The Township of Edison zoning board of adjustment regular meeting of April 21st, 2026 is now in session. Adequate notice of this meeting as required by the Open Public Meetings Act of 1975 has been provided by the annual notice published in the Home News and Trabune on December 4th, 2025 and has been
posted to the main lobby of the municipal complex on December 4th, 2025. Please join me in the pledge of allegiance to the flag. >> Pledge allegiance to the flag of the United States of America to the republic for which it stands. One nation under
God, indivisible, with liberty and justice for all. >> Madam Secretary, roll call, please. >> Mr. Carly >> Miss Knight Mr. Magnelli Magnelli
>> Magala Yes. >> Mr. Ayat >> here. >> Mr. Johnny >> here. >> Mr. Chabra >> here. >> Mr. Patel >> here. >> Mr. Schneider >> here. >> Mr. Sada >> here. >> Vice Chair Gorman >> here. >> And Chairman Kumba
>> here. >> Madam Secretary, minutes for consideration. Minutes of March 31st, 2026 for approval. >> What's the board's pleasure? >> Motion to approve. >> Second. >> Second. >> Motion made by uh Vice Chairman Gorman, seconded by Mr. Johnny. Roll call, please.
>> Mr. Schneider, >> yes to the motion. >> Mr. Chabra, >> yes to the motion. >> Mr. Johnny, >> yes to the motion. >> Mr. Patel, >> yes to the motion. >> Mr. Sada, >> yes to the motion. >> Vice Chair Gorman, >> yes on the motion. >> And Chairman Kumba, >> yes on the motion. >> Thank you,
>> Madam Secretary. Resolution >> C17 2025 Sesh Modi for approval. >> What's the board's pleasure? >> Motion to approve. >> Second. >> Motion made by Vice Chairman Gorman. Second by Mr. Sedata. Roll call, please. >> Mr. Schneider, >> yes to the motion. >> Mr. Chabra,
>> yes to the motion. >> Mr. Sada, >> yes to the motion. >> Vice Chair Gorman, >> yes on the motion. >> And Chairman Kumba, >> yes on the motion. And the next resolution, please. Z25 2025 Hazabel of Northeast LLC for approval.
>> What's the board's pleasure? Motion to approve. >> Second. >> Motion made by Vice Chairman Gorman. Second by Mr. Johnny. Roll call, please. >> Uh, Mr. Schneider, >> yes to the motion. >> Mr. Chabra, >> yes to the motion. >> Mr. Johnny, >> yes to the motion. >> Mr. Patel, >> yes to the motion.
>> Mr. Sada, >> yes to the motion. >> Vice Chair Gorman, >> yes on the motion. >> And Chairman Kumba, >> yes on the motion. >> Thank you. Uh, we have one announcement for this evening. KZ33 2025 NHDP LLC at 136 Floy Floyd Street. It will not be
heard this evening. It will be carried to May 12th, 2026. Uh, if you're here for this case, Z33 2025 NHTP LLC. It will not be heard this evening. It will be heard on Tuesday, May 12th, 2026
with a meeting beginning at 7 p.m. here in council chambers. If you have further notice, this is your notice. >> Thank you, council. >> Of course. >> Good evening, ladies and gentlemen. This is a regular meeting of the township of Edison zoning board of adjustment. The board is composed of Edison Township
residents appointed by munipal council who volunteer their time and service to the board. The mal land use law requires that members successfully complete a land use training course ad ministered by the New Jersey Department of Community Affairs. This board also holds in-house training conducted by our board professionals. The zoning board abides
by the provision of municipal land use law. In addition to our board's bylaws, the zoning board is a quasi judicial land use board which differs from the township planning board. Under the mis land use law, board members are required to be impartial and are not allowed to discuss any case prior to being heard at a hearing. All applicants have the
opportunity to present their case before the board along with the opportunity for board members and board professionals to question the applicant and their witnesses. At the conclusion of the applicant's presentation of their case, the case will open to the public. Residents within 200 feet of the property will be subject property will be heard followed by residents from
outside of 200 feet. All residents will be sworn in. They'll provide their name and address and they'll be given six minutes to comment on the application being considered without the opportunity for rebuttal. Residents may ask questions of the applicant, the applicants professionals and board professionals. The board request that these questions are asked prior to any
commentary being made on the application. Once commentary begins, the resident's timer will begin. The applicant will be allowed the opportunity for cross-examination of their witnesses. Under the law, the chair is allowed to stop any commentary which is repetitive or an attempt to filibuster the board. Further, the chair
is to stop is allowed to stop any commentary that is irrelevant to the case or prohibited from the board's consideration. Once the public portion is closed, all public comments are ended unless new testimony is presented by the applicant. Following the closure of the public portion, the applicant will have the
right of summation on their application. Following summation, the case will go to the board for a decision. This procedure has been followed by the board and is similar to the procedures followed by boards of adjustments statewide. The mispull land use law provides the board to engage in a balancing act is not required to
strictly apply township ordinances, zoning plan or master plan. As a board of adjustment, variances are granted when appropriately necessary following all legal considerations. As has been the case of prior boards, this board will see where we're at. If we are still in session around 9:30 p.m., I ask that all applicants,
professionals, and residents show respect to each other and be civil throughout all proceedings. I ask that you withhold applause, booing, or interrupting of anyone while they are speaking. The chair will not tolerate any outburst by applicants, professionals, or the public. Further, since most cases are being recorded by a
court reporter, I ask the speakers do not speak over one another. Uh, the first matter on the agenda is a close session. Madam Secretary, could you please read the close session? Close session for Z53 2019 American Outdoor at
737 New Dirham A and case number Z46 2017 Care1 litigation at 1350 Enman. >> Can I get a motion to go into close session? >> Motion to go in close session. >> Second. >> Motion made by Vice Chairman Gorman.
Second by Mr. Sedado. All in favor signify by saying I. I. Those nay. The eyes have it. Board will adjourn to close session. Thank you. Can I get a motion to return to public session? >> Motion to return to public session. Second. >> Motion made by Mr. Schneider, second by Mr. Sedata. All in favor signify by
saying I. >> I. Those nay. The eyes have it. We return to public session. Madam Secretary, first case on the agenda, please. Case number Z5 2026 PSNG at 10:30 130A Meadow Road and 101 Silverlake.
Applicant is seeking preliminary and final site plan along with multiple bulk and use variances for the construction of an electrical substation and other electrical equipment on the property. Standards have not been met in accordance with the master plan. Electrical substations are not a permitted use in the zone along with the
bulk variances that are attached to the applications writer. Affected property is located in the LI zone designated as block number 366 and 36601. Lot numbers 22, 25.13, and 10.12 on the
Edison Township tax map. All noticing paperwork is in order. >> Good evening. >> Good evening everyone. My name is Rebecca Mayorello. I'm an attorney at Connell Foley. It's a pleasure to be here this evening before you all. We represent the applicant public service
and public public service electric and gas company also known as PSENG. Um PSENG um we're here tonight seeking preliminary and final site plan approval with D1 variance relief and a litany of C variance relief as you will hear here
tonight during our testimony um to construct a substation on three separate parcels within the township of Edison. So, just to give you a brief background, two of the parcels are known as 138A Meadow Road and 101 Silver Lake Road.
Um, these are two contiguous parcels, so they're right next to each other. 101 Silver Lake Silver Lake Road measures over 88 acres and it basically um consists of unimproved land. There's
also an existing electrical transmission line that runs through this parcel that contains five monopoles and nine lattice towers as it exists today. As part of as part of this application, we're going to seek to remove one of these lattice towers.
Also, right next to 101 Silver Lake, as I previously said, is 13A Metal Road. This parcel measures approximately 98 acres. Now to what I will categorize as the northern side of this parcel is an
existing PSCG electrical substation and to the southern portion is the New Jersey Turnpike. Uh which brings us to the last parcel that we're seeking approvals here tonight which is known as 191 Meadow Road. This is an undersized
triangular parcel and um we're going to seek some variance relief in connection with some improvements on this parcel. PSCG is going to construct a monopole here. Um and um they're also going to if we if they get approval tonight, they're going to have an easement running
through this parcel. Um PSCG is not the owner of this parcel, but would essentially act as the tenant if this property if this project is approved here tonight. So to give this board a brief overview of some of the improvements, the overall improvements that PSCG is proposing is going to be
they're going to install a pre-fabricated electrical substation consisting of a control house, distribution lines, switch gear, and other electrical equipment. Um, some other improvements are going to be they're going to install three storm water storm water infiltration basins,
two 150 foot high monopoles, one 140t monopole, one new 95t foot monopole, and another 90 foot high monopole on the undersized triangular lot that's located across the
New New Jersey Turnpike that I discussed before. This project is necessary to provide some relief to the existing substations that PCNG owns and operates. These substations are very overburdened and over capacity and this substation is
necessary to improve reliability and service through Edison and the surrounding area. So, PSCG, we have several witnesses here tonight to talk about our testimony. Um, as you see, the right side of the room
is um filled tonight. Um, that's the bride's side of the aisle. This is the applicant um and members of the applicant. Do not worry. I'm not calling on all of them to testify tonight. Uh, just a select few. >> I am worried about who's actually running the electrical grid while these
guys are all sitting. That's, you know, >> I know. Check your cell phones. Is everything good? Is everything running? >> My wife hasn't text me to complain, so I think we're good. >> Okay. Okay. So with that, I'm going to call my first witness, Sunil Mal. He is a PSCG project manager. Sil if you can
come up. >> Good evening everyone. >> Do you swear affirm testing you give this evening is the whole truth? >> Yes, please. >> Okay. Please state your full name and give your and spell it for the for the record please. >> My name is Sunil Mittal.
First name S as in summer U N I L. Last name M I T as in telephone. A L. >> And what is Mr. Mattel being offered for? >> He's a fact witness. He's he's will
provide testimony on site operations, some of the proposed improvements. Uh Mr. Sunnil has taken a lead role with designing this project and uh post construction as well. So he's going to provide some factual testimony about a site operations, >> but no expert testimony. >> No.
>> Okay. Thank you. >> Okay, Sil, so you just stated your name for the record. Um can you please tell us who you are employed by and what is your position at at your employer? So I'm employed by PSNG
and uh my function is uh project management. I've been here for 8 years. So the project management is essentially uh the construction of the substation and there is uh additionally
procurement engineering function and taking care of uh the project schedule basically determining the entire duration cost controls economics of the project. Thank
you. You also take part in manage in um project and site operations. Is that correct? >> Yes. So once the construction is done, there's going to be a testing and commissioning
before the project is handed over to the PSNG operations group where they manage uh the instrumentation and operation of the substation prior to the electricity being uh distributed to
all the customers. >> Thank you. And as the project manager um are you familiar with this project? >> Yes, I am fully conversant and familiar with the project. >> Okay. So um I would like to introduce
exhibit A1 which is an aerial exhibit of the site. Okay. Who prepared that exhibit? >> Excuse me. >> Who prepared the exhibit? um e our project who prepared this
PSE and G >> could you identify yourself whoever is speaking >> if you could just be on the microphone please >> behind you is on that right around the podium there >> thank you >> Lisa DeFranza I'm with E2PM >> okay and who
>> I support licensing and permitting for PSENG >> I also prepared the landscape plan not this plan Okay. Who prepared A1? >> PSENG surveys and mapping department. Okay. And you know that how >> I work with them to get the them
prepared. >> Okay. And so it's A1 and any objection? >> It's it's an aerial exhibit prepared by PSNG. If if we look um in the signature block, it's prepared by PSNG. It is dated.
Apologies. It is dated. Where's the date? Oh, yeah. April 17th, 2026. >> Okay. And is there a sheet number on or is it just by itself? >> No, this is a single sheet. It's the title is a PSG South Edison substation.
>> Okay. So, it made us A1 then >> A1. >> You also put the date on by the A1. Just today's date. So, it's clear >> up top. Yes. >> April 21st. We have some hand handouts. May we pass that to the board secretary or >> Yes, please.
>> Thank you. Thank you. >> Okay. Thank you, Sunil. So, can you please um describe to the board what this exhibit depicts? >> So, the exhibit shows the location of the site for the substation.
