last month F fome has moved their meetings to 6:30 and I didn't change the time in my calendar I'm just sitting there working on my desk and my alarm went off the [Music] meeting 45 minutes away even L bring the meeting order if
you R please I please flag the United States of America and to the for it stands one nation God indivisible liy and justice for all good evening everyone this is the
March 18th 2025 meeting of the AC corver City municipal land use board and in compliance with the open public meetings act adequate notice of this meeting was provided by posting on the city hall bulletin board and by notification to our newspapers of record and I ask the
secretary to please make this announcement part of the public record and Don if you would a roll call please Marin paty here Mr Timbers here Mr guard here Mr Peterson here Mr Walker here Mr
McKenna here Mr mullo here Mr frck here uh Carol goaf Ryan mcowan here and secretary here thank you Donal uh we have minutes of febr 18 meaning make a motion motion there
second second all in favor please say I I anyone opposed motion Carri thank you we have resolution 2025-the say I I I anyone opposed motion is carried Thank you new
business we have Jess Holdings LLC uh 1301 through 24 Martin Wilson Drive in the industrial park and we have representation here yes you
for hold on one second resolution do you have a different a different form was okay excuse us just a minute did okay we have resolution authorizing contract for Professional Services with
our legal councel second all in favor please say I I anyone opposed and second resolution authorizing contract for planning and Engineering Services
R&V motion second second all in favor please say I anyone oppose and just so the board is aware I know that sounds nitpicky but under the land use law um
it's not the with all due respect to the mayor it's I know you that that's a joke um uh the land use law is very specific in that the planning board has the right to has the obligation to hire its
engineer and its Council not the bo not the not the city council so we need a resolu solution to confirm that that's why you're seeing this when you hadn't necessarily seen it in recent years it it's a little Nuance but I just wanted to make sure that um you know we'll see
that every year from now on um and if there's new Council next year make sure that it it's done we're on that car thank you sure no problem okay and now new business thank you sorry about that excuse me I'm just going to step
down for this okay good evening my name is Bridget Sykes I'm an attorney with Fox Rothchild and I represent the applicant on tonight's application J Holdings LLC the property in question is 13014 Martin M Drive block 1001 Lot 4
the zone is industrial Business Park and we're here for prelimin preliminary and final major site plan to construct a 3000t greenhouse and a 900t office and storage builing for the cultivation of cannabis which is a permitted use in the
zone um we did our certified mailing to 200 foot list on March 3rd and our notice of this hearing was published in the Press on March 6 and taxes are paid for the end of the first quarter I just ask to confirm that she received everything and I'm
okay I have two witnesses tonight um Miss go would you prefer to sare everyone in once or as they come up to testify May first wit to is Mr Jean Charles G G NE j e a all right J
oh I like that flare there and spell the last name please sir c h a r l s and your credentials um he he's the business representative
thank you so much okay can you raise your right hand yes I can you SAR everything you offer tonight will be the truth yes thank you okay Mr Charles John would you would you just set forth your affiliation with the property and with
the applicant yes so yes I started the company and uh purchased the property um so yeah that's my affiliation okay so the property is owned by just Holdings which is our our applicant and then you are also representative for Jessa LC
which is the the cultivation licensing yes okay and can you just give the background of the status of the canis licensing approvals so we reached our um our license our final license from uh the CRC so right now we're we're going
through this step the land boort and then uh upon construction and our um approval to open our Co we would go back to the CRC and get our final license and our final license number to open and you received the resolution of support
already from the city yes okay can you give a general overview of the proposed cultiv cultivation use of the property so drawing will just happen in the greenhouse um and then the steel building 900 square ft will be office
and storage where we will have AOL in the necessary uh security with the parameters set by those and so we have two two structures that one is all the you know
what a bit so you can actually talk to the board okay that would be great that's fine that's perfect thank you so much the muscles can't you can't see them though are you is this yeah you got to SC up a
bit there you go that's good okay okay so so can you explain what we say the the grow that happens in the greenhouse exactly what that encompasses yes so um so cannabis and like any plant I
understand maybe some of you already have you know some type of cultivation experience with other plants but they goes through many different processes starts from the seeding goes into the vegetative stage um into the flowering stage so um we will bring seedlings or
we will bring trims into the greenhouse where we will uh grow from the vegetative stage up into the flowering stage and we'll bring them back into the storage area to store them okay and we say the storage area the storage building um that structure has within it
a DEA cage and we say storage everything all the product after the grow process is finished is being put into the cages for storage in accordance with the regulation yes right now I want to go over some of the uh specific operations for the use of the property so what are your
anticipated hours of operation so it will be VAR by daylight operate during the day um so um in the summmer there will be longer day periods be there dur day and during the winters where we have less dayl will be there we
won't be there as much and how many employees do you anticipate having two okay um and do you plan to have any any additional uh emplo for security purposes so we will provide additional security if necessary during
the delivery of of the um the delivery and transport of the Canabis okay so delivery and transport so we're talking about transport the buildings as you're transferring things into the Vault and trans and then delivery of vehicles who are coming to take product for wholesale
yes support no problem okay um all right so let's talk about your security plan for for the property can you go over the security measures that will be in place for for the buildings and for the access and for the Personnel so for Access
around this even at the gate we will have key fobs that you will have the entry uh need that the keyop access and that will be given to employees and Personnel um including myself um in terms of security um we will we will
partner with a local U what verc is the the company that we plan on using and we will have uh video cameras located at the entry and any places where we plan on transer transporting any cannabis during the operation and we plan on also
using um AI technology even drone technology to use surveillance throughout the facility and the the site so well the camera uh cameras be directly tied to the police department yes okay and all of the security measures and Protocols are ultimately
going to be subject to the CRC and the police department's review with approval cor absolutely okay um we already talked about you will have a DH Vault space those will also have cameras yes as far as limited access we talk about employees will
there be anyone else that ever has to come in on in and out of site outside of just employees and deliveries no you'll always have you'll have notice of anyone that needs access to the site okay uh and then last question cannabis waste any
