Uh good evening. We're going to call to order uh the March 4th uh regular meeting of the Township of Bernard's Zoning Board of Adjustment. And the first item on the agenda is to salute the flag. Would you all please stand? under God, indivisible
>> uh for the open public meeting statement. In accordance with the requirements of the open public public meetings 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 8th, 2026, 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.
Uh, Miss Leman, would you do the roll call, please? >> Chairwoman Bowman >> here. >> Dandrea >> here. >> Miss Herrera >> here. >> Mr. Krauss >> here. >> Mr. Lindaman >> here. >> Miss Par >> here. >> Miss Silver. >> Mr. Soi >> here.
>> Mr. Quinn >> here. >> Mr. Schly >> here. And for the record, Miss Layman is present. Madam Chair, you have quum and may proceed. >> Thank you, Miss Layman. Um, can I have a motion to excuse the absence of Miss Trap, who let us know uh that she was not going to be able to be here this
evening. >> I'll second. >> Thank you, Miss Bchar, and Mr. >> Krauss Carl. All in favor? Hi. Uh, do we want to give Mr. Lazinski a
few more minutes? Um, and then, uh, we we'll we'll go through some of the, um, items. Uh, first, I'm going to ask everybody this evening to do your best to speak into the microphone. We have a number of people that watch from home and um, they've indicated that they
have trouble hearing. So to the best of everyone's knowled ability, I'm going to ask everybody on the board, all of our professionals to please speak into the microphone this evening. Um, we have the approval of the minutes for
February 4th, 2026 regular session. Do I have any comments? Motion to approve as drafted. Thank you, Miss Pear. Miss Dandrea, >> Dandrea,
Miss Herrera, >> Lindamman, >> yes. >> Miss Pear, >> yes. >> Miss Silver, >> yes. >> Chairwoman Bowman, >> yes. >> All right. For the approval of resolutions, we have Coyle, Robert T.
III, and Julie G. Block 5203, lot 12, 367 Grist Mill Drive, ZB25-038. Uh, do we have any comments to the resolutions or motion to approve as drafted? >> Motion to approve as drafted.
>> Thank you, Miss Silver. >> Second. Then, Miss Proctor. Thank you. >> No, it's great. Nice. Nicely done. >> Miss Herrera, >> yes. >> Mr. Lindamman, >> yes. >> Miss Pear, >> Miss Silver, >> yes. >> Chairwoman Bowman,
>> yes. >> We have a modification of a condition uh a request for an extension of time for Lator Carmela Jr. Block 4301, lot 12 for Colts Glenn Lane ZB25-00001A.
Do we have anybody here for that application? Would you like to come forward, please? Lator, I I presume. >> How are you? Yes, my name is Carmela Tori from Fort Coast Glenn Lane. I'm just requesting for the one-year extension. In the event that I don't
make the um submission for my plans to the town, uh I believe I will. I'm just doing it out of caution. >> Okay. >> Um so that's really >> So I believe there was a prior approval on your property, correct? Yes. >> And you are the property the new
purchaser. >> Yes. Yeah. >> How long have you owned the property? >> About three to four months. >> Three to four months now. Okay. Um, Mr. Schlly, do you have any uh thoughts? I know from your letter there are no new ordinances in place,
>> right? There's um nothing really. Uh the prior applicant granted the conservation with everything in the resolution. >> Correct. >> Yes. Just as a out of caution. >> Sounds like the applicant only may not
need a full year extension that the board's allow allows one extension. So not to grant the whole now. So have a little lot of wiggle room
maybe. But >> so on May 7th, 2026 is when your time frame would expire. So you're asking for the extension to May >> 2027. >> Would you like for the entire year? >> Yes.
Does the does anybody on the board have any comments or concerns? >> There was nothing else that the prior person needed to get. >> No. Well, if there was >> it just hands over the current owner.
>> Usually, actually, if somebody is uh >> flipping a property or selling it as so soon after their approval, they wouldn't have done anything. In this case, prior owner did go ahead and do the conservation easement which is process in itself and it'll shave some time
>> read all the stipulations and can yes timely matter which is a year I guess >> right and you'd have to you'd have to comply with everything with the township engineering office. So, uh, does anybody have
a motion? >> I'll make a motion to >> There a second there. I'll second. Thank you, Miss Pakar. Miss Silver. And this is to grant the one-year extension. Miss Dandrea.
>> Miss Herrera. >> Yes. >> Mr. Krauss. >> Yes. >> Mr. Lindaman. >> Yes. >> Miss Pear. >> Yes. Miss Silver, >> yes. >> Chairwoman Bowman, >> yes. Good luck. >> Thank you. Appreciate it. >> I have a brief resolution ready for the next
>> the extension. >> Okay. So, next on the agenda is the completeness hearing for CI Mount Ary LLC block 2401 lot 31 180-18 Mount AR road major subdivision bulk
variances and dvariances for conditional use and F. It's ZB25-034. Welcome >> Madam Chairman. My name is Harold Pook III. I'm the attorney representing the applicant, Sigmmont Area LLC. I have uh
Jason and I have Olivia. >> Can I ask you to speak into the microphone, please? >> Sure. And I have Olivia Konuk. She is the professional engineer uh involved with the project from Stonefield Engineering.
>> Okay. Could you just give your uh give the board the benefit of your background, credentials, experience? >> My name is Olivia Kenonuk spelled K O N O N I U K. I am a project engineer at
Stonefield Engineering located at 15 Spring Street in Princeton, New Jersey. license remains current in good standing. >> Yes. >> I'll just point out for the board and everybody's been technically a regular application hearing. So the
anybody in but uh thank you very much for uh hearing our application this evening. Um, as mentioned, this is a uh major subdivision plan located at 180 to 188 Mount Area Road.
This is block 2401, lot 3. We're here this evening just to discuss the uh completeness items that were uh presented within the uh completeness letter for this application. So, there are eight completeness items. So, I'll just run through them very quickly. The
first one being that the uh application shall be updated to uh indicate the types of approval and all relief sought as well as confirming the applicant entity. So the applicant entity is CIG Mount area LLC and there are a number of
variances including uh D3 conditional use variances, D4 um F variances and then various C variances as well. I believe there's 19. So I won't go through them all but we will provide that information um to the board and
also uh provide an updated application an original application with the uh 16 copies >> planning to submit any of the items. I don't know that the board really needs to hear anything other than >> the waiverss that we're requesting.
If you would um planning to submit it, I would just skip those and just jump to the ones that you're requesting waiverss for. >> Sure. >> Has any questions about anything specific? >> That's >> Yeah, thank you. Um so there are a
couple of waiverss that we're requesting. So um comment five is the wetlands delineation to be verified by LOI. So this is just a major subdivision plan. There are no DP uh scope involved with this application.
So, we're requesting a waiver for that. Yeah, no new construction. There's no uh proposed site plan improvements, anything like that. Um comment six is the environmental impact assessment. As mentioned, this is just a subdivision.
There's no proposed uh site features. So everything um on site is there will be no environmental um impacts basically. So we're requesting in a waiver for that item as well. Um same with the fire service plan. There's again no changes
being made to any of the site configuration and will continue to operate as uh as is existing. And then finally um the maintenance agreement. Um but actually when I spoke with David earlier today, he did request that we
would um provide information about who would be responsible for the maintenance. So um I believe that actually won't be a waiver if that's correct from my understanding. I think what um what's required in in number
eight is the formal agreements or easements or association documents that the file um reported with the county clerk governing maintenance of these three properties that are presently only
in lie of providing those actual documents that the applicant provide just a narrative summary of what those documents are going to provide for. In other words, who's going to maintain the property? There's a detention basin that's on the property that is serving what will be three lots,
but it's only located on one of the lots. There property is going to maintain maintained by three different proper property owners. Is it going to be held standard? Uh there's access easements required trash removal, cycling and snow removal
and things presently being managed by only one entity. Now are we going to have three separate entities? Is there going to be one? Are there going to be responsibilities of individual owners to some association to hold up their end of
the bargain as far as the the building they own? That kind of thing. just in a narrative statement that um summarize what the final legal documents are going to provide. That's what I would suggest in lie of number eight to wave the
>> yes >> italities and just tell us about it and of course they just want properties >> applicants willing by that narrative And >> can you explain what fire service plan is?
>> Fire service plan is on a separate plan that the fire official and and fire companies can focus on that shows hydrants, water manes, uh turning radi along aisles. internally. They'll show truck turning movement uh
template patterns drawn through the site. Um I spoke to the fire official about this and asked him if they were going to be fire service plan and he anything I mean they're going to have
their shot to review this application it um fire official that could be waved at this point. Just so the board knows, maybe this may may sound familiar to some board members. This applicant was
here with the same proposal uh filed at the end of 2023 and that proposal was later dismissed because it wasn't applicant, but we went through the completeness process once before with the same exact waiver requests that were
granted. Then um as far as the other uh numbers five, six and seven, the uh wetlands uh delineation by verifying the wetland delineation is not proposing any construction, nothing, no physical changes to the
property. Um there is a requirement in the ordinance that uh wetlands be put into a conservation ement. Presently there's wetlands on the property. They're in a conservation even was granted 15 some years ago. Uh if the
board can through the hearing process request that the applicant have the uh the wetlands updated and if there's any changes to them to update the easement when they subdivide the property if it's approved. But at this point in time, since you're not proposing any land
disturbance by wherever the wetlands are, they are they're not going to be disturbed. There's not going to be any permits required. Update the delineation can be handled >> and the township already has records of
the current easement. That's >> there is a current easement. just based on a a pretty outdated LOI and sometimes the buffers change um or the wetlands themselves may change probably on this property, but um that would be
the protocol to update an easement that's that old or maybe they have a weather person go out there and verify that the boundary hasn't changed, nothing's changed. You're simply saying that they don't they shouldn't necessarily need to require it for completeness, but that perhaps during the hearing they should
>> Yeah, I don't see it affecting the ability to review the project to to act on it to to u uh it doesn't affect any of the variances whether or not the wetlands have changed. No reason for it at this point.
