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everybody an opportunity to get through their applications. I'm going to ask everyone uh present on the board, our professionals, and anyone in the public to um two two two games. [snorts] We're going to take the first two applications and we're going to hear them at the same

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time so that the witnesses don't have to sit down and be questioned and then get up and questioned again. So, uh we're going to take the first two applications. There'll be two separate applications, but they'll be um put on the agenda at the same time. And then if

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the board, whatever decision they make, we'll have two separate motions uh to either approve or disapprove. Then we'll take the third application and we're going to ask um all the witnesses to testify first and then when the witnesses are done testifying uh the

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board, its professionals and the public can ask questions and then we'll uh see where we do uh with getting both applications initially done and the third application also done tonight. We're going to try to

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get them done. We have a 10:00 stop. uh if we hit 10:00 uh we'll poll the board and if the board wants to stay for half hour increments we'll stay for half hour increments to try to get this done tonight. So thank you. I ask everyone to rise. Pledge allegiance.

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>> Chief, will you lead us in the pledge of allegiance? >> I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

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>> The legal notice, >> sorry. >> Thank you. Please proceed. >> The legal notice required in accordance with the open public meetings act has been satisfied and a statement certifying the same will be executed. I

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ask our um board engineer who's also filling in as our board uh planning board secretary to read the role. U Mr. Lasso as chair >> here. >> Mayor Grigalia >> here.

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>> Committee member Rabbits >> here. >> Chief Nun >> here. >> Mr. Quen >> here. >> Mr. Benois >> here. >> Mr. Barrett >> here. >> Mr. Flowers >> here. >> And Miss Murphy >> here. Uh I Joe Buch is am the board secretary

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tonight as well as our engineer. Uh also present is Mr. Warner, our attorney um and Miss Keller, our uh planner. >> Great. Thank you. Mr. Warner, would you bring us uh up to speed on the first

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application? >> Uh actually, Mr. Chairman, I believe we have minutes. Want to do those real quick? >> Uh yeah, sure. We have the April 20 regular and closed. If we could do them separate votes, uh uh that would be great. >> Okay. Can I have a motion to approve the

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April 20th regular session meeting? >> So moved. >> Any questions? >> I apologize, mayor, but if there if the minutes are accurate, you might not be able to make the motion. >> Oh, was I not here? >> Yes. >> All right, then I'll make the motion. [laughter]

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>> Okay, we got we got a second on the motion. >> A second. >> Okay. Any questions, comments, edits? Seeing none, all in favor? >> I >> Okay, we'll go to our second session of means. This is the closed session minutes.

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>> Yes, it's also April 20th. Uh, so committee member Rabbitz, uh, Chair Alleso, board member Murphy, Benois, Lowers, and Barrett are all eligible to make the motion or second. >> Can you get a motion? >> I'll make the motion. Can I get a

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second? I second. >> Any questions, comments, edits? All in favor? >> I I >> Okay, now we can move to the first application and the second application. We're going to do them in tandem. >> Absolutely. Happy to te it up, Mr.

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Chairman. Thank you. Uh this uh first, let the record reflect that board member Murphy has recused herself uh and has left the days uh for these uh matters. the Mars School District PBO4-26

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uh block 501 lot 125 Sussex Avenue OSGU zone and the PBO5-26 Mars School District block 901 lot 3 10 Janeway OSGU zone. Uh these are both these matters are capital project

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reviews as the board is very familiar but for the benefit of the uh public and as a refresher perhaps for the board uh they are under section 31A whenever a planning board such as ours shall have adopted any portion of the master plan which we have a school board uh before

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taking action necessitating the expenditure of public funds incidental to the location character or extent of a land development project, which these two projects are, uh, shall refer the action involving such project to the planning board for review and

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recommendation in conjunction with its master plan and such body shall not uh, such body being the school board shall not act until 45 days of elapsed after such reference without receiving the planning board's recommendation. Uh so

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we are here to review in connection with the master plan. Also uh pursuant to state statute uh the department of education has near exclusive authority over the approval of any uh development of any land uh develop excuse me any

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contract for the development of any land development project pursuant uh pursued by a board of education. And therefore the planning board's role and you've heard me say this many times before it is strictly recommendatory uh and there's applicable case law to

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confirm that as well. The MNIC v board of education and clipton city board of education cases appellet division decisions in 1989 and 2009 respectively. So uh in some uh our planning board will hear these applications. They are public

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hearings. Uh uh the uh for the purpose limited purpose of determining whether the proposed development is consistent with the objectives of our master plan and providing recommendations on the proposal if any uh that we believe may

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as a board may make the project even more consistent with the master plan. That is our role and that is uh the entirety of our authority. no uh approval or denial authority. We uh it's uh only uh consistency with master plan

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and recommendations. [laughter] That said, uh while the applicant technically did not the school district and the board of ed did not have to notice, they did notice. Uh which we appreciate. I'm sure I speak for the board in that and the and and the township in that regard. Uh and so I did

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review their notice. The content is sufficient. It was notwithstanding the fact they were not required to. It was time they were timely uh published uh on July 1 and certified mail service on July 2 for both applications uh both of which were uh more than 10 days prior to

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this evening. Uh so the notices were sufficient uh and uh perhaps last but not least at the appropriate time perhaps after we hear from applicants council uh I'll swear in all the witnesses who are going to testify. Uh

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and again as you mentioned Mr. Chairman, we're going to proceed in a consolidated fashion. We're going to hear about both school edition projects. Uh but we will and then there will be any questions or comments. Uh and then the board will vote separately on each as uh they are

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technically separate projects se uh se separate applications and ultimately will be probably separate resolutions although I reserve the right to do one and refer to both. So back to you Mr. Chair. >> Mr. I'm sorry. Did you uh list both

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applications for the minutes? >> I did. I said PO. Yes, I I listen. >> Thank you. Thank you. Thank you. >> I address block lot and case number. >> So, why don't we let Mr. Newark get started. >> Good evening, Mr. Chairman, board members. Good to see you all. And as

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indicated, we have two courtesy reviews for two capital projects for the Mars School District. one for the Sussex Avenue School and one for the Sherling Heisen School on Jane Way and I think it's a good idea that they are consolidated. We have here tonight the

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gentleman who is both the engineer and the architect for the project and that is Anthony Jen Ficaro who's sitting to my left. I have the business administrator for the Mara School District Anthony Franco sitting to my right. I don't intend to call him as a witness but he's here to answer

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questions should you have questions. So having said that, Mr. Jin Picaro, would you be sworn and then I'm going to ask you two questions. I'm going to ask you to give your credentials to the board and if they accept you as an expert. >> Mr. Order, could we swear in both

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witnesses and also our board uh professionals? >> We're sticking the same thing, Mr. Chairman. Thank you. I will do we'll swear in all four. If you'll raise your right hand, our engineer and planner will do the same. Do all four of you swear to God or affirm that the testimony you're about to give is the truth, the whole truth, and nothing but

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the truth? Yes. Thank you all. >> Okay. Thank you very much for that. Mr. Jennifer Caro, I'd ask you to first tell the board your credentials as a licensed architect and a licensed engineer. And then I'm going to ask you simply to take

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the board through both applications. Thank you. And I'm going to give you I'm going to hand this off to you. >> Uh Anthony Gianaro, 111 Howard Boulevard, uh Mount Arlington. Uh I am a licensed professional engineer in the

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state of New Jersey. I'm also a licensed architect in the state of New Jersey. Uh my license is in good standing. Uh I've testified more times than I want to think in front of planning boards, boards of adjustment. I've testified before this board also.

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>> I think that's good. Thank you, sir. >> Okay. >> Okay. So, I'm just going to jump right in. Um there's we presented uh four plans. Mr. Chair, could you just This is the first application. Could you just make make it known to the minutes?

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>> Sure. Uh the first application, the first two sheets I'm going to talk about are for the Sussex Avenue School uh elementary school uh addition. And just so uh just a little bit more background, um the Morris School District is in the

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process of preparing to go to referendum in September. as part of the referendum, anytime that we put an addition on over 500 square feet, we must come in front of the planning board. So, that's why we're here tonight as a formality uh for the Department of Education. So, the

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first two sheets I'm going to uh explain is the Sussex Avenue School. Uh you'll see the first sheet has uh a a small site plan. It's got a uh a key map up in the upper uh right hand corner. We are

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proposing three new classrooms on the front of Sussex Avenue School. If you were to look at the school and you were to look at the main entrance of the school, you'll see windows to the left where there's some offices and some

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classrooms. And to the right, the buildings actually step back and there's a uh a corridor that is uh flanked by windows. uh instead of having a single loaded corridor, we're going to make a double loaded corridor and we're going

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to construct three rooms. It's basically going to be the same front elevation of the other side of the existing building. Uh and it'll be in line and we're going to basically come to where the existing uh exit is from the building. So, it's

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three classrooms uh general for general education. Uh that's uh the the first sheet. The second sheet is just >> Sorry to interrupt, Mr. Chair Caro, but the um just for the record. Uh I'm going to assume, but you'll confirm

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that that's the uh same plans that were submitted to the board. Yes. Uh uh with the application materials more than 10 days in advance of today, and you'll give us the last revised date if I'm correct. >> Yes. So, the first drawing was SP1 and

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it's dated uh November 28, 2025. Uh and that >> last revise date. >> Uh it was that's there wasn't any revisions to it. >> No revisions. Okay, that's fine. Actually, I think that does matter. >> And that's drawing SP1.

