Welcome everyone. Today is Monday, March 2nd, 2026, and this is the annual reorganization meeting of the Asbury Park Planning Board. Chairwoman Kerzac, can you please call this meeting to order? >> Yes. This meeting is being held in compliance with the Open Public Meetings
Act, chapter 231, Public Law 1975. Adequate notice of the meeting has been provided to the Coaster, Asbury Park Press by publication of the annual meeting notice and post on the municipal bulletin board and municipal website. All notices are on file with the board secretary. Official action may be taken
on the following matters before the board. This meeting is being recorded by APV. Um, please join me to salute the flag. Pledge allegiance to the flag to the flag of America and to the republic for
it stands. One nation under God, indivisible with liberty and justice for all. >> I will now take roll call. Um James Banano >> here. >> Councilwoman Clayton >> here. >> Jim Henry >> here. >> Mayor Moore
>> here. Jen Souder here. >> Daniel Shaneo >> here. >> Bob Zuckermanman is absent. Kathy McLaclin >> here. >> Vice Chair Gunnan is absent. And Chairwoman Carzac here. Uh for those of you that haven't gone
through this before, um this is a a different kind of a meeting to start. It's a reorg which we have not had a chance to do yet uh in 2026. So happy new year. Um it's the first time we're meeting. Uh so we have a a a boatload of
uh approvals to go through first and then we will get to the application right after that. Uh and I'm hoping to do it right after so that there isn't uh we don't want to delay any more than we than we have to. All right. First item up is that um we have the appointment uh
and reappointments of some planning board members. Uh John Moore, Ivon Clayton, James Banano, Barbara Krisak, Bob Zuckermanman has been brought up to a uh class 4 member um from alternate one and Katherine um Mccclaclin has been
brought up to alternate one from alternate two. Um can I get a nomination for a temporary chairperson? >> I'll nominate Barbara second. Sorry about the slow uh roll call, guys.
Okay. Um James Banano, >> yes. >> Councilwoman Clayton, >> yes. >> Jim Henry, >> yes. >> Mayor Moore, >> yes. >> Jen Solder, >> yes. >> Daniel Shaneo, >> yes. >> Kathy McGaughlin, >> yes. >> Chairwoman Carzac, >> yes.
>> Yes. Okay. >> Okay. Um the nomination for board secretary U Marie temporary board secretary U Marie Rodriguez that okay
>> you you for this you don't have to do you could do a full roll call. You could just you don't have to do each individual's name. >> So I could just >> All in favor >> that's what that's what we want to know. That's what the question >> that was the question. Okay. >> Okay. Good. Okay. Uh, any discussion?
All in favor? >> I Okay, thank you. >> Okay. >> All right. Temporary board attorney Jeff Beman. >> Second. >> Move. >> So that's >> so Mayor Moore moved it.
>> And then Jim. >> Okay. Any discussion about that? >> No. >> Nope. >> No. All in favor? Opposed? Thank you. >> Uh, >> well, that was fun. >> Okay. There's that. >> Okay. Uh, all right. So, now we we're getting to the actual uh the board
reorganization. Uh, I need a nominee for a chairperson. >> Barbara Cruette. >> Barbara. >> And do we have a first? Do we have a second that? >> I'll second that. Put down for a second.
>> Okay. >> Okay. Any discussion about that or All in favor? >> Any other any other nominations before we close nominations? >> Close. >> Second. >> Close. >> All in favor? None opposed? >> I >> Okay. >> Thank you.
>> Congratulations. >> Thank you. >> Vice Chair, nominee, >> vice chairperson, I nominate Mike Gunnan. >> Second. >> Second. >> Okay. And uh any discussion on that? All in favor?
>> I Thank you. >> Um, nomination for board secretary. Uh, I nominate Marie Rodri Rodriguez. >> Second. Any discussion? No. Okay. All in favor? >> I attorney. Oh, yeah. Sorry.
>> Okay. Board attorney, uh, Jack Serpico. >> Second. >> All any discussion? >> Nope. All in favor? >> I. Thank you. >> Conflict attorney, the Beakman Law Firm. >> Second.
>> Um, all in favor? I >> uh board planner my nominate Clark Kaitton Hints Heights. >> I'll second that. >> Um, any discussion? All in favor? >> I
Board engineer Leon Ivakian incorpated that. >> Okay. Um all in favor >> I >> thank you all for the continued support. >> Thank you. Um board recording services uh APV
>> second. >> All in favor? All right. >> Okay. >> Uh just for the record uh so people understand that the uh we do not have a conflict engineer or a conflict planner yet. We are in the process of working on
that. So as of right now we when would that comes up and we it's it's out for bid at this point. >> They're already coming >> they're already coming in. So once we determine that we'll bring that up again and and bring that up in a meeting that as appropriate. Okay. Uh now we're we're
up to the committees. Our favorite part. Okay. Design review committee. Uh this committee is uh what we've done in historically is that uh we've based this on a particular project. If somebody was particularly interested, had a particular passion for it, they would be
the ones on this board for that particular application. Last year, I don't think we met at all. Um, so it's it doesn't happen that often, but when it does, I like to do it when someone feels particularly passionate about that project. They should be on that committee for that particular
application. So, if that's okay, I'd like to uh propose that we do the continue that the same way this year. >> Second. >> All in favor? >> All right. uh boil bylaw policy committee. I would like to nominate and
feel free to say as you wish. I'd like to nominate uh Ivon as the leader, Jim Henry, and Kathy on the bylaw committee. I don't believe that they met last year. >> We didn't meet at all last year. >> So, I'd like to nominate those three people to be on that committee if uh unless somebody else would like to be on
it. >> We're a hardworking committee. >> They're very hardworking people. >> I'll second that. >> Okay. All in favor? >> All right. Master Plan Committee. Uh, I'd like to nominate um Ivon Clayton,
James Banano, Jen Ser, and myself for the master plan committee. >> Second. >> All in favor? >> I. >> Uh, just so that you know, the master plan committee is going to be very busy this year. So, >> good luck.
>> Buck up. All right. 2026 Planning Board official newspapers, the Coaster, Asbury Park Press, the Star Ledger. >> That's That's pretty much a statement. >> But go ahead. >> But the new laws we don't have to advertise anymore. If you publish it in
the papers once or >> online, I mean, right, but you still have to do the one publication saying that you're doing the you have to do the annual, right? >> Go to our website, right? We don't have to pay any of these papers anymore. But what we did at council,
>> the coaster so cheap and air park usually reads the coaster. So the council is still going to advertise on the coaster. >> Okay. So we can state that that's what we're doing. >> Yeah. >> But you guys >> Yeah. No, it's fine. That whatever the rules are.
>> Just a question. Yes. Uh, since the ledger no longer has a print edition, how does that affect? >> Well, the new law allows you to online. It doesn't require to be a print. >> So, so essentially as park president, the ledger could be online and the coaster could be the printed version.
>> Correct. Correct. >> Correct. Is that acceptable to everybody? >> As of I think February, whatever. >> March 1st, I think. Okay. March 1st. >> So, it just went into effect. Yes. >> Advertise in the paper. >> Oh, you don't have to do in the paper at all. But you just couldn't do it online.
>> Okay. So there there you go. >> So >> um mayor, when you did it for the um the board commissioner, did did they do all three papers? >> No, we never do the star ledger because Yeah, we don't have to do the start ledger. They don't want two papers. >> Two papers is enough.
>> I think we added it just in case the coaster did not have enough um subscriptions. >> So we need we need to verify that. So we added third as a backup. >> Okay. >> Yeah. >> So, can we say that like as a as a backup or as an alternate?
>> Just it's okay to do more. You just Okay. >> Right. But but we may not do all of them. >> Right. >> Right. So, on a particular application. Okay. >> This is really You're doing this for applicants. >> Yes. >> Applicants could do their publication through any of those three sources.
>> Yes. Okay. Right. >> Motion Barber. >> Um I second. No, I firsted it. >> I can't second it. >> Second. >> All in favor? I >> Thank you.
>> All right. We have the adoption of the 2026 planning board meeting schedule. Everyone has had a chance to review. I can resend it again in case anybody needs it. Any discussion? >> N. >> I'll second.
>> Okay. All in favor? >> I >> All right. Well, that there you go. That wasn't bad. >> Okay. >> Now we're now we're back to the uh to the regular meeting. Okay. Um there is there was a resolution on the agenda uh
planning board 20216-. Um, we are going to pull this resolution and move it to the next meeting because we had some discussions today with Jack uh about some wording that was in it that a couple of the members on the
board were not uh didn't think were firm enough. So, we're going to bring it back on the 16th, >> which is our next meeting. >> So, we're pulling that from this meeting. Okay. >> All right. All right. We have an
application 702 Somefield Avenue. While the team is coming up, um I have had an opportunity to review the notice um and the certified mailing lists. Uh it appears to me that everything is in order. However, um if there is anyone in the public who would like to make any
statements as far as the notice, if there are any concerns, why don't we start there um and we decide whether the notice is sufficient. >> That's fine. If you have a concern about the notice, please your name and uh whatever Jeff needs.
>> Uh Stephen Maruck, 707 Bangzav, unit 301. >> And could you just spell your last name, please? >> M R UK. >> Uh my concern in regard to the notice is that >> Could you speak at the mic, please? >> I >> Thank you. >> How close? Um, my concern with the
notice is that unit 401, at least on the list that was provided on the cover sheet of Insights engineering plan, indicates a past owner um and not the current owner of the unit. >> What was that address?
>> Uh, the unit 401 at 707 Bang has a Robert Fernandez. Um, which I know because he's the unit above me and that is not the current owner of the unit. So >> if >> on the document, let me respond. On the
document created on 292026 from the city, >> 707 Bangs Avenue, unit 401 was Tormy, Chloe, and Gallon. >> Nope, that's that's fine as long as that's confirmed. >> Yeah, that's on that's on this list,
>> right? I didn't have that list. I was going by insights uh list on the recovery sheet. >> Okay. Anybody else? Any other concerns >> for notice? >> Okay, let's go. >> Based on that, I would say that the notice is sufficient and >> Oh, you have a notice concern?
>> No concern. I got >> Oh, no. Yeah. We're just wondering if any if anybody had a concern about >> receiving the notice. Okay. All right. And um since we do have some member members of the public, I just wanted to go over in case you've never
been to one of these meetings is that the way that things work is that as every witness is presents their um uh the discussion of what their presentation is, I will be asking for the uh four members of the public if they want to question that witness after
the presentation is over for that witness. So you can ask any question that you want having to do with whatever that witness said. Then at the and so that goes through all the witnesses that will be presenting and then at the end of the meeting after all presentations
are over I will ask if the public would like to have any statements and they have three minutes to state whatever they like about the project they whatever they choose to say about the project whether they like don't like whatever you would like to say. We have three minutes uh for each person to be
able to do that at the end before um the planning board um makes any decisions. >> Okay. >> Okay. Floor is yours. >> All right. Uh good evening, Madam Chair, members of the board. Jason Tuvel, attorney for the applicant. I guess happy new year to everybody. First time uh being here uh this year. Um so this
is an application for 702 Somerfield Avenue. Um the properties in the CBD district. Um the pro proposal is a mixeduse development to be located at the property which is a permitted use in the zone. There's currently um pavement
on the site. It's used for storage both outside with vehicles and there's an L-shaped one-story building located on the site um as well. In addition to that, the site hasn't been developed in some time. So there's lacking in stormwater management, streetscape, um a
lighting scheme um on the property. The applicant is proposing a 30 unit mixeduse building at the site. So that's 30 residential units um with 2300 square ft of commercial to be located um on the ground floor. And with that proposal,
there'll also be improvements to the things I just mentioned before, the drain, the drainage, the streetscape, the lighting, and obviously the aesthetics of the property based on the fact that a brand new building um is is being located there. So, Madam Chair, I have four witnesses that I plan on
calling in connection with the application. So, this is sort of the order that it's going to go and what they're going to be covering. So, we have Doug Khloen, who's first, who's our civil engineer from Insight Engineering. So, he'll go through the site plan, existing conditions, storm water, lighting, landscaping, things related to
the site. Then, James Monfort is our project architect. He'll walk the board and the public through the building uh floor plans as well as the elevations of the building. Um so that'll be handled by the architect. Third, we'll have a traffic engineer. So the traffic
engineer will deal with on-site circulation and Mr. M. Mr. Clemen will deal with that a little bit as well. Um trip generation and access to the site as well as as well as parking. And then finally, we'll have our professional planner, Christine Capone, who will go through the variance relief and the
design waiverss that we need in connection with the application. There are a few um um variances that we need. I believe your planner called out three of them in connection with the application and there's a couple design waiverss that we need as well. So, that's sort of the the game plan, the
batting order um for the hearing. So, with your permission, Madam Chair, I'd be happy to call our first witness. And and just for I I have you have you um have you presented before us before >> here? I've not presented here before. >> All right. So, do you want to check uh Jeff credentials and stuff?
>> Not for attorneys. >> Okay. >> He's the attorney. >> All right. >> He's not He's not a witness. >> Okay. >> I'm happy to go through them for you, though. >> That's okay. That's >> Nobody's ever asked me that. All the All the engineers get to do it. So, I I I'd be happy to. >> Well, we wanted to give you the opportunity. >> I'm teasing. I'm teasing.
>> But that's okay. >> That's all right. No, I've been doing this 22 years and I was on the director of the land use board of directors for the state for for about eight of those. So, >> Okay. >> Okay. >> Well, welcome. >> Thank you. So, our first witness I'd like to call is uh Doug Klen, who's going to be our civil engineer. So, I
guess we should swear him in and I'll go through his credentials. >> Mr. Klen, do you swear or affirm that the testimony you're about to provide will be the truth, the whole truth, and nothing but the truth? >> Yes, I do. >> You just pride a background of your um experience as an engineer. >> Sure. Uh I'm a licensed professional
engineer in the state of New Jersey. Uh currently work for Insight Engineering where I've been for the last uh 12 years. Um working on a variety of projects from single family homes um all the way up to larger commercial site plans. Um did also have the pleasure of
serving as the board engineer for uh this great city. Um and my license is in good standing. Um I think that pretty much >> that covers it. >> All right. the board accepts, Mr. Cloen. Okay, great. Thank you so much. All right, so Doug, why don't we get started
by just describing the existing conditions on the site, kind of the shape of the property, and then we can go into the proposal after that. And I guess why don't we should we mark this, Jeff, as an exhibit? >> Yes, this this was not provided to us. >> This was not provided. >> Yeah, it's just an aerial, but All
right. So So I have uh >> I have three that I'll go through um that are colorized exhibits. The first here is the existing conditions exhibit. It has a date of uh 212 2026. >> And this was prepared by your office? >> Yes.
>> Okay. So, we can mark this as A1 if that's okay. >> Sure. >> Okay. >> And this is just an aerial. Is that >> Yeah, just an aerial image. >> Okay. >> Should I go through the rest of them or >> Yeah. I mean, if if you want to mark them, if it's easier to mark them all now, if you're going to be going through
your testimony. >> This is the next one, which is a proposed site rendering exhibit. Um, also dated 212 2026 prepared by my office. >> And these are the this is the same site plan the board has. It's just colorized with the landscaping superimposed.
Correct. >> That's correct. Yes. >> Okay. >> And finally is the neighborhood aerial which is just a zoomed out version of um the colorized site plan that was submitted to everyone. And this is also dated 212 2026 prepared by my office.
>> All right. So we'll mark that as A3. And Mr. Clown, you represent that these aerials are what's existing there today. Correct. >> As of uh I believe October 2025 was the date of the image. Okay.