cannabis waste that's produced during the process of the flowering and packaging for wholesale will be be disposed of in the vault space yes okay and then it's destroyed pursuant to the regulations yes pursuant to the regulations okay uh I'd like to go over your odor
mitigation plan we do have I have um a WR a written odor mitigation plan that I can present as an exhibit before we give a high level a one A1 and W do you want to just give an overview of how the
odor want to give an overview so for the oil mitigation Plan used in the greenhouse we will be using a biopolar ionization control system um so that is a system that will come with the greenhouse that will be controlled not
only remotely but it will be controlled while while we're there on site as well um in addition to that we will be using a we will be maintaining the vegetation that's around the facility that we'll try to maintain as much vegetation as
possible including the trees or lar trees that as that will act as a natural barrier um to to any odors or anything that will be uh propelled onto other properties and then in addition to to
mentioning that we um I only the jesting property as well which is now is now vacant and it's not and it's wooded and um we don't have any proposed use for it yet so we will keep that and that will also act as a natural OD U mtor
mitigator uh for the site as well and then just fin this the proposed use for cultivation is confirmed there's no proposed manufacturing or retail Distribution on site consumption anything beyond the
grow no okay any questions from the board on the operations board members any questions when you say your your uh hours will be contingent on light of day what what
exactly educate me I don't know what you me that 100% um that's a better question so we'll be operating during the day by Nightfall will be will be gone um for example uh daylight savings time night time is about 6 6:00 p.m. right now um
so our day right now we would do our operation from about 700 a.m. to 6:00 p.m. and by by the time the sun goes down we'll be right out of there and why why is that why is that because one the the Cannabis itself doesn't need us to
be there we don't need to be there uh 24 hours a day because of where the system is way way the system is going to be set up a lot of it is going to be on autonomous and something that we can control not only um physically but also remotely so we won't need to be there all all the time but we'll be there
during the day fish uh sometimes um like for example like early morning since there going to be reg grown in a uh in a greenhouse there might be uh potential for Milo especially during those cooler hours before the sun comes up and to the
to the daytime so we may need to um just go around and see if the plants are in the stable condition if we need to uh change humidity because even though we are going to have remote access there's some things that you can't do remotely so we'll be be able to do that during
the day at night when we close the shades there's not going to be uh much uh there's not going to be a need for uh any human interference at that point so we'll be able to um control remotely and we'll get any messages from the remote
access and the and the uh system that we're using to uh monit operation so will you be using artificial light there will be a there will be a mix of artificial light and we'll use the natural light as
well and what is the greenhouse made of I think our engineer is GNA go over some of the schematics of of the structure just Mr chairman for the resolution could I ask a couple questions um with regard to deliveries
of supplies and removal of waste when would those hours of operation dat so removal of waste will happen in um during the day um we have have at the same time so like while we're there and we're treating the plants like for
example any trimming that we're having that we're uh going through like we're doing during the operation we'll move to the Vault during those times and also during Harvester that's majority of the bulk of the waste will be that's when we will be moving to so when would trucks
be going in now really good question did cash B did Miss app so let's go over just as a step back the um deliveries in general so for this type of of a cultivation use the what is the frequency of deliveries with the stages that it happens number one how are they
expected so right now we're expected quarterly deliveries um for the operation and that's when you know we'll be deling the product and so like that's when the product is taken from you and wholesaled out to either a manufacturing Outlet or a retail and so the the vehicles would be
coming pre-planned during during regular business operations operation yes so relatively infrequently yes okay and then for the the trash side of this um I'm sure you're aware of this but can you just give the background of so how is
cannabis waste disposed of how was it destroyed and disposed of under the r under regulations it can it could be burned um we could destroy inall um and we also uh we can diso we can also uh sell some of the uh the remnants of of
that as well so so there's limited waste yeah once it's um destroyed it can be um disposed of in regular trash FL if it's mixed with a like KY lter or another like yes yes so we we would have to add a chemical compound to it for this but
um it's we would follow the CRC guidelines for disposal so Ryan are you satisfied with regard to the Ingress and egress of um commercial traffic for delivery waste disposal yeah I mean normal business hours is is a little bag can we get like
some rough you know numbers like 7:00 a.m. to 5:00 p.m. or something something like that 7 a.m. 7 a.m. to 5 p.m. perfect thank you the last thing we W is neighbors saying they were here at 5:00 a.m. because the sun was coming up 100%
okay thank you Charles question um uh your license it's a is it a micro is it annual annual license um trying to get an idea of the size of your your crop um um can you can you describe that yeah
100% so there is there's multiple ways we can do that but it's going to be 3,000 square ft of can canopy in in the greenhouse but it also could be in a two-tier system we can do 6,000 square up to 6,000 but it will never reach that
10,000 foot Mark for that EXT so do you have experience with cannabis growth anywhere else is this your first project or where do you have the experience to know you know to get something like this off the ground right so I'm going to
rely on my Consultants uh mostly um but from a business perspective um I have experience with real estate um I own other properties as well so I I and I'm also an accountant via trade as well so I'm I offer my business expertise but I
be relying on uh the operation that I have been part like been part of that I have been consulted on to with that experience lead our people are you a member of the LLC yes so the the waste that's generated
does it have to be hauled by a a a specific hauler I mean how is that transported off the property and what what would it be packaged in so the wait the waste that that that after you you know your trimmings and all that m so um
like guess I mentioned before we would walk we use the CRC regulations but if we burn the waste on site and we would dispose that and any vacuum sealed uh um permissible use uh items that we we would then disclose that in the normal
trash there that's what you were talking about you mix it with some type of another chemical yes yes and then the CRC regulations permit that once it's been destroyed in that matter it's allowed to go in regular exactly so we won't be disposing in cannabis um part the as so you you you would
incinerate it on site with some kind of a machine that is made to do that yes and it's odorless when you're incinerating it because of this it's
outl in this yes that is in the the contr you probably said that I don't call uh how many employes you think you're how many just parking is very very limited so kind of limits to what you could do
if in a growing capacity as business needs grow not the canabus grow but the structure that's propeled the the greenhous pretty much designated for this type of it wouldn't be
