you're on record all right you're ready good the meeting of the township of precip Troy Hills planning board from Monday March 3rd 2025 at 7:30 p.m. announcement is made that adequate notice of this meeting has been given and that it is being conducted in
accordance with njsa 10 4-6 at SEC of the New Jersey open public meetings act we could stand for the Pledge of Allegiance Pledge to the flag of the United States of America and to the for it stands one
Nace laa would you call the role Please Mr D yeah Mr deero here councilwoman Hernandez here Mr mey here Mr meth present Mr napolitan here Mr Shaw here Smith here chairman dmore here we also
have a board planner m witer our board engineer Mr kiano and our board attorney Miss dley excellent this meeting is open to the general public is there anyone here who has something to come bring to this board's attention that is not on our agenda for
tonight hearing and seeing no one come forward we have some correspondence first item here is correspondence received from Kevin kley of Connell Foley LLP dated February 4th requesting a three-year extension of
approvals of resolution 22 529 from December 12th 2022 through December 12th 2027 for preliminary and final major site plan with C variant are they asking for I guess they're not I guess they we gave them a
major soil moving permit if you could uh discuss what their rights are and what uh I think there's a representative here tonight if you would come forward and identify yourself the new members of the board herel Rose from Conley yes for the
applicant uh represent MCC 7 LLC has received this approval uh in December in December 12 2022 and uh pursuing to Municipal land use law the automatic 2 years of uh
protection from changes in zoning expired on December 12th can you use the microphone please sorry sit down better yes okay so our approvals expired uh December 12 2024 and pursuant
to the municipal Landes law section 40 colum 55 B-52 we're requesting a two-year extension of time to develop that property and maintain the protection syst zone
changes so so typically we see extension requests one year at a time but the applicants requesting three years just because they've had delays is that correct in yeah so statute speaks to the oneyear extension which is more typical
but it also speaks to uh extension for reasonable amounts of time under certain circumstances and in this case or the original applicant was the contract purchaser of the property and they terminated the contract
in April of 2024 and we received resolution compliance by August of 202 and during that time we've been diligently searching for a new buyer due to the size of this development and the
specific use the limited continual Care Facility it's been a bit of a more lengthy process than or perhaps a more normal development and as such we're seeking 3 years to complete this process uh
to retain protection from zoning during that time specifically uh subsection e of the statute I just quoted 4 colon 55 d-52 as the board to consider among other considerations economic conditions and making that
determination and so for the reasons I've stated the economic conditions require a threeyear or warrant a threeyear extension at this time I have a representative of the applicant here Mr Keenan Hughes who's available to answer any act specific questions
related to our Cent uh application all right what is the applicable what are the applicable rules as uh you I mean let me start by saying we almost never give a more than a one-year extension yep so so the board
can decide to Grant just a one-year extension or to some uh up to the threeyear extension under the land use law um they're permitted three oneyear EXT itions um before they have to Reen notice for any
further requests so conceivably we could give them the 3 years one year at a time and make them come back every year and give an update and give an update or we could ask them to come back in two years or whatever whatever the I'm going to ask the the the board's pleasure here
I'm not going to ask for facts from the applicant you've already told us what's happened as far as we need to know uh but what we need to do is determine are we willing to under these special circumstances because the original
applicant is no longer here um give them three years or the board prefer to stick with a shorter time frame and ask for an update M Michael please um I I would
recommend that we give them the three years but they come back every year to explain to us uh what their progress is can we do that but what would compel them to come back yeah that's that's that's the way I
would make my motion is that three oneye extensions and but they have to come back each year to update us well would we be satisfied if they were to send a letter every year saying what they what the status was that's to the rest of the board I would
just say I prefer to have a AER each year I I feel uncomfortable doing anything where we ask them to appear each year without giving with with giving them the three years anyway why not two years then then that's more of a
compromise and the way the market is right now he there it's going to probably be two years can I just ask um I mean this is few years ago I don't recall what this development is or where it is can well then maybe we should call a
witness and just it just tell us what the land use is and where it's located if nothing else that's true we may have some members here who were not there at the time so Mr Hughes can speak to the um precise location but this is a limited Contin Care Facility consisting
of 150 units can you pull the microphone closer consist it's a limited continu of Care Facility consisting of 150 units uh that's 52 Assisted Living units 28 Memory Care units and various other cences including parking driveways
Landscaping all that actually I'm going to ask the lawyer's opinion here given the variances and the approvals we gave you if you were if they were to decide not to do a limited Care Facility of any sort that want to do something
else what other what do they have the right to do right now or is it limited to just this what's the underlying zoning on the property before the approval was it an office
building I have that right with me just give me one I think I know what this is this is next to the hotel that's on interpace Parkway off Cherry Hill Road it was it's a lot of it's woods and trees that's right and the hotel was sesta and it's something else now I believe is Hilton now I believe is that
