Call to order. Please stand and salute the flag. I pledge allegiance to the flag of the United States of America and to the republic for it stands. One nation under God, indivisible, with liberty and justice for all.
In accordance with the open public meetings act, it is hereby announced and shall be entered into the minutes of this meeting that adequate notice of this meeting has been provided by the following. Posted on the bulletin board of the office of the township clerk. Posted on the bulletin boards within the
municipal complex. Printed in the home news Tribune and Cranberry Press on December 27th, 2024. posted on the Monroe Township website and sent to those individuals who have requested personal notice.
Madame Secretary, roll call, please. Mr. Masters, Mr. Lup, here. Mr. Busman, Miss Carritori, yes. Mr. Tanzy, here. Mr. Jackie, here. Mr. Cole, Mr. Jadis,
Mr. Beani, Chairman Lef here. Obviously, everyone's a full voting member tonight. Minutes. Turn it over. Good. Okay. Board members, um, the
minutes from the regular meeting held January 29th, 2025. July 29th, 2025. Do I have a motion to approve? Motion to approve. Second. All in favor? I correct.
Okay. So, before we get into the applications, we have a memorialization of application BA-5251-24 257 Appleg LLC. Do I have a motion? Motion. I have a second. Second, Madam Secretary, roll call, please.
I just wanted Mr. Lup. Yes. Mr. Tanzy. Yes. Mr. Jaffy. Yes. Chairman Leada. Yes. Open for the public. Anyone in the public wishing to be heard? Come forward. Seeing there's none, I'll make a motion
to close the public portion. Do I have a motion? Make a motion. Second. All in favor? I correspondence. Is there any correspondence? None. None.
Discussion items. Discussion items. There is none either. Okay, we're going to take a fivem minute break. We're just giving someone a few minutes to get here so we have the proper amount for for the meeting. Okay, cool.
We'll be in recess for 5 minutes. Mr. Vagnani uh has shown up and he's here and he's a full voting member this evening. And Mr. Chairman, before you proceed with the application, if I could just quickly swear in our planner as he is new this evening. Uh if you could raise your right hand, sir, do you swear the testimony you're going to provide is the
truth, the whole truth, and nothing but the truth? I do. All right. Thank you, sir. Okay. Do you want to explain both applications? Like I can explain. Let him do it if you want me to do it. I mean, you want to present how you want to give
your applications or the You want me to explain how you want to proceed? You want to explain how you want to proceed? Yeah. So, uh, for the record, Anthony Zerillo from Wen Skullman and Spitzer on behalf of Soore Landscape. Um, what we're going to do is I think because both of these projects, as you'll see, are very similar in nature. There's a
few little technical difficulties um in terms of specifics. What we're going to do is we're going to we would like to do uh two South Middle Sex site first. Um do that run through the whole gamut and all the whole spiel with that and then with regard to the one Jabber application um we will hit basically the
site specific information and then reiterate all the planning testimony that we will ride for um the first site because the some of the bulk variances are a little bit different um as you will see. So I think that's how does that make sense? It makes sense. And anything else that we think we need to incorporate into the second one we'll just grab and and bring
back in if we need it. Yeah. Okay. Exactly. Perfect. So, as I said, so Anthony Zerilla from Coleman and Spitzer, uh the applicant uh is seeking minor site plan approval with use in bulk variances to install rooftop solar panels and associated ground
equipment on the existing warehouse building uh for use as part of the community solar program. The property is located at 2 South Middle Sex Avenue, identified as block 58, lot 24 on the tax maps. Property is approximately 12 1/2 acres and is in the LI light
industrial zone other than installing the rooftop solar panels and the associated ground equipment. There are no other changes that are proposed to the site. And just by the way, a little bit of background, Solar Landscape is seeking uh to install solar panels on the property in connection with the community solar program. Uh the state
first launched this program in 2018 and the board of public utilities voted in 2023 to establish it as a permanent program. While using the community solar energy program, individuals and businesses can benefit from solar energy systems without needing to install solar panels on their own property.
