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Good evening everyone. The Redbank Planning Board will come to order this 10th day of June. The time is 7:02 p.m. Adequate notices meeting has been posted to the burough hall. File with the burough clerk and mailed to the icebury park at Two River Times. Roll call, please. >> Mayor Bill Portman absent. Shauna Ebanks

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>> here. >> Christina Bonitake >> here. >> Dan Monuso here. >> Luis Dementoto >> here. Barbara Boas, Megan Massie >> here. >> Wilson BBE absent. It Hernandez absent.

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Frederick Stone >> here. >> Brian Parnean absent. Thank you. >> We have an exciting agenda tonight. We will get everyone home before the Knicks game starts. >> So, we have the meeting uh minutes of May 13th. Does anyone have any comments,

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questions, additions, or changes? Hearing none, would anyone like to make a motion to approve said minutes? >> So move. >> Second. >> Second. >> All in favor? I. Any opposed or abstensions?

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Okay. And then we have a resolution for 26 Dr. James Parker Boulevard, block 75, lot 12401. I know that was distributed today via email. Does anyone have any questions about that? I'll make a motion to approve that resolution.

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>> Second. >> All in favor? >> Okay. >> Roll call. >> Shauna Ebanks. >> Yes. >> Christina Bonitakez. >> Yes. >> Dan Manusto. >> Yes.

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>> Barbara Bis. >> Yes. Megan Massie. >> Epstein. Frederick Stone. >> Yes. >> Thank you. >> All right. We've got some ordinance referrals for master plan review. We'll hold those till the end and jump into our first public hearing, which is 15

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East Leonard Street, Block 72, lot 301. This is preliminary and final site plan approval for a cannabis extraction and manufacturing facility or cultivation. Not the first time we've heard this. Mr. McKenna, welcome. >> Good evening. Thank you, Mr. Chairman.

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Welcome here. Good to see everyone on the board. Um, >> I'm sorry. >> Sorry. And I'll just mark in the exhibits I have. I have exhibit A1 is going to be the minor site plan. Exhibit A2 are the architectural plans. Then I

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have the following board exhibits. Exhibit B1 will be the resolution, the prior resolution of this board from 2023. Uh, we have exhibit B2 is going that's going to be exhibit B1, the resolution. Exhibit B2 will be the TNM review letter. Exhibit B3 will be the Environmental Commission letter. Exhibit

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B4 is the Shade Tree Commission letter. And Mr. Chairman, I I think you've already hit on it, but this is a very simple application. Not that it's predestined for an approval, but it's simple in the effect that there no variances. This is a already approved uh

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building edifice and site plan. And all that's happening here is that they're modifying that original use that was going to be on the property. And so they're here to show you that the changes they are making will fit within the site plan that the board already approved back in 2023. And that that's

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essentially what we're doing here tonight. Show away. >> Okay. Well, I I'd like to just address a minor issue. Well, I shouldn't say minor issue, but it's an issue. Um, in the review letter, you'll notice that we are I've not finished planting trees and

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that we are consenting that as a condition of approval, we'll either plant the trees or pay into the fund, whichever um the board prefers, we we are interested in resolving that. We also as a condition of final approval,

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I'm sure at some point we're going to get into paving the roadway, which which was a requirement of the pri prior approval, but until we get this approval, if we get it, um we would do it at the conclusion of

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finishing up the facility in question so that we can then pave the entire road. >> That sounds like a good idea. >> Yep. So with that, we we do have Andrew Stockton here tonight. He prepared the site plan. There really besides the two

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issues that I just addressed, I believe there's no difference uh whatsoever in connection with the site plan. It's the same buildings that were approved before. And um if there's anything else, Jackie, do you remember anything else?

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I I don't recall. Right. Sorry, just um I'd have to go through my letter, but just the paving of the road was really important to us. >> Yes. >> Um and obviously anything from the EC letter.

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>> Okay. And we're going to address that tonight. >> Okay. >> So, so essentially, Mr. McKenna, if I understand correctly, it will be a condition of approval that before you get a CO for the property, you'll have paved that road. >> Um >> because you're doing it at the conclusion of the project. So after everything's everything's built, you're

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all built out, you have you'd have to pave it before you get the CO because that's the only hold the town's going to have over you to actually pave the road. >> Yeah, I understand. >> Okay. >> Yes. >> All right, that's fine. And and I think uh Jackie, unless I'm mistaken, really, we just need to I don't know that we

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need engineering testimony, per se. I I think we just need to hear about the use and whether the use fits in on the site, like the odor and how your and deliveries if anything like that changes. I don't know if your engineer is the right person to give that testimony or >> they are not. We actually have an expert here tonight that will be addressing all

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of those issues. >> Why don't we jump to them? >> I I am plan on calling him right now. Okay. His name is Chris Horning. >> Uh he's sitting right behind me. Chris, would you grab that chair, please? And this microphone. >> And let me just swear you in. The swearing testimony you're about to give will be the truth, the whole truth,

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nothing but the truth. Help me God. >> Yes. >> And just state your name again for the record. Christopher Horning. >> Could you spell your last name? >> H O R N I N G. >> All right, Mr. Horning. And your relationship to the applicant? >> I'm a management service operator. So myself and my partner will manage the

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whole property, all the processes and everything that's done, sold, and the entire business. >> I I'm sorry. Ma managed service. >> Uh management service operator. >> Operator. Okay. Are you a member of the LLC?