right uh I thought it was still sesta but yeah I think it got bought out by somebody but you guys are going to go right next to it correct it was clear the land I remember this the uh we were like why would you put this next to R 80 and the guy was saying all the people that lived there like the sound of cars gone by so we were like oh that sounds
pretty good then but uh is this going to stay this assistant facility is that guaranteed or you that's going to change that use that's what I'm mostly concerned with I'll just wear you in just to provide testimony do you swear affirm that the testimony that you're about to give will be the truth the whole truth and nothing but the truth I
do pleas state your name um your business address and your title for the record sure it's Keenan Hughes hugs I'm the vice president for planning and development at SJP properties located at 389 interpace Parkway in
Paran thank you um I think to answer the Chairman's question if I may certainly any substantive changes to this plan including a change of view we would have to return to the board for a new site plan application so I wanted to get that on record yeah um and just very briefly
for a little context here the applicant that originally um obtained this approval um essentially did not eventually close transferred the approval back to SJP properties the applicant um in the spring of last year
and we just received resolution compliance late last summer so we're now diligently doing Outreach to potential purchasers we would like to move forward on the approval um it's been a difficult economic environment in this industry in particular in the last couple of years
uh but we're optimistic that we will be able to find so the longer an extension we give you the easier it makes your sales job I think that's accurate yeah and I think even if it's one year we're definitely going to be back here at the end of the year you know seeking another extension so it's going to take a little
time to put this all together um but just know that if there's any changes obviously we would have to return to the board for for an amended or or new approval okay any other questions by members of the board sorry so you're looking to get find another buyer for
the property but you would keep this site plan as the assisted living facility yeah we're seeking to extend the existing approval which runs with the land um and we're seeking a partner or purchaser to basically implement the
project as approved so they would come to you with with whatever they offer you and you say this is the plan we have in order it's say a living facility and just hope that they would do that how the process works correct and if there's any changes comes back to the board right okay so an example would be like
the B10 Hilton project that we had they another applicant got got the approval for that warehouse and then they sold their rights and then the B10 came in made some changes but they had to come back to us to make those changes so that would be potentially the same process
here if you found a buyer that wanted something slightly different you they would still have to come back for amended site plan approval okay is there anybody willing to put forth a motion or is there a further
discussion to be had didn't Mike make a motion or not or was he just saying he would make there was there was no second okay all right well if that's the case I'll make a motion to Grant a two-year extension any further discussion
do I hear a second second Smith nor would you call the role please did each yes yes Fernandez yes Ney yes math yes Nano abstain Shaw yes Smith yes sore yes all
right we give you two years thank you and we'll see you in two years good luck thank you thank you very much all right Now we move on to the resolutions we have a series of resolutions
here Nora do you have the are the uh everyone has their uh copy of it [Music] okay so I guess we start with uh application
24 column 532 do I have uh Mr chairman Mr mey a motion to approve application number 24 col 532 deodar
Mahajan 470 Troy Road Block 733.702 Zone R2 major soil moving permit we have a second second nor would you call the RO please D yeso
yes Hernandez yes mey yes meth yes poano yes Smith yes denore yes all right now 25 col 504 Mr chairman motion to approve uh resolution
for application 25 504 CEO andan seven puddingstone road block N9 lot 9 Zone R1 major Sol moving permit I have a second second nor would you call the role please thank you Fernand DP yes
Fernandes yes meth yes Nano yes sha yes yes now 24 col 528 Mr chairman Mr D a motion to approve application number 24 col 528 B10 Hilton Court owner LLC to
Hilton Court block 202 l 3.10 minor site plan to modify Building height removal of Drive ramp relocation of parking spaces and set back Implement do we have a second second mey very
good I'm sorry Nora I had a there were just a couple revisions from the applicants attorney just to clarify that the application also included the amended major soil moving approval and to make some um minor fix es to some of
the numbers um like for the building height it's plus or minus 40.8 ft instead of 40. 38 um and then the loading dock size is 13x 60 ft instead of 13 1/2 by 60 ft and
then the drive-in ramp 16 ft by 60 ft instead of 15x 60 and then just some other revisions instead of evsc it's going to be Make Ready spaces so thank you Ms you happy with those yes
second D yes DPO yes Hernandez yes mil math yes apano yes Smith yes denmore yes all right now 24 call 531 PSP
Saxon this one I also had a couple edits the um on the first page the address for 7 Campus NJ LLC was incorrect so that's corrected and then on the second page exhibit
A1 um the date is February 10th consisting of two sheets and there was a highlighted section on page five and that will be eliminated so that's correct all right so I have a motion it's not our usual cast of
characters here okay Mr chairman I'll make a motion to for to approve the resolution for application number 24 colon 531 psip saxum 7 Campus Drive block 202
lot 3.08 do I have a second second thank you Mr napalitano deero yes Hernandez yes math yes Nano yes show yes yes next is for gate Hall
statement for basis and preliminary investigation of anr do I have somebody moving chairman yes motion to approve the resolution for for gate Hall block 175 lot 52 Zone R the statement for basis and preliminary
investigation of area in need of Redevelopment I have a second I'll second Hernandez very good call rooll please Deo yes Hernandez yes ma yesito yes Shaw yes yes now two silen block 202
statement for basis again okay I can make can I I'm allowed to make the motion right Absolutely I'll make the motion to move two silven way block colon 202 lot 1.1 Zone rool statement