Uh it is located on the southwestern side of uh Meadow Road and it is surrounded on the west side by an access road to PSENG
existing Meadow Road substation and uh then on the east side there is Pensky trucking lot on the Northern side of the meadow road there is a warehouse
and then the substation parcel is currently undeveloped and uh wooded and actually we don't really see it but it's very undulating you know the topography keeps changing and currently uh no
construction has been performed uh there the small triangular shaped parcel on the east side of the turnpike. Uh there is uh one commercial
building twotory and there is associated uh parking and there is a shed there. Thank you. >> So sil this is the existing conditions on the site that were here before the board tonight. Correct. >> Yes. Can you just, you know, because um can
you maybe go closer to the exhibit and point out to the board um of the approximate location of where 101 Silver Lake is, 138 Metal Road, and also 19 191 Meadow Road? You could can you walk the board towards the general locations of
the site? So um as you'll see this is meadow road and the im the area immediately to the left is uh wooded and undeveloped. So this we are going to use it for the construction of the
substation. the area further left and out of the picture aerial that's called silver lake and uh we are not really going anything beyond this uh limit of disturbance as
shown here this is uh an existing substation it's called meadow road which was constructed uh about 60 years ago so this substation is extremely ly heavily
loaded and uh what it means is uh if the electrical load becomes higher there's all the possibility that the transformers may fail and it would cause outage. So based on PSNG study
uh which was also overseen by PGM it was recommended that we have an upgrade of the substation. >> Just I'm sorry to interrupt just but that's touching upon expert testimony to a certain extent. I know he's telling us what he's been told but do are you gonna have someone that's going to explain
that? An expert who's going to come and explain that? Yeah, we do have a civil engineer who will provide some specs about the substation >> and the reasons for the upgrade, the supposed upgrade. >> Uh, correct. >> Okay, thank you. I just wanted So, it'll be corroborated by >> Yes. >> Okay. Thank you.
>> And then uh the substation has to be right close to the overhead uh transmission line because that's what supplies the high voltage. And uh so we are going to basically use the existing
latis tower replace it by two monopoles bring the power in the substation and then you know connect back to the original transmission line. So that's the location of the substation why it
was chosen here. Thank you. >> I do have a site plan exhibit prepared that was prepared by both PSEG and their civil engineer. I don't know if you would like me to wait till we call our civil to to call that up or if we could just keep the existing conditions on
while while we talk about site operations. >> I'd rather have the civil because the civil engineer will be um will provide a background qualifications and and be accepted. >> No worries. >> Thank you. >> Okay. So, Sunil, I want to jump ahead to site operations. Um so can you give the
board the benefit of what you know day-to-day activity will be on the site number of employees frequencing the site um and and their vehicles and things like that. >> Okay. So uh we are going to have a control house here uh right very close
to the access drive but there would be a new drive here because it serves two different purposes and uh there are going to be up to two operations and maintenance people who
would come weekly at the most and uh run checks on the control house here. So, what they're going to basically park within uh and the right next to the
control house and uh they bring their own tools uh special testing equipment. They come in uh either a small utility van or pickup trucks and they
do the testing and then leave whatever trash they generate they take with themselves based on PSNG working policy. So there is no really waste generated at the site. Thank you.
So Sil um you so what what type of equipment if any will these maintenance workers bring onto the site and where will they do any loading or offloading activities? >> So uh there is no really loading or
unloading zone or area needed because everything is uh preconstructed. They bring their own uh tools within the van. they carry do the testing and then go back and uh the substation is unmanned
facility. So uh primarily they check the control house which is uh used uh remotely through the central commands as well as uh that control house checks on the
equipment within the substation. that equipment is primarily uh transformer breakers. So that takes care of proper operation and uh we are able to we means
PSNG is able to identify any forthcoming problem based on the readings and instrumentation. Thank you. So um just to go back to loading. So is it correct that any any equipment or any loading or unloading will be done
completely within the site? >> Yes, please. >> And what about parking? Does the site have any does the proposed site have any parking? >> Uh no designated parking is provided because it's that's not the intent. They
basically park right next to the control house and they walk over the rest of the substation to observe the operation and see if there's anything uh which may be
seem out of place and they go back and report their findings to the central command. Thank you. >> And you mentioned this um a couple minutes ago, but I just want to be clear for the board. Um what how will trash be
handled on and off the site? >> So, uh it's very possible that you know they would drink uh tea, coffee or uh soda. So basically by PSENG policy they essentially keep all the trash with
themselves and they are supposed to take it back to uh the central division headquarters where they dispose it off in recepticles which are designated by the company. So
they are not supposed to really leave anything at the substation. Thank you. Uh very quickly that's solid waste. Is there any waste being produced by the station itself through operations? >> No there none. >> Okay. So solid waste will be brought in
and taken out by the employees. >> Yes, please. >> Okay. Thank you. Thank you. >> Thank you. Um now I want to jump to site security. So uh what type of security measures has is C PSEG proposing in
connection with this project? So PSNG did uh analysis of uh the security measure which is a standard procedure and it applies to all the substations. So based on that study PSNG
decided uh to provide uh 20T high wall with respect to the grades on the Pensky side. So there is going to be a wall here and then the rest rest of the substation they are
going to have anti- cut anti-climb fence and they're going to be uh manual gates with the cut proof locks. this wall in the eastern side that uh the
details architectural details of aesthetics they were developed in consultation with township and we are providing decorative features so that uh they look aesthetically they look uh
great at least to me and uh then uh the wall would have uh in the lower half gray stone finish basically embedded and the upper part of the wall would be
beige in color and they are going to be steel columns in between the panels. Thank you. >> We have some renderings of the proposed wall if it would please the board to show. >> Yes, please. Okay.
And again, who prepared that rendering? >> PSCG and >> Oh, >> and MC. >> Okay. So, our civil engineer prepared this with PS andG if >> Okay. And that'll be A2, >> correct? >> Okay.
Could you describe it, please? Vanil, can you please um describe what this exhibit A2 depicts? >> So exhibit uh is a viewpoint number one which is basically looking from Meadow
Road towards the inside uh through the Pensky parking lot and the on the rear is the substation. So here you will see in the foreground we have Meadow Road. This is uh the Pensky
truck area. And then we are going to have uh the decorative wall here from uh left to right. And uh so >> so so if I may real quick. So the bottom image is the proposed the top image is
the existing >> existing. Yeah. Correct. >> And it's look looking west from Meadow. Correct. >> Yes. Please. >> Okay. Please continue. about to say that. >> Okay. >> I apologize. >> Okay. I apologize cutting you off. Go ahead.
>> Yeah. So, this is viewpoint number one and we have developed uh other viewpoints also. >> So, um Sil, so the is it correct to say that the purpose of this wall is to provide site security? Correct.
>> Yeah. So uh the wall provides a site security screening for our critical equipment plus uh it's a decorative feature. So it looks aesthetically very nice. >> Okay. Um we have another rendering of
>> Can I ask a question before we go to the next rendering? So is there what can you provide some detail as to what the security reason for a 20ft wall? >> So uh security it was based on you know
industrywide uh concern against threat and damage to the substation. I I could give an example, you know, on my previous substation in North Brunswick, there was a person uh who was
trying to uh damage the substation and they worked with uh some person to do the work. But then that person turned out to be you know the execution of the damage in tande turned
out to be FBI agent. So uh everything was arranged I think monies were paid or whatever and uh this person was uh leaving USA at New York
for Paris and that's where uh FBI caught the person before he was able to go. So these are the situations which are coming more and more common in US
our country. So uh in recent times there are standards have been developed in order to you know how to really protect the equipment you know major critical equipment. So uh
it was decided to have the ball and then also have uh on the inside we did some changes and on the other sides which are not read readily could be seen from uh
the street meadow road we are providing uh anti- cut anti-climb uh fence which is a special. >> Just as a followup though, you said that the chair asked you if what the standards are. You said there are standards. Where are those standards
found that you're saying it should be 20 foot wall? >> Okay. So, the standard is not for 20ft wall but it's a line of sight and you know those uh other details are basically PSNG confidential. So uh it I
right now I cannot discuss those things because uh you know the public record it becomes uh bigger problems because uh thank you. >> No I understand that but so the standard of line of sight that's a PSNG policy or
is it where where where would that policy be found is what I'm trying to determine. >> Oh sorry if I could just jump in. So Sil um part of the wall as you described is is for security um is is that part of
just PSEG standards? Yeah, that's a PSNG internal standard, but it is based on the industry practice and PSEG had hired an external consultant to do the study
and based on the recommendations, PSENG is making uh the design compatible with the recommendation. Thank you. And I just want to follow up. You said they they did a study. Um was that study I think a NERK SIP an NERC-CIP
study 14? Um can you just give the board you know I guess just some general background on what that is and the type of studies that PSCG engaged in um to determine the necessary safety precautions and measures. >> Yeah. So the NERC sip North American
Electric commission and CIP's uh critical uh infrastructure. So bas that essentially governs uh the very high voltage in the country you
know we have to about 750 um KV lines which is on a very high side and then on the low end we have uh about 4 KV but which is called distribution. So nerive standard is for uh about 200
KV but then uh they do say and it's generally considered acceptable to really implement it because we are our supply is at 230
and uh but the substation is not that high. So not 100% of the requirements governed but uh it is based on one of those standards. >> Oh now you had mentioned a study was that study reduced to writing?
>> Um no that the study was not submitted with our application because it has security level details such as location of cameras and things of that nature that you know if it's if it's submitted then it's operable and it defeats the purpose of having the assessment. Um,
but I can represent for the record that um, PSENG has because there is an existing substation right next door and we'll continue to work with fire, police um, just to make sure that and and and also conduct training with them. It's a collaboration to make sure that all
safety standards are met and that we're working as a team um, with respect to site safety. One more point I want to make for the board. Um, you know, did the PS andG do they, you know, unilaterally design this
wall or was there any collaboration with any other outside entities besides PSNG? >> So yeah, the design of the wall uh you know obviously the structural design, the thickness etc. And you know the
structural strength characteristics yeah they are based on the study and uh the architectural design of the wall. It was consulted with the mayor and the township officials and uh we had several
meetings and you know they provided an example and we kind of had a slight modification just because of the wall height. So it was in consultation and collaboration with the township. Thank
you. >> Okay. Um, we have another rendering of another viewpoint of the wall if it would please the board to present that as A3. Also prepared um by our project engineer Burns McDonald and PSCG if you could sorry. Yep. Go ahead. if
you could just give the board um the benefit of the description of what they're looking at right now for A3. >> Yeah. So this is exhibit A3 which is being dated as for today 421. This shows uh the viewpoint number two.
Presently or existing condition is you'll see we have uh existing transmission line the way it is and then to the left is uh the area of the substation. There is an access road which I described in the very beginning
and then uh PSNG existing substation meadow road is right here next to you know on the upper part of the fence. So after uh construction we will have uh
the substation constructed here. So uh it shows uh the wall partially here which is uh east to west and uh in that area and then uh the pensky decorative
wall is here with a small portion right in here shows uh the anti-cut anti-climb fence. Thank you. >> Do you have handouts of these exhibits? Mr. Chairman, is it possible to get the
easel up here a little closer so we can see? >> Sure. >> You have the handout too, Mr. >> That A2 and A3. >> Yes, please. >> Okay. Thanks, Rachel. So, for the board's benefit,
A2 um on the bottom portion of the page says viewpoint one and A3 on the bottom of the page says viewpoint two. Does the board have any questions? I just wanted to give you a minute to take
a look. >> Mr. Chair, I have a question. Mr. Chabra, um, so what is the construction of this wall like? What kind of material is it proposed to use? So the wall is a pre-cast concrete wall
and uh in between the wall panels there's going to be vertically structural steel columns which are uh anchored to the foundation base of the wall. Is is it like a filigree like like
pre-cast or like pure pre-cast? Just >> it's a pre-cast concrete >> and you know with a special casting so that they could put gray stone at the bottom half and the top half will constitute of uh the beige color
concrete panels >> and that's 20 ft high you said right? >> Sorry I >> that's it's 20 20 ft height. Yeah, 20 ft high above the grade of Pansky lot. >> Isn't that like a little too excessive? Concrete pre-cast panels, steel for 20
foot high. Is that something that you guys do typically in your other PSNG? I mean on my projects I have done 35 foot high walls so it's not really excessive or it's not too too high but
>> what's the reason you guys can't use like chain link or something? >> No chain link uh it doesn't provide uh the physical obstruction to uh anything. chain link is basically it has a square
pattern and essentially you know and that's very very easy to break. So uh let's say if there you know some there is a shooter or somebody you know it's it doesn't really provide any protection
and people are able to climb on the chainling fence very very easily and then go inside the substation and the substation is uh very uh high voltage substation. So it's extremely dangerous
for people to even accidentally go inside the substation. You know it would be fatal essentially. And uh our own operations people they are very well trained and they have a the card reader
the badges for the entry and exit of the substation. So you know that doesn't happen but for untrained people it looks fine or there is nothing because uh electricity cannot be seen
but it's the energy which is uh very fatal in most of the situation if encountered. >> Is there any possibility you could do like a pre-cast half 10 ft pre-cast with chain link on top or something? I'm just saying looking taking a look at the picture much closer up when it's in
front of me here. It just seems like all that greenery is being removed in just you know giant pre-cast wall just like a warehouse basically similar. >> Oh yeah the height of the wall is a requirement as per the study. >> Okay but you can't sub substitute the
top 10 ft into a chain link just the top part. >> No actually the top part is much more relevant. The entire height is relevant. >> Okay. So Neil, how um the equipment that is being enclosed by the wall, how how
tall is that equipment? Is it approximately the same or similar height? >> Yeah. So the transformer which are uh you know high voltage, they are about 25 ft high. So the philosophy is uh that people from the
outside uh they should not be able to have a direct line of vision cuz that's what creates most of the issue. So uh we cannot really have any partial uh
chain link fence and concrete. So it's kind of provides solid obstruction to uh any any uh the firearm or whatever we want to say you know direct access to the critical
equipment and that uh critical equipment it takes uh many years for uh you know order and manufacturing. So uh that's why it is best to really have a proper security measure
and it's also very expensive. So if we don't really do proper planning, evaluation, analysis, you know, it becomes not only a outage issue for the customers, but
then it's for a very long time of several years or Thank you. >> How how long is the wall? >> The length is about 350 ft because >> 650 ft. >> Yes, please. Mr. If you just be on the
microphone, please. >> I want your fans to hear you at home. >> Okay. >> Okay. And is it four clarify this? Is it four walls that are 650 ft? >> No. >> Total sum?