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>> I am not. So my partner and I will we we founded a company Neptune's Garden together and then we started working with the the building owner a couple years into this when they were having issues or I'm sorry about only one year ago but um we've helped to rebuild

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everything and we're basing everything off of our Neptune's garden business concept. >> But you are going to be running you correct you will be running it. Myself and Will will be there every day managing everything from start to finish. >> Thank you. That's all I need for for

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that. Go ahead, Mr. McKenna. >> And uh Mr. Horning, if you wouldn't mind, >> please just advise the board of your your operation. >> Yes. >> How long you've been in business, your record with the Cannabis Commission of New Jersey. Yeah. >> And just so they can acclimate

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themselves to how you operate, what you operate, and what your success has been. >> Yeah. So I started this process in Neptune in 2019 and started going to meetings every meeting in 2020 before cannabis was even the laws were written

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or anything. And um as the laws were written I worked with zoning and uh Bernie Haney over there really he head up the cannabis department and we started building in 2022. We built our building. We're building in phases.

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We've been operational now for two years. Um, we're operational. We not only have the best product in the state, but we have no violations. We We have a great record with both the state, township, and community. >> Where are you talking about? In Neptune. >> In Neptune, New Jersey. >> In Neptune. Okay.

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>> Yeah. So, right there we have our business. And um that is how we have gotten into this. And now we've helped to rebuild one existing building and we actually have plants in there operating right now. Everything is working

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beautifully with no problems. And then we would like to build this manufacturing lab that we're here to explain to you that process of what it actually is today. Um and uh yeah, so that that's pretty much our story. Will

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and I operate Neptune's Garden and we will operate Verden 15 here in Redbank as well. >> I'm I'm just confused. Did you say this facility is already operational? >> Not not in >> everything he was just talking about is in Neptune.

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No, Redbank is now operational only for cultivation, which we are licensed for and and approved for and approved by the board for. We what we're asking for tonight is to anytime you want an additional license and pursuant to our

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ordinance, uh, you have to come before the board and get approval for that use also. So, >> so, so, so, so the, so the existing use is the use that was approved in 2023 is operational, correct? >> Thus, you've never finished uh

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resolution compliance. >> No. So, >> they haven't paved the road and and they haven't planted the plants. >> There's there was a previous operator that was operating at the site. Is that correct?

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>> Well, he never op he never operated. never operated. But correct the that held the license for that site. Is that correct? >> That's correct. >> And no longer is at that site. >> That's correct. He turned in he turned in his license. >> Yes. His license has now been revoked by

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the state. So now you this operator here will be applying to the CRC for a license for Redbank to do the cultivation and the manufacturing for this site. And now,

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>> well, actually the owner has a license now >> and if the if you get approval tonight, that will pass to both the owner as well as the operators. We have long-term contracts with the operators and they will be conducting the day-to-day

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operations. They come to the facility on a daily basis. They came to the facility all the time when we were building out the facility to get to the point where we are now operational. We're operational under the owner has a license as well as these gentlemen have

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licenses also. >> When you're saying operational, they're currently not making anything cultivating, right? They're not growing right now at the site because >> Yeah. What are they doing at this? This is where I'm confused. Yeah, they currently can't grow because we haven't

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as a burrow issued our local license to this new operator. >> Is there is there is there operations going on at this building right now? >> We just started I think right? >> Yep. We just started. So

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>> co right now? >> Yeah. >> Under my my understanding is that we we or not my understanding we have a cultiv cannabis cultivation license a tier one. I I I understand all that. I'm not talking about any of that. I'm talking about the building itself.

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>> Does the building currently have a CO which issued by this town to be operating within the building? >> Yes. >> I >> we do. >> No, but not for this operator. >> Well,

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we haven't issued a light a license a new license for this operator yet. Our local cannabis board hasn't issued a new license. The governing body hasn't issued a new license for cultivation.

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>> Isn't that our resolution? We have a >> that was a resolution of support. That's different than us issuing a license itself awarding you guys the um class one license. we'll do,

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excuse me. What we'll do is Sean, I'll call you tomorrow. We can just, you know, cease anything that we're doing right now, >> right? Because I don't even think like the building department or the fire marshall's office has issued

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anything under like a new operator >> and and beyond that, >> like a new business, right? And that's what the reason I'm making an issue out of this is I wasn't expecting the answer that they're operating already is because when I said when they're making the offer they'll pay when they'll pave

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and they'll put in the trees when the product's over. I assume they didn't have a CO yet. So I said it's the CO was issued. >> Okay. >> Yeah. The CO should Yeah, it was issued but under but there was a bond.

