Okay, we're on record. >> All right, I'd like to call to order this meeting of the uh minor site plan and subdivision committee of the township of Precipany Troy Hills. The an announcement is made that adequate notice of this meeting has been given
and that it is being conducted in accordance with NJSA 104-6 accept of the New Jersey Open Public Meetings Act. Um like roll call. >> Mr. Zich >> here, >> Mr. Mey >> here, >> Mr. Npalitano
>> here, >> Miss Smith >> here, >> chairman math >> present. >> We also have our board planner, Miss Winter, and our board attorney, Miss Steinington. >> Do we have our Oh, yeah. And our board engineer down at the end,
>> Mr. Kiana. >> So, we have a full house. Cool. Uh, all right. Like to take pledge call the pledge of allegiance. I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation
under God, indivisible, liberty and justice for all. >> All right. Are there any members of the public here with any business not on our agenda tonight? Seeing none, I'd like to call our first application. Um, councelor.
>> Good evening, Mr. Chairman. I'm pleased to see you again. Richard Shiner of the law firm of local chie on behalf of the applicant Colonial Heights LLC. Um, to my left is Eric Keller, um, who you're all familiar
with, um, certainly at the risk, and I don't mean this in any disrespectful way, um, nor to be frivolous, but I can hopefully objectively say this is should be about as simple and straightforward as as as they come. Uh, the property in
question is, block 388, lot 130 Pipony Road. Um all the applicant seeks to do in this case is to replace an existing swimming pool that serves the uh apartment complex and essentially
replace it with a pergola. Um that's as concise and simple as I can articulate it. Um we're in receipt of both the um planners and engineers review report as
they specifically relates to um certain review comments and recommendations. None of which we have any um issues or concerns with. Um as I indicated, Mr. Keller's here, he could the board so inclined um I can have him run through
uh summarily what we're proposing. Would you like me to do that, Gordon? >> It's your It's your case. >> You want me to switch? >> Well, yeah, we should do We got to do We have to do waiverss first. Forgot the >> get through the technicality. Um on appendex A number 13 in regards to any
protective covenants or deed restrictions. Uh we just would need an affidavit as part of resolution compliance. >> Well, that's fine. And we have an alta survey. We have a title report. Yep. >> Um there are there are no restrictions that prevent what we're doing. >> Okay,
>> put it that way. There are easements and other things on the property. >> Um waiver from the contours. Uh this form three number 11. Uh location existing buildings and their setbacks. Number 13, it's been provided for the
immediate area of um improvement. So we have no objection there. Uh 18 existing proposed utility service. just talked about any impact that may be as a result of this application on form
three number 20 site illumination. Um just testimony if any is proposed and number 27 for a temporary contractors uh structures and storage areas which I believe are not needed for this project.
So we have no objections there. >> Okay. Can can I obtain a motion to accept the waiverss? Mr. Chairman, a motion to approve as noted. >> Second. >> All right. Any discussion? All in favor? >> I
>> I >> I All right. I I'll have Eric run through it. Um do you need me to swear, Mr. Keller? >> Uh yes. If you please raise your right right hand to swear. Affirm the testimony that you're about to give will be the truth, the whole truth, and nothing but the truth. >> I do. and just state your name um and
address for the record and then state that your licenses are good, current, good standing. >> Okay. Eric Keller, Ke Ler, Bowman Consulting Group, Six Campus Drive, Paripany, New Jersey. I'm a licensed professional engineer and planner in the
state of New Jersey and both licenses are current and in good standing. >> Do you plan to give any planning testimony or just engineering? Well, but I might as well throw it in there in case somebody asked me a planning question and I got it covered. >> Your planning license is current good standing.
>> Yes. Okay. >> Board accepts Mr. Keller. >> Yes. >> Thank you. >> Thank you, Eric. Um, in the interest of time, you heard my opening remarks. uh with reference to the plans that were submitted, can you take us through uh
that which is being proposed by the applicant and um what is being proposed to replace the uh existing swimming pool? >> Certainly. So, the swimming pool is located uh just as you come into the community on one of the main driveways.
Uh it has not been used in a long time. Um it's a lot of concrete and it's a lot of impervious coverage. Um so we're going to demolish all of that. Um the concrete from the pool deck will be uh
we've had discussions with the township engineers far as soil movement goes um for crushing that and using that to uh fill the pool. Um there is still going to be an imported to bring the grade the
the uh site up to grade. Um and then we're going to put in a sidewalk that connects the playground to the west to the leasing office. The pool is right next to the leasing office. Um which will double as our, you know, kind of
our core for construction activities. Um, as I said, the pool's right next to the roadway, so everything will be directly related to that access road. Um, and we're going to build a small
patio with uh a pergola pergola on top of it. Um, it's 10 ft by 14 ft. It's about 9 ft in height. Um the height of that I know we'll add it to our plans
but it was um in the package we submitted 8 12 by 11 uh catalog cut of the I think we did um of the pergola but we'll add it to the plans. It's only 9 ft in height so it's less than the 15
foot that's allowable. Um, and then we're going to uh attractively landscape the area, provide a buffer to the parking lot and to the building that's to the northwest. Um
that number um we have to modify an existing module of block wall there and we're going to uh in construct a a vinyl picket fence just to provide separation between the wall and the existing
playground. And that's pretty much what we're doing. It's a reduction in imperous coverage. So the re any runoff um is reduced. We have an exemption from the county planning board and we have
our SCD certification because we are disturbing more than 5,000 square ft but well less than an acre. Um and uh um and that's pretty much it. I'm happy to answer any questions
anybody may have. >> Any questions? Mr. Millie, >> Mr. Chairman, Mr. Keller. >> Yes, sir. >> What sort of a time frame do we anticipate between demolition and renewal? >> Um, once they start, they're going to finish
>> be this year. >> This year. >> Okay. Thank you. >> We've waited a little while to get to this point. So, >> couple of hiccups along the way, but >> um Miss Winter, any questions?
>> Um, let me talking hiccups. Uh the pergola is going to be open on >> Yes. >> open roofing. >> It's an open roof. So it doesn't add to the building coverage and create a variance >> so we can come here. >> Um okay. Any >> Mr. Kenji? I don't know any questions.
I'll get you. >> No, I don't have anything. You're you going to update the plan with the roof height and the dimensions? >> Yeah. >> Okay. >> All right. >> Well, I mean it's it's not to the roof. It's to the top of the structure. >> Okay. >> You know, the open pera frame
>> confidence >> because there's no roof on it. Let's not go there. >> U Mr. Npalitenna. Thank you, Mr. Chairman. Uh there seems to be a smaller pool on some of the plans. Is that still there? Is that going to be that like a kitty pool or something like that?
>> There it was a planter area. There were two >> um one was round and one was >> kind of a shape. Gotcha. >> They're going to come out um and because they're stuck in the middle of the concrete. So, and those are areas we're going to landscape.
