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Mhm. >> Good evening. It's It's 7:33. I'd like to call to order the June 25th, 2026 Old Bridge Township Planning Board.

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Please rise for the pledge. >> I pledge allegiance to the flag of the United States of America, and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. >> Uh roll call, Daniel, please.

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>> Mr. DePama? >> Here. >> Mr. Lanning? >> Here. >> Mr. Talamo? >> Here. >> Ms. Cannon? >> Here. >> Mr. Renner is absent. Mr. Petty? >> Here. >> Ms. Masella? >> Here. >> Mr. McIsaac? >> Here. >> Mr. Brennan? >> Here. >> Mr. Ferrara? >> Here. >> And Chairman Latour? >> Here.

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>> Okay. Swearing in now. >> Uh you know, I I I don't know what's the technical testimony, but mine's to swear you in anyways. Do you swear or affirm the testimony you're going to give this evening is the truth, the whole truth, and nothing but the truth? Thank you. >> Okay, thank you. Uh first on the

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is consistency review amending Township code chapter 250-6, definitions, and chapter 240-42, prohibited uses. >> So, good evening board members. Um, this is an ordinance that was

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introduced by uh, the council and um, it is specifically to um, prohibit or ban data centers in the Township. Um, there are data centers are currently not a

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permitted use in any of the zones except for three places. Um, it's the I3 and the I10 zone, which is under Segme's redevelopment plan, but those two um, sites have already received approval

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from the planning board and they're not for a data center, it's for a warehouse. One of the site is an active construction site, the other one is going through compliance review. The third site that uh, allows data centers

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is our own crossroads property, uh, but that's currently under litigation. Uh, so we can't really do much, but by adding it in the prohibited uses section and adding a definition to it, it just reaffirms the council's policy and the

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Township policy to disallow um, data centers in the Township. So, um, I believe um, the policy and the ordinance is not inconsistent with the master plan. The master plan never

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really uh, promoted or allowed um, or encouraged uh, data centers within the Township. >> Okay, thank you. Uh, any questions? >> No, no, I'll just say so two council meetings ago, it was brought up that we

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should do a potential moratorium. I don't know if any of you watched it, my I think my exact comments were, "Let's stop kicking the can down the road and just ban it now." So, and as I've said now in two council meetings, and as Veena just said, this is really just reinforcing what our current

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um zoning already is, that it's not allowed. Obviously, we have a couple that are within redevelopment plans, not not within the zone itself. It's not permittable in the zone. It's only in there for the redevelopment, but as Veena said, Segme has warehouses that it's looking to go there, not data

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centers that they're approved for. And then the Crossroads project, that is what it that is what it is right now. And um like like Veena said, that's in the litigation, so we can't really talk too much about it. Um but from even from that, my understanding, no data center is looking to go there because

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there's not enough power and/or water to supply any level of data center. And that data center, if I'm not mistaken, was put in there back in '04. >> So, 2008, the Crossroads plan was amended uh to add data centers.

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Uh but since then, there have be been at least two to three developers who have come in with a proposal for a data center and then backed out because of uh lack of electricity. Um so,

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and if if you may recall, even when Regency Center went in, Regency Center as well as Segme struggled to get power. Um data centers require immense power, so we don't have that capacity

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either. So, um >> And the the data centers that were discussed at the time, if I'm not mistaken, were more along the lines of the backup contingency sites for for the financial services companies, right? So,

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post post-9/11, there was a need for folks to have backup sites in New Jersey, and a lot of a lot of places are. It was never meant for those AI I mean, back in 2008, I don't even know if anyone knew what AI data center would have been.

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Even then, that that that site I don't even think it's large enough for what they would look to do because of all the constraints on the land. So, like again, like I said, this is really just a us putting our foot down and saying, "This is our zoning. Now we have an ordinance. If you want something,

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it's not happening. Go find somewhere else to go do it." >> Okay, thank you. Uh any questions on my left? Okay. Well, we're looking for a motion to uh >> I'll move it. >> What's up? >> Second.

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>> Mr. Palmer? >> Yes. >> Mr. Lenning? >> Yes. >> Mr. Clama? >> Yes. >> Ms. Cannon? >> Yes. >> Mr. Petty? >> Yes. >> Ms. Masella? >> Yes. >> Mr. McIsaac? >> Yes. >> Mr. Brennan? >> Yes. >> Chairman Latour? >> Yes. >> Okay. Uh before we go to the resolutions, we're going to jump to the

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uh application 53-2024P HB Warehouse LLC major preliminary site plan with a C variance, uh turn it over to Mr. Sedilla. >> Uh thank you. Uh this application is going to is being adjourned and carried

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to the August 27th uh 2026 regular planning board meeting. Uh it will be held here uh rather than at the senior center. Um so, any member of the public here for that application or watching online, uh please be advised that that application is being carried uh to the

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August 27th planning board meeting here at the uh town hall, and no further notice will be provided. So, this is your notice, uh if you're watching at home, uh that that is the new date for this application, the public hearing on it. And if any other meeting or special meeting is scheduled for this, that will

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require public notice. But if this goes forward on the 27th, no further public notice will be provided. >> Okay, thank you. >> Well, I mean, I I I don't want to get into the specifics, but I will say that just so the public's knowledge that this adjournment is not being requested on

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behalf of the applicant, it's being requested on behalf of the board. >> Okay, thank you, Mr. Sedillo. Okay, we're going to jump to the minutes of June 11th, 2026. Any >> Make a motion. >> Okay.