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>> There was a bond under the old operator. Yeah. So, so does it hold up then? So, they're under Ratisia right now. >> I'm just trying to understand what hold the town will have over them, but they're already in operations. And we'll

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>> right and that bond is still in place under the old operation. >> Under the old operator. >> Okay. >> I'm not trying to complicate this. I'm just We got to figure this out. >> No, it's okay. We Uh if I may, uh to make it less confusing and show you

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still do have a hold. Um we're this manufacturing license is a whole different thing. We're we're still working on another building. So maybe that's where the confusion was on finishing the road with the the end of the phase project. I I I wasn't here for

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these conversations, but we still have a lot of approvals to go through you guys. So I know there's a lot of >> Jackie what's what's to be done that we would have controls over them assuming we approve this tonight >> right

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>> yeah you know Mike I'm sorry for >> so for the pave the paving is still outstanding the landscaping and the generator. >> I understand what we need >> but but >> Okay. So, is the bond going to cover all that? >> Yes. >> Okay.

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>> Yeah. >> So, you're comfortable then with the condition if they're operating under a TCO, Mr. McKenna, is that what I'm understanding? >> That's correct. >> All right. So, is the condition that I propose then because I misunderstood the current status that they don't get a CO

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until all this work is done. Are you okay with that? >> Yeah. >> Based upon what's happening now out of the site? >> Yes. >> Yeah. >> Okay. All right. I >> if they agree like if if they have to complete all the improvements before we issue a CO, I completely agree with that. >> Okay.

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>> No, no, we and we understand that. We agree. >> And then you'll speak with Shauna tomorrow about whether you should be doing anything at the site. >> Because I believe we only issued a CO for one building. My that my understanding was that it was one building the last time

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and out of the four there was one building that received this the seal. >> Okay. And they don't have a license from Redbank to be cultivated >> for the new for the new operator. >> New operator. >> All right. So you may have to cease, but I'll leave that to Shauna tomorrow, but

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that's not really outside of our control. I Mr. Chairman, I apologize that that was housekeeping I think needed to be done. >> We'll we'll wrap all this up here tonight. Yeah, it's a it's a letter from TNN that actually says we were authorized to get a TCO.

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So, um let me continue if you don't mind. Um and then we'll straighten out that that uh last portion. But in any event, um what I'd like to do is to have Mr. Horning address the issues raised by

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uh TNM and go through them one by one so that we cover every issue that has been raised concerning the operation. Chris, can you do that for us? >> Yeah, absolutely. >> Do you want the list? >> Okay.

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So, the opera and I'll just go through this list here. We have a um operation of the proposed use. we would be manufacturing a solventless rosin product. What that means is we're taking

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our trimmings that are not great to sell to stores that aren't the big buds more clippings and we are going to rinse that in very cold water in a in a machine that looks like a washing machine. We will put the the plant mass into bags

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that have a screen so it washes a lot of the matter away. And then we simply take that out of the the mesh bag. We place it on a piece of metal and then with pressure we are going to press down with another piece of metal and it just is

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going to create oil. And it's solventless, meaning that there's no butane, there's no CO2, there's no hexane, there's all these chemicals that these other companies use. What Will and I, we're we pride ourselves on all organic, everything um from the soil to

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the nutrients. And also with this, you get a solventless product. Why do you guys care as a township? Well, it's better product, so you it'll be better for the township anyway. But it's no butane, there's no volatile chemicals, there's nothing explosive. It's a

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compressor pressure. Um, not not a very loud process, but that's pretty much what we're doing. And your end product is the the resin that you see in vapes or edibles and things like that. Um, our

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our next one down here, we have security measures and access. As you know, we have a big gate. We have alarms, u security, we have cameras, diversion pre prevention, we have a really nice vault. Everything's stored away safe. And we'll

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use those same SOPs that we use in Neptune that have proven great in the past two years and we've knocked no problems at all with anything. Um, >> are there any changes from what you what was previously approved for this site, which I and that resolution is not

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exactly uh very um elaborative, but I'm assuming in the original plans. Is anything different from what was previously approved? >> No. >> So, so that's all staying the same. Security is all staying the same. >> Yes. >> Uh, >> so there's no barbed wire on the fences? >> No.

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>> Okay, that's good. >> Okay. So, so I I I think I Yeah. And these things people, as I went through this process in Neptune Township, people are very worried like security-wise, but at the end of the day, a criminal doesn't want to run up

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to a place with 40 cameras in every alarm in the world. It's just not a great target. So, so can we focus on, unless the board disagrees, on the things that are different from what would that would have been necessary for the pre for the previously approved operation? for instance, I know the odor

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control is of is of interest because that's something different than than what was previously there. So, if you can address that. >> Yes. So, the odor control, we're going to do the same thing that we do in Neptune is what we do is we create a negative vacuum. So, we have a makeup

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air which is a duct that opens for air to come in. That air is going to get filtered with a MV 13 filter and there's also a backdraft louver so that air can't blow out with the scent. Then inside we have a big we have several fans that are attached to carbon filters