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Okay, so that is showing um again the key map in the upper uh right hand corner and a small plan on where it's relationship to the sidewalks, existing sidewalks around the building. Right now it's >> it was submitted more than 10 days in

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advance. does not have to be marked as an exhibit. Please proceed. The next sheet is drawing A1. Uh same date, November 28th, no revisions, and it's more of a it's an architectural

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plan. Uh and it's the floor plan, uh showing the size of the rooms, uh where they're going to be located, furniture, and so on. Again, it's three classrooms. It's pretty straightforward. Uh it's in a currently there's a lawn there's grass

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in the area. Um and that's where it's that's where we're proposing it. >> Okay. >> Do you want me to go right to the next one? >> Uh with the chair's permission. I think that's the process and then uh and then I guess there'll be questions from your

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professionals and members of the public and comments for the public. >> There two witnesses. >> Well, we have one and one answering questions only. So >> yeah, please proceed with the second application. >> Uh the next sheet that we sent to the board was

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uh drawing SP1 dated February 3rd, 2026. It's a site plan and again similar to the other one. There's a key >> I'm sorry sir. This is for the next project. >> Yes, this is forising middle school. >> Yes, I'm sorry. It's for the Freeland

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Heisen Middle School edition. So uh what the propose proposal is on on this particular uh addition would be to construct eight new classrooms, seven general classrooms and one classroom

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that's about a double size room that would be for uh a STEM lab or uh you know the science, technology, engineering and math uh type program. Uh we also are proposing a uh toilet rooms,

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boys and girls toilet rooms uh and a connecting corridor to connect to the existing building. The proposed addition is behind the existing school. So as you approach the school uh from the north coming south uh you enter into the big

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circle in front of the school uh where the parking lot is. you would actually have to go around to the left hand side of the building and go all the way around to the back in order to see the location. So, um you won't be able to

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see it from as you enter, but it's around the back. Again, uh this application is to uh put the corridor about 10,000 square ft of which again seven regular classrooms and one STEM

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room. Um, and that's the application for this one. >> Thank you. >> And again, floor plans on that one as well. >> And yes, I'm sorry. My apologies. Uh, drawing A1 is the fourth sheet. Uh, a little bit bigger plan, more of the

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architectural floor plan. Again, A1 dated February 3rd, 2026. No revisions. Uh, again, you'll see the square footage of each room, boys and girls toilet rooms. And again, this is also part of the

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entire referendum. So the referendum is not broken up into capital projects and additions. It's all encompassed in one question. Uh that will be uh in front of the voters in

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September. Could we move to questions by the board? Mr. Flowers, you want to start? Do you have any questions? >> Chief gun. >> No questions. >> Councilman, >> just happy to see as many girls toilets as there are men's. >> There you go. [laughter]

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>> Uh, no questions. >> Meanwhile, >> I was thinking you probably need more girls toilet. >> Well, [laughter] follow the National Plumbing. >> Let's not get into that whole. >> Other than that, I'm fine. >> Mr. Going to be the outlier. I have some questions.

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>> Sure. >> Um, first of all, on the referendum, could you just repeat what you said? Is it um the the fact that these additions are in excess of 500 square ft that requires the additions to be specifically named on the referendum.

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Anytime that we propose any addition uh whether it's part of a referendum or whether it's just part of a capital project, if we ever put an addition on a school uh of more than 500 square ft, the Department of Education requires that we appear before the planning board

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in the municipality of wherever the the building's being built. So that's why we're here because it's part of the approval process. >> Okay. So it's not related to the referendum, but It's only related to the referendum is because the refere because

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the additions are part of the referendum. So I mean obviously we're you know keeping our fingers crossed that the referendum is successful. If it should not be successful then these additions will not be built. So, this is part of the

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referendum that again, everyone who is uh a registered voter in Marstown and Mars Township will be asked to go out and vote on uh September 15th. >> So, I should be embarrassed to be asking this question, but does the referendum

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specifically mention the additions? >> Yes, it will. The question >> So, the referendum asks the voters to approve the additions, not just a tax increase. The referendum question will act will inform the voters on everything that we're proposing. There's HVAC

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upgrades to a lot of the schools. There's uh ceiling and lighting replacement. There's some toilet room upgrades. There's boiler replacements. So, there's a lot of pieces to the referendum. As again, as part of the Department of Education requirement, we

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have to appear because of the additions. >> Okay. It's interesting that you mentioned HVAC. I walked around the Freeling Heisen School and I noticed all those individual air conditioners. I don't know uh how much of that will be changed but >> there will be changed. >> The um the building looks a little

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outdated. Walking around and looking >> window replacement also at Freeland Heisen. There's quite a few projects >> and it will be in the referendum question. >> Um then I have a question about the Sussex Avenue School. The three classrooms will

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um they'll use up the whole corner length um from the from the left hand side where the building projects outward all the way to the e I guess it's an emergency exit uh to the right. >> Yes. So uh as you enter into the

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building in the main entrance there's a uh uh four doors that enter into the main entrance. The office is to your left hand side. the area to the right, the building is actually step back, okay? And there's a

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big glass wall, if you would, windows that if you go to the right and you walk down the corridor, there's rooms to your left, okay? But to your right, you're looking outside. We're going to fill that area in with these three rooms.

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>> Okay. And how close to the sidewalk will those rooms then come? How much grassy area will be left? Um, an inch. >> So, probably be about 25 ft between the sidewalk and the building. >> Okay. Thank you. Um, and then on the

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Freeling Heisen Middle School, I had one question um, uh, which was asked in or was mentioned in the environmental commission report. They asked about the driveway that goes around the school around the back of the school and they

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they kind of I guess made an observation that it looked like it would be difficult to to continue having a driveway that goes all the way around the back of the school. Could you comment on that? >> Yes, the driveway is now going to stop at the addition. We'll have just a small

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area for handicap parking uh if someone should want to park here uh and get closer to the building. And then as it comes around here, it'll also stop. So, we're going to take the roadway that goes through where the addition is. We're going to be taking that out.

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>> Okay. You don't see that as a problem? >> No. >> It's kind of an emergency access road or not? How? >> We're still able to get around the building if, god forbid, there's an instance that that is

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required. uh it's not like and and the really the way the code is written is we have to have access around it doesn't have to be paved access but we have to have access so that's what we will be maintaining >> uh

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I leave it to chief nun to to express any views that he has but I can't see a fire truck driving around that because there's a there's a steep slope right it'll well there will be some flat area adjacent to it But um uh again, I mean,

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it's you know, it's our opinion that there's enough space to fight a fire if that, you know, was to happen. >> Yeah. Okay. All right. Thank you, >> smear.

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>> I'm good. Thank you. >> Just uh two questions. Um, if I go back to the plan, you have what's happening between the new structure and the existing structure. There's an area that's open >> this area in here. It just be grass. It'll be a lawn area. >> Great.

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>> And then the environmental commission, Mr. Ken mentioned one of their questions, but they had both applications had a bunch of recommendations. Do you want to just address them? >> Um, sure. I mean, just briefly. I mean, they ask about some drainage. Obviously, if the referendum is successful, we will

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be preparing construction documents in order to get a permit. I'm sure that your municipal engineer will look at it for any drainage. Um, the Sussex Avenue uh addition is only 2600 ft. Um, it's

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certainly a minor development. Even this just falls short of a minor development where 10,400 ft where 10,800 ft would be a quarter of an acre. So, but any drainage will certainly uh will have

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your uh engineer review that. >> Okay. Seeing no other board questions, we're going to flip it over to our engineer to stay on that topic. We had reviewed this previously and they're confident that the both projects remain minor developments um which would mean that we

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have um basically lock rating considerations and drainage patterns to maintain with minimal uh need for any mitigation and if the project was to increase in that footprint to a major we've coordinated to ensure that that

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would be reviewed and and uh comply with the state standards and that statement's really but I don't have any other questions. But I just wanted to make that statement to corroborate his testimony. >> Thank you. Our planner, >> nothing. >> Mr. Warner, you started it. We'll let

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you finish it. >> The the the uh uh no additional lightings. Uh uh is there any additional lighting external lighting in connection with either project? >> According to the building code, we have to have lighting on the exterior doors.

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So there will be something at the exits uh in Sussex Avenue. There won't because we're not creating any new exits. We're just building onto the building in Freeland. We're going to have to have at the exits is for safety purposes. >> Okay. But >> other than that, we don't have any

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intention of flood lighting the back of the bu the property. >> Say the exit lighting is not going to have any impact on lighting. There will be no lighting trespass on any adjacent. >> Correct. >> Um, and are any trees being removed?

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>> Not in these two applications. No, >> nothing further. Thank you, Mr. >> Thank you, Mr. Warner. Think you have any questions from the public? If so, please come up to the podium, give us your name and address and ask your question. >> Mr. Chairman, you do have the discretion

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to do question and comment together if you wish or to keep them separate. >> Seeing that nobody came up for questions. Does anyone want to come up for [laughter] I guess we'll we'll wait till Mr. >> New timing is impeccable. [laughter] >> You close the applications and then we'll open up for public comment.

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>> I have nothing to add. Okay. Then we're open for public comment. If any of the public would like to have comment, please come up to the podium and be sworn in. No. Seeing none, uh, Mr. Newark, would you like to sum up your applications?

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>> Needs to be said beyond what's already been said. >> Great. >> Have a grasp of what's going on. >> Then we're going to flip it back to the board for a motion on the first application. And and just to be clear and I apologize as I know I was the first time but uh so for each of these

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uh I'll assume well you'll let me know uh if it's not but I'll if not I'll assume it's a motion to find that the plan is uh not inconsistent with the master plan and if you have any

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recommendations above and beyond that you'll let us know. >> Okay. Okay, we'll open it up to a board member to uh make a motion. >> I'll move that we make that statement that was made by Mr. Warner with respect to the Sussex Avenue

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School application. >> And that just to be clear, that's PB0426. >> That's correct. Yeah, that's it. 0426. We got a second. I'll second that. Is there any comments, questions?