repurposable structure for anything other than growing something no how about other than cannabis waste because I don't see a trash enclosure or anything like that on the plan ier to our engineer
about any other questions from members but I would just say generally based off use you don't expect to generate much regular trash in terms of for waste or food food waste from employees other than similar probably to how you would have a normal y it it'll be very limited
um obviously you know as as we mentioned before there won't be any permitted U cannabis use on site um or you know so they'll be very limited and plant touching employees will not will not have food inside the facility anything
like that so we don't expect a lot of to generate a lot of waste thank you any other questions Mr Charles okay thank [Applause] you and and one more thing you harvest
it quarterly you said how how long does it take till it matures it could depending on the genotype U it would be about um like I would say on the lower side for a Autoflower be four months but for larger
species of of cannabis could be six to a mon har any other questions thank you I'd like to bring up Mr wils our engineer put your name on for the record and your definitely less flashy Ed like the
horse wils w i l KES can you raise your right hand please sure by everything that you offer tonight will be the TR I do thank you and can you set forth your qualifications yes um obviously my name is Ed wils I am a
regional director of civil engineer in for where Malcolm working on Land Development civil engineering projects uh all across the East Coast my background been almost 20 years in New Jersey started at TCNJ with my undergrad um licensed professional in the state my license is current and I've been in
front of dozens of planning and zoning boards across the state and these plans were prepared under my direct supervision did you also the initials after your name that you use uh junior you're like professional engineer sorry sorry sorry there's lots of initials
like we like the resolution to be very very uh that CLE but I appreciate Ed wils Jr PE than you the okay so I would I would
offer Mr W as an expert and professional sharing board recognizes his conventions thank you we should I place this so you can see we have a couple exhibits here right there fine and maybe the other part of the audience can see
okay and none none of the exhibits I believe are exact from the application packet so they will each get be marked as we go through them okay and just identify this as you would and we'll mark that first one as A2 so this is Marcus A2 it's dated um
March 25th 2025 um it can be yeah future the 18th 18 really nice so I'll cross that out and put the 18 on and what how would you describe that
an aial of yeah so this is entitled existing areial of divit so essentially what it is is the property service um overlaid with area luy the current conditions of property can you can you give a description of what those existing
conditions are absolutely uh so for the purpos of this presentation more is plan up um the property is known as block 1001 lot 5 it's got a lot a of 7732 Square ft um and it's located on
the Northern side of Martin wil Jun Drive just uh west of and forth Avenue um as you can see from this image here to the north and east is undeveloped Woodlands um Mr Charles testified to earlier the property to the east he
actually owns um to the South is Martin Wilson uh dunor drive and to the West is a hyd a hydraulic repair company and you can kind of see um on this picture their storage yard that they're currently using um the site has 268 ft of of
Frontage and about 290 ft of depth so it's almost a square not quite um and then obviously just from the from the picture here you can see it's completely wooded right now and developed and can you also just for the record Martin Wilson Drive Right There is that a Terminus Point showing on the plan yeah
that's a cold to act the property ends right on the C act correct um can you go over the proposed development I think that's be our next ex we're going to date this one today
call it A3 and this is a supposed site plan exhibit um what it is is the site plan application as it was submitted uh but we overlaid the um Landscaping on it and colored it so it'll be a little bit
easier to see sure um essentially what we're proposing is a enclosed uh cultivation um facility consisting of two buildings uh the first building is a 100x 30t uh Greenhouse that's 3,000 square ft as you heard
earlier that's where the growing is going to occur um the second building is what we're calling the the office storage building that's a 20x 45 ft um and that's where office activi and the storage of the of the material in
cannabis will be um one of the variances that was that is required for this application is the fact that there's two buildings um instead of one well sometimes there's two buildings is that the combined square footage is less than the U minimum required square footage
for okay so so essentially just so you all understand how we came to this sizing you heard obviously testimony from Mr Charles he's going to be you know the business owner um and this this development was produced based on his market research his scale and
essentially this is what we believe is going to be effective for this market right now so while it's less than what's required required is 5,000 square ft per acre um you know we perly ask for that for that variance to for the less
developed the less large um square footage so the the number is 2,194 square feet per acre and you also heard Jean Mr Charles ify that the um the maintaining of the additional L size and
the vegetation is also part of the odor mutation plan for the site that's correct uh we're only disturbing about 68 Acres of the property that's a little less than half as you can see here um part of that is because of the odor mitigation and keeping up the
surrounding uh vegetation and um frankly the other part is obviously um you know the environmental side of things there's no need to create additional impervious create additional um take additional trees down if if the development doesn't necessitate that this current time per and that's more
favored by the pin lands as part of their review correct so yeah I'll keep going um so access to the site is from a a 30 foot wide um Drive aisle it's full access onto U Martin Wilson uh junr drive again is a
cold sack that's a 40 foot wide cart width it's a 60ft right away um you'll see as you enter the enter the site here there's a parking lot for five vehicles um essentially your code requires um
minimum parking number based on both the office square footage and the greenhouse square footage um the office square footage requires a space for every 250 square ft uh the greenhouse is being interpreted as warehouse space for a space every 5,000 square ft ultimately
we need five parking spaces um so we're proposing five parking spaces one of those spaces is is going to be an ADA space one of those spaces is going to be a Make Ready EV space in compliance with the latest State codes um but as you heard earlier the expectation is I'm
sorry I heard the Ada what was the other space A Make Ready EV SP electric vehicle oh oh thank you sorry I'm 62 some of this lingo is new to me S um and and to the left here kind of hard to see but there's a striped area
about 10 ft wide um and that area is specifically for the loading and uh loading for the loading operation for deliveries and Pickups um that's been sized specifically for the delivery vehicle the vehicles expected
here are what we call Sprinter vans um you may see them driving around your Amazon packages um they can be as small as 20 ft long to as large as 27 ft long um and essentially we've we've placed that right in the front corner uh there's multiple reasons for that um we
me you heard a little bit earlier about the requirements from the CRC and for security purposes and ultimately we need that space to be as close to the facility as possible to minimize transport throughout the facility um there is a variance request associated