Participants receive several benefits, including paying a reduced energy bill by utilizing clean and renewable energy resources. Significantly, these community solar projects are required to serve majority of low and moderate income customers. Solar Landscape has been actively involved with the community solar program for several
years and continues to install solar energy systems in municipalities throughout the state. The applicant is seeking a D1 use variance because community solar is not a permitted use in the LI zone. Additionally, the applicant is seeking one bulk variances one bulk variance with respect to locating the ground equipment for the
solar panels the sideyard setback whereas every required yard must be open and unobstructed from its lowest level to the sky. As will be more thoroughly discussed by the applicant's planner, the record will show that the applicant satisfies the positive and negative criteria set forth in municipal land use law to warrant the
requested relief. Positive criteria is satisfied here as a matter of law because the MLUL specifically recognizes solar energy facilities as an inherently beneficial use or a use which is universally considered of value to the community because it fundamentally serves the public good and promotes the
general welfare. The record will further show that the applicant satisfies the negative criteria under the seek of balancing test because the public interest greatly outweighs any detrimental effect. Record will also show the applicant satisfies the criteria to be entitled to the requested bulk variances. Person
with the price v he bulk variances are subsumed into the grand of a use variance. However, the record will alternatively and independently reflect the applicant satisfies the positive criteria by advancing multiple purposes of the MLU, including a promoting the general welfare, G providing the
sufficient space in appropriate locations, m encouraging coordination of various public private procedures and with the view of lessening the cost of development into a more efficient use of the land and n promoting the utilization of renewable energy resources. Finally, the applicant satisfies a traditional
two-prong negative criteria. To satisfy the negative criteria, the applicant must show that granting the variances will not cause a substantial detriment to the public good, nor will it impair the intended purpose of the zone plan and zoning ordinance. In support of the applications this evening, the applicant will rely on the testimony of the
following witnesses. We have Courtney Breeze, who is a representative of Sor Landscape, Ryan Hosi, who's the site engineer, and Andrew Janu, who's our planner. And as a matter of recordkeeping, we are in receipt of the board engineers review letter, which is dated September 25, 2025, and the board
planner second reviewer, which is dated November 25th, 2025. With that, I'd like to have Courtney uh come up and we can have her sworn in. Council, before we bring anyone up, I want to put on the record we'd like a copy of the transcript. Sure. Thank you. Absolutely.
If you could just raise your right hand for me. Do you swear the testimony going to provide us the truth? All truth and nothing but the truth. If you could state your name, spell your last name, and give us your address for the record, please. And if you could try to use the microphone. Perfect. Yeah, that work. Okay. Uh Courtney Bree
and it's B R E E S is in Sam E. And your professional address for the record? Oh, sorry. Um, good. My personal address. Is that professional? Oh, professional. Yep. Like company or like That's perfect. Okay.
I don't think anybody wants to know where you live, so we're just trying to make All good. 613 Bangs Avenue in Asbury Park. Super duper. Do we have to run through a credential? No, she's just I believe. All right. record, could you provide uh
what your uh position is at Solar Landscape? I am a pre-construction manager for Solar Landscape. Uh could you just for the record, just describe Solar Landscape? Uh when you guys were formed, where you're located, and how many employees do you have? Yep. So, Solar Landscape is the leading
commercial and community solar developer um in the US. We develop, install, and operate solar projects on commercial and industrial rooftops. We've deployed more than 400 megawatts of renewable energy projects. Um leased about 100 million
plus of square feet on commercial rooftops and it's totaled in over a billion in capital investment. Um we were founded in 2012 and have been the forefront of the community solar program since it was launched in 2018. Um
located in Asbury Park and we have about 300 employees. Rian, this site is 2 South Middle Sex Avenue. Why did you guys uh select this site? Good. Is that my mic? This one. Okay.
Yeah, it's I don't love technology. All right. So, uh, so again, Courtney, you're aware that the site is to South Middle Sex Avenue. Could you talk about, uh, why you guys selected this particular site? Did you conduct any due diligence and, uh, confirm that you guys have the
equipment and you're ready to proceed with construction? Yep. So, at Solar Landscape, uh, we perform a multitude of due diligence to determine and evaluate buildings for potential community solar usage. Um our due diligence includes utility grid availability and capacity, amount of
roof space, um the age of the existing roof, the structural integrity of the building and interest of the community and the building owner. And we do have all major equipment purchased and ready for construction. And you have to get these spec specific
projects approved by the board of public utilities. Correct. Yes. Um the projects, these projects specifically were awarded to us through the 2024 um community solar energy program or as we call it CEP. Um that is run by New Jersey Board of Public
Utilities. So New Jersey Board of Public Utilities requires an application be made for review and acceptance into this program. um at minimum they require an initial site design conditional approval from the utility and submission or
receipt of submission of zoning permits. So like we did for this project, you mentioned that this is part of the uh community solar program. Can you just describe to the board um what are the benefits what community solar is and what the benefits of it are? Yep. Um, community solar programs allow
all homeowners and renters to receive savings, the savings benefit of solar energy. By subscribing to the community solar project, subscribers enable community solar providers like Solar Landscape to build and operate solar projects that add more clean energy to
the local grid. In return, subscribers receive solar credits on their electric utility bills that reduce what they owe, saving them money. Um, subscribers do not need to buy any special equipment and they don't need to install solar panels on their own rooftops.
