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Video-1: youtube.com/watch?v=ePXqbZcmQCE

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the other one. We can get started now if you'd like to come up. So, you know, this is an informal hearing. This is, you know, just two friends talk. Not even a hearing, just uh two friends talking here. So, uh, >> so >> yeah, it's

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>> it's on. Oh, thank you. >> Just introduce yourselves. >> Sure. >> And I'll just give a quick overview and then I'll turn it over to the important people. Um, Joe Pero from Porzio on behalf of Acquisitions um, LLC. This is for 33 Brickyard Road.

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We submitted an application for a concept plan review. We wanted to really just get some initial feedback from the DRC on this proposal. Um, it's an application for a warehouse facility, 225,000 square feet approximately.

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Um, I'll have Joe Fiero go through just a really quick overview of the project. Um, Andrew Smith from Langan is here on the site plan, conceptual site plan, and then we did bring our traffic consultant um, as well, Eric Deloreia, um, to just

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answer any initial traffic comments or question, answer any questions you may have on the traffic side. Um obviously we're excited to hear you know what feedback your professionals have as well as you all um on the you know what we've submitted and based on that we would

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incorporate those recommendations and that feedback into uh ultimately a full site plan application to the planning board. But this in our opinion is a good first step to really get an understanding um of any issues you you may see along the way. So I'll turn over

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to Joe. he can give a really quick overview of what he's his his company's looking to do here and then we can get Andrew and Eric up to answer any technical questions. Joe, thank you. U thanks for your time. Um I'm Joe Fiero with Aries Management. Uh Aries is a

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large publicly traded uh global alternative investment manager uh with approximately 500 billion of assets under management. um within within their real estate group. Uh Aries has a long-standing focus on owning, operating, and developing industrial

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real estate. Um I'm a principal at the firm where I sit on our Northeast Industrial Development team. Uh I serve as the lead and day-to-day uh point person for this project. Our Northeast Industrial team is based here in New Jersey. We have offices in East

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Rutherford. Um, and my my role primarily focuses on site acquisitions and navigating uh the local and state approval process. Um, I think for this site specifically, 33 Brickyard, this is one that I've chased

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for a long time, several years, um, it checks a lot of boxes for us from an investment criteria standpoint. Um, one, it's zoned appropriately for warehouse development. Um, locationally it's pretty perfect. Uh, well situated in the

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exit 8A submarket, which is one of the largest and strongest subm markets in the state. Um, turnpike frontage is obviously a plus as well. Um, the overall site's about 100 acres of which twothirds has already been placed in conservation easement. So it it has been

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planned for this section of the property to be developed at some point. Um, and lastly, and I'll let Andrew go into the to the site layout, but our site layout, what we've designed here, um, fits the market well. Uh, we've seen resiliency

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in the leasing environment for buildings less than 300,000 square feet. Um, we've laid out a building that could be a single user or could be demised and leased to two users where we're seeing the strongest leasing activity in that

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100 to 200,000 square foot suite suite size. That's quick overview on me and Aries. Um, I'm a New Jersey native. I'm local to the area. Uh, grew up in Manalan Township. I live in Milstone, so this is

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somewhat close to home. Um, >> thank you. >> U, unless there's any questions about the company and what the proposal is, we'd like to have Andrew Smith come up and and really just give an overview of the of the layout, the conceptual site plan that was submitted, and answer any

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technical questions. I know this is very preliminary, just a concept, but uh um I think Eric would be the I'm sorry, Andrew would be the best position to answer any questions you have. Thanks, Joe. >> You can sit there. Point.

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[clears throat] >> Good evening. Andrew, >> thank you for not wearing a tie. >> It's a long time career debate about wearing a tie. I think I won the battle tonight. [laughter] >> Is that better?

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Sorry, >> I appreciate that comment, too. Um, so again, my name's Andrew Smith. I'm a civil engineer with Langan. Just going to spend a few minutes introducing the property and kind of diving in as to what we're looking um to eventually get approval for to construct

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on the site. So, uh, starting out just introducing the property. The property is obviously in Cranberry Township. It's identified as block 13 lot 20 for the tax map. It's approximately 120 acre 100 acres in size and approximately 60 of

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those acres are as Joe mentioned constrained within a wetland mitigation bank. So um about twothirds of the way down the page is a tributary to Indian run. These uh twothirds of the site are the constrained areas. there's um basically

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no development is is permitted or feasible on that portion of the site. And then the lower third of the property which eventually fronts Brickyard Road is um the third of the property that was forward thinking as far as develop future development. [snorts] Um based on

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the zoning um it's also within the sewer service area which also further reinforces the contemplation for development. Um, [snorts] so to orient yourself, Brickyard is south and then north and east is undeveloped kind of

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wooded open space lands. And directly west of our property, we have frontage along uh the turnpike. And then what this exhibit is, it's it's really just a blow up of the lower third of the property, if you will, where we're showing development. Again, it's

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an approximate 225,000 foot warehouse building, approximately 66 loading docks situated on the back side. So, loading is not uh fronting brickyard. It's not within the public view. We are showing conceptually

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approximately 42 trailer loading stalls, two points of egress, ingress and egress to brickyard. So we have adequate circulation both for uh passenger vehicles, the trucks accessing the site and then also the emergency vehicles. Uh

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if you know there's an emergency event on the site, we have that circulation. And [snorts] then we are showing um passenger vehicle car parking approximately 212 stalls um directly in between Brickyard and the building.