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any then we will move forward with the roll call. >> Um does not last. >> That's okay. Uh Chairman Allesa, >> yes. >> Mayor Griglia, >> yes. >> Committee member Rabbits,

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>> yes. >> Chief Nun, >> yes. >> Mr. Benois, >> yes. >> Mr. Barrett. >> Yes. >> Mr. Flowers. >> Yes. >> And Mr. Quiller. >> Yes. >> Congratulations. First application moves on to go to the second application. We look for a motion from a board member.

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This is for PB 05-26. >> Mr. Chairman, I'll make that motion consistent, but not inconsistent with the master plan. >> A second. >> Second. >> Okay. Any questions, comments?

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Seeing none, get a roll call. >> Chairman Allesa, >> yes. >> Mayor Geriglia, >> yes. >> Committee member Rabbits, >> yes. >> Chief Nun, >> yes. >> Mr. Quin, >> yes. >> And we will give it Mr. Flowers. >> Yes.

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>> Second to Barrett. >> Yes. [laughter] >> And MLA. >> Yes. >> Motion carries. >> Yes. [laughter] >> I went to the honor. >> Thank you, Mr. Thank you. Congratulations. Appreciate it. Looking forward to seeing the

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additions to the schools. >> We'll pause for a second to let the next applicant get prepared. So again, with this application, we're going to hear from the witnesses and then we're going to have the board ask questions. Then we're going to have our professional ask questions and then the

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public can ask questions and then they'll sum up their and then we'll move to public commentary. >> Oh, do you want to announce the uh >> No, I want you to. >> All right. Well, we I will announce it, Mr. Chair. Certainly uh you are presiding you will direct who will

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announce the the uh uh this matter is PBO6-26 Mars Catch Road LLC block 1901 lots 1 1.01 and 3 540 West Hanover Avenue 79 Catch Road and 99

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Catch Road all in the OSGU zone. uh amended preliminary and final site plan approval and minor subdivision approval extension request. Uh and uh with this particular matter, Mr. chairman. Um

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while in my opinion both uh members Murphy and Flowers could hear the application because it is an amended preliminary and final uh site plan approval out of an abundance of caution

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if not overabundance of caution. Uh I believe Miss Murphy is not going to hear the matter and I believe Mr. Flowers is also not going to hear the matter. still leaving us with 2467 seven board members more than a sufficient quarum to hear the matter. So

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that is why I believe Mr. Flowers will be stepping down from the deis uh for this application. >> Thank you Mr. Warner. Thank you Mr. Flowers. >> And uh if I may continue uh we do I did have an opportunity to review the notice for

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this application. Found the content to be sufficient. Found it to be timely served. uh it was certified mail served on July 9th, published on July 10th, both at least 10 days prior to this evening. So the board does have the jurisdiction to hear and decide the application uh this evening should we

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conclude this evening. And with that, I'll turn it back to you, Mr. Chairman. >> Yeah, just one other comment. We have this application. Just remind everybody that uh we have some questions for witnesses. Please try not to be redundant in asking the same questions if the questions are even asked and

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answered. Thank you. >> I'm up. >> You are. >> Good evening, Mr. Chairman and members of the board. Amanda Curley from Dave Pittney on behalf of the applicant Morris Catch Road LLC. By way of background, the applicant was before

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this board almost a year to the day. Um, it was July 21st, 2025, and it sought a minor subdivision of block 1901, lot 1.01 01 to create a development lot to be known as lot six as well as two

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remainder lots and then also sought preliminary major site plan approval to permit a 50-unit 100% affordable development on proposed lot six back when we appeared last July it was indicated we'd be back for a final approval so here we are um in the

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interim I'd like to note that um when we were here last July we talked about financing and applications and why we were there seeking preliminary only. I'm happy to report that since that time we have received tax credits from the New Jersey Housing Mortgage and Finance and Agency. We got 9% tax credits which were

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wonderful. So that was what happened in the interim. Now tonight we were seeking two things. So we're seeking an extension of the previously approved minor subdivision. The resolution said that that had to be perfected by August 18th of this year. We're seeking a

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one-year extension of that for many reasons, but one of which was a prog was filed against the preliminary approval in the minor subdivision, and that made its way through superior court, and we got our order dismissing their complaint in April. So, that was a long time of

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litigating. So, that was part of the reason we're we're seeking this extension. And we do intend to have this perfected prior to August 18th, 2027, probably in the spring of 2027, but just want some wiggle room to make sure that

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we have enough time to get all [snorts] our final unappealable approvals before we subdivide and perfect that lot. Uh the other thing we're seeking is amended preliminary and major site plan approval. Now, I know earlier I said we were coming back for final. It's

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amended, but only for a very, very small reason and out of an abundance of caution. So, last time we were here, there was communications with respect to emergency access through lot 3, which is also owned by Morris County. We went, we talked to Morris County and also the Ma

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Morris County Housing Authority, which is the long-term tenant on lot 3, and we secured emergency access, so secondary emergency access through lot 3. Now, because we were adding lot three to the application, we went ahead and made it an amended application, but that's really the only change. There's no

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further development on lot three. We're not messing with lot 3. We're just going to use it for that emergency access as requested by this board when we were here last year. Importantly, this is not a redesign. This is not a new project. The application continues to propose the

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same 50 unit affordable housing community in three buildings, 14 supportive units. Um, and most of the refinements were due to requests by this board or outside agencies. The property remains governed by the

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Catch Road redevelopment plan. We are not seeking any relief. And tonight, I have two witnesses. I have Eric Keller from Bowman who was here last year and testified. And then we have a new person on the scene, Julie Don of WRT, who is our new architect, who will kind of go through the design changes that we made.

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Uh I'm in receipt of three reports. One from Bright Root Traffic uh July 13, 2026. The technical the TCC report uh dated July 17th and a report from the Environmental Commission dated July 15th. Mr. Warner already talked about

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the notice, so I can skip over with that. And I would like to now introduce Eric Keller. What I'd like to do, if you don't mind, could we have both of your witnesses? We'd like to swear them both in. And Mr. Warner, do we need to re-swear in our planners? >> You know, Mr. Warner's rule, we do

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[laughter] the they every separate application hearing or hearing on an application, we swear in our board professionals as well. So, if we have four witnesses, our two board professionals, our engineer and our planner, and uh Mr. Keller and

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the architect. If you'll all raise your right hand. Do all four of you swear to God or affirm that the testimony you're about to give is the truth, the whole truth, and nothing but the truth? I do. I do. >> Thank you all. Thank you, Mr. >> Thank you. >> Mr. Keller is going to go first. >> Mr. Coll is going to go first, but I'm

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going to let him go through all his qualifications. He was here last year. >> Mr. Keller, is your license still in good valid >> as both an engineer and a planner? Yes. >> And you're accepted. >> Thank you. And just for clarification, uh you're seeking acceptance in both uh

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areas of expertise, correct? >> We'll do all three. We'll do engineer, planner, and traffic. >> Traffic engineer >> just to cover the basis. >> Okay. And you're a civil engineer and you have experience as a traffic engineer as well, correct? >> Yes. >> Okay. Mr. Chairman, all three good? >> Yes. Thank you. Okay. Board accepts you

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as uh in all three capacities. Okay. >> Thank you. >> Um Mr. Ver you'll can you put up the existing conditions Ariel that's in that site site exhibit folder

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>> and we're going to mark that A1 >> in the site exhibits folder. Yes, >> we have our engineer covering a lot of roles this evening. I would just simply say that it's a good thing it's not the attorney the board attorney present. That's [laughter] so I I appreciate that.

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>> Are these exhibits part of the site plan? >> No, these are these are se separate. >> So this is new. So A1 Correct. That is correct. She Yeah. >> All right, Mr. Keller, I'm going to let you take it away. Can you go through the

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property description and previous approval and what we're proposing? >> Certainly. And just Exhibit A1 is an existing conditions aerial was April 2026. Ariel, um the project site is

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outlined in yellow. >> Could you do me a favor? Would it be possible to take the microphone and where you have a laser pointer? >> Unfortunately, laser pointers don't work on TVs, but >> I appreciate that.

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>> Certainly. Um, so existing conditions, Ariel, u residences, residences at Morris Woods, it's dated today. Uh the aerial shows catch road

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from uh north to south on the bottom of the sheet. Handover Avenue on the right side of the sheet. The housing authority complex is located at the corner. You have the solar field. The rest of the Mars County facilities are off the sheet

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to the north. Uh the township uh ball fields to the south of us. the existing access road and the project site is outlined in yellow. That will be proposed lot six. What we've also shown on here is the limit of disturbance um

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which includes the access road and we're showing that the redevelopment plan um uh thank you requires us to identify the area in which we are removing trees. So

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everything within >> Thank you. >> this white line all vegetation within that area is being removed to build the project. So that satisfies we believe the criteria under the redevelopment

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plan to identify the area in which true removal is going to occur. >> I hear nine being ran away tonight. Don't worry. [laughter] >> All right. >> So, the county the existing county lots

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are lots one and 1.01 um which wrap around to the west and south of this site. Lot three is a county-owned parcel that is occupied by the housing authority facilities and adjacent to us to the east is the

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existing Mars Archome which is accessed from uh catch road. Uh the proposed development site contains 3.54 acres and it is within the catch road redevelopment area. Um the site is

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constrained by freshwater wetlands. They were delineated by uh the by our consultant. The the D uh confirmed the delineation of those

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wetlands via an LOI letter of interpretation dated January 21st of 2026. The wetlands all have a 50-foot transition area. They are intermediate resource wetlands.