with that loading space your ordinance requires that loading spaces are 60 ft from the frontage um from the from the public RightWay uh that loading space actually starts uh 35 ft from the from the from the right way um again you know
I think the main reasons for why we have it there are for security purposes for ease of loading um I believe that based on you know what we know about the operations and and loading and unloading occurring kind of quarterly um it's going to be used very minimally and then
ultimately to provide a compliant loading space we would had to add a lot more impervious coverage um which you know again the pine lens is very very strict on minimizing your disturbance minim izing your impervious coverage so that was done with all that in mind um
and then finally you know one of the key components to that that that requirement is to obviously keep it out of the public you know View and we are proposing um landscape screening kind of around the perimeter of that loading area around the perimeter of the parking area so um we think the benefits of that
location from a security perspective outweigh any any you know detriments that might be foreseen from the public right away there and can you also just elaborate on the the ing the type and the location of it around the facility yes um so the facility is fully enclosed
with a 6 high chain link fence um that chain Ling fence wraps around the buildings wraps around the parking area it crosses in front of the driveway that's where it's going to be gated as you heard earlier that gate is going to be is going to remain closed at all times uh the only time it opens is when
the the staff or the employees are coming to visit or if there's a a known delivery or pickup coming um would you give some background on what the proposed lighting is for the for the building and um in terms of
hours and what it would be on and off sure so as part of the application there's two we'll call two light fixtures uh proposed to kind of light The Pedestrian and and car parking areas one is a wall mounted picture that's going to appear um on that office
storage building it's on the front side of it um um mounted at about 12 ft high it's a typical LED fixture um we also have a single pole mounted um pole light with two fixtures on it that's going to be in the right corner as you come up the driveway as you enter the parking
area those are again LED fixtures they're mounted 20 ft in height and um the selection of those um the height of those is all in performance with your ordinance um I want to specifically note that that what we're proposing to do is have these lights on at maximum
brightness up until midnight um and then at midnight um they would go to a 50% reduction um but they will have motion sensors on them uh that's a requirement um with the CRC is that all these all the building entrances and windows and stuff like that are lit in a way that
there's motion detection um available for that to pop on so that is the case here and and those lights will remain on until um at that 50% reduction until until dawn would they be visible from based on their location put candles from the surrounding project properties it
will not they're all dark sky compliant downward facing with no skillage over into the adjacent Lots okay uh and then as there's no signage as proposed and that's because this type of use there's not allowed to be signage for the CRC regulations that's correct not as correct is possible could you give a
little overview of um what the structures look like what they're made out uh to as we foreshadowed earlier sure real quick transition the site plan for offence I think you just said six do you
know which one A4 so we're going to mark this as A4 um it's entitled proposed Greenhouse images it is dated the 18th um okay and
so at this stage as you're you're all accustomed to you know applications come in with conceptual designs to be finalized ultimately with the building department and in this case with the CRC who takes um you know regulations over this type of facility and and this use um but essentially what you're seeing
here is is the proposed Greenhouse again 3,000 ft 100 by3 um the picture on the left is an isometric of the structure typical A-frame extending up to about 15 ft in height um someone asked earlier about materials the frame itself is a metal an
aluminum potentially a steel likely aluminum um and then it's also a combination of of plastics fiberglass glass and then filming around the outside of this thing so if you were to walk up to it you could in theory see
into it but it's not transparent where if you're stepping away you can't actually like see what's going on inside it I'm sure many of you have seen greenhous before the picture on the right just represents an example of of one of these and you know this structure as well as the other structure we we
we'll talk about U they're pre-engineered um so ultimately there's there's companies that specialize in these these structures and that's we're going to be doing and then what was is the office and building structure material I'll pass it out if you want
yeah okay A5 so we're going to pass out a another image um of a pre-engineered uh office storage building um again it's going to be steel um right now now it's it's Pro it's projected to be up to 14 ft in
height um with Earth cones and and a couple doors but um typical pre pre-engineered you know pre fabricated building A5 and while you're speaking about that um one of the comments Mr Mall's report
is about providing a foot foot walk access among the two structures can you speak to that yeah there the current doesn't show connectivity um between the two buildings so I'm going to flip back to
A3 and so the original application just showed sidewalk in front of the office St building um essentially what's been asked and review we agree with is providing access connectivity to the the door of the of the greenhouse which is
um Eastern facing so we'll be adding um pay really to connected to and I know it's everyone's probably most exciting topic to hear about um drainage and storm water so just very broadly there were a few comments in Mr
M's report regarding the the storm water are we I know you had a conversation will the applicant comply and um address all the comments that he raised we we do comply and we'll address all of them uh we spoke a little bit earlier today there's one recommendation to use a
particular type of material under the Basin that Pinelands commission had suggested a different type of material and ultimately um the suggestion from your engineer is actually probably a better suggestion I just want to make sure that the piland is going to accept that so we discussed it and ultimately
we're going to bring that comment to the pilin commission and make sure that's acceptable but we agree to work through everything and then high level just to explain the drainage here obviously I mentioned the Pinelands we've got to go through the Pinelands commission to get approval um there're the latest D requirements that were changed in 2021 updated in
2023 um essentially what we're doing here is we're capturing our all storm water both from the roofs of these structures and from the proposed parking area through vegetative grass filters and through bios swells um and they're going to trans basically transmit that water to a a a small scale infiltration
Basin it's called that's located in the lower left corner here uh that's Southwest and and that Basin is designed to uh infiltrate water um from larger storms through a sand bottom and that sand bottom consists of a certain type of sand that allows the water to kind of
get into the ground quickly and that's the material that we were discussing with your engineer on exactly what that should be uh So speaking to that as far as the status of the Outside Agency approval so we have our certificate of inconsistency from the pine lands and the the one