>> Lands out all three properties. on one property with one one order >> just in the rear of the what would Yes. 188 which is highway. >> No, I mean that that sounds about right
from my recollection. >> It's just that the deed goes with the property, right? So >> Yeah. Yeah, just >> um would agree to of course work with the board professionals to their satisfaction for that comment.
>> Uh my one thing though about the fire service plan, I mean is there any harm in just noting where the fire hydrants are or I without needing a truck turning template? I mean I I understand the fire departments know where as long as nothing's changed. Are
we saying we just don't have >> hydrants are probably shown on the plan, but the fire fire company knows where the hydrants are, >> right? >> They're that's one of the things they'll I mean they're going to be picked up on the survey, but they they know where they are. Um
changes to the plan identifying them any in any way or or maybe they fire hydrant, but I that's >> right. >> They've already been to the site. they know what the issues are >> and if the fire
>> issue that any >> and when and when the plans are distributed to the to the fire chief they can at that point in time ask to see something if they feel it necessary. Correct. >> Township's fire prevention bureau coordinates with the the fire company
which would in this case asking ridge Well, a fire service plan in a sense that there's probably whatever the code requires to be filed with the fire prevention bureau as far as what to do in the case of a fire and that kind of thing, emergency procedures. We're just
as part of a site plan, the sheet that's part of the site plan set that deals with fire safety issues, not not procedural kind of, >> right? But this is different because it's already existing and the and the
>> department knows the roads and the the connections and the fire hydrants already. So we could be pretty confident if it's not included in the application. >> Yeah. Okay. >> And remember if if at some point during the course of the hearing the board
wants any of these things that may be waved now just applicants. >> Right. >> Right. Do you have anything else that you'd like to present? The um number six, the the project
report and environmental impact assessment >> because there's no soil disturbance >> or no. Right. Right. Okay. So then we'll just kick it over to the board. Does anybody have any comments, concerns?
Motion to grant the waiver. Partial waiver for number eight. should have a narrative describing how the but well the board will be deeming it incomplete based on numbers one two
three four and narrative to satisfy number eight applicant submit items ready up. >> Sure. >> Application complete. >> Complete.
Grant waiverss for members five. Have a second. >> Miss Herrera. >> Dandrea. >> Herrera. >> Yes. >> Mr. Krauss. >> Yes. >> Mr. Lindaman. >> Yes. >> Miss Ptar. >> Yes. Miss Silver. >> Yes. >> Chairwoman Bowman.
>> Yes. >> Thank you very much. >> Thank you. >> Um, next on the agenda is the completeness hearing of 131 Marstown Road uh block 801 lot 231 Marstown Road
preliminary and final site plan bulk variances Dvariances for use in F. It is ZB25-040. Is anybody here for that? >> I don't think we were expecting anyone either. So, uh uh by way of your memo
and their letter, they have uh submitted all of the required documents. Um are you satisfied? >> Yes, they uh the board granted some waiverss at our Okay. In that case, we would need a motion to uh deem the application
complete. >> Second. >> Thank you. >> And thank you, Mr. Lindamman. >> Dandrea. >> Yes. >> Miss Herrera. >> Mr. Krauss. Mr. Lindamman. >> Yes. >> Miss Pear. >> Yes. >> Miss Silver. >> Yes.
>> Chairwoman Bowman. >> Yes. Thank you. >> Okay, for the completeness and public hearing portion, we have uh Kalinan. Uh Kalinan returning from last month. We're happy to have you
back. This is Megan and Thomas Kalinan, block 9201, Lock 5, 3469 Valley Road, bulk variances. It is ZB25-033. This is a continuation from February 4th, 2026.
>> Madam Chair, if I might just very briefly, I'll just point out the uh applicants did properly notice for our prior hearing on February 4th and we carried the application with no further notice being required to this evening. So the board still has the jurisdiction to hear and decide the case. Um also just briefly just mentioned members of the public the general overview of the
process here. The applicants are going to present testimony. This is for all our applications tonight that we're going to hear. Um members of the public will have two opportunities. one to ask questions and one to make comments. Um, so we just request that you respect our process and ask questions when you're entitled to ask questions and make
comments only when you're entitled to make comments. So >> that out there we get started. >> Thank you, Mr. Sioski. Welcome. >> Thank you. Glad to be back. Matthew Smith, architect representing Thomas Kalan and Megan Kalinan.
>> Okay. Matthew, would you um do us a favor and just give us a rundown of your credentials? Sure. >> I'm licensed in both New York and New Jersey. All my licenses are still current. Was licensed in New York in 2015. Reciprocity for New Jersey in 2024. I have a bachelor's degree in
architecture from MIT in 2008. >> Wonderful. And your license is still in good standing. >> Yes. >> Mr. Smithy Store under oath as do our board professionals. And Mr. >> Yes. testify. Okay. So, we're good. >> We have some new information. Do you
want to walk us through a little bit? >> Yes. We uh provided an updated survey. Um the updated survey has uh corrected the impervious law coverage calculations. Impervious law coverage calculations. The previous application was requesting 19.8. Based on the new
information, it has reduced to 19.2%. Um and uh in the application we have indicated per the board's request mitigation of the um storm water drainage for the increased impervious area over the grandfather amount. Um the
grandfather amount did change based on Davish Le's updated memo but um we'll be willing to you know assert that we'll manage whatever storm water is you know in overage of the additional uh grandfathered area.
So the dryweld design is new from the last time you were here. Correct. >> Right. Right now we're indicating that we will provide it but we want to know what the variance is for to therefore accurately design the drywall. >> Okay.
So um tell us a little bit more about what you're asking for. So we have currently open porch, correct? Or or >> currently it's a covered sun room, >> right? And then you want to make this a
>> fourseason room condition, you know, no step down level with the part of the main habitable space. >> Madam Chair, just real quick before we go any further, um Mr. the uh the survey and plans you've submitted, they were >> I believe so. Yeah.
>> Yes. >> No, no, they were they they were submitted before. So, >> and in addition to the onestory addition, um you're also proposing a PA patio, >> correct?
What does the updated? >> It just accurately uh captured the retaining walls, the extension of the driveway, >> the lock coverage. >> Yes. >> Okay. Mr. Schl, they were already over the
coverage, right? Is that why you're saying grandfathered? >> Yeah. Got it. Okay. Thank you. >> 16.21. 17.44. So, M Mr. Slide, you want to take us through your memo? Correct.
>> Number eight. Uh question. >> Not at this time. >> Yes. >> Fine. Uh just point out that that your limit on the land disturbance the plan showing 135 and once you hit 25
housekeeping matter the the plan notes the Yes. >> 11. Um standard general comment about exterior light. >> Yes. >> We have any questions from the board on
Mr. Sly's memo? when >> I only had three after um I just wanted to confirm Mr. Slide what the grandfather amount is because on their plan they state they have a grandfathered amount of 17.4%.
Yeah, the 17.4 was what was calculated by me based on the prior plan. But that calculation I use the applicant's numbers for the house and the sun room because those numbers were off
surveyor's numbers for that's why not only did their total proposed coverage go down coverage that is grandfathered also went down because the numbers are wrong. That's why the number the correct number is 16.4 16.21 or 41 21.
>> Okay. No, no, that's okay. Have a square foot. I still have I was using the 17.4 four number and the new and have a drywall shower ended someone will design it because we're trying to get to exactly how many square feet is going to be
I had made a statement that the 17.4% that is a base based on this plan so I have uh 453 square foot of impervious cover that the drywall was supposed to be designed for Dave's got 779. >> What was your number, Mr. Quinn? I'm
sorry. >> I was using the 17.4%. I'm basically using the numbers on the plan. >> Right. Right. >> The I just came up with 471 ft. I came up with 453 ft. So, about the same, >> but I again I was assuming that 17.4 was
useful. David has done the research. So >> y >> whatever his differential his allowable is is going to bring the diff is going to result in whatever the difference >> Dave says 779 I'm on board with 779
>> and number five in my memo it provide >> then that that takes care of my item number one um oh just also to note the ar the architect has here and I've seen this in some areas about a gallon per square foot.
>> That'll that'll be taken care of on the plan. Um Yes. >> Also, the plan will note that the the note I put on here about soil logging permeability. >> Yep. >> Uh and as Dave pointed out, I also had a note about the uh the limit of
disturbance, and you're likely not to exceed that threshold, the 5,000. That'll get you the certified maybe dealing with township engineering department >> are my three comments. >> Okay.
