##VIDEO ID:AqGgFrPrIto## you're on record all right the meeting of Township of pany Troy Hills planning board for Monday December 16th 2024 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 Co 4-6 at SEC of the New Jersey open public meetings act nor would you call the role please mayor barbaria here Mr did here uh Mr deero here councilman McGrath here Mr Shaw here chairman Dore here we have our board planner miss winter our board engineer Mr kiano and our board attorney Miss Finley this meeting is open to the general public is there anyone here wishes to address this board on matters that are not on our agenda tonight hearing and seeing none we have a few resolutions to go through we have uh application number 24 col 526 marada controls and application 24529 T-Mobile um we have the list of who's [Music] eligible everyone has a copy yeah yep oh very good and there were just a few minor edits to the marada controls resolution one are Pledge of Allegiance or the Pledge of Allegiance absolutely [Music] I pledge aliance to the flag of the United States of America and to the repic for it stands one nation under God indivisible with liberty and justice for all I was so pleased with myself for getting through everything so quickly okay thank you Mr all right now we're on the resolutions so just for the marada controls resolution there were just a few minor edits uh one that the applicant is going to be installing 20 new EV charging stations not 16 and that just to revise the language about installing a dryw um or other storm water infiltration measures um doesn't specifically have to be drywell um and that was that was it all right is there a motion to move the resolution with the changes suggested by the attorney Mr chairman Mr T a motion to approve application number 24 coron 526 marada controls Inc 20 water rable award block 421 blot 29.1 preliminary and final major site plan with C variance to construct an addition to the existing cing Zone do I have a second second did yes yes mcra yes sh yes yes next we have T-Mobile application number 24 Co 529 any changes to that no no all right is there somebody willing to make a motion on that looks like the same crew and yep I can make the motion a motion to approve application number 24 column 529 T-Mobile 1269 46 block 729 LS 6.01 Zone 4-3 minor site plan with C variance to construct a temporary monopol with antennas and electric service second all right d yes DPO yes Shaw yes denore yes all right so the resolutions are passed that brings us to our agenda and it looks like we got rid of the courtesy review yes correct okay so that brings us to app number 24 colon 521 AR precip urban renewal 249 pommeroy road block 737 lot three preliminary and final major site plan with C variant to construct a warehouse with local docks trailer parking spaces surface parking and Landscaping counselor thank you Mr chairman good evening Mr Mayor members of the board public Johnny Gino here from the law firo Taylor we're representing the applicant AR at pcip urban renewal uh LLC AR is an affiliate of advanced realy investors uh who I'll speak about a little bit more in a moment uh the applicant is seeking preliminary and major site plan approval and major soil permit approval regarding property designated as lot three in Block 737 also known as 249 pomoy Road uh here in the township of pcif Troy Hills property is located in the S 5A special ized Economic Development Zone district and in the block 737 lot 3 Redevelopment plan area the project consists of the removal of the existing uh existing vacant single story absolete printing building this building has been vacant uh for many years and this project is the perfect repurpose for this vacant building uh site uh Pary has been rather a drit skillful in targeting the Redevelopment of vacant unused commercial Zone properties over the past few years and kudos to the Barbaro Administration for setting the standard for responsible Municipal efforts to work with the private sector to eliminate properties which NE negatively impact Township businesses and residents and to convert those properties to uses which will provide strong ratables and quality local jobs for years to come in that Spirit Advanced reality is pleased to propose the state-of-the-art warehouse facility Advanced reality is a real is is a familyowned real estate development vment firm that was founded in New Jersey in 1979 by Peter kosel senior Advance is truly one of New Jersey's most revered real estate company success stories uh if you read their website you'll note that Advance aims to be the premier developer of creative and Real Estate Solutions unlocking future value across the real estate sectors in all classes and Advance recognizes that pcip is a significant Transportation Hub for North Jersey which offers an unparalleled opportunity for transport and shipping Logistics Advance takes great pride in that it has worked with many New Jersey municipalities to redevelop properties and establish New Uses to benefit those towns and working in this industry I could say that Advance is really a best-in glass Premier New Jersey developer and we're glad that we're that they are here investing millions of dollars into pipany and the warehouse building will be a little under 110,000 Square ft little under 50 ft High uh there's office space loading docks trailer spaces drive up ramps trash compactor surface parking spaces EV ready spaces Etc there are additional site modifications and improvements that are proposed with respect to overall parking lot configuration Landscaping lighting and new storm water management facilities and you'll hear testimony that the subject property currently does not contain any storm water management facilities and this this project will provide sign significant environmental benefits by providing storm water management um benefits the driveway in the parking area improvements are also proposed and the applicant is also proposing additional site improvements including screening um and extensive new Landscaping uh the applicant is requesting uh some submission waivers which we should probably go through absolutely one is the uh documentation from a qualified professional demonstrating that no wetlands exist there really no wet no mapped Wetlands uh on the subject property it's fully developed the second waiver is a waiver from the traffic study because the application does not result in a net increase of 25 or more peak hour trips in any given peak hour period and the third is from the Eis because the applicant results in only a slight .14 acre increase in impervious coverage and new extensive Landscaping is proposed for furthermore the application is exempt from the Highland regulations pursuant to exemption number four of the ACT um the uh applicant also seeks uh a few deviations from the Redevelopment plan those will be explained in testimony uh by our expert Witnesses and then testified to uh by our planner uh now is stated uh the board planner issued a Highlands act exemption determination pursuing to exemption number four of the act on November 24th of 2024 so we have that uh there are several review letters which just want to make sure that the record is clear on those we have the AR Associates review review letter of November 24th 2024 we have the