for basis and prary investigation of area needed Redevelopment do I have a second second thank you Mr Shaw DPO yes pz yes mat yes Nano yes Shaw yes din
yes all right that's the largest section of our agenda tonight let's see we move on to the actual agenda of cases we have and we have application number 24
col 510 n Manor Associates North bwick Road Block 497 lot two minor site plan with C variance for a maintenance yard carried from January 13 2025 um
we say anything um so this application was originally heard on November 18th 24 carried to January 13th and further carried to tonight's meeting um to make
some additional changes good uh good evening mark rothberg on behalf of uh the applicant and uh with me again tonight is uh Michael Dipple who I believe already has been sworn in and we also have uh later on a a
testimony from uh planner Alex uh dowy uh which will'll follow uh Mr dipp's testimony and Mr Dipple was previously swor and Still Remains under oath today yes I I would just like to state that uh
we've had the opportunity to review uh the uh comments uh from the board at our last hearing and uh the board's expert pursuant to their January 10th uh suggestions with regard to uh with
regard to to our uh application as well as the February 26 uh 2025 uh engineering comment and recommendations as well and I believe that we incorporated uh uh the concerns and the
suggestions so I'm I'm pleased to have Mr Dipple uh go through the modifications to our plans for uh the site tonight thank you so I I have up on the easel a uh set
of the plans that were submitted the date is February 17th 2025 uh it consists of eight sheets so I'm just going to jump into the site plan which is sheet Co well I'm
going you know I'm going to start with CO3 because I just want to clarify something and that has to do with the parking um there was a comment that was in some of the review letters about the elimination of spaces and um you know we
went out to confirm the number of spaces so there are no spaces really slated to be removed um the survey was just erroneous because the striping is a little bit unclear um but there are no there's a
there's a wide opening uh where the gate is and there are no spaces strike there so we count 18 spaces there will still be 18 spaces there so there were never really 21 it was on the survey that was an error but if you go out there and I
was there tonight just to confirm again because the last time I was there there was snow on the ground and I couldn't see anyway but um but there we're not changing any of the spaces essentially um so if I go to sheet
co4 which is entitled site plan we made a few changes and I'm going to bring up an exhibit um might as well do that now so I don't know which one we're up to but this is a revised plan um I think we're at A4 okay so I'm
gonna say this is A4 I'm just going to put today's date on it which is March 3rd so it's entitled site Landscaping plan color rendering co4 so we made the changes as I said and we rendered it um the biggest change
you'll see probably from where you're sitting is there's more landscaping around the entire area so at the recommendation of your professionals and the board we met with the Forester and uh we conducted that meeting sometime in
January and uh uh Mr Walsh right uh James Walsh I believe yeah um so he AC he was very accommodating met met us out there the next morning after I spoke to him and and we kind of went over everything and really there are very few trees that are worth saving and I I
depict them here I think we came up with these four uh that are really worth saving everything between the apartment building and the maintenance area is really just kind of overgrown weeds and it's been there probably and allowed to
grow wildly like that for about 70 years so uh it's tall it's scraggly um a lot of it is dead or dying or in distress so he agreed that if we took everything down there and we uh put the arbor VY along the west side and again the the
page we'll say North is generally to the top of the page page so he said put the arbor VY along the west side and along the South Side wrap it up to where it meets um the back of the residential property and then within that 12T area
that you're proposing put Leland Cyprus so that's a big bushy wide tree and then in the front you can do a mix of Evergreens to some come up with some that was his recommendation so we we we took good notes and we did exactly that we preserved The Three Trees one here is
a very very large tree and in fact it's kind of on the property line and kind of in the neighbor's fence and it's it's really really big it looks like it's been there a long time so we're going to we're going to leave that one and then just add all those trees uh one of the
other changes we made uh the board's recommendation was to uh reduce the number of containers these rolloff containers or dumpsters down to five so we show five we're proposing them on a concrete path I think that came up in
the meeting and from your professionals review so we have a detail of a large concrete pad I think it's 30X 60 um and just to the west of that we have what we're calling a temporary material storage area I it's generally
appliances and one of the board members I don't think he's here again uh tonight um but one of the members of the board suggested that we put a small fence over there and Corral some of those things and we agree with that so we're going to put uh a small piece of chain link fence
just to the west of that dumpster pad and that can be the storage for those things um that just need a temporary place to go until they're picked up and it's it's typically appliances it's refrigerators and things like that and and our testimony has always been that
they do not stay there long that they're place there until um someone with a pickup truck can come and and take them away and it's typically the next day or maybe the following day but they don't sit there for a long time we still have
the masonry maintenance area I stopped by there tonight there is some you know changes every time I go sometimes it's completely vacant tonight there was cinder block and some brick and it looks like as the weather has now hopefully turned for the better um maybe some of
this concrete work and masonry work can be done and looks like they're gearing up for that uh We've reduced the number of material stockpile areas like the stone and The Mulch and things like that down to four and we've added a shed um it
should be noted that we did have a shed there there was a shed there and I think the the town we were told to remove it but um so the shed was removed but now was recommended that we have a small shed and we placed it as far away from