>> Water from this excess to the dry well is it just grab or drains being connected? It would be the roof drains connect roof from the roof. The roof gutters will lead into the drains. The drains are already going >> connect into the drywall. >> They're already going into underground
and then draining to daylight will intercept with the drywall to collect >> cover that that amount of Oh yeah, the dwelling is uh >> slightly more than half the dwelling you
would accomplish with the >> um and and I know that we've talked about the the topography and I think you noted that there there's no topographic information that's shown um and I believe Mr. Kalan, you had mentioned that the waterish is sheeting forward to
the front of the house >> towards Valley Road. Correct. >> Um have any information about >> the township's rule is there don't require topography unless the limited disturbance
see these or patio there's no requirement for topography. So, but it's fair to ask which direction water's running and sort of having that limited disturbance.
There's no requirement. >> Okay. And it's really in your best interest to put the dry well in the right spot. So, um >> Okay. Um and and you So, do you agree to stipulate to all of the comments and
conditions in both of the letters? >> Yes. Does anybody from the board have any questions? >> I Yeah, go for it. >> You're the expert in this now, >> I guess. So, I'm on the environmental commission on budsman. I guess um you
guys got an opportunity to look at the environmental commission memo. >> Yes, we did. Um they you know they look at applications they comply with these let me know uh they want you to implement uh best management practices uh for storm water during site
work and as part of final regrading and restoration best management practices to preserve and protect trees during site work. Uh consider installing site features to promote the warm water from the roof leaders. Utilize native hardwood species if you're going to be replacing any trees.
And they also want you to just be aware for the potential for any ground tanks, lead paint, asbestous. >> Yes, we'll comply with their recommendations. >> Um, did you look at anything on, you know, I I see a lot of pavers here. Was there any consideration given to
reducing some of the numbers or some of the pavers just to reduce some of the overage? we would prefer to keep because they they want a usable patio. You know, it's to point out David's uh comment, you
know, if it this was a full acre lot, you know, this wouldn't even be uh and also just for, you know, um reference, an R seven lot is a residential district size for half an acre and they allow 20%
lot coverage. So if this slot were put, you know, transposed into a compliant zoning district, we would be in full compliance without needing a variance. >> Okay. But you have, I mean, you mentioned that he would like, you know, they would like to have a usable patio,
but you have a proposed paper patio that's 16 by 25 and then next to that is a smaller PA patio. >> Yes, that's the existing one. So, we're just connecting a a new to an existing,
>> right? >> Um, does anybody have any thoughts on the size of the dry well and and what percentage? Um, if we were to be looking at the the 16.21, so Mr. Schl's number
uh Mr. Schlly's number of 779 square feet cover for the for the water. So So the question is what percentage of imperous cover are they going to create
a dry well for? Is it going to be based on the 16.21% or the 17.4% and the difference between the 17.4 to 19.2 two 3%. >> Do they have to accommodate for whatever they're over on the improvous coverage?
>> I think the house is beyond >> it. It may not need to be to to weigh in. They may not need to be every roof surface because they do stagger and change planes. So, it may only need to, you know, for argument sake be half the roof, >> right?
block coverage of the existing house. Actually, more than that because >> well, it's on the survey now. >> Okay. The number 1230. Yeah. >> All right. So, that's 4.8% is what the house would mean.
>> Isn't it just the percentage over that they are from between the grandfather percentage and the new percentage and that would be the three? Yes. That were Okay. I just want to make sure I'm understanding. So, so originally they thought that they So, they're currently
at 17.4% over or they're at 17.4% whereas 15% is allowed, right? >> They're already over 2.4%. Right. Okay. >> But the grandfather is 16.21, >> right?
>> So, the the dry well would need to cover their their choice. And what they were asking is do we want would we be interested in the drywall covering the difference between 17.4 which is existing now and the additional that
they're asking for or what is grandfathered and what they're now asking for. >> Wait, I think it should be the grandfathered but >> and they're covering that right with the >> Well, the 4.8 gets them >> right now. They don't they're leaving
the drywall open. We're deciding what this volume of the drywall is going to be. >> I think it should be between the grandfather because you need to account >> whatever the board decides. >> Accommodate 453 feet is what the difference is from now to proposed. 779
is what Dave calculated as the legal impervious cover to now. So Dave's number is a little more precise because it includes work that maybe they somebody didn't get a permit for that was constructed on the property.
all the roof drains of the house 4.8% to this drywall have to be able to accommodate. >> I wouldn't suggest >> they could they could make it less than that. >> Oh yeah. Yeah. Usually what I do typically you see this house it's it's basically split in half.
>> Right. >> If I'm them half the house is slightly less than what they need. So maybe of the rear of the house or another portion of the house or they have to they'll have to get and maybe now and I usually make this comment maybe it's good time to make the comment now that the plan
shows the area to be collected as shaded on the house. Sometimes we do that >> right >> then they show the portion of the house that's equivalent to 780 square feet roughly give or take size to dry well for that amount. So they they could be selective you can be relatively
selective in the amount of roof area you direct. You don't have to grab the whole thing. Half is easy. Then, you know, quarters depending on how many gutters there are on the down spouts along the long edge. But >> right now about half of the house is currently connected
>> currently >> to to to the rain leaders like the back of the house connected >> that then go into the ground and then drain the daylight. >> So, the idea would be to connect them. I mean, assuming that we hit the numbers that we're supposed to hit,
>> right? I mean, at the end of the day, we'll put that make it a stipulation that the the area of the house to be collected, he's got it in his notes, the area be of the house to be collected shall be shaded and equivalent to the amount of of, you know, he didn't have that number because he
didn't know what it was before. Correct. >> Now, he could state an equivalent area of the house, 780 ft, shall be collected to the drywall to offset the Everything goes underground to a single drain now. Dry well. Doesn't Does the drywall have
to accommodate everything that's or can some of it just flow past? >> Well, when he says a drain, I'm assuming it's not just sitting in the yard something. It's just gets to a point and then runs out. >> It's underground and it comes to the street is what's >> Yeah. Right. So, it's pipes underground
and it just where he hits slope it leaves. So, >> overflow. Exactly. >> So there's an overflow. Okay. So So you don't have to accommodate the whole thing with the drywall, >> right? >> No, no, no. Just the area you capture.
>> Even if you overdetain, you can still let it overflow. If your point is that they want to grab the whole house, if they over choose over detain, >> they already are grabbing the whole house. >> Not directing it to an infiltration, >> letting it run off the property. And now they're going to direct it to an infiltration device, hold it on the
property, infiltrate it, and then the overflow will run off >> below where the drain like daylights is what you're saying. And then some of it would run past and some would go in. >> Could be above where the drain light could be intercepted along its way. Somewhere along that path, they're going to create a pit. The water's going to
fill up and the overflow will continue out this overflow. >> I know it's tough to see without too because you're an engineer and me too, but >> it's hard to >> Okay. But I I think so. So, I think we all agree that the dry well should be
sufficient to cover the overage from the grandfathered um 16.21% uh to the 19.23%. Um I understand that it's a smaller lot, but you're still over for what the lot
actually is. So, to the best that you can accommodate, that would really be preferred. Um, so does anybody else have any questions? >> No. >> See none. Does anybody from the public
have any questions for this applicant or his uh architect? Seeing none. Does anybody have any comments for this architect or applicant? None. Um, then uh is it okay if we were
to just kick it off to the board? So I would just ask you once again, you have no problem stipulating to all of the items that were addressed in the memos and you understand um that the coverage would be from the 16.21 to the 19.23.
>> Yes. >> Yes. >> Okay. >> Yeah. >> Uh so the applicants here are requesting a lot coverage ratio variance uh proposing 19.23% 23% where 15% is the maximum permitted.
That's the only variance being requested. As far as conditions go, the applicant has agreed to comply with all the conditions in Mr. Schllymo's uh January 30th of 2026 and February 26th, 2026. I think the same conditions in the February version uh appear in the
January version. Uh all the conditions in Mr. Quinn's memo dated March 2nd, 2026. And I suppose all the conditions in February 1st, 2026 memo already satisfied with the plan revisions. Flash recommendations in the environmental commission memo dated
January 26, 2026. Pry well will be sized to accommodate all lock coverage over 60. That's it. I'm waiting something out. Please let me know. But I think uh >> I don't want want to make a motion.
>> Um go ahead. I was going to say um motion to grant variance for under both C1 and C2 because we have the hardship for the undersized lot. Um and I think the C2 is benefits outweigh the
detriment here. Um and we're approving a 19.2% coverage. Is that correct? 23. Yeah. Okay. So motion uh to approve those variances >> subject to the conditions.
>> Yes. And to deem the application complete. Do I have a second? Okay. And with the understanding that the um benefit here is that the water is going to be controlled um
and that's where we and that there's no there's no detriment uh to the surrounding neighbors. >> Layman >> Dandria >> yes >> Herrera >> yes >> Mr. Krauss >> yes >> Mr. Lindamman. >> Yes. >> Miss Pear. >> Yes.