>> Thank you. You're welcome. >> Uh Mr. Dich, anything? >> A couple of quick question just for the you know um so that we have it recorded. So, any idea how much soil or anything dirt you you plan to import? >> I think it's about 150 cubic yards. So,
it's I don't know six or seven eight trucks. >> Okay. That's not too much. Yeah. I mean, we're going to have to bring in top oil >> cuz there's nothing there, >> right? Okay. And then um any route for those trucks? I know it's not too much, but still, you know, >> right out to Port Sipony Road and then,
you know, whether it's down to 287 or up to Route 80. >> Okay. >> But it'll all be on county county or state highways. No local roads. >> All right, sounds good. Thank you. >> Except their own local route. >> Yep. >> Can you miss Smith, anything? >> You're the only one who hasn't asked
yet. >> Um No, I'm taking notes for my permit. Nope. >> All right. Um, seeing no more questions, uh, mi Mr. Schneider, you want to wrap up or or not? >> Sure, we would. Um, we worked um >> Oh, wait, wait. I got to open to the
public first. Um, any members of the public have any questions on the testimony so far? >> All right. Seeing none, >> um, >> I'll be brief. Mr. uh, Mr. Chairman, members of the committee, we worked um hopefully cooperatively with your
professionals. Uh the primary purpose was to frankly try to avoid um creating any variance so that we wouldn't have to appear before the entirety of the board. We achieved that by the pergola not having a roof. We'll agree to comply
with all of your outstanding um recommendation as part of compliance. And um I guess the requested step would be to act upon it favorably for the uh before the full board. >> Okay. I think I was negligent to see if
there's any members of the public who have any comments about this. Not just questions but comments. Any members of the public have any comments on this for or against? Seeing none. All right. like to close the uh then I will close
the public portion of this meeting and um entertain a motion or does anyone feel the need to go into conference? >> Nor gave me the look Mr. chair. A motion to approve application number
25503 Colonial Heights or Sipony Road, block 388, lot one >> and the conditions were just to comply with the recommendations in the board planner and board engineers reports um
including adding the details of the pergola to the plans. >> Correct. As noted, ma'am. Second dich. >> We have a motion. We have a second. Norah, will you please call the role? >> Yes. >> Neely? >> Yes. >> Yes. >> Smith? >> Yes.
>> M? >> Yes. All right. Motion carries. >> Thank you very much. >> This that's the formal action. There's nothing that board has to >> correct. Thank you. >> Thanks.
>> All right. Uh, can I have a motion to adjourn the minor site plan committee? >> All right. All in favor? >> I. >> We are adjourned. >> You're on record. >> Okay. >> Yes.
>> Let me get this so I can read it properly. Meeting of the Township of Precipany Troy Hills Planning Board for Monday, October 6, 2025 at 7:30 p.m. Announcement is made that adequate notice of this meeting has been given that is being conducted in accordance
with NJSA 104-6 at SEC of the New Jersey Open Public Meetings Act. Nor would you call the role, please? >> Mr. Dig here. Mr. Diero >> here. >> Councilwoman Hernandez here. Mr. Mey, >> Mr. Math, >> present. >> Mr. Npalitano >> here. >> Mr. Show off.
>> Yeah. >> Just Smith >> here. >> Chairman Davis Moore >> here. >> We also have our board planner, Miss Winter, our board, Mr. Kangiano, and our board attorney, Miss Kley. >> If we could stand for the pledge of allegiance, please
stand one nation under God, indivisible, liberty and justice for all. All right. Uh, we start with a couple of resolutions. We've got the Park and Willow Lanes resolution. We've also got
the Wildlife Preserves resolution that we're going to hear tonight. Uh, in your list in your material, you've got the list of who's uh eligible to vote for Park and Willow Lanes. Do I have a motion?
Um >> uh Mr. Chairman, I'll make a motion to approve uh Park and Willow Lane. Um I guess that those were our master plan consistency review. Um do you need me to read the block and lot
numbers or >> we have historically but >> okay block 39 392 lots 1.01 01 1.02 1.03 1.04 and 1.05. >> All right. Do I have a second? >> Second. Hernandez.
>> Very good. Nor would you call the role, please? >> Diro. >> Yes. >> Hernandez. >> Yes. >> Meth. >> Yes. >> Nearly. >> Yes. >> Shaw. >> Yes. >> Dins. >> Yes. All right. The wildlife preserves. We don't have that in our packet, but it
was sent out to us earlier. >> Right. Those who vote who can vote are Jade, DPRO, Millie, Meth, Shaw, Smith, Dinsmore. >> All right. Out of that group, is there somebody willing to approve? Uh, could
you read the title of of that? Uh, >> application 25504, Wildlife Preserves, Troy Metal Road, block 764, lots 20 lot 26.01. >> All right. Do I have a motion approving that? >> Mr. Chairman, a motion to approve as the
secretary just mentioned. >> Thank you, Mr. Milly. >> Second. Thank you. >> Very good. >> Did each? >> Yes. >> DPro? >> Yes. >> Nearly? >> Yes. >> Math? >> Yes. >> Shaw? >> Yes. >> Smith? >> Yes. Dmore? >> Yes.
>> All right, that moves us to our one item on our agenda for tonight. We have application number. >> You know what? You're right. Is there anyone here who wishes to speak to this board but on any topic that is
not on our agenda for tonight? The meeting is briefly open to the general public hearing. And seeing none, now we can move on to the agenda item. And
uh application number 25 col 510 gr acquisition LLC 169 Lacawana Avenue block 136 lots 33 zone seda preliminary and final major major site plan with
major soil moving permit for construction of a warehouse. Good evening, m Good evening, Mr. Chairman and members of the board. My name is Nicole Madziak, M A G D Z I A K of the law firm Day Pittney. Here this evening on behalf of
the applicant. We are here seeking preliminary and final site plan, major site plan approval in addition to major soil moving approval and a bulk variance related to the property at 169 Lacawana Avenue. This property is subject to a
redevelopment plan which was recently adopted a few months ago by the township council which this board previously reviewed for consistency prior to that adoption. So the property is located in a redevelopment area consistent with the redevelopment plan.
We are proposing to demolish an existing commercial building that's located on the property and to construct an approximately 271,000 square ft warehouse on the property. The development is proposed consistent with
all of the requirements in the redevelopment plan. The variance that we are seeking this evening is from the underlying ordinance as it relates to the driveway width. We're proposing a width of 35 ft, which is really a function of the site itself and the proposed use because of the trucks that
need to get in and out where your ordinance permits a maximum width of 24 ft. We also have some design waiverss associated with landscaping which our engineer will speak through this evening. So, with me this evening, I have several witnesses. our first witness, Matt
Schwind, who is a representative of the applicant, GRE P um Acquisition One LLC. And then we also have, just to preview our our roster of folks who are here this evening, um we have Chris Le, our engineer, and our um planner, John
Mcdana. We do have our traffic engineer here with us this evening. In the review letters that we received from your professionals, we did not have any comments related to that traffic report. um it is a permitted use so um traffic was considered at the time of the use being allowed. So he is here to answer questions. If you'd like him to run
through his report, we're happy to do that as well. So um we'd like to start with Mr. Schwindllin to provide an overview of >> talk about this for said waivers. >> All right. Uh so just a few on appendix A number 10 um approval from the Morris
County Planning Board. uh the request waiver submitted um that they would submit upon approval of the sub subject application. We don't have an objection to that on
form 514 plan for existing proposed buildings which have been provided. Um the catch there is that they need to be by a New Jersey licensed architect and they were prepared by an engineer as the applicant pointed out from the NJDCA
bulletin uh which states that an architect or engineer may sign and seal plans for use group Factory industrial buildings. So we have no objection to that. Number 24, the location design of solid waste disposal containers recycling.
Um they're requesting a partial waiver saying that the location of the proposed trash compactor on the exterior of the building is depicted on the site plan. Um we don't have an objection there. And then on form 7
to uh demonstrate that all the conditions of the preliminary approval have been satisfied as a combined preliminary and final. We don't have an objection to that. And number three, that they be on separate sheets for the final and preliminary site plan. And we don't have
an objection there either. >> All right. Would there be a motion approving the waiverss uh mentioned the in the ARH Associates memo of September 8th, 2025?
>> Mr. Chairman, motion to approve the >> favor. Do I have a second? >> A second. Hernandez. >> All in favor say I. >> Any opposed? >> All right, councelor. >> Thank you very much, Mr. Chairman. With
that, we'd like to introduce our first witness, Mr. Schwintland. >> Please raise your right hand. Do you swear or affirm the testimony that you're about to give will be the truth, the whole truth, and nothing but the truth? >> Yes, I do. >> Please state your name, spell your last name, and provide your address for the record. Yeah, it's um Matthew
Schlinwine. S C H L I N D W E I N and address is 1 Kimberly Road, Sweet 105, East Brunswick, New Jersey. >> All right. And this is just fact witness. >> This is a fact witness. Yes. Correct.