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with activated carbon and a pref filter. The air first is going to suck through that pref filter then the activated carbon then blow out the building. So there's no scent on that air and then since we're sucking in through the other duct that's creating a negative vacuum where any crack in the building it's

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sucking inward versus outward. So when you're even standing just outside there's there's no scent. And um that's how how scent control works really. >> All right. So what I'm going to do because I'm just a lawyer. I'm not an engineer and I have only partial understanding of what you just said. I'm

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going to suggest that that system must be subject to the engineers review and approval. >> I I love blaming you, Jackie. So So we'll just put it on you because better you to look at it than for me to look at it. Uh which will produce no odor. And

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I'd love to show you because that's like one thing I pride myself at Neptune. I built all those myself. So I did all the ducting, all the backdraft, all the makeup error. So I I feel like I know a lot about it. >> In fact, Jackie, if if you would like, it might be worth going to Neptune and

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seeing what's what exists because that's exactly the same system that's going to be installed in Redbeck. And then of course you can go back to Redbeck and that's true. >> Yeah. Yeah. Yeah, >> but it's called a negative vacuum

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system. >> So, so it just creates what's called a negative vacuum because like so even right here, if we put a fan on that window blowing out, it's going to be hard to push the doors open cuz it's sucking in. So that fan, imagine blowing out and now there's a big 6 foot

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activated carbon filter, a pre filter before it blows out. Now on the other side of the wall, we have a square hole. Well, it's going to be in the ceiling, a square hole, and that louver opens, and now the air is coming in. So, you're getting fresh air coming in, which is filtered, and then you're blowing out.

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>> I'm going to call it a negative vacuum, >> for lack of a better term. >> Yep. Negative vacuum. Exactly. >> Purified air going out. >> That's fine. >> Um, operation. >> So, our hours of operation, it it's

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really like 8 to 4. We we could say 8 to 8, but um that's what we put through in the resolution with potential emergency thing like oh there's a uh the alarm went off something uh something weird is happening with temperature maybe you'd

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have to go there but real working hours would be 8 to 8 but that's our resolution hours >> when you say resolution hours what resolution >> uh just um when you >> you mean a Neptune

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>> no Oh, whoever um sent me a letter from the township that I replied to I that that was like in my response. >> Do you know is there a resolution that says 8 to8 >> as part of completeness we had to ask them for certain answers to questions? I

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think that's what you're referring to. >> Exactly. >> Yeah, that was one of the questions. >> So there is there isn't a resolution that says 88. This is a response to Jackson question. >> That's correct. >> I used the wrong word. I'm sorry. >> No, that's fine. Go ahead. >> And how about the number of employees? >> So, to operate this manufacturing lab,

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it's very easy. There will literally be two full-time employees and that's really it. Will and I will oversee the process and make sure everything's flowing.

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>> Um, what what else on that list, Chris? >> Okay. hours of operation, >> frequency, and type of trucks that will access the site. >> So, >> is there any difference from the type of trucks that would have accessed the site under the previous approval? >> No. >> So, they're just what are they? Just box trucks. >> It's smaller like a like a small Dodge

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Promaster van. Like a very small van because the product it's it's very small and lightweight. So, we uh >> So, no trucks. There not going to be any truck. >> No, we'll uh >> No. We'll use a very small like I I use a Dodge ProMaster City which is a

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smaller van that you see the Dodge van that's exactly what we would be using pretty much. >> Dodge van >> maybe a Sprinter van if like some of the courier services in this industry they do use like the larger Sprinter van but it's still just a van. >> Okay.

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the manufacturing. Are you just taking the material from the cultivating portion into the manufacturing or are you bringing in other um plants? I guess like is it all contained in one operation? Are you

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bringing other things in to manufacture? >> No. So what we uh the product that we don't sell the bigger buds that we don't sell to stores is uh smaller clippings of leaves that that's our byproduct and we will then take that into the

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manufacturing building and process it. So it will simply go from the vault in in the first building to the lab. It will get created into a product and then go back to the vault. So, it's uh all inhouse.

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>> So, I >> So, Mr. McKenna, uh I don't have the letter, but uh the 2023 resolution, uh the only real condition here is that you have to comply with the engineers letter of November 30th, 2022. I don't have that letter, but I'm assuming

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you're still complying with everything in that letter. >> That's correct. >> Okay. And you can comply with there with everything that's in the 2026 letter also. I don't think there's any real requirements here, but uh new requirements. Okay, that's all that's all I need. I mean, I don't

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>> have anything else. >> I mean, if the board has any questions, we're we'd welcome them. >> And you're either going to plant the trees or make a donation to the fund. >> Correct. >> Okay. Does anyone from the board have any questions? Anyone from the public have any

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questions for the applicant? Go ahead. I'm sorry. Uh this is slightly random. Um so we all know that the there's going to be a big development coming on maybe uh around the the train station is and I know right now you're in a light industrial

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zone and your side is the train tracks. Are there is there any like negative like pretend that there's new housing there. Is there anything that you would think to do differently um if there were housing on that side

