and you are on record. Meeting of the township of precipan Troy Hills planning board for Monday, July 7th, 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
104-6 at SEC of the New Jersey Open Public Meetings Act. Nora, would you call the role, please? Mr. Diddy, here. Councilwoman Hernandez, here. Mr. Mey, here. Mr. Shaw here, Miss Smith here,
chairman Dinsmore here. We also have our uh board planner, Miss Winter, our board engineer, Mr. Kangiano, and our board attorney, um, Miss Goldstein. Sorry. All right, if we could stand for the
pledge of allegiance, please. I pledge algiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. All right. This meeting is open to the
general public. Is there anyone here who has something they'd like to bring to the board's attention that is not on our agenda for tonight? Hearing and seeing none, we'll move on. We have a resolution in our packet application number 24504. Um,
we see the list of people here who can make the motion. Do I hear a motion? Um, I'll make a motion to move application number 24-50 col 504
real estate group LLC 44 North Federal Road G Road block 531 lot 11 zone B5 preliminary and my major final site plan with C variance for construction of two seconds story apartments over units over a restaurant. Do I have me?
Thank you, Mr. Mey. Nor. Would you call the role, please? Hernandez, yes. Neily, yes. Matt, sorry. Shaw, yes. Dmore, yes. All right, moving right along. We have
our agenda for tonight. We have application number 25 going 508 Russell Bombberg Bombberg 26 Long Ridge Road block 7 lot uh block 7 lot 21 zone RR major soil
moving permit if you could come forward uh tell us who you are and Hi my name's Russell Bombberg I make sure you're uh live at 26 Long Ridge Road, the
Putting Stone section. Right now, the town is doing a project on the two streets that well, one I live on and the one above it. Um it accumulated an enormous uh excess of soil. Um I met a
few times with Paul Nehoff, the principal engineer for your town. S I don't mean to interrupt, but are we going to swear him in and Yeah, we're going to have to we're going to have to because you're now giving testimony. What? What? I'm new. So, what you want?
I'm going to turn to our attorney. Yes. Hello. Please. Um, raise your right hand. Please say um promise that the testimony you're about to give is the truth, the whole truth, and nothing but the truth. I do. Please state your name. Russell Bombberg.
Spell it for the record. R U S S E L L capital B O M B E R G and your address, please. 26 Long Ridge Road. Thank you. All right. Now you're sworn in. Now you can now you can start giving us testimony.
Uh so during that project uh a couple of times uh would you sit down please? Me? Yeah. Just here. No, the chair that's to the microphone. It's easier for the microphone to hear you when you hear me. Um,
so in the putting stone section, they're doing a project for the road. It accumulated enormous amount of soil. My property is 3 acres uh and it slopes down in the backyard,
so there's not a lot of lawn. I met with uh Paul Neof, the principal engineer um for that project, the project manager for uh that's doing the project and s who is the engineering inspector.
I don't know. Yeah. Um and I obviously I got plans before and after of what I would like to do. Um, I don't know if you have the letter that uh Paul
gave to put in my packet. Um, I have copies if you all would like it. But basically uh the plan was reviewed and he has no objection to it. Uh he
guess that's it. You want a copy? I have a copy. We have a copy. We have the copy here. So the the this is all soil that you wish to move from your land. It's not soil that was put on there as part of somebody else's no
project. No, it was the town was doing a road improvement project. So they excavated from my street and they put the excess soil. I don't know if you're familiar. There's a pudding stone. It's a little community
center. They piled the soil up there. So I'm looking to put that soil in my backyard. Okay. That wasn't clear, but now it is. All right. And the engineer has
Yeah. Just some general uh regular questions. Do you have a contractor that's that's doing this work for you? Yeah, the contractor that's doing the street improvement. Okay. Yes. In the letter it states that it would be beneficial for me, the town,
and the contractor. Yeah. To get Yeah. Okay. And that contractor is moving it from the location on Putting Stone across the neighborhood down your street into your yard. Mhm. Okay. around the corner. Around the corner. Okay. Um there's a
note on this recommendation from the engineering department that the office has no objection to the soil movement application if the drainage issues are rectified and soils um are moved to a property that are and then the soils are
clean that have moved to the property. What are you u you or the contractor taking precautions to get the soil tested? Um, if I have to, I will, but I think in the letter I think they said the soil is
native to our area or my street. So, all right. Well, I'll just I'll recommend that a condition that they um um this recommendation from the board um is conditional on this last sentence of
the engineers letter that uh all drainage issues are rectified and the soil is clean. It's just from the last clean does mean clean by being screened. No, I Well, I don't know what it means. So I was saying alone is to the satisfaction of the engineering department.
