A couple more minutes for >> Okay. And then mark them in. >> Township of Edison zoning board of adjustments special meeting of November 25th, 2025 is now in session. Adequate notice of this meeting as required by the open public meetings act of 1975
has been provided by the annual notice published in the home news trabune on December 13 2024 as in posted in the main lobby of the missile complex on December 18th 2020 24. Please join me in the pledge allegiance to the flag and please remain standing for a moment of
silence >> to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. >> Please remain standing for a moment of silence in memory of Ron Coutiaro, who
was the uh planning board attorney for the township. >> Thank you, >> Madam Secretary. Roll call, please. Mr. OA >> here. >> Mr. Begnel >> here. >> Miss Shaw >> here. >> Mr. Aayat >> here. >> Mr. Cerrito
>> here. >> Mr. Patel >> here. >> Mr. Schneider >> here. >> Mr. Devet >> here. >> Vice Chair Gorman >> here. >> And Chairman Kumba >> here. >> Thank you. >> Madam Secretary, minutes for consideration. >> Minutes of October 14th, 2025 for
approval. >> What's the board's pleasure? Um, it was the board's pleasure. >> Motion to approve. >> Second. Motion made by Vice Chairman Gorman. Seconded by Mr. Schneider. Roll call, please. >> Mr. Cerrito. >> Yes. >> Mr. Chabra. Oh, sorry. Mr. Schneider,
>> yes to the motion. >> Mr. Patel, >> yes on the motion. >> Mr. Devet. >> I want to vote on the minutes. Okay. Okay. Uh, Vice Chair Gorman. >> Yes. >> And Chairman Gumb. >> Yes. >> Thank you. >> Thank you, Madam Secretary. First
resolution for consideration >> E22 2023 MN AR Edison Infiniti a one-year extension approval. >> What's the board's pleasure? >> Motion to approve. >> Second. >> Motion made by Vice Chairman Gorman. Second by Mr. Schneider. Roll call, please. >> Uh Mr. Cerrito,
>> yes on the motion. >> Um Mr. Schneider, >> yes to the motion. >> Gorman, >> yes on a motion. >> And Chairman Cumba, >> yes on the motion. >> Thank you. >> Next resolution. B38 2023 Shenoi construction for approval. >> What's the board's pleasure?
>> Motion to approve. >> Second. >> Motion made by Vice Chairman of Gorman, second by Mr. Schneider. Roll call, please. >> Mr. Cerrito, >> yes on the motion. >> Mr. Schneider, >> yes on the motion. >> Mr. Patel, >> yes on the motion. >> Vice Chair Gorman, >> yes on the motion. >> And Chairman Combo. >> Yes on the motion. Next resolution, please.
>> C312024 Big Fish 1918 LLC for approval. >> What's the board's pleasure? >> Motion to approve. >> Second. Motion made by Vice Chairman Ogorman. Second by Mr. Schneider. Roll call, please. >> Mr. Cerrito, >> yes on the motion. >> Mr. Schneider, >> yes on the motion.
>> Vice Chair Gorman, >> yes on a motion. >> And Chairman Kumba, >> yes on the motion. Next resolution, please. >> D22 2025 Naneshwar Sante for approval. >> What's the board's pleasure? >> Motion to approve. >> Second. >> Motion by made by Vice Chairman of Gorman, second by Mr. Schneider. Roll
call, please. >> Mr. Cerrito, >> yes on the motion. >> Mr. Schneider, >> yes on the motion. >> Mr. Patel, >> yes on no. Vice Chair Gorman. >> Yes on a motion. >> And Chairman Kumbbo. >> Yes on the motion. Thank you, Madam Secretary. Uh we have a few announcements for this evening case. >> One more. There's one more.
>> Oh, one more. I apologize. Thank you. That's why you guys are on board. Uh final resolution for approval. >> Z26 2025. Celeles Patel for approval. >> What's the board's pleasure? Motion to approve. >> Second motion made by Vice Chairman Gorman. Second by Mr. Schneider. Roll
call, please. >> Mr. Cerrito. >> Yes on the motion. >> Mr. Schneider. Yes on the motion. >> Mr. Patel. >> Yes on the motion. >> Vice Chair Gorman. >> Yes on the motion. >> And Chairman Gumba. >> Yes on the motion. >> Thank you. >> Thank you Madam Secretary. A few announcements. Case Z32 2024. Satchin
Battel at 167 Morris Avenue. This case has been withdrawn. Case Z13205 Lake Home Renovations LLC at 17 Jeene Place has been carried to December 16th 2025. If you're here for this case is
Z13 2025. It will not be heard this evening. It will be heard on December 16th, 2025 with a meeting beginning 700 p.m. here in council chamber. If you received a notice, this uh you will not receive another notice. This will serve as your notice. KZ220
Lamar Advertising a Pen LLC at 81 and 101 US Highway 1 has been carried to December 16th, 2025. If you're here for this case, Z220, it will not be heard this evening. It will be heard on December 16th, 2025 with a meeting beginning at 7 p.m. here
in council chambers. Good evening, ladies and gentlemen. This is a special meeting of the township of Edison zoning board of adjustment. The board is composed of Edison Township residents appointed by the municipal council who volunteer their time and service to the board. MLE land use law requires a member successfully complete
a land use training course administered by the New Jersey Department of Community Affairs. This board also holds in-house training conducted by our board professionals. The zoning board abides by the provision of misfield land use law in addition to our board's bylaws. The zoning board is a quasi judicial land use board which differs from the
township planning board. Under the municipal land use law, board members are required to be impartial and are not allowed to discuss any case prior to being considered at a hearing. All applicants will have the opportunity to present their case before the board along with the opportunity for board members and board professionals to question the applicant and their
witnesses. At the conclusion of the applicant's presentation of their case, the case will open to the public. Residents within 200 feet of the subject property will be heard followed by residents from outside of 200 ft. All residents will be sworn in. They'll provide their name and address and they'll be given six minutes to comment
on the application being considered without the opportunity for a rebuttal. Residents may ask questions of the applicant, the applicant's professionals, and board professionals. The board requests that these questions are asked prior to any commentary being made on the application. Once commentary begins, the resident's timer will begin.
The applicant will be allowed the opportunity for cross-examination of their witnesses. Under the law, the chair is allowed to stop any commentary which is repetitive or an attempt to filibuster the board. Further, the chair is allowed to stop any commentary that is irrelevant to the case or prohibited from the board's consideration. Once
public portion is closed, all public comments are ended unless new testimony is presented by the applicant. Following the closure of the public portion, the applicant will have the right of summation on their application. Following summation, the case will go to the board for decision. This procedure has been followed by the board and is similar to procedures
followed by boards of adjustments statewide. The mispoo land use law requires the board to engage in a balancing act and is not required to strictly apply township ordinances, zoning plan or master plan. As a board of adjustment, variances are granted when appropriately necessary, following all legal considerations. As has been
the case with prior boards, this board will see where we're at if we are still in session around 10:30 p.m. I ask that all applicants, professionals, and residents show respect to each other and be civil throughout all proceedings. I ask you withhold applause, booing, or interrupting of anyone while they are
speaking. The chair will not tolerate any outbursts by applicants, professionals, or the public. Further, since most cases are being recorded by a court reporter, I ask that speakers do not speak over one another. Madam Secretary, first case on the agenda, please. >> Case number Z27205,
Barack Sauron at four Brandy Wine Court. Applicant is seeking bulk and deuse variances for the addition to the existing single family dwelling. The following standards have not been met. Max F required is 37%. Proposed is 40%. Max lot coverage by building required is
20%, proposed is 26%. Affected property is located in the RB zone designated as block number 343, lot number five on the Edison Township tax map. All noticing paperwork is in order. >> Hello, Mr. Sincarn. Would you raise your
right hand? Do you solemnly swear or affirm to tell the whole truth? Nothing but the truth to help you God. >> I guess you can bring that microphone closer and state your full name for the record. Okay. >> Okay. Mr. Sanarin, if you could please tell the board what you'd like to do and
why you'd like to do it. >> You could also just bring the microphone closer to you. >> Can you hear me? >> Oh, there we hear you now. Thank you so much. >> Perfect. Thank you. Um, for the record, my again is Barat Sankran and I'm here with Vina Sven, a professional planner
who's helping me with this case. Uh my family and I have lived in four brandy vine code for about 6 years. In fact, funnily enough, we actually moved into our house the same day, 6 years ago. Um we have uh we are proud to call it son our home and we have children and who attend the schools. So we basically have
a new baby and our family is at a pivotal moment. I mean our once adequate home is just bursting at the seams right now with both our children and we just want to create a surf and safe and nurturing environment for our children. So basically we're at a crossroads. Either move to a larger house elsewhere
or stay over here. That's why I'm asking for your permission to build a second floor addition that will help our growing family be accommodated more very carefully. Um to accommodate the second story, we are seeking a very minor variance for about 0.03 or 3% in floor
area ratio. Um and also the property currently has a lot coverage of 26% and to be transparent this is how the house was built back in 1985. Um we are not looking to expand the footprint. We are looking to only add a um you know uh
area above the first floor. So in conclusion, we are looking for a very specific solution for our growing family. I'm simply asking to update an older home to meet the needs for our family and bring it, you know, into the aesthetics of the neighborhood. I'm happy to answer any questions you may
have or also happy to have Vina, um who's a professional planner, answer some of your more questions. Does the board have any questions for Mr. Sankar? >> Is there a basement? >> I do have a basement. >> You doing anything to the basement? >> No, the basement is I'm not touching
anything on the basement at all. >> All right. Thank you. >> Any other questions? >> Can we just >> Okay, we'll let the record reflect that Mr. Chopper has arrived. Um, so you can call your planner, >> of course. Would
you uh first is I I see that you have exhibits, but let's swear you in. Raise your right hand. Do you solemnly swear or affirm to tell the whole truth, nothing but the truth help you God? You need the microphone and please state your full name for the record.