And what kind of marketing do you guys do to get the word out so people can participate? We like to work with the town um doing newsletters, hosted information centers and libraries, senior centers, and then just standard advertising newspapers. Great. And then as I stated in our
little opening, there's a requirement that certain number of U subscribers have to be low and moderate income individuals. Um, have you guys ensured they receive that benefit and what is that requirement? Um, so it is a state requirement that it's 51% and that part is covered in the
application process when you're signing up for the program. How how do customers receive um the discount on the bill? They have to do anything special or is it does it kind of pop up in their they normally get. Yep. So, the state moved to its consolidated billing. So, when a
customer receives their bill, they'll actually see the credits that they're receiving from the community solar initiative. Okay. And then if we could just go into the specifics of of this particular project. Um could you describe to me approximately what the discount rate
would be, how many homes it's anticipated to benefit, and then you just confirm for the record that um you guys do have a lease agreement with the property owner. You're allowed the solar panels on the roof pursuit to that lease agreement. Yep. So, for this specific project, um
it'll benefit about 325 homes at a 20% discount rate. Um we do have an executed lease agreement with the property owner. And then extra details. Um we have received FAA confirmation that no FAA permit is needed. Um the panels have a
anti-reflecting coating on them and this utility is What is the um approximate lifespan of the panels this project? 25 years. And I'm assuming you guys have some sort
of maintenance team that goes out if something needs to be fixed or something is broken. Can you just describe how that is done? And uh in particular how you get access to the roof for this particular building. Yeah. So um for these projects we have it's called an O andM team. So our operations and maintenance team. It's
twoman crew. They do like a bianual inspection. um they bring their own equipment to safely access the roof. Um they are OSHA and NFPA certified. And then for panel maintenance, uh we rely on the rain water to do the main
source of cleaning for the panels. We don't remove snow. We just allow it to melt naturally and none of this causes an issue. The panels still produce energy during all the natural elements. And if in the event a panel is damaged, do you do you is there a system in which
uh solar gets notified that something needs to be fixed? How does that work? Correct. So it has a monitoring system that will read back to our computers at solar landscape um if anything's damaged um any production issues and then that's
where team comes in and we send them out there to assess the situation. Then you mentioned that the lifespan is around 25 years. what happens at the end of that period and you guys is there some sort of a plan in place you guys have um in order to get the panels off
of the roof. Could you describe that? Yeah, so at Solar Landscape we do have a decommissioning plan. Um if you guys have not seen that, we can also provide a copy to you guys. Um so per our agreement with property owners, all solar facilities must be removed and the
lease property needs to go back to its original condition prior to the installation. Okay, great. Then if you just could just uh run through how much power this particular system is to generate, how many panels are total proposed and then how many homes it will benefit. We've
not touched on that already. Yep. So again, this one is 325 homes. Uh the number of panels, it's 3,673. And then power generation is 2,673
megawatts a year. um which is about 2,673 kilowatts per year. Just confirm that the utility for this is JCPNL, correct? And then the project's life cycle. Could you just describe that? Yep. It's about 20 years and then
there's a three fiveyear optional. That's all the direct questionings I have questions I have for Miss Breeze. If you want to open up to the board, we're going to go through your testimony then. If any board members have questions, we'll go that route. This time I'll call Ryan, our site
engineer. What are you giving us? It's an exhibit. We can mark it as A1 or A2 where we're going to go. It's just a um it's a zoomed in. Um yeah, we'll just we'll call it A1. And it is what is it? Describe it while you're walking.
Yeah, we'll wait until you get back over there. All right, while you're warming up, if you could move that mic, raise your right hand. Perfect. Do you swear the testimony you're going to provide is the truth, the whole truth, and nothing but truth. Yes. You could state your name, spell your last name, and give us your address, please, for the record.
Ryan Heli, h L O Si, and my address is 1985 Highway 34 in Wall, New Jersey. Perfect. Ryan, could you please just give your uh board the benefit of your background and credentials? Um, I've been a licensed professional
engineer in New Jersey since 2024. I've testified in front of numerous boards across New Jersey, but never in front of this board and my license is currently in good standing. Well, we'll accept as Okay, Ryan, if you could just describe the exhibit you just handed out. You
marked it as A1. Yes, A1. exhibit is like a it's a zoomed in um exhibit focusing on the equipment location and going going back off that this is A2 we can call it and this is an existing aerial with the proposed um
solar panels on the roof in the blue and then the equipment which is in A1 in this north northwest area of the site and are those exhibits dated? Yes, both of them are dated 12 to 25.
All right, great. So, Ryan, if you could just describe the um existing conditions of the site, dress block and lot zone. Yeah, the site is designated as block 58 lot 24 containing 12.5 acres and is located within the LI zoning district as
frontages along um South Middle Sex Drive and it's the surrounding property is industrial, commercial, and res. uses. The site is currently developed of a warehouse building. What's Can you just describe the uses that surround it?
Yeah. So, it's mostly industrial and commercial. There is um single family housing toward towards the north um and east, but again, it's very landscaped and there is a highway in between it. So, I don't see any noise that the
residents would be affected by. And it appears that they're surrounded by significant um buffers that already exist to the looks like the west and north. Yes, correct. Great. And then just moving on to the applicants proposal. Just describe the
relief we're seeking and then just describe to the board the solar panels. Yeah. in in regards with the um use variance with there's going to be one bulk variance which is the um because of the equipment in the side yard
um whereas every required yard must be open unobstructed from the lowest level to the sky um and there is no pre-existing non-conformities on the site. Then with this one we revised these plans from what was originally submitted. Correct. Correct. the equipment moved from front
of the building to now in the rear and it was in the front. It was in the front yard more toward like on the frontage of South Middle Sex Avenue. Yes. Great. And that that was the extent of the changes. Yes. Okay. Could you just describe this the panels and talk about their height and
just confirm for the record that we comply with the height requirements. Yeah, the panels will lay flat on the roof and add approximately 5 in of height to the building. They're low glare. Um, also the inverters will be on the roof as well and they add about three feet to the roof. The panels and
inverters will not exceed the maximum height limitation on the site which is 45 ft. Um, the existing building right now is 33 feet. So with the with the inverters that would be um 36. Yes.