>> Just just one wall. >> Just one wall. >> Yeah. Straight >> 650 ft. >> Yes. >> Okay. >> 650 or 350? >> 350. >> Okay. >> 350. needs the mic. Okay,
>> thank you. >> You're very welcome, >> vice chair. >> So, so does this wall go around the entire perimeter of the site? >> No, it's only along the Penske lot. The other sites, we will have anti- cut, anti-climb fence.
>> Does the wall have any sound protection from what's going on? We have a sound expert that's going to provide his expert testimony with respect to the sound and how the wall >> helps enclose um acoustics. >> So
in case of uh any accident in your substation uh what is the security level or what is the safety net for surrounding areas? So uh there's a continuous monitoring of the
equipment and uh it's kind of well known that transformer or switch gear you know how they behave over period of time if there are any temperature variations and uh the electrical characteristics.
So these are very carefully monitored through our control house as well as the central command. So they are able to predict uh the problems associated with any of the equipment. >> That's the current process though. But
in case something happens, >> some accident happens, uh there are always flaw in the monitoring in any system. I'm not talking about PSNG. something happens how do you make the safety around the places?
>> So looking at the size of the substation and the location of the substation the surrounding citizens whether it's commercial or residential it doesn't prop the issue does not propagate to
more than about 50 ft. So that's about 50 ft is a like a rule of thumb which is considered and uh the transformers are well within uh 50 ft or you know less
with respect to other equipment but with respect to uh the perimeter you know that distance is much greater so it's not likely to impact anybody. Do you have any uh protection or any kind of a
provisions on site uh in case of fire or any kind of uh accident occurs or you have to wait till uh any fire stations or you call fire stations you wait on external people or you have your own mechanism on site?
>> Okay. Uh could you kind of ask me for some clarification? So uh what it is is we have circuit breaker and disconnect switches which uh are able to isolate particular equipment if there's a
malfunction. So we are able to direct uh the electrical flow through other areas and uh so it's not going to impact any customer. However, let's say if there's
a fire. So, uh the transformers are provided with uh modes basically containment secondary containment specially lined and uh those containment
pits have a gravel surface. So, the transformer oil is kind of dropped into the pit. So the oil doesn't burn because of lack of oxygen and that fire is easily controlled
and if something is happening it would give an indication for example uh you know there is a high sulfur content the oil is being tested periodically. So uh if there is an indication of high
sulfur content operations will be able to identify of potential problem so it can be easily taken care of. Thank >> you. >> Thank you. >> Just one more point I want to make on this on on the wall. So the purpose of
the wall is not only to provide protection from outside of the facility but also to contain maybe emergencies that might happen within as well. Correct. >> Yes, please. >> Okay. Um, one more point I wanted to touch upon. Um, you know, can you just
give the board the benefit of, you know, during construction, um, what type of environmental studies does PSCG go through and assess um to make sure that everything is clean coming off and on the site? So PSNG uh environmental protocols they
require that uh all the excavation material which comes out they be tested for potential contamination namely chemical contamination prior to uh its uh handling
transportation and disposal. So for 100% of the cases it is pre-ested and uh in 99% time you know there is no problem is taken care of but in case if there is
some contamination there is a special handling and the transportation disposal is uh in accordance with the environmental uh regulations and PSNG policy is that We follow rigorously all
the requirements by different agencies. Thank you. >> Thank you. Um and you know this was mentioned in the planner report so I just wanted to mention it for the record. What's what's the PSCG's policy with respect to snow removal on on the
site? >> Yeah. So snow removal uh we have uh so for snow removal is essentially in the area of the driveways. So we have uh driveways
within s substation which are more like uh shape of an eight number. So uh PSNG has uh snow clearing plan for all the substations. So especially it will be
developed for this substation. So a snow plow would come and uh pile up the snow or it will take the snow with it through trucks and then dispose it uh outside. So there is no
really issue with any snow while people are at site or any of the operations. Thank you. >> Right. Um I I don't have any further questions for this witness and I defer to the board. >> Does the board have any other questions for Mr. Mthl?
>> Mr. Chair, I have another question. >> So that existing substation that is west of the Pensky station, Penske truck stop, um it has an existing fence there. What's the current size of that existing fence there?
So uh that substation was constructed about 1965 which is 60 years ago. So all the regulations and the issues were not present there and based on the criticality
of the substation PSNG has uh done the evaluation and uh it is determined uh the problem is much bigger for the new substation and for the existing substation the standard height of the
fence is 8 ft but then Uh that substation has a restricted entrance also. There is an outer fan. >> Have you guys had any issues with that existing substation? Any kind of vandalism or such in the past?
>> Uh I'm not aware of any vandalism. >> Um would you be able to, you know, point on that map, the first map A1, and show where that fence is because I'm still not understanding. 300 feet you're mentioning is by that Penske, which is east. Um,
could you just point where that 300 ft that you mentioned is going to be? >> Mr. Myth, I'm going to need you be on the microphone. Please just grab the microphone. Thank you, sir. >> Okay. So, uh, 350 ft is the length
approximately of this uh, straight line. >> Okay. adjacent the Pensky lot >> and then substation is here. >> Mhm. >> So the substation is enclosed within
this boundary uh to the left of this line vertically. So it's a smaller substation. >> Okay. And what prevents someone to just come in from the around the rest of that proposed disturbance line? Um, we understand that the uh the 20ft fence is
going to be 350 ft alongside that Penske, but what if someone comes from the north or the south side? Is there what kind of barriers that you're going to have there? >> So, we have existing fence along Meadow Road here and there's a fence
uh along this yellow reddish line. So, people cannot really directly come inside and then uh this substation is bound. So it has uh basically only the residential area. You know, I'm just
kind of playing devil's advocate. So uh it's uh unlikely that you know it's anything is going to happen based on the history there. >> But there's no other way from the bottom of Penske, someone to come in from there
or anything. There's no risk there. >> No. Uh there's no risk here because there is a existing fence here and closing the entire property. >> And what kind of fence is that right now? >> The standard chain link fence. >> Okay.
>> And this uh the previous operation here at Silver Lake, it's been there for decades. >> Gotcha. So the main concern is in front of Penske. That's where you guys are opposing the 20ft fence. >> Yes. >> Okay. All right. Thank you for the clarification. Yeah, very worry about
them. >> Any other questions for Mr. Mthl? >> Yeah, vice chairman. >> What happens if this gets approved? What happens to the existing substation? Is that going to remain or? >> Yeah. So, existing substation will remain, but uh the electrical loads
which are here for the existing station, they would be transferred to the new substation. So the overload load of the meadow road substation will be reduced. I'm just
kind of let's say if the load is uh 80 MVA and uh you know the capacity is uh X amount so it would basically be halfed. So in order that you know this existing
substation operates plus we will have a capacity of the new substation. So uh both of them will work in tandem. Thank you. >> So sil I just want to make it clear for the board we are not proposing any improvements or modifications to the
existing substation. >> That is correct. Yes. >> Any other questions from the board for Mr. Mithl. So during post construction uh you move into the testing and commissioning
phase. During that phase how many how many personnel are usually on site for that phase? Testing commissioning is very similar to regular construction. So uh typically there are about 8 to 10 people
which come and test various equipment and uh they would basically be parking along here close to the access existing access road. So it they don't really upset any
operation or uh living off uh the residential areas here. They don't really park there. They basically use the gate and park inside. Thank you. >> Okay. And then does the site envision
any So I I know you you did put in terms of uh in terms of waste removal and things like that that the the crew pretty much takes in they they take out what they bring in. Um what about facilities if there are people there working? What about facilities for you know is there a portage John or or a
bathroom on site? >> Yeah so we will have trailers which are equipped with uh toilets or bathrooms so they could use it and then isolated areas you know we would have portagons
which are uh maintained weekly through external companies. >> That was my next question. >> For hygiene purposes. >> Okay. All right. Thank you very much. Any questions for Mr. Mth? >> Okay. Thank you very much. We appreciate it. >> You're very welcome. >> Thank you.
>> Hey, Sil to go back, >> Miss Marelli. Yeah, that that packet of three p three sheets. There's a there's a third sheet which has been no test me. Is that going to be somebody else going to testify about that or >> um I'm not sure.
>> That's viewpoint number three. Yeah, >> there's no testimony on that. >> You don't have to. I just want to know. >> Yeah. Um, we were going to, um, my next witness was going to be our civil engineer. Um, we were going to have acoustic after that and then a landscaping um, testimony and that was
going to be part of the landscaping. >> Okay. Thank you. >> Okay. So, now I'm ready for my second witness, um, Michael Blake, a professional engineer of Burns and McDonald. >> Raise your right hand, please. Do you swear or affirm the testimony you'll
give this evening is the whole truth? >> Yes. >> Okay. Thank you. Please state your full name and spell it for the record. Uh, it's Michael Blake. M I C H A E L B L A K E. >> And Mr. Blake, if you could please pro provide the board with the benefit of your background and qualifications.
>> Uh, yeah. I'm a New Jersey PE uh licensed professional engineer with Burns and McDonald Engineering Company, 9400 Ward Parkway, Kansas City, Missouri 64114. Uh I obtained my bachelor of science in civil engineering in 2002 from the
University of Missouri in Columbia. Since graduating from college in O2, I have been working as a consulting engineer for close to 24 years, which has included multiple electrical substation and power generation facility projects for numerous clients ranging
from investor-owned utilities to municipal cooperatives. Since early 2019, I have been involved with several PSEG projects in the state of New Jersey. I obtained my original PE license in the state of Kansas in 2009 and through reciprocity, I became
licensed in the state of New Jersey in 2019. My New Jersey license is currently active. Um, as for Burns and McDonald, I've been there seven a little over seven years. Uh my current title is an associate civil engineer and also assistant
department manager in our civil structural group which is part of our transmission and distribution group. >> We'll accept you. Thank you very much. >> Okay. Thank you. >> Okay. Mr. Blake, um are you familiar with this project that we're here before the board tonight on? >> Yes, I am.
>> Okay. Um did you prepare any plans um in connection with this project? >> Uh yeah, I'd like to introduce exhibit A4. Oh, sorry that's a little loud. >> And um did you prepare this exhibit A4?
>> Uh I prepared this exhibit along with PSEG survey and mapping group. >> Okay. >> It is labeled the overall site plan. Um basically it shows the full property
>> and what's the date on that please? Um, the date is March 30th, 2026. >> Okay. >> I'm sorry. Again, that's prepared by you or under your direction. >> Yes, it is. >> Okay. I'm sorry.
>> Um, the board should have this um 11 by7 uh site plan A4. >> Yes, we do. And thank you for abiding by our wishes and request on that. We appreciate it. >> Okay. Um, so, Mr. Blake, can you please walk the board through the site plan and what we're proposing?