uh GPI engineering review letter of December 13 2024 we have the township SE Department memorandum dated December 9th we have the Morris County planning board approval dated August 7th we have the township engineer report dated July 29th we have the township environmental engineer report dated October 4th the Township Water Department memorandum dated October 4th these are all 2024 Township Fire District memorandum dated July 22nd and the township uh fire code uh Township Fire subcode official review letter of September 21st and the last but not least the Soil Conservation District review letter dated November 18th um Mr chairman as always we appreciate receiving reports in advance and to be efficient the applicant Witnesses uh will endeavor uh to include issues raised in those reports into their affirmative testimony uh each of our witnesses will of course be available to the board the board professionals and the public uh to answer questions we have four Witnesses this evening uh we have Brian Ames of bowler engineering who will be offered as an expert for both the civil engineering and also the Landscaping components of the project John korak uh will be the uh applicants traffic engineer Chuck DEET uh is the project architect and John MCD uh will back clean up and uh he'll be our uh our planner um we also have two representatives of advanced reality here with us this evening Rob kadad who is the director of development for advanced reality and also here is Alex kikos Yello who was a principal in advance and the proud son of the company's Father Peter kosel senior and so with that Mr chairman I'm actually going to turn to our planner first and she can walk us through the waivers and we can go through that process perfect so I actually got a traffic study in a Environmental so you don't need waivers from that um and I also have the wetlands that's being addressed so actually the only waiver I have was for the combined preliminary and final site plan um being submitted on separate sheets we have no objection to that we pretty much do that with every combined preliminary and final do I have a motion to approve the waight motion thank you Mr D second got a second Mr Shaw all in favor I any opposed counselor the floor is yours that's Rams [Music] [Music] than thank you [Music] if you please raise your right hand you swear affirm that the testimony that chabat provide 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 my name is Brian Enis b r y an eh NES I work at bowler and our address is 125 Half Mile Road uite 207 in Red Bank New Jersey thank you okay Mr Anis I think I renamed you in my opening marks um so would you please tell the board a little bit about your professional background uh where you work and any uh your educational experience and any any licenses that you yep I've been working at bowler for about 14 years now I've been a professional engineer in the state of New Jersey for about 10 years and I worked on this project and have testified the before many boards throughout New Jersey and you're going to be testifying as to civil engineering and that's going to Encompass uh the Landscaping correct correct Mr chairman any questions on the experts qualifications hearing and seeing none counselor okay if you can please provide the civil engineering Landscaping aspects of the project and how many exhibits do you have uh the two I show here and I can mark them in now why don't we just Mark the exhibits now and then you can yes um so the one on the left I'll mark is [Music] A1 and that's an aerial exhibit prepared by bowler engineering and it's dated December 10th of 2024 and then to the right I will Mark as exhibit A2 and it's basically sheet c-301 that was included in the package toit to the board um but for presentation purposes it has been colorized and the proposed Landscaping was also dropped on to it again for presentation purposes that is prepared by bowler engineering and it is dated December 11th of 2024 um and referencing again A1 which is the exhibit to the left the aerial exhibit um North for reference is to the top of the page as mentioned previously the address is 249 pomoy Road it's block 737 lot 3 the lot size is approximately 7.67 acres and as mentioned previously it's located in the s-5 a special ized Economic Development District as well as a lot three Redevelopment area um we are proposing a warehouse here this evening and that is a permitted use and just to give you a little bit about the adjacent users to the north and east we have office and Industrial uses similar to the one proposed this evening um to the west by Pomeroy Road and Route 287 Beyond and then to the South by additional office and Industrial spaces the existing site currently today has about 900 plus feet of Frontage along pomoy Road the RightWay width currently is 50 ft there is um the option for 10 additional feet being added to be 60 feet overall um and we are coordinating with the township one if that's required or two if it's already been put into place and I do want to set the table though that all the proposed improvements have been Incorporated to assume that 10 ft would be taken so any setbacks uh area cover cages things along those uh measures would also be compliant if that widening were to either exist today or be put into place into in the future uh the proposed design again in incorporates the right of way being widened um and the current use for the facility today is a vacant building at 91736 Square ft the site is predominantly building an imper areas with some grass areas along pomoy Road and the southern property line and some limited Landscaping throughout the property uh there are two access drives that exist along pomoy road today um and we will be proposing two in different locations I'll go into a little bit more detail about that shortly and as mentioned also the site does fall within the highlands planning area and we do qualify and have received an exemption under number four um I think it was also mentioned previously there are no Wetlands streams or flood Hazard areas on site there was mentioned in some of um the earlier reports and plans about a open water that was across 287 the D mapping currently shows it as Wetlands we're about 280 ft or so away from that and obviously with the resource value we are separated from that jurisdictional area by 287 and pomoy Road and the area on site has already been previously developed and Disturbed um I'm going to now move a little bit more into the proposed conditions and I'll reference the exhibit to the right which again is A2 colorized sheet c-301 with Landscaping superimposed onto that plan for presentation purposes for reference as well North is to the right of the page of this exhibit and again this is also the one I handed out 11 by 17s to the board um just to kind of go through very high level where proposing here this evening it's 10,650 ft Warehouse which is a permitted use and again we meet all building setback requirements um with the property line where it is today and the potential for the additional 10 ft um the building is on story at 49.63 ft tall which is under the maximum allowed of 50 ft uh as mentioned previously to there's no tenning currently so some of the design aspects have been taken into account to provide flexibility for not