Good evening. The Rarent Township Planning Board is now in session. Call to order. The notice requirements of the Open Public Meetings Act have been satisfied by the placing of a notice of this meeting on the bulletin board at the municipal building, filing the notice with the township clerk and transmitting the notice to the Hunter
County Democrat, the Courier News, the Star Ledger, and the Trenton Times. Roll call, please. >> Chairman, Miss Gettings, >> here. Vice Chairwoman, Miss Donna Drews here, >> Miss Robin Fatu, Mr. Scott McDade here, >> Miss Michelle Capakiri here,
>> Mr. Dennis Kungan here, >> Mr. James Miller and Mr. Glenn Solowski have asked to be excused this evening. Um, board professionals, board attorney Mr. Joe Toriello >> here, >> township planner Mr. Jeffrey Bakarella >> here, >> and all other board professionals have asked to be excused.
>> Okay. Thank you, Taylor. I'd like to invite everyone to please stand for the pledge of allegiance and a moment of silence for the men and women serving in our armed forces 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. >> Thank you everyone. Okay. Terms of comments and reports, the chairman's report, I don't have anything
to report on this evening. Anybody from the board have anything they would like to bring up meeting this evening? >> I'll just mention we had our first meeting, planning meeting for the stormwater management plan, land use element
update. I'll get it down. I'm trying to think how to say all those words. So, it was good. So, we're gonna get a proposal out from our engineering consultant and hopefully be starting work on that with an anticipated completion of nine months. >> Yeah.
>> Okay. Thank you. >> So, >> very good. We don't have our engineer with us this evening. Jeff, any planning comments? >> None at this time. >> No. >> Okay. Tony's comments. >> Nothing for me. >> Toriel? No. >> Okay. Next up, correspondence, discussion, and recommendations. We have
the township committee resolution 25-7-166. This authorizes the township of Raron planning board to undertake a preliminary investigation of the redevelopment of block 40 lot 5.05
as shown on the township of Rarent tax map as a non-condemnation re redevelopment area. Okay, that was a lot to say. you know, we had received the resolution earlier. Uh I think we're all familiar with this.
>> Do we have to take action in authorizing the hiring of the planning since it's the planning board that does that as referenced in it says >> you budget >> must authorize the Ritan Township Planning Board to undertake a preliminary investigation.
Yes, you this this board can retain its planner to do that if it's been budgeted which I think you said last time it was right >> there's escar account for that study. >> So do we need to officially >> you can do that makeup? Yes. Yeah. And
and it would be a roll call vote since there would be expenditure. So So yes. >> Yeah. I would just just I was just trying to follow up by what it says in the must authorize a township planning board by resolution to undertake a preliminary investigation
term whether the subject area meets the criteria of an area in need of redevelopment set forth an NJSA4 cola a col 12A-5. So, I make a motion that we move forward
in accordance with that um language. >> And is that to include retention of an outside planner because you're not doing that, right? Or are you doing that? So, um do you have somebody in mind yet or do you want to discuss that and then do
a resolution at a subsequent meeting? What is the board's pleasure? So, if you're going to make the motion to do it, then >> Well, I think that's what the committee's asking us, right? is >> to approve this and we would move forward with Caldwell doing this study.
>> I was going to say she's she's been doing most of the other ones. >> Yeah. Professional. >> Right. So that's that's the motion then. Okay. >> Okay. So as amended with >> Jessica Caldwell being requested to do the um plan.
>> Yeah. Second chairman. Mr. Arbert Gettings. >> Yes. Vice Chair, Miss Donna Drews, yes. >> Miss Robin Fatu, yes. >> Mr. Scott McDade, yes. >> Mr. Dennis Concan, >> yes. >> Miss Michelle Kavakiri, >> yes. >> Great. Thanks for clarifying that, Don.
Uh, next up is amending various sections of chapter 296 entitled land development to amend the township's re remedies for zoning violations throughout the township. Master plan consistency. Jeff,
>> Jeff, did you want to address some of this? Some background information. Um, please. >> So, this this ordinance was in place to clarify and to provide consistency between um a couple different departments to have a uniformed approach
for um if there's violations that deviate from a site plan approval in any which stage. So if one department um catches uh a deviation then all all three main departments of construction,
engineering, planning and zoning are in a uniformed um front on it. So it's it creates more communi uh better communication and uh consistent action with with uh compliance with for site plans or variances that the board's
approved. So >> thank you. Yeah, makes perfect sense. Uh, we had all received a copy of this in advance. Uh, I maybe it's how I'm reading this, but on page three, paragraph 4, the sentence reads, "Not
only shall the owners of subject property in violation shall be liable for per unpermitted activity." Am I the only one that's not reading that? That doesn't sound right to me. Where's that
>> a little weird sense to me? >> I mean, I understand what it's saying, but I see what you mean. Like the shell is kind of >> causing it to be like, >> okay, I'm not trying to be nitpicky, but it >> owner violations for
that. >> Okay. All right. Thank you. I'm I'm I'm thinking I'm thinking >> um >> so you think I I have a printing press shall the owners of the subject property
in violation >> uh you could take out the second shall >> would be my recommendation. It might read a little bit clearer. Not only shall the owners of the subject property in violation be liable for UN but also any officers if you take out the second
sha that would be my recommendation. It would it would >> it would be read clear. Yeah. Okay. Well, thank you. >> So that >> but that would be the recommendation back to that. So,
>> so I'll move make a motion with the um recommendation. >> Make a motion with the recommendation that the second child on paragraph 4, page three be struck from the
uh narrative to prove readability, >> but making sure that it's not inconsistent with the master plan. >> Oh, yes. And this is not inconsistent with the master plan. Second. >> Okay. Chairman, Mr. Gettings.
