Meeting of the Township of Precipany Troy Hills Planning Board for Monday, April 21st, 2025 at 7:30 p.m. Uh, announcement is made that adequate notice of this meeting has been given that it is being conducted in accordance with NJSA 10 col4-6 at SEC of the New
Jersey Open Public Meetings Act. Miss Yoli, would you please call the role? Mr. Dich, here. Councilwoman Hernandez, here. Mr. Matt, present. Mr. Shaw, here. Mr. Stanziel, present. Chairman Dinsmort here. We also have our board planner,
Miss Winter, our board engineer, Mr. Kangiano, and our board attorney, Miss Diamond. If we could stand for the pledge of allegiance, please. I pledge allegiance to the flag of the United States of America, to the republic for it stands, one nation under
God, indivisible, with liberty and justice for all. All right. This meeting is open to the general public. Is there anyone here who has some item that you they wish to bring to this board's attention that is not on our agenda tonight? Hearing and seeing none, we
have some correspondence from Mr. John Miller of Inglacino Taylor requesting application number 24 col 524 be carried to May 5th, 2025 without further notice and with required extensions. Is there
any the the Thank you. Um the applicant's attorney um submitted a letter on April 2nd just indicating that they're working on responses to the board professionals reports and they need some more time before they come before the board. All right. Uh do I
have a motion to uh carry the case to May 5th without further notice and with required any further required extend uh with the required extensions? Motion meth second. All right. All in favor? I.
Any opposed? All right. It's carried. This is notice to anybody here in the public who came here for application 24 524. It has been carried to May 5th. Without further notice, this is your
notice. All right. We have some resolutions. We have uh uh application 24 col 510 null Manor Associates North Bewick Road block 497 lock two minor site plan with C variance for a
maintenance yard. Uh would somebody like to move that Mr. Chairman Mr. each. A motion to approve resolution for application number 24 col 510 Nor Manor Associates North Road block 497 lot 2
minor site plan with C variance for a maintenance yard. Do I have a second? Second. Mr. Shaw, thank you very much. Nor, would you call the RO please? Did each Yes. Hernandez? Yes. Math? Yes. Shaw? Yes. DP. Oh, sorry. Dinsore. Yes.
All right. Next is item uh 169 Lacawana uh Avenue, block 136, lot 33, redevelopment plan consistency review. I understand we have a an adjustment to that. Yes, just the draft that I had previously circulated had the incorrect
title, but it's as the chairman stated, it's just um to recommend the adoption of the redevelopment plan based on our consistency review. All right. Uh, do I have a motion? Motion, Hernandez. All right. Do I have
a second, please? Second. Meth. Very good. Uh, Miss Jolie, would you please call the role? Did each? Yes. Hernandez? Yes. Meth? Yes. Shaw? Yes. Damore? Yes. All right, we've gotten through those.
That moves us to uh our item here. We have only one item night tonight. Application number 25 col 502 metam 700 Pipony Road block 739 lot 2 minor site plan with C variance for
modification of a condition of a previous. Good evening Mr. Chairman. Corey Klein from the law firm of Silsky Gross. On behalf of the applicant, Madam GE Vernova business. The applicant this evening. Uh, we submitted an application
to modify a condition imposed upon a previously approved minor site plan with bulk variances in connection with the temporary modifications to an existing manufacturing facility, including the erection of a tent, office trailers, and an electrical room and the relocation of
existing equipment outside of the building on property located at 700 Pipony Road and identified as lot two in block 739 on the tax maps of the township of Pipony, Troy The board previously approved the project on December 13th, 2021 and
memorialized it in a resolution dated January 24th, 2022 with the condition that the temporary improvements remain for a period not to exceed 3 years. The applicant is here tonight requesting that the temporary conditions remain for an additional 2 years. And I'm going to
give just a brief history to explain um the reasons why we we're asking for this additional time. Uh, as the board may be aware, the applicant has been storing tanks used in connection with its existing manufacturing operation, which involves drilling cooling holes in gas
turbine engine components used at other General Electric power plants in the proposed temporary, I should say, the existing temporary tent pending the demolition of the tank farm and the installation of new tanks in its place. The other temporary structures,
including the office trailers, an electrical room, and a chiller, were relocated outside of the existing structure so that the applicant could continue operations while performing upgrades to its interior to allow for safer, more efficient, and more productive use of the property. At the