only the circulation but the operations of the of the facility um throughout the site we have grass areas full depth pavement heavyduty asphalt concrete depending on where trucks will be driving compared to passenger vehicles we also have across the entire 900t plus Frontage of pomoy Road we're proposing a 6t wide sidewalk across the entire Frontage um currently there are no sidewalks on either of the adjacent properties but we are proposing that as part of this development here this evening there's also Ada access to both the North and the South sides of the building um this again is to provide flexibility for a future tenant and because of this proposed condition one of the variances being requested today is a 7.3t wall at the highest point and a sidey yard where only 6 ft is allowed and just to kind of walk the board through what that condition is along the South and across Pomeroy from going from north to south there's about a 10t grade change along the frontage of our building and between the two driveways so essentially um we're looking to make both access points both to the North and the South of the building Ada accessible from not only the right of way but from parking spaces so because of that and the way the building is set in terms of the grading there is some type of wall ramp system to make up that grade difference to get um any visitors or employees of the uh facility into either the northern entrance or the southern entrance of the building and again it it's not designed as if it's a a wall making up grading near the property line it's going to look basically a part of the building and kind of blend into the entrance and the building itself um in addition the proposed building complies with building coverage we're at 32.8% where 40% is allowed and the the impervious coverage is also met we are proposing 61.9% where 90% is actually allowed and we're only increasing about 1.4% from the 60.5 currently access and circulation so there is a driveway to the North and the South of the building both driveways are full movement and they will be entrance and exits for both passenger vehicles and trucks entering and exiting the facility um we are requesting another variance in terms of driveway width the maximum is 24 ft we are proposing 30 and again it's to combine some of the uh circulation give more maneuverability for passenger vehicles and trucks in this area to circulate the site safely so you can enter to the north circulate around the east of the building to the South or vice versa in terms of parking overall we are proposing 53 parking spaces where 44 are required the breakdown of the parking is 46 standard spaces at 9 by8 58a which again is over the actual limit for the total number of parking but it's because we want to provide Ada access to both the North and the South as I mentioned previously and we do have two EV stalls near the northern entrance uh driveway north of the building in terms of loading there are 20 loading doors locating located at the rear or Eastern part of the site and building um these also have bookended by two Drive-In ramps and this meets the required number of loading docks for this size building um The Loading Docks are the typical 4ft recess docks and the D drive up ramps are typically for smaller Vehicles the loading docks are 13.5 ft by 60 ft and the drive-in ramps are 19 ft in width by 60 ft in length there are also on the other side of the truck Court further east of the building there are 20 trailer parking spaces where a maximum of 40 are allowed um that size is 12x 50 ft the site is designed for WB 67 circulation and again uh both driveways and the circulation throughout the property is for passenger vehicles as well as trucks in terms of trash and recycling um it will be handled at one of the loading doors with some type of compactor recycling then as needed or internally and the Tenant will kind of drive that but it will be a private hauler and we don't see a need for trash enclosure for this property there is some relief needed in terms of steep slope disturbance as well I'm going to quickly just go through those numbers just for everyone's benefit um 86.2 disturbance of existing slopes from 15% to 20 where 35% is allowable the actual area is only about 3,400 Square ft um 80% disturbance of existing slopes between 20 and 25% where 25% is allowed this is only an area about, 1300 square feet and then 89.7% disturbance of existing slopes from 25% and greater where the proposed is or the allowed is 5% that's about 5,700 ft the total is about 10,400 ft which is a little over 3% of the entire site and I will say that typically steep slopes are meant to keep natural areas as they currently are and these are all areas that were previously Disturbed either graded to tie into property lines or some areas right adjacent to the building so in terms of the steep slope disturbance we typically try and avoid this is more just previously developed area that we're regrading as part of this overall development in terms of storm water we are proposing inlets manholes conveyance piping and a basin at the rear or the southern eastern most corner of the property um it was mentioned in gp's report and we have had some conversations about some of the drainage comments um we have no issue meeting with GPI walking through what our approach was and based on some of the conversations we've had so far we feel that even if we do need to update our plan to satisfy the GPI comment um we are able to do so with minimal impact to the way the site is currently designed today um all improvements will comply with d requirements for quantity quality recharge and green infrastructure uh we do have a 4ot high split rail fence around the Basin as well as a guide rail at the eastern most part of the loading and the trailer spaces just to ensure that there is some protection from the trucks backing into the trailer storage areas um I kind of mentioned earlier the existing impervious is 60.5 we're going up to 61.9 only a 1.4% increase but we are reducing motor vehicle coverage in terms of the building is larger which is enhances the water quality for the site compared to what it is currently today um in terms of remediation one of the comments was also brought up we have received response action outcomes for remediation being completed in both July and December of 2022 I believe copies were provided but if not we can certainly provide those copies as well um utilities are available to the site we are connecting new connections into pomoy roads RightWay they are available I think we've already received sanitary approval and we'll certainly go through the approval process for each utility for signage currently we're only showing one freestanding and one building sign both signs comply with all requirements for setbacks area um sizes things along those Natures so they are fully compliant signs and again we will provide details of those when a tenant does come in with specific signage but in front of you today is a package that is compliant with the code to hit landscaping and lighting um again I think we do have a pretty nice Landscaping Plan before you this evening compared to certainly what's out there today um the existing asphalt impervious area to the north of the existing building is being replaced by a