>> Yes. >> Vice Chair, Miss Donna Drews. >> Yes. >> Miss Robin Fatu. >> Yes. >> Mr. Scott McDeade. >> Yes. >> Mr. Dennis Concan. >> Yes. >> Miss Michelle Cavakiri. >> Yes. >> Good catch. >> Okay. Moving on. Next up, we have minutes from
our March 26th, 2025 meeting and minutes from our July 9th, 2025 meeting. So, again, Taylor had distributed the minutes to us in advance for review. Uh, does anyone have any comments, questions, or suggestions on the March
26th, 2025 minutes? I do not. >> Move for approval. >> Second. Chairman Mr. Edward Gettings. >> Yes. >> Vice Chair Miss Donna Drews. >> Yes. >> Miss Robin Fatu. >> Yes. >> Mr. Dennis Clanc. >> Yes.
>> Okay. Similarly, we had received the minutes for the July 9th, 2025 meeting. Does anyone have any comments, questions, or suggestions on this? I do not >> like to move to approval of the July 9th, 2025 minutes.
>> Second. >> Sorry, Scott. I thought, did you make the motion? >> Yes. >> All right. Sorry, Scott. And then that was Dennis. Uh, chairman, Miss Ever Gettings. >> Yes. >> Vice Chair Miss Donna Drews. Yes. >> Miss Robin Fitu. Mr. Scott McDade. Yes. >> Mr. Dennis Quincan. Miss Michelle
Kavakiri. >> Yes. >> Okay, great. Thank you. Next up, we have a resolution. Resolution 13-2025 Medical Center at 2100 Westcot Drive, block 15, lot 14.
I am recusing myself from this because I was not at that meeting on that date. >> We'll make a motion. Second. Okay. Vice Chair, Miss Anna Drews. >> Yes. >> Mr. Scott McDade. Yes. And Mr. Dennis Concan.
>> Yes. >> All right. Next up, we have citizens privilege. And thanks everyone for being here this evening. Citizens privilege is that part of the planning board meeting where you can come up to the microphone and address anything that you would like to other than the items that are further
down on the agenda this evening. So if anyone has anything they would like to address to the board, now would be the time to do so. Okay, there being none, we'll move on to the public hearings. The first public hearing is Hunton County VOTE High School Capital Review for improvements. This is block 27, lot
3.01 01 at 10 junction road. >> Good evening. >> Good evening. Uh, may I please the planning board? My name is Howard Vex from Vexa LLC. I am the school board attorney for the Hunton County Vocational School District and we're here before you today for capital review
regarding renovations to classrooms at our central campus at Pen Junction Road in Ritton Township. I have with me today our superintendent Dr. Todd Bonsel and our architect Jason Dubovich from FBHD Architects
and we intend to explain today the scope and timeline of our project. So we can get it moving. >> Okay. >> All right. >> This is our architect. >> Oh, yes. >> Um, who's going to be who's going to be
um testifying tonight? >> Um, the architect. Are you going to testify? >> You're going to be speaking. Why don't you just raise your right hand and I'll have the uh a board plan or two. I do swear affirm that testimony you're going to provide in this matter is the truth, the whole truth, and nothing but the
truth. >> Yes. Thank you. Uh, state your everybody state your name for the record has been sworn in. >> Uh, Todd Bonsel, superintendent. >> Jason Dwitch, principal with FBHD Architects. >> Jeff Aarella, township planner. Thank
you. Please proceed. >> Howard said, "I just have some drawings today." >> I'm going to hold you up. just grab that microphone and just speak very clearly into it, please. >> Okay. Uh good evening everybody. Thank you for uh seeing us this evening. And um again,
as Howard said, I'm just going to go through some uh drawings for our project to explain to you uh completely the uh scope of the project. Uh also regarding the timeline of the project, uh we're looking to get underway, you know, as soon as possible. It is an interior
renovation project at one of the uh central campus buildings. Uh looking to complete the project um by the end of November of this year. Um it's not a large project uh and we are looking to move forward as quickly as possible with
the contractor um to make it usable for students as soon as possible. So just for uh everybody's reference um regarding the central campus for uh the vocational school district uh here on an angle on the left is junction road to
the bottom uh of the plan is the 100 central regional high school and then uh this right here is the main building of the uh central campus for the school district. The area I have here um with the hatch on it is the portion of the
building where the renovation will occur. Uh it's within two existing shop spaces in the building. One is a welding shop and the other is an auto body shop. Um both of those programs have been relocated to another campus building uh
within the school district. And the school district is looking to repurpose these spaces for um more of a classroom setting that will relocate uh spaces from another location that the district is currently renting and uh would like to no longer have to rent space and be
able to have all of their programs within uh district-owned facilities. Uh so here I just have an overall uh plan and I have a larger scale one that I'll get to in a minute. But as you can see here again the central campus building and the area in the back uh
right corner where the uh welding shop was or is and uh will be renovated and then an auto shop uh right next to it. It'll be renovated into six classrooms, uh a small office, and then just an an access
uh corridor to one of the one of the classrooms in the back. Uh this is just a ceiling plan of the project, basically indicating that it'll have uh typical classroom uh suspended ceilings with uh general uh suspended uh lighting in the
ceiling system. And then this is a larger scale plan and specifically of the renovation area. Uh again, uh three classrooms here and uh three classrooms here with two access corridors off of the main corridor of
the building uh to provide access to all six rooms from within the building. As I mentioned, this area is currently shops and in the back of the building are overhead garage doors. Those garage doors will be removed and infilled with
new uh large window systems uh providing natural light to those rooms. Also providing uh additional egress from those spaces. So within the window systems, there will be a door uh from those spaces where they can exit directly uh to the exterior of the
building. Uh the spaces included are uh commercial art, healthc care science, uh law and criminal justice, um the health anatomy, uh CNA health lab, and uh allied health.