>> Miss Silver. >> Yes. >> Chairwoman Bowman. >> Yes. >> Thank you. >> Luck. >> Thank you. >> Next on the agenda uh is a continuation as well from um February 4th, 2026. Uh, Vuvio, Michael
and Jasine. Block 11004, lot 11, 22 Century Court. Bulk variances Dvarian for use ZB25-011. Madam Chair, just before we get started,
I'll just point out uh like I did with the last application, uh the applicants here did properly notice for our February 4th, 2026 meeting, and we carried the application by voice announcement uh to this evening with no further notice being required. So, the board still has the jurisdiction to hear the news.
>> Thank you, Mr. Sioski. >> But applicants council make an introduction and I think we have housekeeping items to take care of. >> Uh yeah. Hi, John Sullivan. I'm from the offices of Vasola and Sullivan. We were last
um >> Mr. Sullivan, may I ask you to speak into the microphone, please? If you want to, you're welcome to sit if you'd like. >> Or approach the podium as well if you'd prefer to stand. As I get older, I can't sit. >> Um, yes. So, um, what we were planning
to do tonight, um, so we did not submit a revised set of plans. Um, unfortunately, between the snow and, um, our, um, uh, plan preparer being on vacation, we did not submit a revised set of plans. I did get something in a
PDF yesterday and I did submit that to um Tom Quinn and Dave Schlide to to review. Um I get it that uh we didn't give them much time to do it. Um but yeah, I don't think there were a whole lot of changes to that except to show
you guys, you know, the the entirety of the driveway. And we were able to reconcile the issue about the imperous coverage. Um I think we came to a where it's 19.03 3. So, a little bit higher than what we originally presented.
Um, also identified, you know, after the snow went away and the full driveway is shown, um, we do we also identified an easement, uh, or I'm sorry, a variance for the driveway setback. Five ft
required. Um you'll see on our plans the driveway runs, you know, right onto the other lot. Um which my client has an easement for and he's entitled to use that in perpetuity for any reason he wants other than to put a septic system on it.
>> Um so the driveway actually runs between the two lots. That lot um is in Bridgewater. It's not in uh not in Bernard's. So those are the couple of things that um we've identified since the last time we were here. Um what I was going to do to proceed tonight was
to recall Chris Paul. He's prepared a rendering um both um um still photos as well as videos which is going to give you a real good a much better idea of what we're proposing here than what you saw last time. Um and then from there we
would move into our engineer Richard Nuser and our professional planner Henry Hinterstein. >> Question before I have a chance to look at it a lot. So, is this
whatever you've added to this drawing, it's been surveyed? >> That's my understanding. Yes. >> Um, well, we have two people, two people working on design. One was our surveyor S. Miklowitz.
I think S did this. >> Let me cut to the chase. My concern is haveation of what not guess work, not some actually was field surveyed, staked out. We know exactly where, what, and how
much is on. Likewise, if we're guesstimating, which has happened a few times now, not with your application alone, it doesn't platform on a variance application with any certainty what we're doing.
That's my concern on whatever you depicted here. I'm not saying it was or was not surveyed. I didn't have a chance to really review. It's not been surveyed and identified in the field by a surveyor. Exactly. So what I can ask is approaching Mr. S. Do you have a copy
of those of what Christopher Paul Correct. And answer. So that that was plan was prepared by Sal Mccloic who's a licensed surveyor and he put it on then that was signed and sealed that that was done. I'm assuming those are accurate field
shots. >> Okay. I mean he signed sealed the document that shows. >> So he's attesting at that point that it's accurate. >> He says it's a survey on the document. I'm >> cuz him and I went over that a bunch of times because you know there was snow on the ground and then there wasn't and
rideway that is there now is exactly >> okay again you're not the survey either I'm not the survey I just want to make sure that somebody who surveyed the property signed and sealed this is taking a response >> and are we saying that that survey was sent to you yesterday?
Uh yeah, apparently uh I got he got the attorney got a bunch of PDFs which he forwarded I noticed it was like 4:47 yesterday. I didn't even see him until late today. And again, my only concern is that right they did their best efforts. The
architect was drawing in things to try to get not enough for a variance application. So I just want >> that's what Mr. No, and we can't rely on the original survey for the >> Did they have an original survey of the property?
>> They had uh Yeah, it was a survey apparently, but it didn't have the driveway connected. The lower loop was not shown >> on the property have changed since >> since the original survey. >> House was only completed.
>> Okay. >> Okay. Okay. And it sounds like we have it now, but you guys haven't had a chance to review it yet. We have a survey now. >> Revised plan that would Yes. Tom and I, >> right? What we had in the the sheet that
we got initially was signed by a surveyor and it show the lower >> loop signed or sealed. So, I'll see this exhibit whenever. >> You're saying that the original one was signed, but it doesn't show. But this new one, do we know that it's signed and sealed?
>> Well, it's signed. He's got a scan scanner. It's typical, >> right? >> It's not I don't feel a >> But does he have a stamp, the seal, the the electronic seal? >> That the original one, Tom, or the the new one you have in front of you? >> This is the This is the copy I got. This
is not unusual. Usually the copies that are being submitted to, >> right? My only question is all of a sudden got thrown in there. It wasn't shown on this survey. So I wanted to make sure that survey went out and I located that and that what's on our
drawing is a >> and the signature without the seal is >> seen the exhibit. I don't know what the exhibit that he's >> see it now so that we know what we're looking at. Can we pull it up now to make sure it >> before before you do? >> Before you do,
Mr. Quinn and Mr. Schlide, do you feel comfortable proceeding not having had the opportunity to really review this? >> Well, I again I'm I'm if a if a rep if a survey if a professional comes in here and says
survey I prepared it's signed and sealed and we have that document. I can't question him. I mean, but lacking that and under the circumstances, it seems a little suspicious located that wasn't before. I just >> I haven't seen >> it's a D variance as well,
>> right? I haven't seen I haven't seen the survey. All I've seen is a PDF. I'm presuming they're going to pass around the exhibits so I can see it. I'll know M Mr. Paul just did what he could. testified that the surveyor
prepared the documents. >> Why? Do you feel comfortable proceeding without having had a chance to review? >> I don't see there's any way to conclude tonight because comments that I raised I think Tom raised
items We haven't had a chance talking about number from last hearing that we just don't don't have anything. Yeah. I mean, no, I don't. Is that what you're proposing now?
or what? >> Well, overall it's proposed. It's a combination of existing and proposed. >> Okay. So, what what is the existing that? >> Well, what changed to the existing? Um, and what uh Tom Quinn was talking about
here Now it's actually that's the the biggest saw and what we have now. Um and unfortunately given the fact that we just got this yesterday, I don't have hard copies. I don't have signed and sealed. I simply have a PDF, the same
one that I shared with these gentlemen. Um, you know, so um, you know, I get it. I I I get it. >> So, I I think um, and I think I've I'm hearing some grumblings too from the board. um uh it's
it's near impossible for us to really certainly can't render a decision and we rely heavily on the review by our professionals and it's we all try to do our best to prepare ahead of time as well. So to have a PDF where we're not
certain um certainly don't think anybody's lying to us, but a PDF rather than a full plan and and uh the numbers jumping up to 19% um impervious coverage on a threeacre lot, that's it's probably something we
would prefer to have time to review. >> I understand. My my suggestion would be uh to carry this to the next meeting. But
yeah, so you know, the plans um for all intents and purposes are done. I just need to get hard copies that I can submit and um give everybody the appropriate period of time to issue the new reports and and comment on them. >> Right.
>> Um you know, >> and remember it's it's for the benefit of the board. um here as well. It's a devariance and you need you need a a five vote majority and if people don't feel as though they have enough information, you run the risk of them
voting >> getting no votes. >> Getting no votes. Um >> it's the applicant's burden to prove at the end of the day. >> Hate to have you leave and come back, but >> I understand. Um, you know, if we were
to carry it, um, I do have one issue. My planner has advised me that he would not be available at the next meeting. Um, not that I'm a big fan of kind of going out of order and having a planner testify before an engineer. Um, I don't
know if that's something that we can consider tonight. Um, but I haven't even really discussed it with my um with my client yet. Um, so can we take just a minute? >> Sure. Is this off site? Just think
You know, Heat. Heat. It's okay. back. Um, based on our conversation, we would ask that the matter be adjourned to the next meeting without further notice. We will get our plan submitted in a timely
manner and be back to see you next time. >> Okay. >> Layman, >> can I before we >> Yes. >> wanted to mention suggest not submitting the plans that you submitted. Looking at them briefly,
calculation of the existing coverage in the coverage chart didn't change at all. That needs gravel reduction map doesn't it no longer shows anymore gravel reduction, but graphically it
still indicates walkway on the existing condition plan longer shown on the proposed condition plan. That change doesn't seem to be reflected in the calculations don't labeled as a gravel reduction. So there's issues with the plan and there
are I know I had some comments that directly related to whether something or not and needed to be confirmed. um not addressed in there make it difficult to quantify the actual numbers that were
>> understood. I'm going to ask my engineer to give you a call. Um make sure we get it right. Third time will be the charm. Hopefully >> I don't know. Do we have the room on the I have >> we have room on April 8th
applica a site plan application? Okay. So, Mr. Sullivan, does your planner have somebody who can stand in or >> Yeah, we'll get a uh Yeah, we'll get somebody here. >> Okay. Miss Lman is April 8th.