grass area and kind of compacting a little bit more of the development so pretty similar in terms of overall area but a little bit more Compact and not spread throughout the whole property um there are a number of plantings throughout the site the Basin the frontage of pomoy Road and just some of those numbers there's 91 total trees consisting of canopy trees Evergreens and ornamentals uh there's over 550 shrubs and then numerous grasses ground covers and perennials throughout the development um the Landscaping is designed to meet all Township requirements and again to hopefully provide a more enhanced Landscaping development um from current conditions to what we'll have as uh the proposed improvements for lighting we have 12 single mounted lights LED fixtures mounted at 25 ft uh wallmounted lights are also spread throughout the building itself as well um there was a mention of some of the light levels along the property lines nothing is um not in compliance with Township regulations but we do have 7 at the highest for the Eastern property line and that property line is shared with a similar use we already have houseside shields for the lighting and also those lighting uh foot candle readings do not take into account the boundary vegetation that exists today as well as all the landscaping and ever green trees will be planting around the boundary of the property um to the South there is A3 Max with the majority of it less than that as well and again um house side shields are already provided and this does not include all the vegetation on the boundary and the property lines as well as the proposed Landscaping that we have before you today um and again just the the deviations were the wall 7.3 ft in height or 6 ft is allowed uh the driveway width of 30 ft where 24 ft in width is allowed and then the steep slopes disturbance that I mentioned previously and I think it was mentioned earlier but just a quick highlight we have STD certification we have County approval we have the highlands exemption uh believe we have sewer approval now and the soil moving application was also submitted as part of the most recent submission to the board um and any comment I didn't hit directly for letters including gpis we certainly can work uh to comply with um should the board vote favorably tonight during resolution compliance one one more question if one more question if I might now you indicated that the uh existing impervious coverage is 60.5% is that correct correct and the proposed impervious coverage is 61.9% correct and and what is the permitted impervious coverage on the side 90% okay so we're well under correct uh what would be uh permitted from an impervious coverage perspective that correct okay thank you thank you no further questions Mr chairman Mr kiano do you have uh thank you for the testimony you hit a lot of our points or questions in your your initial testimony um I either was either I did get a copy but I haven't see this wetlands are there any Wetlands or Wetland transitions on the property no not mapped on theep mapping currently but what about out like in the ditch not the DP mapping but your own assessment no all right I'll ask that you add that to your plan your your professional and uh have that uh be on the record that there's no Wetlands that that ditch looked a little suspect um that remediation is interesting so just for the board what what kind of remediation was done on site and and more importantly does the demo of the building or the excavation needed for the Basin or the foundations will that trigger any need for additional remediation so just high level we don't anticipate that we certainly will be following all the regulations both as the remediation plan earlier as well as D requirements um so we don't anticipate that but we'll certainly have those uh those um policies and regulations in motion as the work is being completed I guess was it contaminated soil was it something in the building what do we have I believe it was previous contamination from uh the user that was there previously so some of the things that were being done that wound up going into the ground but that has since been remediated and we can certainly provide additional information from the The Entity that did the testing and provide a little bit more well I it's just a matter of um if there's a significant amount of it and I know Trucking regulated material is very expensive and I just want to be just to you know let the applicant be aware if you you encounter it and for some reason you're not going to be trucking it off it must meet all the parameters of leaving it on site and if you're going to be changing your grading in any way that may be a subject for modified site ples yes understood y okay just want to get that on the record there um that's good news you got your Highland exemption if you haven't forwarded to off our office please do yep um and I go back to your statement on the 300 foot Highland buffer I don't disagree with you with your assessment from geoweb however it's it's more or less a statement of fact it is part of the Redevelopment plan it does ask that you identify the 300 foot Highlands buffer on on your documents so please add it to to to the survey and or the the plan documents that's not problem for the uh Redevelopment plan um was more or less the housekeeping stuff thank you for your testimony on the grant and wall um I this I wasn't sure if it was going to be a question for engineering or the architect but again uh that's a large wall along that face the rest of the building pH has an architectural treatment I wasn't clear from the plans if this wall will have a similar architectural treatment but that would make sense so I'll I'll leave it who wants to answer that one yeah the architect answer [Music] um okay what else did I have your major notes and then you mentioned storm water I just want we had our initial letter now just to be clear you you U this plan on here is based on the site plan submission from November 2024 and and that's the yeah the actual date of the plan that that's from is have it right here it's revision three and it's from November 26th of 20 November 26th okay because the the this one that was submitted to the board for the board's use is the original June package okay yes proceeded um and our storm water notes I know you've you've made some efforts and and done uh address several of our storm waterer comments from our original September 5th letter based on your original June plans it addressed some of the items but not all of them well I'll ask just for Simplicity that um you'll uh agree to to meet the comments in our original uh September 5th letter uh which you've done many of them already um but I didn't bother Reen numerating them in our December letter yep understood yeah and we can certainly meet with you I the storm water comments from our September 5th letter we still hold just that's just so as a condition and I realize you've addressed some of them in your revision um you touched on the lighting questions um that's about all I have thank you thank you m winter you had a comment or two uh yeah just in regard to the variants required for the wall um in writing the Redevelopment plan there had anticipated because of the great change that would need some relief um so allows