Okay. All right. Okay. Any other questions by members of the board? I'll also say as far as uh drainage, yes, it could be rectified. Um where I'm
putting this where the soil would end, there's an additional 450 ft of my property that goes back. It goes from the street back 660 feet. So
as far as runoff, yes, it would be rectified, but I mean it's got 500 ft to it's all your property. Yeah, there is ground cover. There are
every, you know, lot to absorb it. So So the lock grading plan, your grading plan is under the jurisdiction of the township engineer. Again, you just have to meet with their requirements regarding drainage, erosion, and uh just to follow up on the clean soil. Typically, they they just they
typically want all soil to be tested that it doesn't have certain contaminants. Um and that's a standard process. All right. So, do you want me or someone to talk to Paul and see Yeah, you should you should clarify with Paul what their uh what their concern is
and what what what they recommend be done. Okay. It's it's it's not it's not it's it's typical that any soil gets moved is is is is tested that that it doesn't have any contaminants in it. Okay.
That's all I have. Okay. Any other members or professionals have any questions? Mr. Chairman, good question. So, who would be moving the soil? The township contractor or you would have your own contractor? Okay.
All right. Any members of the public have any questions on this testimony at this time? We need to do anything else. Um, no. I guess just if we can just put on the record that the letter that was
referred to is dated June 4th, 2025. Okay. That's in our packet. So, we've got it. That's a good Do I have it is the question. Oh, I know you have it. You already told us.
All right. Any other questions? Nope. This closes the evidentiary portion of tonight's hearing unless there's some comments from the public. I don't hear and see any. Um, do I have somebody willing to make a motion?
Mr. Chairman, Mr. Mey. A motion to approve application number 25 colon 508 Russell Bombberg 26 Long Ridge Road lock 7 block 21 zone R-R
major soil moving permit. Do I have a second? Second that each. Very good. Nor would you call the role please? Dich. Yes. Hernandez. Yes. Millie. Yes. Shaw. Yes. Smith. Yes. Dinsore. Yes.
And Nora will walk you through what you need after this. Okay. Thank you very much for cooperation. Yep. Okay. Next we move on. Do I call over there now or?
Uh she'll tell you what you need. I probably You can call me tomorrow. Okay. You can go home. Yep. You're free to go. You're free to go. First one that gets to leave. First one that gets to leave. You're almost in time to watch more of Wheel of Fortune or something.
All right. Take care. Bye. All right. Uh, application number 19 col 513 UPS 801 and 799 Jefferson Road, block 741, lots 1.1 and 1.2, extension
of time to construct sound walls. Good evening, chairman, members of the board, board professionals. Luke Pontier at the law firm Dave Hitney here tonight on behalf of United Parcel Service. Uh chairman, as you just recited, we are talking about the property that's
located at 799 and 801 Jefferson Road, which is block 741, lots 1.1 and 1.2 on the township's tax map. the properties in the SED5A specialized economic development district and uh we are here this evening seeking a request uh for an extension of
time to construct the improvements which was a sound wall that were approved back in in 2021. Just to give a a brief summary of of how we got to where we are today. Uh so by resolution that was adopted on September 13th of 2021, this board approved the
applicant's application for preliminary and final major site plan and bulk variance relief to allow for the demolition of an existing 13.5 ft high sound wall on lot 1.2 and to construct an approximately 32 foot high sound wall
on lot 1.2 that extends onto lot 1.1. Uh those of you that were on the board back in 2021 may recall uh that this application arose due to complaints from neighbors to the rear of the UPS site that actually reside in Hanover Township. So the applicant proposed the
32 ft sound wall to bring uh the site into compliance with state noise regulations. Uh the complaint had resulted in a violation. Uh and so we appeared before this board to present the 32- foot high wall as a solution to the ongoing uh issue with the neighbors.