comment in there was regarding the soils right correct so we'll go back for final final Pine lands approval uh the status with the soil Commission we have an approval that we'll have to ultimately just amend as we adjust the plan slightly related to that Basin but
and the property is not located within the jurisdiction of the County planning board correct it's not it's outside of their jurisdiction and then City Water and Sewer departments will be part of the submissions with the building perment that's correct okay quick note the city sold water and
SE systems update the application for like a year ago okay so I believe we covered everything in Mr M report but I will defer to him if he has any followups as well as the
board hey Mar sure um so we'll sort of circle back um uh did you cover the maximum height of each buildings we didn't have um the height ofen house and the height of
sh yeah so so I'll cover it um obviously the code allows up to I think 40 ft here um 45 ft uh the greenhouse as it's currently design is going to be 15 ft in
height um and the office uh storage unit is currently 14 ft um and then the sh we can talk about the shed real quick so the shed is there's a shed on here that I that I didn't mention um located behind the office uh
storage building we had shown it as 20 square ft on our plan it's meant to be a small area to house some equipment to maintain both the the property and and some of the buildings um upon conversations both with with Mr Charles
and with the board engineer um we'd like to adjust that size to up to 199 square feet just to have some more some more room um but if you can picture what this is you know if you have a single family house and there's a shed in the back um that's really what this is a modular
piece that's going to sit there um and house an additional equipment okay um I went through the loading area and the reason for not having set back um the minimum floor area per acre um this doesn't come up often here um I just wanted to sort of
review the intent so the board understands the intent was so that um um essentially these properties were not like underdeveloped um as they were bought up and you know we didn't want people to to buy a property and build a little tiny building in the corner and you know hold on to a whole giant piece
in the industrial park when the industrial park was established the idea was um you know they wanted to promote uh uses that would utilize the as much of the area as possible um so that that's the reason for that um that requirement uh I will say that they're
only using uh about half of the site in second half is kind of preserved so I would say of the Disturbed area their minimum PL area probably meets but per ordinance it doesn't it doesn't meet because the proper is a lot larger not dist let's see what else um theant did
clarify that they do have a conditionable conditional canis license from the state um we've started establish our process here because all of the Cannabis uses are conditional uses um we sort of determine that the conditions are that it's permitted in the zone that the number of uses
permitted by the ordinance has not been exceeded and that um a conditional counters license has been received from the state they clarified that last Point um the city had placed no restriction on the number of licenses in the industrial business park so that one is in a factor here um and then it is permitted the
zone so they they clear that hurdle um the one disclaimer I'll put out there is that the applicant should understand the approval from this board does not guarantee um that the facility will qualify for countless retail from the city or state just disclaimer and I will clarify that no proposed retail use
system is contemplated on very well um the five parking space calculation is correct they sort of went through that um the lighting fixure locations um you talked about lighting for the parking lot the ordinance has a a requirement
for lighting of um doors Pathways um in Windows but um I think a fair compromise would be wall packs over the location of any doors on Theos facility just so that those are covered and walkways are covered
that yes I would have thought it's going to be required by the CC that they have to be overall doorways okay yeah the only s lighting was shown was in that the parking lot lighting so that just want to make sure that we covered that um the other mitigation measures they're all proposed for um the building itself
not for the greenhouse is that correct oh they're actually for the green house and and so I the rendering has like direct exhaust fans going out the building so that's not a total that's not a totally accurate reflection there will be a full
odor mitigation system on the greenhouse as well as the other yes okay just want to clarify that uh we talked about the shed um for the board's benefit um the applicant went out and did around the soil testing and found
um per soils that were not permeable enough to permit an infiltration Basin so they're proposing soil replacement um they they went out and did a second set of soil boardings to a deeper depth or test bits rather to a deeper depth to confirm that there are more permeable
soils underneath the clay SE material um so their plan is to remove the less perable material in between get down to the more removable material underneath um what he was alluding to earlier was that the Pines recommended a K3 soil which is like a somewhere
between two and 6 Ines an hour um and we Rec my recommendation is to use a K4 soil which is 6 to 20 it's more permeable has less fines in it um it won't clog up as quickly so my strong suggestion is to use a K4 soil for the soil replacement but um Z the Pines will
accept that so I know um you soils and basins are kind of um for most places we have lots of problems with that so iort of go through that in detail how how deep were the pits we the pits had to go almost 10 ft
deep I think we were I want to say we were replacing 4 feet below the base four to five feet below the Basin to get to the good stuff I can pull up Real Lumber but it's within 10 ft so there's been discussion at this board for many
years from the people in ran knows what I'm going to say because we talk about this with every applicant that especially on new construction when they're having to build Retention Ponds and that kind of thing been a lot of projects in town that had to go back and
do it over at Great expense because they didn't go deep enough initially to see what's really underneath there and throughout a Carver because they used to make pottery here there's a lens of clay and it could be within 15 ft of the surface and it could be
deeper so to to try and head off any problems down the road after you start constructing it and finding out uh the the drainage up top may be good
sand but underneath that at 18 ft you may have a lens of clay and if you're expecting that to perk down it's not going to and and what I'm saying is but borings to 30 ft show would have been more
telling than just a test pit uh and and I don't know if you if you did percolation testing where they they put it in to see how fast it you know drains out and all that which will tell the tale also but uh there's a there's a problem in and around a harbor in many locations that there's a lens of clay
and it it it uh complicates retention Pond construction and that's that's a good point and I think that's exactly the reason why Finance commission has us go back out and do more test pits um because essentially we did around and
they said well this is questionable go do more go do it deeper um and we did we did what they asked went back and and ultimately concluded that and included an infiltration tests so you know they went out there and did a double ring where you soak it and you let it go down and my assumption is as part of the co
process um you ultimately would go out and make sure that that Basin is draining as it's supposed to drain that's what I'm typically saying or seeing at least so you know I think it's going to be the obligation that we make sure we've replaced enough to do it um so the the pine lands is telling you to