And then could you just describe how the roof is accessed for the purposes of the module maintenance? Um, solar landscape um has a whole access um plan to access the roof for maintenance. Um maintenance usually comes by yearly um if there's any sort
of maintenance that needs to be taken care of on the roof. Great. And then moving to the uh ground equipment, if you could just describe what the ground equipment is comprised of, where it's located. um and the size of it, how tall each piece of equipment is.
Yeah, it's it includes four new utility poles, a transformer, and a switchboard. Um the total area of the switchboard is about 75 square feet, and it's 77 feet tall. The transformer is again about 75 square feet and it is about 6 feet tall.
And the utility poles are about 9.1 ft away from the property line. And uh we're not conflicting with any of the existing that are on the site. Correct. No. Okay. And then can you just confirm for the record that there are no pre-existing on site?
Yes, that's correct. There's no pre-existing. Okay. And then we have no issue with complying with any of the comments that are in the review memorandums. No, we will comply with everything. That's all the direct questions I have for Mr. Hosi. And uh this time we'll have uh Andrew
John come up as our planner. Good evening. Good evening. If you could raise your right hand, do you swear that the testimony you provide is the truth, all truth, and nothing but truth? I do. If you could state your name, spell your last name, and give us your address, please, for the record. Certainly. It's Andrew Janu, Ja Niw, 315
Highway 34, Colts Neck, New Jersey. Great. Andrew, if you could just give the board the benefit of your background and credentials. Uh, certainly. Uh, so I am a licensed professional planner in the state of New Jersey as well as a member of the American Institute of Certified Planners. Uh, I'm principal in the firm of Beacon Planning and Consulting
Services. Currently serving as the planner for the burrow of Carter, the burrow of Freehold, Livingston Township, and redevelopment planner for the cities of Bayon and South Amboy. And I've appeared before this board. Had me at a low council. We're good to
go. Excellent. Excellent. All right, Andrew. So, uh, could you just confirm for the record that you've visited the site? I've been to the site. I've reviewed the correspondence, the review letters that have been issued, as well as the updated review letters. Uh, um, I've reviewed your ordinance, your master plan, and specifically the elements related to
renewable energy within your master plan. Great. And could you just uh um whether in your opinion the applicant satisfies the positive negative criteria um to warrant the request of relief that we are seeking this evening? Certainly. So specifically the relief
we're seeking this evening is a D1 variance for the solar use which is not permitted in the LI district as well as relief from uh section 108-5.3C which requires an open and unobstructed uh sideyard uh open to the sky. whereas
we're putting uh as Ryan explained the utility poles, the transformer and the switchgeear equipment. Uh so it's a D1 variance and a C variance. Uh in preparation for this evening, as I said, I mentioned you uh reviewing your master plan, your ordinances, as well as the municipal land use law in terms of
purposes of uh the application uh being something that's not only for the benefit of the applicant, but for something that's a public benefit. uh with respect to your uh master plan and I had mentioned you have some specific language related to uh renewable energy on page 132 under the goals and
recommendations uh there's a section entitled rational nexus of infrastructure and utilities uh and two of those goals are to promote the use of renewable sources and specifically to incorporate community solar project into Monroe's power grid. We are on point with furthering those goals of your
master plan. Uh and I as I mentioned the municipal land use law was reviewed uh in order to determine what public purposes would be advanced by this application. Believe Anthony read in four just to reiterate reiterate excuse me there are to encourage municipal action to guide the appropriate use or
development of oil lands in the state in a manner which will promote the public health safety morals and general welfare. I'll speak more a little bit in terms of uh renewable energy, but they are renewable energy sources such as solar panels are recognized by the state legislature as inherently beneficial,
meaning they are uh of universal u welfare to the community and providing clean renewable sources and are recognized as having satisfied the positive criteria in terms of a use variance. Uh we also further to uh encouraging coordination of various
public and private procedures with the shape uh with shaping land use with the view of lessening the cost of such. In this case, we have an existing warehouse. We are utilizing the roof on the warehouse. We're not violating any height issues as we have uh sufficient uh if you will flex there. The
building's about 33 feet. We're adding uh 5 in of panels across the roof. And I think it was mentioned that the uh certain components will add a 3 ft to it, but it will still be under that 45 ft cap. Uh and finally, which is self-explanatory, N under the MLU well is to promote the utilization of
renewable energy sources. Um and as I had mentioned, it's universally uh accepted as something that's to the public good. Uh and when we look at inherently beneficial, the legislature adopted uh the court specifically adopted what's known as the SECA test.