And again, these are six spaces that are currently housed in a a uh building that the district is renting space from and is looking to move those programs into their uh existing facility. Uh the small office here is a coordinator's office um
for the administrative staff and all of the walls separating uh the new classrooms will be built out of uh concrete uh block. The corridors that we we are creating will be um fire rated corridors uh since the building is not
sprinklered. Uh in addition to the renovation scope, uh the project also includes a uh complete fire alarm replacement uh for the entire central campus um for two reasons. One, uh it's reaching the end of its life. The
district is having some issues with it. And two, uh, because we're turning two spaces into six, seven if you count the, uh, the office, uh, it requires the fire alarm system to be expanded, additional devices, things like that. And with the
age of the existing system, uh, it did not have the ability to be expanded. So, by replacing the fire alarm in the entire building, we're able to solve current maintenance problems as well as expand the system to accommodate uh, the new classroom areas. Uh each classroom
will have a sink. Uh so there'll be new plumbing. Uh the HVAC units that are currently on the roof uh were installed a few years ago, but they were designed um for this future renovation. So uh all the spaces will receive new duct work uh
connected to those existing units. and our mechanical engineer has uh verified that the units can supply um you know all the heating, ventilation and air conditioning required for these rooms through the new duck work. Uh as I mentioned, new lighting for all the
classrooms, new ceilings um and um vinyl tile floors for all the all the classrooms as well. Um I think that about covers the the scope of the project. Um if there are any questions, I'm happy to answer them.
Are are some of these areas raised floor? You've got a lot of wiring going on because much more technical uses than what's there today. >> Uh good question. Uh they are not raised floors. Um they're existing concrete floors that will be uh patched and leveled before the new vinyl flooring is
going in. But all the technology that you're referencing, wiring, things like that, uh will be handled from above. Um because these were shops, the roof height is much higher than it needs to be for classrooms. So there's a great deal of space uh above the ceiling for
running both wiring uh plumbing. There will be some minor uh trenching for the uh sanitary lines for the new sinks. Uh but that's the only uh impact to the floor slab. >> You're having a big uptick in students
getting involved in tech programs. >> Yes. Seven years ago we were around 450 students. Now we're knocking on 900 students you know in just seven years which is I think typical going across the country as well here.
>> I don't mean to be a pain but if anybody speaks please just speak it right into the microphone. No, you're good. You're good. Board members too. >> So there's more students in the facility. Any issue here with occupancy for fire department rules?
>> Uh no, no issues with occupancy. We've done um an egress analysis of u it's a big enough change to the building that we uh reanalyze the entire campus building for uh egress uh to make sure the the fact that we are putting
exterior doors um in these infills of the garage doors helps a lot to be able to exit people directly out of the classroom. uh takes a lot of load off the corridors and things like that. So, no problem there. >> Great. Thank you. >> Any other questions?
>> I just had one question about the um with the ch change of I guess immediate um use of the building. is is parking on site is is okay for for the proposed use.
>> These these programs are primarily what's called share time. Uh the juniors come in the morning, seniors come in the afternoon. Um so as far as parking goes, um we have limited parking. Hunter and Central has a lot more parking. So
students that go to Central, we don't give parking to. We only get reserve that right for um the parking for like the other sending districts like North Hunter, Borhees, Delval, South Hunter and the students that end up going out on workbased learning uh where they might be going to work in lie of coming
to class. Uh those students usually get the first rate uh towards that. And uh we haven't had any issues with that. And we have some parking along the gravel on along the back access road. So we have plenty of spaces. not not a problem. So,
um yeah, we don't anticipate that. >> Thank you. >> Thank you. >> Thank you. >> Thank you very much. Good luck with it. change >> that letter.
>> You just issue the letter, right? >> Yes. Zoning permits will be issued. >> We don't have to vote on anything. >> No, can't. Yeah, it's just it's >> just to provide it's just to provide input and then the permits will be
issued. >> Got it. I technically didn't have to swear them in, but we'll, you know, we'll do that ship. It can't hurt. >> Okay. Next up, we have Central Regional High School. This is a capital review for improvements, block 27, lot 3 at 84,
Highway 31. >> Good evening. >> Hi. Good evening. Heather Goldstein from Clear Gob representing 10 Central High School. >> Okay. Oh yeah. Sorry. >> No, it's on. It's on. You just got You
got to move it closer to you. That's >> Oh, okay. >> Yeah, there you go. >> Um, tonight we have the architect and um and um the manager of operations here on behalf of the school district.