dig test pits but I can tell you from professional experience that the test pit doesn't give you the the picture because you can only go so deep within the limits of the depth of the machine that you're doing it so a traditional boring a vertical boring you know gives you more information and it'll tell you
exactly what's there or you can refer to borings that may have been made in the area that might give you an idea what you're up against for a little background any understand any any any resolution that may approve because obviously we haven't gotten to that point yet and any resolution that may
approve the application would include language that says that the drainage system needs to work always or cosos could be pulled the the high school out here had a massive problem because we told in same thing and it was a different
situation because that was TurnKey for us we didn't have any oversight or any of the planning that was the state of New Jersey and we told them on many occasions that you're going to have problems with drainage because you didn't make the pit big enough and then after the fact after it's already
constructed they were back in there Excavating and digging it out to tr remediate it because it wouldn't after it was in in place and working for a little bit it didn't it didn't perform the way that it was supposed to and it's literally a lake Cedar Creek Lake back there and just I think last year or
maybe a little further back they just remediated they just remediated it again the second time and and one of the the the reason why we're talking about K3 sand is because what normally happens and I use all over the state is that you spe we specify a K4 which is like 20 in
per hour and then after they buy it they think they got the K4 they put it in they test it and it's around five and all of a sudden they're ripping it out which is the experience of what you what you heard so Ty what we always specify is hey we're going to conform to at least the K3 but we know we're going to go buy more than that because the same
issues happen it's not just here it's across the state well the the the material will will let the water move it's not the material that we're worried about it's where that material where that water is going to that it can't it can't get out because of the of of
inadequate drainage around it I guess if you have enough of it you know certain of it will will go laterally but uh so the the second set of they did go down 18 and2 ft so certainly deeper than a CH so what what would the the the grade of
the finished Bas be um so they went that's call 12T below the bottom of the Bas conservatively like a perched groundwater for estimated seasonal high at 76 in which was above
that restricted layer and then they said they crown encountered groundw at 188 in so that was probably the true groundw T So seasonal high waters for for real numbers here seasonal high water it's where the groundwater is was
42.5 um it's an NA navd88 the bottom of our our Basin is at um 45 so you have about 2 and 1/2 ft between the water table and our base the bottom of the base yeah so all of that
material will be replaced so we can get into the water table okay Ryan did you have more yeah um we know the stop sign should be shown stop sign stop you show the exit
Drive yes um one thing I I thought about while you were going through uh the fence you may I'm not aware of any automated swing gates for like a 15 fo so if you're trying to have automated access you might have to have a
SL along front but just something to think about um the application also um request for a waiver of sidewalks which we didn't get into um and then uh the external fire trash
enclosure um both of those are typically required in the SE ordinance so we need a waiver for those two things um and then see I think that
is we had um oh were you were you guys able to to figure out if you have any discharge condition we still all right that's fine um so for the for the board's benefit the last comment my letter is that um facilities are only
able to retain an infiltrate up through the 100-year storm um whenever that's the pre-development condition so essentially if there's no runoff before you got there can have run off afterwards um if there is a runoff from the site in a predevelopment condition you have to have run off from the site
in a post-development condition you can't just retain and infiltrate everything um for something like this it probably would make a difference but a large site you can't just dig a giant hole and hope that all the water's going to go down you have to you know account for some little discharge um so we can work that out administratively if the
board's okay with anything else but I just wanted to let you know what that coms about I think that's that's really it for me I think we going through every other U comment and and issue that we have in my
letter board members can you clarify the building you said pre so is it like full Barn for the alra space type construction um like preat like pre-engineered metal steel um I what
your question sorry was like more of a pole barn style I don't I don't know sorry a steel building steel Pearl excuse me well P A lot of times are using 6x6 8 by8 pressure treated then
they put metal on the outside yeah that's essentially I don't know dimensions of it but and the the greenhouse are the sides translucent or are they solid panels and then the the the the roof part is translucent the size would be as translucent as the as
the roof okay and that's concrete bottom that everything sits on on a SL is there anything on top of the fence that stops somebody from climbing over we're not proposing any barb wire or anything like
that and there's no lighting around the greenhouse there will need to be Lighting on any entryways or Windows per code um but that would be the only lighting so as part of your security plan um you'll need to work with but the
state and the police department to ensure they have full coverage of site correct yes board m well this is just my opinion and everybody knows me and what I'm going to say about trash enclosures uh why are we waving the
trash enclosure well let me ask you a question in the rear of the office building is there enough space between put well you would need truck access or something to it to be able to service it have to be in proximity to the I I think the intent has been that the
amount of waste being generated from this facility is something you could put in like a typical trash can and it would be wielded out on you know picked up by private haulers um so I didn't you know we didn't look at this is something nor
developing with a large scale trash so the city for your benefit has a long and tortured history of experiences with trash closures and wers of trash and closures um so I think that's why the chairman brought a back up um I mean
if you can find way find somewhere to tuck it you I don't even think you guys would have an objection it's in the front of a space would you well I mean not if it's you know built to the to the code and you know opaque right so the ordinance requires a um a firepro
enclosure that provides a visual barrier as well it would be helpful if we locate one it doesn't have to be enormous but even something you just keep Cana right somewhere Jason FL do area I think make so that that's a grass area
is what I'm assuming right now that's a b area grass filter that's the pine is making us do that like tall grass or like like grass it's between it's not your standard you know side but it'sing correct not ornamental grasses
they treat grass like soccer field grass as a nitrogen producing surface but then they let you pre-treat it with a grass filter stre so the rules make no sense but that's right but is there do you think that we could accommodate a trash en closure
either in that front by the gate or to Theos the building adjacent to the I I think we could find a place we have just that are you are you as condition of approval to absolutely to do a comping transp Ryan is there like a standard
size per square foot there the ordinance doesn't require a specific size um I mean typically we're dealing with somebody who has um you know like a type enclosure that you can fit a full rollof canister it's like 8T wide um we