for 8 feet in the rear yard the design ultimately end up in the sidey yard but um I think the intention Remains the Same thank you all right any members of the board have any questions on this testimony at this time hearing and seeing none counselor okay thank you thank you chairman like to bring up Mr cor I actually I'm supposed to ask the public has any questions of this witness in this time any members of the public have any questions hearing and seeing none thank you Mr chairman at this time I'd like to bring up Mr John corck who is the traffic engineer for the project good evening you please raise your right hand do you swear affirm this testimony that you're about to give 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 it's John korak last name spelled c r a k with Stonefield engineering and design 92 Park Avenue Rutherford New Jersey and Mr cor if you can provide the board with a little bit of your educational and professional background and L any licenses that you possess of course I'm a licensed professional engineer in the state of New Jersey I'm a Bachelor of Science in civil engineering from the College of New Jersey I'm an expert in the field of traffic transportation engineering I've testified before over 100 boards within the state uh including uh Paran zoning board pleasure to be here uh this evening LIC is good standing current and good standing Mr chairman any questions by members of the board on the uh expertise of our witness qualifications no hearing and saying none thank you uh Mr cork if you can please outline the relevant traffic aspects of this application for the board of course so our office prepared a uh traffic and parking assessment report originally dated June 27th 20124 and revised October 28th 2024 um as Mr and uh discussed before of the 109,50 Ft Warehouse along paloy Road paloy Road um basically running parallel with uh Route 287 um and generally serves other commercial type entities whether it's offices manufacturing areas uh and connects out to a handful of other streets including webro road Wood Hollow Road um Smith Road uh and the like in order to to get to the greater roadway Network this State highways in the area the interstates uh and such uh for a warehouse of this size um you know we don't have an end tenant yet but we can uh generally forecast what we'd expect from a traffic generation perspective uh we do so utilizing the trip generation manual published by The Institute of Transportation Engineers uh this is the industry standard for forecasting uh traffic from various types developments it's used by Traffic Engineers throughout the country the dot pretty much anyone forecasting uh traffic for Land Development applications um for morning and evening peak hours we that's what we hone into the singular peak hour it's uh between 37 and 40 expected trips uh total going to or from the site uh over the course of an hour so less than one trip a minute and during those uh morning and evening peak hours that's almost entirely car traffic really the truck traffic associating with Warehouse use takes place throughout the day when the volumes on the surrounding Road roadways or a bit less outside of the commuting Peaks you may see one or two trucks um you know during those commuting peak hours but by and large um you know the truck traffic associated with a project like this uh is is generally spread throughout the day and is not focused by any means within those peak hours um for reference for the board's reference uh a daily truck value for a warehouse this size we would expect um about 33 trucks um so 30 three movements in 33 movements out spread across uh you know the full daily operations of a warehouse of this size so uh a fairly negligible impact in terms of you know truck volume circulation and all of the routings uh whether it's the 287 North and South 80 East or West get all the way out to 208 or even uh State highways or um US highways in the area all those can be accomplished in commercial areas not impacting res idential development and so when we think of warehousing truck traffic we want to make sure that that our impacts are not um you know affecting the neighbors the residents and and we have a location here that's poised to do so onto the site um design itself we have the two access points which serve uh both passenger vehicle and truck traffic um the the exit Maneuvers for um for each driveway have larger radi to accommodate that right turn swing of a truck move movement so that's a 60t radius um which is a bit larger than typical but appropriate here for the truck movement basically everyone's going to be making a left in and everyone's going to be making a right out because pomoy uh dead ends uh a couple developments to the south of the site itself uh parking loading we have the 30 spaces on the North side or plan right the 23 spaces on the South Side plan left 20 docks in the rear uh the 20 trailer spaces and um on the the east side or or planed bottom of the page and and that parking amount that um that loading dock amount obviously it's it's something that gets right size to um you know a tenant if you will right tenants lease up space that spaces that can accommodate their needs but again looking at some of the it information out there uh our parking Supply um would exceed the the it weighted average for a size of this site not excessively but just enough to give us a little bit of comfort a little bit of cushion um you know depending on who the end operator ultimately is for this site uh last thing to touch on dimensionally just the circulation of the site 30 foot wide aisles um as you work from pomoy to the back of the site which then widen out to a 70ft truck aisle um allowing for those those turning Maneuvers and the the truck swings backing into the loading dock and the parking spaces uh all of those are in accordance with industry stand standards work well for truck traffic um and really the site's been designed to accommodate uh you know the proposed use we're not cramming things in too tight not building a building too large and sacrificing on the drive aisles of the parking or anything like that um and so you know with that all those pieces considered the off-site traffic the on-site circulation design parking this is the project that we don't see having uh any kind of adverse impact on the surrounding roadway Network and I think uh fits into this this property and this development well from a traffic parking circulation perspective that that concludes my direct to this time well let me just uh ask you another question so in your opinion um Ingress and egress to the site and out of the site can be accomplished in a in a safe and efficient manner yes definitely no further questions Mr chairman Mr kiano do you have some um well I reviewed traffic report the trip generation the parking generation no comments um just generally speaking with the two driveways full movement driveways with trucks available to go on both driveways um is there an advantage to trucks using one driveway or the or the other like coming in from the uh uh sub driveway and and and maneuvering um into the parking stall or the the truck truck base from the subtly approach or or is what's your opinion yeah so what I see occurring here and I think the benefit of the two access