time, the applicant was not prepared to commence with proposed upgrades because one, the applicant had not decided on the specifics of the proposed upgrades considering rapidly evolving technologies, and two, budget constraints would permit the applicant to perform such upgrades on a longerterm
basis. Uh, the applicant has since decided to proceed with constructing improvements in connection with the amended preliminary and final major site plan approved by the board on June 5th, 2017. and memorialized by way of resolution adopted June 19th, 2017, and
is prepared to submit for building permits to commence such construction. However, the temporary structures which were approved by this board on December 13, 2021, memorialized January 24th, 2022, have not been utilized or operated
to date. The applicant has been unable to commence construction on the ultimate project. So, um, in other words, we have not done, we have not opened the tent, the temporary improvements that are on the site for business. And I'll explain
why. Since obtaining the resolution on January 24th, 2022, the applicant experienced issues complying with the terms of the resolution, particularly with regard to providing truck turning templates and ensuring that on-site conditions were consistent with the
plans. The applicant submitted a package for resolution compliance on October 3rd, 2022. In response to comments from the board's professionals, the applicants professionals revised the plans and revived it and arrived at an acceptable solution leading to a second
resolution compliance package submission on January 30th, 2023. Township issued a zoning permit on February 24th, 2023. Following issuance of a building permit, the applicant experienced issues from
the building department and ultimately was able to pull permits on June 28th, 2023. The applicant completed construction of fully compliant temporary improvements and received a temporary certificate of occupancy on October 9th, 2024, just 3 months before
the temporary approvals were set to expire. The applicant approached my office on October 22nd, 2024 and ultimately submitted the application before the board this evening on December 12th, 2024. Following three rounds of submissions to obtain a
completeness determination in January and February of this year, the board finally deemed the application complete and scheduled tonight's hearing on April 1st, 2025, just a few weeks ago. Um, so that's what's basically what's been happening over the past three years between getting through zoning
compliance, building compliance, addressing any of the issues that the building department had. We finally have the temporary improvements which were existing at the time that we applied 3 years ago are finally at the point where we're able to use them and commence the
construction of the main site. So that's why we're asking for another two years. Uh the applicant anticipates that the construction will take up to two years and will require the temporary improvements to continue during construction. As such, the applicant is asking the board to extend the temporary
approvals by an additional 2 years in order to allow the proposed construction to be completed and temporary improvements to be dismantled and incorporated into the existing facility as same will be improved in accordance with the 2017 approvals. the placement of the temporary structures would
continue to temporarily temporarily reduce the number of parking spaces. Um, vehicles will continue to be able to maneuver throughout the parking area despite the placement of the temporary structures. Um, there is some relief. It's technically I would call it pre-existing non-conforming conditions.
Um, that will remain. They were temporary and the temporary um nature of those improvements we're asking to be extended for another two years. And um with that, I I would like to first uh acknowledge that I provided the board
with um uh required proof of required notice to property owners and publication of this um notice of this hearing in the appropriate newspaper. And I want to um confirm that the board has jurisdiction to hear this
application this evening. Nor we re we received all the proofs and reviewed them. Everything good to go. Okay, great. So, uh, with that, um, I have, uh, one witness tonight. Uh, Mike Marinelli of Menllo Engineering, a licensed civil engineer, will testify
regarding the proposed temporary improvements to the site. And although I do not plan on having them testify as part of my case, and chief, representatives of the applicant are available should technical questions related to the operations at the site arise that Mr. Marinelli is unable to
answer. So, I'd like to call Mr. M Marinelli and have him sworn. No, I'll let you. Never mind. All right. Before Before we get too deep into this, I'm actually going to turn to my professionals here and ask them to just comment on what
we've just heard. So basically you're asking for an extension of time for the temporary improvements. Um took a extended period of time to get them all finally set up and ready to go and by that time they basically expired.