And the SECA test was born from a a head trauma center in Wall Township. Uh whereas the courts reviewed something that is b so extraordinary beneficial to the public welfare that it's recognized as satisfying the public uh good and we need to then focus upon the negative
criteria and that is the case here. Uh the SECA test essentially is satisfying four prongs of the negative criteria and they are specific uh specifically excuse me uh identifying the public interest at stake and in this case the public interest at stake is the generation of
clean renewable energy for the use by a community solar program. It's a program that's recognized within your master plan as an objective for the community. uh the immediate region will benefit from uh reduction in electrical costs, clean renewable energy for for everyone
and specifically it'll generate enough power for 325 homes annually 51% of which would be steered towards low and moderate income households. Uh the second prong of the see test is to identify any detrimental effects that would ensue from the grant or the
variance and these typically deal with issues such as noise, traffic, trash, runoff as well as visual intrusions. uh in this case it's a very benign application. The the panels will be roof mounted. They won't exceed the height uh limitation. Uh and generally they won't
be adding any visual impact whatsoever. Uh so I think we certainly satisfy that prong. Uh the third is to determine whether we can reduce any detrimental impacts by imposing reasonable conditions on the use. And in this case, uh, we have a situation where it's it's
such a lowlying, uh, addition to the roof, they won't be really visible. I don't think we need to do anything, uh, in terms of masking what's along there. With respect to the, uh, equipment along the side, that'll be set to the back. It's moved from the front yard and it'll be in an area which really doesn't have
any visual impact whatsoever upon that neighborhood. And then finally, weighing the positive against negative criteria, we're permitting a regenerative energy project that benefits the community. It's a low-scale in uh installation uh and it'll be geared towards uh low and moderate income households. So, when we
look at balancing the SECA uh criteria, we have something that's recognized as satisfying the positive criteria as of right by law. The negative impacts are are minimal, if any. So I do think we satisfy the criteria for the D1 variance under the SECA test. With respect to the
C variance, meaning the uh the intrusion of the equipment within the sideyard, uh we would satisfy that under what's known as the C2 or balance test. Under the C2 balance test, we have three prongs of the positive criteria, two prongs of the negative criteria. Under the positive
criteria, we have to indicate that the application relates to a specific piece of property, and it does. that purposes of the municipal land use law would be advanced by a deviation from the zoning ordinance and uh I think we have on the record three or four uh purposes of the MLU that would be advanced and finally
that the benefits of the de deviation would outweigh any benefit. The benefits are clear uh we we need to have some ground mounted equipment in order to interconnect with the grid. The goal of any solar project that's community scale is to get that power from the building to the grid. Uh in this case, we've put
it in one of the the least intrusive locations that we could towards the back far back corner of the property. Uh we do have that equipment back there that uh that I think between the two pieces were about 150 square ft of equipment 6 to 7 ft in height plus the utility
poles. Uh it's not a substantial intrusion into the visual and it does interconnect into the grid which is just the operational aspects of how this system works. Uh with respect to the negative criteria, we have to demonstrate that the variance can be granted without substantial detriment to
the public good. I I can't identify any detriment to the public good. Quite frankly, it's it's somewhat invisible. It's somewhat benign in terms of the use. Uh and it does generate bad ah
uh we're on the negative criteria. Uh Again, I don't think there's any negative impact. And with respect to uh impairing the intent and purpose of your zone plan and zoning ordinance, your zone plan specifically fosters the idea of community solar and renewable energy.
Uh the ordinance while not permitting it uh within the LI zone uh recognizes that uh universally the state has enacted that any parcel over 20 acres and we're not over 20 acres on this parcel uh such a such an installation would be permitted as of right in an industrial
zone. Uh so it's anticipated that these are compatible land uses. Uh I I agree with that it is a compatible land use. uh and in this case I think we do foster the zone plan zoning ordinance in terms of fost uh advancing the goals of renewable energy and community solar. So
when we look at the C variance on balance I do think uh we satisfy the criteria that's necessary for this board to uh have a positive opinion of this application and then just to recap is it your testimony that granting the variances is proposed um will not have a negative impact it is
on the training uses. I have no further questions. Thank you. And uh that's if you want to open it up to questions from the board and his professionals. Do you have any other professionals that are coming forward? No. We're going to start with our boards.
Ronald, welcome aboard. Do you have any comments or suggestions? Um no, not really. I think uh the planner hit all the points. I think one key uh item that was mentioned was that the equipment was used to be in front.
It's been moved to the side. You know, I just would express my opinion that I think the intent of that is really that it's really where the uh where you got the equipment pads. What's what's in the sidey yard is more like, you know, connections with poles and stuff. That's
it's it's not the original design had it in the front. So, they've moved it and really I think the intent was to keep these these uh transformers and stuff out of sideyard and front yard setbacks. This one is not in the front or sideyard. It's not in a sideyard setback. It's near the building. Correct.