the residential area as possible and that would just be a small shed to hold you know any kind of liquid or anything that you just don't want expose to the elements if someone brings a small gas can or something there to start up a machine or a mower or
something they can place it uh in that shed um otherwise it's generally the same plan we have the retaining wall it's all compacted Grabel um we have a drainage Inlet there so those are the um
those are the real general you know changes that we made between the last submission uh and this submission and then the rest of my plans just kind of either it's grading and and soil erosion and things like that um so that that's
where we landed and and we did get review letters from your engineer and your planner um and if I could just go through if you'll allow me to go through the engineering comments I think they start on
page uh two and um it talks about uh the Forester which we did we we took the recommendation and and met uh with him and that that is directly his recommendation uh sorry I misunderstood this one at
first um in terms of the retaining wall and the trees um we did push this back the 12 ft and we walked in this area and looked at it the best we could the
ground was slightly snow covered but I think we can we can fit the wall in there and the wall does get very small by the time we get back toward the back area and that tree is very old and I don't think it's going to be compromised the grade lifts up there so we're just we're just formalizing this grade just
so we can get these Leland Cypress in so the grade does jump up from that tree and kind of level off today um as far as the Evergreen plantings did the Forester have any recommendation as to the 12 feet in
other words do yes I I asked specifically is the 12 feet adequate to get a good buffer he said with the Le and Cypress yes and I said we'll give them Room to Grow between the retaining wall and the property line and his answer was yes so I asked specifically
because there is situation where a variance is required for the 12T setback that we're requiring um but it's we we ask specifically can this is this 12T adequate enough to accommodate that and
and this wall felt so um comment five deals with this triangular area behind the dumpsters we positioned the dumpsters in this fashion so they would have access and they could be uh they could be wheeled off and
everything like that and that creates this triangle here I I don't believe that the applicant has an issue there with the fence moving to the north behind that however it's just just creating a little more Landscaping between one set of dumpsters and another
that's really it because the area just immediately to the South is where the residents are allowed to put their trash so I I don't think there's any argument there I just think that it's it's just an odd area area because right now the pavement goes off on an angle
and I'd really like to keep those dumpsters kind of in in this direction so they're able to be accessed um uh six deals with just an operation maintenance manual we've agreed to that
uh seven deals with uh the type of equipment expected we're not really really putting equipment here other than some small and we've testified to this some of the small masonry equipment I was out there one time and there was a mixer there it was only about maybe 4
feet tall it was just a small bash concrete mixer that that the Mason had there that's all I've ever seen there other than the large piece Machinery that had been there for a long time and had since been removed so there's no Machinery that comes there on a regular
basis or anything we did talk about snow plows snow plows may be stored there from time to time um we had probably a snowier winter than than most in the past and uh there is an opportunity to maybe just place the
plows there from time to time if need be so that would be kind of the equipment that may show up there but um there's no storage of back hose or anything like that um or Bobcats or anything like
that uh and then uh number eight deals with the shed and again we are proposing a shed there was a comment in one of the letters about the height of the shed I think this is your standard shed that you could pick up at a at a home improvement store like a Home Depot or
Lowe's where if that's more than eight or 10 feet I'd be surprised I think your accessory structure is allowed to be 15 ft in height and it would clearly be less than that we just there's no model that's chosen
but on our drawings on I think it's the last sheet we did depict or we did add an image of what we were thinking so if I look at the shed it's a 6X 12 shed so if that's 6 ft that looks
like it's no greater than about 8 ft 9 ft in height and that that's kind of what that's kind of what we had in mind so I don't I don't know if there's anything else U from me but um just that I I believe that we uh
Incorporated all the comments and suggestions with regard to uh our prior plan and I'm happy to say that I believe uh you know with the borders uh Foresters input uh we're and we're okay with the
recommended conditions uh that have been suggested in the event our application is approved we would to be I believe 8 through e conditions uh regard to the approval what we're we can send that
okay Mr kiano do you have any uh questions um no the the applicant um throughout this process has addressed our comments and the items in our letter just keep getting fewer and fewer so that's good uh and then just just for clarification just on your testimony so
you did meet with the Forester might so my question is on the survivability once you excavate albeit only a couple feet and you're you're a few feet away from the tree what was the Foresters opinion of the tree along the side
property line survivability uh with the work proposed so we pointed out that we would be putting a small retaining wall there and it it's my recollection that his comment was that tree is very old I don't know
how long it's going to be there but that would be a heck of a job to get that out of here because of where it sits and how big it is it's it's it's multiple trunks so I said yeah we're changing the grade but not significantly over here you can see there's a grade
change we're just moving it back and putting a wall I think it was a very passive comment that that should be fine that that's really that's really as far my only recommendation would be to for the area um so the wall is actually the
back side of the wall faces the yard and the front side of the wall the face of the wall face of the neighbor that's correct would be to minimize the excavation and the regrading in the vicinity of the drip line of that tree basically trying and
