Okay. Call the meeting to order. Please stand for the pledge of allegiance. I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, liberty and justice for all.
Okay. Pursuant to the open public meeting act, the South Jersey Times and the Sentinel were notified of this meeting. It was posted in the municipal building and also on the township website. Is this thing like echoing or something? No, sorry.
Okay, Chrissy, roll the ball, please. Mr. Gatano, Mr. Leo, Mr. Ketchum here. Mr. Garafalo, Mr. Mr. Dazzi here, Mr. Hamill
here, Mr. Terrasca, Mr. Eglacius here, Chairman Grave here. Okay, in the absence of Mr. Leo, we will seat uh Andy Hamill and Mr. Gaitano should be here. Any second?
Okay. Minutes of the previous meeting. I make a motion we approve motion by Dana Cesari. Second by Richard Glacius. All in favor? I oppose. Any extensions? I have an obstension. Jim Ketcher. What get you? Just wait a second. I think
We have another member that should be here any minute now. We're just going to pause for one second. This way we don't have to go back. Good job. Let's get this
Okay. For the record, uh, Anthony live, so he'll be seated as a regular member. Mike, all papers in order. Yes, they are. Okay. First on our agenda tonight is ZB2505, the name of Citywide Holdings
LLC. Would you please come forward? Is there an attorney or No. Yeah. Okay. Hi. Uh my name is Ben Zerkis. I'm an attorney with the law firm Cooper Levenson, PA. Uh, I'm here on I'm here tonight on behalf of Citywide Holdings LLC. The applicant, uh, and the owner of
1785 Kohl's Mill Road, block 3801, lot 16 and 17. Uh, the two lots are located in the Franklinville Village District where single family homes are permitted use. The applicant, Citywide Holdings, uh, eventually wants to develop both of
these lots to contain single family homes. Uh at this point applicant is here before the board seeking variance relief for lot frowning where 99 ft of lotic is proposed and 100 is required. Um we believe that the variance request
and the proposed development the character of the neighborhood doesn't create any detriment to the neighborhood. Um a lot of the other properties on the block also have 99 ft frontages so we think it conforms with the character of the neighborhood. Um, just to get ahead of some of the
comments, uh, in the review letter, I brought some architectural allocations for you guys to look at. Um, I can pass that around in a little bit. Um, we looked into acquiring some the neighboring parcels so you wouldn't have to seek variance relief, but just
because of the size of them and how little land we needed, it wasn't really practical. Um and then as part of the review letter, we sent the required NJT identification form to the BD earlier today. Um so today I have with me the
esteemed Kyle Denny, the principal of Basin Management Plus. Kyle's a licensed New Jersey engineer. Um he's going to be giving the barrier justification testimony and getting into a little bit more of the specifics of our application. So we'll swear him in then.
Yeah. Raise your right hand, please. Swear to tell truth about the testimony you're going to give. I do. Kyle Denny, PO Box 120, Franklinville, New Jersey. Is anyone else going to be giving testimony? Uh, no, not tonight. Okay. Um, so Kyle, you're a New Jersey
licensed engineer. Have you testified and qualified as an expert before this board or other boards before? Yes. Um, can I move to have him? Yes, he's been before our board several times. Great. So how do you want to walk forward through the application? Sure. As Ben
mentioned, we're proposing uh two single homes on one on each lot. Uh variance is being requested for lotage. 100 ft is required whereas 99 is proposed. And just to add to what Ben had indicated, acquiring additional land from our adjacent properties would drive them
into nonconformity. So it kind of doesn't make sense to take and have to retire somewhere else. Um all other criteria is met for these lots. Support for variance. Okay. Thank you. Um support for the variance is provided under C1 hardship.
There's uh no room to acquire additional property and these are existing conditions uh before their existing lots. And with respect to C2, there's no sub substantial detriment to the public good and does not substantially impair the intent and purpose of the zone plan.