Okay, that's the gist of it. Do you have any Yes. And based on my understanding is there was a 2017 approval for which you're going to com um comply and complete but
you needed to go and get temporary approval for the temporary or you you needed to go get approval for the temporary tent in 2021 2022. Um and both of those things had delays and that's why we're here today.
That's right. I can see that in. Yep. So, Mr. Kjan, I know you have any thoughts that need No, if you could just again, I know the the attorney the council had described it, but if you could just in your testimony give where we are now regarding the tents and the
other improve temporary improvements and swear in first. Surely. Yep. Oh, I'm sorry. Before do we need any? Uh there were several things that were really not applicable as a result of the nature of the application. Um some of
the waiverss were for the uh letter of interpretation or exemption or copy of an application the D for wetlands. Um so that it had already been provided. We just did not receive a copy. So
that'd be provide as cop u condition. the Highlands exemption determination which is not applicable to this uh floor plans which again there's no interior work being done as part of this
application and that was it. So we have one item, three three items technically that are are waiver requests. The floor plans, the D approvals or uh exemption and the
Highlands exemption application. Do I have a a motion approving the waiverss listed in the AR report of what a January 127th or January 27th? 28th would be the most recent one. Oh, there
it is. I'm sorry. Got the wrong glasses on. Do I have a motion? Motion, Matt. Do I have a second? Second that. All in favor say I. I. Any opposed? All right. Please raise your right hand.
Do you swear or 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, um, and provide your address for the record. Sure. is Michael Marinelli of Menland Engineering. Uh M A R I N E L L
I. Uh we're located at 261 Cleveland Avenue, Highland Park, New Jersey. Um I'm a licensed professional in the state of New Jersey. I have been so for the last 18 years providing testimony in front of numerous boards across the state, including this one on two other occasions. Uh for this particular
application, my license license is still in good standing. Uh I can give you more of educational background if required or Okay. Anybody have any questions on the uh qualifications of the expert hearing
and seeing none? Sir. All right. Okay. So um so the board accepts the qualifications. Yes. His testimony. Okay. Thank you. I use kind of a negative criteria approach. Fair enough. Yeah. Yeah, I've done this
before. Right here. Um, so briefly, right, I I put an exhibit up on the easel here. Uh, this is the site plan-temporary plan dated last revised September 28th, 2022. This was part of the submission package as part of this
application. This this is a depiction of the approvals that re we received late in 2021 that was uh received resolution early 2022. Uh the subject building is the rectangle on the on the southwest
corner of the of the facility, but a lot of the temporary improvements that we received approval for are are located in that souththeast corner of the building. There's a series of tanks there. There's a an 18 ft high um canvas tent structure
if anybody hasn't seen it with piping that connects it from the existing uh industrial building to that. Uh there's also some accessory buildings including an electrical room uh and and a chiller. Again, these are all temporary structures that will allow the applicant
to move some of their operations that are located on the southern side of the building. All right. on the very rear of that building there there's a series of uh tanks and whatnot in a structure that's become dilapidated over the years. And I'm only going through this
all over again because I'm not sure who was and wasn't on the board last time uh this was approved. Um, so the the approval received back in 17 was to remove that structure off the south side of the building and replace it with a a new portion of the building, new
construction that would allow them to to hold the the tanks that are now temp or will soon be hopefully um contained within this temporary tent structure. Okay. So, 2017 we got an approval to to put a building addition on, tear down a
portion of the building and add it back with new contemporary construction to provide uh necessary facilities for this site to continue to operate as it does today. Okay. In 2021, we came because in order to do that, they have to temporarily move these this portion of
the building, the operations that are in that portion of the building into this temporary structure. Again, the board approved that uh but it's taken some time to get because there are a lot of regulations uh because of the types of materials that are that are being stored in the structure in order to get through
all of the code and building department regulations. They just recently you heard October of this past year received that final approval. But knowing that it was going to take several months to get the operations relocated into this, they wanted to open an application to extend the time frame from what was previously