you don't have to excavate down as much and you're only going down 18 in or so but that would disturb the root structure yeah it I I I it appears to me that you you you probably could keep that existing grade on the front side of the wall um in that area adjacent
between the property line in the wall right right the drift l i see yeah it the grade you can see all of the so what happens is right from the neighbor's property it goes up on like a 45 degree
angle and you can see it in the contour lines that it that it jumps up very quick quick so you could probably keep that is what I'm suggesting yeah yeah so we we'll work that around that tree the best we can but the the drip line is is
is literally like you know maybe maybe yeah root structure which is closer than that yeah we we would be happy to keep the root structure it's a majure uh tree we wouldn't want you know if we excavated it and and ruin the root structure the tree would be gone so we
appreciate that we would regrade around it so the tree is compromise grading the vicinity that that tree as is we can we can modify we can modify the plan it's just I mean the the drip line is big I I would say I'll probably go
out a bit I I think my point was on on the high side it's kind of a false grade anyway I'm not so sure The feter Roots come up but it's kind of a false grade as it is now but I'll I'll try to work some to try to protect it so that was my my comment on that one and that
triangular area you commented on it that's that's good yeah it's probably will be maintained better by the land the the facilities landscapers if you do uh pull the the fence in and don't leave that that that area there they they'll have a better shot of maintaining that
that lawn uh when when they can see it from from the parking L okay so we'll we'll do that we'll pull those we'll pull the fence in behind um those those rolloff containers and then we'll fix something up here in
that area okay my only two comments miss winter do you have some no just the the shed we want confirm that it was going to be compliant with the accessory Building height yes thank you yes and then there's H due to the shed and the
additional um concrete path there's a slight increase in building coverage and impervious coverage that I'm sure planner will address the variances sorry yes so just to set that up um we didn't calculate that we just admit that it
would go up slightly by a 30 by 60 pad and I think your letter kind of addresses that that that's typically referred to as just a A administrative change or what I'm sorry I don't have the wording in front of me but we agree
so that pad does create a little more impervious coverage um and the sh of course even though 6X 12 increases the building coverage so we don't really know what the building coverage is for the entire lot nor do we know what the
impervious coverage is we're just agreeing that we're already in a variant situation and that would slightly exacerbate that so so we are seeking relief for a slight increase in building and impervious coverage it's a DI
Minimus increase um I think it worked out to less .1% over the whole and and I think the board suggested to have the concrete under the and and we were happy with that as opposed to just gravel so we
wereable to other members of the board of Michael yeah just one question um is that used that lot used exclusively for null Manor yes or is there any occasion when someone's using
that lot for work on different properties the answer is no it's it's exclusively for no matter okay other members of the board there's just for the record there's 1,00 units there's more than enough work that's
being done in R and it's an old uh apartment complex so there's more than enough work uh to keep that maintenance yard busy and renovating 1100 uh you know maintaining 1100 years okay thank you and and the vacancy rate is very
little so that's a good thing so it's not that they're renovating the entire project it's just repairs ongoing that's required other members of the board have any questions or comments at this time hearing and seeing none councelor
you have another witness I do um at this time I would call out uh Dow uh d [Music] [Music] do you swear affirm that the testimony that you're about to give will be the
truth the whole truth and nothing but the truth I do please state your name spell your last name and provide your address for the record certainly Alexander dowy last name is do u g h r Ty professional planner um
address is 136 throughout 10 East T over uh New Jersey I am a licensed professional planner PP as well as aicp um I believe this might be my first time in front of the planning board I'm here quite often in front of the zoning board um I testify his capacity on a
weekly and daily basis um I'm a member of the APA New Jersey uh for I testified um sorry I presented the league of municipalities uh the state Redevelopment conference my education at a Rucker clouse with a Masters in City and Regional planning I'm the
supervising plan for the town of over um I've been accepted um everywhere I've testified to my license are good and current any questions about the qualifications of this witness coun request that uh Mr gardy be
qualified as our expert CL that makes sense thank you um so before the board apologize um we have uh as you as you've heard uh many times over uh an application before for you to essentially enhance and
renovate the maintenance yard um at at the condos uh at the Manor um 1100 units approximately um here it's uh just for correction there it's not condos apartments Apartments sorry um 49 Acre
Site uh one storage yard so uh as as you heard there's a lot of work here um I like to think of this as uh maintenance yard storage yard in the preparations you heard um fairly big site 49 9 Acres there's a lot of grass to be cut a lot of trees to maintain a lot of landscaping a lot of plowing a lot of
staging a lot of Maintenance of these structures Etc so this is kind of the the missing piece of the puzzle there are some variances that uh um exist there today and there are some new variances on the table uh I think the big one is we're not reducing any parking as as you've heard um but we do
have some uptick uh in in some some existing conditions and variances for purposes of the building coverage as your planner uh noted um we are increasing building coverage um I think the shed is is coming out to a little over 70 square F
feet about 72 75 Square ft um so we do have an uptick 20% is required we are over that 20% um and then again we have an uptick in the building coverage I'm sorry the impervious coverage with that shed and with that concrete pad we're looking about a little over 2,000 square