>> Good evening. Welcome. You're going to just for consistency if you can uh just raise your right hand. Do you swear or affirm that the uh testimony you're going to provide this evening is a truth, the whole truth and nothing but the truth? >> I do. >> Okay. Please state your name from left to right.
>> Starting with you, sir. >> Marcus Rosenau, R O N AU, principal with SSP Architects. >> Hi, Matthew O'Brien. Oper manager of operations essential. Jeff Bakarella,
Township Planner. Thank you. >> And this evening, uh, Mr. Rosna will discuss the scope and the, uh, the timing. >> Thank you, everyone. Uh I'm going to review basically two interior renovation
projects. One of them is very minor and then a roofing project and a uh basically a parking lot repaving project. Uh for orientation we have route 31 down at the bottom of the campus here. We have um the 3001 100
wing and then the IMC building up top of the campus here. Um the the very minor interior renovation project is we're we're taking in the administrative office area. We are relocating one wall to create additional
space for some additional desk space. That's the extent of the interior renovation of that. the the bigger interior renovation project is actually at the third phase of a multi-phase multi-year project and
an an initiative where uh the district is removing lockers all the corridor lockers to make way for benches that are being utilized for during lunch periods. Um the way the the district operates is you know all the
kids basically eat lunch at all the same time. you know, they don't uh really use the lockers that much because they carry everything in their backpacks and um with everybody using lunch, eating lunch at the same time, the cafeteria is not big enough. So, you know, they they
scatter around the campus and they are have been going through this process of removing lockers, providing benches for them to have place to eat and congregate during during lunch period. So this is the I believe it's the third phase of this process over the summer is to
remove lockers and install benches through the throughout the corridors. Um and it's happening um you know it's happening in in in just two locations of the of the building um
in the 1112 building this summer. Um and then as far as the roofing is concerned, uh there are two sections of the of the 300 wing and the 100 wing where we are removing roofing. Uh it's a
complete tear off of down to deck, removing the roofing, removing insulation, coming back in with new insulation and a builtup roofing system. And then on the IMC building, we are basically putting down a new rubberized coating on the over top the existing
roofing to help extend the life of that particular roofing system. Um, that's the extent of the work on the buildings and I will pause there to see if there are any questions on that before I get into the parking. >> What's the time frame?
>> Uh, time frame. Yeah, we you like the previous, we need to get into this as soon as we can. Um contractors on board ready to work. The materials are ready to start installing. So, as soon as we can get our approvals, they're ready to start the work. And um unfortunately,
because of where we are at this point, uh some of the work is now going to have to shift into second shift or weekend work uh because we don't need to be having contractors work um while kids are in school. So, it's going to have to kind of shift to second shift work.
>> So, when do you anticipate being done? >> Being done, it will most we still have to work with the contractors, but it will um probably be we're probably looking at the end of October. Any other questions on the building improvements?
>> Well, Mr. Fella had issued a letter back on July 23rd and there were some comments in there. Can you address those please? >> Sure. >> Some of you you just addressed some of them. >> Okay. This one has you know provide an ally of
the five projects that one. >> Yes. Okay. Uh will striping be consistent that has to do with the parking which I'll cover momentarily. Um uh the next one has to do with the site work as well. Next one has to do with timing of the project which we covered
and then zoning permits for the interior renovations and roofing and will be issued subject to capital review. Right. Right. So I think as long as I cover I'll cover the other ones when I get into the parking but I think >> Yeah. Okay. I think
>> Yep. So >> like to have all the tees crossed. >> Fair enough. So, I'm going to just come back to this one real quickly a moment. Um, again, 31 the uh main building here with the IMC back here, the football fields. We're looking at the the transportation lot
right back here. And the idea is to mill and repave that existing lot in its existing configuration, maintaining the existing footprint, maintaining the existing striping the way it is and not
not changing the configuration in any way. Basically replacing uh worn out paving and and uh replacing it in in kind. Uh so to answer the to answer the question, will striping be included? Yes. And maintaining and putting it back
in the existing configuration. >> Pretty straightforward. >> Yes. Trying to keep it simple. Yes. >> I I I'm going to hesitate a little bit asking this question because I I don't want to get into anything political. Okay. But there are discussions going on
having to do with the Flemington Rariton School District busing and the high school busing. Does that impact the amount of buses that you'll have there? And with that modifier, >> that's something that I'm not >> not I'm not able to speak to that on my Yeah,
>> it's my favorite. >> There's some change going on. I'm not quite sure what it is, but >> you're talking about buses and parking. >> Yeah, I'm not privy to that. Uh I can speak to the technical aspects of repaving the lot. That's about it. Okay, good. Good enough. Yeah, works for me.
>> Any other questions? No. Good luck with it. Thank you. >> So, will the permits be issued? So, so just like the VOTE, we have the zoning permits currently in our office. We will work on getting them processed and forwarded to the construction
department. Unfortunately though, once it goes to construction, Jeff and I, we can't control that. They have their time frame that they're allowed to review the permits and then they'll be reaching out to the contractors, whoever was listed, letting them know that the permit is ready for pickup. Right.