granted as 3 years from 2021 or early 2022, frankly, uh until now. So, we're we're here tonight seeking an additional two years on something that was already approved by this board. Okay. Now, as far as uh I
think Mr. uh Kongjano had asked about what's going on there today and the answer is all of the temporary improvements have been constructed and put in place and are ready to be operational. Uh we're here tonight to seek that extent this extension so that we can in fact move those operations
into those constructed um facilities. Now in order to when this was constructed there was a rear parking area in this in this area. there was a 42 parking spaces in that southwest corner of the existing site. Those are
being temporarily displaced. Uh you heard back in 2021 that the site operates efficiently today and in fact since these uh temporary structures have been implemented. The site continues to uh work in an efficient and efficient
manner. So although there are only 65 spaces available on site where 89 are required, the site continues to operate as uh as effectively as it can and these space these 42 spaces will one day you know once the addition is put on and the
facilities from the temporary structures are moved back indoor uh those spaces would again be available. So again this the parking variance that we're requesting is simply um a temporary uh situation. Um, you'll note that I think it it was
in your engineer your engineer's letter. They had uh gone out and inspected the site. Um, and I'll just kind of address those few few items just for everybody's information. Uh, I'm speaking of the
letter dated February 27th, 2025. Uh there are a couple items that are statements of fact, but when we get to page two, item four, it talks about specific things that are going on site and questions that relate to that. Um so
if I can draw your attention to 4 A, uh there's a picture of some uh a Porter John, some some crate structures, which are are parts and materials, and uh what are blue cabinets? Those are tool boxes. uh as they've been putting in the
temporary uh units or this is basically a construction staging area for the construction of these temporary facilities. Uh it's likely that these areas will also be continued to be operated in that manner while they're building the the new addition as well, the one that was approved back in 2017.
Uh item B is a series of dumpsters. These are located on the angled south uh western property line in the rear of the uh existing parking area. These dumpsters used to be located in the back where the temporary structures are. Um
but because of the they could no longer get those tractor trailers back there to load and unload them, they're temporarily being stored on that southwest corner of the uh existing structure. Um some of them are for regular operations and some of them are part of the construction. Uh but at the
end of the day we as part of the 2017 approval uh you'll note that there are four locations of dumpsters that are to be constructed in the on the uh western facade of the existing facility. So again this is uh item B is a temporary situation. Uh item
C still under bullet four but on page three uh is related to uh some liquid containers that are on that on the southwest corner of the building. uh on on the submitted plan there it's labeled as temporary fra frack tank secondary
containment for collection of water from damaged buildings. So it's a little bit of a misnomer in the 2017 approval. This is where the frack tanks are ultimately to be uh located. However, in the temporary condition there are these water containments and water containment
structures. Uh these these are groundwater that has been retrieved and is is it comes and goes from the site as they test it uh because of the fed the regulations of this particular site. They're constantly monitoring groundwater. There are a few monitoring
wells on the southern side of the site as well and they extract that water and store them in in these containers. You'll note in that picture, I think the question was asked secondary containment. There's a black uh containment system. In the picture, it was knocked down, but I was at the
site earlier today and it has that that has been fixed. That is the secondary containment. So, should again, this is just groundwater that's being tested, but should anything happen to those particular containment units, that black canvas uh structure, it it once water's
on the inside of it, it holds up strong and and holds any contaminations as a secondary uh measure of containment. Um and then with respect to items D and E, there were conditions of the 2021 approval to both include a a ballard on
the corner of the uh temporary tent structure uh which isn't which is in place today. Uh and then there's signage at the gate. There's a gate on that south same southwest corner with access to the rear. And this was part of the uh as Cory had mentioned earlier in the