Uh, as Ben has mentioned, 83% of our street is has 99 ft of frontage, which is matches our lots and for the entire block, um, it was 55% of the lots are not performing with respect to lot. Are
there houses on all the other lots? They are every single lot is developed on. So, there's there's nothing to buy. No, there is not. There's no room. And as I indicated, our whole the whole block is 99 ft all along Po Mill. There's 100t
lot that would be to our immediate right lot 15. Um so if we got a foot from them to make one lot conforming, then that would be non-conforming. And these are well and septic properties. Uh on my uh variance plan, I do show the proposed
locations of the wells and the septics. we meet all requirements for setbacks from property lines and from adjacent wells and adjacent uh septic systems. So the problem you would run into with lots is not being able to fix the septic and well on there without you know being um
not meeting the setback. So we meet all that requirement or meeting sideyard setbacks or not exceeding impervious coverage. As I mentioned, this is an existing condition that's presented in front of us. Um, and it conforms with the neighborhood. Dave, why don't you go through your
report? Thank you, Chairman. We did a we and and board members, we did a report dated April 17th, 2025. Uh, these two parcels are in the Frankenville Village District, FV district. We reviewed it for completeness and find that they meet
all the technical aspects of the completeness checklist. Um, so it's appropriate that they're here this evening. Uh, I I agree with the testimony as presented by Mr. Denny and and the product overview by Mr. Ozer
Ozerkis. The really thing the only thing that we're really addressing tonight is lot width. 100 foot is required. 99 ft is the existing width of both of these lots. So if variances are going to be granted, it's going to be for both lot
16 and lot 17. Two lots as part of this application this evening. Now the Franklinville Village District has some interesting things uh in contained within the regulations. One of the requirements is that the
applicant shall be required to present architectural plans to the architectural and landscape advisory board prior to coming to this board. It's my understanding that the architectural and landscape advisory board doesn't currently sit. So, they couldn't do that. I hear that they brought
architectural plans. If board members would like to take a look at that, that would be appropriate for sure. Um the other thing environmental requirements uh we've been um you're required to submit to the D for any development in
this area and we heard testimony that that's been completed. My paragraph 4 references a requirement uh in this zone that 25% of the lot be landscaped. Um so we would request that the applicant put some testimony on the
record this evening about the landscaping or um wooded areas that are going to remain. We heard that there were atte heard that there was attempts to buy additional frontage uh from adjoining but it just makes the adjoining lots
non-conforming. So that really should should not be an issue with this particular application and any approval if granted tonight will be subject to finalized grading plans by the municipal engineer. So landscaping plans perhaps
and landscaping I mean architectural plans and landscaping and there's no architectural or landscape advisory board any longer. Is that what you said? That's what I heard. Okay. Okay. is our elevation kind of proposed mile.
All right, perfect. Thank you. Did you have another one? I only brought three. We're good. We're good. Yeah, we have plenty of shar. So if you could touch briefly on do we meet that criteria where 25% of
that lot will be landscaped and or um retained woods. Yep. So currently what's proposed is 9 12% impervious which includes 90.5% of reser lot as area. So
the front yard area will be grass with uh landscaping around the foundation typical of the residential structure and any wooded areas that do not need to be removed for the well or the septic would are proposed to be remaining which would be indicated on my grading plan and also
on the septic plans that will be submitted. Very good. So I mean would would you look at the landscape that they submitted the plan to some sort of date? No, I would not. But the the township engineer would, right? He'd look at that 25% number.
Well, then that's what you'll have to do. Yeah. Okay. I mean, right now the at least 40% and my understanding is grass would apply for landscaping. That you'd have to ask that. I'm sorry. Um, as far as the environmental permit, I'm just checking
with Dave to see if it actually was something we've seen yesterday. Yeah, I we submitted that earlier today. I can't give it to Dave, but I can send you a copy as well. Okay. When you send a PDF of the A1, could you get it to the secretary for so it's of record? Yeah,
of course. Thank you. Just have one question. Just to clarify regarding the attempt to acquire joining properties, sounds you actually did not do that because it really wasn't practical to do it because
you didn't send the letters out asking people to do that. You didn't actually send letters out. I asked people to buy or sell. We didn't actually communicate with any land owner and engage negotiations. We just kind of looked at the size of our lots and the size of the neighboring lots. And
because they weren't oversized and had kind of land to spare that they could give us and bring us into conformity, it didn't necessarily make sense to make them non-conforming or push their non-conformity greater just to acquire a code of land for our lot. Now, is each each lot adjoining you is developed for
the house? Yes. Okay. So they're not vacant for the so we could All right. Let's uh make a motion to uh open up to the public. Second by Anthony Ganon. All in favor? I oppose. Anyone from the public to be