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Um so just a little bit further that that's the lay of the land so to speak. There are a number of constraints. Obviously there's a large tributary that runs on the site. We will have you know our uh our battles ahead so to speak with the EP. There's wetlands flood

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hazards etc. Um so all of which we we've kind of put some forward thinking into as far as how we've situated the site so far. Then additionally to other um pieces of information, if you will, that that we'll kind of have to chase down is we are aware that sewer and water don't

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don't front the site. They're not even within close proximity. So we will need to contemplate on-site water and sewer uh service uh to service the building. Um so I think with that that's that's pretty high level uh overview at this time. Again, it's very conceptual. would

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love to hear any sort of comments, feedbacks, things uh to consider as we look to fully progress a detailed design. >> Oh, I'm sorry. Yep. It's under my plan. Uh so, um you have wetlands on the

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property. Are uh are you uh going to be um removing some of the wetlands? I see one wetland area there uh that that's got the 109 contour in it. It appears that you're going to be uh and it seems like it's probably a intermediate wetland.

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>> So we are >> you're going to have to go for an permit on that. >> We are actively uh delineating wetlands. We would eventually go seek an LOI from NJ, but yes, conceptually the plan is uh to fill with within the limits of a

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general permit. Um, and obviously once we get an LOI, we we determine the classifications and the sizes of the wetlands. We would then need to then go back to D and get any sort of necessary approval. >> So, you haven't done that yet? >> We have not done any of that. No. >> Okay. Okay. I was going to ask you where

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the nearest sewer is, but do you do you not know right now? [clears throat] >> I want to say >> I didn't research >> the We did contact the utility authority. I want to say about a mile was the closest sewer. I want to say it was >> out west. Yeah, it would be to the west because

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because um >> it's definitely on the other side of the turnpike, but I'm trying to think of the cross. >> Well, it's it's uh Heights Downtown Cranberry Road. Uh Amazon has sewers. Uh where it is compared to this, I'm not sure, but because I didn't do that project, >> right? >> But uh so that that would be down

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Brickyard Road across Turnpike and probably what a force main. >> No, so we would look to install an on-site system to handle just our developments. It's like a septic system. Oh, you're talking about Oh, okay. >> Um, the process to run a force man under the

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turnpike for a low generating sewer facility is >> we had a similar situation uh last month in the zoning board and that's what they did under the turnpike force main and um we'll see how it goes. They they're

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just, you know, they got town approval, but they didn't get state approval or sewer approval or any of that. >> Are you um I guess does the town have a preference? >> We don't want to own it. [laughter] >> Well, that works [clears throat] with

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one caveat and that's if you know if they put in a regular sanitary sewer line, then the town has to own it. if they put a regular gravity line in because the D won't allow it otherwise >> but no no they're talking about doing

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something on site so their own individual maybe package plant if it's too big waste >> water treatment facility >> so I will say in our experience as well the turnpike authority it's is its own piece but typically state highways they do not like privately owned utilities >> right

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>> crossing they would like those to be publicly um owned and and maintained by Okay. Uh do you have a an idea where the storm uh water's going to go >> yet? >> Conceptually, most of it we would look

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to place it north simply because uh that's how the topography is laid on the site. >> Okay. >> Um >> through a couple of those wetland fingers maybe. >> Yeah. As far as discharge goes, yes, we would look to discharge the wetland fingers. Um but we will contemplate

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green infrastructure to satisfy local state requirements. Um, it says repairarian zone. Is that the cranberry repairarian zone or the state cranberry zone about repairarian zone? Because there is a cranberry ordinance. >> I believe it's off of the ordinance. You're correct.

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>> Which is 150 ft. >> Yes. >> Okay. Because that that's a big difference. I mean there's state can be as low as whatever 50 or 100 >> down to 50. I would expect us to be similar about 150 ft justification on the waterway, but I believe that was

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pulled from the the cranberry map. Um I I noticed that Colonial Pipeline is on the property um or close to it. Is are there any billboards? >> Billboards? >> Yeah, >> I believe there actually is one billboard approximately halfway up

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the street. I thought there was one near this. There is a large that goes under the turnary to the turn authority. >> So there might be one there. >> I believe there was one in that >> Sharon that doesn't put it in the zoning board does it as a billboard.