going back and forth for resolution compliance when we did receive the temporary uh structure improvements uh approval. The the fire company was concerned with not having full circulation. So we provided a turning movement that allowed the fire truck and
this was submitted. It's actually page two of the submitted documents where a firetruck could at least get back to the tent area but it would have to back out all the way. So, the the applicant had agreed when we're going back and forth back in 2022 to provide signage saying
that no other vehicles other than uh other than required or or authorized vehicles should be able to access the rear of the site that would stop a lay person from driving back or a tractor trailer or dump truck that doesn't belong back there. Um, and those were
those signs are in fact on both the fence and there's a sign post immediately adjacent to the fence that that addresses that condition of our last approval. So, in essence, everything that was requested as a temporary structure in 2021 is is in place and ready to be utilized. The
applicants just looking for uh the board to act favorably upon the application this evening uh so that they can start moving im almost immediately the operations into the temporary structure that they can build the proposed
uh 2017 improvements. Um just just to clarify for the record, we are seeking relief and this is all itemized in the review letter uh from from your planner AR associates dated March 28th, 2025. But just to be clear, all of the
variance conditions and some of these we weren't actually requested back in 2021, but I believe it's and you'll hear in a second, it's it's more of an uh an interpretation of, you know, setbacks from building to building that wasn't
even though the buildings are in the same exact place and the uh electric room is in the same exact place and everything is where it was approved. Uh the interpretation of ARH is that some variance relief is required for setbacks between buildings. I'll go through that right now. So um we're we're seeking
relief for 20 uh 71 parking spaces. Um excuse me, I'm sorry, 65 parking spaces where 89 are are required. Uh the temporary tent is 28 ft from the rear property line. Uh where minimum yard rear yard setback is 46 ft. Again, this
is a continuing condition uh condition that was approved back in uh 2021. Uh we're talking about the nearest corner to the the Southerntherly property line. Uh additionally, we're seeking continuation of a 21.91 ft drive aisle. Again, th
this uh access aisle is uh not as wide as what is required by or ordinance of 24 ft. Uh it's an existing condition that we're just asking to continue. Um, item one, oh, I'm sorry, section
430-13A is is related to the frack tank. I provide a little bit of testimony on that, but we're talking about the these containers on the corner. Again, they're only holding groundwater in a temporary situation. The frack tank will in fact be part of the the the final
improvements to the building. Uh, so that that request actually isn't necessary. there's no relief being sought there. Uh again, section 43013A is respect uh setback distance to an accessory
building. Uh 4.1 ft are between the electrical unit. Now, these are the structures in the temporary um improvements area furthest to the east. The the spacing between the temporary electrical room and the chiller is only 4.1 ft. uh where um where they're not
permitted to be within six feet. So, it's a it's a small uh again continuing condition. Uh similarly, the electrical room is 4.1 ft uh away from the the tent area that's 18 ft high, which lends me to the next relief we're
seeking. Uh accessory structures are only permitted to be 15 ft. Uh as you heard back in 2021, this particular structure is 18 ft tall. Again, it's a temporary structure that will be removed once the final improvements are done. And I think I said twice already, but
I'll section 430 22 276A1 is to permit 65 existing parking spaces where 89 are required. Again, it's a temporary situation. 42 will be returned to the site once the final improve improvements are done and the
temporary structures are eliminated. No, I don't think I have anything further. Um just one other thing. Um in the um the planner report under post approval considerations um just
wanted to note that we already received temporary certificate of occupancy. So we're just seeking an extension. So further outside agency approval should not be required here. Um, essentially, you know, they're they're ready to turn
the lights on, move, start moving the stuff over and use these temporary improvements as soon as possible. Can you please pull the microphone closer to you? Sorry. Thank you. Thank you. Um, we didn't want to do that without um permission from the board because our
approvals have admittedly expired. So, the relief is granted tonight. we'll be able to relocate some of those operations to the tent um and and get to work almost immediately on the the larger project, the permanent
improvements to the structure. There's one turkey. So, uh as far as the outside approvals, I'm assuming they have all been wrapped up with the prior resolution compliance. Um so, as far as that's concerned, that that's fine.