>> Uh, yeah. Well, so right now I want to talk about the existing conditions. I know we briefly talked about it, but in general it's roughly 90 acres, this whole property encompassed um the red hatching area over on the right is kind of the
substation proper. And then the triangular portion across the New Jersey turnpike is where the monopole location will be. Um the site's existing topography which isn't depicted on this but in general it
drains from kind of in the middle of the station to the to towards Meadow Road and then the kind of the southwest portion drains kind of into this lower region. Um it's an area that's you know wooded and
consists of dirt trails and kind of an open area. Um there's also wetlands located in there. So the wetlands have been identified. Um one thing to point out is that we will not touch any of the wetlands during construction.
Um, as of March 19th, 2026, we received a repro approval letter from NJD for freshwater wetlands letter of interpretation. So, they agreed with um kind of our examination >> and you submitted a copy of that, I believe, right? It's part of the submission. >> Yes, it was submitted with our
application. >> Um, additionally, there is a flood flood plane located within proximity. Um the proposed development area is adjacent to it but will not be encroaching or impacting it. Um and we also submitted a
letter um showing approval from NJPE for flood hazard verification and that was dated June 10th 2025. And now I want to switch to and introduce exhibit A5. And this exhibit prepared by by you, Mr. Blake.
>> If you could just give the board the title and when it was prepared or dated. >> Exhibit A5 is titled site plan. It is also dated March 30th, 2026. And it was prepared by Burns McDonald and PS&G. >> That's that's the handout you gave.
That's That's the back. It's page four of the handout. The back of page two, I guess you could call it, since it's double-sided. Is that correct? >> Yes, I believe so. >> This is Yeah, that'd be great. Just confirm. >> Yes, that is correct. >> Okay. >> The one you have.
>> All right. Just the board. It's the It's the It's the fourth. It's page four or the back of page two of the handout that was given to us. That's A5, you said, right? >> Yes. >> Yes. >> Okay. So this is kind of a zoomed in portion
of just the actual station area that I was mentioning on from the pre previous exhibit. So as you can see the station proper is right here. For storm water design we have implemented three infiltration
basins. There's one that's in close proximity to Meadow Road. Um there's one that's kind of I'm going to call it plan west. We're kind of at a skewed angle here. So, just for easy explanation, we'll say plan west. And then there's a smaller one that's also plan west, but
it's a little bit farther south, located um kind of on the out outskirts of of the LOD. Um >> and what's the purpose of the infiltration infiltration pods? >> It's to address storm water management.
Um basically in order to meet the NJAC78 requirements we have to design storm water measures sheet flow to inlets that drain to the various infiltration basins. Um basically trying to reduce storm water post construction is reduced
to 50 75 and 80% of the pre-development rates. So it's you know better condition than what the current runoff would be. Um the substation site is approximately six acres you know as far as disturbance
and then I would say AC ac across the turnpike it's less than a half acre the triangular spot for the the for across the uh for the turnpike or across the turnpike where the monopole is going. We originally
tried to put the bonnet pole in the rideway, but due to topography, it's pretty steep. It was very difficult to make it constructable. So, that is why PSEG is seeking um and you know, working with the landowner to get a a a lease or
a easement to to install it. >> And Mike, that's 191 Meadow Road, correct? The undersized triangular law is what you're referring to. >> Yes, that is correct. Now, one thing I would like to point out on the the 191 lot is that um there is a
setback requirement and it's 50 ft front setback, but due to design restrictions and stuff, we're only 2 feet from the property line. So, we are requesting a variance from that and that was part of our application. >> And just for clarification, that's the
with the property line with the New Jersey Turnpike, correct? Yeah, it's the it's the property line that that separates the New Jersey Turnpike and that property. >> Okay. Thank you. >> And also, um, we're seeking Can you can
you just describe the board the setback with the existing building that's on that undersized lot, 199 Meadow Road? >> Correct. Uh, yes. The existing building, uh, is only set back for two and a half feet or it's existing, but there's only a setback of two and a half feet. And currently there's a 40 foot, you know,
side setback. >> So we're seeking relief in connection with that. >> Yes, we're seeking relief from that. >> Um non-conforming. >> Okay. >> Okay. So back back up to the station proper. Um we have proposed two access
roads. Um both of them are off Meadow Road. Um they're 16 ft wide. So, we are requesting a variance on that as well cuz the minimum standard is 22 for two-way traffic. Um, we don't see this as a a concern because it is a private
access road and so usually there isn't going to be two-way traffic and the 16 ft is sufficient. It's a PSEG, you know, minimum requirement. Uh, it does allow enough for, you know, construction access as far as heavy hall bringing in
any equipment. And it was also sufficient for, you know, a fire apparatus to get in through the station if that were ever needed. Um, I believe that Sunnil touched on this a little bit, but there is no designated parking in the station. um
personnel when they do come on site, you know, once the station's operational and they do come on site, uh they'll park close to wherever they need to do any testing or they'll go to the control building which is located uh probably closest to the private drive that comes. >> So, why not simply designate a parking
space for any visitors or anybody who's coming on site? >> There's no visitors unless they're escorted by PSCG personnel. though. >> Okay. But how why not simply have a parking a designated parking area even for the the employees?
>> There's they're going to park close to the like say if they need to do an inspection on a specific piece of equipment, they're going to pull up next to that equipment. So the access drive that circulates through the station,
that is what they'll typically park on. And it's a it's a designated path. >> We could, you know, we could recall U Mr. Matel on this, but you know, his testimony was that only one vehicle will be on the site at a time, and it's to perform maintenance in connection with
the equipment that's proposed. So, the idea is the truck or the the vehicle would park near whatever equipment that they need to monitor that day. And and as such, a a designated vehicle space doesn't necessarily make sense to operate maintenance on the site. Thank
you. >> Can I let me just I think we can close the loop on this one. Would you agree if so approved to additional approval that any parking associated with the maintenance of the site would be conricted to the site not to the
neighbor the adjacent neighborhood? >> I would yes I would I would agree with that. I mean understood like if if if a resident if a resident needs needs needs services from PSENG have at it but what I'm saying is that if it's just limited to that site you'd agree >> I would agree. Okay.
>> They will only park on the site >> park on the site. >> Okay. Thank you very much. One more thing uh when you park your vehicle anywhere in that lot what is the safety safety net of uh say any substation any equipment any device people can get get
into anywhere though they are part of your contractor or maybe employees what is a safety what kind of a safety net do you take it uh from device perspective or equipment perspective >> so PSCG personnel go through safety training they are well trained to work
in a substation. Say if like me as a consultant and I'm visiting the site for whatever reason, I would you know obviously a company PSEG and I would also I have to go through you know yearly trainings to make sure that I'm up to speed with you know safety reasons
and and stuff to be in an operational or an operating substation. >> No, that's understandable. That's your policy of your company. But there is nothing on the site where you can prevent this kind of a accident or something uh from vehicle perspective.
>> So I guess um I'm trying to understand the the question. So I guess like third parties like like a a random citizen coming on the site or >> I'm sorry no not a third party your employee itself can bump into any devices any equipment
because you are allowing him to go anywhere. I think you I just um this is kind of an operational question and I could recall Sil to talk about um employees and how they're trained and make sure that how
they proper the proper safety mechanisms and he could provide testimony about their training. Um we could do that right now or whatever you whatever is the pleasure of the board. I >> think go ahead. I I don't want to disturb him but we can we can take it a little later. >> Okay. >> Yeah.
Um to get back to the entrances, uh there is an existing private road that goes all the way back to the to the existing meadow station or generating station there. We do have a third axis drive off that, but that really is just for access to the back side of the
station um and also to the the monopole before it the transmission line crosses over the New Jersey turnpike. So, it's more of just a maintenance and I wouldn't you know that probably won't see much traffic on it, but I did want to point it out that there is a a third
gate um on the site. There's a a control house which we did mention. There is sanitary and water utilities going to it. The utilities will come out of the building, go through the private drive road until
they tie into their respective utilities in Meadow Road. >> Um, so hold on. So we had estimated there'll be trailers on site for for bathrooms. So >> that's during construction. >> Construction. Okay. After constru This is for when the station's
operational. So >> Okay. Thank you. um as soon you'll pro you know discuss and you guys ask questions I did have it written down just to talk about exactly where the wall is just to reiterate
the 20ft wall along the pensky lot and then the anti-cut anti-limb fence ties into that wraps all the way around the station and comes back around so it does provide provide a secure perimeter. We additionally have um these three
infiltration basins and where applicable we will provide just a split rail fence just to kind of keep the general public out of this specific one. These two are behind security fencing so it's not as excess easily as accessible. Um, but as
far as this one, it's kind of a standard fence that you would see. >> And Mr. Blake, I I apologize if you already said this, but can you give the board the benefit of the setback of the proposed wall and then the fence? >> Oh, yeah. So, the wall is is only three
foot off the property line. Um, so we are requesting a variance for that. Uh the the proximity of the wall to to the property line was um in in order to
provide enough travel uh access road between here, we did have to push it up against that property line, which is why we're requesting a variance. Um the 3-foot off is just to provide some additional spacing between Penske and and the wall, but that was
one of the variances included in our application. >> And Mr. Blake, um in connection with some county approvals that we're also seeking for this project, we're constructing a sidewalk along Meadow Road. Is that correct? >> Yes, that is correct.
Um the sidewalk will be constructed along the frontage of the property. There's additionally going to be some landscaping um along that same frontage. We do have landscape architect uh who will be pres you know discuss that in further detail.
Um, one of the questions that on the comment letter that we received today was to make sure that it will be ADA compliant and it will we will make sure that the sidewalk that is constructed is ADA. >> With respect to that review letter, are there does the applicant have any objection to any of the requests in that
letter? >> No, we did not have any um objections to the request. >> So applicant will comply with the with the request in the letter. Then >> we will comply and we will work with um you know engineer reviewers to make sure that you know we get to a comment
resolution on all the all the comments. I haven't read every I mean I've gone through the comments but I'm still kind of we've only had I flew up this morning so I only had like a couple hours to analyze it but yes we we will make sure that we reach an agreement on on everything.
>> We want to go through point by point we we want to give uh both our M car on microphone Yeah, >> still got a lot to cover with the board is what I'm getting. >> Okay. I mean, I made a few notes on some of
the the items. Um, >> if if this is something if you if you need more time, I mean, we can provide your direct testimony tonight and then if you need more time, we could schedule for another evening. I'd rather I' I'd rather because there is a lot in both reports. I've reviewed both reports and
there's a lot in both and I think we we I want some answers and I know our board professionals are going to want some answers. >> Okay. If we want to go through them, I I'm happy to do that. I mean, I'd like to get through a much as much of this tonight as possible. >> So, if you could do your um if you want
to finish your direct testimony and then we'll go to the board reports >> if that's okay, council. >> That's acceptable to me. Um, I guess the only other thing I had was I was going to talk about lighting, but I
you know, we can probably address that as we go through the point by point unless you want me to. Mr. Carly, my microphone. I don't know how you >> I need your fans at home need to hurry you too, >> right? And I promise to correct that
this year and I lied. Uh this is a really a decision point for the board and the applicant in terms of how you want to go through my report whether uh you're going to go Mr. Blake and Miss Marello point by point or if you just want to do a broad tour of the report.
That's a decision for you to uh yeah to make. >> I'm comfortable with going point by point. There are some sections that we could overall say we will comply. For example, Mr. Blake was just alluding to the lighting. We will comply with all of those comments. Similarly, with the landscaping, we don't need to go through it point. We reviewed it. We could
comply. Um, but I'm happy to, you know, notwithstanding some of the bulk ones that we could comply with. you know, we could run through it >> and and I have a few that I we could that you know, like like she was like the storm water we can will comply with.