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>> So our planner is going to check about whether >> we'll also confirm that it actually does exist. And then the really the last thing I have is uh sort of from traffic with Andrew. My guess is you're going to need a road widening. He'll

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describe it. You know what what >> Okay. [laughter] Okay. Mr. Chairman, that's all I really have. >> You'll need a road. [laughter] >> So, I'm Eric Valoria. I'm with Langan as well and I'm a traffic engineer. So,

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>> okay. >> Any questions you got? >> Um, the road will have to be widened to cranberry standards. Uh, from I guess your half will absolutely have to be widened and provide the right of way. So, look at the ordinance for that. Um,

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>> along the frontage, correct? >> Correct. Yeah. >> Take a look at left turn warrants. I know there's not a lot of volume out there now. Um, but with this site coming in and with other development coming in the area, um, take a look at the left turn warrant analysis for the driveways.

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We don't want trucks sitting in the roadway blocking the lane. So, again, I understand if there's gaps and everything else and there's not a lot of traffic in the other direction. So, make sure that you put that in your report so you're proving that it's not an issue. >> Yeah, because I know the warrants are

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very light with the amount of traffic you need for a left turn. So we like probably will need it but then we can discuss the the necessity of it. >> Do the analysis put in your report and then it >> proves without a doubt that it's not needed or it is needed. >> Um

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>> absolutely >> again with the road widening there'll be a shoulder on your side. That's part of the half width uh that will go in. >> Uh study of the intersection of Brickyard and Heightstown Cranberry Station Road. You have to do the traffic at that intersection. Again, there's

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more development in that immediate vicinity. Uh we just heard an application at the zoning board last night for uh one of the corner properties that's going to be uh reused, redeveloped uh into redevelop is not it's not a redevelopment, but there's a

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construction company coming in on the >> concrete corner uh concrete plant. So, there's new activity there. They have a traffic study. We can get that to you. Get background information. >> Is do they have delivery? That was Yeah. >> Yes. >> Midstate delivery.

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>> Do they have any improvements associated with that at that intersection? >> They do have some roadway uh on their corner. Uh there will be some roadway improvements and rightway dedication. And that was my next comment. Look at

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the configuration of that inter intersection especially for the movements uh that you would be using with the larger trucks. I anticipate your route would be Heightstown Cranberry Station Road because that's the route that trucks uh would travel. Going out to the circle would not be

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optimal. Although in the future the DOT has plans, but that's something in the future you can't I would make sure that your trucks can use that intersection that the uh radi are appropriate that you can achieve the appropriate radi because there is a

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railroad that goes through the intersection as well that might be difficult with right of way. I'm just giving you heads up as to what to look at. You may have already been there but >> so that's actually I'm glad you brought that up. We did look at the truck. Thank you.

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>> So, we did look at them and as you would expect, we would have to widen there and we it was the interesting part is the rail. So, we were kind of seeing if the board had any information on what the is it is it historic rail? What is the >> that was very

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>> I know we saw the memorial plaque across from >> the United States ran so I don't know if that section I don't know if everything south of the turnpike is

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>> I don't know if everything south of the turnpike is abandoned >> so you have to check that out cuz I know nothing. It's it's there's no R there. I think they even ripped the rails up. I don't think there's anything south of the turnpike anymore. >> Yeah, I couldn't see anything from

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>> And anything north of the turnpike is not is actually out of commission too and not being utilized. So >> down to the de uh the train station uh that's still out there. Yeah, the old tra but that line that

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they I know they're trains that go into Monroe. Um but they don't they go >> very seldomly. >> No, they don't go any further south than um >> What road is that? Um

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>> station. No, the next one up. >> Next one up. Uh that way half acre. >> Halfacre. Yeah. So I don't think there's anything south of Halfacre Road. So, >> however, the intersection crossing at station road was recently improved. I don't know that they use rail there,

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right? Or maybe they occasionally pass rail just to make sure it's still operational, but >> again, I don't know that the line continues any further south. They bring >> Yep. rail to that inter. It's a new intersection. They recently did that. >> Yeah. And we we saw that

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>> similar to what you were saying is we saw the rail was cut at that memorial plaque and then everything south of there was we couldn't see any type of rail and then specifically at Brickyard there's nothing that crosses the road anymore. So that's been removed and we

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couldn't see anything north of that intersection. So that was our main concern. >> But you're going to have to make improvements at that at that intersection. There's no way you're going to turn trucks on that inter that intersection. Yeah, >> it's kind of a skew intersection. It's narrow and >> Absolutely. And that's why when we put

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the exhibits together, our main concern was just finding out how to handle the the train or the rail um owner. >> And my thoughts also, don't just look at the turn um the configuration of the radi, but also look at again left turn

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lanes. If you're heading south with trucks stacking, you may have to allow the because Amazon employees, maybe not trucks, their trucks are supposed to go north, but the employees do use that road. You go out um Brickyard Road to the circle. So again, a a truck turning