points is that if if you have a truck coming in and has an open loading dock spot they're likely to take the southernly driveway the one on the left side of the page because when they do their backing Maneuvers they have their left mirror right outside of their cab and they're able to see um better the maneu the Maneuvers and the movements that they're making into the loading dock um because we have the the trailer parking on the opposite side say there's a situation where truck's coming in at the trailer uh the Dock's not available for whatever reason but they do have the trailer parking spot open you come in that first driveway and you again have that same advantage of being able to see out of your uh driver's side window mirror and make that maneuver it's a preferred Mo maneuver for for truckers to do um is that kind of backing maneuver as opposed to looking out the passenger side window which is just a little bit more difficult takes a little more skill and finesse to make that make that movement so I think the true driveways here works well and serves um you know the circulation with the the trailer parking and the um the docks on opposite sides of uh of our main access of our main aisle in the truck area thank you m you have any I don't have any question are the members of the board do have any questions on this testimony at this time hearing seeing none are there members of the public who have any questions on this testimony at this time hearing and seeing none counselor thank you Mr chairman batting in the third position is uh Mr Chuck Deets Mr DEET has hand Downs how many exhibits will you have Mr Deets two so those will be A3 and A4 there enough for everybody so if you take one and pass it down do the same for this3 and 84 [Music] yes than will be a threedimensional architectural coloring four will be proposed roof plan to respond to the board professional comment reviewing our [Music] [Music] please raise your right hand you swear affirm of the testimony that you're about to give be the truth the whole truth and nothing but the truth yes please state your name spell your last name and provide your address for the record Charles P Deets D IE TZ 90 East Hy Road par 07054 Mr chairman I presume that Mr DEET is a man who needs no further introduction to the board but I would ask if his license as an architect in the state of New Jersey is still valid it is and has been for the past 38 years any questions by members of the board on the qualifications of this expert witht us thank you hearing and thank you Mr de would you please provide the Architectural Components of the project for the board yes I'd like to keep my testimony short when we're allowed to bring a pretty picture for the board to see both uh the materials the colors the style and the architecture we're proposing for this Warehouse building on paloy road which will be a neighbor to my office on 90 East Hy road so obviously we want something beautiful as we always do for the township of parity uh it will be a uh reinforced bearing wall pre-cast panel structure it will be be supported internally by Steel columns steel joist steel beam steel girds it'll be a fully non-combustible building fully sprinklered and we'll meet all the current codes both in energy and building department and fire regulations for a building of this use size height and square footage uh what we're proposing uh we have approximately 510 linear feet of wall which you see in the rendering paralleling pomoy Road and Route 287 North and what we like to do is not to have big blank walls that don't have Windows and unfortunately with warehouses you don't have a lot of Windows we are currently proposing uh the office area and the windows to only be on the north side of the project which you can see in the foreground with that Tower element but we've taken that corner Tower element with the glass and we've uh equally distributed a similar bump up feature of a couple feet periodically down that 510 ft therefore to break up the monotony of a large just under 50ft tall wall we also achieved this architectural style by the use of multiple colors horizontal and vertical scoring along the pre-cast uh and then we like to have some projections which you could see at the 10t storefront elevation is a protective canopy which will provide shade at the window area and decorative in nature for the other bump ups and then again because this building is almost 50 ft tall we have a midline uh canopy projection which you see in white halfway up each of those towers that will project that a couple feet cast The Shadow uh and again it's an architectural treatment that provides uh some relief in a very long very tall wall uh we like to use Earth Tone colors and in this project we're proposing Earth Tone Grays both in a light gray which is the main body which you see at the lower level uh approximately 20 ft High then we have a a nice lighter not a full pure white but an off-white color which will be at the midpoint and then we cap the top off at our parit again with that Medium gray uh across the tops of the building and then the architectural features that you see Peri ially across the front and at the corner will be the darker gray uh accent color uh that'll be predominant to really just Define and anchor the building to the ground uh within that Tower element again to break it up further we're proposing 6in horizontal scoring in the preast that you can see if you look closely both a single vertical line that puts it in half and then every 6 to 8 in will be horizontal scoring these joints are three in thick so they look small to scale but if you actually came up to look at all these score lines they are an inch and a half deep and they're three in wide so they exra are substantial we've done a lot of buildings like this in precion in East Hover uh in the surrounding moris County area and they're very effective in uh in basically complimenting and creating this this softer look again we only have the rendering that shows the North and part of the uh the Westerly wall but all the facades all four sides will have this same type of treatment we won't have the tower bump ups but we'll have that architectural scoring continuing around the building parit continuously all across the building uh and uh all the scoring the uh one of the board members questions or professionals question was will there be rooftop equipment a building like this will not be a heated uh cooled warehouse but because it is sprinkled we do have to provide minimum heat to keep the building at a standard 45 to 50° so that the sprinkler system does not freeze and these are usually provided both by interior gas fired heaters that will be placed throughout the building as well as a lower mechanical unit that will sit on the roof that's called a uh no I lost my thought what they're called uh but actually they just Supply heat in there and maintain a constant temperature on a thermostat and then the only other thing by code we have to supply is natural fresh air so there'll be some other small units located on the roof uh that are the fresh air units and they will just bring fresh air in that'll be heated but it'll not be a conditioned Warehouse per se and if I can just flip this around exhibit A4 will show you that proposed roof plan because