>> I am a professional engineer, but just testimony, I guess, a fact witness this evening. >> Thank you. >> Um do you want me to >> Yes, Matt. for the board if you can just provide your title and role with the applicants organization and just some experience that you have with similar projects.
>> Yeah, absolutely. So, um my title is managing partner of the firm. Uh the firm is Greek Real Estate Partners. It's been around for almost 90 years. Um we've done a number of similar facilities all across the state of New Jersey. And um what was the other
question? your experience with similar projects but particularly in Paripony. >> Oh yeah. So I can you I'll be brief because I know we have a team of professionals for you to hear from tonight. Um so in uh our portfolio we
own and manage a significant amount of properties across the state of New Jersey. Over 200 buildings and over 15 million square ft of similar properties. Um, in Paripony alone, we have seven buildings with 10 tenants representing about 305,000 square feet. Um, the uses
in the buildings are all similar uses as what we would propose for this building, which um, it's it's a lot of regional businesses, warehousing and distribution users, and uh, light manufacturing users. Um the existing portfolio there
um the average tenant size is a little bit smaller. The existing portfolio we have uh you know our average tenant size is around 30,000 square ft. The buildings are a little bit smaller than this building. This building is uh you know set up as a little bit of a bigger
footprint and will probably be occupied by either one or two users um that would occupy the 281,000 ft that we're proposing. And Matt, just for the record, as you're speaking to the proposed tenants and tenants that you have in other buildings that are similar
to this, confirming for the record that at this time we do not have a tenant. Correct. >> Yeah. So, um, I should specify that. So, most of the buildings that we develop, we develop the buildings on speculation. So, what we find is a lot of times that,
you know, the users aren't ready to sign a lease until the building's a little bit further along. um and sometimes even standing incompleted. So um we don't know who the initial tenant would be. Um and the term of our typical leases is
like 5 to 10 years in the portfolio. So even if we knew who the first user would be, we wouldn't necessarily know who the second user would be. So what we do is we build these buildings to be what we consider best-in-class product to be adaptable for the most amount of users
over the lifespan of the building. Um, we we own and operate the buildings ourselves. Um, here, you know, we've been in town, I mean, I guess back since at least the 80s in Paripony in the buildings that we we own here, and we've been operating them ever since. Um, so
that's that's our typical plan. So, while we don't know who the exact user will be, we can say that it will definitely be a user that would be a permitted use in the redevelopment plan. Um and our existing portfolio of tenants um would all also be permitted uses um
with the uses that are complimentary to the redevelopment plan. >> And with that in mind, understanding again that we don't have a specific tenant, just to provide the board with some information because you've developed other properties and you have this portfolio with the expected number
of employees and shifts and hours. >> Yeah, absolutely. Um, so it, um, the expected number of shifts is usually one shift. Um, we obviously want the ability for a tenant to use the building 24/7, although most of our tenants, except for
one of the 10 tenants that we currently have in town now, operate routinely with just one shift and sometimes will flex to a second shift if there's a seasonal need to do so. Um, we do have one tenant that's a manufacturer and they operate multiple shifts. their first shift, I
think. Um, they're actually the tenant that has the most employees out of all of our buildings. So, their first shift, they have the majority of the employees, and then they have a second and third shift, which is kind of like more for uh cleaning and maintenance on the third shift, and the second shift is continue
manufacturing, but like a lot at a lot lower level. Um, in terms of the the number of employees, um, I would say that the average tenant in our portfolio and I made some notes. So um I think that the average amount of
employees across our portfolio except for one. We have one tenant who has a lot of employees. They run those three shifts which has 120 employees. But the rest of the buildings only have combined amongst all of them just over 100 employees which 104 employees across
270,000 square ft. And I think that's probably what we'll see here especially with the larger footprints of the space. And um I think we have more than ample parking which you'll hear from our professionals. And then obviously we would only lease the building to somebody who who could use it. We would
never and you know I know it's easy to say but we obviously we're going to own this building and we're going to manage this building. So any issues with the use of the building would be our problems to deal with. So that's the last thing that we want. So, we control all of our leases to make sure that, you
know, quite frankly, our users also wouldn't want to lease a building if it doesn't have the amount of parking that it would need to have for their use. So, I think here, you know, the amount of parking spaces that we have is probably similar to the amount of employees that we would have in the building, which is
somewhere between 100 and 150 employees is what we would expect a building of this size to have. And Matt, we do have the architectural plans up on the board which were developed by the um your company by Greek. So, if you can just briefly run
us through um given the the way that we're proposing the layout, of course, understanding that it could be subdivided in different ways. Um the building internally subdivided in different ways depending on the number of tenants. I think you can wander with that. >> I think so. >> It should work.
>> Hopefully, I didn't break anything. >> And this sheet was previously provided. >> Yes. Yes. >> Yeah, this was uh provided with the applica. Wow, it's a lot better talking close to the mic. Um, this was provided with the application. This is our floor plans and elevation view. Um, one thing that I should say about Greek Real
Estate Partners is we're fully vertically integrated development company. So, we acquire the properties, we design the properties ourselves, and we actually also do the construction ourselves, and then we manage the properties when they're done. Um, so our in-house design group designed this
plan. um under my supervision. This is the um the layout of the plan. It's a 281,000 ft building. Um as you can see, we have dock doors on one side of the building and then the other side of the building is set up to have office
entrances. We expect to have um two tenants in the building. We could potentially have three, but the building really sets up well to be divided once somewhere in the middle and having two tenants with office entrances that we're going to install in both of the two
corners. So, even if the initial tenency is a single tenant occupier, we would still have that flexibility in the future to have two tenants in the building. Um, we designed the buildings out of concrete wall panels. It's very similar to a lot of other warehouses
that you've probably seen in town or up and down any of the interstates. Um, we add reveals and paint patterns to the walls to give them a little bit of an architectural flare with some fluted panels at the corners, entrances, some
small canopies above the entrances um to give it a look. The um the height of the building is well within the allowable height in the redevelopment plan. Um the way the township measures the height, it's the average grade 6 ft out from the building to the peak of the roof. I
think we're coming in just around 49 between 49 and 50, I believe. And the allowable in the redevelopment plan allows 60. So we should be well within and underneath of the height. Um the way that the building is uh constructed on the inside, it's just, you know, it's
it's steel columns with a metal roof deck um inside the building. I can answer any other questions. I don't want to bore anyone with construction of warehouses, but I'd be happy to continue. >> Yes, that's all we have for direct for this particular witness.
>> There any questions by members of the board? How many terminals? >> What was that question? >> How many terminals? >> How many doctors on the building? Um, I don't know the exact count, but I think we have 39. Yeah, 39 dock doors with two
drive-in doors at each end. >> Other members of the board have questions on this witness on this testimony. Are there members of the public who have questions of this witness on this testimony? and I'll still be here if something comes up later and you guys want to ask
me a question as representative of ownership >> hearing and seeing none. Counselor, >> thank you. Our next witness is our civil engineer Chris Vlet. >> If you please raise your right hand. Do you swear affirming the testimony that you're about to give will be the truth, the whole truth, and nothing but the truth? I do.