That's correct. Okay. So, I mean that that lessens the impact on on the plan. I think he hit all the other spots. I went through the master plan. I saw exactly the same sections he he cited here about renewable energy and and and and so um
uh all good. Thank you. Thank you, Walk. Mr. chairman, they they did uh reference my review letter from um September 25th, 2025 and agreed to those comments in there. Um I have nothing. It's solar
panels on a roof and an LI zone on top of a warehouse. Um good spot. Any board members have any questions? Mr. Dy, two questions. Just put that mic on, please. Hit the
bottom. Good. Thank you. Uh Demters, you said they're on the roof. Uh yes. Have Ryan have Ryan come up. Uh yeah. Are they in an enclosure or just opened?
Uh they are open. Why don't you just uh point out where they where they describe where they are um on on the roof in relation to the rest of the panels? Okay. And my second question is the transformer on the ground, is that an open style transformer? Is it going to
be fenced around it or there's a protective ballard around it? No fencing. But there's an existing fence located on the site, but it's not specifically around. Okay. There are, I believe, security measures
that are put into it so that not just anybody can go in and access it. Courtney, if you want to come up and put that on the record. Just if you heard his question there, there's no security uh issues with the equipment, right? No security issues. They everything's in like an enclosure that is locked. So,
there's no access to anything. It's just a big closed metal case to it. Okay. Jaffy. Okay. I'm trying to get a better understanding of this. I have panels on my roof and I have an inverter in my
garage. Now, you're going to have three approximately 350 homes utilizing this system. How is that going to work as far as the individual inverters?
So, when you sign up for the program, is feeding back into the utility group. So that's where we were talking about the consolidated billing. So only a certain amount of customers can sign up for this. Um and then everything that generates is going to be assigned to the
customer. So when you receive your bill, you're going to get your discount on your bill. So all 300 Okay. So all all 350 customers will have the same discount, the same kilowatts applied to their electric bill.
Yeah, that's why. Okay, I'm just trying, you know. Okay, thank you. Any other board members? Okay, so council, you were up, you know, your professionals are up here, which I I know we're kind of doing both
applications. Um, most of the testimony we heard, did it pertain to 525725 or 5258? You said there was some variances between the both of them. I'd like the board to know exactly what the
separation is before we put each one to a vote. Well, I'm sorry, the application numbers. I'm sorry. So, you were that was for South Middle Sex Avenue is what all the testimony has been so far. And you will do sight specific for the one jabar way next.
Yes. So I think Mr. Chairman, so so far we've only done 5257-25. Um and then they'll incorporate whatever the general testimony I believe regarding the program and and they'll go sight specific and then uh sight
specific or variances. Okay. So, not to confuse anyone going further, I think because we heard all the testimony on this application, we should put this to a vote and get it out of the way and then they could just highlight the differences between this and the next application, which should
be a little codified, make it easier to move forward. So, uh, board members, we, uh, heard the application. Do I have a motion to approve or deny? I'll make a motion. I believe I have a second. Just just for the record, Mr. Mr. Chairman, I don't believe there's anybody here from the public who would
provide any uh comment, but we could just open quickly and close. Sorry. Okay. I know I make you do stuff. We still do motion. You'll do a motion eventually. Yeah, just do a motion to open.
Okay. Motion to open to the public. Anyone wish to be heard? Motion to close. Motion to close. Motion. Second. Second. All in favor? I. I. Thank you. Okay, I realize there's no one here. Okay, we
have a motion on the table to approve. We had a second here from uh Mr. Jaffy. Madam Secretary, roll call, please. Mr. Lup, yes. Miss Carritori, yes. Mr. Tanzy, yes. Mr. Jaffy, yes. Mr. Pani, yes. Chairman Levada,
yes. Okay, board members, now we're going to go into the differences on application BA5258-25. reset to kind of reset it. You can take a two-minute reset so her fingers could rest. Yes, idea.