>> Yeah. The guys on >> there's the utilities which wanted to make sure that we >> Yeah. You're going to want to address the things that you expect the zoning board of adjustment be concerned about. >> Okay. Yeah. Do um you know, do you want me just to start going through the report
point by point? Okay. >> Um so section one of the report, it just provides an overview description of a sum summarization of this project. Um I guess there's no really comments on that section. Moving on to section two, um
2.1, the applicant shall provide testimony describing proposed site operations. Um Mr. Matal came before here earlier this evening. We could recall him. I know there's another outstanding question about employee training, safety, and the sort. So, we could recall him. Um 2.2, uh Mr. Blake
already provided testimony that the sidewalk will comply with ADA. Um I know there was something about the access road you wanted to mention about building code and having those access driveways ADA compliant. >> Oh, the sidewalk will be ADA where
especially where we cross the driveways. There's no, you know, there's no sidewalk or anything that would be applicable with within the station fence perimeter >> and the sidewalks will be maintained by PSNG. >> You're putting the sidewalk in. It snows. Are you guys going to shovel the
snow? on PSCG's track the dent of ownership sidewalk particularly for >> I would hope they're going to clear because otherwise they're going to get a visit from my good friend Mr. after it snows. >> Ordinance tells him to uh we were
talking about snow removal. >> Your ordinance, Edison's ordinance has on point with it. >> I'm sorry. Shame on me. Your ordinance is on point with snow removal. Apparently, uh it's come up before >> the >> So, you have a section of your ordinance
that speaks to snow removal requirements, etc., etc. 72 hours the sidewalk in front of your property, etc. >> 12 hours. >> Yeah. >> 12 hours, Mr. Cron. >> 12 >> 12 hours from the last snowfall. Yes. >> Well, you have a hanging judge over
there. So, >> the applicant >> um we stipulate that we will comply with um Edison ordinances regarding snow removal, you know, adjacent property owners responsibility to remove snow within a certain amount of time and we will comply with respect to the snow on the sidewalk.
>> Great. Thank you. Um se section 2.3 um that all improvements on the property's frontage shall be inspected by the board engineer at the time of construction. We will of course agree to that. Um section 2.4.
Um yes we we are working with the fire chief chief to review um our plans. We've sent him several turntables. Um you know we would like to have a meeting with him. Um, like I said, there's an existing substation. You know, Edison, um, PSCG is already a neighbor in in
Edison. We have relationships with the fire police and we will continue, um, to make sure that this application is satisfactory to them as well. >> So, just to hold you hold you up there. Um, so I have a copy of a letter dated April 20th, 2026 from fire chief Andrew
Toth. Um, address to the zoning board. reviewed the updated plan and division of fire finds a proposed site plan suitable in its requirement related to the New Jersey uniform fire code regulations and fire apparatus turning radius. So you're good there. >> Okay. Sorry, I did not see that yet, but
thank you. >> If you want my copy, >> thank you, >> Mr. Carly. A little bit uh Miss Marano's uh progress through the letter because the board did talk about the comment 2.4 for
a lot in the abstract. Uh but as uh Mr. Middle and uh Ms. Marano represented, they do have a requirement that's set by the uh it's not even a feds. It's a a a three nation group. NEC is North
American Energy Reliability Corporation. They set the standards across North America. Then our our feds because this is on the uh PJM grid. This is like a becomes like a hot target for security.
So they do have an involved plan and it's supposed to be kept honestly confidential. So that plan has to have a third party peer reviewer and it has to be reviewed with public service and chief to a third party reviewer at the
end of the day. make sure that they comply with the regulations that are set by North American Electric Liability Corporation and uh the Federal Energy Commission. They have a whole bunch of federal regulations and all goes to security. I
have every confidence that what they're proposing to build except for the monopole, but anything to do with electrical equipment is entirely encircled and within that compound that becomes an issue in terms of viewscapes and residents because some of your buildings within the property are 25 foot tall concrete. They're blast walls
in case something goes curply. You don't want to spread them very far, right? And so you do your job reliably, the design engineer towards that. But I think for the board to do its job, and I don't want to speak for the board, the board's attorney, you guys know your job better than I do. You're going to want to see
the aesthetics of it of those walls because some of the walls are stepped up and you have fencing on top of it, etc., etc. And you're next to residences. Something uh I suggest you
could handle on. >> I completely >> I'm not going to speak. No, you you you you know me better than uh than a lot of other people, but uh absolutely you're you're >> That sounds weird. >> Well, that's okay. >> I'm wondering how the court reporter is going to write how klunk write down
Kplunk and Kluy. So that's that's that's got that's where my head's going right now. But uh but no, I I would I would absolutely agree with that. I to to address the first part um the NERC compliance um like we said during
Sunil's testimony that's not something that we could just share with the board as part of the application um because that's private sensitive information and there are protocols that PSCG has to follow um in connection with working with law enforcement and things of that nature and we will of course comply with
all reg um applicable federal laws, state laws, local laws in that regard. Um a as to the second portion about the the comments about the aesthetics of the wall. Um I believe it was also Mr. Sunnil's testimony that PSCNG has been working
with the administration at length to design this wall. Um of course if there are any other design comments um from the board engineer um the board you know we're happy to hear your feedback. Um we can't make any decisions on the spot
right now. Um, but if there's any feedback, you know, I know there was some feedback about the the height um that was alluded to before and it was Sunnil's testimony that that was a requirement based on the equipment that it needs to enclose. >> Can you provide renderings of what the
wall will look like, unobstructed views of the of the wall, things we're trying to get at? And as far as the NERC study, I understand that you can't just put it out in the open for everybody to see, but has that been shared with the police under, I guess, a seal order or something like that?
>> At at this time, I don't believe so. >> Okay. >> Okay. >> I I just know that there's I don't know them um personally myself, but I just know that there's various protocols that have to be followed. Um, and maybe it's just during meetings with the police and
I know that there's training involved and I think that's how it's shared but you know I will stipulate in as a condition that we will make sure that we follow the federal regulations in connection with that. >> You don't have a choice. >> Yeah, exactly. Um, so it's it's good to
stipulate too. But yes, um um since we're talking about since we're talking about the renderings, the simulations that were provided, um would it be possible to have those simulations done with the monopole within them? Um because right now it's not depicted in any of them.
>> Um in addition, the renderings or simulations also are not taken from an angle where we would see it from like the residential neighborhoods are all taken from the kind of warehouse and more industrial um areas. And I think it would be pretty important to see the impact on those residential
neighborhoods that are adjacent to the property. >> Yes. >> Can I just ask which monopole I mean are you referring to? >> Aren't you proposing a monopole? >> Well, there's the monopole across the
New Jersey Turnpike and then there's the one on the the the backside, you know, just south west of the Penske lot. >> Yeah. So, but none of them are depicted in the simulations. >> Okay. >> If you want to take another look at
exhibit A3 and and Mike, your office helped prepare this exhibit as well, correct? >> Yes, that is correct. >> Um, >> what is it? I'm sorry. What is the total number of monoples you were proposing on? I thought it was like three total three new monoples. Correct.
Um so right now there are as we right now there's five monop poles nine lattice towers >> right >> one of those lattice towers is being demolished we are proposing two three four five monopoles
>> five new monopoles >> one of which is being proposed on that undersize lot that's um across the term pipe >> right >> and for the board can you just let them know how high those monopos are Yes. >> So if you go to exhibit what we A4,
>> can you just tell us the height? >> So there's two that are 150 ft tall that are located just to the right of the existing Meadow Road substation. Then you come across
that where the new station is. >> There's one that's 140 ft. Then you go to the one that's I mentioned earlier that's just south of Penske and that one is 95. And then across the turnpike that one is also 95
feet tall. >> So Mr. Blake, does does this rendering that's marked as A3, does it um contain any of the new monopoles that are proposed? >> Yes, it does. So, if you look at the picture on top, you can see the lattice tower just
>> which exhibit is that? >> This is A3. >> Thank you. Okay. >> So, you have the aerial photo just underneath the Google Earth word is you can see the existing lattice tower that is what is being demoed. And now if
you look at the picture below it for the future, you can see just to the left of the existing distribution poles, there's a there's a monop monopol just to the left of that. And then the lattice tower is no longer
there. >> And then >> we have another exhibit. Um it's it's another rendering of a of the street view in front of the residential neighborhood that's prepared by um Mr. Blake's office. >> Before you do that, I have a really very
fundamental basic question which I'm sure it makes an assumption, but what is the purpose of a substation? >> So sorry, >> I mean I'm not an electrical engineer. I'm not expert. But high level Yes.
>> Basically power is produced at a plant sends the high voltage power through transmission lines then it goes to a substation and that substation then distributes it >> to various areas. The reason for the
there's the transformer is it helps take the high voltage steps it down to a lower voltage that then can be distributed to >> you know businesses, homeowners etc. And then a lot of times you'll have smaller transformers closer to residents and stuff like that that keeps stepping it down.
>> I kind of thought that's what it was. So I wanted to ask an expert. >> Yeah. >> And Mr. Matal was a fact expert. That's why I'm a fact witness. That's why I did not ask him. So thank you. I just again I'm sure we all know what it's for, but I wanted on the record. Thank you, >> Mr. Chairman. Mr. Schneider,
>> what percentage of the power generated at this new substation is for Edison residents and how much of that power goes out of town to other towns? >> I cannot answer that, but it this
substation doesn't produce the power. >> Okay, so talk to me like I'm not working for PSEG and I have no idea what I'm talking about. I just learned what a monopole was. a monopole. >> So what does this station do? And I it makes power of some sort.
>> No, it just redist it kind of like redistributes it. It's so you have >> I'll rephrase the question. Uh how much of whatever this structure does benefits Edison versus outside of Edison? >> That I I cannot answer that. I would
have to defer to someone from PSEG. Sunil has the numbers of how many um customers this station would service. So uh currently uh there are 14,300 customers and the demand has been increasing.
So initially I had mentioned MVA was the load uh 80 MVA currently about uh 2 years ago and uh that is just for the Edison
residency and commercial properties that's the electric demand capacity is uh 50 MVA so uh as such you know with uh new facility with the current uh close
to 100% will go to the customers within the substation and it's like uh any water line you know if you tap it in you can draw the water and if you don't it will keep
flowing to the on the transmission line. So uh as such the electric power is proportional to the demand. If there is no demand nothing happens. It keeps going the
electron flow. So uh it is anticipated that uh 100% of the power which is being fed to the customers it would you know there is going to be some balance between the supply and
demand. So supply should be at least marginally more than the demand otherwise there's going to be outage failure. Remember like uh two three decades ago the outage
started in Ohio and the entire uh northeast USA was gone without power. So uh that's the sort of thing that is getting uh evaluated by PGM
and uh that's the basis of uh the substation. >> So the current subst the current substation services 14,300 Edison customers. >> That is true sir. And if we add a second
substation, if this was to be approved, it's still 14,300 >> for yeah, that's the number of customers we have had. But in general the demand has been increasing with time and PGM
you know they analyze the grid and they predict where we need uh strengthening and more demand and the location of the substation. >> So so the amount of customers are the same but if for example half those customers bought a Tesla tomorrow you
would need more demand from the same amount of customers. >> Yes sir. >> Got it. Thank you. >> Okay. And then there was a question about uh construction safety. So what is there is we have two safety watchers
which are deputed or which are assigned to substation and they monitor and give directions very similar to the crane operators as to where they could go where they cannot go. So that's for the construction equipment personnel
vehicles. They don't travel on the substation roads. Thank you. >> Mr. Johnny, you satisfied? You're satisfied with with Mr. Mau's answer? >> I was Mr. Chairman, I was asking questions, another counter questions to
him. >> Okay. >> So, um that is good information that is okay. My point is after having this new substation, how long do you sustain uh the requirement? Do you have any analysis like this substation can help you out for next 3 years, four years, 5
years? >> It depends on the demand. I think um should be good for next 20 years, 30 years. But I you know it's very difficult to predict the demand. >> Now based on the past analysis, you
might have something called guesstimated analysis, but that's okay. Thank you though. Sure. >> You're very welcome. Thank you. >> Thank you. Um, so I just before we were talking about the wall and the renderings and the new monopole. So, um, before we brought Sunil back up, we were just
discussing this exhibit that is marked as A3 that show the proposed I mean the existing conditions and the proposed which as you see there's some trees removed and additional monopoles installed. Um, >> and ju just to add to that, it does show
the monopoles. Um, so if you want, we could identify them somehow. >> Well, no. I I just think that the the renderings that were handed out to us don't have the monopoles on them. Is
that correct? >> No, this should Do you have viewpoint number two, >> which um there's various viewpoints and I apologize. I don't know how the packets were. >> Might it be possible have a rendering maybe have the mon the proposed monopoles as a different color so it's they stand out
>> the that's no problem >> on the ground >> that's one >> okay but like I I just think that the I mean the building's not touching the ground in the writing >> because it's elevated >> but a building can't float in the air. >> So you think
>> the grading is elevated so the the building is not going to be at the same elevation. as the the the forefront property. >> No, I I'm just I'm saying that I just don't think the perspective is correct in terms of the size in relation to the
building because the building isn't >> I think are you looking at viewpoint number one point? >> No, she they were looking at viewpoint two. It the the view it's the I'm going to assume that our person who was doing our rendering had with the fence. It's
probably hard was hard to to get it all to look right, but that's something that we can address and resubmit as part of comment resolution. The building where it is is elevated compared to the forefront. So, if if there's some, you
know, grading that's missing, then that would be something that we would just need to to rerun the rendering. >> Yeah. No, that would work. I'm just saying for the rendering, for the purpose of it being a perspective and using the heights for perspective and
determining the height of the monopoles related to the building, I just think that right now it's not a true representation of what would actually be there. >> I think um to Mr. Blake's point if if this is acceptable um during you know resolution compliance if this if this
application is approved we could work with the board professionals point out the the you know perspectives that highlight the height and the location of the existing monopoles versus the proposed.