Uh the board did approve it. Uh there were neighbors here from Hanover Township as well as an attorney from Hanover Township uh that objected and and provided comments at the application. Uh but ultimately the applicant did work with them to to get to the approved project. Since receiving
the approval, the applicant has uh continued to address the conditions that were imposed on that uh approval, including by meeting with the neighbors to continue to resolve their concerns and to ensure that what was being built would satisfy them. Uh most recently, uh
that the neighbors have come up with a plan for a reduced sound wall, so it would be either 16 or 24 feet as opposed to 32 feet. Uh the applicant remains in ongoing discussions with them. They they spoke as recently as last week and UPS has had its noise consultant on site
regularly to continue to conduct noise assessments as operations have improved over time as well. Um because those discussions are ongoing and as I did say the the applicant wants to ensure that what's built will satisfy the residents who had the concern. Uh UPS does
respectfully request an extension of the time uh to build the sound wall and and to ensure that it's a product that that both they and the neighbors are happy with. Uh as the approval was granted back in 2021, we are seeking two retroactive extensions. So the first
would be from September 14th, 2023 through September 13, 2024. And the second would then be from September 14th, 2024 through September 13th of this year, 2025. And then as we're here before you this evening, we are seeking
our third extension which would run from September 14th of this year through September 13th of 2026. Uh and that should provide us enough time to resolve the issues with the neighbors and and to build the wall that was approved. Happy to answer any questions. Uh but we
are here, as I said, seeking the approval of the extension. Have members of the board have questions of this attorney? I'm trying to get my head around it. We were I was on the board then. I don't remember this year. Well, I I would have loved
to have gotten some indication from the objectors or from Hannover Township indicating that this was going on. I have absolutely no doubt that you were being truthful in your representations to us, but it would have been nice to have had some indication that indeed
some sort of constructive communications were going on. Um, I mean, what has happened since then? We were you were we were going to raise the height of the wall. So, what was it before?
The wall that's there now is 13 and 1/2 ft. Okay. So it also has has kind of holes throughout it. So the noise is going above it and through it and the neighbors were hearing you know at at various hours. So after all this time now they're saying they maybe 16 or 24 but what the
these discussions were happening in the last four years they and before that. Yes. So there's a kind of an ongoing dilemma between, you know, obviously the higher the wall, the the less sound that gets through it, but also some of these, you know, properties
do a butt right up on the property line, and so visually they don't want a 32 foot high wall. No, I get I get that there's been a back and forth on, you know, what is the appropriate size, but my my memory is that the existing wall is also, as you say,
not brand spanking new. Correct. Are there continued violations that are occurring for the noise? There have not been continued violations. Okay. Did anybody ever think of coming before for an extension when
uh to my knowledge they you know the the discussions have been ongoing. Uh they they've picked up more recently. There was a a lull in the discussions. Uh they have started up again I would say in the last 6 months. Uh, and so, you know, as we were looking back at the approvals, we wanted to make sure that everything
was still in order so that, you know, when they do come to an agreement that the wall can be built. Did the applicant submit to the board at the time because of the violations or because of the neighborhood's concerns? Is it more I think they they went hand in hand. um
you know that from UPS's perspective trying to remember you know there was an existing sound wall and you know they you know they only had knowledge that there was an issue because people were voicing concerns um you know their concerns were also voiced to the county who ultimately the party that comes and does the noise
study and and issues a violation uh but working with the county and the neighbors to address it. We had come before the board a few years ago uh and have not received ongoing violations and we do continue to work with the neighbors. They've you know the applicant has also taken other measures
to mitigate the noise. They switched to completely white noise alarms rather than the you know the loud beeping as you reverse the the tractor trailers and the shifters on site. They've you know they have signs posted everywhere. So the noise has come down. Um, but ultimately UPS wants to be a good
neighbor and to, you know, provide the neighbors with a a better wall to the extent that will help mitigate noise. And I would think the residents if they were concerned that you did not build the wall per the approval that they recall, they would have called my
offices and said because I have that all the time. If someone comes before the board and they forget to build to plant a couple of the trees or the bushes die or anything, they're quick to to call and say, "Hey, remember that application that happened at that time?" Like you
have to go out and make them do it. and my departments would be the ones that would enforce that. And I haven't received any calls or complaints. So, it it kind of dro it dropped off our radar, too, to say, "Hey, what's going on with that?" Andrew.
