The primary hearing revolved around Jansen Pharmaceuticals’ application for a preliminary and final major site plan, along with a bulk variance related to installing an underground meter pit for enhanced fire service. The applicant’s attorney, Tom Malman, presented the project, emphasizing that the improvements would not alter the existing Johnson & Johnson distribution facility’s operational hours or access. Malman was supported by Ralph Patrella, a licensed civil engineer, who provided an in-depth explanation of the site plan and the necessity of the upgrades.

Patrella detailed that the new underground vault would replace an existing structure, aligning with current local fire service regulations. This vault would be flush with the ground to minimize visibility, and a hot box would be installed to house backflow prevention devices. Patrella assured the board that these enhancements were strictly functional and would not impact the building’s operations or overall site.

Board members inquired about the hot box’s purpose, which Patrella clarified as essential for maintaining water flow and preventing freezing. The hot box, initially positioned in an East-West orientation, would be reoriented to North-South to better align with existing infrastructure and limit environmental disturbance. This reorientation would necessitate minor excavation for electrical connections, but most work would be confined to a specific area, minimizing the impact on the surrounding environment.

The need for protective bollards around the hot box was also discussed, aiming to prevent vehicular collisions with the structure, which is situated approximately two feet lower than the adjacent road. The board raised concerns about the front yard setback requirement of 50 feet, as the building is set back at 57 feet, leaving only seven feet for modifications. Patrella explained that relocating the hot box would require significant excavation and could impact a nearby tributary, making the proposed location the most suitable.

The discussion also touched on impervious surfaces. The existing above-ground vault is considered impervious, while the new underground hot box would allow for lawn restoration, resulting in a net reduction of impervious surfaces and improved water quality. The slight increase in impervious surface due to the hot box’s lid would be offset by removing 100 square feet of unused pavement. The board anticipated positive feedback from the Department of Environmental Protection, as a similar project involving a generator and transformer had been approved previously.

Several reports and memos from township authorities were acknowledged, including a township report dated September 4, a memo from the Franklin Township Sewer Authority dated August 28, and an environmental commission letter dated August 21. The latter recommended adding landscaping in front of the hot box. While the board agreed in principle, it was noted that the space between the right-of-way and the bollards was less than five feet, posing challenges for landscaping without encroaching on public space.

The dimensions and aesthetics of the hot box were also discussed. With its height specified at six feet, it would appear shorter from the road due to the site’s grading. The board considered suggestions for wrapping the hot box with artwork to enhance its appearance, though this idea had not been previously explored. The color of the hot box would complement the existing building, similar to the generator.

Pedestrian safety concerns were raised, particularly regarding the potential for individuals to accidentally enter the site. The board emphasized the importance of the hot box’s design in maintaining water flow and preventing freezing. After addressing various questions and concerns, the board opened the floor to public comments, but no members of the public came forward to speak. The board then moved to approve the project, with unanimous support from the members present.

In other business, the board approved an extension request from 31 Vorhees LLC regarding application PN20 0013. Represented by Matt Flynn, the applicant sought a two-year extension to complete townhome developments due to delays in obtaining Wetlands verification from the NJ Department of Environmental Protection. This extension, approved unanimously, allows the project to proceed until December 2025.