>> It's Vina Savant. S A W A N T. >> Um, if you could please provide the board with a summary of your background, qualifications. >> Sure. Uh I'm a licensed professional planner in the state of New Jersey. Um I am certified nationally by the American
Institute of Certified Planners. Um I hold a bachelor's degree in architecture from Bombay University, India and a dual master's in urban planning and policym from NYU. Uh I have been practicing uh
since 2004 and I have testified before this board numerous times as well as I have testified in many other municipalities in Middle Sex, uh Bergen, Sussex, uh Middle Sex County. I currently serve as the planning director
of Oldbridge Township >> and your license is current and good standing. Yes. >> Okay, we'll accept you. Please proceed. Thank you so much. >> Thank you. I have two exhibits. >> Oh, hold on. You're going to need the microphone. So, why don't you um you want to take them? If there are two exhibits, we're going to mark them as A1
and A2. A1 consists of photo one and photo two. A2 is going to consist of photo three and photo four. You can proceed. >> Good evening board members. So um I have personally inspected the subject
property located at four Brandywine Court also known as block 495 lot 66 per the tax map in Edison Township. I have reviewed the zoning requirements for RBB residential zone the existing conditions
uh the proposed uh second story addition prepared by the architect and I have looked at the neighborhood as well. I've been retained by the applicant to provide professional planning testimony in support of the bulk variance. The applicant and their family as the
applicant mentioned has been residing at for brandine court for the past six years. They are established members of Edison community with deep ties uh within the area. Their children attend Edison public school. The family family recently welcomed a child creating a
legitimate need for additional living space. The existing home is actually a rankstyle home with three bedrooms and the bedrooms are much smaller. The um existing home is roughly 2400 square ft
including a garage. So you can imagine it's a very small compact house uh in an area where most of the homes are twostory. Uh I have couple of exhibits and I'll go into detail with the photos because there is a photo exhibit that shows the square footage of other homes
in the neighborhood as well as on the same side of the street. There are only two uh homes that are ranchstyle. One is for Brandy Wine Court where the applicant lives as well as there is one more Randstyle home on Roxy Avenue in close proximity. But these are the only
two homes that are ran style. Um the the family or sorry rather than relocating from the community they love the applicant chooses to invest in their existing home by proposing a second
story addition. The lot area is 10,200 square ft and u the existing home like I said is a single family ranch with an attached garage. Um it is important for the board to understand the existing conditions. The existing uh dwelling has
is a ranch with three bedrooms and has a building coverage of 23.5%. actually uh I think in the notice and the uh application it was mentioned that it's 26% but that's incorrect. The
actual building coverage is uh.35 because the home is 2400 square ft that translates into not 26 but 23.5. uh RBB zone requ allows for a maximum
building coverage of 20% which means it allows the home's building footprint to be 240 square ft. This uh represents a pre-existing nonconformity. The dwelling was constructed almost three decades ago
and has existed prior to the applicant buying the home. The applicant is not proposing to expand the building footprint. The existing 2400 square feet of building coverage will remain unchanged. The proposed addition is entirely
vertical, adding a second story above the existing first floor footprint to create additional larger bedrooms and a separate office space. The applicant seeks relief from floor area ratio. So the RBB
zone requires and floor area ratio of.37. The proposed F is 0.40 which is which means all which also translates into 326
square ft excess of what is allowed by the RBB zone. Um and um that is the only new variance that is sought. We are not exasperating or we are not in fact asking for any other bulk variants. we
comply with all the front yard, the the rear yard and the sideyard setback requirements of the zone. Um uh under the statutory requirements, the board may grant a floor area ratio variance depending on the positive and the
negative criteria. So that variance can be granted without substantial detriment to the public good and if there are special reasons to grant the deviation and the negative criteria the variance will not substantially impair the intent
and the purpose of the zone plan and the zoning ordinance. First I'll cover the special reasons. Uh the deviation that is requested is modest in nature. So the requested variance is actually for only 0.03. Um in the context of residential
variances, this is a minor deviation that allows the applicant to create functional necessary living space without dramatically altering the character and the intensity of development on the side. Preservation of footprint. I think this is more this is
a real critical factor that we're not changing the building coverage. We're building vertical which is to me sound planning rather than expanding and increasing imperous coverage or even getting into the required yards. Um we
like I said before we comply with the setback requirements. We also have tried our best to create a addition that is that gels with the neighborhood character. A vertical expansion of existing residential structures is generally recognized as sound planning
approach in established neighborhood. It allows families to adapt their homes to changing needs without consuming additional land or creating spore. The purpose of the addition is to accommodate a growing family. The additional floor area will provide necessary space for the applicant's
children and also an office space for the owners to work. Post pandemic many of the professionals work from home at least two to three days um a week with younger kids at home it becomes very challenging to work without having a separate office area. The proposed
addition has been designed to maintain the architectural compatibility of the existing dwelling in terms of the design the materials that are used and also the established character of the neighborhood. The completed structure
will present a well-designed cohesive single family home that is indistinguishable built from other conforming residences in the area. The other homes within the block are all twostory homes. Like I said before, there are only two branches
within the entire block which comprises of at least 50 homes. Um one uh branch style home is on Roxy and the other one is the applicant's home. the complete um the other homes in the block within the same block are all two stories. This is
the only home in the block that is ranch style thereby creating an anomaly. The home with the proposed addition would measure 4,100 square ft. And this is where I want to walk you through the exhibits. Actually, the first exhibit is an aerial just to
show where the um for Brandy Wine Brandy Wine Court is located. The second exhibit actually what I did is I didn't go through all 50 homes to come up with the floor area, but I picked and choose some homes to give you an idea and a
scale of how the homes in the neighborhood are. And you will notice that most of the homes are between 4,000 square ft to 4,600 square ft. On the same street on Brandy Wine, there is a home that is 4600
square ft. And all of those homes are twostory editions. So a 4,100 square ft² home including the addition is not completely out of character. It is well within that range of uh existing homes
in the neighborhood. Now the negative criteria um the proposed variance will not substantially impair the intent and the purpose of the zone plan and the zoning ordinance. The vertical addition will not adversely affect neighboring properties. Specifically, the setbacks
are being maintained. Um, the seconds story windows are positioned such that they're very typical of residential homes giving priv privacy. No excessive shadowing is cast. No visual obstruction is caused because all the homes are similar two-story additions there. No
environmental impacts as we are not changing the impervious coverage. We are not u increasing the footprint. The lawn space or the open space for that home remains intact. The proposed addition presents no issues related to public
health, safety, welfare. This structure is welld designigned and constructed in full compliance with the uniform construction code. Um going back to the pictures that are uh provided to you, photograph three and
four shows aerial imagery and a street view to show other homes in comparison to this home. And you can see that this home is clearly much smaller than the other homes. It it does have a bigger footprint slightly, but it's because there is no vertical expansion. And the
deviation that we are asking for is only for 326 square ft. There will be no change in the density with the addition. We are again preserving the yard space and the scale based on the photograph 3 and four
is compatible and consistent with what exists in the neighborhood. So I believe that the benefits of uh the proposal clearly outweigh any negative impacts. uh the applicant does want to reinvest
in the property and continue to live there create a more workable space for the family and for the growing needs of his uh children. We are preserving the building footprint and the open space. The architecture is compatible in my
opinion. Um the minor deviation caused does not actually cause any negative impacts and I would request that the board grant the requested variance. If there is any question I'm ready to take it. >> Thank you so much. Um so I have a
question. So just for the record so um the floor area ratio is 040. >> Yes. >> Okay. So your um flurry ratio certification is correct. Um but the variance application if so approved if you agree to just submit a amended
application just so that we can clean up the building coverage number and make sure we're correct on that. >> That is correct. So when we file for permits we'll fix that because it's just a maam mathematical error uh by the architect. I just recalculated the numbers. >> Absolutely. Okay. Thank you so much. Um
does the board have any questions for M. >> Mr. Chairman? Vice Chairman >> to expand on that in reference to the floor area ratio on your drawing EL-100 it mentions 41. You'll correct that also. >> Yes. Yes. >> In the future check it please.