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where like the fence just aligns with the the tracks? >> No, knowing knowing what I know now with with the property that I've built, um it it's not loud and it doesn't smell. So, >> okay. No, I'm just thinking for like

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future proof. Uh >> if there's like a brand new residential place >> for them, they probably want to like plant trees just to visually not see a warehouse. >> But um they they it won't have any negative

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like effect >> smell or noise. >> Okay. >> There'll be no smell. And that >> that's a condition of this approval of court that there will be no smell outside of the building. >> Yeah. And if there ever is any smell, we just turn the fans higher. And then if

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for some reason and there was still a smell, we would add more fans. But this said, we're using our engineer that that helped us build our other property who's one of the best in the industry, been doing this for 15 years, and um he's not going to put the wrong amount of fans on

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that plan. So, >> and it, believe me, if there's a smell, you're going to you'll know about it. >> And that's the thing with weed. If it smells, people let you know. So people will um >> I have a question um about the energy capacity um for both operating the

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cultivation and the manufacturing. Um I know that that was an issue for the cultivation of the site um operation happening at the site. How is that going to happen with both of these uses uses happening at the same time?

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So, it's actually very low energy use. We're going to have just the compressor and this press fans. I would say if we used 100 amps, I would be impressed. Um, so I don't even think we'll come close to that. So, it's not a lot of energy.

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And that property has 1,200 amps in each building existing. So, there's more energy than we would even truthfully use um ever there. It's a lot of energy. So it's going to be a decrease from a cultivation

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facility operating the whole site than a combination of the two. >> So um it there's no big decrease or increase like imagine the plans of of electricity for plants and then just

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this small building of 100 amps. Um the the engineering building plans may be different from if you're referring the plans of the old tenant. That tenant had was planning like a lot more lights. Our plans don't require that crazy amount of

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electric um if if those are the plans you're talking about. >> Yes. >> Uh okay. That's probably why. >> So I'm sorry. Why would you >> Sean? I I know exactly. >> Why would it be less lights? like what's the difference between your growing procedure versus their

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>> so we are doing we have two levels of plants they wanted to have three to four in some places on the plans that I saw so they just had like a lot more lights than the method that will and I use um

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we go for quality not quantity and rather than a million lights we'd rather have half the lights doing a great than than just like um massive quantity. >> Actually in to be frank a part of the uh

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the whole decision and the reason the other person does does not have their license was because they really didn't know what they were doing if if you don't mind me saying that. Yeah. And that their operation is so much different. We actually spent a lot of

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time and effort to do in investigation and frankly consider ourselves pretty lucky that we were able to hook up with with this company and they they're incredible reputation of the state. We checked out and uh they couldn't say

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enough good about them. So, >> and we we plan to be the same as we are in Neptune here and be great and have great relationship with you guys and always, you know, we're going to do well together. Anyone else from the board have any questions for the applicant?

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Anyone from the public have any questions for the applicant? Come on up, sir. And can you share that mic? >> Hello. Please tell us your name and address, please. I do.

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Eric Was 53 Leroy Place Red Bay. >> I really the only question this is I'm not familiar with this type of operation. I believe you have a sister operation then in >> so um I I founded a company in Neptune, New Jersey. Okay.

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>> And um that's the the company that we're referring to. Um it won't be like a sister like the same brand but um same concept. >> Okay. But the technology, the odor control, the noise control, wastewater, all that. >> Correct. >> Is it possible uh I don't know if

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anyone's seen that facility, but is it possible to look at the facility to see what the controls in place? >> Absolutely. Yeah. So, and that's what I invite anyone who wants to come down and check it out and um Yeah. >> Okay. You get free samples, too.

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>> Free samples. So, I have to I have to follow the legal avenue, but uh so we we we can make it happen someday somehow. >> On that on that point, I mean, just to be clear, and I know I know that was a joke, but there there no customers coming to this location whatsoever.

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>> No customers. And that's the beautiful thing about this is like um it once you actually see it operating, you really don't know what's going on even because there's not a lot of movement, not a lot of customers, not weird hours. Okay. >> No weird smells and and it's not noisy.

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Um yeah, and and a big thing, like I said, we kind of pride ourselves on organic product. We try and keep everything clean. We try and run a really uh a good operation and which I see in in the town of Redbank's really nice and like you

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guys right building a beautiful town here. >> There's there's no customers. There's no smoking on premises. Those conditions, >> correct? No smoking, no customers. >> Um it's not open to the public. >> It is not open. >> Is not open to the public. Um >> and I should have asked that earlier. I

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know you were making a joke, but but it's but it sprung it in my mind that I should ask that question. Yeah. >> Yeah. And well, do you have a card or something? >> I I'm gonna write my information and get it to you. >> And uh and I'll get it to you after the

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meeting. >> You know what? Send it to Shana so that she so that she has it and then if anybody else call >> I want to make a stop. >> And that's the thing as people hear that you have great high quality organic product like >> or maybe just give it to him. So this

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way Sha doesn't get bothered, you know. Yeah, >> nice to meet you. >> Anyone else from the public have any questions for the applicant? >> Um, Dan, if there's no one else, I just while we're talking about like clarifications of the use, this is not for uh it's not accessible to the

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public. It is not a retail location, but you did mention careers and that they could be doing pickups. Just to clarify, you will not be operating any career services from this location. However, they would be your uh your customers, the wholesale customer. >> Correct. I I would simply use the same

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company which are my neighbors in Neptune have a carrier service and they pick it up and drop it off and they they take care of all the tags and everything. It would be that those same people. >> Thank you. >> You're welcome.