this Mr Mr yes sir just bring the microphone sheet A4 was not included in the original package so as you can see we have a large column Bay which works out well for the uh racking that will be done by the tenant but basically right down the center line of the building is where we're proposing these Heating units and exhaust units that will supply both fresh air and minimal heat for the building uh uh we are sloping the roof to the rear towards the loading docks where we will have scuppers and down spouts which means that they'll be hidden you won't see them you'll see the down [Music] spout I used to be [Music] and they will tie into the storm water management system that the civil engineer has already discussed with you he has our locations and he will make sure that he picks up those lines when they come off our roof down the building and get picked up underground there we go so as you can see there's a series of vertical down spouts and scuppers that place between the doors but again you can see we continue that same scoring multiple colored features even with the uh overhead doors that you see we provide a minimum set of egress doors and standard stairs and doors for the truckers to be able to pull up to the dock doors ring the bell get inside the building let them open up the doors and they provide their uh unloading of their trucks the one drive up door that we talked about there's one on the right side there's one on the left side so I think it works very well we also like to try to bring some natural light in the warehouse area you can see on this drawing there's a series every column Bay we're proposing at least one window that will let natural light in up at probably the 30ft mark so it's there just to let Natural Light Flow throughout the warehouse uh in between the column base so it's a nice feature it tends to go well the workers like it at least they can kind of get some light when the Sun's shining so it's a pretty straightforward Warehouse we do probably 10 or 12 of these a year and we've been doing this for the past 5 years so I feel like we've been come pretty prolific in designing these laying these out efficiently working with the civil engineer on how they lay out on the site and then how they operate internally uh for future tenants thank you Mr Dees no further questions Mr chairman uh just in regards tenants we thinking one is it possible have more than one in this right now yeah what right now the developer has done their research and they feel this size building and the area that we're proposing it in pany that they can find a single user tenant if push came to shove this building could be divided into two but most likely they feel very confident they're going to be able to lease this to a single tenant thank you Mr canano do you have um yeah just based on my earlier question before about that 7 foot ramp it tapers down to zero but that that that ramp what are your thoughts on is that a concrete wall like concrete finish or what would be your thoughts for for making that uh blend with your building because it's a larger than standard ramp just because of the grading on the site it will be a concrete poured ramp that we will paint the medium gray color obviously it actually has to meet code for U safety because we're above the 30 in so it'll actually have a guard rail and a hand rail at the top which will probably be aluminum pre-finished aluminum and color black but the wall surface instead of just being a foundation wall we certainly propose that light medium gray that is prevalent throughout the building so it'll blend in kind of really with the rest of the building if you didn't look at the guard rail um just so the civil engineer from bowler uh H have those notes on your plan as well because you're probably the bases that the structural engineer will yeah we'll design that as part of our construction drawing so all those notes and colors will be on both my architectural and structural drawings versus the civil and and to be clear on what the actual deviation we're asking for it's an 8ot wall plus the 3 ft of guardrail on top the the guardrail will actually be 42 in high rail is only 36 our guard rail actually will be 42 so it'll be a split handrail at the 36 and then it'll extend the extra 6 in highest point you're almost 12T 6 7 ft plus 42 in but the first 6 7 feet is concrete the rest is an open guard rail system that'll be you know just one inch thick okay pedestals all right members of the board have any questions on this testimony at this time hearing and seeing none members of the public have any questions on this testimony at this time hearing and seeing none counselor thank you Mr chairman at this time I'd like to call Mr John mcdna wants [Music] the hand do you swear affirm the testimony that you're about to give away the truth the whole truth and nothing but the truth yes I do please state your name spell last name and provide your address for the record sure hi there everyone happy holidays my name is John MCD MC Capital do n OU business address 101 jalta Drive Paran New Jersey thank you Mr chairman I know Mr McDon is also not new to the board Mr mcdunn your license as a professional planner is still intact yes it is Mr chairman I'd request that you'd accept Mr mcdunn as a professional planner does the board have any questions on the qualifications of Mr mcdonal to be the professional planner here here I do have a question what year you graduate from pan Hills 1984 all right Ro youngster youngster all right Mr McDon there's some variances or deviations here correct yes uh would you please describe those deviations and articulate for the board why they uh meet the proofs under the M Bang's law and should be approved and accepted by the board as part of this application sure I I will be relatively brief the relief that the applicant is seeking is really brief here as well the list of conformance is very long and we'll Echo the laudable purposes of of your Redevelopment plan and the goals and objectives of what you're looking to achieve here the applicant has followed it almost to a t there's some minor deviations which will hit um I'd like to give you some exhibits they're just going to let the site do the talking for itself we're going to let Mr de's rendering there do the rest of the talking so you get a sense of the before and the after these are just two sheets on a very foggy day and I do swear I didn't wait till the dreariest day of the year to take these shots uh so these two sheets will be both together 85 yes and what would you what are they going to be entitled it's a view of the site from the air oh so you've got the Drone out there that's exactly what the Staples said you're one of the you're one of the Dr No we're we're in it night we're here yeah okay um basically a view looking Northbound and Southbound on 287 this is a site right against 287 slightly above 9 acres and I think the the main points that I want to show here even though it's not a clear photograph it's an industrialized area it's an industrial site I let your own Redevelopment plan talk about the problems with the site unproductive under utilized Antiquated obsolete long story short this is a site and a building that has outlived the choth for Life the essence of Redevelopment as we know is to reverse