>> With all due respect this board is very engaged and we're very interested in this. So we're going to want to see this before we make any decision on this case. >> Understood. >> Thank you. Um I I also just wanted to highlight A2 again. Um
as you could see, Mr. Blake, if you want to run through like the existing and the proposed because there are some monopoles identified here, but of course we are happy to go back and redo some renderings and and make it more clear for the board. So in the in the lower picture you can
see the several monopoles with the transmission lines connecting to them. Um you know I that that feedback regarding the monopoles was very helpful and appreciated. Um, you know, I don't know if the board has any other comments if we're going to come back here again,
um, with respect to the wall or if the board's professionals, um, you know, we just want to make sure we get this right, um, when we come back and present to you all. So, you know, we're happy to hear any feedback. >> Mr. Chairman, oh, Mr. Schneider, go ahead. >> Yeah, just uh, somebody made the
comment, but I thought it was prudent that the perspective from the residential area. So, I recognize on the aerial that the residents are far away from this area, but you still would like to see that perspective versus just across the Penske lot or unless I'm
missing something. I don't think it's from that angle. >> Yeah, that's from like the corner, Mike, if you want to point it out. But we also have a another perspective that we could show you tonight um with the residential like more from the residential side. If it would please the
board, we could enter it into evidence. >> Um, yeah, we don't have a blowup board of it. We only have the handouts. >> Are you referring to viewpoint 2 would be the one that you consider from the residential? >> Um, this is listed as viewpoint 4 and
viewpoint five. We just don't have a a full size of them. >> Um, we could mark this as A6. >> It is. >> We don't have a board for them. >> No. Yeah. We didn't have it. Yeah. >> So, viewpoint 4 and we'll mark that as
A6. >> Yes. >> Yes. It this A6 consists of two sheets. Viewpoint four and view.5. >> Okay. So, if we combine Okay. >> It's two. All right. And that was prepared by Mr. Blake by your office.
>> Listen, this is A6 or A6 and A7. >> A6 make a two-page doc, two-page exhibit. >> Just making sure. >> Again, Mr. Mr. Blake, prepared by your office. >> Pardon me. >> The A6 was prepared by your office. He's rendering. >> Yes, that is correct. >> Okay.
>> All right. and th those views are you know I don't remember what the street is that >> hold on a second maybe hold on >> this this would be exhibit A7
>> A7 prepared by >> which is the viewpoint map >> but it It doesn't show viewpoint four and five. >> What is a What is A7? >> A7 is just an overall map that shows where the various views are.
>> And this was prepared by your office. >> This was also prepared by our office. >> Um >> we do not there's there's no that's not a that's an exhibit. It's not a rendering though. It's not it's not a handout, right? ASAP. >> Um do we have a handout? No, we don't
have a handout, but we will email this exhibit to the board and we'll make a list um so we're organized. But um >> this is um an aerial exhibit. >> Okay. >> Um of >> using Google Earth, right? >> Yes. >> Okay. >> It's basically just to kind of give you
an idea of where each of these viewports were taken. >> One and or sorry, viewpoint four and five were taken along the street. I don't know exactly where they are, but we'll dep pick that when we resubmit this. >> Okay, >> we'll update this viewport map to show
where those are. >> They'll be A8 then, I guess. But that's fine. >> No, but the new one will be A8 because it'll be changed from this. Okay, that's all. >> Well, that's that's fine. >> All right. >> Give the board a couple seconds to digest this if they have any questions
on this. I have a question, Mr. Blake. Within the entire project, how many trees do you estimate that PSNG is going to remove? >> We have a landscape architect that could provide that testimony. >> Okay. >> Okay. All right. Because we're going to
need to hold on to this uh when we get back to that. >> We were going through the uh >> we're going through the Delaware routine report. So I think um wait the last comment on
2.4 was the board wants to see um some more renderings of the wall um you know the height trees and things like that highlights of the monopole. So we will definitely make a note and and prepare some more exhibits to show this board. Um so that note is well taken on section
2.4. Um moving on to section 2.5. Um just briefly we we did provide vehicle truck turning template to the fire department and we also was provided in connection with this application and our application material. So I think um
unless there's any other comments from the board engineer I think that's satisfied. Moving on to 2.6 um the engineering design certifications um about the accessibility. Mr. Blake, is that acceptable that you could comply
with section 2.6? Yes. >> 2.7. Um it's about um property frontages being constru um inspected by the township engineer at the time of construction. I just will note for the record that any comments with respect to the board engineer coming on the site
doing inspections that is all acceptable to the applicant. Parking section three. Um, you know, we try to cover this in Sunil's testimony and Michael's testimony about the parking. We are not proposing any parking here, but as a condition of
approval, we will stipulate that any parking on the site is on the site. No parking outside the bounds of the site. Um, although we don't have a per se designated parking spot and as you'll hear from our planner, we are seeking variances waiverss for this.
>> Mr. Chair, >> Mr. Carly, >> with that section three, the and uh M. Carly, I need you to be on my mic. >> With that section three, uh I uh which I largely agree with Mr. Middle's uh testimony. Uh you're going to have uh a
crew such as it is one or two men visiting the site and it's all going to be gravel and so there'll be parking opportunity for them. Uh the only concern I have in the entirety of section three other than making sure that the applicant uh does touch uh her
bases relative to sidest stepping any relief that may crop up from this. I don't know if it does. It's up to the applicant to determine that in conference with uh uh Miss Knight. Uh but I note in my travels here, there and
everywhere that a lot of substations are used outside of the perimeter for parking of uh the big boy uh utility trucks, uh public service trucks. I'd recommend that the board consider that and the applicant consider the appropriateness of that happening. And
sometimes it's like just an ad hoc public service, big enterprise, right? The old saying used to be that, you know, you have more metal than PSE and G. And so they have a lot of metal. So sometimes they scramble to move it around. Just promise us she won't move it around onto this site.
>> That's acceptable to the applicant. >> Okay. >> Not not to jump too far ahead. There was also another comment. We'll get to it later about um long-term parking of heavy machinery and and vehicles. We will that will not occur and we will stipulate to that.
>> Yep. >> Thank you, Mr. Carly. >> Okay. Um, section four, this is a bulk one. Um, we we can comply with all of the lighting comments and considerations that are noted by the board engineer. Same thing with the landscape. There
were some comments and recommendations. um we could comply with all of those and you'll hear testimony from our our landscape witness about that as well that we could comply and Mike can you just you know briefly describe any proposed signage on the
site that's another comment section 4.8 eight. >> Uh yeah, as part of our drawing package submitt, we did show some signage. Um it's typical PSEG electrical safety signage just to warn people that if they come up to to the property, they're
spaced, you know, I don't know the exact spacing, but you they're spaced based on PSEG standards every so many feet around the perimeter. Additionally, there is a sign that will go on the gates so that let's say there is an emergency and
fire personnel or police arrive at the site prior to a PSEG representative being there. Uh there'll be a contact information and then it will give the information that they can once they're on the phone, you know, identify the station, the a coordinate just so they
can make sure that they know exactly where they're at. I defer to the board and um the board planner and engineer if there's any specific questions that they want to ask with respect to section four of the report. >> Carl,
go first. >> Well, thank you. And just a general comment on lighting and landscaping. They have a a very tough uh job here. I think whoever did the lighting because they have to balance uh the the project sites that are you know are abuing
residential areas and the impacts uh those residences are protected by the Edison ordinance. So that to balance the Edison ordinance with the federal regulations because safety and clear zones etc etc and the federal regulations are rather hotter when I say
hot uh more intense foot candle patterns uh than the Edison ordinance. So, Miss Mayorello, if if between now and the next time you can identify if you're going to need relief from the Edison ordinance, I don't think it would, you know, I think for what you're doing,
you're probably going to want to have relief and you'll be able to make the case in a competent manner, but I think you're going to deviate from the local ordinance and I think that it's going to require a waiver even though they're meeting the federal standard. You know, that you know, I think that might tip
you into a waiver situation. That's Mr. Salman's uh decision. So, I don't know, but think about that before the next one. >> Yeah, we will certainly take another look at the illumination and um take another look at our calculations um to
check that. >> Um and then from a signage standpoint, it seems like the signage that is being proposed is more so for safety purposes. Um not necessarily traditional signage advertising the site. Um I don't think you would applicants advertising the site. So um I think from that standpoint
I think your signage should be fine. >> Okay. >> Thank you. >> And then section five with regard to stormware management and grading. Uh Mr. Carly. >> Thank you Mr. Chair. Uh relative to all that it's it's it's a bit much. Uh but
uh the long story short is uh what the applicant uh designer has done is presented the board with a I think a competent storm water management plan. You do have the three basins. You have extensive collection system. It all seems to work uh having gone through the
reporting extensively. I do recommend uh some revisions which I'd characterize as being minor uh some typos etc etc. I don't know if Mr. Blake uh agrees with that characterization, but I you know I think Mr. Blake would agree with uh my
advice that the storm system that he uh proposes is competent. Uh any of the little tickytac things I point out give you a pause? >> No, I we looked at it today and some of it was just typos where >> Yeah, ticky tack inverts were swapped accidentally.
>> It's a good design. uh they have separation from the flood zone 14 ft vertically. So they do meet the uh uh the spirit and intent of uh the statute as expressed by the administrative code. That's all I have to say about storm sewers. >> Thank you. Well, while you're at it,
let's talk sanitary waste disposal, water supply, and other utilities. that there is very little chance that there will be impact on sanitary sewer and water supply because of the nature of the use of the site. But still the
ordinance says give the board an engineer's report or a statement. Statement can be essentially that either testimony or one pager saying we're not going to run a domestic uh water supply out here. We're not going to run a sanitary sewer supply out here. but
touch the base. That way you hit the ordinance requirement and you don't have to look for relief. And the other thing is you are the utility. Uh so if the utility requires you to put in transformers or emergency generators, make sure you landscape them. The other
thing that's not talked about, which I should have uh talked about uh in chapter 6, is uh Edison's chapter 37 uh entitled interference with pipelines. Once upon a time uh in 1994, Durham
Woods went boom. And so the the good people of Edison said, "Wow, we don't like that so much." And so you have a very comprehensive ordinance that talks about working along transmission lines. Generally prohibits them, but it does give an exception where one owns the gas
transmission line. I'm assuming that the G and PS and G stands for gas and those pipelines that run through your property are owned by public service. >> Yes. >> Okay. And so that exempts them from that ordinance. Become familiar with the
ordinance someone on the team so you're familiar with. But there is an exemption for you within it if you own the pipe. You got a lot I think you have some pipes that are uh 14 20 inch wide gas pipes. So, you got some some pretty big guys going through there, but I also have confidence that you own it and so
you you get the the exemption because otherwise you wouldn't be able to put anything within 75 foot of the limits of that easement and I think that would put a crinkle in your uh design and the grant and to get around it would require relief. Check into it. Make sure that
you're a-okay that you own that pipe because that gives you the exemption from that being pretty much uh no man's land for you. 75 feet on either edge of all of those easements that are crisscrossing you. >> So just >> Yep. And we can submit just a
>> I'd be stunned if someone else owned that that gas those gas lines. >> Well, I'm just saying like it's part of comment prior comment resolution. Just submit. >> Yeah, it's not a comment in the report. It was an omission. So >> Okay. >> Just uh become familiar with that section of the ordinance and address it. >> We'll do. Thanks.
Section seven, garbage disposal. Uh it was testified to Mr. Carly that they would uh be removing anything that on site they'd be removing with them. So you're happy with that one, Mr. Carly. >> Mr. Carly, >> you like talking to my kids?