>> All right. So, uh the address is 702 Somefield Avenue. It's uh known as block 256 lot one. Uh the lot size is 13,222 ft. uh just about 0.3 acres and as was
mentioned it's in the CBD mixeduse district. Um as you can see it's a rectangular property uh located on the south side of Somerfield Avenue. Uh it's about about at the midpoint of the block um the first block um east of Main
Street between Main Street and Bond Street. Uh it's currently developed with a one-story industrial building uh and the remainder of the lot is paved. So that L-shaped building is uh is here along the southern and eastern sides uh
and the rest is paved. Um it's surrounded by a variety of commercial and residential uses. I do want to point out that there's an unnamed 7 foot wide um public rightway existing to our west. Um and yeah, so the existing building
it's uh from everything I can tell for the most part I think there's one there's one downspout that discharges um through the curve but the rest of them uh discharge at grade. Uh there's no currently no storm water management on the property. Um so everything kind of
sheet flows towards Somerfield Avenue over the sidewalk and eventually out to the street. Um there are two curb cuts as you can see. So there's uh one, two along our property frontage and then a third that is uh for that 7 foot wide
alley. Um there is also across the frontage here uh a large slatted uh chainlink fence with barbed wire above it. Um I would describe it as a bit unckempt. It's kind of disorganized
paved area. You can see there's no real uh striping delineated. Um there are some dumpsters out there, some outdoor storage, u vehicles. >> That's the hardware stores parking lot storage, right? >> That's is that the park? Yes.
>> Yes. Yes. Correct. Correct. >> Parking lot >> to to the west. Correct. >> Well, that's their parking lot in their storage. >> Yes. That Yes. Yes. Yes. >> I parked there the other day. >> Yeah. So, um lot going on in there. Uh
but like I said, there's not really any uh you know, designated parking areas. Um so what we're here tonight for is uh we're seeking approval from the board to uh remove the existing improvements. So the existing one-story building, the asphalt area, the shed um and construct
a new four-story mixeduse building um and asphalt parking lot with um parking and retail on the first floor with residential units above. I'm going to switch over to our site rendering exhibit A2. So across the frontage, I'll start here.
Um we are proposing um brand new sidewalk. It's at its at its smallest point 12t wide. So it's a minimum of 12 feet wide from the face of the building um to that to that PA band. Um there is a bike rack and bench that are also
proposed um to match the existing streetscape throughout the uh CBD. Um as I mentioned there were two existing curb cuts. We are proposing to close those um and we have one new curb cut proposed um for access to the parking area which as
you can see is located for the most part underneath the building. Um there are some a couple areas that have uh access to sky above. Um >> so just to be clear, the orange is under the building, the gray is is facing the sky. Correct.
>> That's exactly right. Yes. Yep. >> Um and then you can see our our retail area in the uh northwestern corner. Um 2353 ft of retail. Um we did position the building on the
lot uh with the with the alleyway in mind. So uh that 7 foot alley to our west. Um we're approximately 3 ft um off that western property line and that was done intentionally. Um so the rightway that's associated with that alley, it's
7 ft wide. Um but when you look at and I'm just going to pull up the site plan briefly here. It's easier to see. just refer to the sheet. >> So, this is sheet C200, the existing conditions and site preparation plan.
Um, you can see that there's an existing fence along the property line there. Um, which kind of aligns up well with the with the curb cut that exists. So, it's it's approximately it varies, but it's approximately 10t wide. Um, you know,
based on the location of that fence. Um, and you know, on our property, there's approximately three or four feet that are on our property. Um, to my knowledge, there's no formal easement that exists on our property to permit that access, but um, we are proposing to
formalize that with an access easement. Um, so that that 10-ft wide access in the alley is maintained. Um the alley provides access to um I'm going to go back to the existing conditions. You can see it here. There's a um
a large paved area behind several buildings. There's a few restaurants um commercial use uh possibly residential units above. Um and that act that alley provides access to the rear of of those buildings on Main Street and Bangs
Avenue. Um so at the end of the day are we're proposing to maintain that access um and providing a benefit by way of a formal easement. >> Who owns that? >> What the alley? >> Yeah. >> City. >> The city. It's a rightaway. >> Okay. >> Yeah.
>> So once again, so the so the alley is 7 feet. >> Yes. >> And you're proposing that you're going to offset that by 3 feet. >> Correct. We're providing a three- foot wide easement parallel to the 7 foot rightway to provide 10 feet worth of
access. >> We're almost like giving the city a little road widening, right? In order just to give it more space over there. >> We're trying to maintain the functionality that's currently there. >> So, is it Do you mean that it's 7 foot wide on record, but it's physically 10
foot with the gate that's there now? >> Yes. >> Oh, so you're just going to maintain >> Exactly. Right. Y >> and then codify it that legally it'll be 10 ft. >> That's correct. >> Right. So So the gate is 10 ft. >> Yeah. The space I would say >> the space for the gate right now is 10
ft. >> Yeah. But legally it's only seven on on the map. >> Okay. >> Yep. >> Is that fence going to remain? >> Yes. What uh I'm sorry. The the fence will remain was the question. >> No. The So essentially the the side of
our building is going to be where that fence was. >> Okay. >> Yeah. >> Okay. Go ahead. >> So the alleyway is used for egress for the two buildings on main and the one on the opposite street. >> Correct. Yeah. Yeah. There's >> actually used or I mean
>> it appears as though it is. Um you know I' I've looked at a ton of different aerial imagery. I've seen vehicles back there. I would imagine it's maybe used for for loading for them. Um, >> well, there residences there and there are stores back there. I don't know if anybody goes into the stores via that.
>> Yep. >> But it's not very clear that you can use that as pretty much anything because the gate is closed and it's like who's going to go there. >> No, but before he said it was used as an egress to the two the one I was going to say, we'll sell it to you either you or
the hardware store. What good what does it do to the city? Well, there's a few buildings that you can't see them all here, but >> is it us secondary egress from those buildings? >> I I can tell you they def the businesses have used that for loading unloading and there are some residents who use it.
I've seen cars back there. >> Yeah. I mean, because I know you can you're never allowed to park in front of it and stuff. >> No. Yeah, it's there are some residents back there though. >> Yeah. I don't know the specific uses here, but there's appears to be two here. They're on Main Street. Um, another one on the corner of Maine and
Bangs. And then they have, you can see their buildings here. Um, you know, have access to that paved area. You know, their space back. >> Our point was just we weren't changing it or changing anybody's condition. That's all. >> Yeah, exactly. >> Yep.
>> Um, so in terms of the building, um, the building's four stories with retail in the northwestern portion of the ground floor. Uh the remainder of the ground floor is going to be dedicated to parking, a trash room, a bike room, a
lobby, uh two sets of stairs. Uh there is also a basement proposed underneath the retail component. Um which will contain amenities, a gym, a business center, storage units, and utilities. Uh floors two through four above will
contain the residential units. And obvious uh the building in much greater detail than I did. Um in terms of utilities, we are proposing all new underground utilities for the building that um are available within
Somerfield Avenue for sanitary sewer, water, electric, gas, and cable TV and internet. Uh there is a utility room that will be located in the basement. Um electric and gas meters will be screened from view. um located within the
basement if possible or uh obviously it's um you know we have to get some buy in from the utility companies. But >> when you mean when you say basement, you don't mean you said you don't mean below. >> You mean >> Yes. >> You're actually excavating. >> Yes. >> Below the sidewalk when you say
basement. >> Yes. >> Okay. >> There is a portion. Um so >> can we see that? Because I I didn't see anything having to do with a basement. >> Yeah. I the architect will definitely speak to it more, but I can kind of highlight it for you here on the plan. Um so this is that retail area. Uh if
I'm if I'm to strike a line from the the east side of the lobby coming straight down, uh you can see this dashed line here that represents basement below this area and then that comes over um and then eventually follows that retail area.
>> Yeah. And I was going to have the architect go through all the floor plans. So you >> So the floor plans will be >> 100% you'll see them all. >> Okay. Yes. >> All right. >> Yep. So, um obviously pending final confirmation with the utility companies or there is some some space within the garage that we can utilize for uh for
metering um storm water management. We are uh by the city's definition neither a major or a minor development. Um so by ordinance requirements there's no on-site detention required. Um but however we are proposing to improve drainage on the
property in a few ways. Um, so in the existing condition, uh, as I mentioned, most of that building run off that L-shaped one-story building, um, discharges at grade and then flows over this, uh, this large asphalt area where it joins up with the rest of the storm
water generated from that asphalt area and eventually over the sidewalk and into Somerfield Avenue. Um, in the proposed condition, we are discharging all of the roof leaders directly to the Somefield Avenue gutter um through a
series of underground pipes, which um will help keep runoff off the sidewalk um and will ultimately be captured by an existing inlet um to our west near Main Street. So, in the cold winter time, uh this will help keep the sidewalk free of
ice in the colder months. Uh and also um one of the components of storm water that we always consider is storm water quality which um we are greatly reducing the motor vehicle surface on the property um which provides a storm water quality benefit by reducing uh the
amount of potential pollutants in that runoff. uh in terms of parking uh real quick. Yes. So for storm water, have you all looked into consolidating those discharges? >> And the reason I bring it up to the board is because what's being proposed are seven 4 in lines that are going to
the curb. So what you'll get is a heavy rain event. To Doug's point, right now everything's sheeting. So no increase of water is going to be percolating. So what's happening is those seven Doug you want show there's seven lines. >> Those are seven discharges. Um the idea
and it's not my I can't design it. Um but my thought process I'll say is to consolidate some of those um whether it be a catch basin or something else just to kind of minimize the discharges that are going out to the curb right now.
>> Yeah. Yeah. The the so the reason uh that we have the design that we have currently was for the fact that we were able to utilize a 4-in pipe that um you know has only so much capacity, right? If you can imagine a a a small 4-in
pipe. Um and we're also you know up against a a 6-in curb. We want to provide enough cover uh when that pipe penetrates the face of the curb. you've got about two inches above it that can be reinforced for longevity. Um we want
that curb to last. Um so you know based on the capacity of the 4-in pipe and the size of the roof area um these that's why there's so many basically is to spread it out. >> My thought process wasn't to increase the forage and again it's
>> ultimately designed as you right. Yeah. >> The idea in my mind was to consolidate go to like let's say a catch basin with a sump. Y >> bubble it out. Now you have one area of discharge instead of seven. Again, ultimately it's up to the board and your whole thought process, but right now
what you're getting is seven. I don't want to call them hoses with seven pipes that could be discharging at any given time shooting against the curb. To Doug's point, it's going to collect all the water or discharge all the water. Um I just didn't know if there's a possibility of minimizing the seven.
>> We would be open to that. Absolutely. It would require uh say a a bubbler inlet without within Somerfield Avenue that would have some storage capacity. Um and then when that reaches capacity, it would come up out of the inlet and then
flow with the rest of the storm water um to that same inlet over by Main Street. >> So that means you would have to build something in the city. >> Yeah, we would build a typical B inlet. Yeah. With a with a curb piece on it. Yep. >> Okay.
>> We can look into that. Okay. Y >> is is there a uh storm sewer in Somerfield? >> There's not only uh the closest one is >> you do you do have one on the right. It might be in the rightway but right on the corner of Somefield and Maine keep
going to the left. >> Here we go. >> Yeah, there's one right about here. >> Exactly. >> There's a storm sewer on Maine >> capable of uh the runoff >> state if it's state. So I think it would be hard to have uh to put that burden on
them to connect to that. >> That's not an option then. >> Anything's possible, you know, but >> well, let's be practical, >> right? It's a big >> how does like if they had to build something in the the street like does
that complicate matters with like future maintenance? >> No. No. So, what you're going to have is another catch basin um catch basin or two or whatever it is that are there. Now, it's not going to be currently it's not going to be connected to the infrastructure of the city, but just to reiterate what Doug was just saying, what's going to happen is think of like
a drywall or like a bucket. It's going to keep filling up and it's going to fill up. It's going to fill up and eventually it's going to bubble. That's what the bubbler eventually bubble and sheet flow down your road. Now, the idea is, and again, it's up to you all. The idea is now you'll have one area of discharge instead of seven. Um, so you
tell Doug or myself, hey, we're not interested on the set. >> What does it look at this? What does it look like at >> look like a regular catch basin? Oh, >> curb piece. A great bicycle inlet. A great >> But I'm saying does it have to be maintained over the years and stuff like that? >> It'll have to be maintained over.
>> So what? So who maintains it then? that the city. >> I will say it it it does provide the opportunity in the future if the city were to um you know invest in some public infrastructure there that they could potentially connect to it
>> to bring it into with everything else all the other inlets in the area. Um, you know, currently it wouldn't be connected to anything, but in the future if there were storm sewer improvements, it could be connected with the with the rest of the inlets. >> Have to be expanded, right? Because I assume you would build it.
>> No, not necessarily. No. Yeah. So, it's really forgive me for really like your infrastructure in the city doesn't necessarily rely on the invert like your depth of grade. It's just to to connect piping. So, in this instance, it's to connect piping. Now you'll have a
orifice on Somerfield that will then discharge you could theoretically if it's a 4 foot 5 foot invert you could connect almost any size pipe up to you know 24 at least. >> So so does this slow down the process of getting the water into the street?
>> No it doesn't slow down to get well so to get into the street what it's going to do is it's going to catch and then instead of seeing the seven discharges now you're collecting. So a smaller storm event you won't see it >> you won't see it at all. on a I just do do want to preface on a heavy storm event it will most likely bubble up and
you still will see sheet flow >> right because I'm I'm just concerned about whether whether this this your proposed process will slow things down a little bit to give you know because in any storm event we want things to be a little slower >> so that
>> so it's just a question of whether that's >> an the an appropriate >> so yes >> solution for for here >> so to answer you yes so it depends on the storm and the size of the structure. Uh, but if it's a traditional size inlet, it will slow your your storm. >> And which which waterershed are we going
to? >> This is going to >> is this to to to Sunset? Deal Lake. >> Goes to Deal Lake. >> This goes to Deal Lake. >> I mean, I don't know how everybody else feels about about that, but anything to slow down water um coming into the
streets is I mean, it's a positive as far as I'm concerned, but uh aside from in my opinion it's a storm benefit but now you're also going to have seven >> yeah penetration. So like let's say the city comes down and does the curve. Now they're doing the curve, but let's say
20 years from now they do it. It's just another burden to be honest >> to do the seven, >> right? >> As opposed to one. >> Well, yeah. Because I got Yeah. So now what you have is you have your curve piece and there'll be expansion joints on each side. If you're doing that construction, you just knock them out. And then
>> So you're saying the proposed is better for future modification. >> No, no. What I was saying is like if they were to not have seven pipes breaking through the curve, it would be better for future. >> That's what I'm saying. If we don't have the seven this Yes. >> bubbling catch bas.
>> So we're basically consolidating the pipes into that bub into that bubble which you think is a better alternative. >> I do. >> Okay. Okay. >> Okay. >> Okay. Go ahead. >> Okay. Um you want to talk about um parking. So
>> they have to get an ement to get an ement from the city and >> no the same as >> you want to go over the parking duck. >> Yes. So um we're proposing 27 full-size
parking spaces including two ADA. Uh the ADA here are I'm circling with my mouse. Um within the garage um so it's compliant with the ADA guidelines. Um and the parking spaces will be for the use of the residents of the building. Um
the retail component does not have a parking requirement as it's less than 10,000 square feet. Um and the remaining required parking will be made by way of a contribution to the calculated uh parking impact fee um to a fund dedicated to provide parking in the CBD
as is permitted by your ordinance. Um we're proposing a number of electric vehicle spaces uh in accordance with the state regulations. You can see those um the car with the with the plug symbol. Um counting them six. We have eight of
those proposed. Um and I know this is uh just a technicality. Um so the 45 parking space requirement which is one and a half spaces uh per unit is reduced to 40 by uh the electric vehicle standards. Um
but just just putting it out there as a technicality. Um access to that garage is through a a two-way full movement driveway. >> I'm sorry we we we didn't >> you didn't wrap up the calculation. So how much goes into the parking fund?
