the zoning board um public meeting of the zoning board of adjustments of the township of Bernards. Um I will first read the uh open public meeting statement. In accordance with the requirement of the open public meeting law, notice of this meeting of the board
of adjustment of the township of Bernards was posted on the bulletin board in the reception hall of the municipal building, Collier Lane, Basking Ridge, New Jersey. was mailed to the Bernardsville News, Whippony, New Jersey, the Courier News, Bridgewater, New Jersey, and was filed with the
township clerk all on January 9th, 2025, and was mailed electronically to all those people who have requested individual notice. The following procedure has been adopted by the Bernard's Township Zoning Board of Adjustment. There will be no new cases
heard after 10 p.m. and no new testimony heard after 10:30 p.m. And our first um first thing to do here is uh salute the flag. So if you can please stand alsisible and justice for all.
Okay, Miss Layman, you want to give roll call? >> M >> here. >> Miss Herrera >> here. Mr. Kra >> here. >> Miss Padichi >> here. >> Miss Popar >> here. >> Miss Tre >> here. >> Mr. Duca >> here. >> Mr. Quinn
>> here. >> Mr. Schl >> here. >> For the record, Miss Le is present. Thank you. Uh we have some members who let us know they were not able to make tonight's uh meeting. Do I have a motion
to approve their absences? >> So moved. >> Miss Badichi. Thank you. Second. >> Carl Krauss. Thank you. >> Mr. >> Mr. Krauss. >> Not Dr. Krauss. Just Mr. Krauss.
Uh, next on the agenda, the agenda is the approval of minutes, the October 8th, 2025 regular minutes. >> Does anybody have any comments? A motion to approve. >> I'll do a motion to approve.
Thank you, >> Miss Trap. And thank you, Miss Herrera. >> Miss Herrera is not eligible to vote on the minutes. She was not at the meeting, so she can't motion. I'll do the second. >> I'll do the second.
>> Thank you, Mr. Madichi. >> Miss Padichi. >> Yes. >> I'm sorry. Were we not ready for >> There were no changes, right? >> The motion was to approve all of these. >> The minutes the minutes. The
>> minutes. >> Yes, it is. Yes. >> Chairwoman Bowman. >> Yes. >> Thank you. >> Uh, next on the agenda is the approval of resolutions. The first one is
Muhammad Shadri and that is ZB25014. Do I have a any comments or a motion to approve? >> I'll make a motion to approve. >> Thank you, Miss Popar. >> I'll second. Thank you, Miss Trap. Miss Padichi,
>> yes. >> Miss Poptart, >> yes. >> Miss Trap, >> yes. >> Chairwoman, >> yes. >> Thank you. >> Uh, next is the um resolution of a Ashley and Troy Namini and that is
ZB25023. Motion to approve or any comments? I'll make the motion to approve. >> Thank you, Mr. Trap. >> I'll second it. >> Thank you, Miss Pear. Thank you, >> Miss Padichi. >> Yes.
>> Miss Par. >> Yes. >> M. >> Yes. >> Chairwoman B. >> Yes. >> Thank you. >> Uh, next is the resolution of Eric and Elizabeth Schaefer, ZB25022. Any comments or motion to approve?
I'll make a motion to approve this draft. >> Thank you, Miss Pear. >> I'll second. >> Miss Trap. Thank you. >> Thank you, Miss Padichi. >> Yes. >> Miss Pear. >> Yes. >> M Trap. >> Yes. >> Chairman Bone. >> Yes. >> Thank you.
>> And the last of the resolutions is um the the YAN resolution ZB25025. Comments or a motion? >> I'll make a motion to approve this direct. Thank you, Miss Padichi. >> I'll second and Miss Trap. Thank you.
>> Miss Popkar. >> Yes. >> Miss Chap. >> Yes. >> Chairwoman. >> Yes. >> Thank you. >> Um, so we'll go into the next section of the uh public hearings, but we were notified
that the deise um application uh cannot be heard this evening. Um if anybody was here for devise they will be carried to the next meeting which is December 3rd. Uh they were they had proper notice. So
>> yeah just for the sake of the record uh the devise did properly publish notice uh in the newspaper as well as serve uh certified mailings on all property owners within 200 feet of the subject property which is 62 Oakley Street. uh so their notice uh will be sufficient to
carry them through to December 3rd. So if anybody's here for uh for that matter uh this is your official public notice that it will be heard on December 3rd. >> Okay. So do we have Shaw here with us? >> Yes we do. >> Would you like to come up?
>> Thank you. >> How are you? >> Very well. How are you? >> Thank you. So this is um Shaw and this is block 10507 lot 11 41 Sentinel Drive with bulk variances at ZB25026
>> and and for the sake of the record I also want to note uh that the Shaws have also properly published notice and serve notice on property owners their notice is sufficient for both content and timing. Mr. Shaw if I can swear you in. >> Yes, please. Please raise your right hand. Do you solely swear the testimony
you're about to provide is the truth, the whole truth, and nothing but the truth? >> Yes, I do. >> Could you just state your name for the record? >> My name is Ashish Shaw. >> Thank you. >> Thank you, Mr. Shaw. Would you like to tell us why you're here? >> Yes. We have a patio that we are constructing. We obtained all the proper
permits and we would like to install a pergola on top of our patio is a raised pergola. uh I mean sorry the raised patio and the pergola will sit on top of the patio itself. There will be no um walls or to the sides of it and the roof
is louvered. The reason for the variance is that it is within five feet. It's about five approximately five feet from the closest part of our house and by zoning rules um is supposed to be 10 feet. So we're asking for a variance for that.
>> Okay. Um I see in your application that you have um some pictures. >> Yes. >> Did you take these pictures? >> Yes, we did. >> When did you take the pictures? >> When we submitted the application. So about a month and a half ago. Two months
ago. >> Okay. And this is how it appears to um still today. Correct. It is mostly completed. Um, but it's pretty much the same way.
It the the the base of the construction looks exactly the same way for the most part. I mean, there's been landscaping and things like that been done to make it look a little prettier, but yes. >> Okay. Did you receive the um the letters from the professionals, the board
engineer and um our planner, David Schlott? >> I did. Yes. Um, David, do you want to take us through? >> Sure. >> Sorry. We have to swear on our >> Yeah. Sometimes they're sworn at the beginning of the year.