ft of of additional imp coverage um 40% is required the side as exist today is 75% so we are exacerbating these two um by way of of variances here um and then we also have the minimum Landscaping buffer where 20 ft is required we're
proposing 12 and I think in in collabor collaboration with the um with the the tree specialist and the arborist um as you've heard that 12T can adequately Supply a a buffer against a residential property we have I believe it's 909 NES
Road adjacent to this storage yard here um it's it's one of those uses that are certainly can be unsightly nobody wants to live next to a maintenance storage yard you know mechanic uh you know uh apparatus here um I think what we have here is an opportunity to enhance this
this area on the site um and and certainly beautify it and and certainly make it more efficient and attractive to to what extent can a storage yard maintenance yard be attractive I think with the Landscaping we have here we certainly can can um note that these will be year round green um Evergreen
species so we won't have the the foliage coming down and having those unsightly conditions um so to what extent this will be visible at full maturity I'm not a landscape specialist but um it looks pretty packed in there uh from what I hear the uh the Township's uh um Tree
Specialist uh is is satisfied with what's proposed where we can save trees we certainly will nobody wants to take down trees that are unwarranted uh you know but I think what we have here is a project where when we look at the application as it stands today we have some existing variances here front yard
setback um 50 50 ft e required I think we're at uh 36 ft um minimum side yard setback 25 ft is required believe we're at 20 um you know so we have some existing conditions and we have some new uh exacerbated conditions collectively I
think we can package these variances up under the C2 um where the benefits of this application as a whole the substantially outweigh any detriments that would be proposed um this is not a new apartment building a housing this is a an open aired kind of U maintenance
yard if you will you heard mulch Landscaping storing the plow sheets there having a shed to store gasoline and various other you know flamable toxic you know materials that we certainly don't want to store out in the open when we look at this application as a whole um you know it's sight betterment um the zoning here I think
works here uh it's a better zoning alternative then strict adherance we do have some existing conditions around us um the storage yard maintenance yard has to be functional capacity I think you know this collaborative effort being in front of the board a couple times and working back with the team and what's needed I think we've p on something u a
little bit more palatable um and the application as a whole would Advance many purposes of the Miss land's law purpose a for the general welfare of the community again this is a maintenance these structures here the 1100 dwelling units looked on the mod for data built in 1960 so they're not old but they're
getting they're getting there they're going to need a little bit more maintenance it's a fairly large site um certainly purpose eye for a desirable visual environment those who have seen this site in its current condition and what's being proposed I think we can agree that this is a more desirable visual arraignment I think we've toned it down chopped where we could Dro in a
couple containers a couple storage bends areas um and with that being said um I think you know certainly more efficient use of land appropriate locations this has always acted as a maintenance storage yard um certainly this this renovation to it brings it to a higher
standard and and certainly more attractive um conditions here Associated that I think ultimately um the benefits aren't just felt here on this site but also can be felt you know with the surrounding properties and adjacent neighbor to kind of clean up the site and bring it to active use with that being said um given
you know the collaborative effort here I don't believe there's any anything left that hasn't been addressed or unresolved um by way of the engineering and planning um the planning memo certainly outlines um in great detail and if we look at it the relief here um you know again the the building coverage is a
slight uptick for that shed 72 square ft the building uh the loot coverage is increased by a little over 2,000 square ft um but I think what we have here is ultimately uh um the benefits here certainly outweighing detriment from a planning perspective I don't see any substantial detriment here um I see
nothing but improvements um with that being said um the C2 criteria the pull uh case again the benefits substantially outweighing the detriments I don't see any substantial detriments I'm sorry uh any detriments here I see nothing but substantial power positive uh investment here that certainly is site specific and
provide a better zoning alternative for the use and again this use feeds a 49 acre development site and and provides that that service here so with that I'll conclude I believe uh um the criteria has been met and approval would be warranted again this is a a maintenance
yard for a 49 acre 1100 unit complex and we're certainly bringing this area into more productive visually aesthetic uh um standards that I think um add value to to everything uh with the site um just lastly our our goal uh in
coming before the board was to reach a resolution with the township and satisfy the concerned neighbors with regard to my client's operation of the maintenance yard which it wasn't delegated no areas
it was just basically used however it was being used uh the board would recall the first uh hearing night there were many neighbors that came not only to the board but afterwards and I had discussions with them as to what their concerns were in addition to the
concerns which uh the board had with their engineer but our our purpose was not only to satisfy the board's requirement but also and the Township's requirement uh as far as coming here for the application but also the neighboring we were sensitive and we took into
consideration as far as buffering and delegating certain areas on the property for uh you know the benefit of you know the township our development and the neighboring unit so um we we're pleased
uh there was nothing unreasonable or any um conditions that the board wanted to address that we weren't willing to uh satisfi uh for the benefit of the neighbors our client and and the