>> Through the paving you can you can start. That's that doesn't need permit. >> Okay. >> Okay. Great. Thank you. >> Good. Thank you. >> Is there anything else they can start >> for this for this project? >> Yeah. Just the paving. >> The paving is only that they can start. >> And that's that's about it.
>> Doesn't require a building. >> Correct. >> Yeah. Yeah. Everything else we have in the department is more just checking it over and just signing off and then forwarding over to construction. It should happen within I mean days. So, >> okay. Thank you,
>> good luck with it. Thank you. >> Okay, next up we have Johanna Foods, Inc. minor site plan for 151 square foot addition to the existing smoothie plant, block 6314, lot 32 at 20 Johanna Farms
Road. You don't have to sit in that chair. >> Actually, you're much more Welcome, Mr. Groberg. Good evening, Mr. Chairman, members of the board. Stephen Gruinberg, Gruinberg Law Office. On behalf of the applicant, Johanna Farms,
Inc., Johanna Foods, Inc., sorry. Um, this is our application for minor site plan approval uh with no variances to allow for a very minor plan. Um what we're proposing is the construction of
an approximately 1500 foot square foot addition to the existing smoothie plant uh which is going to be 768 square ft of a tank hall and an adjacent 803 square ft silo slab with three new proposed
silos. Um this evening I have Mr. Ian Hill, our professional engineer, who provide testimony. I also have members of Johanna Foods here just in case we need them, but I don't think we're going to because of the nature of this minor site plan application. Um, before we got
here, we uh had to get a letter from the RTMUA indicating that we were not going to be increasing our wastewater uh and sewage into the RTMUA uh system. So, what we did was we invited the RTMUA
to the plant and we walked the plant with the RTMUA and we showed them what we're doing. Um, we had discussions with all of them. We all put on our hairetss and we walked all around. I was there too and the uh the RGAUA issued
correspondence in March indicating that they had no objection to our application that we had proved to their satisfaction that we weren't increasing um any sewer capacity from their standpoint and we provided that proof to the board in advance of this meeting. But I think
that's important because that's really the major issue here. Um but if Mr. Hill could be sworn. >> Yep. Um, if you both can raise your right hand, do you swear or affirm that the testimony you're going to give in this hearing is the truth, the whole truth, and nothing but the truth? >> I do.
>> Mr. Hill, can you please state your name and spell it for the record? And then you, Mr. Varela. >> Ian Hill. H I L L engineering engineer. >> Jeff Varella. V A C A R E L L A Township
Planner. >> Thank you. Great. >> Just to cover everything, I should say that Mr. Hill has appeared before this board multiple times and has been accepted. So, >> and your license is still in good standing. >> It is. >> Good to hear. >> So, you have a plan up on that board
there that um I believe was submitted to the board previously and has not been changed at all. That's the site plan that has been presented to the board. >> Both are exactly the same as that has been submitted to the board. So, not >> as long as that's confirmed by Mr.
Toriello, then we won't need >> this as part of the application is not marked as an exhibit. That's correct. >> So, Mr. Hill, if you could please just orient the board to what minor improvements we're proposing here. >> If you don't mind, just a microphone.
>> Um, just for some geographical context, uh, along the bottom here is Johanna Farms Road. Um, this is the Johanna Foods property site. Um, and this the northwest corner along the northerly
face of the aseptic aseptic smoothie plant is where this proposed uh minor addition is going like right in this area here. Um, I'm changing now to sheet two of the plans that were submitted. Um the
detailed site plan shows more clearly. Um the tank hall is 12 ft wide by 64 ft long. Um a total square footage of 768 square
ft. Um we're also proposing to build the 6 foot high give or take um concrete foundation slab to hold the three 30,000galon silos. Um
the building itself is going to be 27 feet high and the silos are in the neighborhood of 49 ft 3 in. So all these structures are less than the 50 foot
maximum height allowed in the I1 zone. >> Does our plan conform with all of the bulk standards of the townships? >> It does. Yes. I want some. Um, and our proposed use of these uh structures does
not involve any waste water. Correct. >> It does not. No, >> it's all holding manufactured product. Correct. >> Correct. >> And essentially, we're switching out an existing system for a new system that's more efficient.
>> More efficient. And requires less cleaning because it's larger. So there's less less uh water usage actually in the cleaning process for what we have here. Correct. >> That is correct. >> I mean that's it's really that simple. I
offer him up to the board for any additional questions. >> Mr. Bearella had issued a August 8th. >> Sorry. Uh yes and we will comply with every one of his comments. >> Very good. Thank you. The um
>> the uh contents of the silos, would those be hazardous materials? >> Uh they will not. It will be um juice and juice products. >> And we did provide a stenographer for the hearing just to give us credit. about how it relates to other features
on site or any any circulation. It >> it has absolutely no impact on the circulation of the site. >> Okay. >> Um it's just kind of a wall sticking out of the the building. >> It's on existing impervious surface. >> It's there's no increased impervious surface whatsoever.
>> Yeah. >> Any other questions from the board? >> What what will the outside. >> The silos are stainless steel. Um, so they'll look like all the other silos on site. >> The building >> the building is will match what's there.