>> Please state your name, spell your last name, and provide your address for the record. >> Yes. My name is Christopher Cle. Last name is S is in Sam, Z is in zebra, A L A Y. I currently work at Menal Engineering Associates located at 261 Cleveland Avenue in Highland Park, New
Jersey. Uh I have I received a civil engineering degree from the University of Rhode Island in 2008 and I've been a licensed professional engineer in the state of New Jersey since 2013. Uh, and I've testified in front of multiple boards throughout the state, including Middle Sex County, Somerset County,
Warren County, Hudson, Bergen, Essex, Mammoth Ocean. Uh, my license is in good standing. >> So, we'd like to offer Mr. Zle as a professional civil engineer. >> Any questions on the qualifications of this witness?
>> Hearing and seeing none. >> Thank you. >> Thank you. So tonight we prepared two exhibits which I will mark into evidence. Uh the first is entitled uh 169 Lacuana Avenue
existing conditions exhibit dated today 10625 which I'll mark as A1. And what this exhibit depicts is it's essentially an aerial of the existing additions of the site with the property boundary highlighted with a north arrow pointed
uh up to orient the board and a little bit of the surrounding areas uh along the perimeter. And the second exhibit we prepared uh which I'll mark as exhibit A2 is the same aerial background but with this submitted site plan and zoning uh overlaid on top of the aerial as a
colorized rendering with landscaping shown. Uh and this this plan is entitled 169 Lacawana Avenue overall plan exhibit also dated 10625. >> You tilt it a little bit more so public can see it. extra.
>> Very good. Thank you. >> So, going back to exhibit A1, uh the subject property is approximately a 20.54 acre parcel, uh designated as block 136, lot 33, as shown on the tax
map for the township of Paripony. It's located on the south side of Lacawana Avenue approximately 1300 ft from the intersection with Walsh Drive. Uh the site is within the SED-5A zone uh but is subject to the redevelopment plan
entitled 169 Lacawana Avenue redevelopment area uh revised through May 22nd, 2025. Surrounding the properties you'll see it essentially sits at the end of a industrial warehouse culde-sac. Uh there's industrial uses to the north, east, and
south sides of the property. Uh and then there are uh single family residences off the the west side of the property. Uh the site is currently developed uh with a multi-story office building, footprints about 150,000 square ft, and
ancillary parking of approximately 887 parking spaces. Uh access to the site is by way of two full access driveways on Lacawana Avenue. uh one towards the middle of the property at the end of Lacawana Avenue and then uh another one
towards the northeast corner uh of the property. The remaining site is open space along the property frontage with some uh trees dispersed through throughout there along the the street. And then there's uh thin strips of woods
along the east and south perimeters of the project. And then a more hefty uh wooded buffer along the west side of the property that actually sits within a 150 ft residential buffer. Uh and within that wooded area there's pockets of
wetlands uh that have been verified per a D LOI uh and the the wetlands contain uh 50oot associated buffer. The wetlands are mostly located towards the southwest corner of the property and then a second small area of wetlands near the northwest corner of the property.
>> And Mr. Delay, just while you're speaking to the wetlands and that buffer, this proposed development, which I know we'll get to the site plan, but is not proposing to disturb any of that area. Correct. >> Correct. We're staying completely outside of the wetlands and wetland buffers. The existing development also
does. And this proposed the proposed improvements stay within the existing disturbed area of the site. Uh the site is relatively flat within the disturbed area. Uh the existing office uh uh complex along the property.
There is some undulation. There's some uh BMS and existing screening. uh that really kind of puts the the developed area lower than the surrounding areas and it does provide some natural screening from the surrounding properties. Uh but the site
use utilizes a uh storm water collection system that discharges all storm water to the northwest corner of the property which is really the lowest point to an existing uh wet pond. Uh, and the only other site features there's there's a retaining wall that runs along the southwest corner, kind of wraps around to the west side of the
property that limits disturbance and keeps it out of that wetland buffer. And uh, it's something I want to point out cuz it's it's a feature that will remain under site improvements. Again, staying out of the wetland buffers and and staying within the existing disturbed area of the site. So, moving to exhibit
A2, showing the post site improvements. Uh what we are the pro uh what the applicant is seeking approval for tonight is to one demo uh the existing office building and associated features and seeking approval for a new 281,198 square ft warehouse that includes uh
office 10,000 ft of office space split to the southeast and southwest corners of the site into two 5,000 ft spaces. uh ancillary park parking includes 144 parking spaces. Uh loading includes 39 loading docks and an additional two
drive-in ramps and 30 trailer storage spaces along the north side uh of the building. Now, the site contains uh bulk setbacks per the redevelopment plan, 100 ft front yard setback, uh 50ft sideyard
setbacks, and a 75 ft rear yard setback in addition to the 150 ft residential buffer along the western property line. So, the building is is set in a location where we comply with all of those requirements. It's kind of uh shifted down to the southwest a little bit. Uh
closer to the eastern property line and southern property line. Gives plenty of room along the frontage of the site and uh similarity with the properties up and down Lacawana Avenue and it kind of tucks the building further away from the residential properties uh off the the
west side of the the project. So again, we're compliant with all all of those redevelopment plan requirements. Uh in addition to that, we're meeting the requirements for the maximum building height of approximately 49 ft where 60 ft is permitted. Uh building coverage of 31.4%
uh where 35% is permitted and maximum impervious coverage of 54% or I believe it's 60% is is permitted. So well under what's permitted for for those coverages. Uh access to the site. Again, we're maintaining those two. The
location uh of the access points is maintaining the existing access locations, but the access drives are being reconstructed and uh widened a bit to 35 ft to accommodate truck traffic now where previously as an office space it was mostly passenger vehicles. Uh we
obviously want a larger uh access and larger driveways to allow for safe maneuvering of trucks crossing each other and safe maneuvering of trucks intermingling with passenger vehicles. So we're we're providing 35 foot wide drives uh which enter the site and to
the north side of the facility the first uh area that they'll they'll come into contact with is that loading area where we have uh 13 39 13x60 uh loading spaces and uh 30 12x 55
trailer storage spaces located on the the north side of the building. Again, we have two drive-in ramps, one at each end of the loading docks. And then we're providing a compactor uh adjacent to the east drive-in ramp to
neatly and cleanly collect any refues from the building uh into an enclosed compactor. Uh beyond the loading area, the the driveway is narrow to a 24 foot wide drive aisle, which is more uh what you see for passenger vehicles. That
provides access to the rear uh southern end of the building. We're providing 144 passenger vehicle parking spaces. Their size 9 by8 with 24 ft wide uh drive aisle around the back of the facility. Uh the 144 spaces include six handicap
spaces, three near each office space, and six uh make ready EV parking spaces also uh on the east and uh west end of the site uh near near the building offices. Um,
and then there will be a 6' wide sidewalk that runs along that southern uh building facade that provides access and ADA accessibility to the building and offices uh from the from the parking on on that side of the site.
Uh the the improvements ultimately reduce impervious coverage. As I stated, we're reducing impervious coverage by about 24,000 square feet and we're reducing the motor vehicle surface by even more than that because the previous building footprint was about 150,000 ft
where this building uh is is closer to 280,000 ft². So that also uh provides some benefits to the site where it's cleaner cleaner storm water runoff leaving the site coming from the building rather than motor vehicle surface. Uh so it's really it's
providing multiple beneficial improvements to this site. It's a site that's been you know uh kind of out of use for a while with that office space which we all know is not in as in demand as it used to be. Now we're coming in with a a nice new facility to to really
come in uh you know kind of complete the Lacawana corridor and uh bring in a new user. Um really lastly, there's a freestanding sign uh located near the midpoint between the two entrances uh that meets all the the ordinant uh
redevelopment plan requirements. Uh it's about 38 square ft uh in area uh a little over 5t in height, about 5'3 in in height, and it's set back 10 ft from the uh right ofway line, which again all comply with the uh redevelopment plan.