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>> Last chance for any questions. Um Jackie, I don't know if you want to go through, you had mentioned um the east uh environmental commissions and you wanted to go through that. >> Just turn on your mic. Sorry. Um I was I

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was just reading I don't know, Ed, if you have their letter, but I was just reading their comment letter. If if you could go through it. >> Do you have it? >> I don't have it. >> Okay, hold on. But >> I think they basically said everything

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that's in here. >> Um, >> they want native plannings which we're going to have there'll have to be a landscaping something submitted to you, >> Jackie. Correct. You're going to want because they're doing all the trees afterwards. So, Mr. McKenna, that'll be part of the condition of approval is

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that you have to submit a landscaping plan. >> Okay. I just I don't know if there was a landscaping plan as part of the last application, but it doesn't sound like it other than the fact we're going to add trees. So, >> yeah, there is. >> There is. >> Yeah. >> Okay. So, I'll just follow that up and I'll still say that you still have to do

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it. Uh storm water isn't an issue here. >> No, it's not. >> Uh lighting color temperature. They request a reduction from 3K to 2700K to limit blue light emissions. Um, we we'll check into it. I think the

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lighting system is already installed. >> Okay. >> But we'll see what we can do. >> All right. And the identify location of maximum spill require shoot shielding relocation of directed towards the zone RB residential boundary. That's offline spill. I assume like you said that's already been

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>> submitted. the the building's been lit. >> Building's there. >> Yeah. And and it's lit and we haven't had a complaint, right, from anybody. So, >> um and it's obviously operating whether whether Shauna knew it or not. Uh I'm not throwing her under the bus at all. Uh reconcile the the the luminary

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schedule with select detail. Again, it's already operating. uh buffer waiver condition support the buffer waiver on continuous adequate evergreen screening specifically along the zone and whatever the site plan was last time is what they're going to be healthy this time I assume.

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>> Yeah. >> Okay. And then the odor we dealt with the odor. >> Jackie isn't the um light spill onto an indation property a half a foot candle >> release. So, >> cuz their letter here says 0.1

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candle, which I've never seen before. >> Right. Right. >> That's in section three of the lighting dark sky compliance. >> That's interesting, Mr. Chairman, because then in their summary, they say five. >> Yeah. I mean, I knew it was 0.5 pretty much everywhere else. This is the first time I've ever seen anything that said

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one. >> It's probably a typo, maybe. >> Yeah. Okay. >> And and not only that, but quite frankly, We do have security that we have to be, you know, aware of. >> And we haven't we the buildings have been there and been lit for quite a

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while and and we're right next to some residential properties, >> but nobody has said a word about >> uh >> Yeah, I've been there. It's a nice property. Billy, where are you going to keep your boat in the winter now? Any

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more questions from anyone anywhere? Does anyone from the public have any comments regarding the application? Anyone from the board have anything else they want to say? Okay. I will happily make a motion to approve the application as submitted with the

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uh compliance with the engineer letter. we reference the tree or don the trees or donation and compliance with the environmental commission report besides the 0.1 foot candles. Um that's

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my motion. >> Yeah. I can I just get a clarification? Um I think we as far as the compliance with it, I think we answered the questions, but I don't know that we need to change anything. for example, there's no storm

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water problem. They just raised the issue. Correct. Yeah, there is no issue. >> So, you know, >> as far Mr. Kennet, as far as far as I'm concerned, this entire establishment has been approved already. And the only thing you're doing is is confirming that this new addition can fit within the

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existing site plan. And I think I think you've done that. >> So, it's still the same landscaping. If there is a landscaping plan, it's the same landscaping plan. Uh the the same lighting plan. Everything's already >> Yeah. been approved. So there's So there's nothing else to do

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>> other than follow through and I'll have the conditions that I that I stated, but I don't know that there's really much else as far as site plans concerned. >> Well, they've got to get a license and and that's going to be handled through you tomorrow because it may very well be I have a feeling they're going to have to cease operations of anything you guys

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are doing right now. I don't think you're legally operating. So, even though I'm sure you think you are, but I'm I have a feeling you're not. >> And I apologize. That would be my ignorance because with the state and and with my experience with Neptune was so we got a municipal resolution and then

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they wanted us to have a TCO to operate. So once I produced the municipal resolution and then the TCO to the state, the state which they reviewed extensively, uh they went through all the paperwork. These things are all stamped. Nobody thinks you did it on purpose because you ended up coming here

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and said, "Oh, yeah, we're operating it." And >> so, so then uh I just went through the same process and then that the states given us the full license and approval. So, >> you still need license from the town >> and and I apologize. I didn't know that. >> I understandable. >> So, my motion is on the table for

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someone to second if you'd like to. >> I'll second. Shauna Ebank. Yes. Christina Bonitakis. >> Yes. >> Damuso. >> Yes. >> Luis Dementoto. >> Yes.