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>> Second. >> Mr. DePalma? >> Yes. >> Mr. Lenning? >> Yes. >> Mr. Talamo? >> Yes. >> Ms. Cannon? >> Yes. >> Mr. Petty? >> Yes. >> Ms. Micela? >> Abstain. >> Mr. McIsaac? >> Yes. >> Mr. Brennan? >> Yes. >> Chairman Lawlor? >> Yes.

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>> Okay, next resolutions, 0-2026P, Wawa Inc. Do I have a motion? >> Move it. >> Second. >> Mr. DePalma? >> Yes. >> Mr. Lenning? >> Yes. >> Mr. Talamo? >> Yes. >> Ms. Cannon? >> Yes. >> Mr. Petty?

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>> Yes. >> Ms. Micela? >> Yes. >> Mr. McIsaac? >> Yes. >> Mr. Brennan? >> Yes. >> And Chairman Lawlor? >> Yes. >> Okay, next 53-2025P, Walmart Real Estate Business Trust. I need a resolution. I mean, a a motion,

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sorry. >> Move it. >> Second. >> Mr. DePalma? >> Yes. >> Mr. Lenning? >> Yes. >> Mr. Talamo? >> Yes. >> Ms. Cannon? >> Yes. >> Mr. Petty? >> Yes. >> Ms. Micela? >> Yes. >> Mr. McIsaac? >> Yes. >> Mr. Brennan? >> Yes. >> Chairman Lawlor? >> Yes. Okay, next is resolution

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authorizing the Township Planner to conduct a preliminary investigation to determine whether certain properties qualify for designation as an area in need of non-condemnation redevelopment pursuant

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to NJSA 40 A colon 12 A -1. Vena? >> Sure. Um Thank you board members. Um just to give you a little background. I started working on this

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7 years ago um because of the high level of vacancy in um the shopping center that I call the gold shopping center, but but there are a couple of stores there.

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Um the advantage of this is it is in close proximity to our Old Bridge commuter parking lot. There is something that NJDOT offers uh if you are within half a mile radius

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of an bus terminus. And in talking to NJ Transit, I've always heard that this bus line has one of the highest riderships. It is comparable to even a train. Um

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for areas like this, a township could pursue a transit village designation. And what that does is it's a process. You go through a area investigation study, then you write a redevelopment plan for it. And once the plan is

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written and submitted, there's a document that goes to NJDOT. There is a panel that reviews the document. It takes almost 18 months, uh but after 18 months, you're designated as

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an transit village. And what that does is it opens you up to numerous state fundings for infrastructure improvements and you know, pedestrians, sidewalks, and bicyclists because it's supposed to

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be a mixed-use development where people actually are not auto-dependent, they're dependent on the bus that is easily available, bus service that is easily available. So,

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I started the work 7 years ago. We had a pre-application meeting with NJDOT, NJ Transit, but unfortunately, that's when COVID hit. And the bus ridership went down 2 years ago. DOT reached out to me

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asking, am I still pursuing? And I was. I was just waiting for the right time. >> [sighs and gasps] >> Luckily for us, we were dealing with the fourth-round affordable housing obligation. And when

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the new regs came in, they incentivized transit-oriented developments in the sense that the state is encouraging mixed-use or higher densities along these bus routes where

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there's easy access to public transport. And the design of these areas is not purely auto-dependent. In 4 years ago, FTA granted they they offered a grant to NJ Transit

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to do a study along the 17-mile route between Howell and Old Bridge Township. And they actually the idea was to study all these nodes and come up with a vision or a plan

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because NJ Transit has a plan to have a bus rapid system between these two townships. There are 17 stops. The Old Bridge being the last stop or the first stop going towards New York

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City. So, the timing was perfect and we thought we'll take advantage of this to get some affordable units out of it because transit-oriented development generally requires much higher density,

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but it is along the highways. It's bus dependent, so it will have minimum impact. Plus, it's at a gateway entrance of our township. If you see even in that aerial imagery, there is a huge parking

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lot between in front of BJ's, Aldi, Kohl's, which is almost like 90% empty at all times of the day. That can absorb in more development. They could have shared parking

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arrangements and people who live there will take advantage of the bus stop. But, this is again the first step to get a transit village designation, significant public participation is required because NJ Transit

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got that funding, they already had three No, they had two public hearing a public uh shreds wherein public was invited to offer their opinion and there were a lot of some a lot of good suggestions, a lot of priorities

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that were the a list of priorities that were identified. So, we just are taking that work forward by um asking the planning board to

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assign me the duty to go and conduct an area investigation study for this area. If the area qualifies, then the next step would be a redevelopment plan that would be an ordinance. >> Okay, thank you. Uh,

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any questions to my right? >> Yeah. So, is this is the uh Sorry. Is the focus of this to get more parking? Um, more commercial, more housing, or is it a combination?