for the record from Winskman and Spitzer. I'm Sora Landscape LLC is the applicant tonight. Um as we as similar to the last uh application um this one is for minor site plan approval with use in bulk variances to install rooftop solar panels and ground and wall mounted
equipment uh for use as part of the community solar program. Uh the property is located at one Jabaro way. It's identified as block 78.1 lot 1.1 on the township's tax maps is approximately 22.3 acres and is located at LI and FHC
zones. Um and then again as in the last application other than installing the rooftop solar panels and the associated ground and wall mounted equipment there are no other changes that are proposed to the site. Um so with this application we are again seeking a use variance. Um solar is not
permitted in this either zone that this property is located in. Uh there are however uh one of the differences there's two bulk variances that are required. Uh similar to the last application um one is for locating the ground equipment um in the front yard um and the second is for uh maximum lock
coverage. Um 60 is permitted under the ordinance for the LI zone. Uh 60.6 is existing and 60.7 is proposed. So we're very slightly increasing the impervious cover. Um and there is one existing nonconformity um with respect to the
minimum buffer width. So as I said before uh this is inherently beneficial use um satisfies the positive criteria as a matter of law and the record will show as it did in the last application that um the negative criteria under the SECA balancing test is uh satisfied as well
and again we're going to rely on the same witnesses Courtney Breeze from Soral Landscape uh Ryan Hosi who's a site engineer and Andrew Jonno our planner so I'll have uh Courtney and for the record we are in receipt of the board review letters. Uh the engineering
letter is dated September 26th, 2025. And we have uh the second board planner review letter is dated November 25th, 2025. Um so I have Courtney seated to my left if you want to resear her in uh for this. I was going to say, Miss Breeze, you were previously sworn. You remain under
oath. Okay. Super duper. That works too. I say Courtney, so just for the record, as we said in the last application, all of your testimony with respect to um who solar landscape is, the benefits of community solar, um the approval process with regard to the board of public utilities and all of
that general information uh remains the same. Correct. Yes. Correct. Okay, great. So if you could just um specifically with respect to the one Jabber site um just describe the project uh what the panel lifespan is um FA FA approvals that are required um
decommissioning all that sort of stuff. So, for this project specifically, um about 454 homes will benefit and it's also at a dis 20% discount rate, sorry. Um same thing, executed lease. Um and we have also
received FAA confirmation that no FAA permit is needed here. Um the panels again have an anti-reflective coating. Um it's JCPNL. Uh panel still 25 year lifespan. Um decommissioning process is the same. We have that if you guys want
a copy of it, we could provide it. Um and again for with our agreements with the property owner, all solar facilities will be removed and lease property will be um returned to its original condition prior to the installation. And then what is the uh required
decommission timeline under your decommission plan? Uh six months. Great. For both properties. Uh that's all the direct questioning I have for Miss Breeze. if you want to wait again for questions if any and then we'll have at the till the end. No, bring your professionals up if you
All right. Ryan, and just for the record, Mr. Hosi, you were previously sworn man under oath. Yes. All right, Ryan, so if you could just describe this site, um what was existing and then what is uh the surrounding uses?
Yes. So I'll I'll be using this exhibit we'll label um A1 and this is an aerial IM is existing aerial image with the proposed solar panels on the roof in the blue and then the existing I mean the proposed ground mounted equipment which
is going off of the exhibit I handed out before which we'll label as A2 which is a zoomed in exhibit of the equipment area which is located in the um northeast area of the site. Okay, great. And then if you could um
just describe uh the solar panel uh system that's on that's proposed to be on the roof. Um it's a total of 5,312 modules. It has 3.7 million kilowatt hours and will help about um 454 homes
annually. And then with respect to the height of this building and the height requirements, um could you just describe that and confirm that um we do comply with the height requirements in the zone? Yes, as stated as the last project, this will add the solar panels will add about 5 in of height to the building and the
inverters will add about 3 ft and again we will be below the um height limitation of the zone which is 45 ft. Um the existing building is 42 feet. And then are the uh will the panels be visible from u the neighboring properties?
No, they are low glare and there is a um parapit roof. Great. Moving to the uh ground equipment. I know we did submit revised plans um but you just described what the revisions were. I don't think that we we didn't move the location of the panels as we did in the last one. Correct.
Yes. The only thing that changed for this one was the slight change to the utility pole locations. Okay. Could you just describe the uh ground mounted equipment? Um again, where what is exactly is proposed, where it's located, and the size and height of the equipment? Yes, there's three proposed utility
poles. A switchboard, which is which will be um wall-mounted, and the transformer, which is about 75 square ft and 6 ft tall. And this is located there are technically two front yards in this property, correct? Yes. And it's located in which of the front
yards? uh Costco drive Costco drive and then what are the uh bulk with respect to this application in particular what are the bulk variances that we are required to have um as stated for the previous one this is the same um where we will be
proposing the ground mounted equipment in the front yard where every required yard must be open and unobstructed from the lowest level to the sky in addition to the maximum per permitted imperous lot coverage which is 60% the existing
on this site is 60.6% and our proposed is 60.7% just from that slight increase to the um ground mounted transformer. And then with respect to um specifically the board planners review letter, there was a comment um in there about
providing some sort of uh screening with regard to um evergreen shrubs or trees. Um are we going to we can comply with that request? Yes, if required, we will comply to that and work with the his board planner's office to and the engineer's office to effectuate exactly what that would look like.
Yes, there currently there is existing fence and existing landscape but if more is required we will comply with that and then we can comply with all the remaining comments in uh the board engineer and planner review letters. Correct? Yes. I have no further questions for for
Ryan. If you want to have Andrew have come up and give planning testimony and Mr. Ju as you come up just for the record you you were previously sworn and you remain under oath. Yes. Thank you.
All right. Uh Andrew uh can you just again confirm that you visited the site reviewed the application materials the township's master plan and its zoning ordinance? I have. And that could you just uh give an estimate in your opinion um whether the applicant satisfies the uh groups needed for the request of relief.