>> Usually together. >> Not a problem. Uh, gentlemen, do you swear the testimony you're about to give will be the truth, the whole truth, and nothing but the truth. >> I do. >> All right. Thank you. >> Okay. I'm looking at my memo dated October 30, 2025.
Uh there's really not too much to say here. Uh the the variance was described by the applicant. Uh comment number one, identify the height of the pergola. I did see in the application materials 9 ft. >> Yes. The clearance is 9 ft and then there will be a few extra inches.
>> About 10 ft high. >> Yeah, about 10 ft high >> total. Just so the board knows the maximum height of an accessory structure is 20 feet. So well within that limit. Um is there going to be any out outdoor lighting? And whether or not you propose
it now, if you choose to propose it in the future, you'll ensure that it's it'll be downward directed and glarefree, not casting any light on your neighbors and not be >> Yes, we will guarantee that. We do have um fans that we are planning to install on the inside and the lights will
probably will will be facing downward, but they'll be on inside of the pergola, >> not direct. >> Tree removal. There are no trees involved in installation of the pergola. >> That's all I had. >> Mr. Sly, would you for the benefit of
the board um what is the reason for the minimum requirement of 10 ft? >> It's probably a combination of things. Um open space between structures to to minimize the uh broad view of
structures. probably also rooted in fire codes way back when when things were it was more important than it is now. Um but it's it's basically to promote open space between buildings nowadays. Generally
>> this is considered a building though has no walls >> building. It is a building by definition because it provides shelter, >> right? >> Um a limited amount of shelter. Uh if it weren't a building, it would be certainly a structure. Um and the requirement applies to buildings and
structures. So it doesn't matter so much, but technically this is a building. >> So even though it's got a liver roofing kind of thing. So, you're not even I mean it's not even >> Well, it would protect you from the rain if you're standing under it. That shelter would protect you from the sun if you're standing.
>> Is it not slotted? >> It's slotted, but they will close. So, they can provide shade. >> Yeah, they will open and close. Yeah. >> Does that change if it's open? >> It It doesn't matter whether it's a building or a structure. So, >> but and the the um the construction
office, the tax assessor, different departments in the town may call it not a building. But for zoning purposes in our definition that the board goes by in the zoning ordinance, it's a it's effectively a building and all buildings are structures.
That answers your question. It wouldn't matter if if it's an overhead structure providing some sort of shelter, for example, from the sun on the right angle. It's we would call it a building. The fact that it's louvered, it counts
as a building. It counts as coverage. Um, it's >> because it's over a patio, it's not changing. >> Yeah, because it's over a patio, it's not changing coverage. >> Well, I was going to ask that because with lot your existing versus proposed went up,
but meanwhile, you're not doing any additional lot coverage. >> Correct. >> So, that probably should, I would think, change on your on your application. >> There is no there is a building coverage in this in this zone.
limit. There's no total impervious coverage like we have pretty much everywhere else in town. Got it. >> But in residential properties in the hills only building coverage is regulated and they're at about 20% with the pur they're 35%.
>> So total impervious coverage like we're used to talking about does not apply in the hills. They had a storm water management system that was designed um to account for all of that. >> So that's not an HOA thing. an actual township thing
>> as a township a lot lot coverage. Um and in this case building coverage here we only have building a regional bas. The um it says that there's a rainoff system. Can you explain how that works and where the rain would run off to?
>> Yes. Um the way it was >> Well, I can do it. I can I can do it. the way it was explained to me. So, it's the four corners of the posts, but apparently as the rain collects on the top, it's directed to one of the posts,
which we can designate and then the rain will run off on down one of the posts and then drain outside the patio or drain on top of the patio out. >> So, we have already had um holes a proper drainage system installed on our patio so that water can drain off the
patio itself. >> Where does it when it goes up the patio just does it I mean everything's a hill up there. >> Yeah. So our patio's raised and then so there's a drainage system according that was built by the contractors. So underneath uh the walls
and there's a drainage system and then it's a there's another drainage system that goes out to our we have a drain all the way in the back of our property that's directed that way. So where the where the uh >> existing house roof drains go, that drain goes into the
>> It won't be part of the existing house drains. >> Okay. >> Is it a separate drain or is it >> all right? >> Would you like >> I know they're on the hill. >> So everything there is a separate drain. >> Hold on. I have to take
>> down the testimony you're about to provide will be the truth of the whole truth and nothing but >> Yes. >> And could you please state your name for the direction? Priti Sha >> I'm an engineer. I went home all day when they've been building it. So I saw what they did. >> He was not home. That's the only reason.
He's very smart. He knows a lot. But he was not home. >> Would you mind speaking into my >> Sure. So the patio was built first and midway through the construction we had this brilliant idea for a pergola. That's why it's a two separate permits.
But so the patio because it's raised through the permit had all the drain mechanism set up. So there's uh gravel they've put holes in the walls. They've also had this pipe that that has holes
in it that goes down. They've dig They dug in outside of the patio into our yard. And then there's a sewer drain at the backyard. I don't know if you can Yeah. So, I can't I don't think you can see it. Between 11 and 10
at the very back by the retaining wall, there is a grate. >> Okay. >> So, it goes down to there. >> Okay. >> So, we're not going into our neighbors. It's going down to that grate and it's all part of it's all fuddled into the patio drain. >> Great.
>> I think that's what you wanted to. >> I just want to make sure it was going somewhere where it isn't going running down the hill because everything runs down the hill. >> Yeah. Yeah. You don't want to the neighbors >> into the neighbor's >> property. That is where your house roof drains as well. >> What did you say? >> The roof from your house, the water, does it drain also to that same location
or does that is that different >> from our house? Where does the >> the roof drain? >> The roof drain. >> So, >> the great is here, >> right? >> And all the houses like 35, 36, 13 and higher up the hill, >> right?
>> All that water comes through our house into that great. So it's not just our h like all our neighbors water comes in. >> Part of the design of the whole community. >> Yeah. >> And then there's even a great at the front of the house between >> 10 and 11.
>> 10 and 11 by the road. So we have two and they're connected. So the back is connected to the front and then it goes down the street. >> And I believe there was a question the idea of How are you ensuring that
it doesn't >> blow away like we had last week? >> So, >> we had footings installed already on our patio. So, they are cement footings that are buried into the patio and they will be installed that way.