Yeah. Um, but you're going to you're proposing are you proposing to change the wall height? Then then amended site plan needs to be submitted. We are not proposing a change at this time because the the discussions are ongoing. If if the neighbors ultimately decide that what they want and and the
applicant agrees is a reduced, you know, height of the wall, we would likely need to return to the board for for an amendment approval because we're still going to need to have all of the New Jersey state regulations for noise be complied with.
Correct. I mean, that's that's out of our hands. Uh, understood. And like I said, they they have not received, you know, ongoing violations for for any exceedences because if you go back, if you construct
it at any different size, it won't be in compliance and you'll be back at the board anyway. So, yeah. So, if you do end up not building the wall or or planning on constructing the wall to the same size as approved, you need to come back. Yeah.
Understood. And and that's part of the discussions with the neighbors as well. Okay. Any other questions or comments? Hearing and seeing none. I guess this isn't technically
testimony. Should I be asking for public comment? I guess I think we gave more comments. Are there any public Are there any members of the public who have comments on this application at this time? Hearing and seeing none, I guess this
closes. I can't even call it the evidentiary portion of the hearing at this point. Are there any comment? Is I mean you're asking for a one-year extension? They're asking for three one year extensions.
Well, three one two to get to today and then an additional one year. I I tend to think future wise rather than past. I think past is past. But uh so you're asking for one more year
on top of the not doing it and that that is the maximum that we're permitted by law. It'll be our third and final extension. So if you haven't start construction by next September, you'll be back before the board. Correct. All right. Uh do I hear a motion of
approval? Mr. Chairman, Mr. Uh motion to approve application number 19 col 513 UPS 801 and 799 Jefferson Road block 741 lots 1.1 and 1.2
extension of time to construct sound walls. Do I have a second? Second. Nora, would you call the role please? Did each? Yes. Hernandez? Yes. Me? Yes. Shaw? Yes. Smith? Yes. Dmore? Yes.
And and this is uh just to put on the record, we would run through September 16th, 2025, correct? Is that where we're So the the initial uh resolution was dated September 13th, 2021. So I think it would run through the same date of
this year and then an additional one year through 2026. 2026. Okay. Yep. I believe that's what we all agreed to. Yes. Great. Thanks very much, board. Enjoy your night. All right. Thank you.
Now, I guess we get to turn to Christine now, our planner. It's showtime. Showtime. Um, so I guess the first thing on the agenda is the 169 Lacawana Avenue, block
136, lot 33 amended redevelopment plan and consistency review. Um so this was brought before the board for consistency review a few meetings ago um which the board granted and uh recommended to the council. The council and um some of the
neighbors had some concerns particularly about maintaining the wooded area. Um and in order to sage some of those concerns, we've added two lines to the redevelopment plan. Um so
the first is as part of 9.4.3. It now reads loading shall be permitted in any yard and shall be accessed by means of accessways detailed in section 9.1.2 herein. And what is added is provided that loading bay shall not
directly face an adjacent residential zone or residential use. And the addition of um 11.1.6 6 which says that redevelopment of the site shall be done in a way which minimizes the impact to the existing wetlands,
wooded areas and other existing natural vegetation and shall be in conformance with buffer areas and setbacks identified in the plan for the avoidance of doubt. The mature wooded area identified on the site plan uh section 16.0 herein shall remain undisturbed.
So it you boot B boots and suspended the um redevelopment plan to ensure that the existing wooded area is going to remain. Um other than that it doesn't affect any of the previous review. It is still consistent with the master plan.
Judy, is this consistent with what you Yeah, Matt and I were talking about this. This is good. Mhm. Exactly. And he was very concerned and I understand it. So Mhm. Thank you. All right. Any members of the public
have any comments on this consistency reviewing? And seeing none, is there anything else we need to discuss with regard to this? We just need to vote on accepting the
changes as outlined by our planner. All right. Do I have a motion accepting the out the changes made by our planner? I can make a motion. Do I have a second? Second. Nor, would you call the RO, please? Did each? Yes. Hernandez? Yes.