>> Actually the architect. >> You shouldn't be sitting up here picking up your mistakes. >> It's not my mistake. Actually it's the architect. Uh but yes. >> Any other questions for MW? >> Mr. A. So the current use of the house
is the one family and it has one kitchen. >> Yes. >> Basement is finished. Has kitchen in there or no kitchen and second floor. Are you adding another kitchen and attic has an access?
>> Mr. Shankar, if you just bring the the microphone closer to you. Thank you so much, sir. >> The attic has an access through the ladder. But I mean um I have to use a ladder to go up like this. >> But there's no permanent ladder there. There is no permanent stair and no intent to finish that either.
>> No, it's really small like it's you can't finish. >> Thank you, Mr. Chairman. >> Thank you very much. Any other questions? >> See none. Thank you very much. >> Thank you. >> Okay, that's your case, sir. >> Okay. All right. So, we will now go out to the public. Anyone within 200 feet of
subject site wanting to be heard. If you're within 200 feet, you received a notice via certified mail. Seeing none, uh, can we go outside of 200 feet of subject site? Anyone from outside of 200 feet want to be heard, please approach? >> Seeing none, can I get a motion to close
the public portion? >> Motion to close public portion. >> Second. >> Motion made by Vice Chairman Gorman, second by Mr. Patel. All in favor signify by saying I. >> I nay. The eyes have it. Public portion is now closed. I'll go to the board. >> Mr. Chairman, >> Mr. D, >> I make a motion to approve this
application. The applicant has met all the negative and positive criteria. The site is particularly suited for this intended use and will match the neighborhood uh character of two-story homes in a neighborhood. The use is not detriment to the public good or public
safety. Um this motion will incorporate all of the testimony of the applicant, attorney, planners, engineers, and members of the board as well as it incorporate all of the conditions now as testified. So you will not you will not add any more kitchen uh but just the one
kitchen in the house and I'll just add that they will uh submit a amended variance application. Motion made by Mr. Dav. >> Second >> second by Mr. Patel. Roll call please. >> Mr. Chabra. >> Yes the motion.
>> Mr. Cerrito. >> Yes on the motion. >> Wait. Hold on. Hold on. Mr. Chabra uh came in in the middle of it so he can't vote on this one. >> Okay. >> Okay. >> Sorry. That's okay. Mr. Srio, you said yes. >> Uh, Mr. Schneider, >> yes on the motion. >> Mr. Patel,
>> yes on the motion. >> Mr. Dubai, >> yes on the motion. >> Vice Chair Gorman, >> yes on a motion. >> And Chairman Gumbo, >> yes on the motion. Unanimous approval. Congratulations. Thank you very much. Have a happy Thanksgiving. >> Happy Thanksgary. Next case on the agenda, please.
>> Case number Z19, 2025, Jessica Laski, a 286 Central A. Applicant is seeking preliminary and final site plan approval for the second portion of her approval. Use variance portion was previously approved in 2023 now as a bifurcated
application. Affected property is located in the RB zone designated as block number 101 lot number 11.01 on the Edison Township tax map. All notice and paperwork is in order. >> Good evening. >> Good evening. You hear me?
>> Yes. My name is Brian Miranda. I'm the attorney for the >> If you could just if you could just be on the microphone there. >> Yeah, just go. It works in and out. Um my name is Brian Miranda, attorney for the applicant. Jessica Laskkey, who's sitted to my right. Um we have two professionals with us today in support of the application, Mr. Robert Hernandez
and Mr. Leslie Walker. Um who are Mr. Walker is right behind us who will be speaking on behalf of the application. >> Okay. Okay. >> Mr. Walker, if you can just grab a microphone to be sworn. >> Yes, >> sir. Raise your right hand. Do you
solemnly swear or affirm to tell the whole truth, nothing but the truth to help you God? >> I do. >> And state your full name for the record, please. >> Lesie Walker. >> And Mr. Walker, you've appeared before this board prior. If you could just please give us the uh benefit of your summary, excuse me, some of your
background qualifications. >> Of course. Um I have a bachelor's and master's degree from Ruckers University um in civil engineering. I am the president I've been practicing land development for 25 years. I am uh licensed in New Jersey and several other
states all in good standing. Um I am the president of Meridian Engineering and have been for the last seven years. Um and uh this is this is you know the plan put together several years ago and I've been here many times and glad to be back. >> We'll accept. You may proceed. Thank
you. So, first exhibit is just a a colored colored version of the site plan. I'll mark it as A1. Is that is that good? A1. It's just a colored version of the site plan. Um, just to show kind of context to as to where we're located. We are on
the north is down on the page. We're on the south side of Central Avenue located u midb block um between um Planefield and Stony Brook West. Um there is uh the the existing surrounding neighborhood is
a mix of single and multifamily. Um just right next door to us. You you'll probably remember a couple of years ago Fox and Fox had a an apartment building approved that is immediately next door on our east. Um and this is the the
subject property. Um right here also uh north is up down on the page >> and this is an exhibit you're marking as A2. >> Yeah, this is the same the same version just blown up so it's easier to see. >> So these are all just colorized renderings of what has already been
submitted to the board. >> That's correct. >> Okay. Um, do you folks need um Okay, so the board secretaries will require a copy be submitted tomorrow. Uh, if it can be submitted online >> electronically. >> Electronically, a
>> I can leave the paper still. I clipped them so that I could pull them up and read. >> Okay, that's fine. >> Yep. So, uh, 286 Central Avenue, um, had a single family home with a detached garage in the back, uh, a long driveway along the
western side and two sheds and a underground pool. Um, as as it stood, um, there were, um, existing nonconformities for front yard setback of 14.8 ft where 25 was required. and um
the uh accessory building setback of 1.3 ft from the rear yard because that the shed was too close to the rear yard. 3 ft was required. All of those are mitigated. Um they've already the sheds in the house have already been removed. So So those those conditions um are are
no longer and the the application um requires no variances, right? It's it's odd that we're here. We don't need any variances, but we're here. We're here because when the original application was heard um there was a settlement um and part of that use variance for the
multif family use in this zone um part of that uh the required uh requirement was that we come back and we present the plan to the board at a later date. So, we're here with a plan that is fully conforming. Um, no no need for any variances. Um, but as a condition of the
use variance that was granted um a couple of years ago. Um, so it's a it's a duplex home. A uh one one unit has two bedrooms, the other only has one bedroom. They both have a um a home office. Um they face the
front, they face the street, they face Central Avenue. Um the garages, the front doors, everything face the front as you would expect um for a traditional home layout. Um each unit has a uh
onecar garage and a 12 foot wide um a drive a garage with a driveway um that is um more than 25 ft long. Um so the the car and the the two cars fit in the in the driveway and the garage. Um
street trees are street trees are provided as as required. There's there's a one per 50 ft in this inquired. We have 75 ft of frontage and two street trees are provided. Um there is um there
is a strip of landscaping between the two driveways and then and then some landscaping provided at the corners um to kind of soften around the porches. Both both have a a rear porch down to a a small landing. Um a fenced in rear
yard. Um the fence where we're showing it kind of comes about a third of the way up from the back of the house and then and then continues on. There's an existing fence that runs around the back. We're going to continue that fence up up into um about a third of the way up on the house. What that does is is
provides a place for trash cans to be stored behind a fence and for the air conditioning units will also be behind that fence. So screen from public view. Um for from storm grading and storm water
perspective, um the the back of the property sits around elevation 101 and the street is is in the 96 range. So it drops off four and a half to five feet from the rear to the front over 245 ft. Um and uh so so the water kind of the
water drains towards the street. Um the the the roof leaders will be picked up and directed out to the curb and then the the rear yard will continue to kind of follow along the sides of the property as it as it does today and and you know gentle swailes will be provided
to encourage water to go to the street and not to go onto the adjacent properties. Um no storm water management, no dry wells or anything like that. Um, well, it wouldn't be required anyway, but we didn't have to do any storm water management because with the removal of the the pool, the garage, the driveway,
we actually reduce the impervious on the on the site by 3,000 square feet. So, so it's it's better from a stormwater perspective. Um, and really that's that's all we really we really have. It's really simple.