And although we didn't show it on the uh elevations, the applicant intends to provide facade signage again in compliance with the redevelopment plan, but uh until a tenant is really uh signed, the the signage hasn't been designed to this uh to date. And the
only variance or deviation that we are uh seeking tonight is for that 35 foot wide driveway entering the site. It's 35 ft where 24 is permitted. Again, this is really a function of truck traffic and
wanting to have the safest design possible. We want to have uh ample room for trucks and vehicles to pass each other. Uh in these driveways, you'll see even with the kind of a more curve curvature in the in the driveways that that requires even more space for trucks
to pass each other. So, we provided a truck movement plan that shows trucks can can maneuver the site safely. emergency vehicles can maneuver this site safely and um we will have the planner come up and and provide additional justification for that variance but uh it's really for safety
and maneuverability. Um moving on to uh storm water utilities. Uh we are with reduced this is a major uh major development since we're providing uh more than an acre of disturbance but with the reduction of
impervious coverage we're really satisfying uh quantity and groundwater recharge requirements uh in uh in accordance with D regulations and uh water quality is really not required as we're not increasing motor vehicle surface we're increasing building
footprint which again is clean runoff uh generated that that previously was not uh in place. And then we're we're maintaining the existing wet ponds and providing a new underground storm water system on site to convey all runoff to that existing uh existing wet pond. So
we're maintaining the existing drainage pattern while complying with all storm water requirements. uh regarding sewer, water, gas, electric, that's all existing infrastructure that's either along Lacawana Avenue or running down the uh eastern property line. There's couple
existing utilities there that we're tying into. Um so all of those utilities will be accommodated from existing infrastructure uh nearby nearby the site. We're working with uh the township professionals and departments to uh
satisfy all of their concerns. Um, moving on to landscape. Uh, being that we're we're attempting to maintain much of or some of the existing site and existing landscape such as the
the existing natural wooded buffers along the perimeter of the site. We're taking down only trees that are really within the existing parking area and an existing facility. We're maintaining many of the the streetscape that exists today along Lacawana Avenue. But with
maintaining that existing landscaping, we're also providing 52 shade trees, 55 evergreen trees, and 205 ground cover to supplement what's being maintained with some additional uh you know, nice new landscape. And really the there there's
a comment from uh I believe the planner that discusses having streetscape along a new sidewalk along the frontage of the property which we're we're seeking relief from for for a couple of reasons. One, the existing landscape is actually very nice along the frontage of the
property, but we'd be happy to supplement that uh work with the planner and supplement that if needed, but we're maintaining the existing landscape for the majority of the frontage. Um and then really providing a sidewalk along the front entrance. There's not any sidewalk along Lacawana Avenue. It
really wouldn't lead anywhere. Um so, uh if if okay with the board, if okay with the the planner, we we'd seek relief from that since it really doesn't provide much uh walkability for for anyone uh near the site or on the site.
Uh and moving on to to lighting. Uh the lighting we've designed to be safe and adequate for this site. Uh we're using LED fixtures which uh provide uh you know green infrastructure and and light levels that are uh are compliant with
the redevelopment plan. Uh we have 11 polemounted uh LED fixtures mounted at 29 1/2 ft dispersed throughout the site to supplement uh 18 wall-mounted fixtures that are mounted at 30 ft in height. They cast light out into the the
parking loading parking area loading area drive aisles to provide safe maneuverability since obviously this facility will be open during hours where it's uh you know sundown. Um so we do want to provide safe you know safety features. Uh the minimum foot candles
are uh.5T candles and an average of 2.48T candles throughout the site. The only comment that uh on the lighting really is that we have some spillage off the eastern property line. Again, that's part of uh function of us shifting the
building more towards the southeast, keeping it away from the residents. Um and providing uh it's spilling over the property line because we're really tucked up along that eastern property line. Um but we can work with the planner if if if everyone feels that
there's too much spillage there. We really have about6 foot candles at the property line um where we could reduce it potentially by lowering those wall-mounted lights, but really the spillage doesn't even encroach into the adjacent facilities loading area. So the
the impact to the adjacent property owner is minimal and that that spillage will stay within the the tree and wooded area uh there. So to me the uh the negative impacts of it is is minimal. Um, and that I believe that really wraps
up my my direct testimony. >> Yeah. And Mr. Zlay, we we'd like to go through and Mr. Chairman, we'd like to go through the review letters as well um in terms of the engineering comments, but I don't know if we want to pause for comments related to the direct testimony first and then jump into the review letters or if you'd like us to
>> turn to our engineers so that we don't ask stupid questions. >> Okay. Well, if you're going to go through the review letter, that'll >> answer most of my questions. And I know you guys provided a response letter as well. Um, but in particular, I wanted to
bring up just just one item. The one where uh to the south uh southeast of your property is a township old property. I think it's lot 65. And you'll have to give an access easement um to that property. I know you said
that you would work with the county engineer on that. Can you just talk about what what that means to your site plan by giving access um to that property to the rear of your property? Maybe >> for show show where it is. >> Yeah, thank you. I I skipped over that in my testimony and I I didn't mean to.
Um so what what your engineer is referring to is there's an existing township owned water tower that's off the southeast corner of the property. really off the south corner of the property. And today through the office existing office facility, there's a gate that provides access to that water
tower. So essentially be through the existing facility. And we're uh the the applicant is okay in maintaining that existing gate exactly where it is, providing access for the township through that gate to the water tower. And really what it means for the uh
application of the project is striping off two or three of the parking spaces where they currently are shown and relocating them. We have some additional green space towards the middle of the parking aisle uh in the south side of the site. So we'll relocate a few spaces and then just
provide some gore striping in front of that gate to allow access and then we'll work with the township on creating that access easement. >> Okay. So, you'll do the access easily through the property. And what does that mean to your parking count? You required 143, you have 144.
>> Yeah, we won't lose any. We'll just uh relocate two or three of the spaces to provide that access. And we'll relocate it into some of the green space that's towards the middle of the parking area. >> So, we won't lose any spaces. >> Thanks. >> And Mr. Delay, just to confirm for the record, by adding spaces in that green
area, we will still comply with the required impervious coverage. Correct. >> Yes. Since we have some fluff there, it'll be no issue. >> Thank you. >> That's all I have. You said you got to go through the letters. >> Yes. Yes.
>> So, Mr. Zle, we did submit dated September 24th, 2025 responses to the review letter um just to provide essentially a a courtesy preview of what we would provide testimony on for the board. So if we can run through in the order of your letter the review letters that we received noting the um which
letter you're talking about and the date of it starting with the planners letter. >> Right. So we did provide a response letter uh dated September 24th 2025 from Menllo's from my office Menlo engineering uh addressing each of the comments in the board professionals review memos. Um we we
noted where we'd provide additional testimony. I think I've provided most of the testimony from each of the comments that we stated. So, uh, I think simply we will comply our work with the township professionals on each of the comments in the review memos. Um, and we
really didn't have any any push back other than, you know, well where we won't comply exactly. we will work with the town professionals uh to address the comments but you know I'm not I I don't want to >> I think if we we start with the September 8th 2025 ARH associates just
there are certain comments at least I had noted um comment 12 relates to agreeing to provide the required number of EV spaces and we will do so correct >> yep >> and then if we jump to the GPI review
letter dated August 28th 2025 um if we just touch upon I think we did >> think we said local testimony provided for the facade signage which which we did.
>> Um we're requesting relief from the uh street sidewalk and street trees which again we're requesting relief and we'll work with the township planner to their satisfaction if if the board uh would like to see some additional plantings. Um, under 4 C, a compactor will be
provided, which I I testified to. Uh, D is again regarding the streetscape along Lacawana Avenue and and the sidewalk, which again, we'll work with the with the board planner. Uh, E had to do with the light levels spilling onto the adjacent property, which again, and even
visiting the site, it's spilling into really just the trees that are along the perimeter of the site and potentially into the the loading area. but our light levels show that the levels are zero getting to the loading area. So, it's really within the wooded area uh along
the east side of the site. Um number five is the deviation for the maximum driveway width. And I >> think if we just um comment number eight relating to the major soil movement permit, we did include that with our application. Correct.