Um, I don't think we were involved in the original application. So, we may have taken a uh deeper look at some of the setbacks and that's where that came out of. I just wanted to clarify the parking uh because the resolution said that there were 71 parking spots and we
only counted 65 I believe. So, is that the existing condition is 65? Yeah, the existing condition is 65. And I spoke of the uh and the pictures in the engineers letter, the dumpsters that are located along that angled part of the property line, there were six additional spaces
there at the time of application. Uh but when they started building all the temporary structures here, they're like, uhoh, what are we going to do with the with the dumpsters in a temporary situation? Again, there is a place for these dumpsters uh as part of the final layout. uh but six additional spaces
were lost uh in order to move those dumpsters to those lo that temporary location. Uh but again the the site continues to operate in a safe and efficient manner. They have uh 105 employees max shift is 20. So even with crossover they need 40 some odd spaces
uh and 65 are available. So uh there's more than adequate parking for the the existing use. And um and Mike, just to piggyback off that, um I understand that during resolution compliance, Menllo Engineering had um a series of
correspondence with the uh the building department to confirm um that, you know, the the loss of those parking spaces. Um and that was ultimately uh approved in order to um address concerns about uh
emergency vehicle access. That's correct. That's it. Andrew, do you have any uh Yeah. Um he adequately answered my questions what the construction materials and the dumpsters and the ballards. Obviously, it sounds like it's
in in under construction now. So when do you anticipate the So all the temporary structures are in place now, correct? You'll be moving operations into the temporary uh uh facilities
shortly. That's correct. Um how long do you anticipate for the permanent construction to take place? So the relocation, as I understand it, is roughly two between two and 3 months to to locate to move operations. Now that all of the infrastructure is there, but
they actually physically have to move the operations uh to to this tank system. That's going to take approximately 2 months. Um and then the construction based off of the 2017 uh improvements is going to be another
year plus. So that's why we're asking for that with a little bit of flexibility knowing how how long it uh took for the temporary structures to get through to temporary CO. Uh we would just wanted to anticipate that and ask for a full 2 years of extension. Uh but
it it is expected to be done within the next two years. Complete complete and that relocation that you call out for the dumpsters and the loss of those couple parking spots that won't conflict with the permanent construction. It does
not. They were all part of the initial 2017 site plan. All right. And then the fire district uh memo from February uh kind of uh indicates that uh they don't have any issues with the site plan. However, um the access must be
kept clear for emergency vehicles around. Um and you have the signage up. That's correct. Okay. That's all I have. All right. There members of the board have any questions on this testimony at this time? Hearing and seeing
none the members of the public who have any questions of this testimony at this time. Hearing and seeing none. Councelor um just to summarize uh briefly um again uh we went through the um the rationale
for the relief that we're seeking um back in 2021. Again, the uh the parking and rear yard setback variances and accessory structure setback variances will allow the parking area to be used as the temporary location of the
aformentioned structures. Um the tent height um shouldn't be an issue because it's not visible from the right ofway. Um the pre-existing non-conforming drive width will remain unchanged. The applicant is simply seeking to perform these vital improvements to what is a
complex industrial operation. Um and the um the variances will terminate after the two years um or following construction of the long-term improvements whichever occurs sooner. As such um we would ask that the board uh
vote favorably on this application and all requested relief. All right. There any members of the public who wish to speak in opposition to this case this time? Hearing and seeing none in favor. Hearing and seeing none. There any questions or comments from the board
that they want to answer before we're done? This closes the evidentiary portion of tonight's case. Um, do I hear a motion? Mr. Chairman. Um motion to approve application number
25-502 made 700 participatory road block 739 block two minor site plan with C variance for modifications of a condition of a previous approval. Do I have a second? Second. All right. Nora, would you call the
role, please? Did each Yes. Hernandez? Yes. Matt? Yes. Shaw? Yes. Danziel? Yes. Yes. All right. Very good. Is there anything else that uh needs to come tonight?
Here's a reminder for all of you to write do your financial disclosure statements. I did mine just before I came here, which is why I was almost late, but uh thanks for the reminder. Mine last year. Did you? Yes, I did.
Nora, do you have anything else that the board needs to We just need a motion to adjurnn. Do we have a motion to adjurnn? Motion. All in favor? Anybody opposed?
Very good. Thank you very much. He wants the