>> April 8th. Yes, please. Um okay. So then um we're going to carry uh this application to April 8th. Um and we'll hear you first on the agenda. And I'm
sorry I hate to do it. >> Yes, please. Okay. So, the application of Michael and Jasmine Vubio property located at block 11004 lot 11 uh otherwise known as 22 Century Court Basking Ridge is going to be
carried to the boards April 8 as you are right now. No further notice will be required either by publication uh by mail or personal service. This announcement serves as your notice. Okay, thank you very much. Have a good night. >> Thank you.
>> Uh, so next on the agenda is the completeness and public hearing for Hodkins Andrew and Lindsay block 1804 lot 2 10 Colonial Drive with bulk variances ZB25-034. Madam Chair, just real quick for the
record, I'll point out I did review the applicants notice for this uh hearing probably uh all the content was good. It was timely published and served. So the board has jurisdiction here inside the case applicants council do his introduction. >> Thank you. Thanks Chris. Uh yes, good
evening. Stephen Hail representing the applicants uh Andrew and Lindseay Hoskins who are seated at the table here. I'm actually older than Mr. Sullivan. So I fig I'd stand also. So he's a friend for years. So uh but no uh
great to see you here this evening. I appreciate your professionals always providing us with their reports on a timely basis for us to be prepared for this evening. And this is an application uh for uh Lindsay and Andrew to install a pool in their rear yard. Uh it's a
unique situation. We think uh that the variance relief that we're seeking is justified. First, it is an undersized lot. Uh, which uh gives some constraints on it and also the configuration um and it was aptly noted in in David's report
that there you can't put a pool in the backyard technically because there's a driveway that runs behind their house. Uh so what they've done is they've worked with uh their engineer and their professionals to design a pool uh a moderate size pool and also uh and it's
even outlined in the environmental commission report that the storm water detention that's proposed here is actually well oversized. So there's uh adequate storm water detention being proposed uh for uh for the addition of the pool. There are some they purchase a
house. I believe it was in March of 2023. There were some and and often times this comes up. You buy a house and you don't realize that you have conditions that may have been uh changed. I have one of my clients I think Chris and I talked about. How come
they don't explore that before you buy a house to know that perhaps, you know, somebody put an addition on or a driveway was done, but those are existing conditions that uh we just going to seek seek relief for. So, I'd just like to have them briefly talk about uh how they love it here in in
Basking Ridge and and why they would like to pull for for them and their families. So, they'll have to be sworn first and council will do that. >> Only two witnesses, Mr. Hail, or do you have anybody else wants to move them? >> Oh, yeah. You might as well if Jeff wants to be sworn in.
>> Guys, plus our two board professionals, all five of you could raise your right hands for me. All five of you swear or affirm that the testimony you're about to provide will be the truth, the whole truth, nothing but the truth of so. >> Thank you, council. All right. So, obviously you I know you've been working
on this process. Why don't you tell the board a little bit about your family and Oh, obviously. and uh and why this pool is important for you and the steps you've taken to express uh
some of the concerns with having uh where the pool is located and the cover. They did also take steps and it's outlined in the pool and recognized in the reports that they are eliminating the shed that's there and also eliminating a walkway in the rear. So,
whoever wants to take the lead. >> This is Andrew and Lindseay Hodkins and you guys reside at 10 Colonial Drive, Basking Ridge. We do. >> Thank you. >> Uh, hi guys. Thank you for the time tonight. Um, the reason we want to put in the pool is that we have two kids. We have a 5-year-old and a one-year-old who
just turned one last week. Um, we belong to the town pool now, but now we're getting into the logistical issue where the 5-year-old wants to stay, but the one-year-old needs to nap. And it's going from a family time to now a logistical nightmare where the 5-year-old gets pulled out because
brother has to go to sleep. and we don't want him to resent his brother. So, by having a pool in the backyard, we can kind of afford them both the opportunity to stay on their schedules and and get some family time without having to be separated with one parent with each kid. >> And again, as indicated, you purchased a
home, I believe March of 2023. >> Yeah. >> Love it so much that we both work in Manhattan and commute from here every day. >> Yeah. view this is kind of like during co we bunch of houses all
throughout the tri-state area fell in love with bass immediately start to put roots down our kids are that's I think as we continue to grow into the house, putting the property and again doing respectful
manner that our neighborhood and our neighbors are and I know that um as we've indicated and Jeff will talk about it in more detail, but you have a a storm water system that's actually overdesigned and
I know and I know you also read uh the report from environmental commission no problem it's there's I think it's well you could describe a little bit of the landscaping and the like but uh where the pool is located no no no impacts but just touch on no no problem complying with any of
those terms conditions >> no not at all and we're actually uh going to be adding I was and the neighbors just >> and the design is very simple. Um there's no like water features, rock formations. It's not we're not looking to create a water park. It's a
rectangular square in the ground like the Hampton style. Just grass around it. Very natural. Um nothing painful to the eye. Hey, uh, Madam Chair, I have no further preliminary questions. I thought it was just important for the board to hear a
little bit about their background project. Um, so, um, Schlide, do you want to take us through your I'm >> looking at my memo dated February 26,
comments. >> Don, I'm sorry I jumped ahead. I think you have an engineer with you, correct? >> Want to do we want to go through the memo or do we want to maybe hear from the engineer first? >> Yeah. So, I apologize. That's >> Yeah. No, that that's a good point
because u again David always does a great job outlining it. I think uh when our engineer testifies uh he can touch on a lot of the items that are raised there. >> Okay. In that case, does does anybody from the board have any questions
>> um for Miss >> back fence? Are you going to go higher than four feet just because there's >> just curious like someone could jump over the fence and be in the pool. You know what I mean? >> I think the plan is to do landscaping in front of it as well. So, it's a double barrier.
>> Okay. So, like trees or brush trees. >> Okay. Just I worry about that because I have a pool too. So just you know it's a small fence especially with the road. >> Not required. Just wondering if you're gonna try to have not spoken to the people in the
lot. They were notified as per procedure but we have not spoken to them. >> I never knew there was a flag lot back there. I live not that far away and I I was like I >> all I know is that their front light shine directly into our bedroom. So I knew something was strange with the lot because their front door is like right
there. >> Yeah, it is a unique configuration which as Mr. Slay not in his report, you couldn't put a pool in backyard because that's considered I guess a front yard, right? Or double or side dirt, whatever. And how old is the house?
>> An older barn back there, too. >> The house behind theirs. Doctor's office. Have any water issues on the property? ever experience anything in the house? How long I'm sorry, how long have you been there? >> March of 23.
>> Okay. And so, no, when it rains, you don't get any water in the basement. Do you know where the water goes when it does rain? >> Back of the house, >> I guess. Yeah, it's going right towards the uh
drywall. Yeah. >> Plan it looks like everything >> um the the pictures that are with the application. Did you take them? When did you take those pictures? >> Okay. >> Hopefully it'll be gone soon.
>> 75 next week. We're hopeful. And the view of the rear yard from the driveway. That's the shed that I assume is going. >> Yes. >> Uh, does anybody else have any questions for the Hodkins? >> No. Helps quite a bit.
I mean, I walked in the back of your property today and I >> just >> I'm assuming though in the summertime you shouldn't be able to see the doctor's office and then you have the >> Sure. Uh, we can call upon our our
engineer. >> Oh, I sorry. I apologize. >> I should ask I should ask the public if they have any questions about Hodkins. >> Um, seeing none no comments and no comments for for this application from the public.
Okay, great. Uh, I'd like now call upon Jeff Faggerian, our engineer, >> want to join me here. >> O, >> give us your name. >> Sure. Uh, yeah. >> Oh, that's right. You've been sworn already. I apologize. >> Um, yeah. Yeah. if you could take them
through your uh qualifications, the area of expertise, licenses you hold, and whether you've been accepted before the boards or courts in the state of New Jersey. >> Right. So, Jeffy Garry, EG A R I A N. My business address is 27146
in Fairfield. I am a licensed professional engineer. My license is in good standing. Graduate of the New Jersey Technology in 2006, licensed in 2012, and I have testified before this board in the past. >> Yes. Thank you. We'll accept them. >> Thank you. All right. Um, so Mr. Jarian,
if you could obviously board has background now and is obviously right hands. We have detailed reports from the board professionals, but just take us through an overview of existing conditions, the proposed pool improvements, what's being eliminated by way of the shed and walkway, and then if
you could touch on uh both the planner and engineers report. >> Sure. So um essentially it's um the address is 10 Colonial Drive. It's located in the R4 zone um block 1804 lot 2. So the
existing conditions of the property what stands out initially is that the lot is substantially undersized for what's required by the zone, excuse me. uh what's required is 43,560 square feet um lot area and what we have existing is 31,245
square feet which is a deviation of over 12,000 square feet of lot. Um so essentially the lot exists today is 72% of uh the required lot area. So substantially undersized. Uh there's a couple other non-conformities too that exist there. Um lot width where 200 feet
is required and currently there's 157.8 eight front yard setback of 75 ft with that's required in 62. Um the existing lot coverage uh is exceeded and
required 17.4% is the existing condition by the by the homeowners. Um what's required square footage wise is 4,687
square ft and existing is 54 29. So fired the driveway is in a non-conforming uh condition where 5T is required and.5 ft exists today. Um the property is currently improved with a
dwelling driveway, a walkway, a rear deck, rear walkway, covered porch, and a ship. Uh the topography of the property, as we mentioned, it does from what is proposing to do um for this project is
install an 18 by 38 ingress. Um a very modest pool patio at 26 epstones which are 2 feet by two feet. fence, some minor regrading, uh storm
water management system, um and water management system. >> Yeah, the reports. >> Okay. >> Uh before you do, I just have a question. So you have the pool patio and then they're just are stepping stones
just pavers that are placed on grass. >> I won't put on grass in between joints that impervious cover that kind of does count. >> Does count as coverage,
right? diamonds. I mean, are they are they >> stepping stone that you set in a pattern? >> Okay. All right. So, it's not it's not a p it's not a piece of blue stone. It's a >> something by two
>> by two square. I got you. driveway. It's a path. Yeah. Yep. >> And that's 2 feet by two feet. You said >> mass in between. You cut you count that whole mass as long coverage. Got it.