Yeah. >> And just just for the record, the uh tax assessor provided a a memo that uh the non-redevelopment or non-residential fee would be required for this addition. >> Yeah. to the to the extent it's required I I can't concede it on the record but
we understand that that is an issue but you know um just need to confirm that as well so if it's a condition it would be to the extent required that's I'll just put in the resolution payment of all fees as
required and condition two and three of uh reflecting $75 5 seat feet side yard and 100 foot rear yard on the zoning schedule requirements, right? And the maximum hard surface, she'll stay 50,
not 55. >> Yeah, we we agree to show that all on the plan. >> That's that's what my notes have. I just want to make sure that I have a concurrence there. Does this have any impact on the odors that geted over
time? >> This is a completely contained process. Um, this doesn't even go into the waste water. So, it wouldn't have any impact on that. >> Okay. It doesn't go into the waste water, but you're cleaning out the silos, right? You you testified to that,
>> correct? >> Where does that >> the clean it solvent water, whatever. Where does that waste water go? that I would have to defer to um the Johanna >> I I think ultimately but it has no impact upon the wastewater is it it does
go into the wastewater system ultimately when it's cleaned out but it it does not impact any odors of the wastewater because it's not changing anything. I believe the odors are primarily related to the yogurt rather than the
juice, but you know, I'm not an odor specialist. >> Yeah. >> Right now. >> Okay. So, if anyone is here from the public this evening and they would like
to ask any questions of Mr. Hill regarding his testimony that you've heard for the last several minutes, now would be the time to do so. Please come up to the microphone. Uh give your name uh your address and
and just to clarify for the process because sometimes things get confusing. This is only to ask questions of the witness if you want to provide testimony. There's a separate time for that and I will swear each of you in and then you'll be able to say whatever you
want to say. But there's right now it's only questions, not testimony. if you want to speak on something that'll come next and then I'll swear you in. >> Okay. So, I did have one question. You guys said you met with >> You need to identify yourself and just note for the record if you're a resident or not.
>> Yeah, I'm a resident of Baron Township. Is this >> I Yes, it is. Okay, >> it is. But you need to identify first and last name. >> Justin Shline. >> Spell it please for the >> S cle I N. >> Am I good? >> You're good. So, you guys said you met
with the RTMUA and they didn't have any comment on the waste water that would be coming from cleaning the silos because I know that's a big thing with with your water treatment. >> When that gets off with a little bit of rain, you guys have said that before that that causes the odor. So, a whole bunch of extra water in there that would
make sense to create more odors. >> Yeah. the what the RTMUA found and is in their letter is that there's no increase in sewer usage and they toured the site and had no objection to what our proposal was and
they were explained in detail exactly what we were proposing and they issued that letter in March. I just go back to what you referenced earlier about that because that definitely sounds like it might not have been addressed because even minute changes to that have been reported as to
causing the odors and we're all kind of fed up with that. So, just want to make sure that's addressed. >> Thank you. Okay. Thank you. >> Hi, Joe Bland. I'm a resident of Arton Township. Last name Bland B L A N DA
like football player football Raiders fan too. >> There we go. Okay. Um bit like my cousin Vinnie here. So I apologize. Uh so I I don't I'm I'm not fully understanding what these salads are for. So I'm going to ask a couple questions. Understand that you're you've
got manufactured product in there is what you're saying. Is that correct? That's you know you don't have any waste. What is manufactured proc product is what you said. >> That's what I've been told. Yes. you've been told. Okay. Is this increasing the amount or relocating the amount of
manufactured product? >> It's basically a wash. Um for in-depth questions on the processes, I don't have the answers. I'm not I'm questioned again, please, because it doesn't make sense to me what's happening here.
>> Okay. Um and then um there's no increase to the sewer which if I understand it correctly I'm not an engineer but it means you're not offloading anything into the sewer system but there is byproduct that's going to occur from here. If so where is that going?
>> I I believe the issue is that the amount of waste water generated is no different than it is now with the old equipment. So it's not that there's not going >> relocating or adding product to the manufacturing process. Is that what you're saying? You're relocating it and
you're improving. >> Anybody is that you're saying? >> Yes. >> So So you're you're asking for an increase in silos, but you're not increasing production. Is that a correct statement? So what you're doing is you're just improving all of the
processing of this stuff. So the smell goes down or some other improvement. This doesn't make sense to me. So, are you impro are you increasing production or not or just relocating? >> You're increasing. >> What? Okay. No, no, no, no, no. >> So, I think I think if you're going to
testify, you need to come up. You need to be sworn in. You need to state your name. >> You can just say he'll answer the question. So, >> yeah, I'll defer to Joe Hannah as representative. >> Can you can you please raise your right hand? >> It's okay. Do you swear or affirm that
the testimony you're going to give in this hearing is the truth, the whole truth, and nothing but the truth? >> Can you please state your name and title? >> Douglas Brownley, director of safety and security for Johanna Companies. >> Thank you, sir. Brownley, can you just describe the
actual use of the silos and um enter the >> the purpose of the three new silos, which are larger silos, are basically relocating product that's already there, but we're increasing the volume based on five or six old silo tanks that we are
getting rid of, which RTMUA is understanding that actually basically if you're using five or six smaller volume tanks, you're going to have to but wash those more. That will create more waste water going through down to our wastewater treatment center. Now we have three silos which it's going to take
longer to empty them and it takes less cleaning less amount. RTMUA understands that this then is going to not affect in any way or increase our volume going through our wastewater treatment center if not maybe less.