township concern uh as our planner stated the increase in the coverage was to incorporate the suggestions from the board and and we were more than happy to do that as well so I believe we have
proposed uh with the help of the board uh a good plan uh for this maintenance yard again it's been used for 40 years it's the only available uh property on the site that's open that we can uh use
to maintain the property and uh we're more than happy to uh comply with the recommended conditions in uh the February 26 20 uh 25 uh report uh in the event the
project is approved by the board miss winter do you have any questions for this witness or any comments I don't have any questions like said it it's a 96t or sorry
75t shed on a 49 acre lot same thing with the the pad it really is the Minimus in the for those particular variances okay Mr kiano do you have any no no comments any members of the board have any
questions on this witness Mr Neo tunnel sorry did we clarify uh when the when when these dumpsters will be picked up and switched out like is this is it like a time limit not before 7:00 a.m. not between the hours of school hour I mean kids going to the bus stops like I'm just wondering I know you already had dumpsters there before but this is going
to be a different truck sure these are different than the dumpsters that are placed throughout the development in other words homeowners aren't going to you know dump their trash and stuff this would and this is ongoing maintenance throughout throughout the week okay uh
you know no one's working at 10 o'clock at night and no one's working you know 6 a.m. before the dark so it's just ongoing but this is it's not open to the public for them to have a party and dump beer bottles in our in our dump service you know that's throughout the
development no other questions by members of the board are there any members of the public who have any questions on the two witnesses that were here before us tonight hearing and seeing none from the
public any other items that uh the board would like to bring up our professionals hearing and seeing none counselor uh we would respectfully request that someone make a motion to
approve our application and again as I stated the recommended conditions I I could put it on the record uh but we are more than happy to comply um with the uh with the conditions of the February 26 2025 uh
memorandum all right are there any members of the public who wish to speak in opposition to this application at this time in favor of this application at this time hearing and seeing none this closes the evidentiary portion of
tonight's hearing do I hear any discussion uh actually I'd like to ask our attorney to indicate the things that have been agreed to as conditions before
so I I'm sorry thank you so I reviewed the notes from the prior um meetings and all of those conditions were addressed in the revisions that were described tonight so the main um conditions are
just compliance with the board planner and board Engineers recommendations and then any other um recommendations from the township reports that were received from either the forest or fire departments who were all so that's
[Music] agreeable all right any discussion by members of the board or do you just want to go right to a resolution just just one more question Mr de if I may there's no lights there are there other words someone's not going to
deliver material at night no we don't we don't have materials delivered at night we don't have work delivered at night that's why it's not like a a a Night tennis court there are no there are no flood lights that there's any work at of
uh at ever that's going to be performed there in the evening so it's it's date it's it's daylight week day work okay any comments or do we want to move to a res resolution the is the shed going to be
locked can people get in this thing I don't know what's going to be in there besides you said gasoline but is this going to locked the we did have a shed there and we would just store equipment that we didn't want you know to just contain we did have it removed because it was a structure and we wanted go for
the uh the board uh the suggestion was to if give me one second uh it's to store specialized materials mitigating spillage of Automotive fluids there's going to be nothing of value uh in the shed that we're concerned about and it's
only going to have accessor being used it's it wouldn't cause a nuisance we're not putting anything of value there no there are no tools that someone could steal that in outdoor set so your client is going to follow appropriate safety
measures to keep dangerous things away from children or whatever yes there's a gate that locks on this in the front is that right the is yeah yes okay all right any other comments and
just again the the maintenance yard is not open to the residents or public it's it's exclusively for the owner all right I guess we have any any uh anything further before we move to a resolution at this point or are we have I got somebody
willing to put together a resolution Mr chairman Mr de a motion to approve application number 24 coron 510 n minor Associates North bever Road Block 497 plot to minor site with C varians
for the maintenance yard do I have a second second Hernandez nor would you call the RO please did yeser yes Hernandez yes Ney yes math yes niono yes Shaw yes Smith
abstain and dinmore before I vote I'm going to say this is a long way away from the application we saw some time ago so I'm going to vote in favor thank you very much I like to thank the board and
planner and attorney and expert and uh we were happy to work with you and and we're happy for the suggestions you made for everyone's benefit so thank you very much [Music] okay so our final item for tonight's
agenda is 169 lacana Avenue block 136 33 Redevelopment plan consistent re see review so I'm going to turn to our planner bis winter and she's going to tell us what we're doing with this sure
all right so for the 169 laana Avenue study area it was determined uh by the council to be an area in need of Redevelopment on December 17th of 2024 having declared the area in need the next step is to develop a Redevelopment plan to provide for the
orderly Redevelopment of study area this Redevelopment plan for the 169 lacana a Redevelopment area which we have in front of us tonight is before the planning board for master plan consistency review this is a 20.63%
in and warehousing facilities for finished products and materials digital data storage warehouses offices are also permitted as an ancillary use to other principal permitted uses and limited to 30% of the floor area the properly