>> Thank you. because you so >> you gave us a lot of numbers but didn't give us the punch line. >> So we're we're Oh, go ahead. I'm sorry. >> So 45 parking spaces are required uh which is reduced to 40 spaces by the electric vehicle. Uh we are proposing
27. So there is a 13 space deficiency on our property >> and we'd have to pay for the 13 spots that were short. >> You did say that your development was reducing the amount of cars on the site. I I've never seen 27 cars vehicle surface area.
>> Oh, no. He just meant the the parking area that's exposed to the sky >> for just for just for storm water. That was a storm water comment, not a traffic or parking comment. >> And dog, I'll get all my comments out early today. So, I just want to make the board aware the proposal is 27 parking
spaces, which includes the ADA, which is fine, but there's 30 units. Um, so I don't Is it been discussed how and who gets those spaces? are the three that are left. >> So, um I think for the our our traffic engineers going to talk about that in
some regard. Um but yes, there will be um the access to the local the train station which is about a block and a half away. Um is going to be considered. So, you know, we are technically three short of providing one per unit. Um so
you know given that the train facility is nearby um not everyone's going to have a car um you know we do feel that the demand is there for um you know >> people without vehicles to be >> and that's a meeting street is it not?
>> Yes. >> And so like is do we have a permit process on that street though too? No. >> No. >> No. >> Wait. You mean like permits, park permits? >> Res That's immed >> and resident permits and parking and
employee permits can park there. >> There is a permit. Yeah. Okay. >> Yeah. And I and I was going to have the traffic engineer go through the the parking and the number. >> Can I just go back to what you said about the train? What does the proximity of the train have to do with
>> the the Yeah, the traffic engineer will get more into that, but the point the Yeah. No, I know the point was just to to preview what the traffic engineer is going to go over is just the proximity of the train station would result in maybe not every unit having a vehicle. >> And I'm hoping he's going to also
discuss that the requirement is 1.5, not one. >> That is true. >> So, I'm sure there'll be discussions about not just needing three more, >> needing a lot more. >> Yeah. >> But I'm sure I I look forward to it. >> Okay. >> All right, Doug. >> So, uh I do want to talk about how refu
will be handled. So, um, it will be handled by a private carting service. Um, and it will occur within the alley that was mentioned before. So, there's a 7 foot wide alley, um, 3 f feet additional that we're dedicating to
access via an easement. Um, our trash room is located in the southwestern corner here. It has an overhead door on it. Um, and refuge pickup will it'll be under the supervision of the building manager. Um, and there's really, uh, two
options for pickup. Um, the truck can pull up to the alley, curb cut in the street where the trash will, um, be ready to go and be wheeled out to the vehicle, uh, the truck that is picking up the garbage. Um or alternatively that
trash vehicle can uh back into the alley and pull up much closer to the trash room, load the load the truck and pull out head-on onto Somerfield Avenue. Um uh moveins and move outs will occur um
by either of those two options as well. Um, with a third option being finding an available parking space. Um, uh, or if there's a smaller van, people may, you know, make multiple trips. Obviously, they can utilize the parking space in
the garage as well. Um, that'll all be coordinated by the building management. Um, going to talk about lighting for a minute here. So, um, I'll pull up our lighting plan, which is sheet C601 on the site plan that was
submitted. Um, so our lighting design consists of wall-mounted LED lights uh, for the driveway, the alley, uh, and the sidewalk along our frontage um, with lighting inside the garage as well. Uh
all the proposed exterior lights are um on the exterior of the building. They're fully shielded. They're dark sky friendly. Um they are they all are 2700K um to comply with the ordinance. I know I think um in Sam's letter there was a
typo on our plan, but they all they all are 2700K. Um we also are not proposing any spillage onto the adjoining properties. Um, >> but there's a so there's a development there's a small slimmer piece that we
approved that's on the uh the block heading to you that backs up >> to your parking >> and so what they will be looking over into the parking area at night
>> yeah you're talking about I mean, if you go back No, I'm talking about where uh to the uh to the west. >> I I see you've designed the building so you don't have because I believe here we have no rear yard set back where it's
only five foot and that became an issue with the other one. What is it? What is Bangs on the next? >> Yeah, Bangs is on the other side. >> So, Bangs on the other side. You know, we talked about that because they were going five foot to the rear yard to the rear lot line and then we knew this was going to be a development site, too. So,
I know you designed your building where you're not have your building wall butt up to theirs, >> right? >> But their building wall will be overlooking >> the uncovered part of the parking lot.
>> The uncovered part, right? >> The uncovered part. Yes. Is that light spillage into the building? >> Well, >> they're saying they're mounting the light at 10 ft above the ground and that would be less than the
>> um height of the ground floor >> in 7-Eleven banks because that's the retail. So, the first habitable level will be above 10 ft. >> Okay. >> Yeah. And everything's downward directed. Um We also do have a a fence
that we're proposing uh around the perimeter of the parking area. Um we it was one of the comments I believe to make that a a solid uh material uh which we would have no issue complying with. That'll also help with um any light
encroachment onto that adjacent property. Um so we have no issues complying with that recommendation. Um >> 42 in I think is what was in Don. >> A minimum of 42. Yes. >> So are so are you testifying that there
is no spillage onto any place that is not on your building? >> Well, um I should clarify no adjoining private property. Um we do have so we
have lights across the frontage. So, um there are a couple of of street lights on Somerfield Avenue, Cobrahead lights that are uh >> maybe one or two. Right. So, um we are intending to light the sidewalk using the building mounted lights in the
front. Sorry, excuse me. And then also that public alley. Uh we have three building mounted lights that we're proposing to light that alley with. Um knowing that it is used by the public as well. Um, so it's all for safety purposes to enhance visibility. Um,
that's the only light spillage that we're proposing is into uh public writing. >> Right. So just to answer the chair's question perfectly, right? >> On the as to private properties that abut us, we're not spilling over into private properties. Correct. >> Correct. as to the public right ofway on
Somefield and to the alley. There'll be cut off fixtures proposed there for security lighting purposes and just to properly and safely light up the sidewalk in the alley. >> That's correct. >> Yeah. >> Right. Because if I if you look at this I I don't know. I mean lighting people
would know better than I. >> What sheet are you looking at the the lighting plan? >> Yeah. On the lighting plan when you're talking about things like >> 17.7 17.3 I mean you guys would know better than I. Is that a lot? That's a lot. >> Where was the Oh, I see that. >> You know, if you look on the Somerfield
part, >> I see 18. Am I not seeing this right or the 16 18.4 in the corner on the corner of the lot? >> That's 16.4. >> Is that 16.4? >> We But you got 17.
>> Yeah. 17.7 in the center. >> Yeah. M we can adjust the lighting on in the right of way to to the satisfaction of your board professionals. We recognize there's a couple hot spots, we call them. Um, and it's just based on the nature of that light. Um, so we can swap it out. Um, utilize a different
fixture, something that spreads the light out a little more for more uniformity. No problem with that. >> What about the parking spots that are open to the air, the back of the building? Mhm. >> Are those lights going to be visible to
the residents that are living behind you? >> So, they're they're they're mounted 10 ft above the ground level. Um, as Donna mentioned, that'll be, you know, the first floor of those buildings that are adjacent to us, approximately 10 ft tall. Um, so any
residential units above those uh would be looking down at the light, which is fully cut off, fully shielded. So they wouldn't see the source of the light. >> They just see the light. They won't see the source of light. >> They'll just see a whole lit parking lot, >> right?
>> I thought I read in one of the reports that the block had one Cobra light and it was up to the city engineer if he needed another one. There is one Cobra Head fixture on Summerfield >> just just west of the alley on the other
side of Summerfield. >> And we're for the record, we're not opposed to installing street lights. We were we had a conversation with Michelle Wonzo uh before coming to the board. Um she recommended not to put street lights
in. Um so we followed that guidance. Whatever. >> But we're we're flexible. Um Would you give a reason why not? >> I think I think because there's just a general lack of them on the street >> and the city has to pay for >> do what?
>> The city has to pay for lighting. >> No, we'll turn down the project. We'll pay for the lights, >> you know, that's I mean, >> right. >> So, did she say, "Okay, don't go through JCPNL and put in another Cobra light,
but put in some decorative lights or something at the curb line." I don't mean decorative like something actually lights the street. I mean, is it going to be dark? >> No. And that's why we have the building mounted lights across the frontage to light that sidewalk. >> Um,
>> but they're going to be that bright and go across the street. I don't know what everybody's saying. >> No. So, those light those hot spots, they're they're directly below the light. So, the source of the light is about 8 feet in the air. And if you were to look directly on the ground below
that sidewalk will be bright. >> Yeah. >> But if you were to go >> if you go >> five 10 feet. >> So go to zoom zoom in zoom in on the on the sidewalk. I >> by the time you get to the sidewalk it's a one. >> Where is that measurement at? Is that on the >> It's on the ground. Yeah, >> it's on the ground.
>> Yeah. So I just I just thought this would be easier. So right underneath those those those black um fix those are the fixtures, correct? >> Yes. >> Okay. So, under those fixtures, you see what the chair was saying earlier, the the higher number, like the 17 point, whatever, the 16 point, whatever. That's
where you have the highest because it's actually under the light. You can't see the light because it's cut off. Correct. >> Correct. >> But but that's where it's the the brightest. But as you get to the to the curb line, so go I guess that's uh north to the curb line. >> Then it it goes off to about 0.1 and
zero, >> which is what we want. Right. So, no, the mayor had asked if you were going to see it from across the street. So, I just want to be clear that it goes it the spillage goes to zero by the time you get to the to the curb line. >> Yes. Correct. >> Which is the point of why we would want
street lighting because the part of the sidewalk that's public and people are using where the bench is, where the bike racks are, >> it's dark. There's no light because that one street light down the block can't reach this far and the lights on the building don't extend into the sidewalk
area very far. >> Yeah. Like Doug said, >> so so it's a tradeoff of do you want the building mounting lighted >> to span the full sidewalk or do we want to get a street light to take over to light the street more?
>> You mean like in the the pave >> in the sidewalk area? Sidewalk area. >> Right. you'd have to have in other parts of the CG. >> Yeah, we would defer to the board on what they felt was the most appropriate. >> We could use a fixture that is more forward throw that covers the entire
sidewalk and by the time you get to the curb it, you know, like I like was talked about it starts heading towards zero. But something that does cast more light out away from the building. Um or we can use the street light. So the thing is if if we put them in
that pay there light >> we would pay the electrician this >> yes >> the city but if they put them on the building >> yes >> that's debatable >> as long as they keep them on >> what
>> as long as they leave the lights on pay for a new street light >> no to light the street lights >> yeah we we would >> we'll pay to maintain the street light because we pay for me where they're at.
But I don't know if the city's liabil put in a new street light for their property. >> No, no, you're you're correct, mayor. We would buy the fixture >> and pay JCP and I would put in a pole. >> Correct. That That's correct. Then once the light goes on, then it becomes right. >> Got it.
>> Yeah. Okay. >> Thank What do you think? It was your comment. Well, the CBD plan says put in new street lights. So, that's what I'm saying. That's what the CBD plan says. >> Like I said, we defer to the board what you feel. >> I don't recall us asking in other
applications for them to put in lights because most of them are are taken care of by the master developer on the waterfront. They're taking care of those. Now, these I don't recall us ever asking >> three or four >> for a street light >> on applications where we've had an on
Cookman. >> Yeah. There's already street lights, >> correct? >> So, we haven't had to >> like they're already there. >> They're already there. >> Then it wouldn't be a bad idea for us to ask for that. I mean, if that's okay with the board, I mean, how do they feel >> to ask where it's needed? >> Yeah. Where it's needed. And I think
that that with a with a building this size, it's needed. >> Okay. So, we would add those street lights and then redesign, I guess, the building mounted lights to >> add. I think one would be sufficient. >> Yeah, I think once one would be sufficient. >> Whatever it is, we got to figure out uniform light. said there should be two,
right? >> It depends on the height and the throw. We got to model it. >> So So why don't we just say that that something should be there and then you guys can model it. >> Okay, that's fine. Okay, we'll work with with your team on on making sure that
they that we get it right. >> Right. And we'd have to obviously agree on what what that street life looks like because >> Do you have a fixture? You have a fixture, I'm assuming, right? >> Yeah. >> Okay. >> Okay. Um, >> sorry, Doug. There's something that that
I that I'm really I'm really struggling with. >> When you started mentioning about the trash being sent out on that three-foot wide alleyway, >> 10 foot >> 10 foot. >> Well, okay. >> But this easement thing, I'm missing it.
I'm missing the idea because are we saying that three-foot is an easement to that to the city? Yeah. Or is it >> Well, the city doesn't care if you have three feet to take a track out or not. >> No, >> that's what I'm saying.
>> No. No. So, so the easement is to grant the to grant so that there's 10 foot full width of access, >> which they need anyway to take their trash out. >> They really don't. >> Well, where would they put it? Where would it go? >> They could come out their garage, open it, >> right?
>> Okay. Okay. So, you'd come out the you'd go through the garage and go out the garage door. what they're doing is honoring the existing >> 10 width that everybody's using now. >> Okay? >> So that's why they're making it 10. >> Okay? >> And it's more functional as 10 rather than seven.
>> It is more functional. But but when we're talking about it to get go there, but when you're talking about a tax base, are those 10 are those three feet in your clients or are you giving it to the city? >> No, they're saying it's an easement. So
they still own the property. They still own the property no matter what. The three feet. >> Yeah. >> Okay. Okay. All right. >> You want them to dedicate it? >> No. No. I'm I'm just trying to understand. >> No, that's okay. That's okay. I'm just trying to understand that. >> Hey, if you want to vacate it.
>> The only thing that scares me is when James says he sees people parking their cars there. So, people are parking their cars there. How's the garbage truck going to get down? >> No, the cars I believe are parking in the back. >> Yeah, there's a wide area. Yeah, like it goes down the alley and >> Yeah, you can see in the aerial photos
there's cars parking back there. >> They're back there. >> But is that the only access to that parking is the al >> to those spots? I believe that that's correct. >> So, does the city have any park on that alley portion? Does the city have any parking regulations?
>> No, this is this is an alleyway to to private property. >> Right. But it's the city's property, right? So now if we don't want cars to there. I mean, should we have no parking signs >> in the back behind these buildings? >> No. On that alleyway property?
>> Yeah, you can put signs there. No parking on that. They should They're not parking there now. But >> yeah, we >> But you never know, right? >> Yeah, you could. The city could do that. It could regulate that. >> You never know, right? Once they built the building, people say, "Look at this nice driveway I have." >> Sure. >> Go ahead.
>> I think the reason it says unnamed alleyway because nobody knew we owned it. >> Yeah. Yeah, I've plowed the streets for 31 years. I never plowed that out. I mean, >> it's Yeah, it's on the tax map. It's unusual, but but it is on the tax map. Yeah. >> Well, yeah, because the car is probably clearing it as part of the park.
>> Absolutely. Yeah. >> Do we just >> No, it's on It's on the tax maps as public right away. >> Yeah, >> I think it's on. >> Yeah. >> Uh landscaping, short and sweet. Uh we're proposing four
American sycamore street trees along Somerfield Avenue. Um we will comply with the recommendations from the board planner in terms of some of the the details and notations on those. Um and get shade tree commission approval. >> Get that open.