>> Um, also on Mr. Quinn's letter, you had noted that um you were looking for more detail. >> Yeah. Um, Mr. Lean I spoke he a lot of the detail that I was looking for he'd already obtained through permitting process at the township engineering department. >> So like the details of the footings and
the the total height of the thing details from the total height and also the fact that the uh per does displace the patio. So I did ask if the patio had been subject to permitting storm water and Mr. Shaw assured me it was. So my
comments are are totally addressed through the fact that the department has already permitted this. >> Okay. So the grill station that you were talking about the the um >> permit for storm water. Yeah. >> Yes. Yeah. >> So I watched them do that. Yeah.
>> They dug two feet into my ground. I've just they've destroyed the entire yard in the last so I've had to get it regraded and whatever. But >> okay, >> they did from the house to that girl station two feet in the ground for both gas and electrical line. And
>> so you're you're satisfied with >> Yeah. Again, it was my concern was to make sure that the impervious curve association with the patio had been addressed because the the pergola was taking over that. So as long as it had been addressed at the time the patio was done, then there was no need to deal with it at the time the
>> per the appropriate permits for the gas. All of my concerns have already been addressed through their permitting with the township. Essentially, >> this was just a secondary add-on >> for a midway project. Brilliant idea. But
>> if in the end it will probably be great, but right now doesn't feel that way. >> David, if we've approved this, are we approving the exact specification of the pergola so that in 10 years if they change a pergola, we're not just approving the distance from the house,
we're proving the spec of the pergola? You're well, you're approving that to the the applicant submitted a representative example photograph >> in there. >> Yes, I have a better diagram if you want >> bigger or taller. That's not >> Well, they can't make it bigger or
taller. I mean, if if the looks a little different, I mean, it's going to be consistent conceptually. The dimensions are going to be what you approve. >> Not the current. >> The distance between the house is going to be what you mean. >> The dimensions actually for the for pergolos. It's very interesting. You can't really
>> and you sell your house and someone else takes it, puts up a bigger one. I want to make sure that what we're proving is the exact size, dimensions, distance because in 10 years when you don't like it anymore and take it down or someone else does, they don't build a twice as big and twice as tall. That's all I'm
trying to make sure when approval is if we give an approval, it's the exact approval, not >> correct. >> Just the distance from the house approval or the structure. >> Dimensions are locked in the aesthetics of it. I think that the application indicates it's going to be white. Yes. >> If some future homeowner down the road wants to paint it black, unless the
board specifies that they're approving it because it's white, >> the HHMA has >> the board favor. That will all be spelled out. >> Right. And just for the sake of the homeowners and any subsequent homeowners, that would all be spelled out in the resolution so that there
wouldn't be any confusion as to exactly what we're discussing right now. >> Did you um did the HHMA or your local it's H it's under your HMA under HMA, right? master association. Was there any issues? There always conversations and
can you have to contact your neighbors? Did your neighbors say anything? >> That's part of the approval for the H. >> I used to live up in the hill so >> they all were fine. One even said how do I do it? And then >> so no discussion. >> It's a very pricey pergola. It's not a cost
>> actually to go more than 12 feet. It increases the cost. There's a limit to how long the louvers can be. >> Yeah. So, >> so this is your house, >> correct? >> This is a different house >> with a sample per. Yeah. >> That kind of pergola. >> Yeah.
>> And and the thing is you couldn't really make it bigger because we're putting it at the corners of the patio anyway. >> I mean, you you have to do something really weird. >> Lots of things. >> It's fine. I get it. >> Okay. Um, so also just for the record,
we did have an environmental commission review, but there were no comments. Um, so you're aware. >> Um, and did anybody else have any other questions or concerns? No. Does anybody from the public have any questions?
Seeing none, um, any comments on this application? Okay, then I'm going to go and turn it over to the board if anybody wants to kick us off. My main concern was um the prohibition on a distance of less than 10 ft and
understanding now that it's no longer for protect against fire hazards I don't see any problem with this application I think it's going to make the patio look beautiful and it's nice and open it's not blocking the view from the house
it's not you know in any way obstruing the area it's nice and wide The only thing that's covered is the roof, which I understand even opens. So, I think it's wonderful. I'm all for it. >> Is that Is that a motion in there?
>> I agree with you. I support your I support your findings. >> No issues. >> In that case, I move to deem the application complete and direct our board to draft a resolution memorializing the decision to grant the
relief sought by the subject to the conditions we discussed. >> So that would be subject to the conditions we discussed which is that you wouldn't be able to change um the square footage essentially. You can't change the height, you can't change
the footprint essentially >> that C2 have a second. >> No. >> I'll go ahead and second it. >> Okay. Just um a couple of comments. Um I I don't see any um hardship here. Um I I
see this as a C2 variance. Um there's just there's no detriment uh to the public good. There's I I think it's just um it's just a nice addition. So, good luck with that. >> Thank you, >> Miss Slayman. >> Miss Herrera. Yes, Mr. Crabs.
>> Yes, >> Miss Padichi. >> Yes, >> Miss Popar. >> Yes, >> Miss Trap. >> Yes, >> Chairwoman B. >> Yes. >> Thank you. >> Thank you. >> Thank you. >> Thank you. Thank you very much. >> Thank you. >> Can I just say one thing? >> So, the pergola is aluminum. What is
aluminum? So, it's not even a fire hazard. It's a metal. >> Thank you. >> I did I did see that. >> Yeah. >> Thank you. >> I don't want No, we don't.