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Um, as Miss Carly indicated, uh, this board previously granted preliminary major site plan and minor subdivision approval per resolution PB-0925. The minor subdivision is to create lot 6

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out of lots 1 and 1.01 um to accommodate 50 affordable rental dwelling units including 14 supportive housing units all within three buildings. Um at that time the preliminary approval

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included a 2200 square f foot uh clubhouse with 89 parking spaces including ADA accessible and EV charging spaces spaces 89 exceeds the requirement of 75 spaces

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which is based upon 1.5 spaces per unit. Um we have as part of our submittal for amended preliminary and final site plan approval addressed the uh conditions of

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the uh preliminary approval. Uh so we h we believe that we have achieved compliance um with those uh and that included engineering architectural and operational modifications. One of the things why we're seeking the amended preliminary approval is because

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we have been able to obtain the rights to create an emergency access between proposed lot six and lot three which is the housing authority uh facility. Um that emergency access benefits both

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properties. Both properties will be able emergency services will be able to use that access as needed in either direction if there are issues with the primary access to each property. Um Joe, if you can go to the site plan

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rendering >> and this is going to be 82. >> Thank you. So this is the same underlying aerial as exhibit A1. This is entitled site plan rendering re residences at Morris Woods.

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Uh it is also data today. And what we have done is we have superimposed the landscape plan for from our site plan set um onto the aerial um building one. Building one is a three-story building

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located at the northwestern corner of the site. Then building two is two stories and building three is also two stories. Uh the Morris Arhome is to the east of that. The clubhouse is located to the south of building three. Um the

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roadway alignment uh is as it was under the preliminary approval. We have a turnaround via hammerhead located by building one. And then we have the emergency access connection to

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the housing authority off be off of the driveway between buildings two and three. And there's been no change with respect to the number of units, the number of buildings. >> Correct. >> Correct. I'm sorry. [laughter]

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>> Sorry, I'm not allowed to testify. >> Yes, I know. Um, there are 24 units in building one as before and in buildings two and three each have 13 units uh each. So the the main modifications that were made between the preliminary plan

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that was approved la just about a year ago and this plan are the the footprints of the buildings have been tweaked a little bit. They're modified a little bit. The architect uh Miss Don will talk about that but there are no changes to

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the number of units or the bedroom mix. Um the clubhouse footprint has changed and shrunk slightly. Um it had been shown just as a rectangle. Now that it's been designed, um it is not rectangular.

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I'll leave the rest of that to the architect. Um it is approximately 253 square ft in size. We did slide the refu enclosure by building two south a little bit. Uh there was a comment um last year

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that when the gate would open it might extend into the drive lane. So we slid it back. That was um worked into our um general permit and averaging plan for wetlands that we um which I'll talk about in a little bit.

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>> Where on the map is that enclosure? >> So there are two trash and recycling enclosures. Let me be clear for the record. So there's one by building two and there's one by building one. >> Thank you. >> So both are the same size 15 ft by 20

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ft. They will accommodate trash receptacles um and as well as recycling. Trash will be handled by a private carter um for >> both I believe >> for both. Yes. >> Correct. Um so

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so there was a comment I saw something about our uh truck turning movement showed waste management. It's just a generic vehicle that we used. We have no idea who the quarter will be. Um we'll just call waste management in a generic

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sense. Um it's for the size of the vehicle. Um, and there is more than adequate circulation to accommodate uh the truck movements through the site. >> And now that we're there, let's just talk a little bit about the pickup.

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Pickups are typically once a week. >> Correct. >> They we have an on-site manager there five days a week. >> Correct. >> So, in the event that we need to pick up the trash more or the recycling more, we could always up the number of times a private hauler comes. >> Correct. There would be adjustments

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based upon actual generation of waste and recycling. It's regular household waste, regular recyclable materials, bottles, cans, paper, cardboard, so on and so forth. So, nothing out of the ordinary from any other residential um

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community. >> And not to jump around, but there is a report from the environmental commission that requests that we put together a recycling plan. It is our position that the testimony tonight is what we're going to do and in the event the board requires us to put

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together a plan, we will. >> Yes, that's correct. I I think our my testimony tonight complies um for the most part with chapter 427 uh subp part 29 talking about the recycling plan. um we can prepare what

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our estimate of the amount of re refu and recycling that would be generated by the site but I think both of the both facilities provided the enclosures have more than adequate capacity to accommodate the demand and if needed

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there would be additional pickups in a given week. >> Great. Thank you. I'll let you move on. Okay. >> I just wanted we were there so we decided to hit the >> um I talked about the emergency access to lot three. Um that access is

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restricted to emergency vehicles only. There is a gate on the project side of that driveway. On the housing authority side, we've put a sign that says authorized vehicles. It is fairly short. Um somebody if they're driving up there

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is going to see the gate. Um it is reinforced grass paper. So it is not asphalt, it is not gravel. Um and uh but it is of a sufficient um carrying capacity to accommodate fire

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vehicles. Um we are widening and uh a minor realignment of the existing access driveway from Catch Road into the site. Um the existing driveway has a little bit of a

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variable width. Um so we're smoothing it out. We're making it a uniform 24 foot width and that's from Catch Road to where the intersection of our driveway would occur. Um you can also see on there we're still showing the sidewalk

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uh connection sidewalks throughout the community and out to the existing sidewalk along Catch Road. And as we as I testified to last year, um we're willing to work with the township on uh further accommodations as it as it may

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be um for uh sidewalks. Um we have installed a fence um a 42-in high fence compliant with the allowable height of a fence in a front yard. We

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have taken um we've interpreted that anything to the east of building 3 is technically a front yard because it is between the closest building and catch road. Uh the ordinance only allows a

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42-in high fence. So we are providing that it is a a post and rail fence with mesh. Um and we provided additional evergreen landscaping adjacent to lot four. Um, we have moved the sanitary sewer to the

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back of building 2. We are still um going to have to relocate parts of the existing township's sanitary sewer line that comes from Hanover Avenue diagonally through the site um and and on to the south. So, we have to make

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some adjustments um primarily because it conflicts with building two. Um we looked at trying to avoid that conflict and it's just not possible. Um we have um completed our design of the storm water system. Um we have made

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a couple of changes. Uh the bio retention basin is somewhat enlarged. We added a retaining wall on the clubhouse side to increase the volume in there. The surface basin, the surface bio retention basin we had behind building

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three. We got very favorable soil testing. So, we ended up putting that underground. So, what everybody will see behind there is a nice broad open lawn. Um, it's underground. It will infiltrate that is taking roof water from building

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three. We still have uh six pvious pavement areas in all of the parking spaces. Couple of those, four of those pvious pavement areas have supplemental storage underneath them to provide

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additional volume to accommodate the runoff from this um project. And we've also introduced a underground infiltration system in the driveway in front of building one, which also um just takes the water, the roof water

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from building one. Um and there's some minor modifications to the landscaping um to the quantities. There's no changes to the plant species. Um and we did uh provide some additional plantings around

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the emergency access. Um we talked to Southeast Mars County uh utility authority who the water purveyor for this area. We had hoped to make an interconnection with the housing

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authority property. Um, and because that facility already has their own meter vault out by catch road, they would not permit it. Um, we did get flow tests done, uh, the flow tests, uh, provided uh, indicated there was sufficient flow

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and pressure. Um unfortunately fortunately it's a requirement of Southeast Mars. We have to put in a hot box. It's above ground. Um at our TCC meeting um and I've dealt with uh the

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board planners office many times on this. The uh hot box will be painted, treated and and will be a neutral earth tone color. um and will not be the bright brushed aluminum boxes that you

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tend to see in a lot of other places. Um we did also add a hydrant by building three and all of the utilities will be underground. um covered that

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and as I indicated we have we believe addressed all the conditions of the prior approval conditions four and five talk about architectural design I'm going to defer that uh to Miss Don um

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outside agencies um we have submitted to the Morris County Planning Board U because it's county owned property. They have uh decided that they're they've um sent the application to Warren County Planning

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Board so that there's no appearance of a conflict. So, Warren County is currently reviewing our application. Um I'm very pleased to say that just this morning we received our D GP general permit and wetland averaging

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plan. So, we are done with the environmental side of the D. We have our LOI, we have our general permits, and we have our averaging plan. We still have some steps to take. We have to record that and so on, but we have it in hand. It was a nice present to get this

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morning before appearing here tonight. Um, the sewer we have to submit to the D for treatment works approval. Uh, the township has signed all of those documents. So that uh application will be going in this week. Um and uh we hope

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to um they have 90 days in which to approve it. We they have been doing much better um in turning those around. So we're hoping that we get that sooner. Um we have also submitted to the soil conservation district. We received

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comment some minor comments last week. So I anticipate having a certification from the sedd um within the month and uh Southeast Mars has a master permit so we don't have to go to D for water. We just

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have to deal with them which we've already had numerous conversations with them. So with that I think I have covered everything that I think I need to cover. Um >> I think the only thing we need to cover is the tree removal because it was in

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both reports and I just want to make clear for the record. So both the TCC and the environmental commission note uh tree removal on the landscaping plan. After reading the redevelopment plan, I think the language is a little confusing just because it says that we're going to

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include the trees need to be removed on a landscaping plan. I've never seen that before because a landscaping play plan generally shows the improvements and landscaping not what's being removed. Correct. >> That that is correct. So what we can do and that's why when I showed exhibit A1,

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we put the ele the limit of disturbance on that plan. Um on uh sheet three of our site plans, which is the site preparation plan, we can we will add a note that says all trees and

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vegetation within the limited disturbance um will be removed. And we believe that that satisfies, excuse me, the requirement in the redevelopment plan for this site to identify the areas where trees are being

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removed. everything within the limit of disturbance, anything any vegetation within that area is going to it's going to be removed. Um the improvements built, we're going to landscape it, put in all the utilities. Um and what you

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see on the landscape plan is what and and what you see on exhibit A2. Um thank you, Mr. VooC. Um he has put up sheet three of 22

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um on the um screens and that shows um the demolition and and removal of various existing conditions on the site. We'll add a note that says trees within this area will be removed. And we believe

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that it satisfies the intent because to individually have to stake out and mark out trees would be a huge cost. That was the whole purpose I believe of this portion of the redevelopment plan was to save us from what I would say is a cost generative element.