don't we don't have a requirement for that but I mean it wouldn't wouldn't be difficult to build something that that size to fit a standard yeah just yeah well I don't know that you need a rolloff container size just a you know a small rolling yeah
I two yard or one yard s but you yeah we we can sort of do details it's really I mean if they're going to have that it would essentially have the size for a trash can and recyle be the minimum okay in the future you can put
more green houses up if you choose to I I mean I think there's room on the site for greenhous yes um but I don't think that's in the current business plan the the the Basin is only large enough for this development well correct
as we as we've shown in the calculations now we've done some other math to to make sure that we're able to do things in the future if we have to but that's not what we proposed with this application we'd have to come in there and make some modifications to the Basin and back I we have to come back here so is all that grass part of
your going run off design yeah pre treatment for run off into the basement so would it make sense just to extend that loading dock area six feet put your canister well the issue it's a setback issue from
us but we're already approving a setback this direction need to be a minimum length I don't I can check stre that's yeah you got a little addition L here so so if you that corner now you extend that loading dock area towards the
street 6 feet um you're already getting variance for your front setback so variance is a variance essentially located it back at the the tail end of the loading space tail end or the front end I mean I would think the trucks would want to be I'm assuming the the
state which the delivery trucks as close to the building as possible for security purpose so as long as it's you know pleasing to the eye as Jack said push it close to the street make it look nice yeah I was thinking they have a little extra vegetated filter strip here so you
might be able to sort of steal this corner and have something here so the trucks can back up still have access to the greenhouse into the building and then your trash is right next to it so that way that
work and there's no minimum requirement for that we can talk about fine yeah we that we can figure that out administratively but essentially you got to fit the cans that you're going use that's we we we realize that you're probably not going to generate enough trash but we're looking at years down the road and as the building gets lived
in and used and things change and the experience has been in the city with other projects where they the approval is that they're going to store the trash inside and that's not what happens after that it's not you it's the next
guy wouldn't change for you to come back before the board though you that well I mean if somebody wanted to use it as a A warehous or a a greenhouse just to grow either Canabis or something else I think that would be permitted in Z the structures already there so it wouldn't have to
come back to the board but yeah we couldn't tell you the number of structures that people came in here and we're just going to sore cans inside and then they sell the building and now they're all outside it's a mess so you guys are out in the industrial park so it's not quite as
spes but still for consistency R this has no bearing on this project more just my own knowledge here so if if 10 years from now they choose to leave go to a bigger safe since you already have the square footage of the greenhouse someone else
could come in tear the greenhouse down and put a bigger reg still building like Warehouse type building in it still be compliant for for but they they'd have to come back for site plan approval any change of use would have to come back before the board so mean it's Warehouse
right yeah but anything commercial any change of use they'd have to come back and show you what their plan is well the the impervious right now change that that would be the easy part you could convert it to a warehouse easily yes okay that's that's what I was trying to get You' still need I
understand they come back to us but as far as Pine L as far as the only appr service they can do change the structure type for another use correct could be could be you have more Ryan
[Music] no any other discussion from the board miss the ice cream question we should have took a Mr shy break H okay show we need to frame a motion always in
the positive doesn't mean oh I'm sorry oh public Rachel reminded me I need to go to bed you got to rely on R thank you Rachel uh anyone from the public wish to speak on this application no one from the public
always in the positive it does not need mean that you need to vote in the positive but the motion would look like this um approval for preliminary and final site plan approval with the variances and waiver request that is outlined by both the applicant and your
engineer both verbally tonight and as outlined in his report with the conditions that have been discussed with with regard to the drainage and the trash okay does the city have any stipulations on how many grows you can have in the
city there are no restri there's no restrictions on it just read yeah I mean the conversation we had was do you know what businesses are in theal park now do you care what the next two are and so that's there are no restrictions there's only one
operational right right correct there's one in what was an existing um building there's there's three buildings on the site and there's a micro grow in one of them bles 14
yeah is your motion think we go with her motion I know you're to make it but uh basically what she said that I would frame that the motion second second roll call Don please no
discussion any further discussion and if somebody when you go through could give us a nugget for the reason that would be great otherwise you make it ready marriage and Patty yes Mr
Timbers yes Mr G yes yes Mr Peterson yes Mr Walker yes Mr McKenna yes Mr moleno yes thank you thank you good luck would you Mr Charles what's your middle name
what is it good Lu Lu conratulations are you are you Mom yes are you very proud of you my last [Music] [Music]
one we have three [Music] [Music] this is my kid we don't look like thank you sorry sorry he is there any old
business any report from Council I I'll have a couple things just to report we did get a EV Grant from the njde um the plane update is scheduled for May the [Music]
3 congratulations if anybody wants to help out let me know um there's also the Sam Wier Easter egg Con on the 12th at 11:00 right at Rotary Park and the INF
or should I say I'll say Infamous brat house on Atlantic Avenue did a um cleanup of of Build Off The Avenue from zero block to deer street so they're trying to they're a good group here get involved in the
community well they're a little noisy at a little Ry but they they have been trying they helped the EDC for the food trucks yes yes and that's really all I have right now what's we can what's going on with the
bo works I see the horrible green fet trees to though John they um they're requesting an amended amend amend to the Redevelopment plan from city council because um the Redevelopment plan
applied to medical use cannabis under the state's old rules which don't exist anymore so the language was just inconsistent with you know um recreational grow so we're updating the ordinance um I'm sorry we're passing an ordinance to update the Redevelopment
language um we've gotten some concessions out of Dr Troy he cleaned up the property if you look behind the fence he got rid of 10 plus Ro molds um the ones along the fence in between there and the building we just around the other side no actually he actually
got rid of him I talked to a couple of employees who wished him remain nameless and all of them were shocked that he did anything and they said I don't know what you did to him but he spent a good amount of money and time to get rid of a bunch of molds um the ones primarily the ones between the building um and the fence