[Laughter] >> Uh, next on the agenda is Bond, Zachary Bond, block 1405, lot 3, 129 West Oak Street with bulk variances ZB25024 is not here. >> No. Okay. So then that's new territory
for me. >> So um given the nonappearance of the applicant, uh I would recommend that the board dismiss the application without prejudice. >> The the failed to appear
>> I'm sorry. Did they >> make >> but still I wouldn't dismiss it because >> who knows what happen they'll have to renotice no we can't carry it because they can't consent to a date that we carry it to so uh
regardless of have to be noticed I I respect your position that >> we've never done anything like that. >> That's fine. >> Very strange. >> Do do people typically not appear? That's pretty bad as well. >> All right. >> Okay. >> So, so why don't we go on to the next
application and then we'll see what happens after. Okay. So, we'll go out of order and um Mr. Stoddard, I presume. Uh, block 2905, lot 12, 74, Winding Lane with bulk
variances. Um, ZB25030. >> Thank you. And I will I will talk slow and hopes that maybe they show up. So, >> if I can ask you to speak into the microphone, I believe we're going to get you sworn in. >> Of course, if you do all three, raise your right
hand and Yeah, we'll do all three. Do you soundly swear the testimony you are all about to provide will be the truth, the whole truth, and nothing but the truth? >> I do. >> And could you please state your name for the record? >> Jeffrey Stoddard, and it's 74 Winding Lane. >> Okay. Mr. Stoddard, would you like to tell us why you're here?
>> Absolutely. So, um, we are here. >> Sorry, Mr. Stoddard. Before you begin, just I hate to interrupt you, just for the sake of the record, I do want to confirm that Mr. Stoddard's notice uh was sufficient for both timing and content, and therefore, the board does have jurisdiction to hear this matter.
My apologies. >> Oh, no, you're fine. Um, so we're here. It's a simple project replacing an aging um improperly sloped patio with a small lowprofile deck at the rear of our home. Um, goal is to create a safe and functional outdoor space um for our family to maintain and still maintaining
the character of the neighborhood. Um, been working closely with the contractor and the township staff. Thank you. um to ensure that the plan meets the spirit of the ordinance and the correct um corrects or prior non-conforming condition of the property which is the existing patio and the impervious
um service that is currently there. Um so it's a 22 1/2 by 11t uh deck off the rear of our house. um requesting a um exception in the variance because um it requires a
50- foot setback which would be somewhere in our front lawn if that was to um come to fruition. So um we're asking for about 13 ft. Um it's about 13 ft because the property line of the house behind us is at a slight angle. So
um it would go there but the existing non-conforming lot coverage of 18.57% would be corrected in this um bringing it down to 17.36 which is below the 18%. Um it is an open deck with a railing uh
TX material. Um no additional lighting is being put on. Um there are no trees being removed as part of this project. Uh there's lots, if you look at the pictures, they were from October of this year. Uh lots of privacy. I would be surprised if my
neighbors even knew um there was a patio or a deck going back there. Um >> I'm going to slow you down for a second. You're doing a great job, though. >> Thanks. >> Um >> um if we could You're referring to the pictures. >> Yes. >> Uh that are in our packages.
>> Yes, ma'am. And I I will say that I did drive by the property and it is very well um shielded and covered. Um and when did you take these pictures? >> October.
>> October. And you would say that this is how it Oh, October. Just a month >> of this. Yes. And maybe with the addition of some leaves on the ground, but yes, that would be it. >> Okay. And you spoke to your neighbors about this and they have no objection. We had one neighbor that approached us um just wanted to make sure that there
was no water drainage issues. That was the big concern of the neighborhood, but we're actually fixing it because right now the patio is sloped towards our house. So, >> but you're taking the patio out. >> Correct. And the grading will be fixed when we do that. >> What type of water issues are you
having? >> The patio um is angled towards our house a bit. So, heavy rains, we can get it in the window wells in the backyard. Not fun. >> So, you're taking the patio out. You're replacing it with an open deck.
>> Correct. >> Portion. Yes. Sorry, I should correct that. The portion of the patio. >> Um, so you're going very quickly addressing several of the issues. Mr. Schlly, did you have any in particular?
Um looking at my October 30, 2025 memo, uh first few comments are just factual. The um comment number five, any any lighting proposed if you choose to do so in the future, it'll be downward directed and not
shielded from >> correct. >> Um comment number six, any tree removal? >> None. >> Okay. Uh and the uh the trees that are providing the the buffering that's there now will be protected during construction.
>> Yes. >> Comment number seven, you're uh agree that any approval of the proposed open deck means the deck must remain an open deck, meaning nothing covering it, no walls under it, above
it, uh open railings only. >> Correct. >> And I need to I had one additional comment that I did not put in my memo was that the the stepping stone walkway that is included in your coverage calculations but not shown on the plan
uh it needs to be shown on plan when you apply for your permit. >> Okay. >> So that your coverage calculations match what what the engineering department will be looking at on plan. >> We'll do
that was all I had. And Mr. Stoddard, do you um agree that you'll make sure that that is done? >> Yes, ma'am. >> Uh Mr. Quinn. >> Yeah, I this is a a pretty minor one. I had two comments. We've already discussed debris or screening and no trees to be removed. The other was
whether there's going to be any threshold that exceeds the 2500 square ft the township with the 5,000 square ft. he'd have to disturb about a third of the lot to reach the SCB criteria. So, it's he's not going to touch any of those. So, I have no other comments on
this one other than that. >> Okay. And then the Environmental Commission. Did you see the Environmental Commission's report? >> I did. So they note um just best management practices with the topog topography and storm water but it seems that you're
addressing that um so in consideration during site work and as part of the final site grading and restoration in addition implementation of best management practices to preserve and protect the trees as Mr. Um Schlai had mentioned um the commission would like to note if any trees have been taken out
and you said that there have not been. Correct. >> None. Correct. >> Uh regarding the application, the environmental commission feels that the long-term tree survivability should be the goal of any tree replacement plan. We're good there. Uh they're letting you know just to be
aware of the potential for inground uh tanks, lead paint. Um but you're not removing anything. you're not digging anything down. And during demolition, uh, would you consider recycling, repurposing, or gifting any demolished
material? >> If anybody is interested in old papavers, absolutely. >> Okay. >> We have that in the record. Does anybody have any questions for Mr. Stock? >> So, no neighbors can really visually see it right now. And the new structure,
even though it's going to be raised, they still wouldn't have visibility. Correct. It's correct. >> Yeah, it's a it's a small backyard and as when we bought the house, the realtor called it an abbreviated backyard. Um, it is very secluded in that manner. So, yeah.