So correct. So for the record we are seeking with this a D1 variance as the use is not permitted within the LI district. Uh we are locating uh equipment within the front yard which is required to be unobstructed by your ordinance. Uh we are honoring the 50oot
front yard setback but we are still technically within your front yard. uh the maximum lot coverage uh is where 60 is permitted. Variance relief was previously granted for 60.6 we are at 60.7 and that's a result of the 75 square foot addition for the transformer
pad. And finally the existing uh nonconformity uh with respect to the landscape but buffer which was granted variance relief when this application was first heard. Um wi with respect to the points from the master plan the municipal land use law those would be
consistent for this application as they were for the previous one with respect to the D1 variance and the SECA test again uh it's very similar we uh identify the the uh public benefit which is renewable energy any detriments uh to the public and I don't again I don't
believe there are any we don't intrude uh into the the height limitation we are uh fairly low level I don't believe there's anything that's of a public nuisance that's generated by this application. Nothing that we really need
to resolve other than for the fact that we are putting in some ground mounted equipment and as uh was stipulated by Ryan. Uh screening would certainly be acceptable for us in order to uh further mask that. So when we look at the benefits of the solar versus detriment, I do think the D1 variance uh criteria
are satisfied under the SECA test. And that leads us to the C variances. And again, we have a similar C variance as the previous application with respect to equipment located within a yard that uh is required to be unobstructed within your ordinance. Uh as well as the
variance for the for the really dimminimous increase in impervious coverage. Uh both of those would be qualified under see true criteria. And again, it is a specific piece of property. There are three to four uh public purposes that are advanced by this application. And in terms of the
benefits of the deviations with respect to the uh the equipment being ground mounted in the front yard, I did indicate that it honors the 50-foot setback uh would be in a corner beyond that 50-ft setback line. Although it technically still is in your front yard, we are certainly agreeable to uh
providing screening around that. So there is no visual obstruct intrusion. Um but that location was coordinated through JCPNL in terms of an interconnection point. uh and it is a necessary part of the solar uh facility.
Uh so when we look at the benefits of the deviation uh we certainly need all this to interconnect into the grid in order to get the energy uh to the public as was stipulated uh to the I believe 450 households. We turn to the negative
criteria. The variance can be granted without substantial detriment to the public good. I certainly don't believe there's anything here that's a substantial detriment to the public good. will will uh any visual intrusion will be masked through landscaping. Uh and it is again something that's
universally accepted as a large public benefit. So I don't think uh the slight intrusion or a slight increase uh would have any detriment to any of the neighbors or to the general public and it certainly fosters uh the concepts included within your master plan and your ordinance for providing uh
renewable energy as well as community scale uh renewable energy. So when we look at the two uh two C variances that are prompted by this application, I do believe we meet all the criteria under the balance test and this board can positively grant the relief. I have no further questions.
Ronald, we're going to start with you again. Other than the buffer, additional buffering, you have any comments on this application? No, it's it's it's it's fairly straightforward. You know, you hear the seek a balancing test and if you hear the third pro the third prong of the test is implementing reasonable
conditions to reduce detrimental impacts the in you know the additional landscaping would certainly go uh towards that. So other than that no changes. Thank you. Thank you. Thank you Mark. Anything chairman? I have nothing further to add. They agreed to meet the comments in my
letter. I'm not concerned with the uh additional 75 square feet of impervious coverage. It's it's a 20 acre lot. So, uh, you know, um, it's the minimus. I have no objections. Very good. Any board members have any questions? Mr. Tany,
one, one question. When the panels, uh, are decommissioned, what happens with those? Um, Courtney, if you want to come up. Um, sorry. I'm not 100% familiar with it, but there is like a recycling program for the
solar panels when we decommission. Okay. Any other questions? Kevin. Thanks, Mr. Chairman. And sorry, I apologize if this was touched on earlier and I missed it. Do Monroe residents have a priority as your customers since
you're uh building the facilities in Monroe? Correct. It's 51% is required to go to LMI customers. Is that what you were asking? Uh low and moderate income. I I meant Monroe Oh. residents within within our 43 square miles. Do they get some kind of priority
to the front of the line? Okay. Yep. Yep. And that's why, like we said, we you know, if the town wants to work with us to get it out there in the community so they know that there is this program to sign up for. Any other questions? going to make a motion to open the
public portion or I should say we're going to make a motion to close the public portion. Seeing there's no one here from the public. Do I have a motion to close the public portion? Motion. Second. Second. All in favor? I. Public portion is closed. Board members, we have application BA5258-25
before us and Solar Landscape LLC. Do I have a motion to approve or deny? Motion to approve. Make a motion. Motion Tany. Madam Secretary, roll call, please. Mr. Lup, Miss Carritori,
yes. Mr. Tanzy, yes. Mr. Jaffy, yes. Mr. Beani? Yes. Chairman Latada? Yes. You're done. Thank you very much. Have a great night. You're welcome. Okay, we covered board members. We covered all our other stuff. Our next
regular meeting is January 27th, 2026. Do I have a motion to adjurnn? Second. All in favor? Enjoy your Christmas or holidays, whatever you observe. September.