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left or two trucks turning left will block up that road and see if a left turn storage lane is needed in the uh southbound direction. Okay, >> that would be part of the study and the configuration of that intersection, but that intersection is going to be key to

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the operation and to make sure that your site works properly without all the delay that might uh come in at that intersection. >> Yeah. And that was we understood that too because we always knew that the main goal was to route the trucks up uh Heightstown to station and then make their way to 130 as everyone else

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typically does in the area. >> Right. Understood. >> Okay. Uh, as for the site, you have two driveways, uh, circulation around the building. The one thing Cranberry likes to separate the passenger vehicles and the truck vehicles. If one driveway

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could be made for the passenger vehicles and maybe the other four trucks, that way it can separate, let the trucks do what they do to the loading areas. Right now, it's kind of a combination. And again, >> it's not a large warehouse. >> Not a large warehouse compared to other

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warehouses. So, if you split the traffic, I understand Would you entertain a third rideway? >> Uh there's a lot of frontage there. Uh show us what you can do because then you put like a passenger in the middle >> in the middle, the employee in the

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middle, let the truck circulate around. >> I kind of like the circulation around the building with the two drivers. But if you then allow that access >> to the employee parking, that might make sense. So let us see how that looks. And again, you have a lot of frontage there.

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So I I don't know that there's an issue with driveways. >> We'd be happy to do that if again if you guys are supportive just pop in a third driveway dedicated just for employee entrance. I actually like that better too from a site functionality that >> and like you said we have the front edge

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so we we can provide the separation for the driveway >> and with that front edge remember you'll be widening the road with the shoulder. So there's going to be an improvement along your front edge. So adding another driveway, it's going to be along the improved roadway, not a narrow roadway. So

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>> those were my overview comments at this point. Uh certainly if things come up along the way, um you have my contact information. >> Absolutely. >> Yeah. No, the main thing is just getting that study and then put everything together from there. I I think the

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toughest part with the traffic is going to be the railroad and obtaining right of way from the railroad to reconfigure that intersection. That has been an issue in the past >> because we know this is a low generator. It's not it's not the Amazon over there. >> Right. I guess does does the township

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have a contact for anyone at that rail? I know it's I guess I'm asking for help to just you know start the conversation with them. It's Conrail, but I think uh Langden has a contact. I I believe uh Langden worked

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on the signalization of Station Road and Cranberry Heights Town Road. >> Uh >> yep, we did. >> Yeah. So, you would have the contact. I know. Going back. >> I didn't want to pull you into this. [laughter] >> Yeah. You remember when we were meeting

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with Conrail out there at the intersection? >> We do. >> So, >> so >> completely understand everything. >> Okay. Well, that would be uh your point of contact. [laughter] >> Yeah, of course. >> Sounds throw you under the bus. Dan,

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>> I'm just here to go to dinner with the team. [laughter] >> One comment on the on the road widening. There are two wetlands, right? Um, so if you get the permit to um remove some of the wet lanes in the back for your parking area, we don't want any excuses

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about not being able to widen the road. Widen the road, >> if you know what I mean. >> Yes. No, totally understand. >> You know, the frontage. >> Yeah. There's the two of them right here. No. And uh you may you may not have to touch them. I don't know. But

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you'll definitely be in the uh uh the 50 foot buffer, you know. >> Yeah. I think we would just um I'm not saying that that would we would not look to count that against the threshold but depending on the extended roadway improvements both there and at the intersection

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um working with the town as far as the applicant as far as concerned with the roadway because it is right >> the wetlands don't have any standing water do they [clears throat] >> um as far as >> well I mean down in this area not not

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way up in the north >> not not from we've observed. >> Okay. >> Thank you. >> I just had another thought come up. When you're talking about wetlands, you have uh truck storage spaces back there. You might want to think about guide rail or

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something >> to not You want a truck. Don't want a truck in the wetlands. >> No, [laughter] >> that's for sure. the configuration back there in storm water retaining walls. But we definitely have

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some sort of barrier. >> That's good. >> Do you have any? >> No, I'm good. >> Okay. Um, I had asked that you look at section 150-41I, which are the design standards in this zone. Um, because one, it well, it does

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provide design standards for the building, but it also has design standards for sighting and specifically um, landscaping and most, and you'll see this all throughout Cranberry. There's huge b not huge, but buffers along the

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roadways between um the parking areas and the road um and BMS and all sorts of uh sort of landscapings to shield the building itself. And so I I see um you know right

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now it looks like you have the parking almost right up on the on the street, right? Mhm. >> And so if and the thing is I'm looking at your site I I recognize that there's a lot of wetlands and so you're constrained with where you can put the

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building, but I do think landscaping is a a a very big deal in Cranberry and to the extent um that you can improve your frontage with, you know, additional buffers, landscape burring, uh etc. I

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think that would be helpful. Um, and I also, you know, look at when it comes down to designing the actual building, look at those design standards because again, that's another issue particular to Cranberry. I I think which is that they care very much even though it's an

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industrial warehouse. They care very much what it looks like. >> We understand. >> Yeah. So, those are my That's really it. I I should have. >> It's 150-41. I >> have one.