>> Correct. That was included with the site plan application. And can you just talk through um we are proposing more than the 1,500 cubic yards. So in addition to needing planning board approval, we need township council approval as well. Correct. >> That's correct. >> And we will apply for that um if we
receive an approval from this board. Correct. >> Correct. >> Comment 12 related to the solid waste and recycling facility locations which you pointed out. compactor. Correct. >> Um 13 through 25 are require plan revisions and coordinations with the township engineer and we will agree to
comply with those. Correct. >> Correct. >> Do the wetlands and then if we can just jump to the fire protection sub code official dated August 28th, 2025. We are agreeing to revise the plans to
address these comments. Correct. >> Yes. Uh and and working with him regarding the fire loop. I think there's some you know whether the hydrants can be tied into the fire loop. It's it's we're working with him to satisfy those comments essentially. >> And same with the water review letter dated August 10th, 2025. Correct.
>> Correct. >> Thank you. That's all we have for our testimony with of this witness. >> Members of the board of question, can I just follow up on a couple things there? So um going back to items 13 through
29 on the engineers report those are basic uh revisions and not those things we noted on grading plans and and storm piping you agreed to comply. Um so can you just talk about the wet basin? Um
and we had asked that at the end of construction that it's also maintained and also you know cleaned up and desimentized and make it totally functional. So that that's a condition that needs to be at the end of construction as well. >> Yeah. Yes. I believe that the
applicant's already gone out there and and cleaned up some of it. um in accordance with you know in in working with the township to to get that done but yes at the end of it we'll agree to comply and uh clean it up as well. >> Yeah cuz there's going to be some sedimentation going on during the
construction. >> Yes. >> And then as far as soil movement, can you give some testimony uh volume, number of trucks, call route, etc.? >> Yeah. Well, the the rough calculations is about 20,000 cubic yards uh maximum
that that soil will be uh uh moved either brought into the site or or or taken out. And the maximum amount per day is about 1,500 cubic yards. As far as route and and everything, I'm not sure about that.
20,000 moving around inside the site, not necessarily coming, >> right? Not right. The 20,000 cubic yards would be total soil movement on site. Uh not not that there's 20,000 cubic yards of fill required.
>> And then just historically from experience about 1500 per day. 1500 cubic yards per day is what will be able to be handled. >> That's part of two trucks. Okay. And your your whole route you mentioned is what? >> I you know I don't know the whole route >> if you
Mr. Chairman if we can recall our applicants representative we can answer this question. >> Um so so the um the way that we're trying to build the site is to essentially what we call balance the site. So there'll be some cuts and some fills. Um, so a significant volume of
the 20,000 cubic yards will be soil moving around on site, which sometimes is done with trucks and then other times it'll be done with other equipment on site. Um, so it's not necessarily that there's a a hall route where, you know, we're coming in and out of the site. The
movement will be contained within the site itself um post the demolition of the building and prior to the construction of the the pad for the new building. If that makes if that makes sense. >> Wanted it on the record. >> Sure. Absolutely. And we did submit the
uh soil movement permit as well. Um there was a requirement um so that it was approved by the board. >> And then I think not on our comments but just uh there is a it's for EV parking spaces. There is a township uh p
pavement marking standard uh that should be used just as a condition like to add that a condition to this approval that the applicant checks what the construction department and uses that exact stencil requirements the color and
the markings that that's a township standard. >> Okay. We'll reach out to the construction department and we'll add that detail to the to the plans. >> Thank you. And the other comment uh in regard to the storm water which uh I think we can work with your office in trying to limit
the amount of fill on the site. We've we run some of the drainage pipes somewhat flat and so the velocities are down. So there's I guess if we can work with your office to to try and maximize the velocities to the ex maximum extent possible um we'll work with you in case
we maybe are under the minimums. >> Yeah, exactly. submit your couchs and we'll go over them. >> Perfect. Thank you. >> Can you just go over your testimony on the dumpsters where they're located? >> Yeah, we're providing a compactor, at least one compactor.
It's at the east end of the loading docks. So, there's the drive-in ramp, which is the furthest uh concrete area, and then just the first dock adjacent to that, there will be a compactor located. So trash can be uh you know placed in
there from the building. >> Okay. Only cuz I my fire prevention and construction department had said 15 ft. So but that's >> that's for dumpster enclosures. Right. So the compactors >> dumpster enclosure. >> Correct. >> Thank you.
>> I don't have anything else. >> Other members of the board have any questions on this testimony at this time? >> Hearing and seeing none. Other members of the public who have questions on this testimony, if you could please come up and identify yourself and ask a
question. Your mic. >> Yes. >> Say your name and address. >> Jeff Hardgrove, 22 Clear View. I can point it out on the map if it would help. Uh engineer. I'm a mechanical engineer, not a civil engineer, so don't hold it against me. And coach for DPRO's
Defenders this year. So, uh but so appreciate the uh the the certified mail and letting us know what's going on. I'm sort of representing some other neighbors uh from Clear View Road tonight. So, we butt right up against the west side there. And what you can't uh fully see from the the 2D view is
that the basically we own about 2/3 of the wetlands and then the 1/3 is in the highlighted section there. And it's the tall trees are in the the 1/3 section that is in the proposed uh part of the property. So, from what I'm
understanding, I'm pretty happy. I think from what I've heard it sounds like we're talking about uh keeping the the wetlands and most of the trees. I just kind of wanted to clarify that uh that I heard that right. So basically right now it's a pretty clear line where the parking lot ends and the the trees start
and it sounds like yeah in comparing those. So, is that a a fair understanding of the the rendering or or uh >> Yes. >> Yes. And specifically in that southwest corner, the existing facility actually
expands beyond what we're proposing. We're actually pulling the the pavement and driveway back a little bit. We're we are maintaining all of those existing trees and then we're providing some additional uh lawn space between those trees and the and the new facility. >> Yeah. that will just to fully satisfy
the the neighbors. I think that's the main concern is that uh in the you know in the winter it's pretty clear you can see straight into the the office complex and uh you know not looking forward to a year of construction but by all means I understand the need to uh to modernize here and office spaces are going away and warehouses are coming and so uh
we'll we'll put up with that and as long as we can avoid the eyesore of uh those trees coming down because they are the the tall ones that that do block it and over there. So uh that's that's all I had. Appreciate your time. Thank you. >> Are there other members of the public? Mr. >> Chairman, I forgot to ask a question.
Okay. If I do, >> Sure. >> All right. Um, you mentioned that there's uh 30 something spaces for trucks to park. Is that right? >> Yes. >> Are any of those going to be refrigerated ones or will that be determined later on when you get a tenant? >> Determine later on.
>> All right. That might disturb the residents then. I I mean, these are running all night long. You know, that might be something to think about. Maybe they get parked towards the other buildings and not towards the tree area where the residents are. Maybe you have some cut off point in the middle or something like that. But just suggestion. >> Yeah.
>> Well, we do have the sound ordinances, but uh >> still annoying sound they generate on that. >> Understood. Yeah. >> Yeah. >> All right. So, just a thought. >> Any other questions from the board? >> Other members of the public who have questions?
>> Couple of minor concerns. Right now is the time to ask a question of this witness of this testimony. If you wish to bring concerns to the board, there'll be another time later where you can do that. >> Great. Thank you. >> All right, counselor.