>> Like even the raised part. >> Yeah. >> Did you talk to that neighbor about them? >> Just noticed. Yeah. >> Anybody else? And it's going to be a the color is going to be dark
brown. >> Yep. Like a a brownish like woodish looking. >> Yes. >> Uh do any members of the public have any questions or any comments? Seeing none to both
then I would say let's kick it off. Would somebody like to kick it off? >> Anybody have any thoughts? I think it's not a problem at all. Mostly because the yard is incredibly sheltered. I also drove by it and you're
very secluded. So, I think anything you do back there, we probably wouldn't have even known, but it's good that you're here. Um, I think the rules on the property. >> So, motion. Um, I move to deem the application
complete and direct our board attorney to draft a resolution Memorializing our decision to grant the relief sought by the applicant. Um this would be I believe this is a C1 variance based on the size of the lot and um position
of you know the 50 just not possible as you said it would be like the front yard. So um it's a key one variant. There's no substantial detriment to the public good and there's no impairment of intent and purpose of the zoning plan.
>> Thank you, Miss Herrera. >> I'll second >> uh Mr. Krauss was >> first to second down. >> He was a little faster than >> Herrera. >> Yes.
>> Mr. Craft. >> Yes. >> Miss Padichi. >> Yes. >> Miss Popar. >> Yes. >> Miss Trap. >> Yes. >> Chairwoman. >> Yes. >> Thank you. >> Thank you, Mr. >> Thank you all. Good luck. >> Thank you. >> Oh, it's just Mr. Bond.
>> Mr. Bond, you might want to thank Mr. Stoddard. >> All right. Well, thank you for that. I apologize. I I thought it was tomorrow for some reason and I was going over the stuff on my laptop and luckily Joanne sent me an email. So, thank you very much.
>> Good job. >> Wonderful. and I live close by. >> All right. So then, Mr. Bond, we're gonna have you step right up to the microphone here. >> All right. No delay. >> This is Zachary Bond. Uh for completeness and public hearing, block
1405, lot 3, 129 West Oak Street, bulk variances 2524. Mr. Bond, welcome. >> Thank you. >> Do you swear the testimony you're about to provide is the truth, the whole truth, and nothing but truth? I I did.
>> Thank you. Now before we start, I just want to note that I did review uh the applicants public notices. They have been newly published and served on property owners within 200 ft. They are sufficient for both content and time. >> Great. Thank you. >> Uh Mr. Bond, you are here, I believe, for an addition. Would you like to tell
us a little bit about what you have planned? >> Yes. Um so, as you can see from the overhead view, there's um a slight bumpout on the back uh like the rear left portion of the home. Um, I wanted to meet that. That's just one story. Um,
I wanted to kind of meet that with the overall profile of the house bumping out. And then, uh, my goal was to be able to, uh, adjust the kitchen over to the right side and then put a one-story addition with a gable roof that would
come off the rear to kind of open up and make the house a little more livable. Um, it's kind of a a small footprint as it sits right now. It's about 26x 24. So, I just was hoping to get a little more livable space on the first floor
and to um expand out through to the second floor with that profile of what I have there. And then, uh I I kind of brushed over, but I do want to put a dormer on the front of the house. And the front of the house is within the setback. Um because
I believe I lose the first 15 feet due to it being a county road. So I am within the setback in the front. Um I wanted to put a dormer on on the third floor um to make that room a little more accessible. It does have a staircase
that walks up to the third floor so it can make it at least a more usable space. Do you have the pictures with you or do you want to walk us through these? >> I I don't um so the front of the house I kind of gave a a faceelift to give it a little
more curb appeal. So that is essentially what the front would look like with just the addition of a dormer on the top and I could use a new roof. Um along you could see in the back the bumpout
>> sorry were these photos taken? >> Uh a couple weeks ago I would say >> sure yeah I think that's >> Did you take the photos? >> I did. Yes. >> So, is this the dormer proposed dormer or you popping the dormer out?
>> So, I would like the dormer to be Yeah. coming out of the roof right here. Um meeting the peak of the roof line and coming out as a gable um on the front of the house coming out to about the the front edge um just short of it um is the
goal for the dormer. Um, if we move around to the rear of the home, this is the existing bumpout that I'm talking about. Um, I would like to bring
it up and across essentially. It's about just under six foot. It's about 5 and a half foot off the back of the house. Um, so I would like to be able to bump this out because then I could extend the bathroom here. Uh, give myself essentially a master bedroom. All my
bedrooms upstairs are relatively small. And then uh I would meet the profile coming across here. And off of that I would like to do a one-story edition. It would be within the the kind of the extending the profile.
So my setback would be the same as the house is right now. Um, but along the right hand side, I would like to go a little bit deeper with a addition on the back that would be about 16 ft off the
back of uh the proposed bumpout. >> Yes. So I'm just confused why there's a front yard being already assume the dormer is not going to extend beyond and cover. >> Well, the the front of the home is
technically within the setback of the front yard. I'm same with the side of the home like the the con the the the lot is very small. So anything I do to the front of the house as it's been told to me I have to get a variance for because the house is already in the setback is my understanding. So that
wasn't something I realized until >> most of the house is uh in the front yard now. So you can't add even if you're adding on top of something that's already there that's more massive structure in the front yard. >> So So this wood >> the reason I'm sorry the reason for that
is that >> there >> if you picture it as a one-story house his grandfather to be too close to the street. It's a lot more impact if it was a two-story house that close to the street. So, if you wanted to put a second floor on that house, it would
have to be set back further or you'd have to get a variance. And that's essentially what we're doing here, making it taller house. So, there it's a taller structure, which to me would seem to have more impact on the street being that tall. Not that
this is that tall, but I'm saying you're putting more structure within the required setback. Whether you're doing it horizontally or vertically, it requires variance. >> Another way to think about it is if the board had approved that porch, you'd want an applicant to come back if they
were going to do something like this. So, >> but to be clear, it's within the I'm not going any higher. I'm not coming out past the front. Everything will be within >> Exactly. Okay. Thanks to the It looks like it's brand new, but it's not.
>> No, I just I I wrapped it with cedar and I refinished the the floor and I I redid a lot of it. But no, the porch was there when I bought the house. >> So then the dormer it looks like is coming out to the edge of the porch room. So you'll actually be able to walk out of the >> No, no, no. I I don't want it. It has
nothing to do with the porch. It's just going to be >> looks like That's why I'm asking. >> Um >> isn't this the porch? >> No, that is uh the interior walls on both sides. So you see that's that's essentially Yeah. So your your walls end there and then it goes upwards. So um
yeah, I'm not much of an architect. I'm doing what I can here. >> No. >> No. >> Yes. Exact that. That's Thank you. So, >> if I can show you this. >> Okay, perfect. Thank you.