property currently houses a commercial office building and Associated parking lots and improvements the permitted uses in the proposed Redevelopment area will be warehouses and those uses customarily included in a warehouse use
uh warehouses is defined as a building utilized primarily for the storage and distribution of goods which may also include accessory Logistics services such as labeling breaking bulk cardboard boxes into manageable packages inventory control and management light assembly
indoor manufacturing order entry and fulfillment packaging Pick and Pack price marking and ticketing Transportation Arrangement your typical Warehouse uses in addition up to 50% of the warehouse building may be occupied by
Craft Distillery or micro Brewery film studios or audio recording studios craft distilleries or micro breweries are as defined by the state statue um but want to point out that the operation of a restaurant in association with either of those uses would not be
permitted uh accessory uses include offices that are accessory to the principal use retail spaces that can occupy no more than 10% of the um area and for the craft distilleries or micro breweries that would include a tasting room within that
10% uh other typical accessory uses such as parking EV parking security guard houses maintenance buildings solar Etc would also be permitted so the bulk requirements here are largely consistent with underlying zoning with a few exceptions um the
minimum lot size is actually increasing from 5 acres to 10 the minimum residential buffer is increasing from 50 ft to 150 ft um the maximum impervious coverage is being reduced from 70% to
60% and the maximum height is um the biggest change would which would be increasing from 45 ft to 60 ft and if Cold Storage were proposed they could go up to as high as 80 um so with the
exception of the height the changes are actually more restrictive than the underlying zoning so as to the consistency with the most recent master plan back in 2020 the areas identified on the future land use map for light industrial warehousing the
proposed Warehouse use is consistent with that designation it further encourages the incorporation of appropriate landscape design buffers and performance standards um which this plan does further the master plan encourages as part of its econom IC policy
Redevelopment of existing commercial and office areas that are vacant or in need of reinvestment and that the township support development that responds to the market demands for modern uses which I believe this plan does especially with the inclusion of such things as micro bries craft saries and the visual and
audio recording studios so it's my suggestion that it would be consistent with the master plan and if anyone has any questions as always I'm happy to answer do micro breweries and
distilleries need a liquor license yeah so they would have to get the the state required licenses to operate um this would just permit their their use they would still need to do everything else any questions of the Planner on
this so they could conceivably uh subdivide the property into two pieces because they both see 10 10 acres um yes they they would most likely have some issues with
placement of buildings and such especially with the um the 150t buffer from residential is basically what's existing now and it's largely not something they could even get a variance for because a lot of it is related to Wetlands and the Wetland
buffer okay okay so practically there's no way that they can really subdivide it would be unlikely okay okay just just trying to think of if we could end up with two projects here rather than [Music]
one all right if this were two projects M the these beist categories The Distillery micr Brewery film studios audio that would be basically half of each half of the property right right they they could only property we wouldn't have a
standalone no of any of these correct okay all right thanks the only Standalone you potentially have is your typical Warehouse okay but with some of these Warehouse spaces um they do get broken up into smaller spaces and used for other uses
this just helps so there was a whole article in the Wall Street Journal last week about the need for small warehouses strangely enough I personally don't think that that need is a long-term one I think it's a current one right
but uh there was there's definitely a shortage of small warehouses but uh again if we were to make a whole bunch of small warehouses I think we'd end up with a bunch of empty small warehouses over the long term so you
know any other questions uh councilwoman did you have any comments from your discussions that you want to bring to the board no not really I mean I did talk to MCG grass a little bit about this before
because I know they were you guys were talking about this and um where it's located and based on the master plan and what I'm seeing here I don't really have anything of concern not not that I'm thrilled with
lots of warehouses but but I understand what what it it's all about and the impervious coverage being lost is always fine um the height differences that's not I mean that's still within or is
that a variance 40 the Redevelopment plan allows for that high right meeting just you don't have to but you you can I always I try to okay all right are there any other comments or questions by members of the board I'm
going to ask at this time if there are any questions or comments by the public on this applique or on this uh area in need of Redevelopment Redevelopment plan hearing and seeing none all right what else do we need so
we're looking for um a motion to determine that the Redevelopment plan is not inconsistent with the master plan the double negative and then any recommendations um any other recommendations that you want to send to the
council okay does everybody understand that any further discussion or do we want to move to a resolution finding that this Redevelopment plan is not inconsistent with I make a motion thank you Mr motion
to approve that 169 lacam Avenue block 136 L 33 Redevelopment plan consist review is not inconsistent with our Redevelopment plan exactly you got it master plan sorry about
that I was about to say you got it in one but you didn't quite yeah almost do I have a second second nor would you call the rooll please did yes Deo yes Fernandez yes SMY yes Mass yes
Nano yes Shaw yes Smith yes yes all right very good is there anything else that needs to come before this board tonight hearing and seeing none I think we need a motion to adjourn motion
a second all in favor say hi anybody oppose get a stay here okay so why does it have to be a double negative the