>> Okay. So with respect to the um there's a May 30th uh 25 is this the application right is this the application or this is the from the R this is stamp from the RTMUA >> Michael
>> yeah and it says it's acceptable as long as no additional flow is created by this project so it's your sworn testimony that this proposal will not uh add any additional flow flows.
>> That is the projected estimate, sir. And and I just want to point out that the RTMUA on their March 14th, 2025 correspondence to me, which had been submitted in support of the application, said, "As requested in your
correspondence dated December 27th, 2024, the Raran Township Municipal Utilities Authority has no objection to the proposed project of the tank hall edition as shown on preliminary plans not to be recorded dated October 4th,
2024 prepared by Van Cleave Engineering Associates which have been filed with the Raren Township Planning Board in support of your client's application. The project as presented does not appear to require any additional sewer capacity. >> Okay. Thank you.
>> And that letter is in the board file. >> Yep. So we're we're increasing the product storage, but because of the increase in the size of the tanks and the removal of the existing tanks and the more efficient type of tanks that were being
used, it actually generates less water usage. >> Correct. >> Okay. Is there a uh venting system in there that um is used to vent atmospherically um where it gets into the environment which then gets into
everything in the nearby neighborhoods? Is there external air venting that would get >> can further exacerbate the air quality issue that the factory is generating? is is any storage has to have
>> No, no, no, no. If you're gonna testify or just speak, I apologize, but you have to speak into a microphone. >> Uh, yes. Any any storage tank of any kind has to be open to the atmosphere for the liquid to drain out of it by
gravity. Has the NJD or anybody just like you had RTMUA in there who evaluated the situation? Has anybody evaluated the potential impact >> board? I have to say any conversations about NJ or any of these odor complaints and so forth cannot be discussed in
these matters based under NJRE-48. >> Okay. We're we're um having uh discussions with NJD as to odor complaint issues, but we can't talk about them because uh we prevented to
doing so. Um so those issues are not relevant to this minor site plan application on what we're presenting here and honestly can get into it due to pending matters. >> Okay. So remove the NJ D portion of the
question. Will you be increasing the volume of air that is being vented out as a result of these new tanks independent of any other investigations going on that you can't talk to? Whatever you just cited will increase the amount of vented air. >> Air is not being vented out. Air is
being sucked in as the liquid levels lower. Air fills that void. Air doesn't really vent out. >> Okay, that's interesting. Okay. Um, last question I guess I have for the planning
board. Um, will the ongoing issue with the odor uh be something that would prevent a further expansion till that is fully remediated or is that independent of the ability to move forward with the minor site improvement? I don't understand the process works. So I just
want to understand if it can be allowed to move forward without the existing issue being remediated with the odor problem. Joe, you can confirm this, but my understanding is it's it's independent. >> I'm sorry. I was I was taking notes on this application. Can you say that last
part again? >> Sure. >> Yeah. That was >> Oh, I I just wanted to understand if the um existing um request here for the minor site expansion would be um prevented from moving forward until the ongoing
>> No, I I I now I understand as a matter of law, this board must approve the application tonight. If it was to deny this application, it would be violation of New Jersey law under the MLUL. When somebody comes in for a minor site plan approval and they require no variances,
this board does not have the power to a deny the application or b lacks the power to add conditions to it. So in a proverbial sense, this board based upon the way this application is presented,
um my legal recommendation would be they must grant this application. >> Okay. As I figured, thank you for your time. >> Yeah. Thank you. Anyone else? Okay. You want to open it up for comment?
>> Yeah. So, now would be now would be the time if anybody wants to be sworn in and testify, you can do that. Uh you are subject to cross-examination, but you are you can come up and be sworn in if you would like to provide testimony.
Okay? Okay. And if anybody else is going to testify, I would ask for whoever is going to testify to come forward because I I would like to swear everybody in uh one time. Okay. So, for the record, there's only one person who's going to testify.
Okay. You can come up. So, we're going to have two people testify. For the record, can you both raise your right hand? Do you swear or affirm that the testimony you're going to provide in this hearing is the truth, the whole truth, and nothing but the truth? Okay. Starting with the gentleman, can you
state your name and spell it for the record? And then uh the woman behind. >> My name is Justin Shubline. That's S C H E B L E I N. >> Okay. And you're a resident? >> Okay.
>> Name is Kim Landa. B L A N DA. And I am a resident. >> Okay. Thank you. Please, please proceed. >> I had I don't know if this matters. I had a question about where you were saying that you guys cannot actually oppose that. >> Is that something that can be disputed or how does that work exactly?
>> Um well, I cannot counsel you on legal advice. You can seek a land use attorney. I will say generically anybody can file a lawsuit at any time for any reason.