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And then just to close, if you could, there is an exhibit in there called um it says firet truck in the in the name of the document. This is part of the site plans. It's sheet 21 of uh the site

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plan set. Um either that or you can go to just sheet 21 of the site plan set. Joe, no, not that one. 212. >> Yes, there you go. So, in green, this is the uh township's uh aerial truck. It

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shows it entering, making a right turn in off of Catch Road, circulating through the site, being able to turn around by building one, and then also exiting out through the housing authority property. Um

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the fire truck can uh maneuver through the site, will not go over any curbs. Um yes, it will take up the entire roadway. Um but if they're coming in for an emergency call, you know, their their

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uh movement takes precedence. Um and if you go to the next sheet, Joe, um this is the single unit truck. um aka a garbage truck uh a delivery truck. We have shown this um

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circulating through uh most uh refuge pickups today are front load trucks. They come in, they pick up and dump it over. Um, if it is a a a rear load truck for recycling, they would just turn around at building one, back up to the

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refuge, throw the recycling in there, um, and then they would be able to come up to the enclosure by building two. Thank you. Um and yes, there are minor incursions of that vehicle um across the

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center line of the driveway. Not unusual for a truck. These driveways are designed compliant with RSIS to accommodate passenger vehicles. You we're talking about one maybe two trips a week, maybe three at the outside of of

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a refuge vehicle. Um and um not unusual to have those vehicles cross over the center line of a roadway. I'm sure they cross over the center line of many municipal streets >> and Bright View Traffic Engineering. They reviewed this and they were fine

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with this. >> That is correct. So >> we have their updated report dated July 13, 2026 and comments have been addressed. July 1st. >> So, um >> I I don't have anything more on direct.

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>> So, oh, we're going to move to the architect. You said you were going to listen to all of however you want to do it Mr. >> Just one question. >> Yes, sir. >> Uh it's for our engineer. >> Yes. >> Did we get a copy of the July 13th update? It seems like everybody here has

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the July 1 still view. So we all have a bunch of questions about the bright view July 1st that maybe we won't ask because they'll be in the July 13th. >> I can surf I happy to pass this around for the board members. So essentially what happened is we have the July 1st

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and then we resubmitted on July 10th a response letter and then we got the July 13th. So I am happy to mark this [clears throat] maybe as exhibit A3 and I can pass it around board members. >> That'd be great. >> I don't suppose we could all get copies.

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>> I only got one. I got >> I'll give you my >> I got two. >> You got two. >> Mine has our >> Yeah, I can go run a couple. >> Do we really need the I mean >> No, no, she has two copies already. I'm saying >> we'll get We'll let one go that way and

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>> one go this way. I don't know. Yeah, it's necessary to go print off a whole bunch of copies. >> Thank you. >> We appreciate the accommodation. >> And we'll say that's exhibit A3. You're going to save a lot of questions by sharing. >> Like I said, I'm fine with being, you

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know, Vanna White this evening. >> You can uh bring up the architect now. >> Great. >> Thank you. >> Come on up. >> All yours. >> The mic. You >> get the mic. >> And now, Julie, because this is your

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first time here, I believe, why don't you >> let the board know about your background and qualifications? You do not need to stand. >> Excellent. Uh hello, good evening everyone. My name is Julie Don. I am an architect at WRT and principal of the

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firm. I have about 25 years experience. graduate of the University of Notre Dame, Bachelor of Architecture and have gone before oh licensed architect in the state of New Jersey and several other states in good standing and have uh gone

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before zoning zoning and planning boards um all across the state. >> And you're at licenses current >> correct yes acceptable.

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Yeah, should be qualified as expert architecture. Great. >> All right, Julie, why don't you kind of >> how you got here because you were new to the team and then go through the design. >> Yes, happy to. Um so

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we joined um the design team uh as part of um uh basically once you received preliminary approval um we joined the team I'd say early spring of this year

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um and uh basically took over the architectural design and um re-evaluated the design in relation to the site plan and some of the obviously the the comments um from the you know resolution and we

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then um you know took those comments to heart and uh started to revise the drawings um to best uh accommodate those comments. Exactly. So which start? >> So we can start with a rendering that's

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fine. >> A4. >> Yes. And so with today's date and so this rendering is basically a view from and forgive me I don't have the site plan but it oh

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actually the site plan is just below um I'm referring to civil engineering site plan but basically the view is from building three looking at building two in the near distance with building one the threetory building in the

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background. So, we're basically on the porch looking at building two with building one in the background. Um, and so that um so we basically

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>> I'll just walk through. So, we're still proposing three buildings, two two stories, one threetory. We have 50 affordable dwelling units and 14 are supportive housing. And then we have a community building and we are keeping the same bedroom mix.

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10 onebedrooms, 27 twobedrooms, 13 threebedrooms. >> Correct. And the community building obviously is just off to the left in that view. >> And we still have the 14 supportive units. Um all of that remains unchanged. So really you were brought in to revise

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the architectural design to comply with the conditions of the preliminary approval. Correct. and as well as to look at the I believe we prepared an architecture report and submitted it. >> We did. Absolutely. >> Why don't you quickly go through the architectural design as shown in the render?

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>> Absolutely. >> So um and we may actually so so basically what we did was we refined the preliminary preliminary design in relation to uh revised elevations. The

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elevations obviously are providing additional facade articulation across. We have altered originally I think the U preliminary design showed a stone pallet. We actually are providing a

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brick um up to about one and a half stories basically to the um top of the uh window sill on the second floor. And so what that does is it basically creates um much stronger foundation and

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much more waterproof foundation. So we really wanted to help the durability of the project and as well as kind of breaking up the facade in relation to the massing. So uh I think one of the comments was um you

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know greater material transitions enhanced architectural detailing received uh or I'm sorry reduced the perceived mass of the buildings so and the scale of the buildings. So, we're definitely um you know, paying attention

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to that, breaking the facade up in uh vertical articulation and then building entrances were redesigned and emphasized to provide stronger architectural identity and enhanced pedestrian experience. So, we're really, you know, celebrating that

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unit entry and making sure that um every resident feels at home and has their um particular porch and entry zone and building entrances. Oh, I'm sorry. Overall architectural composition enhanced while maintaining the

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previously approved program. Uh we'll talk I talked a little bit about the building materials. exterior material palette um has been refined. So I actually have another exhibit will be A4. >> Correct.

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>> No, sorry. A5 >> A5. >> Might be able to just flip it >> if possible. Maybe. >> Here we go. Now I'm going to mark this as A5. >> That's great.

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Excellent. Everyone can see that it's also on the screens. Um, and so here we're again earth tones I think was oh was a magical word. Uh we we we definitely want this these

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buildings to blend blend in with the neighborhood, blend in with the surrounding woods, etc. So, we're choosing um earth tones, beiges, uh green, light greens, things of that nature, as well as a taupe brick color.

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Um and then al asphalt shingles and standing seam metal roofs that are really prevalent at the porches. And um you can see the twotory and the threetory building shown here. And

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exhibit A5 we can identify as what because we had A4 as an architectural rendering. >> Oh, I'm sorry. These are material boards. Yep. >> Material board. >> Yep. >> That's great. And there is a second exhibit of that which would be A6

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and A7 is the third. [laughter] >> So use law has no cap on number of exhibits. >> Okay, good. So A6 would be a second materials board. >> Yeah. And then A7 is the next one. So >> they're all colorized.

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>> Exactly. And so A6 really shows building three, which is the one building that you could potentially see from the road, although it is heavily wooded, so we don't think you'd actually see much. But that being

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said, we did take a particular interest in building 3's rear elevation to make sure that we're breaking up that facade and providing some visual interest. >> And I'm sorry if I may. >> Sure. >> But real real quick, A5,

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six, and seven. Uh, they have elevations on the >> They have black and whites in the original. >> That's fine the way they are. D I just wanted to know if you could just correlate which buildings we're seeing on which of those exhibits A5, A6, A7. >> Got it. Absolutely. So A5 is buildings 1

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and two and A6 is building three. >> Okay. >> And A7 is the community building, otherwise known as clubhouse. >> Got it. Thanks.

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>> Okay. Great. And now I'm just marking A7 which is the community building. And again the community building's one story. Um working off similar

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um aspects of the design in relation to the other the residential building. So we're playing with the same masonry base as well as siding colors. And we did have a wraparound porch on

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the community building which uh in faces and I'll just bring this up again the uh play area. So it's providing additional uh shade for individuals watching children.