>> Yes. >> Um I know you said approval, but and would you be open to changing species if the shade tree commission? >> Sure. >> Yes, absolutely. >> I know that we're trying to diversify the get away from London. Okay. Yep.
>> Uh I will touch uh briefly on signage. U our architect will talk more about it, but um we are proposing to comply with the ordinance requirements um which Jim can talk about more. Um and then
I think that's pretty much it. I will um in terms of outside agencies here, we are going to require uh free old soil conservation district certification. Uh approval of our sanitary sewer connection from city engineering. Um a letter of no interest from the Mammoth
County Planning Board. U and then I do have I can up to the board. I can go through uh the comments from from Sam's letter. Um if that makes sense for everybody. >> We touch on touch on those. >> Yeah. I mean, we could just say we you
willing to comply with anything that's outstanding? >> That's correct. We will. >> But we can but we can go through them if you want us to. >> No, I mean if if if Sam's okay with it, >> unless somebody else has a question. >> Okay. >> Okay. That's all you got, right? >> I just want to be clear. >> Sure. >> You know, I don't think I ever swore you
guys in. So, >> swear affirm the testimony that you're going to provide. You only ask questions >> before and after. Yes. >> The testimony you may provide will be the truth and whole truth. Talk about the truth. >> I do. So, I just want to confirm there's there's a discrepancy in the reports about whether it's 41 spaces or 40
spaces and and what the how many uh credits you get with the EV. >> So, it's 45 spaces needed, >> right? >> And they got seven spaces credited. >> So, Doug testified that there's eight spaces though, right? >> Yeah. But they only get credit. >> So, you're you're allowed a maximum of
of 10% reduction, which is four and a half. And my understanding, I guess it's up for interpretation, but my understanding was that when you have a fra a fractional space, it gets rounded up to five. >> Are you in agreement with that? >> Okay. I just want to make sure. >> But wait a minute. Are you saying that
you're using 45 as your number >> to use the credit? >> No. >> No. No. Your credit is based upon the 45. >> But you're not providing 45. >> You're providing 27. It's a mechanism to reduce the requirement. >> Right.
>> Okay. So, so in essence what you're doing is the requirements 45 straight straight across the ordinance. >> The um the statute and the EV requirement say that you get a credit of 10% of that which reduces the requirement. >> You still don't meet the requirement.
Yes, but the the question I had is in one report it said 41, another report it said 40 and Doug testified 40. So, I just wanted to be clear that 40 is the requirement with the credit. We're rounding up 4.5 is 35 - 5 is
>> 40 E credit how many do you have to so I understand that you get 10% right but how many EV how many EVs do you have to put to get a credit >> 15% >> so the required which is the 45 >> 15% of the 45
>> and then you get a 10% credit on the top on the >> yeah the 10%'s capped you can't get more than that much of a credit >> I think technically it's down um rounded That's what we round it down. >> Yeah. >> I mean, I think by the statute it is
>> it's rounded down then it's 41. >> Right. Exact. So, I'll leave it with you. There's clearly I also was rounded down. >> Well, yeah. The state is reviewing right now and it's currently running down. >> 14.
>> Correct. >> Correct. >> That's why I want the number to be clear. 50,000 a spot. Each one makes a big difference. >> Okay, I think that's all we have on direct, but we're happy to answer any questions any other questions. >> Anybody have any uh any planning board
members have any questions or planners or professionals? I'm sorry. >> Okay. Uh we'd like to open it to the public. Does the public have any questions of this witness of what they testified to? in the past 45 or so minutes.
>> Okay. >> All right. >> Hi, Stephen Mor 707 Bangs Dav uh unit 301. >> So just just to be clear just this is not to provide a statement. It's only questions of the >> understood. >> Okay.
>> Um so in your drawings I would just like to uh note that the drainage under the sidewalk uh that was brought up earlier um I don't see a detail for that. I don't know if it's going through the sidewalk or up and under and bubbling up. Um, but I would side with the town
engineer or town um engineer and say that the bubbler and the uh covert inlet on the street would be preferred in my opinion because I've seen other >> Let me stop you there. >> This is not time for comments. You have to ask questions. >> All right. Um, do you see a detriment to
the sidewalk with the current proposed uh drainage um due to other sidewalks um in Asbury where those drainage pipes tend to have the sidewalks crack and break because of thin cover over the pipes. >> So, we do understand the concern um
which is why we agreed to to install the the inlet as as the board engineers suggested. >> Okay, I agree. Um, the second concern I have is on the foundation. Um, maybe this isn't known at the time or this is maybe directed towards the architect
when he speaks. Um, what is the construction method of the basement portion of the building? Will sheet piling be used to reinforce while the basement is being constructed? >> Yeah, I think it's that's obviously more of a construction issue than a site
plan, but that if you want to ask it, that would be more for the architect. I think they answer that better. >> All right. Um and then finally, this may be for the architect as well, but the on the lighting note, um will lighting be uh rooftop lighting, is that addressed by you or the architect?
>> Yeah, it's the lighting is on the the lighting on the roof plan would be on the architectural plans, I believe. But Doug, do you have any can you comment on that or you want uh Jim to >> Yeah. Um we are proposing minimal very minimal lighting um on the roof. Um,
so >> is that any >> Yeah, I don't think that we've I don't think we've seen that yet. >> The review letter stated there was no lighting. >> Yeah. So, any any rooftop lighting uh it's it's intended to be very lowle landscape lighting um with the only
fixture being and Jim correct me if I'm wrong, but on the uh on the doorway above the doorway uh for safety purposes that'll be downward directing. >> All right. All right. So, when the the architect testifies, they should show us >> we'll address that. >> This lighting. >> Yeah, we'll address that. >> Okay.
>> Okay. I would appreciate that. >> All right. >> All right. Who's up next? >> Okay. Thank you. All right. Uh the next one is I'd like to call is James Monort, our architect. So, we should swear him in. Thanks. You want to set it up for him?
>> Do you swear affirm that the you're about to uh provide will be the truth, the whole truth, and nothing but the truth. >> I do. >> And if you just state your name and spell your last name for the record, please. >> Yes. James J. Montfort. M O N T E F O R T E.
>> Yeah, sure. James, could you just give the board uh the benefit of your educational background, license, whether it's current and good standing, and your experience testifying before similar boards? >> Okay. Well, I'm a graduate of New Jersey Institute of Technology. Um, I've been
licensed since, sorry, I've been licensed since, uh, 1992. I've had my firm approximately about the same amount of time. Um, I'm a member of the NCB, the AIA. Um, I I hold my license is is
good in five states. Uh, I do multif family dwellings. uh it's kind of like became my specialty all over the state of New Jersey. >> Okay. Your license is current in good standing. >> Yes. >> Would the board accept it? Thank you so much. >> Okay. So, Jim, I leave it to you, but
would you walk the board uh let's walk the board through the elevations and maybe I mean, sorry, through the floor plans and start. Um let's just make sure we bring up the sheet. >> Doug, I think we need your help. >> Yeah, I'm not sure what's going on. >> I knew this was going to happen to me.
connected. >> It's a full moon. >> I drove in. I saw it. >> Do you have the >> I have boards. >> It's back up now, but I don't know. >> There it is. >> Oh, there it goes.
>> I think your your binder there is hitting that cable and I think it was >> Yeah. Out of whack. There you go. It's working now. >> All right. Let's see if it keep >> Let's see if it if you can move it now. >> You're good. >> Good call. Okay.
So, this is our cover sheet on the architectural plans which uh you have is not it's not an exhibit. Um what this is is it shows our building. It's a four-story building. It's uh 36,000 square ft of habitable space. Uh 6,678
square feet of it is covered parking. And then there's a 3,900 square footed roof deck area for the tenants. Uh there's 30 units as mentioned before. There's 18 uh 18 two twobedroom units
and 12 one-bedroom units. Um and I'm you know I'm going to skip past the um the rendering right now because I know the board is very concerned about uh architecture and I'm going to run you through uh the plans. >> Just refer to the sheet that you're on
while you're going through it, Jim. So this is u a 101 which is the ground level plan. All right. So the way this building functions is the uh the retail is on the Wesley portion and I put that there to get it as close to Main Street as I
possibly can and try and get uh visibility from Main Street. And then in the center of the building I put the residential entrance uh which is highlighted up the building. And then to the to the um easterly side is where our garage entrance is and it has panels on
both sides. It's a decorative um garage door. It has like a slat and then it has a piece of glass and a slat. So the garage door rolls up and then the two side panels are identical. So it kind of looks like a seamless front and you don't really know which one is the garage door and which one's not. Uh our
parking is >> so what the garage door is. In other words, the slats are >> I have >> alternate. There's glass in between. >> Yeah, it's glass and metal strip. There's >> the garage door itself. >> Yeah, you might. >> So, if it's lit from inside, does that light come through the glass? >> Yes. Yes, it would.
>> That That won't work. >> Huh? >> Just saying. >> What? >> That won't work for us. >> Okay. >> Just saying. Because we would like it to either It has to either be frosted >> or we cannot have clear glass door. >> I believe they can do it in frosted glass.
That'll have to happen. Okay, let me just say that we have had that in in the CBD. >> We see it now and we realize >> No, I understand you being I appreciate you being direct about the comments so we could just deal with Great. >> Thank you. >> So, here's here's that section of the building just so you can see it. And
then, by the way, these are the down lights that um are on the side of the building. So, they're they're basically metal to match the building and you really don't see any light source. It goes down and you can see why the source is so heavy at the bottom of the building because it's shining straight down.
>> Yeah. Because again, if that's clear glass and it's lit from behind, you will see, you know, I mean, it'll look like stripes, right? >> Right. That's the idea. >> Unless you make it dark glass. >> No, I don't want to do that. >> Okay, fine. You're the architect. >> So, go back to the four Yeah, go back to
the first floor plan and finish there. >> I I actually have a picture of it. Doug, help. I'm trying to recenter. >> Double click this. >> I am. Okay. Sorry, everybody.
Um, I just got this program, so I'm learning how to use it, and it's it's different than Adobe. So, what we have down here is we have our two stairwells that flank each side of the building, and then elevators in the center, which is for the tenants only. The garage uh
wraps around and then there's a person door that takes you into the trash enclosure. There's two eight yard dumpsters in there. One's for recycles, one's for trash. Should be picked up once a week. Should be fine. Uh there's a overhead door that would roll up. They
could pull in and we'll slide the the dumpsters out, pick them up and go. I'm assuming uh that you know the management is going to take care of this but the recycles would go one day and the trash would go a different day. >> So the tenants bring the trash down to the treasury.
>> Yes. This I just want to point out that this is a condominium building. It's not a apartment building. >> It's not a rental. >> It's not a rental. >> So these are condos >> fully owned building. >> That that's the intent of the of the developer. >> Okay. So then we will get to the park because that was a question. Who gets
what space? So assuming spaces will be I think that's a good assumption and I I haven't really spoken to um the owners but they feel the se think that this parking works for them. U they probably would
sell the two >> the residents or the or the developer. >> Well if the developer's got to sell it if he can't sell it then what good is the building? >> Yeah. The last the la the last three people. >> Yeah. So I would assume the two bedrooms get a space, right? So that's 18. And
then the other spaces would be sold to the one bedrooms. >> Well, I'm just I'm not the owner, so I can't really say. I'm just offering you what I think could happen. Um I can't really answer it. Maybe the traffic. >> And well, you don't know. So I mean, if
I would ask, would they be deed spots? >> Would they be licensed? Usually >> usually the spaces for a condo would be deed to the unit owners spec the unit specifically. >> Well, they wouldn't be sold elsewhere. >> I do this in New York. >> Yeah.
>> And they're licensed >> here. Here usually they're deed. >> Yes. That that's how they've been done in other condo buildings. I have you own the parking space. >> Okay. >> So this heavy dot do dotted line is where the building is above. So this is the part that's just hovering over the
parking lot. Then, as as Doug said, we're going to propose a solid wood fence around the parking area itself to shield any lighting from the neighboring uh units. Unfortunately, I couldn't really see what's back there because it's hidden by other buildings right now. You can't really get back there.
Um, the only uh spot that I'm at zero lot line is where I back up to this building next to us on that's to our east. And in in that section is where I have uh split face uh rock face block being put up because it's a one piece
function uh installation that can be done side by side and it that's why in and when you look at the uh elevations there's some block shown but you can't really see it from anywhere. So that portion of the exterior wall of course will have no fenistration, right? No no
>> and it's not blocking and it's not backing up. It's backing up to solid wall the other building. >> That's correct. Right. >> Yeah. Yeah. >> Uh and then it goes to the stairwell and then after the stairwell the wall's gone. You see the stairwell right there. Right
after the stairwell the wall comes back down and then it's open after the after the stairwell. Um, and then we have a bike room that has 16 bicycles in it. And then there is a stair here that actually goes down to the basement. And then the elevator also
goes down to the basement. So I'm going to show you the basement level. I can change the page. So on this sheet, um, pan over here. This is where our basement is. >> Sorry, what are we on? This is A102.
A103, sorry. A103. So in the basement we have we have a elevator lobby which you come down into from the elevator. There's >> Go back to 102. Where is the basement? Where is it like under 102?
>> Here. All right. Hold on. I'm going to try. >> It's under the retail. >> Yeah, it's under the retail and under a couple. >> Yeah, where you see the elevator uh corridor there. >> Okay. >> Here it is right here. So see this gray area? This is the only spot that goes beyond the actual physical building.
It's under these parking spaces. >> So, it's under those six parking spaces. >> That's correct. And it's under the retail >> and the retail. >> And the retail. >> Yeah. >> So, and the reason why it's there is because we wanted to provide storage for the units. So, we have uh 1100 square
feet of a storage room and each unit will get a 5x5 uh storage cage to put their their stuff in. It looks like 25 units will get it. The two other units will the three other units won't. I mean, the five other units won't. It says 25 5x5 cages. So, five people won't
get one. >> Yeah. Oh, >> I'm just asking. >> You're right. >> Okay. So, five people will not get that. Hopefully, they're not the same ones that don't get a parking space. So, okay. So, we have five units, no storage. >> Is there a way to adjust that? >> Yeah, I could I could take a look at that. And where it says business, that's
that's the basement for the retail or is that a separate? >> No, this is all for the tenants. >> No, no. Where it says business? >> That's a business center for people to go for people who want to work. If people want to work at home, they can go and get out of their apartment and go downstairs.
>> Retail has no basement or storage. >> Not not at this time. No. Um, and then there's a amenity room, which is probably a big screen TV, a pool table, and then there's a a gym, and then there's access to the back stair that goes up and out, and also the
elevator. So, that's how the basement functions. Also, you can see on these on the side here where my cursor is right here, this is all reduced. This is no basement here uh to allow for digging to happen without um interrupting the
alleyway. Um the rest of the building in the front would have to be uh sheet piles and the side would have to be sheet piles, but for the most part we're away from uh any of the neighboring buildings except for this one side. And we did do a test pit and we do know
that we could put the basement border tables pretty good. >> Okay. So now you're going to move to the typical floor plan of the residential force >> and I will figure out how to get 30 storage units in there too >> before this is over. >> Right. So you'll you're looking to get
the the 30 storage units and um I'm sorry I didn't mention it before, but the bike the bike storage is only >> 15 bikes. You got 15 16 bikes for a 30 unit >> condo. We can get more.