>> Okay. Does board have any questions, Mr. We do have letters from Mr. Big Nell and from Delaware Ren Engineering >> where I was going next. I wanted to go to my board first and then then we'll >> Okay. Okay. >> Okay. All right. Uh so we'll start with Del Rarin Engineering report. Mr. Barman,
thank you. >> Uh I had an opportunity to review Mr. Carly's July 9, 2025 uh letter. There's uh someformational comments. Uh I would say the predominant um technical comments have been addressed either by the testimony that
Mr. Walker has given tonight or the information that's been previously provided. U the remaining comments that are to be addressed I would categorize as just administrative in nature. So if he's comfortable representing that they can comply with those as a condition of any board action I would be satisfied.
>> We'll comply. >> Excellent. Mr. McNel. >> Yes, Mr. Chairman. Um, we had several comments that I think that um that um the engineer has already addressed. The only um the only one I'm concerned about
uh presently is the pipeline buffering. Have you applied for those letters for >> We do and we can provide those. >> Okay. So, I have no other uh no other issues with this. >> Okay. Great. Thank you very much. >> Anything to add, Mr. Walker? >> No, I think good. Thank you so much.
>> Council of Robert Hernand. >> Next up is Robert Hernandez, our architect. Mr. Hernandez, would you raise your right hand? Do you solemnly swear or affirm to tell the whole truth, nothing but the truth help you God? >> Yes, I do. >> And state your full name for the record.
Roberto A. Hernandez, architect. My office is located in Matuchen, New Jersey. I've been practicing now for 13 years. And before that, I used to work for a local architect, Thomas Beao, Architect, who's now practicing out of Milbour, New Jersey. I've been before
this board multiple times, as I have before uh other boards across New Jersey. >> Uh yeah, it seems like you were just here last week. >> Last week. >> Yes, sir. Uh licenser still current in good standing? >> Yes, it is. and it expires 2027 2031.
>> Hopefully, we're still here. >> Thank you. >> You may proceed. Thank you. >> Thank you. Um I just want to describe the the uh the building. Uh so I'm the architect who assisted Jessica Las with the proposed
duplex home at 286 Central Avenue, Edison, New Jersey. The scope of work in connection with the duplex home is to design identical units except for the second floor where the space directly above the family room on the left unit um it's a double height space while on
the right side uh we have a bedroom over the uh over the family room and that is because uh on the on one unit we're supposed to have uh only a onebedroom u a one-bedroom unit and on the right side a two-bedroom unit. As the engineer uh
said, each unit has a uh a work from home office that is uh quite a need nowadays. Um so on the first floor, uh as you can see from page 181 of the plans that you
have, each first floor is approximately 987 square ft plus an additional 316 ft singlecar garage. Each floor plan is comprised of an open concept living, kitchen, family room area, uh a small
mudroom, a coat closet, a full bathroom, as well as the stairs that go up to the second floor. The units are a mirrored version of each other on the exterior and on the interior. Uh very almost a very close match. Uh on the proposed
second floor, each unit is comprised of a full master suite comprised of a sleeping room, an open sitting room area, a walk-in closet, and a master bathroom. Uh also a laundry room, a work from home office, and a hallway to lead to all the spaces. Uh we were granted a
variance approval to have two bedrooms on the right side unit as a and uh one bedroom unit on the on the uh and one bedroom on the left side unit. Um as such an additional bathroom on the hallway to serve that additional bedroom
was designed on the right side unit. So the right side unit uh has two bedrooms on the right side uh and the unit on the left has uh one uh which is the master uh bathroom also accessible from the hallway. Um
uh the second floor unit on the left is approximately 1,043 square feet and the right side unit is 1,333 ft² and that is because we're constructing over the uh family room. Um
for the foundation, we originally designed the the entire woodframed building to be constructed over a crawl space foundation. However, my client wishes to have the option of an unfinished basement. Uh I'm not sure if you have a copy of that,
but uh I actually have uh uh the the plans of the proposed unfinished basement uh with me and uh and I want to show it to you as an exhibit, I guess, if you don't have. So, um I substituted the crawl space
foundation on page A1 for an unfinished basement. Uh, so the unfinished basement allows us to have basically the HVAC unit and the water heater uh which uh were initially uh drawn on as part of the first floor.
uh by having the HVAC unit in the basement to service the first floor, we no longer have to have a set running across one side of the unit or across, you know, across the across the front to back length of the house. Uh because now
the the HVAC unit would service from the floor from the floor floor through uh the floor grills. Uh the second unit would go uh the second unit for each um uh for each unit would be on the attic and it would be servicing each second
floor. So overall we would have u a total of four AC condensers. The attic will remain uh the attic is proposed as unfinished and for both units. And although I don't have um I haven't shown pull down stairs on my
plans. I just noticed that today. Uh we we intend to put a pull downstairs on the hallway of each of the uh uh town town home units. Um both attic spaces will be unhabitable uh with the duct work that feeds the
second floor, probably in the middle of the layout uh of the attic. As far as the exterior goes, each unit has a covered uh front and rear porch to provide shelter from the elements. The same concept was followed for the garage
door. So, we have a small roof over each of the garage uh doors. The garage doors are front-facing. Uh the front elevation has recess elements which create everything but a flat facade. So, it should look very interesting. I don't I didn't produce a three-dimensional for
this project, but uh basically we have the the garage wall being the being at the most front and then we started recessing everything back like the front porch and then the actual front wall of
the house uh where the living room is. And as you can see from the front facade which is on page one which the only thing I altered on that was basically now showing you that we are proposing a an unfinished basement. Those are the clouds that you see on page C1. This is
probably a new exhibit to you if you don't have uh the roofing material will be uh fiberglass 30-year roof shingles. Uh for the sighting material, we originally proposed James Hardy. Uh but uh however,
due to the higher cost of materials now, we would like the option of a high-grade vinyl sighting um along or or James Hardy as we originally uh designed. Um the front porch and rear
porch, the ceiling of uh those porches will have a fiber cement or PVC beadboard ceiling. Uh the front doors uh feature 36 w 36 inch wide doors with side lightss on each side. Uh for the AC
condensers uh I know that I I initially show uh one condenser for each unit. One is on the left side exterior wall. The other one is on the right side. Uh I'd like to have the option of placing the AC units again uh directly behind the
family room which faces the backyard of the house. >> Mr. Hernandez, if I could stop you for a moment. >> So the plans that you're citing to right now without having marked as exhibits, are these plans that were not already provided? Does do any board members have
a copy of the plans he's talking about? Anyone? >> The only thing I altered was going from a crawl space to an optional. >> It's still a difference in the plan as to what's submitted. Am I correct? >> I believe so. >> Okay.
So, we're going to mark that exhibit as I think we're up to A3. We're going to mark that ex exhibit as A3. And you're going to be submitting those to the board secretary. I Well, we have a holiday week. When do
you folks want it? >> Okay. So, by Monday, >> copy tomorrow. >> You can do it tomorrow. That would be even better. So, that's A3. Were you referencing any other exhibits that have not been provided to the board? >> Uh, yes. On page A1, I substituted a
crawl space foundation for an unfinished basement. That's on page on my page A1. >> So, your page A1 is now going to be A4, which you're also going to submit. >> Okay. and the location of the AC condensers. I
want to have the option of putting those uh condensers um directly behind each family room on the first floor. The family rooms face the rear yard. >> Is this also an exhibit not having been provided or or was it provided? >> I'm not sure that that was provided. Uh
but this is my page A2. The only change I made. >> So again, >> and obviously the stairs to to go to the basement now. So, you have modified exhibits that have not been provided to the board. So, now we have an A3, A4, and an A5, correct? >> Yes. >> So, you're going to be submitting those
by tomorrow to the board secretary. >> Yes, I will. >> If it pleases the board, the air conditioning units are shown on my exhibits. >> They're on yours. Okay. >> So, he's just talking about we we show them on the the the side back corner of the house. He would just like to rotate
them around to the backyard. So, it's still within the enclosed backyard. You still won't see them from the street. So, it still complies, >> but they're shown on yours in a different location than when they're where they're shown on his. Am I correct? >> Inside the backyard. >> Okay. And you're looking to have the board approve what's on A5.