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>> And the community building was reduced from 2200 ft to 253 ft. >> Correct. It went on a small diet. And it continues to provide the same type of resident amenities, but we did remove community. >> Correct. Yes.

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>> Correct. Thank you. [snorts] Uh but yes, it has a community room, fitness area, etc. And management and maintenance for the residents. Um okay, the Okay, so we talked about community

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building residential units. Uh total unit count remains unchanged. The mix remains unchanged. Uh the affordable housing program remains unchanged. Uh I think Amanda went through all this. The housing units >> and then why don't we move on to the

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arpalual design report and really it >> okay great. So uh the >> essentially we prepared these drawings in response to issues four and five of the prior resolution. >> Correct.

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>> And we're really trying to demonstrate just an improvement design based on the board's comments. >> Right. And we did provide a memo on 615 in relation to um those comments. Uh that was essentially the architectural

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design report. Um basically addressing compliance with township ordinance 57-87.1 in relation to building massing, arcade walkways, roof shape, facade transparency and articulation, building

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materials, services and mechanical areas, and amenity spaces. And all the builds proposed are under the threshold of 45. Correct. >> 45 foot max. Yes. From the average grade

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plane. I believe it's 20 ft out. Um up to the uh ridge of the roof and I believe we were in the 43 foot range. I'm looking at Eric for >> 43.4 >> an exact number. [laughter] Thank you,

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Eric. building. >> Correct. The threetory. Yeah. Obviously >> much much shorter. Yes. Agreed. Um Okay. And then we So, our revised building elevations demonstrate

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improvement over the preliminary approval and satisfy the architectural objectives established by the redevelopment plan and the board's prior resolution. revisions maintain the previously approved development program while providing a more cohesive, attractive and residential architectural ex

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appearance. Um some conclusions again no changes to building count unit count, build bedroom mix or overall site organization. Um architectural revisions improve the

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overall appearance of the development. um plans satisfy the architectural conditions contained in resolution PB09-25 and support the granting of amended preliminary major site plan approval and

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finer final major site plan approval >> that's it >> great we're going to ask the board members for questions for both >> witnesses and maybe just to make it simple the architects we'll go through the architect and then

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>> make it so >> so we'll start on the other end. Mr. Barrett, >> uh, no questions for me. >> Mr. Ben, >> I just want to say I appreciate all the nice architectural work that was done over the last rendition. >> Thank you. >> Which I understand was preliminary, but

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I I appreciate the the subtleties, the tones, the the the massing, um, the the the visual from the neighborhood to the back to the rear of building three. Mhm. >> I thought that was critical. Um I like

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the subtle tone changes, the 7 over 12 um roof and the the the general scope. I'm I'm pleased with the changes that were made. So I I appreciate that. Um thank you. >> I don't have any particular questions

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for you. No. Um could you've addressed >> everything I was concerned about? >> Thanks. Great, Mr. Quillin. >> Uh so I agree with Mr. Benois. these um facads are significantly more attractive than the ones we saw at the preliminary

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stage. So, I'm pleased to to um agree with him about that. I did want to ask you about the colors. So, the colors that you're showing in these colorized versions are pretty close to what you expect the actual buildings will look like. >> We do. It's obviously during

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construction there's um we will pick a basis of design color and then hopefully the contractor can find a similar range. So that is the intent. >> Okay. And the the um the matter of the laundry room in the

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community building was mentioned. >> So that's been eliminated and instead um each u dwelling is going to have a washer and dryer. >> That's correct. because I think previously that was going to be optional. They were going to have to buy their own.

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>> Each unit will have a washer and dryer. >> Okay. All right. Thank you. That's all I had. >> What's the capacity of the community center? How many people like when they whatever they have, you know, they hold a meeting there or they have

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>> Sure. Um general just curious. I don't know if we have that exhibit. I could bring up the floor plan. Um, you have it. [laughter] Excellent. Oh, great. Um, so basically I don't have the exact

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dimension, but um >> I'll walk over here. >> I could read off the plan for you. The the community room is 362 ft. >> Right. So, uh, so the intention would be and it has a small kitchenette basically just off to the left. So, so these

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community rooms are really meant for residents and residence functions. So, uh in general, um our max maximum occupancy is usually no more than 50, but uh we'll defer to um the code which

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will evaluate how many people you can actually have in that room. >> Okay. Yeah. Just curious how many >> something there. How many people? 44 maximum o occupancy. >> Thank you, project manager. [laughter]

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>> That's it. >> Thank you. >> Okay, >> Chief Dun, >> your question. >> Councilman, just a a quick question. I mean, thank you for the presentation. That was very informative. But I was looking at the drawings and I see a lot

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of roof and I'm personally I'm a big proponent of solar. Was solar ever considered for, you know, because of the demand, the energy demand now being placed, you know, nationwide and certainly we're not immune to it.

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>> Any use of alternative energy? >> No. >> Ever considered? >> That was just I just thought I'd have to ask that. I think it's really something that >> and this is generally to anybody who's going to come before the planning board in the future. I'm a big proponent of of alternative

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energy and I think it should be something that be would be looked into by you know all future projects >> or at least the weight this the weight of the of any future solar panels could be supported by the roof.

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So with the existing roof do you know support >> to be to be considered? Yeah. Uh that's certainly something we could look into in relation to >> would you stipulate to that? I'm sorry. One more time. I missed the I missed that. >> Yep.

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>> No solar on this. >> That's not That's what we weren't asking if you were solar. What we were asking was is if you would design the structure so that it could be sufficiently capable of handling solar, should that be something that's considered down the road? >> Mr. Chairman, the the issue is these are

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um you know, indiv individually metered units. So now you have a common facility. How do you you can't take that common um >> electricity that's

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um created and and account, you know, >> you could do a limited version for your community room and for the community electricity. No, >> but then it's it's not cost effective, you know. I mean the the commu the community building is not going to use a

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lot of electricity. It's just >> Yeah, I think it's limited in the fact that it is such a small um community here. I think if this community were potentially double the size, it would make much more sense.

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>> Yeah. much, you know, an increased amount of common areas or um a bigger clubhouse, then it would make sense to do that. But with individual meters on 50 units, it's just not

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feasible to do that. >> That that's an opinion. We appreciate it. Thank you. Um >> if I may, yes, chairman, and I don't know. So So I guess my question would be to the applicant. in addition to the reasons uh already stated from the

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expert Mr. Keller uh is uh the potential for it to be a cost generative implication on a 100% affordable housing project. Part of the equation with respect to the determination only part

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of the equation with respect to the determination that uh solar panels would not be proposed by the applicant. >> Yes, >> that's a good point. And and I would have to say, Mr. Chairman, that I

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anticipated that um that's not unusual. Uh this is a 100% affordable project. Um and so given the governing statutory and case law and uh we uh the way these the

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Mount Laurel doctrine is enforced. Um I think it's a reasonable legal uh and otherwise position taken by the applicant uh with respect to solar panels being arguably cost generative

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and hence um more than might be reasonably asked of a 100% affordable. >> No, what you're saying is reasonable, but when the board does have questions, I think it's our job to hear them. And >> I I just want to extend >> squad them forward. I want to extend a question just a little bit and I'm sorry

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for you know for belaboring this. >> If an individual resident owner wanted >> their apartments >> their apartments. >> Okay. So that's right. Yes. Okay. Sorry. >> So there would be no basis for them. >> Right. Right. [snorts]

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>> So I just have two questions for the architect. The clubhouse is showing a laundry room with two washers, two dryers. That disappears. >> We will revise that. >> Okay. Would you be making the community room larger because 44 people with 50 people living there that might be something that could correct benefit you?

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>> That was actually the intention. So when we submit for resolution compliance you'll see those plans if we get approved. >> Great. And why again just a question not not that bears that kind of weight but why two offices in a work room?

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>> Uh like who who who would be more curiosity so to understand. Yeah, management would be one office and then the additional office would be supportive services >> and this would be for the 15 units that have >> 14. >> 14. >> Okay, makes sense.

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>> Thank you. So, we're going to ask our board professionals now if they have any questions. >> Mr. Vu, >> I do not uh reviewed the storm water management changes and find them all to be consistent with the preliminary approval and the compliance that was demonstrated originally is still met and

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exceeded now here today. Um, thank you. Um, yeah, I I agree with the architect's testimony that I think that this design accurately reflects both, you know, the board's comments that were part of the preliminary resolution, um, reflects the township's design standards and also the goals of the redevelopment plan. I think they've

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done a nice job with that. Um I think in terms of you know just conditions just you know clean a couple small cleanup things like you mentioned making sure that that um that the architectural plans are are amended to reflect the updated um clubhouse area and what's

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going on inside. And then uh we also just in the TCC report just had smaller thing about you know providing the height of the buildings just so it's it's on both the site and the architectural plan. I always like to see that. Um and you know I think we can address this with Mr. Keller, there's maybe more questions, but I think that they have provided the testimony about

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trash removal and recycling. I feel comfortable with that. Um, and I think we have also appropriately dealt with the uh the landscaping and the tree removal. I agree. It's kind of a kind of a quirky language. I think the intention was really just to show, you know, just get an idea of, you know, what patches are going to it's almost I think it's

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more like what's going to be retained is probably more better more appropriate for this um because again it is um a cost generative issue there as well. So, um, yeah, nothing further from me. Thank you, >> Mr. Warner. >> Uh, very quickly, the, uh, conditions of

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approval, uh, and I haven't heard otherwise from our engineer or planner certainly seem to have all been addressed, uh, in the context of this particular application. And should the amended preliminary and final be granted, certainly I would we would expect that to the extent any conditions