line so there's there's only I think one mold left there and then one new boat in the lift where there was all kinds of junk lined up along that P so he put up the screen I kind of told him you did yourself a disservice by putting up the screen before you cleaned up you should clean up first and then put the screen up but um and then the other thing we
talked about was uh providing some vegetation from the end of fence line to the end of the building because that's where he's going to get store mold you know on on the side up closer to the road so um he planted 25 to 30 or so
arbues in a stagger pattern along the front they're already 6 feet tall um he said he was assured it'll be 10 ft tall by the end of the year so um that the idea was we could provide a visual screen there where he has he's going to continue to store
things and then the rest of it is is a lot more open so um so that's that's sort of the the progress that we made we've gotten to clean up a bit and provide that visual screening um so get his revisions to the Redevelopment plan I mean frankly the revisions were just very technical of
minor in nature um so I think we've gotten a good number of concessions out of him for what he was coming and asking for but yeah that's the update Ryan there there's no requirement for what you use for screening on a fence so he
came in and met with the city and I think we left with different ideas and he just kind of ran out and did something like immediately he didn't like talk to us about what he was going to do but no that the ordinance doesn't have any specific requirements about how to screen a fence um so I mean he bought
uh mesh material to put on the fence which you know I think would be allowed by ordinance I don't think we could stop him from doing that I think thought he was doing a good thing um well he's going to have to maintain it and the problem is that we're not going to have any enforcement powers to maintain it because of other other reasons but the
wind the other day was blowing it six feet off the fence I don't see it outside of the fence opposite direction of prevailing winds essentially a sail now you should have put on inside oh just way it's fast it's not going to last yeah well they it looked like he first went out and did fastened
like every six or seven feet which is nowhere near enough and then he did have a guy come back um I stopped to look back in the fence and check out the planings and all that stuff um he did have a guy young kid going and fast it like every two or three feet trying to go back and tight it up but still not
you know spectacular low budget I'm sure the material cost a lot but the installation left a bit to be designed oh like you said it's going to ripped yeah it's going to ripped well and what it does that we can cite him for not maintaining it but yeah excuse me can I say something wasn't the
ordinance you have to identify identify yourself for the kimle Aven doesn't the ordinance say there are supposed to be Arbor vies on each Street lining the streets and that was supposed to be the
um the right the current Redevelopment plan does say that so I still need to talk to him about that requirement whether he's requesting labor and pl fully rable that's who makes that decision on the City not to make
yeah his reputation has not been very good on upholding what he says he I don't disagree with that b and torture that one of the few times I want say please put in more bushes call the trees and then we'll
really be off off yeah good thank you sure is there any other public comments any other comments questions from board members yes identify
yourself n Galloway thank you um the I'm sorry I'm fried I was busy all day today can't even remember my thoughts the uh the um application checklist f the GRE
checklist yeah so um the we put together a um to call an energy conservation plan but um a community energy plan for the city a year or so ago and as part of that process we developed a uh a green development checklist which is um
mandatory to fill out but not Vol it's totally voluntary all the things on it so um we'll be sort of cleaning that up and adding that to um development packet um it's mostly informational for developers like you know have have you thought through all these things are you aware of these funding sources um are
you utilizing um you know clean energy techniques and and various things um you can do to sort of reduce Heating and Cooling costs that kind of stuff um so none of it is required and the builders not required to do any of it but we just wanted to go through the list and make sure they thought about it and then least to have a record of you know
whether people did things or not um because that can help towards um the CER I certification get um from was it New Jersey sustainable Jersey Sustainable New Jersey right probably the next couple months I
guess any other comments I do have one last hold go ahead John Mar are you aware what they're going out the lake they were bordering doing test boing all across the the roadway between the the Lakes what's there so the county is still in the
midst of the design to replace that bridge so um they're planning on doing that as a 2026 project I believe um so they're they're doing boardings um verifying for the footings and foundations for the new structure um I think they're also looking to see uh
material characteristics to see if they're going to anticipate because they they're going to rip some of it up um my my understanding is they're planning to do it half and half so they're never going to close the traffic they'll just have alternating traffic with like an armid signal or flag people um but I think that the other part of it is
trying to figure out how narrow can they make it before they're going to get piping through because we maintain a higher L water on one side than the other so if you have that condition and you narrow that Gap you can have a piping condition where it starts to wash the soils through and can
erod the downstream slow so I I think they're just trying to get a reduction this year when they drain the one side they drain the other side critically low yeah the the stop logs $10,000 worth of fish put in that Lake that probably been
lost a cuz somebody going to put a board in place to keep the order my yeah I I was advised I I didn't visit I was advised the the stop LS or whatever is there supposed to hold the water back did not work when they work for if they not there they can't work just letting
you know that's lber is what slides into the slot that sure well so we we did have the discussion with the county about the need to maintain that because originally they had aspirations of taking that out and we said absolutely not um needs to be functional when the bridge
replacement product is over so we did address that the county design so will they address that when they redo this uh yeah they we we made that a requirement they'll have to make sure that it's functional when they're done with part of the bridge and do they
know that they're wanting to put a bike path across they um French app pillo is the design engineer for the bridge CME is the design engineer for the bike path they have been communication um both through the county and separately they're both still trying to get through the pinees commission that's been a
ridiculous exercise um but they're aware of each other's projects and they're Accord do you know what the bridge is going to look like uh I don't I haven't seen any conceptual will they have something walkway on the bridge like to fish off of or anything like that so people could
fish or something I know that the bike path is not will not extend across I don't know about G facilities I can ask tomorrow it's not um um I ask the Emil you guys right
now that's that's motion to adjourn second all in favor please say I anyone oppos have a good night you too Lisa see you I think I signed everything that I was supposed to sorry about thata that's all right I
knew that there was an update and I didn't please just click it yeah just click the same camera yeah