Oh, because it seems like it seems like they went through a great deal of trouble >> cover, which is not going to happen anyway. So, >> aesthetic. >> It was aesthetic. >> Was aesthetic. Okay. Okay. >> Yeah. Yeah, I just didn't I don't like I didn't want the backyard to look like fully patioed. I wanted to be grass
because that's why we moved here. We were in the city. We wanted our kids to be on grass. So, we were trying to keep as much grass as possible and I didn't like them square. I just wanted to tilt them to be diamond. That's really it. >> Oh, it's counted entirely as lock
coverage. Water water does go in there. driveway or or pvious. >> Right. Right. Right. >> How big is a typical sidewalk? Three. >> Personal wall could be three, but it's tight. Four foot is typically a comfortable size sidewalk.
>> So two feet here. Two by two is not. Well, they've got if they're two by >> Oh, they're two by two stones. What's the area that's between the stones? Yeah. >> No. What's so what's the total area of the walkway?
>> Yeah. So, what's what what's square footage are we looking at here? And what what's >> I can't I can't read I can't read. 567 >> step >> comment number five in my memo >> rear walk step zones um >> 567
>> 567 yeah >> I'm sorry I'm not saying I'm not asking the question correct >> with >> next to the pool >> the pathway >> the path >> please >> pathway from the driveway the pool area
>> so when you leave the deck you get on the pathway. What's the distance between there? That's what I'm saying. I can't read it. >> Well, it's 11.4. >> I'm old. I can't read it. I can't see. >> Um, it's 11.4t from the covered porch to
the to the P to the model available to you. Pull it out. >> Okay, now I can see that. I see where it's ending. >> Are 4x4 pavers by two pavers and what's the space between them? >> 12 inches of grass between. Okay. So,
twothirds of it is paper, >> but let's say 9 to 10 feet in that area. Um, about maybe reducing that at all. Give any thought to that? No.
They are getting some drainage just by the fact that they do have the separation between the stones. Even though we're counting it as coverage, I would say they're they're reducing the water issues by doing it that way. So it looks like coverage, but it's I
mean and we're counting as coverage, but I think in effect they're they're getting some benefit from having that grass there in my opinion. But >> storm water. >> Yeah. From the storm water perspective. Yeah. >> A total walkway area 567 square feet.
Correct. >> Okay. Are we able to break that down between how much is attributable to the pavers and how much is grass? >> Uh I think it might be useful for the board. I mean you guys let me know. >> Yeah. Might. Yeah. Put a pin in it. Come
back to it. >> Okay. Yeah. Probably about a third. Right. at just that >> 21.84. >> I'm not saying all >> probably needs a pass. Are you saying the walkway and the
patio? If you take that >> all all the stones, >> just the walkway. Oh, just the walkway. Okay. >> All the stones. >> Seven square feet worth. 1.84. The pool is probably is it 3 to four
foot? Like I mean the uh is there any >> from the edge of the pool to >> side of the coping? Yeah. I Do we >> Why don't you keep on Oh, and >> why don't we Yeah. Do you want to review the report and then we can revisit if
there's >> take on the stepping stones? >> I interrupted you. So, if you want to continue with your >> um the letter or planning letter, which or >> wherever you'd like to start? >> Why'd you go for Yeah, this letter was
>> Oh, Thank you. Well, maybe you want to do it. >> I don't want to plagiarize. Go for it. I appreciate that. Um, so the big the big opening for me was the impervious cover, right? I
pointed out they're adding 1300 almost 1,400 square feet, but they're over 2,000 square feet over impervious. Whatever reason, they picked uh they picked 1974 square feet to collect of impervious covered offset. Um, and
they're they're proposing a dry well into it. Um, they're going to be directing because they can collect terms of the sizing of it. I came up with this. They're they're 2,137 square ft over impervious cover.
646 square feet of that is the pool water. but from storm water that leaves 1491 square feet excess impervious cover that's not water surface open
my mind that would be a good number they're over that now so they're free to now or I would suggest they could lower that volume all of the excess and properties cover on the lot again safely.
I I think that their design is very conservative now and could be brought down. They'll be quite um I didn't know there's a existing credit for Oh, if that was something Oh, I mean it
may propose down slightly. All right. So, it's not an either one. >> All right. So, you're going to be Okay. That That was it. That's correct. Right. Gravel Walkways County. >> Yeah.
>> So, That would be one adjustment. It doesn't bring that. I also mentioned that the void ratio is have a a dry well calculation. I also note this is soils. This is one of the areas of
burners where it's logical soil group. That's which is why you probably don't have any water problems. Try well is probably a good thing for this. I don't know what this 12in cast spacing
detail is. I had the same question about the details of the stepping stone and confirming their size to figure out what impervious cover was. I didn't know they had worked that out with David that the whole area was um I was asking for more spot grades in
here. Um also that your your permeability note should just be revised as I wrote here that you know you to confirm uh the limited disturbance is shown sufficient that they'll have to get so conservation.
I note that no trees are depicted to be removed. without confirming that should be added to the plan. Also, this is a caveat that applicants be very careful to stay within. >> Okay,
>> thanks Tom. guys will comply with all those comments. We just went through >> planning >> came from engineering department but it's Couple things.
Uh behind you is the driveway to the neighbor. You plan on Correct. >> It would be make sense to make that a stipulation. Yeah, >> we have no problem.
got the pictures. Where would the property? >> Okay. >> Okay. All right. Thank you. >> Comment number six in my out the
I used to be in the R six 3/4 in. It's the size that it is. Changed and coverage uh limit. Not just that it's an undersized antage that was permitted. Essentially, it would be more like they're 4% over,
not 6% over. >> As far as I can tell, the zoning was changed, not having anything to do with this time. There were larger vacant lots of development behind it, which had not
been at the time in lots that were oversized and downzone them a little bit toward discourage. Oh, you have a plan actually. Yes, >> on the plan. Yeah, there's two trees in the back.
really don't have any >> guys will comply with all those comments. >> No problem. And and again, no problem with the landscaping plan being >> they did agree to sipulate to it. fair from your old plan that
>> Yes. to >> ask the engineer, not the lawyer. >> The whole thing. >> Oh, it's almost half. So that cuts our that cuts the overage down to a little bit under 21%. Correct? >> You had said that if we took it all out
we would get to 20. If we took half of it out we might get to about 20 let's say 75. >> Right. We're at 1.8. Right. Right. Right. But we but the the pool catches hold
some water. We have a storm water management system that will cover more than the overage excluding the pool. >> Yeah.
>> Captured except for the pool service, >> right? >> Prior to Oh, essentially the math works out. Um, no storm water management today. >> But I guess to Mr. Quinn's point because of the permittability of the soils they
haven't experienced a problem >> and given the fact that it was it was really an 18% zone given its lot and its history you're only looking about 3% over and you're capturing more than that in with the with the storm water
management right so when you when you come in with almost 7% over I get nervous right so I you I want to look and I want to see where we can cut things back But when you put the when you put the history to it and you um look at the pavers and and you look at the drywall and you look at the storm
water management system then a lot more sense. So, >> right. Well, I I look at that a little bit differently. Um you know, if it's undersized lot, you still have to still have to you know, things still
have to fit the property. right? No. So, so thank you for being patient and and walking me through it, but I I see it now. So, um does anybody have any questions? Arian
questions. Does um does anybody from the public have any questions? Um any comments from the public on this application else you'd like to >> No, I I truly appreciate the feedback again uh that we've received from the
board. uh again getting the reports from professionals Mr. Slay and Mr. Quinn always provide them adequate time to prepare for a hearing. And I think that my clients obviously they love being where they are and making a great investment and even
just the the they did it by way of aesthetics with the with the stones, but it actually is uh they want to see grass in their yard and uh I think they're uh what's being proposed here is reasonable and requested the board grant the relief
that we're seeking and have the pool. And >> so thank you very much. So >> thank you. So, um, so then we're gonna we're going to take it back over here and, um, does anybody want to kick us off with any thoughts, comments, emotion? >> Where?
