walkways and stop signs? How's that all going to go? >> The these are going where existing parking spaces ex are on the site today. And there's a sidewalk that we're going
to push a little farther from the curb so we have adequate clearance. So you'll be able to get out of your car up onto the curb and and take a sidewalk all the way to the front of the store. >> Thanks. >> Any other board member?
>> Um look at the detail on this. Just small thing I noticed the detail for the accessible station. You need to do like a ramp there to get up to the sidewalk or is it showing it as a step? Just curious. We'll take a look. Yeah, I I can answer that. The
>> the site, >> not a big deal. I'm just curious. >> There's no proposed ramp in that area. It's a the 88 clearance on the side. So, we just have a depressed curb just to meet that. >> The plan shows an existing ramp with a
detectable warrant surface. Yeah, there's one right down where the existing spaces are. >> No, not where the Okay, 88 spot. >> Correct. That the existing ramp, >> we would, you know, somebody would be able to use that existing ramp.
>> They would get out, walk to the existing if they needed to. >> Yeah, that's the intent. >> Can I just make a >> Sure. I had to check because George usually doesn't say something like that if there isn't something to it.
>> So I asked my genius whatever here >> and it says excellent question. I said does do those fans on the charging stations cause particular pollution. The answer short answer is yes. The long answer is the fans and electric vehicle
charging stations in general can create a negligible amount of particulate pollution, but it is minuscule. There's a fraction of the pollution avoided by using all electric vehicles. So, it's a trade-off. Essentially, what's happening is yes, there's some of
that, but compared to what the car would be doing if it was a gas motor, there's a lot less. I think that's what that was saying. >> Good question, George. I think Well, what you just read is only one little
snippet. There's other studies that show that it's twice the amount of part of pollution next to a an area that doesn't have the the the uh cooling fans. Okay. And the chargers. And I just wanted the
gentleman to acknowledge and and talk about that. But I it's just very curious. You don't know about it, but you know, you're gay. >> It's our position he doesn't know about it. I think if he did, he would certainly >> I get that. >> It's very curious to me, but you know,
>> curious a lot of >> All right. Anyone else on the board any questions? >> Madam Chair, that concludes our presentation as a whole. Our testimony is done. We're happy to answer any questions from the board or the staff. >> Yeah. Okay. >> Thanks. >> I I don't have anything else. I've got
Tom, I think, on my speaker phone. Tom, can you hear us? >> Yes, I can hear you. Paul and everyone, are we ready for a motion? >> I would say yes. >> So, it's a motion to approve the preliminary and final site plan and
related C variances and site plan exceptions for the Tesla application as described this evening. subject to the standard conditions and subject to Paul and Frank's review reports. They will arrange with the site owner to
locate a garbage or refuge container uh within a short distance of the chargers and they will they will install landscape plantings of materials and at locations reviewed
and approved by uh the township planner. The approval will be effective this evening. So, the applicant is authorized to proceed effective immediately provided all other requirements are met. >> Is there such a motion? >> I'll make that motion. >> Second.
>> Mary Jacobs. >> I command Hickeyi. >> I >> Mr. Walter. >> Hi. >> Miss Oriana. >> I >> Mr. Leonard. Hi. >> Mr. Name. >> Mr. First. Hi. >> Chairwoman Gutshaw. Hi.
Thank you very much time everyone. Thank you. >> Nice to see you simulations. Anyone on the board have anything they'd like to discuss or talk about? Comments? >> No, thank you. But thank you for asking.
>> You're thankful. >> All right. So, we have Somerset Air Service next week on the 12th. And those are the plans that you should all have on your desk. attendance by the board attendance by the board.
>> Have you any indication as to what the board looks like next week? Steve's asking if everybody's agenda. >> No, I do not. I did not send out I was going to do that tonight, the agenda and everything else. But as you can see, there's um two people here that I I thought were coming. So I I don't always
know >> planning or >> Yeah. So it's everybody. >> So Stephen, if you can obviously let me know, but I'll send out an email tomorrow with the agenda and anything else that I have. Also, everything will
be posted on the website usually by about noon because I take down this agenda and all the uh links and I'll put up all of airports tomorrow. So, even the plans you don't have, they'll be up on the website. >> Okay. And we have AT&T for the first
meeting in March. >> Correct. >> Okay. >> Um can I say special meeting? Oh, for the um >> I think I should want to explain.
>> No, just um No, hold on. >> No, don't tell us. >> No, hold off on that until we speak to Bard. I want to see the time. >> Okay. I just want to make sure that we have form. That's all. >> I'm holding off. >> Now, you peaked our interest.
>> All right. >> You've talked enough. Wow. >> Okay. >> Yeah. Really? >> Do we hear a motion to adjourn? >> So moved. >> Second. >> All right.
>> And Paul, >> thank you everybody. Hey, bye Tom.