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>> Yeah, you got it. >> Got it. Uh, one other thought that came up when Liz was talking about the frontage. Um, sidewalk. There's no sidewalk in the area. We typically ask for sidewalk, but not at this location. I don't know that there's anywhere to walk to. Um, I don't see a lot of

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sidewalk on site. >> You don't want them walking there. [laughter] >> I don't think there's any retail there. >> We want our truck drivers walking over there either. [laughter] >> I guess there's sidewalk along the front of the building from the parking spaces.

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And maybe I don't see any sidewalk. Yeah, it's conceptual. Yeah, obviously not dedicated any >> Okay. >> We do have a requirement that um the parking spaces have to be 10 ft from the uh from the building. I'm not sure what

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you have there. >> Hi, thank you. Um, so I'm sorry to backtrack for a second. You guys own this property now >> under under contract to purchase >> and um is the feasibility of this project going to make or break that

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purchase? >> Yes. >> Yes. And how um how important is this sewer for your project? >> Um we we are fine with doing on lot septic wastewater treatment. Um

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Okay. >> From from a from a leaseability, markability, tenants don't usually see a difference between public sewer and on lot septic as long as it can accommodate their anticip anticipated employee counts.

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>> That's interesting. Okay. Um that's good to know. Um I had a question maybe a little bit more for our engineers with regards to the riparian restrictions. It's like every time we do a a storm water plan, do we create a potential

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riparian restriction right there? >> No, because our ordinance does identify detection bases uh and retention bases. It's not subject to arbitary. >> Okay. So there might be some older ones

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that nobody knows what they really are on screen. I was told the applic >> Yeah. Yeah. Okay. Um Yes. And then when you were making the suggestion about a No, it was a suggestion about a third a

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third lane, >> a third drive, >> third driveway, >> a third driveway. I mean, so we're just are we increasing our impervious coverage at that point? >> Theoretically, >> possibly. >> So >> we would have to look at that design. Uh the driveways now are very wide driveways for the trucks. they may be

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able to narrow those, make it one way at each driveway so that they what they save in the pavement at either of these two driveways can be added for the other driveway. And there's some tradeoffs and I'm sure there's other things that you're going to have to work through. >> Yeah, I don't the uh

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the addition of a driveway I don't think is going to be the >> between the the parking >> the challenging point of the storm water design uh just given the site the conditions. >> Yeah. Yeah, >> but obviously two driveways, three driveways will will produce a compliant

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storm water design. >> And it looks like the the neighbor right there is the what is it? A temple. >> That's way down the street. >> So So we're not we're not touching that property at all. >> Nowhere. Okay. All right. That's perfect.

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>> In fact, that's in Monroe County. >> Yeah, in Monroe. When we talk about the landscape at >> the intersection of of Brickyard Road and what is that >> mills? Yeah. Yeah. >> No, I'm asking more from the perspective of uh when we talk about the buffering

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and the landscaping like they would be the benefactor, right? They would benefit from that. Not only just the people on the main road, >> but that is the only neighbor that I can see that right >> as of now. >> Yes. Yeah. Yeah.

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>> The the road right now is fairly um landscaped. I mean, it's just because it's undeveloped. So, I think >> it would be jarring. >> Yeah. >> If all of a sudden there was a you know, a big space. >> Agreed. >> That's all I got. Thank you. >> Okay.

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Um um um I guess my one of my main concerns is two main concerns is that there is no landscaping and buffering along the road. You're going to have to do something along there. We can't we can't

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allow this to be built right up to the road. We don't have one industrial property in this town that's that's built right up to the road. at least a new building without some kind of buffering or burm or trees or something. You know, that's that's number one. I

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like the idea if you're going to put an additional driveway in, maybe you put it right in the middle of that park employee parking lot and see if you can get employees in there and the trucks on the outside. Um, but that's going to be a problem. You might have to shift the building back

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and I don't know how that's going to affect the whole wetlands issue. So, you're going to have to you're going to have to noodle that. Um the package the package sewage plant. Um I don't think we this I don't know if this board or at least

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long as I've been on the board, I don't think we've approved one one site with something like that. Everything has been tied in for the sewer. There was uh one application I think to the zoning board

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uh if I get it right Jer temple in Indian temple uh that tried to do they did the site plan I don't know if it's this board or the zoning board uh your board or the zoning board and they've tried they wanted to do a package plant and um they have never

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come back so we don't know what happened. It was it was a house and like a parking lot >> and uh they did a little had a little open a large gazebo area and that was all that was existing. So they had an