>> So, you're not coming out of the >> No, not nothing to do with the with the porch. >> Thank you. >> I did have a chance to walk the property today. You probably saw me on your Ring camera or something. >> I I didn't have a chance to check the door and just see if anybody was there. I just walked in the backyard just to
see what it looked like. And the one question I had is um the driveway does go back to one or two car garage, whatever. Um I noticed that you had a trailer back there and everything, but it's all gravel. >> Are you >> Yeah. >> Removing that gravel, so there's grass
back there because that would be coverage if it was Looks like someone just probably parked cars back there and it even goes to the next door. >> Yeah, it's how I bought the property. Uh you know, I didn't really add any gravel. You know, the overhead kind of
shows you what's there. Um, yeah, the the as far as it goes around the back of the house, all that will be coming out obviously for where the addition's going and then that whole area like I have my trailer parked next to the shed now. It's not going to be there, you know, once I start doing all this because it's
just not going to be accessible. Um, >> as part of the construction, do we as a the township say has to be grasped and not gravel anymore? I mean, as far as >> I'm not sure where we're actually talking about more gravel than is shown on the survey. >> Yeah. This whole thing
>> if you go straight back from the driveway to the garage that's gravel, but to the right of that >> kind of all it's almost the whole backyard right there >> is kind of gravel. >> So there's >> what's shown on the drawing you're saying? >> Yeah. It's I mean it's not like solid.
>> It's a scarce. It's kind of >> sprinks like they almost drove into the other parking lot next door to it. Yeah, that's was all kind of there. Um, as far as the areas that's completely coated in gravel, I think it's pretty in line with
that. Um, it doesn't go past the front of the garage. It does kind of veer off a little bit and it's like, yeah, it's >> intermittently kind of thrown out, but I don't >> condition that it turns back to grass versus the gravel gets removed, so it doesn't get used to the
>> Yeah. anything beyond what's shown there, you'll need approval for because you're over >> Yeah. when the inspector goes out there to check that. >> Yeah. No, I have no I have no issue with that. That's just kind of >> The other thing I notic on the right side of the house, which I guess would be the east or west.
Um there's kind of a temporary hback thing system. >> Yeah. Uh >> maybe it's permanent, but but it looks like it's going to hang. >> Yeah. I know I just the the line sets I got to clean up >> structure that's going to be there. >> Is that a heat pump or
>> did you start? >> Yeah. Yeah, it's a >> Yeah, that's that's I mean I got permits for that at the time and drew it. >> They don't they don't require pads. These heat pumps are >> okay. No, there is a pad. >> I did put a little pad under it. >> I was quite wondering if that was the permanent thing. That's >> that's per Yeah,
>> that's how these pumps are set up, I think. Right. Yeah, that and I mean I went through the appropriate >> channels was the dimensions of the permanent pad and it's not going to change that. >> No, I I intend for that everything over there to be exactly how it is.
>> I'm not electrician or anything, you know, you're processing. >> Yeah. Yeah. No, I I don't intend to to mess with that whatsoever. That's that's a mistake. So, whatever you put on your I think it was 2x3 or 4x4 is going to be
the coverage that it retain >> for the the pad itself. You're saying >> uh I don't really know to be honest with you. Um >> it says four square feet >> for the AC unit. >> Yeah, there's some of those shown on the
survey. I think that's what that was. >> 2 by two. >> Okay. So that's I just want to make sure that that's the coverage that's needed. And >> yeah, everything that's shown on the survey is included in the coverage calculation that was provided. Okay. >> It's just the extra stuff that you observed.
>> Yeah. >> That's not and that that won't be allowed to be there by the end of the project. >> Yeah. Like the as far as the gravel is concerned and everything like that. The >> basically what's here on your survey is you're good for if the board approves that.
>> Yes. I mean, I I guess the the pad itself is probably not on the survey, but it's like a uh I mean, if I got to take it up and then just mount it to the side of the house, that's fine. But >> it says four square feet on this calculation, so I didn't know if that
was >> what there was. I didn't measure it when I was out there or anything crazy like that. I just saw >> Yeah. >> Um >> it's showing on a survey, too. You have a couple AC pads on the same side of the house, right? Maybe the survey is not accurate as far as those pads go.
>> Okay. So, it has the AC, but >> Yeah, that's it. I mean, that's where it it is, but uh I just I put a like a I I >> It was a single unit. Now it's a double and I put a pad under it. Um so, I mean
it might be, you know, a couple square feet larger. >> Well, that that's what we're struggling with over cover. Everybody's trying to make sure we get a number that represent. >> You want to look at this is a picture of it. I just took a picture. I don't know if I can even show that or not.
>> To the engineer just to say is that >> correct. I just wanted you to have enough, you know, coverage to >> Yeah. Yeah. No, I I um there >> if you want to amend your application, ask the board for a few more square feet. >> The best way to go about it.
>> I would make that like 12 square feet. >> It's not something that even I think unit because he was doing a good job with the review, but I I honestly didn't even think about it. So, if I could amend for I guess Yeah. an extra >> additional 12.
>> Well, I think 12 total would be >> 12 total. I Okay. Yeah. So, eight square feet. >> Okay. Sorry about that. That didn't occur. >> Eight square feet additional. >> Yeah. On top of what he shows. >> And then what does that bring us to
>> percentage wise? My phone. Mr. Bon, while we're while we're figuring out the numbers, Um, are there any plans for any um, storm water management on site?
>> Um, not particularly. No. I I I figured if if there was something that would be required, I'd hear it from you guys, but I don't really have anything. Um, >> are there any issues with water now on the site? >> Uh,
heavy rains are you getting where are you seeing the water run to? >> Uh, it kind of runs. I get some runoff from the church that kind of comes across um the property. Um you know, some of it kind of pools a little behind the garage if it's a lot of water. Um
>> but um yeah, I I guess it would come down. Some of it comes across the driveway. There's a drain there that it goes into. Um, yeah. I I don't Um,
>> is the back of the church entirely? >> That's all gravel. >> It's all covered. >> Does does the grade slope from the church down towards your property down the street >> in some areas?