>> That's enough. So, >> let's see how we can get more. >> You got to have at least one bike per unit. At least. >> I had a bike room over here and and it was removed. Um I could put it back right over here. >> Yeah, >> it was right here >> in the um in the southeast corner of the
site. >> So, I had it here. >> What is there now? >> Nothing. >> It's just an open space. >> It's just the shape of the parking. >> Yeah. Well, we we'll add >> So, it's like a little curb. Is that what that means? Is a little curb? >> Yeah, we'll add the additional bike storage. That's why I figured it would
end up coming back to >> That's not covered there. >> Uh, no. I'd have to cover if I bring it out beyond the building, I have to cover it. I want to see how many bikes I can get under the roof. >> Yeah. Portion of >> before I before I venture out. We might do a small enclosure like around the
building and then put the meters on the outside and then stick the bikes on the inside. I'm thinking that's probably what I'll do. >> Okay. >> And again, you can see how our building does step back for all the units above. So, they have windows.
And then these are our units. Um, our smallest unit is uh 650. It's a onebedroom. And then our large >> 650 ft. Yes. >> And then our largest unit is 1128 and that's a twobedroom. Um, if you have your plans or you want to look further
into if you go around the building, all the units are are labeled and numbered and their square footages are there. >> And there are amenities within the units. just what what do they what do they consist of? >> Um two bedrooms, two baths, um a
kitchen, living room. They have small balconies in the front. Some have balconies in the back. Uh large windows. We really uh as you look at my elevation, we really wanted to feature the living rooms with big high windows that go floor to ceiling. So, we're we're we're
doing that on our elevation, which is which I can go over with you shortly. Uh the other unit, the bedrooms have double hung windows to stay in character with the neighborhood. Um >> washer dryer. >> Oh, they all have washerd dryer. Yes. And they're all adaptable. Every unit is
adaptable. >> Okay. >> So when I look at the front of the building, look at the balcony. >> Mhm. >> Protrudes over the building. >> Well, it Yeah. It stays in it stays in our >> It stays within our property.
>> That's correct. >> Nothing goes beyond our um property line. Everything moves in and out from the property line back. >> Thank you. >> You want to go to the um the roof plan? >> Going to go to the roof plan.
So, this is our roof plan. And what I'm showing is I have uh landscape trays that run around the perimeter and then there's also plant boxes that are set that you can see here that stick up with planters on top. >> Before you go then
go back to 103. >> So I I see like I don't know what the call would be like. one of the rear lines, the third one in. So that that bedroom. So what the window is to the balcony then, right? So
>> this one here. Yes. The window goes into the balcony, >> right? So you know, it's not like one of those other crazy ones we get here that have no windows. >> Oh, no. Every bedroom has a window. >> And this has ventilation, right? >> That's the only thing. >> It has natural ventilation and stuff. >> Absolutely. Every bedroom has m Every
unit has operable. So is that So that's a window. That's >> Yes, it is. >> Not a door window. >> That's correct. The only thing that's not that does not have windows is these interior studies. They're little al coes for a desk. >> Yeah, that's not a habitable.
>> No, it's not habitable. It's not even big enough. >> All right, let's go back to the Yeah, there you go. >> Okay, so back to the roof plan. So, the way I've designed this is there's a pavered area here for um little living living function outside. Uh there's the
elevator tower in the middle with a door that goes out. There's access to both uh stairwells left and right. Uh there's trade uh landscape to help, you know, to soften the look of the space. Also, to take in some of the water that we're
we're getting from rainwater could help alleviate some of the rainwater. Uh, I also created a back area that loops around with a lawn turfed area here for um, you know, me to go out and have sit on the grass. Um, get some outside space
there. These little squares you see around the perimeter, those are units. Uh, we're using heat pumps u, which are very small units. They're about 36 inches high. The building is surrounded with a parapit wall that's set back in the building about five or six feet. And
then all the units are behind that wall and none of them will be visible from anywhere except for if you get above our building. >> Wasn't there a concern that the the penthouse or some of the higher ones did
were beyond >> I have an exhibit for that. >> Okay. >> I'm sorry, Jim. So the the Bachi space Yeah, >> that's going to be grass. >> It's just grass. Yeah, >> it's turf.
>> Like artificial grass. >> Artificial. >> Okay. >> Yeah. Yeah. No, we're not going to be mowing. We're not going to bring a mower up there. >> You want to go to the elevations? >> I do. >> These are still the set, right? >> This is still our set. Yes.
>> Okay. What sheet are we on? Just so the board can follow. We are on A105. I don't know if you want me to get into my exhibits or just go through the elevations first. >> Why don't you go through those first and then go through the exhibits because they're based on some of the comments in the review letters.
>> So, this is my design. Basically, the center of the building is the residential um area where I have this focal point that goes up. Then on the right side of the building, which faces um Main Street, um I wanted to highlight the corner. So, I created this
architectural feature that would go up high and it would be fully glassed and it has glass railings around it and it's kind of like a little jewel box that draws your attention from Main Street. So, we are set off Main Street. So, I'm trying to get a little of a draw from
the main street people to come down and use our retail. Uh, and then on when I was done with that, I I wanted to do another feature on the other side. So, the building had two architectural features on each end and one in the middle. So the one
>> Oh, you want me to >> What's What's >> No, show us what you're pointing to. >> Yeah. And what And what she >> I think we're on 105. >> My 105 does not have a garage door. >> The front elevation >> on the right side.
>> So this would have to be >> revised plan that we don't know about. There was a revised. >> It was revised. Electronic ones. >> Yeah, there's one that says revised. >> Yeah, we Yeah, we submitted updated >> paper. >> Oh, maybe the paper one wasn't
submitted. >> Yeah, cuz I work I work off the paper one. >> So, okay. All right. >> So, this was the revision date. >> As long as it was submitted. >> Yeah, you are 105. >> I know that the revision date of these is January 16th,
>> correct? Yeah, I'm I'm working off of November 12th. >> Okay. >> Okay. >> No, as long as you're as long as you submitted them properly, >> I can't complain. What I'm gathering is the packets were sent over that page
from the paper packet. >> Yeah, I I have 105, but I don't just have that 105. >> Yeah, you don't have the garage that garage. >> No, I don't have the updated, >> but the updated ones are in the digital, but it wasn't reprinted and put into the >> Okay. Okay. So, it was available to the
public in advance and and the one that you sent via email to the board members. >> It's in there >> last week. It was in there. >> Yeah, we're we're okay. It's just that >> I I just wanted to make sure we didn't have to mark a new >> but the hard copy that I have is not >> is not that
>> correct. >> That's correct. >> All right. And your your question? >> Yeah, >> Jim, if you could just go through the just point to those architectural features that you were referencing. trying to make sure I understand how to use this thing. Okay, so this is the
side that faces main and you can see I have this glass tower that runs up this side of the building and it's wrapped with metal um metal surround with wooden panels that go up and over. And then the the banding goes across to the centerpiece which is our main entrance
which has archy stone panels around the main entrance which is basically like a limestone and then it goes to brick and then there's this bay window that sticks out at the top and then we have little >> what is that the l that's the landings
in that center portion the upper floors >> those are >> that's just the elevator now >> no that's those are units those are those units >> yeah those are double hung bedroom window. >> Those are you. >> And then uh you can see these little Juliet balconies that do not protrude onto the street, but they do uh come off
the building. And then there's a three panel sliding kind of a whole glass infill in the whole section of the recess. So that these sections with the balconies are full glass, full height in and the unit gives lots of light. The
units give them a bigger feel. Um we think that makes them much more valuable. And then I have the stone uh the brick goes up to the third floor and then stops to make a breaking point. I'm going to show you that in a second. And then on the left side is where I wanted
to add another feature to, you know, kind of give a building balance. So it has two end features and a feature in the center. So those were the the features that I put in. I was under the impression that they were architectural features. Um Donna pointed out that
they're a variance. So I'm assuming there are variance. Um so that's why we have >> but just but just to be clear the the majority of the fac of the building complies with the height. Just point out in the small >> the finished roof of the building is
4310 and a half. >> Okay. >> And so which what goes beyond the the the corners in the middle? >> Yes. >> Goes beyond that. So we're three feet higher. >> Yes. And they're parapit walls too. I'm going to I'm sorry. I don't know how to use Doug's mouse, so
>> it's okay. So, basically, the roof complies, but those few architectural features that you had gets the building 3.5 ft over in certain spots over the 45 ft. >> That's correct. >> Okay. >> And just point out where those are again. >> Just on the ends. >> Okay.
>> And there's one in the middle. >> Right. So, just those >> this wall back here is our this is a glass wall to the rooftop garden which is set back off the building. >> Okay. >> I'm sorry. What's What's it What's a glass? >> It's a glass railing. >> Where? Where? Where? >> Right. The shaded part across the top.
>> Oh, that's glass. >> And it's separate. >> That's clear glass. >> Yeah, it's it's for the roof garden. >> Uh my client wanted to be able people to be able to see out and get as much air and light as possible because this is our amenity space. So, we're trying to
foof it up. And >> And what's And what's the setback of that of the railing? >> It's set back. It's set back five feet off the edge, off the front edge. So from the ground, you really don't see it. Um I can go back to my rendering
show. And so these so the the the roof corners, those are just in the front. In the back version there's nothing. I mean there's no nothing that's three feet higher. >> I'm sorry. >> On the back of the building. What? What the chair is >> because we're showing the two.
>> No, I understand your question. Yeah. >> No, there's no towers in the back. >> No towers in the back. Okay. >> Bear with me a second. >> What did you want to go to, Jim? >> I'm going to the first p page so I can show you the elevations in in color and
the perspective. So, this is easterly of our building towards Main Street. This is our glass element. And I really wanted to wrap this corner. So you can see how this becomes part of that whole unit visually. And then we have our GL
uh brick infill with panels above. Now this was kind of done intentionally by me to line this lines up with the height of our building next door. This this is where I came up with this end point. And this point here I came up with off of uh
the neighboring building. So, our facade at the street level lines up with their banner. Now, nobody here, I know there's a comment about my windows, but nobody here, most of the windows are boarded up on every building on either side of me,
but for the most part, they restore front windows, and that's what we're doing here. And then above, I actually carry this line of this double hung window across our units. So, these kind of line up across. Uh, the scale is a little different. My scale of these
windows is more in line with the scale of the building to our right. But the building to your right is a hardware store. >> But above they have double hung windows that are 5 foot six high. So mine and they actually line up pretty darn close.
>> What is the gray portion? >> Brick. Which gray? The light brick. >> The dark gray. Dark gray. >> Dark gray. These are metal panels >> and and on the third floor, the fourth floor, whatever, the the white >> these are hard panels. >> Those are hardy panels.
>> And the light gray is brick. >> The light gray, right? >> I have I have a sample board of what it is. I u pass it around. >> I think we have to I think we might have to >> Do you want to mark this? >> What I could do, so you don't have to keep it, I could maybe just we could
take a photo of it and have it that be submitted to the board. So you don't have to keep this. uh in the file. >> Actually, we do like to keep >> you like to keep it. Okay, that's fine. >> They're the ones we ultimately go with, >> right? So, why don't you tell us which >> Yes, I will. So, the >> So, we'll mark this. What do we have up
to? A4. >> Uh up to A4. >> Yeah. Okay. Let's just Yeah, A4 is a material board, we'll call it. >> Yeah. >> Okay. >> Originally, I did have like an iron spot brick on the building, more of like a reddish brick, but my client really preferred to go to a different color.
So, I found this gray, which I thought was pretty historic looking by nature, and it has a glassy sheen to it. It's like a fired brick. It's really I think it's really pretty and has a lot of movement to it. What's that? >> It's my time up.
>> And then this is our lower brick. Again, very nice high-end. >> So, like the the lighter brick that you had, >> the lighter brick is right here. >> That's like Okay. Right. Okay. >> And then um >> and the darker brick that you were saying is >> that's the base.
>> Ground. >> That's the base. >> The one the lighter one you were touching >> right here. >> Yeah. >> That's the ground level base brick that these pilasters across the bottom >> um >> on these columns. >> And the smaller do
>> this is the uh this is the stone that's up against on the property line. Okay. >> This is the it's like a poly block where it's exposed. And then this is our hardy panels. And this is kind of our window color.
And then >> the big white one is the >> these are the hardy panels. And then Donna made a comment which I really agree with her that we're going to match this color with this. These will match these two. >> What's the wood grain? >> The wood grain is what you see highlighting like >> underneath the soft.
>> And it's metal. >> It's where it's right here. It highlights around this. Really want this. read as a feature. So, I wanted to highlight that perimeter. U I chose wood. It could be just a different color
metal. I really like the wood. >> And the the shiny brick, the white gray one. I mean, that's not like the uh you know, the old white glazed brick that a lot in New York City that got water infiltration behind it. >> Oh, no. This is not going to get water. We We're going to have drainage mat
drainage everything behind. This is going to be off the building. We build a lot differently. Uh I did start with Stuckco instead of Hardy. Um but my client had told me that he can't get insured because it's got
this stigmatism attached to it. So Hardy is probably one of the best alternate materials for >> you like the fake stuckco. >> Yeah. Well, all stuckco because they hear stucco and they panic. So they that's what he tells me. So
>> I've used it but he can't get it. Sure. And it's a condominium project. You have to understand there's a lot of liability that goes with the condom. >> Yeah. But I think that's one of the required materials on the waterfront. >> It is hard coat. >> Yeah. But we do see a lot of party panel.
>> Yeah. No, I'm just saying there's a stigma. They do require real. >> You do. But a lot of those projects are are they condos? >> Yeah. >> Okay. Well, I'm a I'm you know, I've changed it a couple times.
>> My house is concerning. >> I changed the materials. I got I love the building. >> It's 120 something years ago. >> I know. I I think Stuckco is a great product. I think it's great. Um if it's done properly and done right, it's a beautiful product product. Um so I' I've
changed these a couple times. I I kind of like where we are. Um I'm up for any suggestions if the board has any other ideas. I've been through this with my client and his partners numerous times. >> You want to go through the exhibits? >> Um, yeah. >> Well, wait. Say, let's stay on this for a second. So,
>> to Barbara's question originally, you can see where the >> building height, there's those three specific locations on the front facade where it goes higher than the 45 >> and much higher. And it's just those three little spots.
>> And then, um, >> it's here, here, and here. This is the regular building height right here. >> And then the other thing that came up when you were talking about the roof plan was the glass railing >> around the roof, which >> you can't see. >> Does that go above the roof line?
>> So that would >> it keeps the people in the enclosure? >> Not not the question, but is that above the roof line? >> It's above the roof line. So slightly above the parapit wall. >> So that adds to the footage of you being over. >> No, no,
>> no. We don't count railings. >> You don't count railings or >> Okay. All right. >> So, you could see you don't even you barely see it's back here. He didn't render it properly, but it's way back here. So, you see just the the railing top and then the rest is glass.
>> Any questions? I'm just I'm sorry, but I'm I'm not a fan of the uh of the uh rooftop railing being glass. >> That's see-through. I'm just saying that just visually because right now I don't see
glass. I see that it's solid. >> It looks solid on on your >> It is solid. The render. >> You rather it be opaque? >> I'm I'm No, I'm asking on this. Is this what it's going to look like? So, when you're saying there's glass, where's the glass? you >> I don't know where the glass is.
>> So So it it's not really in gonna be above that. >> It's behind this. You don't see it. >> Okay. So we'll never see it from the street. >> No, I can show you. Let me show Let me show you. >> You can see it from the street. I'm good. >> I did a view line for you.