heard regarding this uh application, please come forward if so. Raise your right hand, please. You swear to tell the truth about the testimony you're going to give. I do. State your name and address, please. All right. My name is Candace Coburn, but I live on
331 Blackwood Avenue. My parents lived on 1819 Psville Road. So, they are on the opposite side of Harrison Avenue. My mother was unable to attend. Some of her questions and concerns were that the property that once had one house will
now have three homes. um that granite it is said that they need 100 ft but they only have 99 ft and again our concern is there has to be rules there has to be a cut off somewhere and the rule is 100 ft
um we did look and it says that there is enough room for house well and septic um one of the concerns is maybe lack of parking I know there's been some construction on Harrison Avenue and Fiser which seems like one road, but it
does cause people to then be parking on other people's property. I think they see an open side yard, which my parents have, or wooded property, and they feel that it is acceptable to park. I know one of our other neighbors, they park on
her sprinkler system. So, that's a concern about people parking on property when they don't quite have enough property, particularly road fronting. And let's see. Oh, and then also to work on say the septic. I see that the septic is in the
front and the well is in the back. Would they have enough room to then work on the property without then imposing on the neighbors property? So, that was some of the concerns that my mother had. Thank you. Okay. Yeah. Thank you. Thank
you. Anyone else like to be heard? If not, I make a motion we close the public by D. Second. Second by Richard Glacius. All in favor? I opposed. Okay. Any other questions, gentlemen? I
mean, there's 12 lots here that are all 99 ft with homes on. It's the neighborhood, right? That's the neighborhood. It matches. And regarding the resident's concern about the construction, I mean, the zoning board has nothing to do with enforcing
anybody. it's actually construction process when they're building. But by all means, if there's a construction company parking vehicles on a neighboring property, you should call the police. And that's, you know, they can't do anything. If they were, you know, if a construction company parked
on my property, even 6 in on my property, I would call the cops. If you have an existing home, though, I'm talking about in down the road if they ever release that bigger well, they may then park on the neighbor's property. I just don't want to see your parents' property be infringed upon because someone else is building the house. So,
make sure you alert the authorities if there's only there's a road that Very good. So, there's a mention about three houses on there's two. There's only two homes going up, not three. But what I'm saying is the property at
one time had one home on it and now it's going it has Scott's home on it and part of the property and then there are two more lots. So I'm just saying that at one point that property had one home and now it's going to have three. I understand that you're only getting
and that that doesn't really look like that's the way it was. One existing property there. We're removing that. We're getting grants for each then we'll build one house on each lot. So it'll be two total. I think he's referring to the adjacent property owned
by somebody else. No, I'm talking about at one point here. I'm going way back when the property it was one piece of property. This was many years ago. But the property has since been subdivided. Correct. And we have these ex two
existing lots that are each 99t wide. So that's was a subdivided. How many years ago was that subdivided? That's got to be really application probably. Okay. Interesting. So this gentleman you're
Jason question. Yes. Hi my name is Ben3 Harrison Avenue. My question is at one time years ago when I looked somebody said at one time there was a minimum amount of acreage you needed to own before you could build
a house on a lot or something like that. I don't know if that still existed or not. It does. He meets all the criteria but but the front yard. So in in this zone you need 30,000 square foot for one house and these lots are over 41,000 and
it meets all the sideyard setbacks, front yard setbacks, rear yard setbacks. The only thing it doesn't meet is the one foot of lot width. I'm the only one. Are you going to give up one and come back in front of the board?
Thank you, sir. You heard the testimony. Any more questions from the board? That the with public portion is closed. But the public portion we closed already. You had an opportunity to speak. Can we open it up again? We can. Yeah. If there's a misunderstanding. All
right. I make a motion we open public. I found out what I wanted. Hold on. Hold on. Hold on. Motion by Dan. Second. Second it. All in favor? I opposed. Okay. I found out just I want to know about it. I just want to know how far it's going to be off the
feet off road because I have I live Kyle. How far is the house going to be off of co 95t? when I get out of my driveway side of this. It's a pain in the neck as a hill and it's dangerous. But,
uh, I didn't want that to be real close by. It's going to be 90 ft. So, that's okay. Okay. Okay. Close her up. I make a motion we close the public. I second. Motion by
Dana, second by Rich. All in favor? I opposed. Okay, you heard the testimony. With your pleasure, gentlemen. I make a motion. We approve. I second that. Motion by Daniel, second
by Gaitano. Chissy. Roll call. Mr. Gatano. Yes. Mr. Ketchum. Yes. Mr. Dazzer. Yes. Mr. Haml. Yes. Mr. Glacius. Yes. I just want to say that this will fit in with the rest of the neighborhood so we're not hurting.
And Chairman Gravenner. Yes. Okay. Application was approved. CB Next on agenda CB25-04 in the name of Steven Cox. Mr. Cox, please come forward. Mike,
everything uh in order? Notice was properly given. Yes. Raise your right hand, please. You swear down truth testimony. You're going to get Yes. Name and address, please. Steven Cox, 2277 North Blue Bell Road, Newfield, New Jersey 0834.