>> Okay. So, as I understand it, and anyone feel free to jump in to correct me if I'm getting anything wrong here, the applicants are requesting three bulk variances. One for the driveway sideyard setback. Uh,.5 ft proposed where five feet is required as a minimum. Lock coverage 21.84% proposed for 15% is the
max permitted. uh pool location. Uh as favorite variance, uh it's required not to be to the rear or it's required to be to the rear of dwellings on adjacent lots. This particular pool wouldn't be to the rear of the dwelling lot 10 to the south. The flag lot see up on the map. Uh as far as conditions go, they've
agreed to comply with everything in Mr. Schlly's memo dated February 26, 2026. Everything in Mr. Quinn's memo dated February 28th, 2026. recommendations of the environmental commission. Uh their memo dated I think it was January 26, 2026 as well.
One or two additional ones just one applicants uh will provide a landscaping plan depicting landscape screening of the pool to adjoining residences ultimately subject to the review and approval of our board planner. really actually having less of an impact.
No problem with that. That's what they wanted anyway. I would make a motion. house behind them is position. I would make a motion to draft a resolutionizing the variance request including
under sea and no detriment to the >> I don't see any detriment to the >> you have a second >> secondar Mr. Krauss >> Andrea >> yes >> Herrera >> yes
>> Mr. Krauss. >> Yes. >> Mr. Lindamman. >> Yes. >> Miss Popar. Yes. >> Miss Silver. >> Yes. >> Chairwoman Bowman. >> Yes. >> Thank you very much. Have a great night. Appreciate all your help. Good to see you again. >> You can all come soon.
>> Congratulations. >> That the last one. My god. I have all those people about the hour to come here. >> Uh, next on the agenda for completeness and public hearing is Fain, Robert, and Amy, block 2001, lot 40, 79 Culverson
Road, bulk variances, ZB26-00001. Welcome. Hello. We scared everyone out of here. >> Madam Chair, I'll just point out for the record, I did have an opportunity to review the notice these applicants provided for tonight's hearing. Uh the content was good. It was timely served and published. Uh that for the board has
the jurisdiction to hear and decide the case. My humble legal opinion. Uh all right. So wonderful. >> Let's start out with swearing everybody in who's going to test >> professionals. Okay. All four of you raise your right hands. Thank you very much. Do all four of you swear or affirm that the
testimony you're about to provide with the truth, the whole truth, and nothing but the truth. So, be God. >> Thank you very much. Appreciate it. And, uh, introduce yourselves uh, names and, uh, addresses, business addresses. >> Yes. Uh, my name is Robert Fainone. I am the applicant. Um, I currently live in
New Providence, but we own the property 79 Culverson Road in Basking Ridge. Um, and this is my engineer, Jance. >> My name is James J. Excuse me, James J. Mance. I'm a licensed professional engineer and and surveyor in the state
of New Jersey. My address is 150 Brahma Avenue, Bridgewater, New Jersey. >> Thank you. >> Sure. Um so the subject property is uh block 20001 lot 40. Um we are requesting
two bulk variances. a variance request for the minimum lot width where 250 ft is required and we currently have 245.88 ft as well as the minimum improvable lot area where 22,000 square ft required and
we have 20,632 currently. Um the property right now is it's in the R2 zone. Uh it is 2 acres and has a single family home on it. The existing home currently encroaches into the front yard uh and violates the
existing uh zoning ordinance for the R2 zone. Uh our application seeks to demolish the home, secure the non-conformity, and then construct a new single family home that's uh compliant with the R2 zone aside from the two
pre-existing lot variances that we're requesting. Um so I can ask uh Mr. mans I guess to describe the project. Um but if you want I guess want to give a little bit of your educational background.
I graduated Ruters College of Engineering in 1977. I received my professional engineers license in 1982 and my surveyor's license in 1992. Um, I have sort of uh testified before this
board for a property at the corner of um South Maple and East Lewis approximately three or four years ago and um all through my career I I've testified about land development uh projects. >> Thank you, Miss Pants.
>> And my licenses are current. I I just renewed. >> Correct. >> Yes, absolutely. >> The the property is on the north side of Cober Colbertson Road. Uh it was created
by subdivision um map number 204 in in uh November 2nd of 1949. So it's a it's an older subdivision. It's a twoacre lot. Uh the left hand or the westerly lot line uh extends not perpendicular
from the road but to the uh to the west. The frontage is 209 ft but the lot width uh is does not meet the required 250 ft as Mr. Flo said. Uh there's an existing dwelling on the property and what I'm
referring to is my variance map sheet one of three and just Now is essentially the same shed property. D is essentially
right now. House approximately 5,400 by those. way things we can go through the are some question uh items that I think we should address via the letters.
>> Can I can I ask you to just describe how you're proposing the storm water to be handled uh for the home to be built? I Christ for the maximum allowable coverage as it currently is today.
>> Correct. The 15% of the two acres. >> Yeah. >> All right. So then um so then why don't we go through why don't we go through the memos? Um do you have a preference on where we start? Mr.
>> goes for planning then engineering. >> Okay, >> Mr. SL memo dated February nature of the lot based on the environmental constraints on the joining lots. uh properties probably do not have an
forming improvable lot area themselves. Meaning applicant were to obtain property owner in order to applicants property likely Hey, I I don't mean to interrupt, but I
did I did reach out to the two neighbors on either side to help resolve the lot with undersize, and neither of them were willing to to sell any of the property absent whether or not it would have made sense. So, we didn't look into it. We just asked and they didn't want to. They
weren't interested. >> Number four talks about trees and the applicant just indicated by with the requirements. I was suggesting that those trees be provided a screening along.
>> Yes, we we will agree to that. As far as routing the utilities, you'll do that in a manner that >> Yes, we will. >> Just comment about the the dwelling height uh housekeeping issues is not
going to affect compliance from what I >> Yeah, I I I I did I I missed one of the numbers, but it was so close the the average height didn't change. Um I'm going to resubmit new numbers to you. Uh and then I also checked the uh existing
ground uh number. We came up with 327.9. The uh new new elevation is 329. So we're within that 3-foot area. >> The zoning officer will probably pick that up and ask you to do it if >> No, I I understand. But I I did check the numbers.
>> Evan, uh the Koopas are excluded. There's a Koopa on the garage and on the dwelling that are excluded from the height calculations as long as those are purely ornamental features that properly done.
>> Yes. And they will not be illuminated >> wall or with a gate uh between the house. And it looks like it's shown to be higher than six feet, but it's not higher than six feet are >> correct. Yes, that was that was just for
illustrative purposes. It will comply and be six feet or under >> just cites the storm water requirements that Mr. Control measures. Uh >> yes, we will submit
>> 11. You'll notify the Bassin Fire Company in case they want to I will reach out to them. I've never done this before, so I will certainly talk to them and we'll let them do whatever they can. >> Y >> 12 an engineering permit for the the
work in the Culver Road. >> 13 is it a standard lock coverage disclosure form to complete to Number 14, there will be a development fee. Uh yes, >> property, but there'll be
>> there there is an existing well. It's right by the existing dwelling. I can point it out, but we're going to drill a new well in front of >> septic or >> it's sanitary sewer. I forgot to mention that. Yes. >> When? >> All right. My letter dated March 2nd.
Um, first comment is just that it's a comment. They house they flipped the driveway on this house. Driveway on the high side of the lot, which is not how the old house was. They they're initially bringing the
impervious cover to 10 and a half. They're increasing almost 3,000 square feet. But as you heard Mr. Man say, they have sized the drywall for the maximum per cover. So that equates to a runoff volume that
collects almost 7,000 square feet of initially the 4,000 square ft of the house and the detached garage are going to be collected. That leaves the remaining 2,800
roughly to be directed to the drywall. Don't know how it's going to happen, but just I asked if you put a note on the drawing that all of that cover be directed to the trial. >> We we agreed to that. >> That's that's a no-brainer. The only thing you could do in a
situation like that, you can't when you have blocking material like that, you can't take a sample and test that he did the basic test is actually a pass to establish a permeability.
I went through it really quickly after the permeability rate upward depending on the area and it seems like you'll easily drain. What up with a permeability rate? Not for me, for the township engineering
department. Convert this to a permeability rate so that the drywall can be evacuated in 72 hours. We we will Mr. Floone will holler at me for getting invol too too um technical here but the BMP manual
chapter 12 has a sort of a conversion way you could do that for um a modified basin flood test and so I did those calculations and we the numbers work out so we'll submit those to the engineering department. >> That's what I saw too. Okay, good.
I had the same uh item about trees. Trees to be removed clarifying the plan what the vegetative restoration is going to be for the drive. >> Right. And just be aware that you'll have to carry that out into the right of way. And as with the new driveway,
you'll have to get an edge public. calculations. I don't often see those. I appreciate those. >> I I will >> have something nice to put in their file. >> Um >> but that was just to show that there was no erosion downstream of the uh driveway
pipe. >> I'm just I don't see that happen a lot. So I really did appreciate that. Um just check the grading in the looks like the north >> northeasterly portion. Well,
I also had the question about Oh, I I I read the uh Mr. Krueger's wetland investigation. I have no issue with any find any wetlands within 100 property, which is the biggest buffer. So, I don't have any problems with this conclusion.