>> Is that correct? Which will be now the new A5. >> Okay. >> It's just optional location for the AC. I just want the board to be clear that when I'm going to write this resolution, if these are not the plans that were submitted, I need to have the plans marked and submitted because we're all
going to be relying that on what the board is approving. Okay, >> continue. >> You can proceed. Thank you. I I think I'm done. >> Okay. All right. Does the board have any questions for Mr. Hernandez? >> Mr. Chair, I have a question. Mr.
Chabra, uh, Mr. Mr. Hernandez, so you said you're switching to a crawl space, correct? >> Repeat that again. >> So, you're saying that the basement is going from slab to crawl space. >> It went from a crawl, it's going from a crawl space into a basement into an unfinished basement. >> Okay. And what's the reasoning for this?
>> Uh, I can take the HVAC unit, which previously was on the first floor, as well as the water heater. They used to be on a on a room on the first floor. Now, I can bring them down to the basement. My electrical panel can be in the basement. my uh incoming utilities, gas, water. >> Okay.
>> Some pump. >> What's your uh is there any eress or ingress into your basement from outside? >> No. >> Okay. And what's the height of the basement? >> The height of the basement is 8 foot 7. >> Okay. And there's no basement. >> That's >> repeat.
>> There's no basement underneath the garage. Correct. >> And uh the the garage is just it's on the first floor on ground. >> Okay. And there's a separation between both units in the basement. Absol absolutely. The separation between both units happen happens right in the center of the width of the entire building.
>> Okay. All right. Thank you. >> Thank you. >> Any other questions, Mr. Hernandez? >> Yeah, Mr. Chairman. Mr. Z. >> So, originally it was two zone each one zone for each unit. Now, you have a two zones uh air conditioning system.
>> Yes. And then you had the um >> and the reason both condensers for each unit going in the backyard. >> Yes. Beh directly behind the family room wall directly behind the >> rear exterior the basement and another fan call unit in the attic
>> and then Yes. Now so just to be clear the HVAC unit there's going to be one unit in the basement and one in the attic but their respective condensers which would be two would be outside. >> Okay. And same for the both the >> for each unit. Yes. >> Okay. And the attic is uh unfinished.
Unh. >> The attic uh is unfinished. Um purpose we're putting pull down stairs and I'm just putting the duck work right in the middle of the attic to >> And you said that there's no outside entrance into the basement. >> No outside entrance into the basement. The only entrance into the basement
would be from the stairs which are stacked one over the other. Like the stairs to the basement are stacked underneath the base the underneath the stairs going to the second floor. So, it's not going from the garage to the basement. No, the house to the basement. >> No, no, no. >> And only one kitchen in each unit.
>> Only one kitchen in each unit. >> Got it. Thank you, Mr. Chairman. >> Sure. >> Mr. >> Um, is there any plan to finish the basement in the future? >> That would be a question for my client. I doubt it because we we did another house on Central Avenue
and uh we had uh we had issues with uh with the water table. So, But we do want to have a basement because uh an unfinished basement makes that basement warmer. So, you know, it's it's just much better. >> Okay. So, there's no plan to finish the basement.
>> She has no plans to finish the basement. >> Okay. Thank you. >> Thank you, Mr. Any other questions, Mr. Hernandez? >> Mr. Chair, >> Vice Chairman. >> So, so on your drawing A2 where you you have the water heater and the HVACR unit, what what is that room going to be?
Uh they on both units it just became a coat closet. >> The space that I the space that I previously had allocated for the water heater and the HVAC units uh they're now just a coat closet adjacent to the bathrooms.
>> All right. So from the first floor, how do you get to the basement? >> From the first floor, basically you have the stairs that go up to the second floor. They're uh right here. uh right past the uh the front-facing window. So, you take the stairs up to the second
floor, but underneath that on the other end, we take the stairs down to the basement. So, we're stacking the stairs. >> One over the other. >> Any other questions for Mr. Hernandez? >> Okay, see none. Thank you very much,
>> council. >> Uh nothing further to that. >> Okay, so we'll now go out to the public. Anyone within 200 feet of subject site wanting to be heard, please approach. If you're within 200 feet of subject site, you received a notice via certified mail. >> Sir, raise your right hand. Do you
solemnly swear or affirm to tell the whole truth, nothing but the truth to help you God? And uh state your full name for the record. Whoever's trying, thank you, Mr. Walker. You can just repeat that, sir. Just just repeat your name and spell. >> Steven with a phb. A pel
b a u m >> and your and your address, please. >> 37 Giggleswick Way Edison. >> Okay. Um if you could you could proceed. You'll have six minutes. >> Okay. Uh I am by profession a forensic
photographer, civil evidence photographer and I've done a lot of work uh on legal cases plaintiff and defense. My question is uh is the absence of the ingress and egress uh compliant with the
code? If there's somebody down there, whether the basement is finished or not, a service person or an installer or somebody, is there another way out other than that one stairway? The basement is unfinished. On the first
floor, we have two means out of the h of each unit. There's a rear porch and there's a there's a French door from the family from the family room out to the yard to the rear yard. And uh we have the front door to lead out. Now I think that maybe the reason why they ask
whether we had another way in into the basement from outside is because I don't design them because sometimes it could imply that they this this basement could be rented in the future. You're you know that door would allow for someone to
think that way. And so I don't design doors that go from outside into into the basement. That's the reason why >> my concern and I haven't seen the plans is that if there are service people down
there and even if the owner chooses not to do anything over the period of time that uh is it your house that she owns the house that kids might be playing down there. Somebody may set up a train set or something that there's
still a possibility that it could be a fire trap. I'm sure that my client uh if if uh if we have to design a bilco door and uh an egress from the rear I'm I'm pretty sure that uh as a condition for approval we
would do that >> although >> Mr. care. Yeah, it's not requirement by the code by the international residential code. >> It's not required. >> No, sir. >> About even if it's not required thinking ahead, >> if they make a if if it was to be made a
living space, which it is not, then they would have to have a means of >> there still be people down there working. >> Could be. Yes. >> Okay. >> But it has to follow and it does. It complies with the IRC, international residential code. >> Okay. I' I've done enough cases
involving that situation that that came up in my mind. So, the board >> Yes. >> deal with that. >> Good question. Good question. >> Or uh as as an option that the owner would uh agree and the contractor whatever that if in fact they turn that
into a living space then possibly they would create an eress. >> That's my job to keep an eye on it so it doesn't turn into >> Okay. Thank I'm the zoning officer for Edison Township, so I'm well aware of what you're >> the best in the best in the state, may I add. >> I just don't want to have to go there
one day and for work. Let's put it that way. Thank you very much. >> Thank you very much. Thank you. >> Thank you. >> Uh, anyone else within 200 feet of subject site want to be heard, ma'am. >> Ma'am, would you raise your right hand? Do you solemnly swear or affirm to tell the whole truth? Nothing but the truth help you God.
>> Yes, I do. and state your full name for the record and provide your address. >> Karen Boures, 284 Central Avenue, Edison, New Jersey 08817. >> You may proceed, ma'am. Thank you. >> Okay. Um, first of all, I don't know if it's conflict or not, but we received
notice for the hearing for November 18th. We never received a written notification that the meeting was that the hearing was rescheduled. Neither did some of my neighbors. >> So you ma'am, you're you were when you
have the November 18th notice and we had a meeting on that date, we announced it as of record and so therefore carrying it to today's date is still appropriate. >> Okay. Um I do have a couple of questions though. Um what is the setback
requirement for the structure being built either from the street and from the adjacent properties? Mr. App, >> what was your question? I'm sorry. >> Set back. >> 25 ft for the front yard, 30 feet for
the rear yard. >> 25 ft from the front yard, set back, 30 ft for the rear, 6 foot minimum sideyard set back, 12t, 18t combined for the two sideyards. >> Okay. >> So, 25 foot front yard set back.
you know, uh, in my mind, I thought they were going to make, uh, two dwellings like, uh, front and back, but being that they're going to be side by side, I it's hard for me to imagine how that will fit on the size of the property, the width
of the property. But, um, another question I had too was, um, is there a requirement for, um, uh, sidewalks and curbing There is there is engineering requirements that they have to be
fulfilled. >> The applicant is aware of that. Yes, >> we are installing sidewalk across the entire frontage. >> Say it again. I'm sorry. >> We are installing sidewalk across the entire frontage and it'll continue from the Fox and Fox development. The next property over has sidewalk. We're
continuing down. >> Okay. And that's all I really wanted to know. Thank you. >> Thank you very much. Anyone else within 200 feet of subject site wanting to be heard, please approach. Anyone from outside 200 feet of subject site wanting to be heard, please
approach. >> Last call. Seeing none, can I get a motion to close the public portion? >> Motion to close public portion. >> Second. >> Motion made by Mr. Schneider, second by Mr. Patel. All in favor signify by saying I. >> I. Those nay. The eyes have it. Public portion is now closed. I'll go to the
board. >> Mr. Chairman, >> Mr. I make a motion to approve this application. Um, it is not detriment to the neighborhood. It enhances the neighborhood uh not out of character with the neighborhood. And this is the
application for the preliminary and the final site plan approval of the previously approved application. Uh, this motion will incorporate all of the testimony of the applicant, attorney, planners, engineers, and members of the board. Um and it will have the following
conditions. Basement is going to stay unfinished. There's no outside entrance to the basement. The uh applicant has no intent to finish uh the basement or add any kitchen. Um and the um
condension would be on the back of the property and uh the attic is going to stay unhabitable. Second >> motion made by Mr. D. Second by Mr. Patel. Roll call, please. >> Mr. Chabra, >> yes to the motion.