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existing septic system but they were going to build a big temple and I don't know that I don't think it was ever built because of the sewer being a problem. >> Right. If I could ask >> getting a package treatment plant in New

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Jersey is like pulling all your teeth. So, but your engineers might be very good at what they do >> now. Now, and with with the package how good you are >> with the package plant, are you discharging the water to Indian run? Is that what you would do or I'm not sure

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how that even would work. >> Well, you could do that or you could you could actually wind up putting it in the ground uh and infiltrating it. uh it depends on the volume and um it depends uh on uh you know uh what state D

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what they're thinking is at the time. We we have done these on several facilities, some nearby. Uh the Amazon warehouse on Farington Boulevard in Monroe that's completely wastewater treatment facility. Um and we're working on another project on Route 33 in Monroe

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that also is on on lot 17. So we've navigated the D approval process, very familiar with it. Um but the the size of a facility that you would need for for an industrial use, like this isn't an office use, >> right? It's not as simple as a home

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septic, but there's many components that are that are similar. >> Correct. >> So, would it be a septic or would it be a um package player >> with a discharge? >> I would expect this to be a system of tanks that eventually just go to a leic field is something that I would

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>> So, a septic septic system >> to be able 2,000 gallons usually is the limit on septics, right? >> Um yes. So, we would have to see where we land as far as flows go, but typically warehouses are not high generators. >> I mean, Amazon when they came in um was

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going to do lowflow toilets and you know, all sorts of shut off devices for their sinks and everything and they finally wound up just bagging it and going and putting in the sanitary sewer. And the other thing is since you're in a sewer service area,

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that will be something you have to fight the D on because you're in the wrong service area to do a septic. >> Correct. There's actually a new general permit process, the WQMP process that actually allows you if you're sub 20,000. They've kind of made the process

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a little easier as of the start of this year. Less >> it's a general permit for less than 20,000 gallons per day. >> It's a very recent rule change. Okay. >> Permit type that he has. [clears throat] >> I have not been through it. >> Well, we're navigating it currently in Moscow. So, >> okay. >> If we're successful,

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we'll >> one of those big farm fields on Route 33. >> Um, next to those. It's actually a pretty much developed site. Part of it was failed retail. The other part is a landscape business. >> I think I know where it is. Yeah. >> Assembled that.

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>> Liz, the zoning across the street is in the same zoning, right? >> Yes. Okay. >> Just on the sewer and the septic the the marijuana facility that's right across the street. How how are they dealing with sewer? >> No, I don't know that they didn't come

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to a board because they were they were considered a farm entity. >> So, they were went right through the building department, right? Am I wrong? >> No, they came they came before the board here. >> I remember. >> And and their construction seems to be stalled for whatever reason. >> They're not built I don't know what's

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going on with them. They just >> build a couple days and then stop. So, I'm not >> Yeah, I haven't what's happen what's happening there. >> I don't know. >> Yeah. Right. [laughter] >> Too much too much weed. They they got to stop.

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>> I've seen a turtle move faster than that. So, >> um >> yeah, it's got to be on site. And and again, they don't have that many people that are working there anyway. So, Yeah, the green houses aren't aren't

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buildings. They're not they're considered temporary buildings, >> but I mean >> they're a big water generator though water. >> Yeah. No, that's what I'm saying, >> right? The water goes into the ground and the plants. >> What I've heard they do is they

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regenerate it and use it on site like they just recycle it. I don't know what they're doing to this plant. >> Yeah, but they have to be well. Yeah, >> but they they take a lot Um, he had a question. We just looked it up that billboards are permitted along

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the turnpike and so >> yeah, we just approved one across the street on the south side. So, >> so this is just a kind of an over. You had somebody in from Midstate Filigree. We had an application in for across the

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street from that property. We turned them down initially because of the wetlands. We were going to invite them back in to talk to them again because I think we should. But now, you know, instead of and having this project, this we got to

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look at this as a package here because if we're looking at all these things for that whole area, we we got to take this into consideration. We can't we can't do this in a vacuum anymore without looking at what's going on with these other

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buildings because >> that was steel drum, right? >> Yeah. >> Yeah. Yeah. >> So, we we can't I think we got to as a as on our side of the fence, we've got to look at this and I'm not sure what that looking is at

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yet, but we we you know, we can't do these as oneoffs. We have to do this in more of a coordinated manner, I think. You know, because if if if there's a way to say, well, all four buildings get together and they put a sewer in, that's

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one thing. You know what I'm saying? Then you're not on a hook or they're not on a hook or whatever. I'm just trying to noodle here to to see how what makes sense or doesn't make sense. And I don't know um if we have to do that separately or that's on the

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township committee side. What wasn't there also an arrangement with Amazon that Amazon would remain independent? Like they have sewer but >> see I wasn't part of that application. I was actually conflicted out when I first started here. Um but as I as I

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understand it, Amazon did have a sanitary sewer, a gravity sewer that was brought to its building. >> That I think is really independent to them. >> Well, I don't see if it's in the states. If it's in the town streets, it can't be. Right. >> Right. I remember this this little

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nuance that >> Okay, maybe maybe >> we'd have to check on that because if it's in the streets, then it's public sewer, >> right? >> Unless they unless they unless they're maintaining it within the streets. >> I don't know. But there's some nuance there that keeps that independent to Amazon.

