Planning Board approves PSE&G substation at Galloping Hill campus; schedules May 15 special meeting

The Kenilworth Planning Board voted to approve a site-plan application for a proposed electrical substation intended to serve a future data center at the corporate campus at 2000 Galloping Hill Road.

Jason Sudell, attorney for the applicant, described the project as "a site plan application for a proposed substation that will serve, hopefully, a future data center on the site in the K 11 Building." He told the board the substation is a permitted use under the redevelopment plan and that the applicant is coordinating with PSE&G and other outside agencies.

The project engineer, Daniel Miola, testified the substation footprint will be about 1.3 acres and described on-site components: three transformers, three switchgear yards and a control house "about 12 feet high, 15 feet wide by 55 feet long" (under 1,000 square feet). He said the facility will receive 69 kV feeder lines and step that voltage down to 26 kV for the data center. Miola said routine maintenance will consist of weekly inspections performed by PSE&G personnel and that there will be no regular staffed operations at the yard: "we don't expect any kind of regular deliveries here in the normal course."

The applicant is proposing security and screening measures aimed at nearby residential properties: a 14-foot high masonry screen wall on the north and east sides of the yard, an 8-foot ornamental fence on the south and west sides, and extensive new landscaping. Miola said the planting plan includes 69 evergreen trees, 13 shade and ornamental trees, and about 100 shrubs; the applicant also agreed to add 11 supplemental trees to address a deficiency noted in board review comments. The design places the substation inside the perimeter roadway and farther from residences than the initial submission, the attorney said.

On stormwater, Miola testified that removing pavement and installing a gravel yard on the existing paved surface will improve water quality, quantity and groundwater recharge, and that the design includes inlets and piping to handle runoff. He told the board his firm performed a stormwater analysis that showed the change would be an improvement.

Board professionals and members asked about emergency access, drainage details and lighting. Miola said yard lighting will be lower than the 14-foot wall, LED, dimmable and intended to meet dark-sky standards; he said larger deliveries would occur only if equipment needed replacement. The board confirmed that multiple external agencies have jurisdiction over substation siting and operation, including the New Jersey Board of Public Utilities, FERC, PJM, OSHA, the New Jersey Department of Environmental Protection and the U.S. EPA; Miola said PJM has already indicated approval to PSE&G and that written confirmation is expected.

Board members reported a site visit and circulated photographs to the board. Several members said the substation location and proposed buffering make it unlikely the new equipment will be visible from the adjacent houses. The board also discussed parking: the applicant said the substation location removes 89 spaces from an existing lot; after the change the campus would have 2,879 parking spaces versus a zoning-required total of 2,793, leaving a surplus of roughly 80 spaces.

After questions and reserving the right to request additional materials, the board opened and closed the public portion (no members of the public spoke) and voted to approve the application. The motion to approve was made by Mister Ladati and seconded by Mister Scuderi; the board recorded a roll-call vote with all members present voting yes.

Votes at a glance - Motion to hire Lee Klein as an independent traffic engineer (Resolution 2024-002): approved (motion by Mister Pantina; second recorded). Roll-call recorded many yes votes; the board confirmed the engagement and scope will be memorialized in the resolution. - Motion to schedule a special meeting on May 15 at 6 p.m. to hear additional application items (including Court lead and the K11 data center items): approved (motion by Mister David; second by Mister Scuderi). - Motion to approve the site-plan application for the PSE&G substation at the Kenilworth corporate campus (application 25-004, Kenilworth Corporation Property Urban Renewal LLC): approved (motion by Mister Ladati; second by Mister Scuderi). Recorded roll-call votes were unanimous among members present.

The board and applicant also discussed whether the applicant could pre-file building permits before the board's final administrative sign-offs; board counsel advised that pre-filing is "at your own risk" because permits cannot be issued until the required municipal review and sign-offs are complete. The board agreed to attempt to expedite a written resolution and to optionally revisit the item at a special meeting on May 15 if needed.

The board adjourned after closing the public portion. The planning-board chairman opened the record noting compliance with the Open Public Meetings Act at the start of the hearing.