>> Mr. Cerrito, >> yes on the motion. >> Mr. Schneider, >> yes on the motion. >> Mr. Patel, >> yes on the motion. >> Mr. Dvet, >> yes on the motion. >> Vice Chair Gorman, >> yes on the motion. >> And Chairman Gambo, >> yes on the motion. Unanimous approval. Congratulations.
>> We're going to take a uh two-minute recess to allow the next case to set up. Board will return to session. Madam Secretary, next case on the agenda, please. >> Case number Z25 2025, Vivian Priier at 1651 Woodland A. Applicant is seeking to
construct a 14,346qt single family home. The following standards have not been met. Maximum building coverage required is 10%. Proposed is 15.3%. Maximum impervious coverage required is 25% proposed is 27.1%.
Minimum sideyard setback both required is 50 ft. Proposed is 40 ft. Max F required is 15% proposed is 28%. Affected property is located in the RAA zone designated as block number 415, lot
number 4.36 on the Edison Township tax map. All noticing paperwork is in order. >> Good evening, council. >> Good evening, Benjamin Wine of Prime and Misselli on behalf of the applicant, Vivian Pereira. That was such a great intro. I think I can rest my case at this point. Um, jokes aside, the
application before you this evening is for a single family residence as was uh indicated on the record and uh ultimately what we're proposing here this evening does carry with it four variances and being a single family residence this would be uh this is correctly cited before your board as no
site plan approval is required and therefore jurisdictions with the zoning board of adjustment. The variances that we are seeking here this evening are for the floor area ratio being greater than permitted where 0.15 is permitted and 0.28 is proposed. Uh that would be a D
variance as I know the board is familiar with. The three other variances that we have for you are C or bulk variances. Um one for building coverage where 10% is permitted, 15.3% is proposed. The second one is for imperous coverage being
greater than what is permitted. 25% is permitted and 27.1% is proposed. And then finally the combined sideyard setback where 50 ft is required 40t is proposed. I do want to note as well as this did come up um the
individual sideyard setback requirement is 20 feet per side. We do meet that requirement at 20 feet on either side, but there's a a combined requirement of 10 feet more than that. Um, so that would be where we are proposing 40 feet
and 50 ft is required. Uh, you'll see as we go through this application that the site itself uh is certainly uh is certainly located in a in a in a very nice part of town um to put it bluntly. But in addition to that as well, it is kind of a unique shape property that was
created by subdivision before the planning board a few years ago. And that subdivision resolution is of course in your packet and part of the record uh as well. So we do have a slightly oversized lot and we are on um on a street known as Out of Bounds. Technically, the
address is, as was put on the record before, on Woodland Avenue, but it is that uh that right of way called Out of Bounds that kind of uh snakes its way through uh this part of Edison, and our property is located on there. So, with that, I have three witnesses that I
intend to call as part of this application. Um I would start with our site civil engineer, Aaron Chan of Stonefield Engineering and Design. Our second witness is Nihal Javi, who is our project architect. And then finally, our professional planner, uh, TJ Ricky, um,
will sum up with the variance relief and the justifications for that relief. I do just lastly, before I proceed with my first witness, want to make sure on the record that uh, that the notice is in order and uh, and has been marked into evidence already. >> Ma,
>> Mr. G. Yes. Yes. >> Perfect. All right. All right. So, with that, unless there's any questions uh for me, chairman, um I'm happy to call up my first witness. >> You can proceed. >> Thank you, >> sir. Raise your right hand. You saw me swear or affirm to tell the whole truth, nothing but the truth. To help you, God? >> I do.
>> And state your full name for the record. >> Of course. My name is Aaron Chan. Last name is spelled C H A N. >> And Chan, Mr. Chan, if you could please provide the uh board with um the summary of your background qualifications. >> Absolutely. I graduated with a bachelor's in civil engineering from the College of New Jersey. I've been
practicing in the field for the last 12 years. I'm a licensed professional engineer in the state of New Jersey. My license is in good standing. I'm also a certified m municipal engineer by the NJSME. I've been accepted into 50 land use boards across the state and provide expert engineering testimony on each of these. I also been in front of the
Edison planning board. >> Okay. Well, we'll accept you. You may proceed. >> Thank you. So, Erin, what I would ask you to do is uh is as you bring up your plans, um talk to the board about the existing site conditions and what we're proposing here tonight. And I would just add as well, um, if you do present
anything that was not previously submitted to the board, just indicate as such so that we can get that marked into evidence. >> Absolutely. The first thing I'll introduce is an aerial exhibit. This is the only item that was not provided to the board. All it is is a simple high quality um, and recent aerial imagery of
the existing site and its conditions. Beyond that, I'll go through the submitted site plan that should be in the board packet. Miss Shaw, would you like to mark that aerial as A1? >> That would be aerial exhibit A1. And then if you could make sure that the
board secretaries have that exhibit submitted tomorrow, I guess. Fair enough. >> Okay. >> Okay. So, here's the aerial exhibit I referenced. Title exhibit. I marked it as A1 is prepared by Stonefield Engineering November 19th, 2025. So the subject property as mentioned is the
result of a three lot subdivision and the to the west of the site is this um private rightway that's called out of bounds and that's approximately 850 linear feet off of woodland avenue. So, it's kind of tucked away in this in this sliver of town in North Edison. And um
to our east, we have single family residences. To our south, same thing. To our north, as you can see, um we have also the Plainsboro country club also to to the east in in North Edison, like I mentioned. And then the the Woodlands Town Home development to to the west. Um
this particular lot is 1.17 acres where and that's 51 215 square feet where 40,000 square feet is required. The lot depth is uh 338 ft where 190 ft is required. Back when the subdivision was done in front of the planning board, it
was a fully conforming lot. Slightly oversized um in its area, slightly oversized in its depth. The width is conforming and uh went over some of the surrounding um uses. It's all within the RAA zone except for the town home development which is the RA um town home
zone. Uh and that said I'll go over the proposed um proposed residence in the via the submitted site plan. Just give me a second. And Erin, if you could just confirm the date on these plans as well. So we confirm that the board is looking at the
latest. What I pulled up is the submitted site plan. It is dated March 7th, 2025. I uh pulled up sheet C4, which is the site plan. And what you're seeing is the proposed single family residence. Um
it's a fully compliant in its location with the front yard set back with each of the sideyard setback of 20 feet on each side. Doesn't comply with the combined of 50 ft given it's 20 and 20 on the side. The building height fully complies with the 44T height. It's 41.83
uh based on the calculation of the existing grades adjacent to the corners of the building. And again, it's the access is through that private roadway, the out-of- bounds roadway um into the site. Again, 100 850 linear feet from
Woodland Avenue. And the the home itself has a threecar garage. Um has space for three additional parking spaces in front of the each of the garage bays. It has a 50 foot long driveway, so there's adequate room for for parking. And the
project as proposed in its entirety, the building coverage, as mentioned already, is over the 10% requirement at 15.3 and the impervious coverage is slightly over the 25% requirement at 27.1. And in order to to capture some of these overages as far as impervious coverage
and building coverage, we actually designed a large storm water basin system underneath of the proposed driveway that's leading out back to to out of bounds. And that particular chamber system, it's uh 60 inches in in height. It's a parabolic chamber that's
uh underground. And that's really intended to to capture all of the runoff on this particular site, treated and attenuated prior to discharge into the conveyance system that's underneath of the roadway. I believe in the township's u minor development standard the
calculation for three inches of storage per the net um impervious square footage ad that calculation adds up to calculate to around 2400 cubic foot. The chamber system we have proposed on site actually is 3.4 four times that required volume
at 8,200 cubic foot of storage. And uh that allow allows for some large storm water benefits just to remove the surface runoff, put it underground. Some of it will infiltrate back into the ground prior to discharge into into the pipes and uh inlet structures in out of
bounds. And as part of this project, we did a simplified landscaping plan. the the site as it sits today is largely a cleared lot. There's a handful of trees that will need to be removed in order to make room for the proposed home and based on the calculation for the tree
removal and subsequent replacement, we're actually proposing the compliant number of tree credits to satisfy that requirement. I'll flip to the landscaping sheet uh in our plan set so it's clear. I flipped to sheet C10, which is the landscaping plan. And what the
landscaping plan is showing is perimeter uh landscaping around the entire perimeter um from the second back half of the house all the way along the edges. And as I mentioned, this is a compliant as far as the number of true replacements that's needed to satisfy the township's ordinance. I believe it
was 50 50 credits based on our calculation. And what we did with this plan was 20 evergreen trees and 15 deciduous trees. Really the design is to provide, you know, 365 all season green screening as well as some color seasonal seasonal color interest in the way of
the deciduous trees on site. That does not include any of the landscaping that the homeowner will eventually put in at the base of the house also across the yard. U but really our intention here is to comply with the township standards as far as the removal is concerned.