>> Line from the street. >> Was there Is there anything I missed on your letter that I haven't really discussed? Is there something about a blank wall? >> Oh, yeah. I have that. >> Yeah. Let's look at the back of the building. That's >> okay. So,
on sheet on sheet A105, this is the right side. >> What's What was your question? Sorry. >> Yeah, excuse me. Before you get off this uh subject of that railing on the roof,
I go back to the rendering you have on the uh north side of the building. It looks like from your rendering that that railing or wall even though it's
set back is uh just below the cap on that uh center tower. >> Right. So >> yeah. >> No, I understand. So it looks like it's >> not only those three places are above three feet, so is
>> the that whole >> that whole line. >> No, but the not rendered properly. He didn't render it properly. >> Okay. So, it's not rendered properly. >> Now, I'm going to show you on my Okay. Yeah. But but just just to be clear on the height calculation, and Donna,
correct me if I'm wrong. >> The reason the towers count is because they're not parapits. They're actually part of the structure. The parapit wall for the for the roof, those are exempt. Correct. >> No, the parapit wall actually counts.
There are exceptions for things that are on the roof like the railings around the recreation area and the the stair towers. They don't count toward the parapit counts towards because that's actually part of the facade. >> That's what it looks like.
>> But the railing is behind that. No, understood. It appears from the rendering that there is a a break at the top of the building, a setback, and then another wall that is almost to the top
of those. Uh >> I think the sight line that he you're going to show is going to make that clear. >> So it might be that the rendering is not >> that is the railing. It's not rendered. Probably his a little further back than that. That's >> all right. Why don't you show the show it on? >> So if you look on this elevation
>> so that that is the railing. It's not it's not a parapit wall. >> Okay. I thought thought you said that >> that was glass and is invisible. >> That's it. It's glass. It's it was change the renderer is an older render. >> All right. So the rendering is
incorrect. >> Was before we revised and added the glass railing. So we've been revised. We just didn't get a chance. >> So that gray shouldn't be gray. That's clear glass. >> That gray is glass. It's clear. >> Yes. >> And when you say it has a railing, what
is the railing? >> It's probably just going to have a a cap. Yeah. Like a little cap. Yeah. >> Um so in the rendering when you see the black line of the of the banding, that's this height here. Right here. So that's actually the roof height. >> Okay.
>> It's level to the roof. Then as you go back five feet, then you hit the railing. >> So everything's pushed back off the face of the building. All the prote >> No, I mean it's a Isn't it >> 42 inch high? >> It's 42 inch high
>> glass pounds. >> That's correct. >> And then around the other side, all the other fall protection is is a wall on the other sides. on the other side. You're talking about the south south side of the >> the south and the east and the west
>> and that it's a wall. What's the wall? >> What's the wall made of? >> It's uh Hardy panels. It's it's framed and it has hardy panels on it. >> Okay. So, it's basically it's a parapit. >> No, >> it's fall protection. Keep people off the edge. I have to put something up and
that's my fence. I have to put something up. Well, >> but it's all of those are sent back in from the par that are the parapets are the small walls that are part of the >> just like the perimeter, right? >> Just like the mechanical screening around the HVAC.
>> You you want me to have those walls or else you're going to see my mechanical equipment, >> which you're really not going to see it, but because I I've been around the site 150 times, you can't really see this building. I'll show you my exhibits. Um
I I wanted to kind of >> we want to see the the side of the building. Yep. >> The elevation that's on the alley. >> That's the alley elevation. >> Yes. Here we go. >> So this is the brick that comes around. This is the banding that keeps going.
And then uh this is the uh stone face that I showed you there. And then there's our garage door. This is access to the garage uh and the pedestrian exit for the 10 foot wide. >> This is in the 10 foot wide alley. >> So when you say garage door, that's like
what you're saying. >> This is for the trash. >> The trash >> the overhead trash. >> And then originally I had a Jared fence. We're going to change that to a solid fence. >> Jim, you said that's a door to the left of the garage door.
>> This is a hallway. It goes into the U stairwell to get people out in an emergency and also has a door to the garage. Oh, okay. So, that's not a door. That's just >> No, it's set in. >> Oh, >> yeah. >> Uh, this is our signage, which is
freestanding letters. A little typo here. This is a 12in high letter, a 4 foot high letter. Um, and this is the type of letterings that we're using. It would be for the retailers. Um, basically mounted on the on the band
>> and back signage on the alley section on the >> No, no, no. It's on the It's on the front on the banding on the front right there. So, it's over the retail. See where I wrote the store signs? And there's the address here and then at the top. Are
>> they just What are they? >> Yes. And they're back lit. >> They're back lit. >> The light goes backwards. against the building. >> Jim, is there any >> All that lighting is that all in the
lighting plan? >> No, that's on my plant. >> The sign lighting is held at a different. So that emergency egress >> on the alley, >> can it have a door?
>> I could put a gate maybe. I could put a door on it. Yeah. I want a recess. I would like the recess. >> We don't want it to be a hideyhole. >> Okay. I could re I I'd like a recess so when it swings it doesn't swing out. >> That's fine. >> Which is something you did bring up,
which I might as well go back while I'm here. >> You brought up the doors that swing out of the retail. Um, >> but always going to be gated, right? It's gated now. >> I don't know. to this. It's up to the
city. >> No, the the I think that's the I think that's the hardware guy and stuff. >> No, that chake fence across the front wasn't there when I first looked at the >> No, no, the gate. >> There's actually gates like a iron. >> No, you're not. >> In the front.
>> Yeah. >> We're going to have to find out who put them there cuz you guys didn't. Um, so yeah, my doors do swing out, but I try to keep them on my property. If it's if it's a big deal, I could >> No, no, this is this is
>> okay. >> acceptable because it doesn't swing out over the sidewalk. You're on your own property. >> Okay, good. >> They have to swing out if you're serving more than uh 50 occupants, >> right? And the CBD plan just says it's fine as long as you don't swing out over the sidewalk.
So Jim that go to that the plan before that the north side >> the north >> can you just for the board can you just show the heights of each of the component components on the u on the north side the the field face >> yeah that one can you just for the board
so they know what what height is what as you go across from the east to the west >> y So this is the top of our building height to the flat roof. This is our par pit here, here,
and on the other side. I'm not going to do that because I can't seem to be able to function right. Oh my god. So, I'm really sorry, Doug. I should have you doing this for me.
Everybody sets their mouths up differently and you don't know what you're doing. Um, >> yeah, I don't know what he is. Uh, so I wanted to show you that like I was telling you about how oh how I line this stuff up the best I
could. So this is you can see how is our street line is in line with our neighbor here and kind of in line with his broke broken piece too and our materials kind of break up at the height of this building. So I brought that line across
too and that's why I changed the materials at that height. So it stopped at the three the third level and went to a different material. Can you show um on the exhibit that you prepared the sight lines just to show that the the roof items are not the roof mechanicals are not visible from the
street? >> Yeah. >> All right. So, we didn't submit this. So, this would be A5. Can you just depict what this is? Describe >> explain who prepared it. >> So, this is exhibit one. Who prepared it is sitting in front of you. It was done today. Okay.
>> Um this is the building to our west. And then this is um or um it say broad not broad strengths >> back. Sorry, I can't get it out. >> Yeah, that's Bond. >> This is Bond. So, this is standing across the street kind of. This is the
building. So, it's bigger than the sidewalk, actually. And you can see your eye goes this way. And here's the building. So, this is the shorter. I think there's a couple different heights, but from this street, you can barely see anything. You can see a
little clip of that. >> How tall is that person? >> That person is six feet tall. I used a guy, six foot guy. And then this is our Somerfield side. And I put this person 75 feet away, which is the full width of
the easement. And you can see the sight line goes up and past. Here's a flat roof. Here's the the feature piece with the graffiti on it. And it goes up and it just passes the um elevator tower.
And then our, like I said before, our railings are back here, so you really don't see the railings. Uh, I didn't do the art design. I'm assuming we're going to we're going to hire an artist to present it at some point in time
if it gets approved this way. And then any any questions about this? Get out of this. These are these are a little not as fancy as the other rendering. Might have to do this myself. So this is how our building
>> E2 done today. So this is a a view from the corner um which you can see this is how our building uh goes down. This is blank wall we talked about. It's a zero lot line. I can't and any windows, but as soon as you get past this section, the
building steps back and it almost gets invisible from here. You can see how we line up on the street. I just wanted you to see that. I drew that in there so you could see it. Um, I don't think it's that much building wall. I think this wall is
actually more visible than ours, but I think because we're adding features to it, it gives it some character. Um, so that's kind of where I am with that. Any questions on that? >> What's that? That's that that that's a
little higher. If you go a little bit to your left. Right. Keep going to the left. Right there. >> Tower. >> Sorry. >> That's a stair tower. >> That's the stair tower. So that is above. >> Yeah. >> And that's allowed. >> It's sl I sloped it down to follow the stairs. So it wasn't full height. So it
has a sloping roof on it. >> And on the on the east side. Can you can we just like do the the the version that's on the east side? >> You mean the rendering? >> I'm sorry. On the west side. >> This >> the wall the the wall on the west side where the windows are and everything. Is that on 106? I think
>> you want me to venture back to the rendering. >> Right. To the 106. >> Hold on. >> A 106. Uh keep going to uh the side that faces Main Street. >> Yeah. >> Oh, you want you want the elevation?
>> Yeah, the alleyway. the alleyway. >> You want the elevation or >> No, no, no. Just just what you have here like this. >> I think it's like 10. Yeah, 106. >> This one? >> 106? No. Well, I mean, we might be able to see it over here, but what I'm concerned about is where are the stairs and what windows are on the stairs?
>> There are no windows. >> There's no window. >> There are no windows on any stairway. >> Correct. >> Excellent. >> Okay. >> I have I'm not worried. >> I have a few unit windows on that side. >> That's okay. I'm I'm always worried about these the lighting in stairways that other people can see it. >> Yeah. There's no
>> Okay. >> Okay. Um and then I have I have one more view just to show you further uh west on Somefield. So here's our building looking further west from Summerfield. >> A7
>> E3 is >> A7. A3 is A7. >> Uh so you can see, you know, our building is mostly blocked by the neighboring buildings and you know there There is a com there is some stuff on the UEZ zone where you're
supposed to have retail around the parking. We kind of have it built in because we're surrounded by buildings with retail on the floor. So, we're kind of in the middle of a lot at the end. How does this building conform to the master plan? How does it blend into the
neighborhood? All the buildings in the area are two-story buildings. You're putting up a four-story building. How does that >> There's a fourstory building directly behind us and there's one across the street on back. That's our block
>> on that block. >> And then there's a fourstory parking garage or fivetory parking garage. And then >> that's not on that block, >> but we're we're allowed to go to 45 ft. >> I I'm asking the question, how does that conform to the master plan? This is
supposed to blend into the neighborhood. >> Okay. The buildings surrounding this, except for the uh uh southeast corner, are all twostory buildings. You're putting up a four-story building. How
does that how does that blend in the road? >> You can see how it fits in. It doesn't I don't think it's massive. I I and you and you have the same thing happening on other streets too where there's a taller building and a smaller building and
they're all UE. >> Well, I but hold on but I for master plan consistency or or meeting the goals and objectives. I was going to have the planner go over that in extine everything up and have a cohesiveness with the neighborhood with the materials
as they change at different heights. So that's what my plan was. >> Well, and also I mean I know we we do need some variances, but you wanted the building to conform with you with the CBD ordinance. >> Yeah, I tried to do it best I could. >> Okay. >> And I guess that's my building.
>> I'm sorry. And I guess that's my building. >> Okay. >> I have some question. I didn't see anything in the report, but is there any um any attention to any green building, any efforts for energy efficiency and materials in terms of green building.
>> Uh yeah, we're probably lead certifiable probably the first level, but we're not going to get lead certification, but we are uh probably s silver certifiable. Yeah, we're going to do all the required
things that we have to do with the removal of trash. Uh materials, most of these materials are organic and local. So >> So and and like the low VOC and everything. Yeah. >> Um, in my opinion, you should you should
note that in the application. >> That's fine. >> And I may have missed it, but I was I'm always looking for it and I didn't see any any reference to >> I didn't see a like a green building checklist or anything. >> No, we don't have one. I was saying but if you are doing it then >> Yeah, it's
>> okay. We can note that we we could meet that standard but not go for the certification. >> That would be good. Okay, >> that would be good. >> Okay, >> especially when you speak to the council. >> That's fine. >> Any other questions for Jim?
>> Yeah, the trash and recycling room. So, you're a hair over 50% of what it should be. And did I hear you say two >> sixyard dumpsters? >> Eight yards. Yeah. >> Two eight yards. >> Yeah. One's for cardboard, one's for trash.
>> And is that for the commercial or just the It's for the commercial also. >> It's combined. It's for both. >> You're going to have to hire like Superman to push that 100 feet to the curb. >> Do you ever try to push one of the eight foot? >> I wasn't figuring them taking it all the
way to the curb. I was more figuring it out than them pulling it out and then dumping it and going >> if if the alleyways open. If we have a snowstorm like this, you're not going to have that alleyway open for a month. >> I would think we're going to plow it. >> Okay. >> Yeah. But I mean, how do we let you have
50% when you're undersized? You need 360 square feet. You got 200 square feet. You got two 8ft dumpsters which take up the entire room that somebody's going to have to push either
10 feet or 100 feet once a week. And you know, it's just like, you know, it was >> and each individual tenant or owner is bringing their trash down to this trash room independently. >> That's correct. And that was just the 30
units, but now it's also the commercial. >> Mhm. >> I don't think it's enough, guys. >> You think the trash room needs to be larger? >> Absolutely. >> Okay. >> Um I am concerned about like normally in a 20 unit building. We're getting a
trash shoot, you know, with a trash room on each floor and and because you're going to need recycling and you're going to need trash. You're not going to only need >> Yeah. each. >> So, you'll have one for each. >> I have both. >> I mean, I could make the room bigger if I remove the go the bike room and move
the bike somewhere else. >> Well, we're going to need the trash room to be the appropriate size. >> Trash what? >> We're going to need the trash room to be the appropriate size for the building. Is it is it possible to let's see >> I mean I've had very many successful
buildings with this size the same exact garbage situation. >> We could put a compactor in too maybe. >> Okay. >> Feel better about that. >> I'd like a bigger room, but a compactor might work. >> Okay. Well, look, I've taken a lot of
notes of things that, you know, we need to address between now. I'm assuming we're not finishing. You're going to want to see these changes that are going to be made. So, >> we'll we'll address these items. >> Okay. >> Thank you. >> Does anybody else have any other questions? >> I have a really minor thing. This the
image that's on the cover that the hedge that's in the front is not really there, right? This is a graphic thing. >> Which one? The hedge. The hedge like this thing, Jim. This this >> that's just a >> No, that's that's the rendering. That's before the landscaping drawings were done. >> We'll take It's fine. We'll fix the
rendering. It's fine. Anything else from the uh planning board members or our professionals? >> Just one other question uh in the planners report concerning the uh uh
storefronts. Uh you indicated in your original design that your floored ceiling glass panels and the uh requirement is for Dwall May I'll add the knee.
>> You go to edit. >> Okay. >> Anything else? >> Yeah. So, can you talk about the lighting on the roof? >> I can't because I haven't done it yet. >> Okay. >> Okay. When you come back, the intent see that. >> Well, the intent said little landscape
lighting, >> right? I have wall the wall. I would put the lighting along the wall. I'll I'll come back. >> Okay. Okay. >> Can I ask this? Is there a preference typically that the board, you know, for for the rooftop? >> I just don't want spillage. >> Yeah. Okay. >> We just don't want spillage. >> Okay. All right. We'll show it.
>> Right. >> I mean, there's no like uh porticos on the roof or anything. >> No, I took it off. >> You mean like pergolas and stuff like that? Yeah. No, that's not the intent at all. Yeah. >> Just consider um
you know, spillage is one thing, but you will have neighbors. >> Yeah. Yeah. So you want the the cut off fixtures. Yeah. Okay. >> Because we got the you got the building at the corner of Bond and Banks and then the new building that hopefully was going in at 7-Eleven banks, >> right?