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have not been fully satisfied from the prior approval that they'll be carried forward. uh as long as they're not inconsistent with the new approval uh and and those obligations will remain. Um the the uh I guess it was clarified

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that the uh owner of lot three is the county as is the owner of the other lots, but the long-term lease holder for lot 3 is Mars County Housing Authority. So, I appreciate that the D wetland permit was provided. Um it uh certainly

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appears as if our the our traffic engineer has found to his satisfaction uh in the July 13 report uh that all the items uh that were carried over from his previous report have been addressed out

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there with me. We have the easement uh situation resolved for the emergency access. Um, we have an explanation as to why the applicant is seeking minor site uh subdivision approval extension. Um,

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perhaps uh counselor, you could just quickly address I think it's 46 46F go um 47F >> that it shall be granted if there >> y >> shall be granted if there are outside

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agency uh reviews still pending. We do have outside agency review still pending. So that's one reason also the whole prerogative writ um that has was filed and dismissed with prejudice in April but that was the reason for the delay. >> Right. There's a 45day period thereafter

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uh for appeals which only very recently expired. I assume also you have not yet gotten final approval. >> Correct. theoretically, not theoretically, actually, there's a 45day appeal period after any resolution adopted memorializing any final approval

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as well. Correct. So, uh uh uh it would not be prudent perhaps to file the subdivision before that period expired. Correct. >> Correct. And we still have the county approval which we need which we expect and a couple other outside agency including the soil district. >> Yes. >> So that's why we're asking for the year.

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We do in we do suspect that we will be able to start construction sometime in the spring of 2027. That's what we are targeting. We're asking for the additional six months just as a buffer because you never know. Uh we think one year is reasonable given the fact that

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it was litigated for how many months? Like eight, nine. Um so that's the reason for the extension request. And I think in a very broad sense, you're asking the board uh or saying to the board in essence if it's too early to uh to file, it can't be too late to file.

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Uh so >> Mr. Warner, what when would the filing should have occurred? >> Well, the normally there's a 190day period for a minor subdivision. Most minor subdivisions are not projects such as this. uh the the the um we provided

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in our original approval at the request of the applicant uh that they be provided a 12-month period. Uh so so we're beyond that 190 at their initial request anticipating that it would take about a year to get back here and they

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were almost right by you know just by day. >> But are we asking for a six-month extension or another full year? one year beyond the original one year, which the board has the authority to do uh under 4 uh 47F uh of the municipal land use law. Um and

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so long as there's a justification for the extension and um you'll decide if it was sufficient. But you heard it. >> I just want to make sure >> if we went to we we couldn't perfect the subdivision right now. >> Couldn't do it. >> So that that's really the reason. >> That was my point. How can you be too

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late if you're uh uh But it's too early to do it. >> So once we've gotten resolution compliance and we have all our outside agency approvals, then we'll subdivide the parcel. It will be transferred to us and we'll start the construction.

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>> Okay. We um skipped Mr. Keller. So we didn't give the board >> or the So we we don't need to wrap up just yet. Mr. Mr. Keller, I'm not sure if anybody has any questions for you, but we went a little out of order there and I just didn't want to disrespect you by not and also the board want to make

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sure that they get their questions answered. So, we'll start with Chief Nun and go the other way this time. >> Mr. drafts. >> Uh, real quick, uh, on [clears throat] on your, uh, A2 drawing that showed the,

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um, um, I guess the aerial view, there was some a lot of green there was some green space uh, behind buildings one and three. And one of them is like a retention basin that's underground, I think you mentioned. And behind building

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one, there's there's somewhat of a large lawn. >> And thi this is just a lawn area back here. Uh behind building three is an underground >> underground >> uh infiltration basin. >> I I'm I was wondering because we are losing a lot of trees and and I

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understand the need for that. Is there places to replace some additional trees in some of the um wider green spaces that we're looking at on that uh on that exhibit? Um,

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we are I'm looking for I believe we are planting 37 shade evergreen and uh dec um ornamental trees throughout.

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>> Those are the ones that are that are shown on on your exhibit, correct? Yeah, I mean they're around buildings two in the bio retention basic um and at the perimeter. Um I mean this area to the

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rear um is all wooded. It goes steeply up to to the Mars view. Um >> so the lawn in the back of let's say the building one that's right that's just going to be lawn. >> Yeah. It's it there's a swale across the

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back um which goes into this inlet at the southwest corner of building one. Um and then there's a slope up um to meet existing grade. >> So there's so there's no no place to plant some additional trees or

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>> you know >> just just to break it up. Well, I I mean there's existing vegetation that's being preserved, you know, so we're trying to reach a balance of providing shade and um and and some open openness for the

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residents um and also, you know, watching the costs. >> Okay, >> that was my question. >> Thank great, Mr. Barrett. >> Uh yeah, I have one question for Mr. Keller. Maybe you can clarify for me. There was a an exhibit

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that was outlined in green. We saw I think you testified that a emergency vehicle will make a right off of catch road >> the >> into the property. >> It was in the sight. >> Yeah. The fire truck sheet 21 of >> and then it'll exit into the I guess the

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housing. I >> I thought I heard you say that the um the emergency vehicle will take up the entirety of the roadway >> when it's turning. Yes. I mean, the the aerial truck has a pretty wide turning radius. The chief knows way better than I do. >> I'm sure the chief has us covered. In

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terms of um if there was an emergency event, I take it there would be no vehicles parked along either side of the roadway if an emergency vehicle had to come in. And >> that that it's a good question, Mr. Barrett. the the the

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parking spaces are all outside any of the vehicle path including the vehicle overhang. So the vehicles traveling through the site does not impact upon any of the parking spaces. >> I understand that having park designated parking spaces doesn't mean people won't

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park on the roadway. So is >> I think I >> okay >> it's likely that at some point they'll have to implement some type of fire lane like >> sorry >> and I knew you had it covered too. >> Yeah I mean normally with these projects if it's not on the the plans when

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they're submitted when their final plans are submitted which highlight fire lanes and such we'll just recommend that they be added or require they be added. So it's it's a common practice and in situation like this we make sure that that is you know highlighted that it's taken care of. >> Perfect. Thank you.

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>> All right. >> That's all I have. >> Mr. Benis Mr. >> Nothing additional. Thank you >> Mr. Quillin. >> Uh I have a question about the emergency gate. >> Yes. >> Uh and this may bore everyone but I'm

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just curious how those work. How does one get access through the emergency gate crash? Um, it's either a knock whatever whatever the chief wants is my car probably wouldn't >> since only emergency personnel will be able to use it. It'll likely be designed

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so that we the fire department will have emergency access. >> And what about the management at at the two properties? >> It's not that's decided upon between the two management. But if it's a shared lock, then it'll be a shared lock, but likely it'll be some type of a gate with a shared lock on it. In most cases, we

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have our own lock and we lock it to whoever's property management. So, both parties, if agreed upon, will have access. Otherwise, the only people that'll be able to use that will be emergency personnel. >> Our intent is that it's only for emergency services to use that.

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>> So, fire, police, any type of an emergency. >> Yeah. So I mean if there >> services >> but you would be all right with the owners of the two properties having emergency >> as long as it doesn't hinder our ability

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to access that if they want to share it for a reason. In in some cases they may be doing some type of construction where they have to come up with a plan. In most cases they should advise us that they're going to use that for that time frame while they complete this project. So it's not it's not uncommon for that to happen.

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>> Well I mean just ongoing access. No, it would never be used for that. It's not designed for that. No. Okay. All right. >> It can never be used as an ongoing point. Both parties would never allow that. >> No, >> but it's not uncommon for them to use it >> if they need to for, you know, an unplanned reason like a tree coming down

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and blocking another entrance for an extended period of time, >> right? >> Things like that. >> I think that's also why it's grass is not >> correct. Yeah. >> The material as well. >> We're not trying to encourage it. We're trying to provide emergency services

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with the ability to maneuver between the properties should they need to. >> Right. I'm just trying to Yeah. figure out who decides when there's an emergency and when an emergency comes up. >> That wasn't originally on and that was recommended. I I requested we requested. >> It's a great idea. I'm not opposing it.

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I'm just actually trying to say the the people in charge at the property should have some kind of automatic access, but apparently that's not the way these things are usually done. If it hinders the ability for us to use it, it's not going to be denied. >> Okay. All right. That's all I have.

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>> Thank you, Mr. Mayor. >> No. Um, good. >> I have just one quick question. Sure. Your lighting plan shows P1 through P5 and P1 through P5 all seem to seem have the same height. I'm assuming the difference between a P2 and a P3. And

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the reason why I'm asking is P3 is on Catch Road. And if anyone is wondering about the lighting on Catch Road, I figured this is your opportunity to tell us why it's a P3 and not a P2. >> I believe it's difference is lumens. >> It's probably lumens and

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possibly the optics. >> Oh, >> no. Let me just get the plans. >> Yes, >> it's right there. Oh, now that I can read, who's getting [laughter] there? >> Was right over here.

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>> Uh, here tonight is a great job. [laughter] >> Um, uh, P2 has a lower lumen level than P3. And >> P2 is the sidewalk and P3 is catch road. >> Okay. So, that's why it's a lower lumens

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because we're just trying to eliminate the sidewalk itself. Um and >> rear you have the rear shield on P2 and the symbol. >> Uh yes.