And that being said, I kept it tried to keep it pretty brief. I want to make a little bit of time for the architect to to show the elevations of the home, walk through the floor plans as well as discuss the F that we're proposing. >> Yeah, Erin, I just wanted to confirm um any lighting that's going to ultimately be proposed on site that would conform
with the township requirements. Is that correct? >> Correct. >> Okay. And just lastly on the utilities um you have no concerns that uh obviously this was subdivided for the purpose of constructing a single family residence, but you have no concerns that the utilities can adequately serve the site. Is that correct?
>> Correct. Yes. >> Okay. Thank you, sir. Chairman, I have nothing further for this witness. >> Thank you, Mr. Chan. The uh your storm water management plan, has it been reviewed by the township engineer? >> I have not seen an updated review. Uh we did submit this uh some time back, but
it actually is well oversized as I previously mentioned. >> Okay. Well, that's that's for him to decide. Um Mr. Mo has not been so has not been submitted. Is there um Madam Secretary, is there was there escrow paid to it so we can have the engineer review this?
>> We did seek escrow in order to get a review done if the board so thought it fit since it's a residential and we don't normally have our professionals review residentials. >> So my concern is the size of the home. I don't know where the where my my colleagues on the board are just given
the size of this home um and what was what the subdivision was approved at. It was reviewed during the subdivision approval back in 2019. Um, but you're going for a larger home than what was proposed. Um, my suggestion would be and I see if my colleagues agree with me
that it should be should be reviewed by our township engineer. >> I mean, we take no exception to that. That's >> okay. All right. So then you guys you're you're the applicant will then do some homework and uh the madam secretary will provide you with how much is due to um
due to the escrow and we'll give Mr. Carly some homework. >> Sure. >> All right. Thank you. Okay. All right. Does the board have any questions for Mr. Chen? >> Mr. Chair, I have a question. Mer uh Mr. Chen, uh so does the current street have
storm sewer? Yes. >> And are there curbs and everything on the street? >> Yes. So, the the previous at the time of the subdivision was much discussion as far as the need to to um essentially do some curbing along the driveways and then I believe some additional work
needed to be done to fill some potholes and things like that along out of bounds um across that frontage. >> Okay. Do you have that site plan you could provide us with? >> It's a subdivision plan at the time with generic buildings for each of the three subdivid subdivided lots. >> Okay. Do the adjacent lots have curbs at
the moment? >> Uh, not to my knowledge. >> Okay. So, there's storm sewer that you guys would be tying all the roof leaders into. >> Yes. >> Okay. All right. Thank you. Any other questions? Okay. Seeing none. Thank you very much,
Mr. Chan. >> Chair, did you want to open Mr. Chan up to the public or do that at the end? >> Nope. That's at the end. Okay. >> Perfect. So, with that, I'll call up our project architect, Nhal Javi. If you can take the microphone and I believe the secretary will swear you in
>> Mr. Javi, would you uh raise your right hand? Do you solemnly swear or from him to tell the whole truth? Nothing but the truth help you. God, >> I do. >> And state your full name for the record, please. >> My first name is Nihal. N E H A L. Last name is Zavei. J H A V E R I. And
>> sir, you have uh appeared before this board prior. If you could please give us a summary of your background qualifications. >> Yes, sir. Uh I have appeared in front of this board earlier. I did my masters in urban design, bachelor's in architecture. I hold license in state of
New Jersey, Pennsylvania and few other states. Uh I have been practicing architecture since uh 2009 and my license in uh good standing. >> Your license current good standing? >> Yes sir. >> Great. Thank you so much. Will you may proceed. >> Thank you.
>> Thank you chair. So Nahal, if you can please walk the board through similarly to what Mr. Chan did through your plans um and your proposal for the proposed residence and uh and if you can indicate if there's anything that's going to be presented to the board that was not previously submitted, we will have that marked as well. >> Absolutely. Thank you.
So, um, this, uh, house, two-story French chateau inspired house, has a full basement. Uh, pretty much about 5,800 ft² or so. Uh, we have, excluding the garage, it's about 13,400 ft². Um,
roughly about that is the total square footage of the both the floors. Um you have six bedrooms, eight bathrooms and three half bath uh throughout the house. Uh we have primarily on the first floor
what we have is an uh um swimming pool that's an enclosed swimming pool, indoor swimming pool. We have fitness area uh fitness room on the first floor and we have um their home office area. Um other than primarily most of the other
functions that most of the other regular houses would have just like dining area uh family uh great room uh they have a prayer room also um that's on the first floor and we have threecar garage uh
also in the front of the house. On the second floor, we have five bedrooms and we also have uh two spaces again which are not uh typical of most of the houses. It's atypical here um which is a media room on the second
floor uh which is primarily the theater a home theater uh kind of function and a small lounge uh and a bar area up on the second floor. Uh other than that uh all the other bedrooms, the five bedrooms have bathrooms uh their own on suite
bathrooms and walk-in closet. Um there is no um finished attic here. So that space is not accounted for. Can I go to the uh rendering directly or elevations? Uh
>> sure. Um, and I'm happy to pass out uh copies of it if you like. >> That is a new exhibit. We didn't have it before. >> If you can just describe for the board what it is, and I'll go and hand them out individual copies. >> Sure. >> So, Mr. You can hand them to the secretary.
>> Have those been submitted before? >> Okay. So, this is We're up to A3. >> This is A3. >> Is it just one page? >> Okay. A3.
>> Michelle, did I miss A2? >> I thought that was >> Or was it just A1? >> Oh, maybe it was just A1. So A2. >> So we'll call it A2. >> Yeah, A2. All right. So Mr. Java, you can go ahead
and describe for the board what the exhibit is that you're showing. >> Sure. Uh this is u primarily a front view rendering um from the main street. Uh you can see the house sitting farther back and it has a motor court in front
of it. Um and you have two wings on either side of it and the front entry uh which is depicted uh with an arch here which has a balcony on top. And the front entry, it's a little elaborate which enters from both sides and you can
go into the house. Right in the uh middle is the main door. Uh to the left is the garage, threecar garages that we have. We have couple of balconies that you can see up here on the left side. On the right side also um trying to set
back the house as much as possible so that it's not like right uh in your face. Uh the main entrance again is tucked back. uh quite a bit almost uh 60 feet or so um sorry 40 feet or so from the front of the house. So you can see
the main entrance tucked back a little bit. Um you have the bedrooms here. You have bedroom and the office here. Pretty much the facade is going to be uh stone facade. Uh it's a cultured stone facade. That's what we are envisioning uh
throughout the house uh front and back. and just primarily just one material. That's what we're going to have. Um other than that, I you know, it's uh again, it's a French chateau inspired house. Uh that's what the client was
looking for. Um and that's what we try to give with a little bit of a modern touch uh to that. >> And Mr. Javari, can you bring up uh your plans then to walk the board through the other sides that are not rendered? >> Yeah. >> Walk through the elevations, please. >> Sure.