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>> Who could who can? >> We have to look. >> You check it. Balls in your court, Liz. Okay, you look that >> Yeah, you you're rich Richard Price review. >> Liz, does this make sense what I'm saying? I mean, we have all these properties now that

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>> not for nothing, I didn't think were going to be developed >> and and they're they're zoned for development and we didn't change the zoning. So, >> and zoned for sewers >> and zoned for sewers. So, it's not like this is some ma, you know, I just never

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thought they would be developed, but that's neither here nor there. So now land being what it is and people still want to develop um now we have to we should look at this because you have that whole quadrant of the town

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that's it's a lot of land. If you look at the farm across the street that's that's a couple hundred acres. So I mean there's a lot of property there that could potentially be developed industrially now. So, I think we need to I don't know how

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I'm I'm again I'm just spitballing here or whatever. I think we have to kind of think this thing through. You guys do your thing at least now and go ahead with whatever you're going to do, you know, with trying to make this work. But I think we got to make this look how we

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fit this into the big picture for this area because there's more than one person that wants to do something here. and a a do we want to encourage it or or discourage it? I'm not I'm neutral right

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now. So, I'm you know, but you know, that's not that's your, you know, but if it's zoned industrial and it has sewer, we can't stop anybody from doing anything there. Well, our job is just to say, "Okay, guess this

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>> and get you to the end end zone here." But I would like to have this coordinated somehow because I think I just think we need to do that. >> The thing the the tricky piece with the sewer is if it's a new connection, the what is it? The county requires us the

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township to sign on to it. And I think that that's been the restrictive piece for the township with with all past requests like we haven't granted that. Well, I mean before you finish that thought, the the town created this area

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as a sanitary sewer area, not a septic area. >> So, they've already taken a step towards in the ground gravity sewer pipes. >> So, I'm not sure if you know I understand what you're saying. There are other places where you're exactly I know where you mean but this one is in

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already in a sewer area and environmentally it would be the best for the sanitary sewer rather than having some a bunch of individual septics in the area for large facilities >> because they can always fail or or package plants which can always fail >> and then crap up our streams. Sorry

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about the punch. Uh but um you know the chairman's right. you'd have to have three or four um parcels uh participate in a possible sanitary sewer extension which would then you know come across the turn pike

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and wind up serving this property and the marijuana place and maybe further down the road and until they get to what Milstone is next door. >> So I don't know that's something to research. >> I think we have to research that. It's it's that piece where the township is now required to sign on to like a what

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is it? A triparty agreement. >> I I don't know what it I don't >> Well, yeah, there's also more to that and that's that the when when a sanitary sewer extension is approved, we have Yes. the township has to sign off on that DP permit or else it doesn't happen.

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>> There's a nuance there. I'm not getting the right nomenclature. Um, >> well, it depends on >> Yeah, but if we're in the >> if in if we're in the sanitary sewer, if the property's in the san, we can't stop them from hooking up to the sewer

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system. We can't prohibit them from doing that. >> No. And >> because we already said that area is eligible to be sewered, >> but the restriction is from the state requiring that the township be one of the >> I don't know what that signator Yeah.

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Signators, I guess. >> Yeah. Well, you know, it might also come from the fact that it's a county road when maybe the one you're talking about is a county road or a state road and therefore the county is requiring this the town to be one of signatures and that might be the tri

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>> the trip party agreement talking about. >> Yeah. But applicant county >> brickyard road is not a county road. No, it's not. It's a town road >> along with um >> Heightstown road. So that's that's our roads.

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>> Yeah, that that one I think we have to research that nuance. >> Yeah, but there was one. You're right. There actually there's two I think that >> Well, Kersner wanted to put in a package. He wanted to put a force bane in the town is requiring him. They're not they're not going to maintain it. So

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he's going to put the force bane in it. His that's what the agreement was. So that may be the caveat you're talking about. >> That's one of the examples. that that that the town even though it's in this sewer service area, >> it's

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he has to maintain the line >> even though it even though >> it's in a county road, >> right? Because the force the gravity system will not go down. You can't put a gravity system into that >> the highest point the lowest or the it's

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too low like this deep at St. David, right? So it's beyond the it's beyond the point for >> Okay. >> But that's boring discussion. You're not boring me at all. Not boring us at all. I was going to say I know you're just spitballing, but if there was an

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opportunity for us to sit at the table to help with a bigger plan for this one, not only rightway and intersection, but also sewer, we would be happy to participate. I I think there might be more weight if a group of developers