Millie? Shaw? Yes. Yes. Yes. Out to Gate Hall. Gate Hall looks like a little bit more than a couple of sentences. Gate Hall is a little more than a couple sentences. Um so this is again a
redevelopment plan consistency review um forgate hall drive study area which uh the board had determined to be an area in need of redevelopment and township council um determined on March 25th 2025. Having declared the area in need
the next step was to develop a redevelopment plan to provide for the orderly redevelopment of study area. uh this redevelopment plan for for gate hall drive redevelopment area which we have in front of us tonight is before the planning board for a master plan consistency review. As a little
refresher, this is a 13.67 acre single lot in the RO research office and laboratory district. Um the current permitted uses in that zone include scientific or research labs offices including medical, dental, and banks.
The property currently houses a commercial office building and associated parking lots. Um the permitted use in the redevelopment area will be town homes uh including stack town homes. Um st stock stack town homes are sometimes
referred to as piggyback or two over two town homes. How I'm just trying to picture that. I was looking at the ones down in Lannadeex the other day and uh they look almost like low rise apartment
complexes. They they can somewhat look like that. They tend to have um where one unit may occupy the first and second floor and then the next unit will occupy the second and third floor. Sometimes they'll um have associate garages with
both. Um the plans can vary a bit. Okay. Um I'm less of a fan. Understandable. Uh so the accessory uses permitted are those that are typically associated with town home developments. Um this property
is actually a part of the township's affordable housing plan that the board uh reviewed last meeting and was included in the fair share plan. Uh as Ed Snikis had presented. Um it is required to comply with affordable housing ordinance. Um the developer is
proposing to build and has an agreement to build 177 units and will be contributing 36 units to the affordable housing as part of their agreement. The bulk requirements were based on the concept plan that was submitted by the developer and included in the fair share plan
as to consistency with the master plan. The housing element is a part of the master plan and as just mentioned, this project is consistent with what is included in there for this site. Um, as far as the rest of the master plan, this area is identified on the future land
use map for corporate office manufacturing like previously approved redevelopment plans in this area. The master plan also contemplates the introduction of new uses to this area, including multifamily residential. The second goal of the master plan is to
provide a variety of housing types, densities, and a balanced housing supply and appropriate locations to serve township residents of various ages, household types, and incomes. This board has seen quite a bit of large-scale multifamily apartments over the last couple of years. Um, this plan is going
to provide a little more variety in housing type with the development of town homes while contributing to the town's affordable housing requirement. Further, the master plan encourages as part of its economic 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 the plan does while satisfying the affordable housing. Um, that's all I have. If anyone has any questions about
the plan. Okay. Any members of the board have any questions on this hearing? And seeing none, I'm sure the council went over this pretty thoroughly, Miss Hernandez. Yes, they did.
Yes, Mr. Karif did it. Understood. Understood. And of course, you know, they'll still have to go through site plan and we'll come back before this board. Yeah, it's very sensitive for some of the people in that area.
But it is what it is as you are well aware. Mhm. As we are all well aware. All right. Uh any members of the public wish to comment on this at this time? Hearing and seeing none.
Any no other members of the board wish to question or comment? Do you have any questions for you? No. Okay. Well, this closes the evidentiary
portion as it were of tonight's hearing. Uh, do I have a motion, Mr. Chairman? Mr. Dich. Uh, motion to accept um forget all drive
block 175 lot 52 zone rode development plan. Do we say not inconsistent or not yet? Yes. Do we say not inconsistent? Right. Yeah. So plan is not inconsistent with the
master plan. All right. Do I have a second? I'll second. Miss Hernandez, thank you very much. Nor, would you call the role, please? Did each? Yes. Hernandez? Yes. Millie? Yes. Shaw? Yes.
Smith? Yes. Dmore? Yes. All right. Well done. Thank you. Is there anything else that needs to come before tonight's board at this time? Hearing and seeing none, I will
entertain a motion to adjourn. Move. Anybody opposed? No. No. My vacation starts right now. No. I'm going nowhere, but I have the rest of the week off. A vacation? Yes.
Stacy. Yeah. All right. Well, we get Nora home in the daylight. I'm buying a house. So, I'm not going anywhere. So, I'm buying a house affordable. I'm not
going anywhere again.