>> Yeah. Yeah. It's like I I think towards the back it's not as bad. Um, but >> yeah, it's uh slightly I have a question also on your survey. You have a note here discussion topic asphalt driveway crosses boundary line.
>> Yeah. >> What does is that >> um driveway or is the neighbors? >> So yeah, where the fence is some of my coverage is the neighbor's driveway. Um so the the fence is I think it was 1.8
foot onto my lot. >> Right. So part of that impervious coverage that is his driveway is counted as my coverage just based on where the fence is. And that was like that when I bought it. >> So the fence is
>> well into your property. >> Yeah. >> His coverage is counted to your lot line. But he's saying effectively he can't use that because >> No, it's the neighbor's property. >> But regard it's still part of your property. >> Yeah. Well, I guess yeah, it's my property. It's the neighbor's driveway
effectively. I believe I do because it's the back side of the fence is facing my house. So, I believe I own it. Um, yeah. I didn't want to start fighting with the neighbors as soon as I got in there. So, it's not something that's really come up. >> Is there There's a wide curve in front
of the street that serves both of you. >> That serves both driveways. Yes. >> Yeah. So, I've been there for like a year and a half. Yeah, >> the coverage number uh it was 31.51% and with the additional 8 square ft it
goes up to 31.58%. >> So it was 31.5 and it was 35 31.58 >> 31.51. >> Okay. >> To 31.58. Yeah. >> Thank you. So, if I could ask um Mr. Quinn,
>> you probably know where I'm going. Um I know that you purchased the home already with a high impervious coverage rate and now we're adding more. Um I don't have I don't see grading on here
so I can't see where water is going. Um, >> do you have thoughts or suggestions on storm water management? What have you done? >> I did actually. I mean >> I mean I know in your your memo you you know note >> yeah he's only adding like 350 square feet which technically makes him exempt
from stormware management but the lot is about 1300 square feet over what our impervious cover limitation is. So what we typically have been doing is asking people to to mitigate the the problems associated with SS purpose cover. We've
been asking for storm water management to help mitigate that. In this case, I recommended that he does enough for the addition the 350 square ft since how long do you have the property? >> Like a year and a half. >> And it's been like this for who knows
how long. Forever, right? >> I I assume. Yeah. And if there's additional gravel cover that Carl noted that's coming out of there, I'd be satisfied with him at least providing a dry well or some sort of impound for the new addition, grabbing piece of the back of the house. >> Okay.
>> Yeah, that I mean that's >> is that something you could agree to? >> Yeah, that's fair. I mean I I was kind of waiting for somebody to tell me to do it. So I mean if the >> So what'll happen is the town engineering department will look at this. You don't have to >> Okay. I'll just you you'll just agree to do it. Okay.
>> And you submit uh your final plans to the town engineer for for permit. >> They'll make you do a soil test there. So you'll have to just, you know, when you get your back out there back out there, do a soil test in there. Make sure you have permeability. >> Okay. >> And then it's three inches of runoff for
every square foot of impervious cover. >> Three inches. >> So you you'll see it in the audience. If you have any questions, call me after the meeting. But >> I appreciate it. Okay. >> It's pretty small. It'll be pretty small, >> but something that could be worked out with the engineering department. >> Absolutely. Yeah, absolutely. >> Okay. >> And you have no issue?
>> I have no objections to it. No, that >> we'll make that a stipulation. >> Okay. >> Thank you. >> Sure. >> Um Mr. Quinn, do you want to just go through the rest of your >> Sure. >> letter while we're >> Yeah. Yeah, I mean the big thing was the storm water management just noting that
while it's a minor I mean it's an exempt from its total increase >> because we're looking at the lot as a whole. Um they've agreed to to provide some some runoff mitigation. Um, other than that, I note that the proposed
additions, as he pointed out, none of the additions are closer than than any of them are to the property line now, but extending in mass and an extent into the yard requires additions. And also that this this lot being so small, it's not likely that uh you'll cross the
township or so conservation district threshold for disturbance. >> Okay. >> 5,000 square feet. I don't know how much you're going to end up disturbing. It doesn't look like you're going to do much. I mean, this whole This whole lot is probably >> 10,000 >> 10,000 square. >> So you'd have to disturb half of it >> and then you'd be in so conservation
district territory 5,000 square feet. You'd have to conserve from them. >> But if you do a quarterfall like 2500 square feet, which I still don't think you're going to do here, you'll have to deal with the township. They want to see so conservation district measures so fence all. >> Gotcha. Okay.
>> I don't think he's going to hit those thresholds, but that's an advisory to you. >> Okay. Um, that's all I had on this. >> Mr. Schlly, is there anything that we didn't touch on >> in your letter? >> Yeah, just a couple things in my October
30, 2025 memo. Uh, comment number two, um, the uh the front porch that's going to remain an open porch >> just like you have it. And I don't know if you're putting railings across the front like you have on the side, but they'd be open railings. >> Uh, I don't plan on putting any
railings. That's kind of why I went for the continuous step um going across. I like the aesthetic better. >> So, you're you're able to >> Yes. It'll be open. >> Um come at number five, exterior lighting. Um if you're proposing any, it'll be downward directed uh shielded
so it's not a nuisance to your neighbors. >> Absolutely. Yeah. >> Uh comment number six. Uh did we talk about whether there's going to be any tree removal or >> There's no trees within. >> Yeah. I don't need to take anything out to do it.
>> And I will add one and that is when you submit your um your plan for your permit um be sure to add the additional eight square feet of the utility pad or wherever it is. >> Okay. >> Draw that in there. >> Sure. >> So it matches with your and update your
coverage calculations to include it. >> Okay. Absolutely. >> That's all I have. Thank you. >> Okay. >> I just one question in the front yard. the front half changing all from the step. It's kind of a >> Yeah, I'm going to put >> kind of like find it right now. So, when
I was trying to get on the porch, I wasn't even sure how to get up there. So, >> yeah, it's a project that kind of >> started wondering how you're change it any because that's covered. >> So, it is Yes, I I have it in there. Um I plan on basically there's a little cut halfway up through the little like rock
wall that I'm going to basically just come off with. I think as I put it on here, it was about 3 foot wide. It'll come in uh you know halfway up the driveway essential essentially and then turn left and go straight to the front door. And uh that those numbers are in
there for I think it was about maybe 15 foot long, three foot wide um and then a little jog going off to the side. So >> Okay. And and Mr. There was a an environmental commission memo uh September 29th, 2025.