>> That's unfortunate. In terms of garbage disposal, I uh largely agree uh with Mr. Middle. uh most of uh the folks the technicians that'll be uh coming on to the site will uh store their wrappers. I think the
thought is within the trucks but I think it wouldn't hurt in terms of the u the the maintenance plan and I think the maintenance plan does do it for storm water management to have regular uh litter trips around because storm water management they're proposing
on site would get fouled with litter. So if you just extend that to the perimeter so Mr. AOTS doesn't get a headache. So, the entire site, if there's rappers that are blowing and hitting into these fences, a lot of fences, uh they'll clean it up and I'd have every
confidence public service will maintain it in an orderly fashion. >> Yes, that that's acceptable. >> Great. >> Wait, didn't I say enough on garbage? >> Then eight, environmental We don't um we don't have anything in
the environmental section that we can't um you know there's some stuff we hear about acoustical um and we do have an a consultant that we plan on presenting some testimony tonight or next time. Time flies there. >> I do have one question about 8.3 cut
fill. Is that a is that a requirement to be on the drawings or is it something we could submit? >> We like the generally in Edison the township engineer likes it on the drawings. That way he has a sense of uh what will in what will be entailed with
the construction of a project relative to truckloads the site I suspect because of the the the the environmental considerations you're going to have the need to matt it and all that stuff. I suspect you're going to be doing a lot of earth work there.
>> Correct. >> So, if you're going to be running like I don't know 100 trucks a day up Silver Lake, I don't think you are, but I think the board's going to want to know that the impacts during the construction sequence as well. You're going to have a lot of uh uh dirt moving one way or the other. You're you're elevating the
platform. Uh essentially, the stuff is being built up about 14t to get it out of the flood zone. I agree with that. But you're going to have that dirt moving in for there. But in other places, you're going to be moving dirt. So if you have a balance that's fine and dandy, but I think the town engineer is going to want to know that uh during
construction and we put that generally this is a construction period thing. You'll see that comment repeated later in the report uh when we ask you to uh if the board uh looks upon the application favorably and you move towards construction, we ask you for
that information again uh when you have a pre-construction meeting with the town engineer. We'll be able to figure it out by then. >> Now, just to confirm, it's an approximation based on >> the tools that we use. I'm just >> I'm just making sure that it's
not going to get it down to the teaspoon. >> All right. Yeah, I got you. >> Thank you. >> And then 8.4. I know that you have a sound engineer, so we could just save that section till uh that testimony comes up. >> Yes, of course. >> Okay. Um Mr. Carly, anything else beyond
8.4? four that uh you'd like to address while you have the stage uh the acoustical evaluation that presentation uh I'm assuming uh representative Ostagard acoustical associates which did prepare the acoustical evaluation will be here to
provide that testimony to the board. I generally agree with their uh uh their reporting. There's some things I think they should really uh flesh out a little bit more in front of the board, but I think it's important for the board to hear from uh PSC and G's expert about
the no the noise impacts of this because that'll have a real or potentially a a significant impact on the neighboring residences. Don't know, but that'll be flushed out by Ms. Mayor Reel's experts testimony.
>> Correct. >> Then com comment nine, uh, as Miss Knight had pointed out to the board, uh, just give us a sense of what, uh, the heck this will look like from the neighborhood. That's comment 9.1.
And the other things are if uh uh this uh project uh progresses uh you're going to have a a long and fruitful relationship with the township engineer and that's expressed there and you have
a lot of other agency permits to get >> correct >> and that's the that's pretty much the sum of my report. >> Yeah. So again with regard to the report u chapter nine of the report do you have any problem with the miscellane that's
in there with complying with all those? >> No we we didn't have any concern. >> Okay. >> Okay. Great. Thank you very much. Uh so now Miss Knight will review the neglia planning report.
>> Yeah I think we went through a lot of my comments. Um, a lot of them had to do with more of operational questions that were addressed through the the first um, witness. Um, and looking through it real quick. Um, yeah.
And then the other questions I had would be related to noise levels and um, their other professionals. So, I don't think I have any additional questions for this one. >> Okay. All right. Thank you very much. Um, that that include your direct of Mr. Blake. Yeah, I have no further questions
for >> All right. Does the board have any questions for Mr. Blake? >> Seeing none. Okay. Thank you very much. Great. Thank you. Appreciate it. >> Um, you know, would would it please the board to maybe get through my acoustical consultant testimony? Um, there's really
no exhibits with that. The his report speaks for itself. Or maybe he does have these are part of your report. >> How long are you estimating for? Okay. You may proceed. >> Hi.
>> Nope. >> Now it's on. >> Yes. >> All right. We'll keep this as brief as possible with providing great information. >> Sure. Raise your right hand, please. Do you swear or affirm the testimony you'll give this evening is the whole truth? >> I do. >> Thank you. Please state your full name for the record and spell it.
>> Joseph Keefe J O S E P H K E Ethic Frank E. And if you could please provide the board with a summary of your background and qualifications. >> I have a degree in bachelor's degree in physics and music from Duke University. I work at Ostgard Acoustical Associates
in Woodbridge where I am one of the principles and one of the owners of the firms and I'm a member of the uh acoustical society of America, the Institute of Noise Control Engineering and ASME E33 Committee on Environmental and Building Acoustics.
Yep. >> Which ASM American Society for Testing and Materials >> acoustics here are not so good. They This is the best acoustics in a public meeting room I've been in a decade. >> Oh, what do you know?
>> Um, and so is there accreditation for uh for your for your position? >> There is not. There's no lenture for acoustical professionals in New Jersey or any other state. >> Okay. >> Okay. You can proceed then. >> Thank you. Um, so we prepared a report uh about the acoustics of this site and the Meadow Road substation. So, uh,
unlike previous testimony we've heard, we're going to talk about the existing substation a bit. Um, this is kind of far away and we're kind of in a big room. Would we like this maybe up on the raised platform or or pointed at you a little bit? Okay. So, what these figures or what
these exhibits are, we can mark them or not depending on how you feel, are replications exactly of the figures in our report, which I believe are already in in a stack of paper in front of you. >> Yes. Can you um I was going to say you know can you just tell the board about what you prepared for this the date of
it >> but before you do that so this this di this the monster of evidence is in the report already is >> right so we prepared a >> May 14th 2025 report and I'm going to show you blowups of figures
>> sorry I just got to get the right numbers >> if you'd like to move the move that up a little closer. >> Sure. uh figures four, five, and six is what we're going to look at. So the report focuses on a tabulation or a quantification of existing sound
emissions uh and then says what happens when we add the new substation equipment in. So there's two versions of the ex existing substation sound emissions because um what we found and what we know to be the worst case are not the same thing. So we
had the uh expertise from working on with PSENG on the old meadow road substation as well. So based on or what you're seeing here is based on our findings of visiting the substation during a time of typical operations asking PSNG uh personnel to turn on all
the cooling fans that they could basically make the site make as much noise as it can and then survey it. And so the results uh are given in colored contours that represent a weighted sound levels evaluated 5 feet above the ground. So basically what we would hear
if we walked around the site and with our ears and we're comparing this to criteria given in the New Jersey noise code which is found at NJAC 729 and Edison Township's noise code. They both say the same thing for residences which is that at night we need to meet a sun
level no higher than 50 dBA or 58 weighted dec. So what we can see here is that the black and white circles, these are discrete receptor points in our model. And even though we're looking at this in 2D, the model is in 3D. It takes into account the undulations of terrain,
the heights of buildings, the heights of walls, the various heights of sound sources and things like that. And the heights of reception. So D, E, and F are right along the backyards of these properties uh fronting on or backing out onto the metal road substation. They're 5 ft
above grade. A, B, and C are up higher at the um height of the closest or excuse me, the highest window locations of these houses. So sometimes when we're closer, it's louder. Sometimes when we're higher up, but sorry, farther away, but we're higher up and sound is going over a wall or over an
obstruction, that can be the loudest. So we always evaluate both locations for acoustical studies. So A and C are 20 ft above grade. B is 12 ft above grade. Those all represent upper story windows for the respective homes. And what we can see here is a very low prediction.
We've got a worst case of 33 dBA from just transformer noise. What's actually the loudest thing at this site though is HVC equipment that wasn't running during this survey due to the environmental conditions. So we'll look at this next
board. So this is figure five from our report. >> Oh, sorry Joe. Um, sure. >> This was submitted with our application, but I don't think it's in the application packets that the board has. So, just for clarity of the record, we will mark >> We should probably mark these then. >> Yes.
>> A8 would be the first one. >> So, A8, >> which table is this? >> Will be the existing sound emissions based on as found conditions. And on the top of the easel now is A9 which is existing conditions from the
meadow road substation with anticipated worst case HVAC noise. >> And are these so these are in the report though right? >> This is figure the bottom is figure four from our report the top is figure five. So the reason we did this is when you if you went straight from A8 or the
existing conditions to the meadow road to adding the south substation, it looks like it gets way worse, but it really doesn't budge much at all. So we wanted to show this. So if we include all the worst case HVAC noise from the existing substation, our sound emissions at F or
the worst case are 44 dBA. So this includes not only the transformer noise, the hum, the noise from the fans, but also the worst case noise assuming all the HVC at the site is on. So there's a wall-mounted condensing unit or two attached to the control house, and
there's some HVC equipment attached uh as well. And these things run on temperature-based controls, thermostats, and they turn on and off throughout the day, especially when it's hot. At night, they're not usually on. Maybe in hot nights in the summer, but other than that, they're not typically on. But
we're modeling the worst case because that's the important thing to do. So 44 dBA based on uh the condition before we do anything that we've talked about for the rest of this evening's testimony. So then the last exhibit I have is a
>> we're on 10, right? Yeah. A10. And this is the uh real result of our sound study. So here we can see >> which table is this in your report?
>> Oh, hang on. Did I put up the wrong one? >> You should write on them. >> Oh, I'm sorry. I was showing you the wrong side before. >> Okay. >> Oh, no, no, no, no, no, I wasn't. >> Hang on a sec. Yeah. >> As found
no what I've got. Huh. What I've got is not the thing I wanted to show you. That's what that's the problem here. Okay. Well, my apologies, but uh let's mark but what's properly done? Let's mark those so there's no confusion. So, >> this was the existing condition. So,
this is a >> we don't have an E10 is what what has happened here. But that's okay. Like I said, things don't change much. So, >> where's A9? Which one's A9? >> A9 is the existing conditions with the
HVAC noise, right? >> Okay. >> Thanks, Rebecca. So, I'll use the Which one's A1 to tell my story here? Yeah. So, what happens with our new
>> So, just for the record, you're referring to A1 or A5. >> Sorry, I grabbed A5. It doesn't It doesn't matter what we what we're exactly using. This is A5, right? So, what I talked about prior, sorry, this isn't oriented the same way, um, is the
Meadow Road substation over here, right? So, we've got our two transformers, a switch gear building, uh, and a small building over here. And the switch gear, and the small building have HVAC, and the transformers inherently make noise. So, we're adding numerous more numerous
additional noise sources, but they're they're much farther away, which is why we don't have a big effect. And so we've got these two transformers here behind these L-shaped or two-sided isolation walls. And we've got the big wall here that we talked about already. And we've got a third transformer here. And we've
also got a fourth future one in our model as the worst case, even though that's not being proposed tonight. And then at the control house, we've got some HVC. We've got some small quiet uh station light and power transformers over here. uh and the noise from all these is
modeled based on manufacturers's data. So of course none of this exists. We can't go measure it. So we get sound ratings from the manufacturer. We put the sound ratings into our model. We get the dimensional information from PSNG. They say each of these walls is going to be this tall. Each of these transformers
is going to be this tall. And we model it all. And then we leave all the metal road stuff on in our model and we say, "Hey, how loud is all this going to be?" Because people live right here. And that's what we're we're trying to analyze. So the worst case goes from 44
dBA to 45 dBA. So it's kind of like not really much happens. And because of that, um, we obviously continue to comply with the 50 dBA code. It's also important to note that the ambient sound in the area is dominated by the New
Jersey turnpike and the traffic flow on the turnpike. And so we measured this um in this neighborhood on the other side of these houses just outside the bounds of A5 on the street. Um and in both cases that amate sound level was about
47 dBA. So the new predictions from the site the new sound emissions and the existing sound emissions are both about the same and they're both below the ambient noise level and they're both significantly below the regulatory limit for noise. So this site is going to be a good neighbor. It reflects good
acoustical design and there's not going to be any problems. I did want to make one more point. I think you asked about walls, right? And how the sound how the walls affected the sound. >> I don't remember. >> Well, I'm going to talk about that. Um, the walls aren't here for sound reasons.