stagnation and we have an applicant here that is ready willing and able to reinvest in this property and bring it up to contemporary standards so right off the bat we're looking at a positive repurposing of the site from a physical planning standpoint um in terms of the relief that's act actually being sought here this site is governed by the block 737 lot 3 Redevelopment plan which was recently adopted by the board and your your governing body um again the laudable purpose here are to take vacant and stagnant properties Revitalize them and bring them back to productive use we always look at the application as a whole when we consider the relief that the applicant is seeking and we remind the board that as I said at the outset this application substantially complies with the higher te years of zoning in your Redevelopment plan the use complies the height complies building coverage and lock coverage comply the setbacks on all sides comply and the parking complies as well so our applicant has hit the mark in terms of all of those higher tiers the relief that the applicant is seeking is threefold they're all rational in terms of the testimony you've just heard the Wall height at 7.3 ft where 6 is the maximum allowed Brian touched upon that at the outset of his testimony is due to the sloping grade that we're dealing with so again in the interest of avoiding tiered walls we're looking for that 1.3 height relief likewise we've got the driveway width which again Brian gave the predicate there 30t being the proposal 24t being the maximum that's allowed all in in the interest of safe circulation for the vehicles that will navigate the site and then lastly Brian talked about the three categories of slope relief that the applicant is asking the board to move on I can move I can run through the numbers if you need them but again I think the core point there as Brian said 3% of the site consists of steep slopes that are being disturbed the rest of the site 97% is undisturbed UNC constrained slopes in in accordance with your ordinance so again minimal minimal relief we turn back to the balancing test here with the benefits of the application as a whole would substantially outweigh the detriments in terms of purposes of the land use law that are Advanced we see purpose a the promotion of the general welfare by reversing stagnation and revitalizing a site eliminating blight and pulling in again what has been recognized as a critical Link in the logistics Supply system or supply chain uh we know that we've moved from a world where you would go out to the world to get the things you need now the world comes to you and clearly this has gained currency in The Last 5 Years as shuck has said through uh through his testimony um additionally we know that not too long ago during covid essential workers were exempt from stay-at-home workers that included our medical profession um our Educators and the like also warehouse workers were part of that group as well to get medicin and important uh critical infrastructure out to the public additionally advancement of purpose G promotion of a variety of uses in appropriate locations it's an industrial area this is an industrial use along a major transportation Network um additionally purpose I the promotion of a desirable visual environment will let the building speak for itself a first class building uh that is going to add to the aesthetic uh and value and quality to the area and then finally purpose M or planning goal for efficient use of land Redevelopment as as efficient as it gets except for perhaps adaptive reuse here we're replacing an older building with a brand new building which we think go goes towards that goal as well on the negative side based on all of the testimony the relief of the Wall height driveway width and the slope disturbance are minimal and will have minimal if any impacts based on that I think it's a good application application it hits the mark for the criteria for Relief and approval is warranted no further questions Mr chairman wter do you have any questions or comments uh no Mr MCD had points there okay the members of the board have any questions or comments Mr toich uh quick question um and I apologize if I missed it but I'm not seeing any office space inside the warehouse should that be your there there is um that is that the architectural plan I believe it's about 3700 Square ft of uh office space 3740 374 so very small component all right top right corner that's the one okay yes yes any other questions by members of the board hearing and seeing none are there any members of the public who have any questions on this testimony hearing and seeing none counselor uh Mr chairman as much as I know the board would love to hear a long dissertation and closing statement from me uh I will defer uh to the record freshly in mind in the minds of the board and uh conclude the application um and respectfully request a vote in the affirmative are there any members of the public who have any comments questions or opposition to this case at this time hearing and seeing none this closes the evidentiary portion of tonight's hearing uh do I have a motion to approve chairman a motion to approve application number 24 col 521 AR at parip urban renewal LLC 249 P road block 737 lot 3 preliminary and final major site plan with C variant to construct a warehouse with loading docks trailer parking spaces surface parking and Landscaping subject to conditions as outlined by our attorney yes it was agreed that the applicant would comply with the board engineer reports and the other Township Department reports and recommendations um that the applicant would get approvals for each utility connection will provide details of the signage when tenants are um selected will comply with njd requirements for the property with the Township Code will comply with the township code regarding lighting um we'll work with the board professionals and Township departments to comply with their reports and then there were several additions to the plans including the Wetland transition the 300 foot Highlands buffer um and another one one and the details of the retaining wall um added to the structural plans and civil plans I believe that's and that's all I had all right so those are the conditions I assume your motion included those conditions yeah which includes also September 5th letter uh from the board engineer in addition to the uh December 13th letter uh so we will comply with uh with that September 5th letter as well right makes sense do I have a second second Nora would you call the role please barberio yes yeso yes gr yes sure yes more yes thank you all very very much Merry Christmas Happy holidays to all of you and your families indeed now before we adjourn as chairman this year I enjoyed every one of you I thought you all did a great job of trying to make ppan a better place as best we can I thought all of our professionals did an excellent job this year and I would love to thank our I think we all owe a big thank you to Nora Jolie for the hard work that she did this year so Nora thank you very much thank you and have a wonderful Christmas and a fantastic holiday period for those of you who prefer that uh and is there a motion to adjourn so motion anybody opposed I guess we're done thank than thank you