I had the same comment about Dave, the height of that where I also note that FEMA has there's a flood plane associated that's off the property on the mapping I saw. I know David made a comment about some flooding
that township maps have. you the same comment they D they've had you you're showing to use that you require so consolation Not a problem. >> He already has that plan, too. >> I know. I don't know if it's certified yet, but
>> No, it's going to be submitted tomorrow. >> Uh, would you like >> I I will take a stab at it. Anybody on the board have any questions for Mr. Quinn or for Mr. Mance at the at this
moment? I've asked this before. Why does this Yeah. partial destruction situation. >> In the event partial destruction, you bothering and that includes a lot to mention.
So down the road to put a pool at a Once the board grants a variance for that and the width and or if any lot dimensional stuff >> goes away once you have a house on the property.
>> So then you're back to law coverage. Okay. Thank you. >> Take a stab at the environmental commission. Environmental commission. Did you guys get an opportunity to view that? >> Yes, I did >> like standard stuff.
Best management practices to preserve site work. long-term tree survivability as the goal. We also want you to be aware this and take proper precautions during demolition.
Yes. >> With everything in Mr. Quinn. >> Yes. >> Yes. >> Um would you mind talking a little bit about um the design of the house? I It's been with our uh package. Um so you want to tell us a little bit
about it? Is it in character with the neighborhood? Maybe some of the materials that you're going to be using. >> Uh, sure. Go back. Okay, just before we get started. So, this we're going to have to mark this as an exhibit. I don't think we got
We will have to keep that board now that you presented it to us, though. >> Okay. So, this will be exhibit A1. And this is what is this, sir? It's a colorized rendering of the proposed dwelling. >> Correct. prepared by and what it was. Uh, it was
prepared by me using I gota ask by chance very well prepared. >> Okay, good. Very well prepared. That'll be exhibit A1. I'll put a sticker on it when you're done.
Is that what you put into the AI Gemini? >> Yeah, that's >> I could totally see that. >> Is the garage the external garage is that a garage or garage plus something on top or like the upper
Okay. No use >> um does anybody have any questions? >> Designer wanting to hire him to design a house for them. I just want to say I'm impressed with the passion of this >> right. Yeah. >> Nice to see passion in engineering and
design and in presentation as someone who was in engineering for many years. >> Happy to see that. Um um does anybody from the public is anyone from the public here to comment
or question anyone on this application? questions for this application. Any comments on this application to the public? >> None. Um, >> yeah, live there right now, right? You said, have you talked to the neighbors
in the area? And I don't know if we asked that already if I >> uh I I >> met neighbors or anything like that. >> No, we haven't been to the property that fre at least not frequently enough. Did speak with the neighbor to the right when I asked about um purchasing part of
the property. So, I have spoken with him briefly, but not about the project at all. >> Very minimally. >> Not aware that there's any water issues or anything with the property. I haven't heard anything. You have it all very well taken care of, but I'm just curious
as to whether or not you've seen or heard anything. >> I've I've been to the property during rainstorms for that exact reason, and I haven't seen abnormal with water flowing in odd directions or concentrating on
So then I think I need to open it back up now to the public for any comments or questions. Um but seeing none, uh is there anything else that you'd like to share with the board before we >> I I I think we've presented our case. >> Okay. I think you did very nicely as
well. Does anybody on the board um want to kick us off? Have any comments? Any questions? Any motion? Oh yes, please. I always >> always forget about >> I know I forget about you. >> Okay. Uh the applicants are requesting
two bulk variances. One for lot with uh proposing these are both for existing conditions but I'll mention uh technically being proposed uh 24 I'm sorry 245.88 ft proposed where 250 ft is required for the lot width and then
improvable lot area 20,632 feet proposed or 22,000 flat is the uh required minimum. As far as conditions go, just everything in our uh board planner, engineer, and environmental commission memos, respectively dated February 26, 2026, March 2nd, 2026, and
February 23rd, 2026, all the conditions I noted. Okay. Um, so anybody wanna anybody have anything to say? Anybody want to kick us off? This is the first time in my position as
uh I see this as a what would we say a seat variance and would like to make a motion to deem the application to draft a resolution memorizing the variance request including all stated stipulations
to grant the relief requested by the applicants. >> Nicely done for your first time. >> Um, do I have a second? >> Uh, C2 only or C1 as well. >> Arguably, I'm not speaking for the
board. As an attorney, you could make the argument that the property exists in its current condition. The applicants aren't able to obtain any heard the lot width and approval of a lot area deficiencies could constitute a hardship. Theoretically speaking, again, potential argument you can make, but it
could just be C2 as well, however the board sees it. Right. >> Just C2 or >> let's add C1 and C2. C1 >> and layman
>> Andrea sorry who seconded the motioner >> Herrera >> yes >> Krauss >> yes >> Mr. Mr. Lindamman, >> yes. >> Miss Poxar, >> yes. >> Miss Silver, >> yes. >> Chairwoman Bowman, >> uh, yes. And we deemed the application complete as well.
>> Yes. >> Thank you very much. >> Thank you very much for your time. >> Congratulations. Good luck. Come back anytime. >> Very nicely done. I don't know. You can just leave it next to the podium. I'll get it out later. Thank you. >> Is he allowed to get that back? He seems
sad to with it. >> Um, technically it's part of evidence. >> I think there's a retention period. We could give it back to you at some point. It might be a little while, but >> I'll just print it out again. You got it. >> Right. That's right. Um, so
>> ask a question of the board real quick. >> Absolutely. >> Of the box that we were given. >> Why were we applications? >> Are they >> Are they all going to be present? >> Are they all going to be presented in
April though? >> One of them is um one of them is for April 16. It has a special meeting 10th. >> Okay. >> Okay. Uh it's it's a larger application and it it will be on this >> 131 Mars
>> 131 and that is uh what was the date of that again Miss Layman? >> April 16. >> April 16th. So that's one of our special that's one of our special meetings. That's a Thursday. Um and speaking of special meetings, we
have a really special special meeting >> till 7:30. Yes. On the 16th. Uh so the special special meeting is an opportunity next week at our special meeting date um
to have a work session for the board. Uh this would be a guided work session um uh consider it like continuing education, a little bit of a um tutorial as you will sort of uh the
role of the board. We have a lot of new members. Um, you know, and I think for the people that have been here for quite a while, it's it it might not be such a bad thing to have a little refresher as well, kind of what our roles are, how we look at things, how we how we assess the um applications. So, that would be next
week at 7:30 um March 12th. >> March 12th, Thursday. It's our special meeting date. So, it's in our records that >> it's already noticed. >> It's It's already noticed.
>> Maybe we can bring our own. >> It's a public meeting, but it's it's not necessarily it doesn't need to be broadcast. It's more of a work session for >> technically I work under him. So, kind of a two birds with one stone face was saying refresher for existing
board me that that goes on everybody's >> Yeah. It's very true. >> I just just I unfortunately I cannot make that date. >> Okay. >> I I cannot either. So I don't think
>> Okay. Um so we have a we have a we have a some pretty important um things coming up. Um >> and that special April meeting I >> Okay. Um I wonder if it can be recorded and shared.
Okay. >> Right. Um, >> can we leave it open and confer with with Mr. Warner and then make the decision tomorrow? >> You could always cancel the meeting. >> Could you move it to the 11th? >> To do a special meeting date.
>> We could do a special special meeting date. >> Special special special. Yeah, it needs to be noticed preferably >> have to renotic and thing. >> It's an informal >> kind of thing. Uh because there are regulations for the
um for the board uh under the zoning laws. >> No, we go to >> right. No, >> the room is reserved for us because it's our special meeting night. So, yeah. >> Right.
>> I'd also like to know if Miss Trap can be there. No. Well, well, it's technically it's an open it's a noticed meeting. It would be a public meeting. If you have more than four board members here, well, four or more, then it's a quorum. >> So,
correct. It's still got to be everybody's meeting. If at least four are together, it's a, you know, that's why we only have three in the landscape committee because once you get No, even even still even still. Yeah. >> Well, do you have a comment? Did you
have a I'd have to see what the notice says. If it says the meeting is going to be held in this room, I don't have to renote this for. >> All right. So, why don't why don't we do this? Um, >> we circle back.
>> Why don't we circle back? But but should we hold it open and then cancel or should I cancel now? I don't want to cancel and then >> you can cancel it the day of. >> Okay. So, let's not cancel next week's meeting just yet. Um but let's circle back on it and I'll reach out and um try
to get some schedules and see what'll work best. Okay. Does that work, Miss Layman? We circle back. >> All right. Okay. So, then um are there any um any other comments from the board members? Any questions? Any comments
from the staff? >> Want to remind all the new members to sign up for their board trainings. You can check the NJO website. They've been adding dates. And then the storm water training is new board training is just once >> the Yeah, the storm water training is
the video which YouTube video and then but then the other one uh they added more dates, not just the two. >> Correct. And they'll keep adding them throughout the year. >> Okay, great. That's in person now. Are they doing that? >> No, it's a five hour virtual
>> virtual. >> Five hours. Oh my god. >> Five hours. Sorry. Don't shoot the messenger. Um All right. So then um do I have a motion to adjurnn? >> Make a motion to adjurnn. >> Dr. Seconded.