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came in for the intersection to go to Conrail and say, "Hey, look, it's not just this site, but it's this or this and this of all the traffic because RSD on the other side of the road would use the same route, the same turning movements, the right turn up and the left turn. So, they're going to be using

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that as well. It's a group effort for that improvement. Now, that corner is I don't know if it's adjacent to your property. Obviously, there's Conrail there, but that's your corner >> for the most part. Yeah. I mean, I think there's the turnpike obviously is directly adjacent. And then I think this

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the first >> when you go over the bridge, there's the there's the intersection. >> Correct. But like I said, we would we would be happy to sit at the table and spitball with you and figure out if there's a way to collaborate on improving the overall

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area. Is the property between Turnpike and Heightstown Cranberry Station Road, does that belong to Conrail or >> No, not all of it. Conrail, I think, is just a sliver up up along uh Heightstown Cranberry Station Road. This big

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triangle just just west of the turnpike, I believe, is part of the Clarion Park, the Amazon. >> Okay. The Amazon's just across the street there. >> Correct. Liz, can you take a look again at the existing properties that are in

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that area? We have Midstate Filigree. You have the fertilizer people just down south of there. You had >> Yeah, they're on septic too, aren't they? Yeah. >> Yeah, they're all on septic. >> Cranberry service. >> Everybody is so >> cranberry service center. the uh

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>> the people that came in that wanted to build the ware or rebuild the warehouse across >> that was our estate but they wanted >> and there was also a landscaping company there >> which I would like to invite them back in to redisuss their plans at some point in time.

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>> Well, I would I mean I I think we have other we may have other things we could do at least that we couldn't do back then that we might be able to work with them now. And >> so it's just not you guys. So, uh,

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all right. So, where do we go from here before they go spending a million dollars on plans and come back in and say, you know, yes or no or maybe here? Um, >> we tell them to go ahead and and and >> yeah, >> they've heard tonight, right?

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>> Yeah. I think I think >> we we have our homework to do as well, but we have no issues with the comments that you've given us on the the right ofway dedication along brickyard potential third entrance buffering.

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>> Also need to confirm wetland delineation and what we can get permitted and not correct. >> Um so we're going to work on all of those things. Wanted to get just generally speaking okay with what we proposed in this location. The only the only the only other comment I had is do you need that many parking spots for for

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for for general employees? >> We develop these warehouses on a speculative basis without an end user in mind. We we try to cast the widest net to prospective tenants. Our our portfolio nationally is about 150

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million square feet. So we have a pretty good sense of what these tenants want and need. We try and solve for 08 per thousand square feet. Okay. >> We could probably shave a few if you had concerns that there's too many car parking stalls, but that was our we we

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could meet the zoning requirements, which I think what was >> I think off the bat we'll have to shave some to put the new driveway in >> and to incorporate the landscape buffer and other things. So, >> um it's likely that the next look, I would love to come back here before submitting a formal site plan

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application with an updated >> Oh, you could definitely come back here. As long as you guys are okay with that and just show you what we've done, what we've learned and and >> it's better you do that. Yes. >> Yes. Yeah. >> The other thing we've done I'm sorry for interrupting. >> I don't want to build a plane going down

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the runway. Okay. We won't want to do that. So, >> me neither. >> We have asked applicants or applicants have asked us to bank spaces, not build them now. get the approvals for them, do the drainage for them, know that they could go in if needed, uh but not build

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them initially until there's a need. >> We'd we'd be open to that. >> Yeah, >> we've done that elsewhere. >> Okay, I think we're pretty good. You're welcome to come back in. That's not a problem. Um, >> we got hope this helped you at least a little bit or at least give you some

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absolutely >> feedback and then we're going to do a little homework on our side with >> Mhm. >> because I'm Yeah. >> Okay. >> Very good. Thank you so much.

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>> What I think we would do is we would proceed down the path with the septic proposal just so everybody can move in that direction. >> Right. Absolutely. >> But with the caveat that depending on what you find out as far as some kind of a coordination, we would leave that opportunity open, but we want to at

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least be able to advance the ball because they're a contract purchase and there is some time issues that we need to be mindful of. But I think we'll leave that door open, right? >> Depending on what your consultants find, there's >> an opportunity to collaborate with other developers. As Joe said, he's they're

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open to doing that. makes a lot of sense, but we don't also want to hold this one up at everyone else's lunch, so to speak. >> Look, I I would also say that the the the design and the cost and the implementation for the onlot septic is

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expensive. So, it would go a long way if we're talking about making a contribution towards a greater plan. So, >> all of these people in this area, if they're going to be doing septic, are going to have pretty big expenses to do that. So they might all be willing to

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>> That's what I'm saying. Is it in the best interest of the town to figure out a way to >> Yeah. >> Okay. Very good. >> Thank you very much. >> Thanks everybody. That's something.