>> And those will be uh >> right. Because you don't stories, >> right? You don't only want to build for now. You want to build for the future. So let's let's be conscious of our future neighbors. >> And then across across banks is also five stories. >> Right. Right. >> Okay. Anything else from our profession?
>> And actually where the opening is on Bang Town, we have if you were to look through there, you could see our units, not a blank wall, which is >> Okay. All right. Let's uh anyone from the public that would like to ask any questions of our architect
of anything that was uh testify to? >> Okay. >> Hi. Uh Steven Moroc 707 Bangs Unit 301. Um the I have a question on the elevations you for the rear elevation.
Um on the elevator penthouse, it looks like there's a window or door facing the rear of the building. And I want to clarify if that's a window or door and if there will be light spillage from that because all of the back of the building will be viewable to my unit.
Uh yes to the top of the page there >> in the center on the elevator >> parapit. What is Yes. Is that a door? >> This is a wall. >> Yes. But the little rectangle on the Yes. >> That's not a door. >> Is it a window? >> No, it's not anything.
>> There's line work. I'll be >> honest. I guess we'll we'll get that fixed next time. >> I I don't know why that's there. Make yours facing the front. >> Okay. >> You want you want me to show you the plan? >> No, it's fine. >> No, I'm just clarifying. >> Yeah. Yeah. >> Um and then additionally on the
elevations, you indicate the uh parking lot fence is in line with the building facade. I want to clarify. It would appear according to the site plans and the first floor ground floor plan that the fence would be set back. I just want to make sure the building isn't uh up to
the property line um as the elevations would kind of depict. The fence is on the property line. The building is not >> right. But your elevations don't indicate that. >> Only in one section. And that's to the building to our west.
>> So if you go to the side elevation, which I believe is >> which side? >> Uh that one right there on the bottom left corner of that elevation. You're showing the fence in line with the upper building. >> Yeah. But the fence >> on the far left end
>> over here. >> Yes. Yeah, the fence is on the property line, >> but then the that's showing the building up to the property line. >> Oh, yeah. You're you're that's a good >> You're right. It's 5t out here. >> Clarifications. >> No, I I like that. Thank you.
>> We'll fix that. >> Um, additionally, the zoning ordinance for the design standards 30561 indicates that there should be design consideration given to neighboring buildings um especially for solar access. And I wanted to ask if you would
testify that that was considered and that you think this is the best design for solar access for neighboring buildings. >> I'm sorry. Access for what? >> Solar access. >> Solar. >> Solar. >> One of the comments in ordinance 30561
which is a design consideration for the neighboring buildings. It includes you know context awareness which I think the height was mentioned earlier but it also mentioned solar access. um you know, air light and everything for uh to and from
neighboring buildings. >> Well, the sun is going is traveling uh east to west. >> Correct. But my windows face north and your building's in front of them. >> Where's your building? >> Um 707 Bangs A. >> My unit faces the back of the building.
>> We should not affect your lighting. Uh, well, >> your building's in front of my window, so I'm not sure how that doesn't affect my I'll speak that later in the comments at the end. >> Okay, I'm not sure I'm following you, but Okay.
>> So, let me uh pipe in here for a second. So, the CBD plan controls building orientation through its direct and the urban enterprise zone design guidelines. So that obiates anything in chapter 30 pertaining to
buildingation. >> Uh and then final clarification is I know we were discussing the parapit wall. The parapit wall along the back uh east, west and south sides of the building is a 40 uh 48 inch high solid
wall. Correct. >> 42 inch high. >> I believe the plan said 48 but okay. Um, does that not I mean to me that blocks the view that I mean I know that's the parapit's not technically considered part of the building height but as a
resident facing that facade that increases the level of the skyline that I can see. >> Now it is set back off the face of the building and >> but I'm on the third. >> It is hiding our mechanical units,
>> right? But it goes the entire width of the building instead of just around the mechanical. So now you're increasing the height that's blocked by the view. >> I It's just a consideration. I >> Where specifically are we talking about? >> So I'm talking about the west uh east
and west. >> He's talking about this wall. >> Yes. >> Okay. >> And my unit is facing the protrusion off the back of the building. Okay. >> So, the higher you go, the more you block. >> So, I could back this wall all the way
up to here if you want. >> I I wouldn't be opposed to that. I mean, >> okay. >> But, >> okay. So, what does that do to the rest of the building if you >> Nothing. It's only facing Nobody could see this, but I guess he could see it. I don't know what What floor are you on? >> I'm on I guess it would be considered
the third floor, second livable floor. >> So, you're almost as high. You're 10 feet down from this edge. >> Correct. So, I mean, >> it affects my view. >> I'm a little like I could just back it up to hide make sure these units are covered. It's not really going to affect anything.
>> That's the parit wall there. >> Yeah. Well, it's the fall protection. >> The fall protection wall. Okay. >> So, so I thought that that section I thought I began maybe that because of the way it looked like that
that portion doesn't back up to any windows. Well, we have windows here, too. >> Excuse me. >> We have windows here, too. >> He's five feet. He's How far? You're like 5 10 feet off the property line, and we're five. >> So, we have
>> We have I mean, that's that's the whole thing about this CBD. >> We have space between us is what I'm trying. >> Yeah, I know. You got So, you got five feet. >> It's more than 5T. >> He's probably 10. >> My unit is set back. I don't know the
exact distance. 10 10 >> the ground floor >> the ground floor protrudes out. Yes. >> Yes. >> It's it's our trash room. Yes. >> Yes. >> So you have windows facing windows. >> I don't know if we exactly line up but I
do have >> you can look at the example. >> And how what's the distance? >> Well I think he's I don't I didn't really measure it so I don't want to say but I think he's 15 or something back. I don't property and I'm
so it's like 20 ft. >> That's not bad. It's a city. >> I bet you have units that are closer. >> The setback is only set. >> There's no setbacks anywhere.
>> Yeah, >> it's only whatever building code fire separation just limits your windows. There's nothing in the CV plan that says buildings have to be separate from each other, >> but effectively you do have to set that
>> because of the other. >> However, >> fire codes and stuff like >> window openings. Exactly. >> So, so for example, when we were on 7-Eleven banks, which is the building next to his, >> they set their building back from the
rear property line 5T so that because we knew we were going to have this cushion problem. >> Yes. But we still wanted to have windows on the back of their building. >> Right. >> But you're saying they said it back five feet on the ground floor. >> No, the whole building 711 is >> That's what I'm saying. 5T,
>> right? >> But that building is going to be where there's no building the way they're building there. That's there >> 7-Eleven, right? But past the parking lot, past those parking spaces, there's building with windows.
>> Yeah, but they're farther back. >> Right. Where that notches, right? And there's even a balcony, >> right? >> We could we could look like we said shifting that parapit back a little bit if that's something the board wants us to do. >> Uh I I also have one more.
>> Well, wait. This is Are we still question >> more questions? >> Uh should I finish just >> uh the uh two more things? So on that note, um would you say that the building is favoring the future de development on
7-Eleven on Bangzav over the existing buildings as you're leaving an opening facing that proposed property? >> I I I'm not sure about the question. >> Yeah. I don't know. What did he
>> Well, is the design of the building? >> Yes. Yes. >> And its L shape favoring with the opening a like what was the consideration for making the L >> towards the existing buildings? >> Well, I looked at your building and I I did notice yours was set back and you
have windows and I L-shaped the building um in that direction because that's the way the property was making me L-shaped the building. But I did leave space between my building and yours. >> Understood. I'm just >> asking for the what the design
consideration was. >> It's not just a square >> has a jog. >> Yeah. >> Yes, I understand that. But you could have centered the wing in the middle of the in the building. You could have there's other options, but that that's >> it's really hard to do that. You lose a
lot of space. >> Okay. Uh and the final one is on the sheet piling that you indicated would be used for the basement. Um is there any consideration to how that um method is going to be done? Are there going to be vibration monitoring? Um, is there any
particulars on that? As I know, sheep piling is driven into the ground. >> Uh, we're not really close enough to anybody with where the sheep piling is going. Uh, and I set the foundations back. I'm not in construction. So, I
construction document phase or I don't have an engineer. So, I don't have that answer for you right now. >> But you would follow all construction code guidelines obviously. So when construction commences liability purposes, the contractor
vibration. >> Okay. I just want to make sure that's considered. >> Thank you. >> All right. Thank you. Um All right. We want we want a few minutes. >> Yeah. Just >> All right. If we could just get uh five minutes if you don't mind.
>> Motion motion to for five minutes. >> Five minute break. Just just so you know, we close at 10, so >> use the time as you wish. Okay. Sorry. Yes. Okay. >> All right. Um I will take roll call so
we can resume the meeting. James Banano >> here. >> Councilwoman Clayton >> here. >> Jim Henry >> here. >> Mayor Moore >> here. >> Jen Solder >> here. Daniel Shaneo. >> Kathy Mclofflin >> here. and chairwoman Barbara Kerzac here. >> Um, okay. You have uh like I said, you
have about half an hour. >> Okay. >> So, whoever you choose to to bring up is your call. >> All right. No, thank you. Uh, so the next one, this is our traffic engineer, Matt Seckler from Stonefield Engineering and Design. So, let's uh swear him in. >> Sorry.
>> You swear to tell that the testimony you're about to bribe will be the truth, the whole truth, and nothing but the truth. >> Yes, I do. >> And again, if you could state your name and spell your last name for your for the record, please. Certainly. My name is Matthew Seckler. That's S E C K L E R. I'm with Stonefield Engineering Design. For the first time, I could say
uh we have an address as of yesterday at 700 Bangs Avenue in the city. >> There you go. >> We haven't moved in yet. We just >> give that address. You'll >> be getting a letter from me.
>> All right. Um Matt, can you just give the board your qualifications as a traffic engineer in the state of New Jersey? Certainly. I have a bachelor of science in civil engineering from Union College in Skenkin, New York. I have a masters in city regional planning from Ruckers University. I'm a licensed professional engineer and professional traffic operations engineer. I'm also a
professional planner, but I'm not serving as that in this application and I've accepted for over 150 boards in the state as a traffic engineer. >> All right. The board accept Mr. Okay. Thank you. >> And and everything's in good standing in New Jersey. >> Yes. All right. So Matt, your office prepared a traffic impact study dated, I
think it was November 19th, 2025, >> correct? >> All right. Can you go walk the board through the various aspects of that study, trip generation, um, access and circulation, and also as we've discussed, if you could go through your parking um, analysis, that would be great. >> Absolutely. And again, uh, in listening
to the board, I know parking seems to be one of the hot subjects, but I'll just briefly go through some of the other items in the traffic impact study. As was mentioned by council, the report is dated November 19th, 2025. As part of this study, we did perform traffic counts and parking counts. Uh we did
those during the summer, understanding that is when we we typically see the highest volume of traffic and parking usage in the area. For the parking counts, we did the counts on Saturday, um July 20, Hold on, I got the right
date. July 26, 2025 from 11:00 a.m. to 2 pm and Tuesday, July 29th, 2025 from 7 in the morning to 9 in the morning and 4 pm to 7 p.m. to get your typical roadway peak periods during the summer. We also
did counts Wednesday, July 17th, 2025 from 6:00 p.m. uh to 12 a.m. Uh that was continuous. Uh in that July date, the temperature was up to 92 degrees. It was a nice July hot sun sunny day. And
Saturday, July 12th, 2025, we did counts from 11:30 a.m. to 400 p.m. again to get an understanding of the parking situation uh in and around our site. Um and I'll >> you say you go like a 5m minute walk. So is it I mean is it
definitive parameter? >> Yes. So that for the parking counts we went all the way to Su Avenue. That was as far north as we went and we went as far east as Grand Avenue and basically ran Main Street all the way down and we ran uh Cookman basically all the way
down to Grant. So that was basically the large range parking study we did. Uh again, I know the city has conducted parking studies in the past. Uh this is obviously an updated one uh that obviously the city could use for future use as well. Uh obviously no surprise uh
certain areas, certain streets, I know I'm getting to parking a little early, no parking available around our site. There were, you know, on the Saturday, uh about nine parking spaces on our street, either our side or the opposite side of the street that were available, as well as some smattering of parking
spaces on Main Street on that Saturday. >> But but can we also be very clear that that your street that you're talking about, I'm assuming, are 15 minute spots and 30 minute spots. They are not regular parking spots. >> Correct. >> So, you're clear. >> Correct. Okay.
>> Yes. Yep. >> All right. >> Um, in addition, again, uh, the traffic the, uh, counts we did, uh, at the intersection. We did the intersection of Summerfield and Main Street. That's when we did our volume counts to get an understanding of the traffic volumes right, left, uh, through movements at
the intersection. >> I'm sorry. This is the par. This is where you >> Yes. And I think for the record Yes. >> Yeah. Can you tell us what page you're speaking from? Because you're you're you're you're speaking about a lot of things. >> Yes. >> So, I'm not sure what I'm looking at.
>> So, A10 and A11, that's the appendix A10 and A11. That is the scope of the parking count. So, you on that image, you would see an aerial outlined in yellow. That was the area that we did the parking counts on. And what you'll see on each uh street
will be a uh two numbers with a slash in the middle. The number on the left is the number of parked cars. The number on the right is the number of parking spaces. And A10 is the Saturday count. And A11 is the Thursday count >> in in those counts. So like I mean is
that a snapshot in time? >> Yeah, that's a snapshot in time. If you go to sheet A12 and A13 and A14 and A15, you'll see the counts were done um on a 30 minute interval. So basically you'll
be able to see every 30 minutes the amount of parking spaces there. >> What do the numbers mean there? Is that an average or something? >> I believe that was the peak uh the peak 30 minute interval for the whole area. >> And you and the time frame you did was over about a four or five hour time frame. >> We were went four or five hours on the
weekday and on the weekend sorry on the weekend. On the weekday we went a little bit longer because we wanted to get uh closer to some of the overnight periods as well. >> Okay. Um so that is uh some of the data that we collected as part of this traffic
study. Um in addition we utilize the Institute of Transportation Engineers trip generation manual to project the amount of traffic our site would generate. Again I know the board has heard a lot of discussion or we'll have further discussion on parking. But in terms of traffic uh utilizing the IT,
the projected amount of traffic this site would generate would be about 15 trips in the busiest hour. That includes vehicles coming in or out um of our site, 15 trips in an hour, one car every four minutes. So that's about the amount of traffic we'd expect to have coming in
and out of our our development. Uh and that is based on the IT trip generation manual. They have a specific land use for low-rise residential with retail on the ground floor >> a period of time. >> That would be your busiest morning hour and your busiest evening hour. So from
8:00 to 9:00 in the morning when people may be leaving for work that we projected there to be 13 cars being generated during that time period. >> Not every four minutes. >> It's not every four. No. Yeah. I mean you could have three cars leave one minute and then you might have no cars leave for 12 minutes. >> But I mean it's not all day. >> It's not all day. >> It's at the peak.