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>> Barbara Boas. Megan Massie. >> Yes. >> Frederick Stone. >> Isel Hernandez. >> Yes. Thank you. >> Thank you everybody. >> Mr. Chairman, thank you. Thank you

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to everybody and uh we we promise you'll be happy with what goes on there. >> We know we will. >> Okay. Thank you. Have a good night everybody. >> Thank you for your time everybody. >> Now we got ordinances. So we got

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>> Yeah, we have fun stuff. Okay. We have some ordinance referrals for master plan consistency review. Uh, what the hell is this one? >> Historic sites, regulations, and procedure. Shnie or Jackie, somebody want to tell us what's going.

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>> Um, so ordinance. >> Um, 26-17. Um this is to designate um sites that are on the national and state historic

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registry as um local landmarks, historic individual sites. Um and this is just to make it current and um to just add an extra level of protection. Um, the Historic Preservation Commission of

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Redbank strongly supports and advocates for the adoption of this ordinance, which officially designates these sites that are listed on a state and national registry. Um, it's in line with our 2023 master plan. Locally designating

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individual sites is essential for safeguarding Redbank's uh unique historical character. While some structures may have exper um have experienced significant changes, this designation is crucial to prevent further inappropriate modification,

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neglect, or even demolition before it's too late. Often times, it's found that once the state or federal government is notified of an unapproved improvement, it may no longer be possible to protect it effectively. This local designation

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would offer vital guidance on exterior changes, ensuring they are appropriate and preserving the architectural integrity of our area. Moreover, it adds an essential layer of protection for

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Redbank's cherished landmarks. So, we just >> schools on this list. >> Yes, the the state and national they put it on it. So, yeah. Did you go to the old one? >> It's historic because Barbara went

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there. >> No, >> I'll read them. It's the the the Carlton now the Bassy Theater T. Thomas Fortune House, Monmouth Folk Club, North Shrewsbury Ice Boat and Yacht Club, Anthony Reckless Estate, the Red Bank

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Passenger Station, Shrewsbury Town Hall, the former, uh, the Sigman Eisner Complex, uh, the Stout House, the Robert White House, the Middle Red Bank Middle School, and River Street Commons. >> Is the Mammoth Boat Club really sinking?

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Did I see that the other? >> Yes, it is. and they are um there are plans to make improvements. Yes. >> So, if anyone would like to make a motion that this uh titled ordinance is

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in keeping with the master plan and to recommend to the mayor and council as such. >> Yes. Per motion. >> I'll second that. >> Can we do all in favor? >> You can do all. >> All in favor? I

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>> any opposed? >> Fred is abstaining. Yeah, >> the middle school. >> He's a a board of education member. Uh next is the in uh ordinance for the burough of Redbank to amend the planning and development regulations to repeal and replace. What are we repealing and replacing?

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>> Okay, so we are um ordinance uh 26-18. Um it is repealing and replacing several sections of the um uh development uh ordinance. Um we are adding um accessory

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dwelling units as a conditional uses uh use in the RA, RB, R B1, RB2, RD and RB1 zone and RB2 zone. uh which are mostly um single

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family uh districts. Um and uh they will have to follow the required sideyards for um and rear yards for um accessory structures. Um

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there will be bonuses um lock area bonuses. Um if um people decide that they want to either um

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sorry um deed restrict their property for affordable housing or apply um uh green building infrastructure elements or uh provide if they're on a waterfront provide a waterfront access easement or

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um handicap accessibility features there. Um we are also making um prohibit actually prohibiting smoke shops um throughout the entire burrow um

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and defining uh smoke shops uh de uh throughout defining better defining what smoke shops are. Um we are pro permitting boutique hotels

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Yes. Um, in the HB, CCD2, BR1, BR2, WD zone as well as the CCD1 and neighborhood business zone. Um, we are in the professional office

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zone. I believe we are removing the um educational use in that zone. And then in the downtown um the CCD 1 and two district, we are

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removing the parking requirement in the um downtown uh business zone and that is because the current condition of the business zone there, as you can see, we're completely build out. Um, and it's a

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hindrance for new business that are trying to operate in our storefronts. Um, and having a parking requirement limits what can go in these areas. Um, so we

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are kind of we're removing that um that requirement there and also eliminating the reference to the Red Bank Municipal Parking Utility Improvement Fund because that was abolished years ago. Um,

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and that's pretty much um major gist of it all. We're also prohibiting data centers um throughout the entire burrow. Um, that's another big one also. And yes, that's about it.

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>> I will happily uh again make a a recommendation to the mayor and council to supporting these these zoning changes in relation to the master plan with one caveat that I would like them to consider reducing the rear and sideyard

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setbacks for ADUs because 8 feet is excessive. That's just suggestion to the mayor and council that I think 8 feet is too much. So that is my motion. If someone would like to second the support of this to the mayor and council.