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>> It's a combination. It's a combination. It's mixed-use, so a commercial that directly caters to the residents, not a destination commercial, but commercial that really supports the residences that

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live there and take the bus to commute to the city. >> Okay. So, just for my own sake, who's parking there now because that lot is full? >> The lot the commuter parking lots are full. So, there are people

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>> lot is supposed to was over by Home Depot, but that's not anymore and >> No. So, there is one lot that is owned by Old Bridge Township, which is along Mallette Drive. >> Right.

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>> There is a parking area behind KFC, but that's a temporary arrangement. Casey, correct me if I'm wrong, but we closed down the commuter parking lot on Jake Brown Road, which Brunetti was leasing.

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So, that was again transferred to here and but but Regency Center was required to contribute $150,000 for this parking. So, I'm hoping that at some point there is a parking garage and

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all these developers who come and redevelop the area might be able to get us a commuter parking garage which at nights can be used by these residents. So, it will be like a shared parking arrangement. >> So, the commercial aspect of it would

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would that be expanded or improved or >> Yes, it would be. It would need a redesign of this whole area. Probably, Malden Way will become like a boulevard with, you know, restaurants and res-

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commercial uses on the ground floor with residential on the top. So, somebody who is going to work and comes back and have a slice of pizza or people who live there will have like personal services, medical offices.

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So, the idea is somebody who lives far away is not going to come here unless they're coming for a good restaurant or something. But, it's mostly for people who live there. You're creating a sustainable development so that people are walking. It's It's more meant to be

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a pedestrian-friendly, walkable neighborhood. >> Okay. Thank [clears throat] you. >> Thank you. Any other comments or questions to my left? Okay.

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Oh, go ahead, Ed. >> Is there any benefit to along Route 9 like McDonald's or the you you have also the car dealership? Is Is there any benefit to those existing stores? >> Yeah, I mean, when you are in an

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designated area, an area that is designated as an area need of redevelopment, they can take advantage. They could redevelop their sites, too. And make it better. There could be a developer who comes in and

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buys out the McDonald's or buys the Honda dealership to create a cohesive design that can be accessed from the letter which will become like a parallel road. See the issue with these this shopping center, right? This is a

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classic example of the planning of the 70s when shopping centers were developed, but they were so far set back that visibility was an issue. Why is the Kohl's shopping center or those that

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strip mall failing? It's because it's not visible. Other than seeing the huge freestanding pylon sign when you're traversing on Route 9, you don't really know they exist. So, the newer planning works actually

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opposite. You want buildings to be closer and the parking to the to the back so that the buildings are more visible. You're more attracted to go and visit those spaces. So, if somebody

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comes in and buys out McDonald's or DCH or even they themselves want to redevelop the site and take advantage, there could be better connectivity between the Kohl's shopping center at the back

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and these front uses. >> Okay. Right now, there's no access between McDonald's and those parking lots community parking lots behind there. >> A pedestrian connection is there, but not vehicular. >> make that connection and also for the car dealership and any other

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>> Correct. >> There'll be the intersection of different connections of roads and parking lots. >> Yes. Yes, and that is the beauty of having a transit-oriented development. Typically, there are like cross access easements, shared parking easements so that

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you know that whole area can be accessed by anybody. >> Okay, thank you Ed. Um any other questions, comments? Okay, I'm looking for a motion to accept this. >> Yeah, and and just to clarify for the board, right now the resolution before

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you is just to authorize Vina to do the preliminary investigation. It may turn out that these properties don't qualify or not all of them do qualify and then we'll have to figure out what the the next step would be, but this is just this resolution is only at this point is to have Vina uh do that investigation. >> I'll move it.

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>> I'll second. >> Mr. DePalma? >> Yes. >> Mr. Lenning? >> Yes. >> Mr. Talamo? >> Yes. >> Ms. Cannon? >> Yes. >> Mr. Petty? >> Yes. >> Ms. Micela? >> Yes. >> Mr. McIsaac? >> Yes. >> Mr. Brennan? >> Yes. >> And Chairman Lawlor? >> Yes.

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>> Okay. I believe that's it. I'm looking for a motion to adjourn if there's no other business. >> I'll move it. >> Second. >> Second. >> Second. >> All in favor? >> Aye. >> Aye. >> Aye. >> Aye.

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>> [snorts] >> Mhm.