And again, just to confirm for the record, these are part of the submission set that the board should have. Is that correct? >> These are okay. These are >> um up here, this is SD for uh front elevation is up to uh this is on the top
is the front elevation. The rear elevation is at the bottom. Um again front elevation I already described to you what is going on there. Um as far as the back elevation is concerned it is pretty much the um the mimic of the
front elevation reverse in the back where you have the two wings coming out and then the main uh great hall uh a great room is recessed further back creating a courtyard. Just the way we have the motorc court in the front, we have a courtyard in the back giving
somewhat of a privacy to the neighbors as well as uh to this house uh so that they can conduct um whatever their outdoor activities right in this area. Again, you can see it's primarily everything is stone here. Uh stone
veneer. Um that's what we assume that uh should be used here and will be used. Um to the left here again you can see it's it's the it's the indoor swimming pool area. Up here is the media room which is
uh going to have a little taller ceiling and all that. That's why it's kept on the second floor up here. Going to SD5. Those are the side elevations. What you have here up top is the right side elevation and at the bottom is the
left side elevation. Um again um uh just to break the elevations also not rather than having a a long wall here. What we have is two sort of princess balcony areas on both sides. Uh which brings uh
some character to the side as well and it's not bland. Um and uh you have plenty of windows all around. Um again uh it's all stone on this side and you see couple of balconies some relief in
the them uh you know the long walls that you have here. Same thing that we have on the other side elevation which is the left side elevation. You have couple of balconies that you can see on both sides here and then you have a a little bit of a mass
that coming out uh which is uh basically all the bathrooms on the upper floor for master suite. Um again you can see it's all stone uh veneer that's applied on this side as well. >> Thank you. So Mr. Javari, my really my
only final qu or my last question for you. I just want to confirm with the elevations you have up there as well. The materials that have been selected that are going to wrap around the building, there's no lesser grade materials on some of the other sides. Is that correct? They're all using the same
highquality materials that are uh visible on that rendering. Is that >> absolutely yes. >> Okay. Thank you. So chair, I have nothing further for Mr. Jerry. Does >> board have any questions? Mr. Jerry J. Mr. Chairman, >> Mr. B. Um there was a previous resolution on
this property where it says that when it was approved for the final subdivision approval that on page 13 paragraph 7 which basically says that um
you will comply with the other bulk standards applicable in RA zone including F as well as the architecture design regulations. for the new single family individuals and you will not seek more variances for F or anything else.
What changed? >> So, um from the legal perspective, just so that the board understands and I I would certainly defer to Miss Shaw um to correct me if I'm wrong. Legally, there's no issue with uh after a subdivision or after any type of application um either the same
applicant, the same property owner or future owner going to the board to then seek relief from something that they had, you know, previously not sought relief from. As to answer your question directly, what changed? The property was sold to uh to my client uh Mr. Pereira
and uh and this is this is his desire having purchased the property um to come before the board seek the relief and uh hopefully once we complete our planning testimony um you'll agree that we can support that relief. >> So your applicant is aware of this uh resolution >> very much so yes
>> okay the second question is uh what the F allowed for RA zone >> 0.15 or 15%. How many square feet home maximum? >> That's maybe a question for Mr. Javari.
What's allowed um is uh roughly about 7,800 ft or so. >> Okay. And what are you proposing? >> 14,346 ft. So that's a double than F permits.
Correct. >> F is yes 15% and we are at 28%. >> Guys have any intent to bring it down to make a code compliant. >> I mean this is the application. I I'm not going
to say that we we wouldn't consider it uh based on comments from the board, but uh but this is how we proposed the application initially and what my client was looking to. >> If you have the intent, what are you going to bring it down to? I I can't speak. That might be a question for the architect or I'd have to speak to my client.
>> All right. We need to know. >> Um so again, uh almost 2,000 square ft of space uh is geared towards the media room and um you know the indoor swimming pool. That's
those are the two primary things that are a little I mean you know it's out of the norm. um number of bedrooms, bathrooms and all that. Of course, that's their need. Certainly, you know, you can um but as far as the square footage is concerned, I'll have to
consult with my client if they are okay to give up certain areas and relocate somewhere else um or you know have an open swimming pool for instance um not covered. Um that is a possibility that we have to look into. Unfortunately, I'm
not able to answer it right now that what can we cut it down to. But yes, there u if you need to uh according to board's uh suggestions, we'll be open to the ideas. >> Mr. Chairman, >> this house simply for
the size of the the lot simply too big. You're asking for double the F. Double the F. So you guys need to seek come up with something else. >> So um >> that's my opinion Mr. Chairman.
>> No I I I I I can definitely hear you. Um again fortunately in this is really a very nice area and there are some of the houses that are even bigger or in terms of F uh in the area um adjacent houses
and there are some modest houses and some and all of them are really nice houses there. So that is something when our client was looking to purchase this land that's what they looked at it too not necessarily just the paperwork uh
before um and that intrigued them to have uh their dream fulfilled and and wishes that this is the area that could support and of course you know all the legalities aside uh that was their criteria. So, just wanted to mention
this is nothing out of the ordinary. I would say just for the entire uh neighborhood. It kind of fits well within the neighborhood also um the way we see it. >> Thank you, Mr. Chairman. >> Any other questions for the Arctic?
>> Mr. Chairman, the basement. Is there an outside entrance into the finished basement? >> No, there is no outside. >> What's going to be in the finished basement? You got any bedrooms down there? >> We don't have any basement. uh bedrooms in the basement. What we have right now, what we have shown is something again
they were looking for is sauna and a a bathroom and everything else is going to be pretty much all the entertainment area, whatever they want to do later on. >> Thank you. >> Yeah. >> Any other questions? >> No kitchen either. >> Thank you. Any other questions?
>> Okay. All right. Thank you. >> Thank you. >> Could I ask for a brief recess? >> Sure. How long you need? >> Uh let's go. Does 10 minutes work? >> Not brief, but >> five minutes work. >> Five minutes works. Thank you. Okay.
>> The board will return to session. >> Mr. One. >> Sure. So, uh, so thank you for the, uh, for the break, chairman. Um, there weren't a lot of comments, but definitely a couple comments. Uh, first of all, I know you would like us to I know you would like us to work with your engineer to determine from a stormwater
perspective that our analysis is actually accurate and and sufficient. So, um so that's one. The second thing is I I think Mr. Dav obviously, you know, was concerned about the overall um floor area ratio of the building. So, if it pleases the board, we'd like the opportunity to take a month and uh and
be able to look at both of those things. um work with your engineer specifically and also work with our team um as to the overall project and uh and if anything new will be submitted um we would obviously do so 10 days in advance. >> Okay, Madam Secretary,
>> our December agenda is maxed out full at this point in time and our January dates we did just receive approval on but we're not sure what kind of quorum we'll have. Um, so I would advise if acceptable February 17th would be our
earliest. >> So could I do I I understand the issue. Would it be okay to adjourn then to the December meeting for the sake of hopefully by then you'll know what January meeting you'll have a quorum if at all and we could just carry further?
>> No, that so we we wouldn't know until council reorg so current terms expire December 31st. Council reorganizes January 1. they wouldn't get to until some point, you know, second week of January, best case scenario. So, we just we don't know.
>> Okay. So, we don't even know what the January dates will look like. >> All right, then. Uh, let me just confirm that's okay with my team. Okay, if you give me one second. >> Sorry, what was the date in February? >> 17th. >> Yes, February.
Okay. February 17th works. That's that's fine. >> Okay. All right. So, for anyone here present, for anyone listening at home, this case will continue on, uh, February 17th, 2026, uh, with the meeting beginning at 7:00 p.m. here in council chambers. If you
received a notice, you will not receive another notice. This case will continue on February 17th, 2026, uh, 7 p.m. Thank you very much. >> Thank you everybody. Happy >> and happy Thanksgiving. Is there any um for folks? I'm sorry. There is not a
question and answer period. Um we that you will have an opportunity when we do open to the public but as of right now as I said sir there is not a question answer period. So sir sir sir I'm sorry you cannot interrupt the meeting you're interrupting the meeting because
I'm speaking and you're speaking. >> Okay sir sir sir there is no public comment at this time. There will be no public comment entertained. It is inappropriate. It is illegal to do so under our under the municipal land use.
Okay, >> sir. If you're going to keep interrupting, I'm going to have the officer remove you. >> All right, Madam Secretary. Is any other business come before the board this evening? >> No, that'll be all this evening. >> Okay. All right. Can I get a motion to adjurnn? Motion to adjurnn. >> Second.
>> Motion made by Mr. Schneider, second by Mr. Patel. All in favor signify by saying I. >> Oppos? Nay. The eyes have it. Board stands adjourned. Thank you everyone for coming out tonight. Um, thank you to the board members, our municipal staff, and uh, our board professionals. Uh, happy
Thanksgiving to all of you. Uh, thankful to all of you guys. Uh, and, uh, happy Thanksgiving. Enjoy the holiday. Thank you.