>> Thank you, Mr. Chairman. Our next witness is John Mcdana, our planner. >> Just want to make sure there are no other members of the public who wish to ask questions. >> I didn't think so, but Thank you. Mr. Mcdana, if you can provide your Oh, sorry. You want to
start affirm that the testimony that you are about to give will be the truth, the whole truth, and nothing but the truth? >> Yes, I do. >> Please state your name and provide your address for the record. >> Sure. Hi, everyone. My name is John Mcdana. It's spelled MC capital D O N O U G H. Project planner.
>> And if you can provide your address, business address for the record. >> 101 Chibralta Drive. Paripony, New Jersey. >> Great. Thank you. And your um qualifications as a planner? >> I'm a licensed professional planner here in the state of New Jersey. That license is current. It's in good standing. Also a member of the AICP, which is our
national certification. Also current and in good standing, and I've been here many times. >> Thank you, Mr. Mcdana. We'd like to offer him as a professional planner. >> I think I've seen him here before >> once or twice. >> Thank you. >> Any questions? >> I don't see him. >> Is there any questions on the witnesses?
uh qualifications hearing and seeing none. >> Thank you, Mr. Chairman. >> So, uh first of all, compliments to the board, to the community for using this redevelopment plan to repurpose underutilized lands, particularly underutilized commercial lands here in
the community. The tools been effective. It's being used here as well. um a well-laidout plan and and compliments to our applicant here for essentially following it to a tea top to bottom in terms of all of those important higher tiers of zoning. The use controls, all
of the bulk controls, the building height, building coverage, lock coverage, setbacks on all sides, the parking all comply. Uh the applicant is really here only asking the board to move on one very minor variance which is
really necessary to affectuate the use and all the positives that this permitted use would bring uh which is the width of the drive aisle or the driveway aisle uh proposed at 35 ft where 24 is the maximum that's allowed which is to accommodate the larger
vehicles that would come through this site. So the planning justification is all in the interest of safety and safe navigation through the site um without creating any substantially negative impacts that would be typically associated with too wide of a driveway, not increasing the overall lock
coverage, um not interrupting any parking on the road itself. Um, so I believe that the board can move favorably on this application that relief can be granted without any substantially adverse impacts to the public or to your redevelopment plan.
Um, what I would like to do, Mr. Chairman, just to accentuate the positives that this project is bringing is just to show some visuals so you get a sense of the condition of the property and the context of the property as well. >> So, Mr. McDunn, if we can, I'll Take it this way.
>> Either you want to split them. I can start on this end. >> And then if you could just mark those. >> Yep. >> This will be A3. >> A3 for the record is a file size exhibit 11 by 17. I think it's three pages,
maybe four. Thank you. >> So again, we're dealing with a single tax lot. It's got excellent spatial capacity, 20 plus acres to accommodate a development of the of the scale that's before you. Um again, compliments to our
applicant here for fitting the bulk, the mass, the scale of the project within the confines of the site, respecting our our neighbors as well to the extent that the what I'll call the existing development footprint or the limits of disturbance is essentially uh being
respected here and maintained. Uh you can see from the vantage point that we show you here, three or four vantages of the subject property as it exists today up the hill and in the Fox Hill Industrial uh park development. Uh nicely nestled within the confines of
like uses and the uh conversion here uh from an office type use to a warehouse use is spoton with the overall character of the area. Again, it is a site that's got excellent spatial capacity to accommodate the development. We've got the expansive asphalt that is going to
go away as part of the application and a nice retrofit uh with this new permitted use that certainly will promote the general welfare and respond to public demand um for logistics and and delivery of goods and and products.
Page two shows just the reverse view and again everywhere you look you see commercial uses. Excellent buffering that defines this beautiful community um and that landscape that nicely frames this site. Same here in frame number
three and the lush vegetation that separates this site from the adjacent residential uses which is going to be maintained. And then finally, just to underscore the need for redevelopment, the fourth frame that you see here is is
a picture of the building which has certainly outlived its use for life as we have seen here with many of the older office buildings here in Paripony. Um, so we have an applicant here that is ready, willing, and able to convert this land back into productive use. Um, which
would advance the positive criteria of the land use law. In terms of the justification for the relief, again, we look at at an application that is substantially, if not fully compliant with the higher tiers of zoning in your redevelopment plan. We know that our
case law in the Supreme Court tells us that the essence of good planning is rooted in the zoning ordinance. So, it is the job of the board to see how this application comports with your zoning ordinance as defined in the redevelopment plan. We've got good case law that says when an application
complies, it it should be approved. And that's really essentially the case here. In terms of the balancing, the benefits of the application as a whole would substantially outweigh any detriments. We see multiple purposes of the land use law being advanced here, including purpose A, the promotion of the general
welfare. Uh again the relief for the driveway with is necessary to effectuate a good use a permitted use that does provide a critical link in our logistic supply chain and certainly has been gaining currency as we've moved forward out of co additionally purpose G for a
variety of uses and appropriate locations. This is an industrial use in an industrial park in an industrial setting that has excellent capacity and compatibility to accommodate the use that's before you. Purpose M, our planning goal for efficient use of land.
Repurposing a site that's already developed for commercial purposes is spot on with that planning goal. And then finally, purpose eye, the promotion of a desirable visual environment. Taking out the old, replacing it with the new with an attractive top-of-class
uh warehouse facility here um would certainly promote a desirable visual environment, eliminate the expansive asphalt that's there now, replace it with the greenery that you see on the plan. Um all of those add very strong weight here to the positive side. Um and
again given that very very minor variance here for that driveway with little if any impact associated with that to the public uh to the safety or welfare of the surrounding neighborhoods or without any substantial impairment to the intent and purpose of your zone
plan. Um all said I think the application and the visuals I've given you speak for itself. Compliments again to the board on a on a well-ritten plan and compliments to our applicant for following it to essentially to a te. Mcdana,
>> that's all we have for direct testimony. >> Christine, do you have >> No, I don't have any questions. >> All right. The members of the board who have questions, >> Mr. Should have asked the site engineer this. The two driveways that are 35, are
they going to be two-way or one way? >> Two-way. >> Okay. >> Other members of the board have questions on this? A >> just an >> just an observation. >> Mr. Mcdana has a lot of fun with those
that drone of his >> and he doesn't come to a presentation with without drone pictures. And by the way, they're all very nice >> and we don't fly at night. >> That's good. Other members of the board have questions on this. Mr. Dich,
>> a quick question. So even though driveways are two-way um for trucks are they also two ways or just one way or is there a pattern traffic pattern proposed for trucks? >> Both ways. Okay. >> Okay. Other members of the board have
questions on this testimony at this time? Hearing and seeing none. Are there members of the public who have questions on this testimony at this time? Hearing and seeing none. Councelor.
>> Mr. Chairman, that's all we have for our direct testimony from our witnesses this evening. >> All right, we're going to open up uh the uh for public comments at this time. Are there members of the public? Are there members of the public who wish
to come up and comment on the case at this time? Please come up. Identify yourself. you'll get sworn in because we will ask you questions or we may ask you questions. Uh >> so if you please raise your right hand.
Do you swear or affirm that the testimony that you're about to provide will be the truth, the whole truth, and nothing but the truth? >> Yes, sir. >> Please state your name and address for the record. >> Thomas Malloy. >> Could you use the microphone, please? Thomas Malloy to Rustic Way.
My first concern is the uh the parking lot lighting. Um I noticed that we have now on the property there's 10ft lights and we're going up to 30 foot 29 ft
lights. I'm concerned that that light is going to get >> You speak into the microphone. >> Oh, sorry. I'm concerned that that light is going to get through and be a problem
for us. Um I didn't I didn't see the landscaping plan but on the plan on the plan that I was given to look at um there was no landscaping on
our side the the west side to rustic way there was a fence between the landscaping the trees and the and lawn but I didn't that there was going to be landscaping
cuz right now there's evergreens that separate the buffer zone from the commercial property and those evergreens are 5 ft from the curbing that's going to be ripped out.