This is not the one of the cases, which does happen sometimes with PS&G sites when we say, "Hey, you guys have a noise concern. We need to put a wall here to fix an acoustical problem. These walls are here because we were told they're here, not because we told PSEG they needed to be there for acoustical
reasons. So, their purpose is not for sound. Um, we didn't model what would happen without them, but my expert experience tells me that things would actually be quieter if these walls didn't exist. We have a big wall here. The sound bounces off this wall and it
goes that way in the direction that people live. Is that a problem? No. I just told you why. But um we don't need this wall for sound and this wall isn't, you know, having any intended acoustical effect. So I hope that clarifies things.
Okay, that's it. Right. See, I told you I'd be fast. >> Vice chairman. >> Yeah. So So you you just said with that wall that sound can bounce off and go towards the residents. Well, sound bounces off any wall and goes in any
direction, of course, but um you know, it's kind of like playing pool. You bounce the ball off the wall, you can kind of predict the angle it goes. >> It's not towards the resonances. >> And Joe, our acoustical level, the the sound decel, it's compliant with Edison
ordinances. Correct. >> That's correct. Um, and we will also stipulate as a condition of approval that we will do a post construction study to make sure that post construction the acoustical levels still comply with the township ordinance. Is that correct? >> That's correct. And that's also standard practice for PS andG sites.
>> How soon after construction would that study take place? >> I mean, we usually get called within a month or two, I believe. >> Okay. And then does it matter what time of season because the trees are in bloom. Does that make a difference? No, we don't have a lot of So trees don't
block sound for the most part. So if you have hundreds of feet of dense woods, that may matter. But you know what we're talking about here is we're going to come over to this fence line just on this side of the creek and measure noise from the whole site. And we're going to get all the fans turned on here and all
the fans turned on here. When we do that, even if it's winter, we'll run the fans to simulate summer conditions. >> Okay. Would it be possible um in addition to doing hello um in addition to doing a post construction um study doing possibly a
six-month look back as well just to >> you mean to measure twice? >> Measure twice. So we do it right after construction's complete and then six months later kind of similar how we would do it with lighting but six months later do the same study just to confirm that the levels are still the same and they haven't exceeded.
I mean that's up to PSE and G. Certainly it's possible. >> Yeah, I would recommend it kind of as a if the board was to look favorably on a condition of approval. >> Sure, you're going to get the same answer, but >> that that's acceptable to the applicant. >> Okay. Thank you, >> Chairman. Mr. Schneider.
>> So, right now there's a substation running and it creates sound. And if we turn that one all the way off and we just had the new substation on, is the new substation, which is 60 years
younger than the original one, is it louder or quieter? >> Okay, I'm not trying to obuscate your question, but we want to answer I want to answer this carefully because >> they're not the same distance from the
observation point, >> right? So the new subst sorry the old substation makes 44 dB worst case new plus old makes 45 by the rules of decibel addition that means that the new
one is quieter >> if I was standing in the same spot. >> Yeah. Yeah. If you evaluated at location F in the exhibits I would >> if I was the if I was equidistant from each substation. >> Ah okay that's a different question. Does new does new technology mean it's quieter, louder, or the same?
>> Okay. New technology generally means it's quieter, but there's more stuff on the new substation. So, it's a it's a tough apples to apples comparison that you're asking about. >> Sound is cumulative, right? >> Yeah. Sound is cumulative, but but it's decibb are logarithmic. So, 44 dB from
the old substation. If the new substation contributed the same 44 all by itself, we would predict and measure 47. and we're predicting less than that. So the new substation's contributing its share at the residential residential observation points less than the old
substation is because it's farther away. >> Thank you. >> Sure. I hope I hope that actually answered the question. >> Fascinating. >> Any other questions from the board? >> Mr. Chair, one question. You guys this I don't think this is I understood this correctly. The old
substation is not being decommissioned. >> Correct. It's going to be used in addition to this new one. >> Yes. >> Okay. All right. Thank you. >> Hence why our study was the way it was. >> Okay. Got it. Thanks. >> Okay. Uh Mr. Carly,
>> just for uh the board's edification and also mine uh because >> Carly, if you could just be >> I'm sorry. I'm sorry. This this question for Mr. Keith is for the edification of the board when it comes to decibel levels. Uh because intuitively one would think that all right this new station's
uh generating noise at 44 dB, the old station's at 47 and together the sum of them would be 91. That's not the case. Can you explain why to me? >> Yes. So decibb I I can but I don't know if it's going to work. So when we
calculate a decibel, it's actually a ratio of a sound pressure, moving particles of air, divided by a reference pressure, which is just a scientific number that we've agreed to pick as scientists. So you divide the measured pressure by the reference pressure. Um
then you square that value, you take logarithm, and you multiply by 10. All right, whatever. A lot of math, right? What it does is it takes numbers that are millions apart and makes them 10 apart, right? or 20 apart or 40 apart. So, it takes these giant numbers that we can't really comprehend the the uh
amount between and puts them at a scale that's reasonable for human perception. So, to your point, um two sounds that are the same value, let's call it 60 dB, right? If I made 60 and you made 60 and we someone stood in the middle and
measured, we would measure 63. So, the two things together are three dB louder if they're equal. That's the worst case we can add up. When two things are 10 dB apart, so I was 60 and you're 50 and someone stands in the middle and measures. We only measure 60. The 50
doesn't matter. And if it's quieter than that, 45 40, etc., that doesn't matter either, right? So the only reason we're going from 44 from the old Meadow Road substation only to 45 dB with both substations is that they're both contributing about the same amount of
sound. Thank you. Uh the the second thing uh in terms of my report, there's some comments I have I'm sure you can address in terms of uh putting annotations if equipment moves around and you would amend your report if equipment changes
from what your your reports on and bases its conclusions on. You would amend the report if anything changes from your report. The equipment is modified during construction. It's moved around, etc., etc. And that's an if on PSEG. If you
have field changes, then we're going to look for you to freshen up your reports or reflects field changes as may be encountered. Is that >> yes acceptable? >> That that is a standard practice. We've occasionally learned that oh the transformer that we thought we would put
here, we couldn't get it or once it hit a bridge on an overpass and it was it was a no no. Goodbye. And uh we we had to do another one. So yes, we can update our study at any time that's appropriate. I also wanted to point out you made a comment basically that says, "Hey, let's confirm here that the
heights of everything that I used in my report match the heights that the actual design and uh we conferred with the other professionals in the room earlier today and I can confirm that." >> You're good. Good. The the other thing uh again a a lot of words, a lot of comments in my report, but I am
concerned about enforcement. Mr. AOT's doing his job. As Miss Knight alluded to, 6 months from now, Mr. Carly and Miss Knight will be out of the picture. Mr. Aayot will be in the picture, >> right? >> And say it doesn't work out according to plan. It happens. What kind of
enforcement mechanisms is the applicant willing to give to Mr. AOT? Say it doesn't exceed the the municipal level because the municipal level is a high bar, but it exceeds what you're doing at and it causes discomfort to the neighbors. How do how does Mr. Ayat
approach that as an enforcement officer? >> I don't know. I'm asking. >> So, I'm not the noise police. Um, but my understanding is that Right. So, the no a noise complaint requires two or excuse me, a noise violation requires two
things. It requires a complaint and it requires uh proving a violation. So that is to say, if technically speaking, some site made noise at some place that legally is not allowed to exceed X, but it did, but nobody cared, nobody would call you, and you wouldn't go measure
and waste taxpayer resources. Uh, right. So the way this works is that someone would call you and say, "I have a noise complaint." And then you'd arrange to go out and make measurements and show that the level is or is not above 50 dBA at night or 65 dBA during the day. Um, the
truth is that when you stand on the road uh that these houses closest to the substation are, you can't hear the substation. You hear the New Jersey Turnpike. So, you would have a difficult job of >> Not at all. You would have to prove to me that you're not exceeding the DBA.
>> No, that's not correct. You >> We can explain to the judge. >> Well, >> is that really true? >> I I take I take strong exception to that. >> Okay, that's fine. a noise enforcement uh or a notice of violation requires um
first a measurement over the >> complaint. No, you're right. First >> and then an evaluation of what New Jersey calls the neighborhood residual sound level or the ambient sound level. >> You're partly right. First, it involves the complaint. We go out there, we witness a complaint, right?
>> If you can see the DBA, then a warning is issued or we get in touch with you and find out what's going on and lower the DBA. Mhm. >> So, you know, in the event that there was this exact hypothetical that we're discussing now, right? Um, what would ended up happening was we we would go
before the proper tribunal, whether it's superior court and you know, PSEG, we want to be a good neighbor. We already there. We would of course get in contact with Joe or his colleague and you know, do whatever we need to do to figure out what's the cause. Is it the turnpike?
Like we will work with you guys. If it's us, we have to comply with or the ordinance, right? So we will make sure that whatever is done is done to comply with the ordinance. We want to be a good neighbor. We're not seeking any variance relief with respect to this. So you know,
>> have you had any issues in the past in any other areas? >> Yeah. So there there's occasionally noise complaints that we get asked to evaluate and sometimes so there's three categories of of findings we tend to have, right? One is, hey, I don't know what you're talking about. Like we can't
find what you're complaining about. And you know, we're we're limited by the fact that we can't take the complainant onto the site and say, "Come walk around with me and and show cuz they're not allowed, right?" Um, but that's rare. Usually when people complain, they know where it's coming from and usually can figure out what it is. Um, there's
really two issues that that are more relevant to your question, which is that we find that there's something that might be worth complaining about, but isn't a noise ordinance violation, right? So, there's a difference between perception and regulatory limits. Um and then we could also of course find that
something is uh perceived to be too loud and also is according to the regulation. The example of um um the uh unexpected equipment applies to that. There was a situation once where we were asked to go do a post construction study and we found we were
a few decibb over and you know said oh my goodness how did this happen? And retraced everybody's steps and found out that the equipment we analyzed was not the equipment that had been installed. So, we like to stand behind our results. We almost always find that we measure less than what we've predicted and when
we don't, we find that we measure the same as we predicted. >> As I got I've had no issues with PSEG in town here. So, it's you guys have been doing a great job in Edison. >> So, I don't anticipate any issues. >> Thank you.
>> Okay. Board of any questions, Mr. Keefe? >> Okay. Thank you very much. Appreciate it. >> No problem. You're welcome. Thanks. Okay. Um I'm not sure what practice this board typically, you know, if there's a stop time, um we of course um we have a landscape ar um not architect, we have
um a engineer to testify as to the landscaping plan. I you know I I defer to the board. I respect your time and >> we appreciate that. Um I think we would like to uh carry this for another evening um to so as to present the um
new exhibits for engineering and then uh the landscape engineer. >> Yep. And then >> and then you also have a planner and then the planner as well. >> Correct. >> So we don't know what the new date is but whatever is does the extended time for the board to act on this application? >> Yes. >> Till what would be a good time? June 1st
just in case. Um, just give us a question. >> We have a June 30th agenda available. >> Oh, then >> so would you do 120 days? That's our standard. >> Yes. >> Okay. >> Thank you. >> Okay. Thank you. >> Okay. So, June 30th, Ra. >> Yep. June 30th. >> June 30th.
>> All right. That works for you. Just you may want to check with your team of professionals just to make sure that everybody's good. >> Yeah, we will um we'll stay in touch. >> Perfect. >> But we need to just put on the record the the continuation date. >> Okay. >> Otherwise, you're going to have to renotice. So, I'm trying to save you. >> Yeah. Thank you. I appreciate it.
Yes. So we um we accept the continuation um we can see to the board we that um I'm sorry my brain is malfunctioning June 30th. I can take it from here. So June 30th you're good. >> We're great. >> Great. Okay. All right. So So for anyone here present, for anyone listening at home, this case will be carried to June
30th, 2026 with a meeting beginning at 7 p.m. here in council chambers. If you received a notice for this meeting, you will not receive another notice. Uh this will serve as your notice and thank you very much. >> Thank you very much everyone. >> Thank you >> Madam Secretary. Any additional business come before the board this evening.
>> That'll be all for this evening. >> Can I get a motion to adjourn? >> Motion to adjurnn. >> Okay. Motion >> by Mr. Sadata, second by Mr. Patel. All in favor signify by saying I. >> Those nay. The eyes have it. Word stands adjourn. Thank you. >> Thank you.