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So and and P4 also has the rear shield as well. >> Yeah. I was just worried about catch road. That's why I'm asking the question how much light we're going to be throwing out to catch road. Can Joe can you pan down and then zoom in on so you

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can see that along the sidewalk we have 0.5 uh foot candles um at the end of the sidewalk and 0.1 at the roadway. So um I don't know where overheads

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>> I'm talking about P3. >> P3. >> Yeah, that's the one I'm going to question about. P2 I'm fine with. >> Okay. So, >> so this is a half. There's something wrong with a point to point. This is a half a foot candle isolux here. So, we

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want to balance. We want to light the intersection so somebody can see that there's a vehicle there. Um, and uh um so half a foot candle is not overly lit. You know, that's kind of like the

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minimum that we want it designed to. >> Just I just want that on in the record. So, you're good. >> You're welcome. >> All right. La last question. Is there signage >> on the road that cuz that I don't think you testified about signage in >> unchanged from preliminary, but go ahead.

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>> There there's sign um to the south of the driveway and then if you pan up, there's a singlesided sign um right here. >> And are either of those signs lit? Oh, it's it's internal.

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It's unchanged from whatever we had sub submitted before. They're internally illuminated. I >> think they want to catch on is internally [clears throat] illuminated. >> So, so it's like a backlit letter on a sign panel. So, it's kind of that >> I think they call it halo lighting.

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>> Just again wanted to get that. Thank you. >> Um, >> thank you, Mr. Mr. Ravage. Did you have another question? I did have another question, but his but the chair's question was so similar you answered it. >> Okay. >> No, I don't have >> I'm glad I covered it. >> Any questions from uh our engineer for

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>> the applicants engineer? How about our planner for the applicants engineer? >> Nothing. >> Then Mr. Warner, would you like to ask any questions and then tee this up for eventual motion something? >> Uh sir, the u the one question I had just going back to the July

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13 final Bright View engineering report just for confirmation because certainly reflects to me that all the uh issues were addressed uh already. >> Sure. >> Sure. That's other

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um but uh uh just for uh clarification purposes comment 14 um the memo notes that the existing catch road access uh is deferred. Please provide testimony confirming proposed driveway geometry, sight distance, and

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vehicle turning movements are adequate to accommodate anticipated vehicles on site. It says comment addressed, but then it also says please confirm and testimony. So, you're here, you're on the road, you're the expert. Please confirm and testimony. >> Um, I've covered um vehicle turning with

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the fire truck and the single unit. Um site distance, the location was chosen. Um there is more than sufficient sight distance. The alignment in and design of that roadway has been um presented to um

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the township engineer. Um he can speak for himself, but I think he's satisfied. We did widen it and make it a uniform width. So I think we have covered our bases on uh on the axis driveway. >> So So in your professional expert

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opinion, uh it's adequate to accommodate anticipated vehicles on site. Correct. >> That is correct. >> And just because we we brought us here, you know, you did identify two other driveway alternatives. You did an alternative access report and you've decided that the catch road access is

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the safest and best option. >> That is correct. And and the township's traffic consultant has agreed with that determination. >> Great. Thank you. >> Nothing further, Mr. Chairman. >> Mr. Chairman, I just have one more comment. >> Yes, please. Um on the architectural

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joint, I I want to commend our planner and our TCC for elucidating the comments that we had at our last meeting which this architect could answer because I don't think that they were very well stated at our meeting but what came back

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as a result of the comments that our planner and TCC made really made a big difference. So I want to commend our team in what they did. Um I I I just think that we don't do that all that much, but I think in this case I want to make sure to do that. I also want to

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mention I appreciate getting rid of the vinyl vinyl exterior. >> I'll be sure to extend that compliment to Liz. You gave us good material to work with from the the comments of the hearing. So >> maybe thank you. [laughter]

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>> Oh, he was here back there. >> How quickly they forget. [laughter] >> Mr. Mr. Warner, I believe we're going to need two separate motions. One to extend the site plan app. >> I'm sorry. >> Yeah, we have questions and comments for >> I just assumed that there wasn't any

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public. So, my mistake apologize. Is there any public questions for either of these uh witnesses? Seeing none, is there any public commentary on this application? Seeing none, we'll now move to the question. We have two separate motions

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to make for two. We have an extension of the uh we have a final for the application itself. >> We have amended preliminary and final and then you have the extension of the subdivision for one more year >> from what date >> from August 18th which is when it

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expires. So your current your resolution from last year gave us until >> I just want the board to understand what they're want. So through August 18th 2027 to perfect the minor subdivision. And then the second request is preliminary amend

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sorry amended preliminary and final major site plan. >> Well, we're gonna wait for Mr. Warner to say that. >> That's No, I appreciate the help. I'll always take it. The they the the um so starting first with the amended preliminary and final major site plan

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approval. No further relief necessary. Um my understanding is uh that uh to the extent uh there are any outstanding matters uh set uh per the testimony from uh and either well actually just our

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planners report a TCC report I should say which I don't think there were any but uh that that those would be addressed uh as a condition of approval to the extent any prior

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any of the conditions from our prior approval, the preliminary and minor subdivision approval to the extent they have not been fully satisfied and are not inconsistent with an approval tonight would also continue to be ongoing obligations of the applicant and

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I might have gotten one or two clarifications tonight. So, if you can bear with me for a moment, uh, and I'll just confirm. Um, well, we do have the hot box uh to be painted a neutral earth tone, color, etc. But that was in our

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previous approval as anticipated that it might have to be. Now, we have confirmation that it will have to be. Uh, so that's not necessarily a new condition. Uh and I guess we're getting a note uh that all trees and vegetation within the limits of disturbance will be

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removed uh on the landscaping plan. I believe no preparation site preparation plan to satisfy the intent if not explicit requirement in the redevelopment plan with respect to tree removal identification.

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I don't believe there are any other additional items that could even arguably constitute conditions subsequent except for what Mr. [laughter] Buch is going to tell us. >> Checking the revision to the

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architecturals for the common building >> for the >> to remove the washer and dryer. >> Remove the washer and dryer and flip that space >> and make the community room larger. larger uh right as a result of the office space whatever is being removed. Oh, the washer dryer. >> The community laundry.

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>> Washer and dryer. Right. Okay. That clarification with that, unless there's any others I missed, that would be uh the first vote if it's an approval. Uh and feel free to deliberate as much as you want. But >> first, we're going to call for a motion. >> Okay. >> To either approve or disapprove. >> It would be a motion to I assume to

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approve the uh unless you tell me otherwise, the amended preliminary and final major site plan approval. uh with those aforementioned conditions. >> Can I get a motion from one of the board members? >> I'll move that.

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>> Motion by Mr. Benois. We need a second. >> I'll second. >> Second by Chief Nun. Is there any discussion on the application before we vote? Seeing none, we got the roll call, please. >> Roll call. Uh Chairman Allesa, >> yes.

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>> Mayor Geria, >> yes. >> Committee member Rabbitz, >> yes. >> Mr. Quillin, >> yes. Mr. Barrett, >> yes. >> Chief Nun, >> yes. >> And Mr. Renois, >> yes. >> Congratulations. >> Now, we'll go to the second one. Right. >> And that is for the extension of uh the

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time to perfect the minor subdivision approval uh pursuant to section 47F of the municipal land use law, an additional one-year period. uh from

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August 18th, 2026, the current expiration date for perfection of the minor subdivision through August 18, 2027 as requested by the applicant unconditional on that one. Uh motion second roll, please.

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>> Can we get a motion to approve? >> I'll move it. >> Mr. Quillin approve a motion. Uh sorry, first second it. >> I'll second. >> Second by Chief Nun. Can we get a roll? I'm sorry. Any discussion among the board members? Seeing none, can we get a roll call? >> Roll call. >> Yes.

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>> Chairman. [laughter] Mayor Griggler. >> Yes. >> Command [clears throat] member Rabbits. >> Yes. >> Mr. Benois. >> Yes. >> And Mr. >> Mr. Barrett? [laughter] >> Yes. >> Chief Nun. >> Yes. >> And Mr. Quillin.

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>> Yes. >> Congratulations. >> Thank you so much. >> Thank you. >> Okay. Okay, we have uh other any other legislative matters coming before us? >> No, not at this time. >> No, >> I I just have one question. I've been

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absent from some meetings because of a specific application that I have to recuse myself. I noticed that an old to turnpike road, one of the buildings that was part of the affordable housing is been seriously under construction. Did they not have to come back for a site

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plan approval? >> What building is >> the T- room? Yeah, that's the T room. That's the how many units? Six >> or Yeah, it's for the >> to supportive. >> Did they need to come back for a site

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plan approval? >> They had not. I believe >> Wow. >> That's a renovation. No, >> it's all interior, >> right? Yeah, it's all they didn't really change. >> Correct. >> Yeah, it's all came through site plan. Exactly. >> I'm just asking the question.

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>> Oh, came in. It came into our TCC through site plan exemption. >> Okay. >> I went away for July 4th and it changed when I came back. >> Yes, we reviewed it the as a concept review and uh site plan exception consideration and found it was consistent with the site plan exception

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section >> require formal board uh uh uh did not require formal site plan approval from the plan. >> Right. Any other anything else from the board? Okay, then we're just going to open up for public comment from the

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public that's not here. >> Okay, seeing no public, we're going to close public commentary. >> Uh, well, do we need a close session? >> No, we do not. >> Do we want to bring Mr. Flowers back for the final motion of the night? >> I would love to do that. Still here.

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[laughter] >> Is he still here? I'm joking. >> It's usually your motion, but he takes it when you're the chair. [laughter] >> Unfortunately, I can't make that motion tonight. So, would anyone like to make a motion to close the meeting? >> I'll make that motion. >> Second. All in favor?

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>> Look at you under