>> At the peak you know you know maybe at a 10:00 there maybe five cars leaving. You wouldn't have that that level. But in terms of traffic and trip generation again this is a pretty dimminimous uh generator of traffic. Typically in traffic engineering, we look at 50 trips an hour or 100 trips an hour, something
that may trigger changes in delay. If people are leaving the site and heading towards uh the main street intersection, you know, you're talking about maybe uh you know, one car again every two cycles or three cycles being generated by our site. In addition, I know it was
mentioned earlier, one of the uh advantages of a site like this is we're taking advantage of kind of the transit village uh feel. I know that the city has previously been designated a transit village uh by I believe the NJ NJ DOT. We are less than a quarter mile from the train station, less than a quarter mile
from the transportation center with the bus line. So there is obviously other means of transportation other than driving to work. We also are providing a bike a bike rack both in the public rideway as well as on our site. We have the bike room and I've heard we will have more bike room spaces. So we would
be able to have at least uh one bike uh space for every uh unit in the building. So again uh I know you hear later from our planner but I think it's important to recognize that you know with the transit village designation there is the idea and concept of promoting multiple
forms of transportation. I think this development uh does does uh include that and again having an area that people can utilize uh live here and not have to drive every day to work is is a benefit. So going to the parking generation and
obviously I think everyone here had heard the electric vehicle parking requirements and and what we're required to have. Based on our analysis again it was 45 was required without the EV parking. I think everyone agreed that 41 would be the requirement because we're
not going to round up and we do provide 27 parking spaces on site. Obviously, um you know, the uh city does have uh permit parking, and again, I know you guys probably know your permit parking rules better than I do, but appears to me that in a zone 4 building, which is
this was what I believe we're in, uh we would be able to have uh parking as long as the user does not have the ability to get a parking space on site. Um, I do have some correspondence uh from September of this year in which there was an indication that there are 75
available parking spaces for residents within the Bangs Avenue garage. Um, again, I don't know how accurate that is to to date, but that was based in uh September. We did wish to count the Bangs Avenue garage, get understanding of how many spaces are available physically there versus being available
to rent or buy permits. uh but we're unable to uh get access to the the garage itself. Uh but again uh our understanding is that there is the ability to get permit parking in that garage for residents if they do not have the ability to get parking spaces on their own site. As well as obviously
there is ordinance requirements or the ability based on the ordinance to I would say buy out the parking requirements uh the payment in le of parking in the central business district which would also be obviously an avenue that the applicant would be able to uh pursue should the board uh act favorably
on the application. Somebody mentioned that there were time limits for the needed parking on that block. >> Correct. >> Does the parking parking permit to override those? >> I believe so, but I'm not the person who gives the ticket. No. Okay. Does not for the street. >> No.
>> Not this street. >> No street. >> No street. >> If there's a time limit, that's for any car. Does not have a permit or not. >> But the bangs garage. >> Then Bang's Garage is a separate separate entity. >> Separate entity. >> There's no time limits on. >> Okay. So that would be available for residents of this building if they were to seek a permit. >> If they were to seek a specific Bangs
Avenue garage permit, >> correct? Which again based on my reading, they would not be able to if they have a space available to them, but it an off streetet parking space available to them, but they would be able to. >> You are eligible for a zone 4 permit or
a bank garage permit provided you use all your available parking spaces on your property. >> Correct. If a unit has one space, one car has to use that. Then a second vehicle and driver can get an entry permit. They're only allowed to get uh
two permits in zone 4 at a maximum. They'd have to have two or three people in a unit to do that. >> Correct. So again, that would be an avenue that, you know, obviously we've heard a lot of discussion about parking that obviously the applicant can investigate or or um decide to agree to
provide or um allow for the ability to get those parking spaces. Again, this being a condo unit, the individual spaces are going to be purchased by the, you know, tenants upstairs or the uh owners upstairs. And obviously, we do not have onetoone within the building
itself. So there is the ability for those people that the three units that would not get parking in this building to pursue those outside avenues. >> Right. But but they are also competing with the rest of the CBD. Correct. This is not anything specific to any building. >> You're competing with everybody.
>> Correct. >> In the CBD. >> Yes. >> Not a small task. >> And parking is a nightmare on these blocks. I live a few blocks away. You got I got people on Monroe Towers which is two blocks from my house parking on
my block there. So there's a shortage of parking there. Did you not consider stackers because of what building heights or something like that? >> That is something that we could look to consider including a stackers. Obviously depending on the type of stacker they either need to be manned meaning someone
has to work them or you can have the automated system. um we would be willing to look into uh providing stackers if that's something that is is necessary. Um I would also note that based on the latest US census data um in owner occupied units, so these are non- rental
units in the city, 11% of owner occupied units do not have any car based on the census data. I don't know any of those people so I can't point them out but that's what the census states is that owner occupied units within the city 11% of them do not have cars. If I could just add to uh the time limits on the
that street are only in effect from 7 a.m. to to 6 pm. So overnight parking wouldn't be a problem for the residents, >> right? If they were able to get >> a >> if they get a spot or if they are allowed to have a permit. >> Yes. >> Right.
>> But still the daytime parking is is a problem. I recently had to try to find a space. Right. >> Well, it's also the school's there. Is that the only one that only shoots like Cland on it too? >> No, not at the moment. It's not at the
moment. >> So like what is this street? >> The hardware store. >> Hardware store and >> the hardware store sold this parcel >> the parking lot I guess. I don't know. I can't I can't wait on that one. >> Yeah. Okay. So again from our analysis again we
would be speak we are seeking to utilize the payment in le of parking for this this property uh we do believe that there is the ability to gain uh permits again we would have to compete with everybody else for parking uh either in the bangs uh bangs avenue garage or on
the street if overnight parking is available which appear apparently it is uh again during the day u you know 27 of the 30 residents have parking within the building. The other four either they may be one of those 11% of owner occupied units in the city that do not need a car
or they you know again we would work with them to uh help provide spaces within the uh Bangs Avenue garage or other permit locations. Uh so again uh overall uh in terms of our analysis uh very low trip generator uh we are looking to take advantage of
our location because there is multiple uh ability to utilize multiple forms of transportation you uh living in a a place like this and again we would like to utilize the availability within the CBD to have parking spaces not just on our site but utilize public parking
spaces in the nearby area for purchase. and t putting the on-site parking away uh for a second. Uh in terms of the street, we're not eliminating any street spaces as a result of the project. >> I actually think we're adding one more street space. Um right now the park the parking lot has two curb cuts. We're
obviously consolidating that into a single curb cut. So we do believe there's the ability to add another parking space uh to the city's parking supply along the site frontage. Don't think that's going to fix Asbury Park's global parking issues, but one more parking space on the street is better
than none. Well, that also depends on how the striping works based on the driveways and the curb new curb cuts. I I wouldn't, you know, we can say it, but >> it also doesn't I'm not sure if that really >> shy. So, sorry. >> I think the striping is a little shy.
>> Yeah, the striping is very shy right now. >> So, I think it's going to be five spaces. It could be six. >> That should be too narrow of a diagonal park, right? >> Yes. Correct. >> Yeah. Well, I know that that I personally I don't know how everybody else feels
here, but not even having one space per unit, I'm struggling with that a lot. A lot. I don't know what our possibilities are or how everybody else feels on the board, but not to even have one spot per unit.
>> Yeah. I mean, you know, 11% maybe on there. a lot of people that have more than one car. >> Yeah. >> And I think you guys got to look at increasing parking on site somehow.
>> I agree. >> Okay. Is there So, we're not guessing and we're doing our best to address the board's concerns. Uh because you know there's a couple I'll say it at the end before we adjourn of items that we talked about that we have to address and I want to make sure that I didn't miss anything. So, I'll I'll go through that.
But as it relates to the parking, you talked about getting one to one, which we could look at. Is that is that the goal that you want that you want us tasked with getting three more spots on site in addition to looking at the permits? >> I I want you to get as many spots as you can possibly get. >> Okay. >> I think you need more than one to one,
>> right? You need more than one. You're you're 14 short, right? 14 is a lot. >> Are you >> And that's only 1.5. >> But are you do you are you willing to make them sacrifice the retail for parking? Me personally as me personally absolutely
>> I think that's a poor decision. So you >> Okay. I mean I'm only one vote. >> Yeah. Yeah. I know. And but thing is I'll say this as as you know a transportation professional. They are very close to our transit oriented development. They are in a transported development. There there is our train station. There is our buses. I know the
parking is tight in this area but I don't think we can provide we're never going to provide a space for every car that wants to be here. >> Correct. So, I mean, I don't think it's great that they don't have one to one. If they can get a few extra, they'd be great. But I wouldn't want to sacrifice the retail to get more parking.
>> Okay. I mean, if that's that's your that's your opinion. >> I'm saying out loud. >> Yeah. Yeah. No, that's good. >> No. And I appreciate everybody, you know, being upfront about their opinion on this so we could try to figure it out. Is >> would a combination of um stackers and
permits in that other lot be sufficient? >> Permits are not Permits are not a given. Meaning that All right. So, see us us providing permits to people. So, now now they're just circling just like everybody else is circ but there are
more people circling. >> No, I didn't mean in the uh by I didn't mean on the street. I'm sorry. I meant in that garage. >> The garage is up for grabs. The whole CBD can can go into that garage if they meet the criteria. >> Sure. They can take every one of those
spaces and by the time this group comes in, >> the Banksy garage, >> Banks Avenue Garage, >> Banks Avenue Garage is not a city-owned entity. It's not our garage, >> right? We'd have to >> limited access to it. >> There's only 73 or 74 available >> resident parking spaces and some of
those are already dealt out, >> right? So, what I was contemplating was, do we as the as the applicant go to that garage and try to secure let's just hypothetically four or five spots I we don't the the agreement we have with them does not permit that.
>> Okay. >> So by the state of New Jersey. >> Yes. >> And it's it's in poor condition where they could next year say we're shutting it down. >> I don't know how it's going to last. But the agreement would not allow allow developer to do that. >> Okay. Okay. So the task is to find them
at least. >> How how how can we get more spots on site? >> Okay. whatever. >> Okay. >> Yeah. I just >> You're digging anyway. >> Yeah. >> I mean, I I'm not a I'm not a
professional that way, so I really don't know. But that's my suggestion is to how can you find a way to get more than 27 spots. >> Okay. >> I just say out loud, I concur with James that I would not want to give up retail. As much as my opinion,
>> I agree with that as well. >> Do not for I mean stackers. Yes. >> See both. >> All right. Well, there you go. >> Okay. No, I appreciate everybody being upfront about what their feelings on it. >> Okay. >> I I wouldn't
>> the retailers >> suggest them going underground because somebody else did that and the state made them fill in those spots. So before you do something like that, check with state D. >> That was a flood zone. >> That was a flood zone. >> Yeah. The re I think the reason we were talk that's even thought about is
because we've already done the analysis to go underground for the basement. So if we can do it there hopefully we can you know do it there. But we'll we'll we'll obviously analyze it before we make the decision. >> Okay. >> Okay. >> Do you want to just open up to the public for just
>> Do we have any other questions by uh >> No, but most people don't bring us the traffic study report so I appreciate >> No problem. >> And you did it in the busy time. You didn't come when it's >> we we we knew once we got this project we couldn't let the summer pass without
doing counts. So >> absolutely absolutely we appreciate that >> on December 28th. Yeah. >> Appreciate that. >> It was no problem today. I'll tell you that. I found the space. No problem. >> Um any any questions from our professionals? >> All right. Any questions for the public
for this uh witness? >> No. Okay. All right. So uh do you want to go over what uh >> Yeah. So, so besides for the parking obviously, which we have to look at, I have um Okay, so the first thing that I just on the items that we're going to
look at are um reducing the seven the discharge points for the storm water. That was the first thing we talked about a few hours ago and doing that inlet in the sidewalk. Um the street lights and coordinating with your professionals on the street lights and your fixtures
there. um the roof, putting the roof lighting on the plans, doing the frosted glass for the gl for the garage door so that the lights aren't coming out of the garage door. Adding five units for storage. There was only 25 of those, so you wanted us to add five more. Adding
additional bike storage um on the site. Um fixing some of the rendering items just to make sure it's accurate. um noting on the application form or in some letter that we would meet the lead silver criteria even though we're not getting certified that we would meet that criteria, expanding the trash room
uh to be larger than what it is, >> compactor or whatever. >> Yeah, just address addressing that issue to make sure that there's capacity. Um and then oh and then the trash shoot on the floors so that it goes >> down to the that's something that you want. >> That would be ideal but
>> it would be ideal if if it's possible. >> Okay. So, you know, whatever. >> Yeah, we'll explore that. The cop. Okay. Um, that's all I had. Was there anything else? >> Bike room. Bike additional bike space. Yes, >> there was adding a knee wall. >> Oh, right. That was in the letter.
>> And there was also a roof roof lighting. >> Yes, I had that. I had that. >> You're going to fix the rendering where the on the the remove the door on the east side of the roof. There was like what somebody thought was a door is not really a door. Right. >> So, it's fixing the rendering. um
extending the the fence on >> the additional five feet in the back. >> Right. Uh and move back the uh see if you can move back the uh the power pit. >> Yeah. Yeah. Okay. >> Power pit wall. >> And what we'll also try to do is hit as many comments from the board professional letters in the resubmission so that right you know we clean up the
plan also. >> Right. We just like we just like to see that the renderings are accurate. >> No, I understand. >> We have. >> Okay. >> Um and figuring out how you're going to get more parking. >> Okay. What's the next date that >> I have? Go ahead. Sorry. Two more things. Sure. Sure. >> Um if you can identify the location of
of the meters >> because that that's going to be affected by I guess the bikes. And then um >> my other note it was uh oh the the door off the alley. The man >> Yeah, the chair just said that. The chair just said that. Okay. >> Okay.
>> Um can I just I know we kind of glossed over the um the colors. Is everybody good with the color of the brick and the color? I know that I know that there's a lot of concern usually of any grays. >> I have no problem with >> I think it's a I think it's a good
looking building. >> Yes, >> and especially as you can see it from Maine going down and seeing that corner. I think it's a >> Okay. >> I think it's a good looking building. >> Okay. What's the next date that the board would have available? >> Sir,
I mean, how long do you anticipate We can. Yeah. I mean, hopefully we can get it done in a month, which would mean we'd have to get it to you 10 days before the meeting, but I think >> we also have to get the uh the updates on the on the reports. >> So, that's going to extend it.
>> Yeah. >> Right. Okay. No, that's fair. So, what what what dates are you looking at? >> April 13th, you can go down to the May 18th meeting. If you get everything in by April 27,
the June 1st meeting. >> Okay, hold on. >> More time, less time or >> Yeah. What's that? I mean, I'm not doing the drawing, so I can't >> I can't. >> So, the May 18th meeting, our deadline
would be April 13th. In our June 1st meeting, the deadline would be June 27th. >> Let's can we just take the May 18th meeting and worst case if we're not we don't have the plans ready, we could always talk about a carrying again.
>> But then then you would have to notice >> if meaning that if you don't make the 18th for the 18th because right now we're going to say the 18th with no further notice. If you need if you're not ready and you have to do June, then you're gonna have to renotice.
>> Is that just because you like to carry after a certain I'd like to renotice after a certain period of time or >> No, because then the how would the public know? >> Oh, you would just make the announcement at the meeting. >> I'd make the announcement right now. >> Oh, no. Yeah, but but we can make the announcement at the May 18th meeting if they decide. >> Okay. Then we can carry it that way. If you want if we want to do it that way,
we can do it that way. >> Yeah. I'm not saying that that's going to happen. It was Yeah. Yeah. Okay. So, for now, what's the goal? >> Say May 18th. >> Yeah. Yeah. >> All right. I'm going to make a motion to uh carry this application to May 18th, 7 p.m. with no further notice.
>> Okay. In this room, correct? >> In this room. >> 7 p.m. that >> vote. All in favor? >> All right. And just one other thing that for the public that that uh we didn't do comments because the application isn't done. Once the application is finished,
then we will take comments at the end. >> Okay. Thank you so much. >> Motion to adjurnn. >> Thank you. favor. >> I >> Good night. >> Okay. All here. I'm here.