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>> Second. >> All in favor? >> I Oh, Barbara. U the smoke shops. Have we ever restricted any other businesses before in >> Yeah. Like uh tattoos? >> But we've we've lifted that.

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>> Yeah. We've seen that was lifted years ago. >> Antique shops we've restricted. We've also restrict Yeah. We restricted massage parlors >> which we're just lifting now. >> Yeah. We've So we There was a time where we restricted. >> I I realize that. But I'm I'm talking

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about in the dis in the recent past have we ever restrict I mean I think we've lifted restrictions but I don't remember ever restricting any other kind of business and is that opening us to up to that particular one some elicits >> no >> no

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>> no you have a right to uh to eliminate businesses and any ones that's that exist today are grandfathered in >> okay so all right >> yeah it would not close down existing businesses >> it would make them non-conforming >> would make nonconforming And if someone moves out and they're gone for what, six

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months, the use disappears. >> Well, if someone they can go out six months, someone wants to reopen up a a smoke shop, they'd be able to because they haven't abandoned the previous grandfathering. But if someone else goes in, they wouldn't be able to open up a uh you know, in between, they wouldn't be able to open up a new smoke shop.

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>> Okay. I mean, you have a I understand what council's doing here. You have a lot of smoke shops up in town. So, I guess it Yeah. Well, I don't smoke and I don't know what's in a smoke shop, but obviously it's offensive to some people.

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>> Well, and we've been seeing where a lot of nefarious activities have been happening like it it's happening as the cover for a lot of illegal activities. Um, and as the zoning officer for the burrow,

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it it's hard to prohibit one from opening right next door, two doors down, and it's very repetitive one after the other. Yeah, that's that's literally what we have. And it's, you know, we can't really stop. >> Okay, that's fine.

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>> I'm it just was curious as to the rational >> the Yeah, that's the rationale really. >> Thanks. Okay, the last one. >> Okay, sorry. Go ahead. >> Oh, I thought it was all in favor. >> Oh, it was all in favor. I'm sorry. >> Yeah, I thought we didn't all I don't

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know if you did it all in favor because Barbara had a question. >> Yeah. >> All in favor? >> I No. So, that letter when it goes over, it will include Den's recommendation. >> Okay. >> All right. I know >> Shauna knows.

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Uh, last up, native plants and prohibitive planting of invasive species ordinance 26-20. >> Um, this was a recommendation of the um environmental commission and I don't

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know if Megan or um Christina want to comment on this. >> Um, I mean, we got a presentation, the council got a presentation from uh a commissioner at our last meeting. So, I can just give a quick summary. I know

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the Environmental Commission has been talking about this for a long time and they drafted this in a way where it's not overly prohibitive. This is only going to apply to applications that require former site plan review or major subdivision approval. So, this is not um

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you know individual single family homes applications, minor subdivisions that would be beholden to this, but the um bigger developments. Uh so it would require that the landscape plans um uh specify native plants and they use kind

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of third-party either through the native plant society or ruckers to maintain those lists. We are not beholden to maintain those lists. It's the professional list of what is um native or a cultivar of native or um a uh on

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the other hand a prohibited invasive species. >> Anyone have any questions? Anyone like to make a motion to >> I motion to approve recommend to council. >> Very good. I'll second that. >> All in favor?

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>> I opposed. >> I think not. That's it. >> Motion to adjurnn. >> No, there's someone question. >> Sure. Come on up. Grab a mic. Help yourself. >> Yeah.

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Suzani 25 Cedar Street. Um I wish there was public comment on the uh when you guys were discussing the ordinance. Um my question is regarding ordinance uh 2026-17. Uh I am speaking on my by myself. I'm not speaking on behalf of the school

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board in any capacity at all. Um the effect on the middle school. I know there was um construction done recently like our um our backyard basically by adding us to this list would we have to go through any additional um process to

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maintain the ex exterior changes like let's say we wanted to do something differently or add to our school. I'm not saying we are I'm just saying for the future use would this add any uh regulations like I know the purpose of this was like for houses they just could

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have put up fake siding right you wanted to keep and maintain the the structure and the feel of the houses so my question is will this affect the school going forward possibly if they decide to do something differently >> um for any exterior renovations that can be seen from the street then um it would

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need review by the historic preservation commission >> so that's a That's going to be new than what if we did something prior to this change. >> Yes. And >> keep in mind this is a states list. We didn't create this, >> right? But we're not on this list. We we agreed but we did do work outside on the

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building and we didn't have any extra hoops to go through. So I'm just trying to clarify if more hoops are going to be added. And uh another question is is the board office included in this designation? >> The the school board office. >> The school school board office. It's the

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lot. So if it's contained on that lot then yes. >> Okay. >> Which it isn't. >> Which it isn't. >> It is. Okay. >> Thank you. >> We're adjourned ladies and gentlemen. Thank you all.

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>> So is you and Dan? >> Yeah. Good