0:28The central application discussed during the meeting was submitted by Solar Landscape LLC, requiring a D1 use variance due to its community solar project nature, which involves selling excess energy back to the grid rather than exclusively powering the self-storage facility. Additionally, the project necessitated two bulk variances: one for the maximum impervious lot coverage and another for above-ground electrical lines necessitated by the local utility, JCP&L. The current ordinance, updated after a 2014 approval, caps lot coverage at 63%, but the proposal sought to slightly increase from the existing 69.9% to 70.1% due to added equipment.

The board received detailed input from the project’s representatives, including Mr. Hosi, who assured that structural analyses had been conducted to confirm the roof could support the solar installation. He emphasized compliance with fire safety regulations, with the fire department set to review plans during the building permit process. The solar modules are anticipated to generate approximately 873,000 kilowatt hours annually, sufficient to power over 106 homes. Importantly, at least 51% of the energy will be allocated to low and moderate-income residents, offering a 21% utility bill discount.

Concerns from board members and the public were addressed comprehensively. Clarifications were sought on the project’s decommissioning plan, to which assurances were provided that Solar Landscape has a history of compliance with such regulations. This plan will be a condition of the project’s approval to prevent future issues with abandoned equipment. Moreover, the board inquired about power outage scenarios, with representatives clarifying that the solar system, lacking storage capability, would not provide power during utility outages.

30:00Andrew Janu, a professional engineer, and planner, provided planning testimony, noting that the site, located in the Highway Commercial District, permits various commercial uses. However, since the project involves community solar, a variance was necessary. Janu highlighted the inherent benefits of solar energy facilities, referencing the municipal land use law to support the application’s positive criteria for public health, suitable land use locations, and renewable energy promotion.

44:36The project was argued to align with the township’s master plan, which emphasizes redevelopment opportunities and economic health in commercial areas.

Public comments were solicited, though no additional questions or concerns were raised. The board’s professionals also provided input, with one member identifying conditions for approval, including submission to the Union County Planning Board and adherence to a decommissioning plan.