Whether or not that lawsuit is successful or not will be governed by the applicable law in this matter. And it is my legal opinion that under the MLUL, this board has no choice and must
grant the application because that is how I read the way the applicable statutes are written. >> Okay. And then who decided decides that that was a minor site plan? That's why you're saying it has to be passed, right? The minor >> uh the I can indicate to the board that
the application was submitted as a minor site plan application and was reviewed by Mr. Varela's office to confirm and the application was deemed complete as a minor site plan application. >> Correct. >> Correct. >> It's based off the township regulation as to what
>> it's based off the township um standards as to what considers a minor site plan, a site plan waiver or preliminary and final site plan. Based on their project, this would constitute a minor site plan. >> Correct. Well, I guess I'll start with my testimony here. I just want to say that
I strongly oppose this expansion due to their ongoing violations of state environmental law. I know they've said they can't talk about this, but in the last two years alone, D has issued multiple enforcements against Joanna Foods for repeated violations of NJAC 727-5.2A,
emitting sewage like putrid and hazardous odors to our community's air. Violations of NJAC727-8, failing to monitor hydrogen sulfide for over 20 consecutive quarters, a dangerous gas that can be lethal at high concentrations, violations of NJSA
262C-9E, releasing ammonia and hazardous air pollutant and failing to report it to the D. violations of NJAC 727 8.3A and B installing and operating equipment without permits or valid operating certificates. In total, these violations
have resulted in hundreds of thousands of dollars in penalties, and many are still pending resolution. Granting expansion approval to a company with such a blatant and ongoing disregard for the law would put public health, safety, and quality of life further at risk. I know it's not entirely up to you, but I
urge you guys to please reject this expansion until they can demonstrate a proven track record of compliance and respect for the community they operate in. >> Just for the record, I'm going to object because all of that is not relevant and are allegations not uh before this
board. >> I did have one question and then just a comment. Um my question is will this new ex um whatever the project is over there will it cause any additional noise. >> Uh no
>> thank you for answering my question. I would just like to make a statement. Um, I live not that far from Johanna Foods and uh, as a registered nurse and as a mom, I am concerned about the health impacts that this has on our community
that's close to the factory. Um, I don't know if those smells cause any health indications with inhaling it, but what I do know is it definitely does impact our health when we can't go outside. We can't walk in our neighborhood. We can't
use our properties. My son just graduated from college. I couldn't host his party in my backyard. I pay almost $18,000 in taxes every year to live in what I consider a beautiful county and I can't use my property. It is impacting
our quality of life. And I've had people say to me, "Oh, well, you knew you were moving near a factory." Yes, I did know I was moving near a factory. And I will tell you that I was a stay-at-home mom for the first eight years that we lived here. And we played outside every day. And I never experience the stink, the
putrid smell that gives me nausea the minute I step out my door. And it's unacceptable that we have to live like that. Like I said, it is impacting our quality of life. And I would think as good stewards of our community that Johanna would want to
make a change and fix and remediate the problem. Thank you. Okay. Do we have a vote? >> Do do you want to hear a very quick summation quick response? Um, as Mr. Toriello indicated, this is a fully
conforming s minor site plan application with the township's ordinances. Um, the compliance with Mr. Barelloa's correspondence we've agreed to as a condition of approval. Um, we understand that there's concerns of the neighbors
with respect to odors and we are addressing that through other means. Maybe that we'll be back before this board on that. That's not why we're here tonight. It's a very minor site plan application and um we appreciate the board's attention and ask for your
approval. >> Something more but uh our options are as Mr. Tori yellow has described >> they're not asking for any waiverss. They're not asking for any variances. We can't ask for any conditions. >> That's correct. >> We don't have any legal standing on that issue.
>> We can talk about building a silo. >> Unfortunately, our hands are kind of tied on this one. >> Yeah. Okay. >> But I do hope that that situation gets re remedied.
>> Sure. Okay. Thank you. >> Quickly. >> With that, can I have a motion to approve? >> So moved. >> Second. >> Chairman, Mr. Edward Gettings. >> Yes. >> Vice Chair, Miss Donna Drews. >> Yes.
>> Miss Robin Fatu. >> Yeah. >> Mr. Scott McDade. >> Yes. >> Mr. Dennis Concan. >> Yes. >> Miss Michelle Cavakiri. >> Yes. >> Thank you all very much. Appreciate your time. Thank you. With this, I'm going to ask for a motion to go into close session.
>> So, we're going to need for everybody to leave the room. >> Second. >> Okay. Just a roll call real quick. Chairman, Mr. Workings. Actually, just stating for the record why we're going into close session, though, >> we are going into so I can provide at
attorney client uh advice, which I cannot do in the public. >> Okay, perfect. Okay, so roll call is chairman, Mr. Edward Gettings. >> Vice Chair, Miss Donna Drew, the men's room. >> Miss Robin Fu, Mr. Scott McDade,
>> Mr. Dennis Concan. >> Yes. >> Miss Michelle Paviri. Yes. Now, just give me a couple minutes. I think that's probably the easiest way. >> Unfortunately, we don't have legal stuff here. >> There are other that are
>> Yeah. Yeah. I didn't know. I just want to drive around. >> Yeah. I want to see everything that's got >> I don't think you should. >> Yeah. Yeah. It could be next week.
Yeah. >> All my life you exist. How do you keep your mouth shut? >> You did though. >> Which I'm glad I'm on Zoom now. when I roll my eyes and people answer questions.
>> Yeah.