It's going to be very difficult to remove that curbing without disturbing those trees. So those trees are the only optical barrier we have separating us from the commercial building.
Um also there's numerous storms have dropped many trees in the buffer zone. It might be a good idea under the advice of parks and forestry that some fallen trees be removed
so we have a better chance of filling in the buffer zone to keep us separate. Finally, um 10 years ago, we had an issue with the previous tenants at 169 Lacawana Avenue. Our neighborhood is welcoming to
all people and is happy to have people walking our streets and enjoying the the view. But what was happening is the tenants employees were walking through the buffer zone
into the into the roads in Rainbow Lakes and they would be coming out of the woods, walking through our backyard to walk into the neighborhood and it just became a very dangerous unsafe environment.
So, fortunately, when we notified the previous owner, they took care of it in house and stopped it from happening. But I just I just think that we need a fence. There's a fence around the the
retention basin. That fence should continue and block that cuz you could almost see our road from the from the commercial property. We have to block. There's nothing that you can do to stop them. We need to
block people coming from the commercial area into the neighborhood. If they want to come around from the streets, they're more than welcome to, but they can't. It was crazy that people were just walking in through our backyards to
use the the fence. So, I'd like to get that addressed as well. That's all. >> Do you wish to respond? >> Yes, Mr. Chairman, if I can just have a minute to consult with both the um applicants representative and also the engineer, we can respond to the concerns.
>> There are a lot of there are a lot of questions. >> Yes. I just want to make sure we cover them all properly. idea would question the engineer when he was >> but the clean up of trees. I don't know if we're allowed to do
that. You said they u the previous owner with with the backyard cuz I know what you're talking about. So like people were punished. >> So I think this should be on the record. So if you can you're permitted to cross-examine the the commenter
>> if you can come up sir and >> yeah um it's not a long cross examination but so I I'll just I'll just dive right into it. So on the lighting um our engineers have uh you know done the calculations and the light levels at the property line um even though we have
taller fixtures are are zero. Um, now if there's any issues, I can say we're going to property manage the property, too. So, if there's any issues in the future, just let us know if for some reason that the fixtures as specified in as installed don't provide that zero at the property line. Um, we'll make an
adjustment in the future. Um, we don't have problem. I'm sorry. Can can I ask if if you tested this in the winter or was this just in the summer for lighting? >> So, I believe the way that the light
calculations work, and I'll ask Chris to verify this, is as if the specified light fixture is there, and there is actually nothing between that specified light fixture and the property line at all. So, I don't think the light fixture
is even relying on trees whatsoever to get to zero. I think it's just the way that the shields are located and how it is. But is that >> correct? >> Yeah, that's that's correct. So, it's it's not even taking into account that the trees are there. So, I think with the trees, it should definitely be zero.
Um, the second one was about the evergreen trees. I know what you mean. Even though we're saying that we're going to keep them, some of them are close to the curbs that we're ripping out. So, we certainly if any of the ones that we end up uh removing because um they don't live because we ripped the
curb out, I think they will live to be honest because, you know, we're going to take the curb out. We're going to mill up the asphalt and then we're going to put the new asphalt in and largely we're kind of moving, you know, that if this is the existing curb, kind of the new road and the new curb is going here. So,
I think that we can definitely agree that if any of those that we try to leave die, we'll just replace them. That's that's not a problem. >> You you would be willing to work with the township forester on maintaining >> Yeah. So, the the fallen trees I think there's a certain area that's the
wetlands that we're technically not allowed to disturb or go into, but then there's a certain area that's outside the wetlands. So, to the extent that it's, you know, dead trees on our property that have fallen over and they're in the non-wetland area, I don't see any reason why we wouldn't be
willing to clean them up. Um, I probably would prefer to have it cleaned up. So, we would do that. And then, um, how did the prior owner solve cuz you said they solved the issue on the backyard walking. um
>> they had a meeting and they told their employees they were no longer allowed to walk through the buffer zone. >> Yeah. So, um we'll be the property manager for the property. So, what I would say is that if if it becomes an issue at all in the future, um you know,
we'll make sure that our all of our tenants up front know not to do that. Um we do have a number of other buildings actually too. These are our buildings here. Um there's three buildings right here that are ours as well. So um you know we have a quite a presence while
we're in the building over here. So um we'll be in the neighborhood. If you guys have any issues with that, just let us know. We'll do the same thing. We'll let our tenant know not to do it. If they do, if that doesn't work, then we would potentially consider doing a
fence, but I would rather not put up a fence right up front if it's not going to be a problem. That's that's perfectly fair and understandable and I'm good with that. Um, and this is on the record, right?
>> Yes. >> Yes. Thanks. Thanks for coming. Appreciate it. Yeah, for sure. >> Any other questions by members of the public on this testimony at this time or any comments I should say? Did the board have any questions or any
thoughts? I wanted to add just based on the the public's comment. Um I see that the the lighting uh that east side facing that neighborhood is three wall-mounted lights um that are casting even though you you're compliant with the with the foot
candles at the property line. Um um it may be a good suggestion to make those uh polemounted lights facing toward the building. Um, we we can work with you on that and if if that's what we decide to do, we'd be fine with that.
>> I think the optics will be lighting requirement and less of a chance of anything throwing >> actually seeing the bulb. >> Yeah, understood. Yeah, that's acceptable. >> Okay. Any other comments from the public?
questions from the board. Counselor, do you have to want to sum or say anything or >> Sure. Yes, just a brief summary. We'd like to thank the um board for and board professionals for your time this evening. The applicant really did make a great effort to comply with the
redevelopment plan. Of course, we understand we do need the variance from the underlying ordinance as to the driveway widths. Hopefully, through the testimony that you heard this evening, um it is a variance that is just necessary for the safety of this particular use of the property. Um we are excited to have another property in
town and to be hopefully um demolishing the building in the near term that the process for demolition has already started. So we are eager to get going and we just hope that you look favorably on our application this evening. Thank you. >> Okay, this closes the evidentiary
portion of tonight's hearing. Uh counselor, what have we uh heard tonight that uh >> so some of the conditions that were agreed to were that the applicant will comply with and work with the township and board professionals to address the
comments and recommendations in all of their reports and work with the township to prepare uh to formalize the easement for the water tower or water tank. um to use the township standard for EVSSC
pavement markings and add those details to the plans. And then with respect to the public comment um to replace the evergreen trees along that residential buffer if they are to die
during the construction process and work with the township forester in the area outside the wetlands to clean up any fallen trees. Um and then to manage the property to prevent tenants, employees um from walking through that buffer area
and if work with the neighbors to address that issue if it arises. Um and then to relocate the lighting or to to alter the lighting at that north west corner to be polemounted facing inward instead of
towards the residential buffer. That's what I had. Okay. >> Anything else? Do I have somebody willing to make a motion approving? >> Mr. Chairman, >> Mr. A motion to approve application number
25 col 510 GRE P acquisition LLC 169 Lawan Avenue block 136 lots 33 zone SE-5A preliminary and final major site plan with major soil moving permit for
construction of a warehouse according as per the conditions noted. Do I have a second? >> Secondly. >> All right. >> Nora, would you call a roll, please? >> Dich, >> yes. >> DPro,
>> yes. >> Hernandez, yes. >> Muy, >> yes. >> Matt, >> yes. >> Colano, >> yes. >> Shaw, >> yes. >> Smith, >> yes. >> Dmore, >> yes. >> Thank you very much. >> Thank you very much. Yep. Is there anything else that needs
to come before tonight's meeting before we uh >> Is there a motion to adjurnn? So move >> to adjurnn. >> Motion to adjurnn. >> All in favor say I. >> Anybody opposed gets to live here.