Did you receive that memo? >> I did receive something. Um >> um I I can I can go over it >> if you don't mind. I I'm a little behind the eightball here. So uh the environmental commission notes that due to the site and surrounding topography,
storm water best management practices should be given extra consideration during site work and as part of final site grading and restoration. In addition, implementation of best management practices to preserve and protect trees during your your uh site work and construction. >> Okay.
>> Okay. Um this is something that we didn't actually talk about. Um we're talking about the excess and perous coverage. Uh the commission um had suggested maybe the planting of some native trees or shrubs that might, you know, help with absorbing water runoff. I don't Is there anywhere on your site
that you might be able to do that? >> Um I I did want to put bushes in along the front um like along uh the roadway. Uh I was planning on at some point. Um and I think I'm going to put a burm in
the back to better buffer from the neighbor's yard because >> Okay. everything that fake like it it's just kind of clunky the neighbor's backyard and where he has all of his garbage cans and stuff like that. You can kind of see through your mind. So, I was probably going to put like a little burm along the back and add some trees
and then same with along the front some bushes. Um that was the only stuff that I had really planned on as of now. So, so we'll consider that that you'll comply >> um with that and um note not note that you know things that are native to New
Jersey. >> Okay. Yeah. I'm not looking for anything exotic. >> Um they asked if any tree permits have been taken out or replacement, but we're not you're not removing any trees? >> No. And due to the age of the existing
dwelling, the environmental commission would like the applicant to be aware of the potential for inground tanks, lead paint, and asbestous. Uh, proper precautions should be taken during any demolition. >> Um, and that during any sort of demolition that you would consider
recycling or repurposing, gifting any of the older materials. >> Okay. >> So, >> yeah. You have no issue with any of the >> No, I I have no objections to recycling what I can and >> So, you're going to comply with the um
environmental commission? >> Absolutely. >> Okay. Um did anybody else have any other questions? >> This city or builder and you're gonna stay in the property or >> Yeah. No, I've kind of just started
doing uh contracting um now. I I worked for a home builder for a little while and now um yeah, I I just moved into this property like a year and a half ago and I've been wanting to kind of fix it up and do something with it. Um but yeah, I'm working I have that's a small
contracting company right now and um yeah, that's uh where I was prior to this if you couldn't tell by looking at me. But uh >> and the exterior of the house is like the front part that you change or >> Yeah, I want to do um some plank around the side. So the front is like a board and batten and then the side will be a
plank. But I got to obviously paint it so all you know it's the colors don't match right now and everything. So when it's all said and done yeah it'll be painted the same and uh I I you know it'll be essentially the kind of like you know whether it's hardy plank or you
know if I can salvage some of the aluminum I will. Hopefully that works with the >> A couple houses down the street did that too, right? That they remodeled. Uh I I know a guy a couple houses down just did a a pretty big >> um Yeah, like full build and Yeah, kind
of. It would have the same aesthetic like the Hardy Plank. Yeah. White. Yeah, exactly. So that's uh what I'm going for. >> Um but thank you for considering the storm water management because I I struggle sometimes when when we're over so much in impervious coverage and I
know that a lot of it's not your fault. Um, and there is a hardship with this property because of the size of it. But to, you know, knowing that you're going to be adding, >> you know, more impervious coverage, I'm grateful that you're and we're all grateful that you're willing to um
implement some storm water management. >> No, I appreciate I appreciate you you working with me with it. You know, I I figured it could be a stipulation of moving forward and uh yeah, I I you know, where I can where I can compromise. I think that's that's good.
>> Terrific. So, um, any members of the public have any questions? Seeing none, any comments? Seeing none, um, in that case, uh, we could, uh,
move it over to the board. Um, do you want a summary? Does anybody want a summary? Do we feel like in a position? >> I'm messed. Um, so you're going to clean up the uh
gravel uh and make sure that it reflects what's on the survey. Any area where the gravel spilled over to your yard, you'll make sure >> it's covered with grass. Uh you're going to update plans to show um or or to accurately reflect the concrete pad uh
the utility pad. And for that, you also amended your application to seek an increase in coverage for that condition. You also agreed to work with the engineering department to include a dry well uh for the rear edition. Um and
then you agreed to comply with the comments in the environmental commission's report. I believe that covers the conditions that the board >> right and we're looking at a variance for the minimum front yard. Um
variance for the minimum combined combined sideyards and a variance for the maximum lock coverage. Anybody want to kick us off? >> I think this is a really nice application. I love what you're doing. I think it's definitely in character with
what is going on in the neighborhood. A lot of changes for the better. So, I move to deem the application complete and direct our board attorney to draft a resolution memorializing our decision to grant the release by the applicant subject to the stipulations.
And this would be a C1 variance due to the undersized law. Um, I don't think there's any substantial detriment to the public good. not substantially out of character with what's going on in the neighborhood right now. I think a lot of houses are are doing this and it's no
substantial impairment of the intent purpose of the plan. >> I have to agree. I'll second it because um I love that people are finally fixing up these old homes on Oak Street and it's really changing that whole streetscape and turning it into a very
nice entry into the center of town. So, I'm I'm definitely in favor of this project. Great. Thank you, >> Mr. >> Yes. Mr. K. >> Yes. >> Madichi. >> Yes. >> Mer. >> Yes. >> M. >> Yes. >> Chairwoman.
>> Yes. >> Thank you. >> Thank you. Good luck. >> Thank you all very much. I appreciate it. >> Glad you made it. >> You guys always wanted to say Mr. I presume. He's not doing work at my house and I do not know.
>> Yeah, exactly. No conflict of interest. Thank you guys very much. >> Thank you. Good luck. Good luck. >> Okay. Um do we need to um cancel the November 13th special
meeting? I believe we do. >> Yes. >> Do I have a motion? >> Do we need a motion? >> I just Okay. So, Gavl. So I am hereby um cancelling the
November 13th, 2025 special meeting. Uh the next meeting will be on December 3rd. Um do we have any comments from members? >> Anyone? Anyone? Comments from staff?
>> Yes. Happy Thanksgiving. Motion to adjurnn.