Speak into the You have to speak to the microphone. Steven Cox, 2277 North Blue Bell Road in Newfield, New Jersey. Okay. Uh, Mr. Cox, what are you uh what are you proposing? Um, I'm looking to uh
get a variance for um a first a private garage on my property that's larger than the township definition of private garages. You and a lot of people. That's a nice lot. Okay. So if if you're looking at the
survey there, you'll see I I have um I meet all the criteria for um setbacks. I have a a backup to a farm and I have a 100 foot agricultural buffer that we're was maintaining there and uh the side door clearance was a minimum of 20 and I'm maintaining 32 there.
So you want to build the big building way in the back, right? Yeah. I have farm, like I said, I have corn farm behind me that's a farmland preserve. I own the neighbors back there. as we all back up to that. A lot of things happening on that
property there. I can see uh we got full. Yeah, but our lot coverage is we're still good on the uh we're under the lot coverage. We don't need a lot of percentage. Yeah. So, we're going to go through our
engineers report and I think you usually Yeah. takes care of that. Dave, you're on. Thank you. Uh, our report was dated April 17th, 2025. Um, as indicated by Mr. Cox, the
applicant is proposing to construct uh garage 40t x 55 ft with a 12tx 35 ft uh covered entry. We're in the rural residential district. Uh, the lot meets
the lot size requirements of 3.4 acres. The street frontage is good. The setback is good. Um the rear yard setback, the sideyard setback, all meets the requirements of this district. There's two variances that are required for this
application this evening. One is maximum garage area. Our ordinance allows 1,200 square ft. The applicant is proposing 2,620 ft. The second relief that's requested is
height. The maximum height for an accessory structure is 15 ft and this one is 19 ft 6 in. Those are the two things that the relief is required for this evening. I don't even think you're going to see
it from the road the And and what is the proposed use for this garage? Just a personal use. Um, I have a boat with a with a hard top on it. If I park in there, it requires a 12t door. Um, I like park my truck in there, tractor in
there. This for personal use only, not for commercial use. You're not going to fill swimming pools, are you? I'm not going to. How you going to get back to it? What's that? How are you going to get back to it? Put you going to put a driveway in. Yeah, I'm going to extend my driveway to And you have a copy of the survey. My
driveway stops. I'm just going to extend my driveway around. You want to make it bigger? My driveway? No, the garage. Yeah, sure. Oh, if I can. Yeah, I bet you should do it bigger. You never have enough room.
Never have enough room in you on that. I didn't want to push my l push it. Push it. You're learning your personal, not commercial use. When you're in pine lance, you have to really make sure you're No, that that that's true. Because if not, the finance will make your life that's actually the reason.
You're not allowed to go bigger than the principal structure or whatever. So, but as far as the personal versus commercial use, if you start doing anything out of there, it's not personal, the highlands will Oh, I see. We'll make sure you very No, but you you're correct too with size. Yeah. Right. So, it has to be an
accessory use and it has to be accessory in size to the principal dweller. So, having a gigantic pole barn and a teeny tiny little house is a difficult thing in the m. So what's your what's your what's your number two here? Variance relief
has been requested by the FB on this number two 25-156 the three vehicle situation it's that's how the definition I think is written in the in your guys code book maximum three vehicles is that yeah
that's how it's written yeah so given the size of this it can accommodate more than three vehicles so so that also is is relief that's requested as part So it's three
parts. Size of building, height of building, and more than three cars. Okay. That's a relief that uh should be granted by the board if they accept the application here. Anything else, Dave? That's all I have. Pretty straightforward. Okay. Let's open
it up to the public. I make the motion we second that motion by Dana Dessary, second by Anthony Titano. All in favor? I opposed. Anyone from the public like to be heard regarding this? The mayor wants to come up.
He's welcome. Make a motion to close. I second that. Motion by Anthony Don to close public portion second by Dana. All in favor? I opposed. Okay. I make a motion to approve the
variant for this. Motion by uh Mr. Nessie on I second that just confirm no businesses. Second by Anthony Gano Chrissy. Roll call. Mr. Gatano. Yes. Mr. Ketchum. Yes. Mr.
Dazzer. Yes. Mr. Ham. Yes. Mr. Glacius. Yes. Another project that won't hurt the chairman. Yes. It's like I said before, you won't even see it. No one will even know it's there. Okay. Approved. Thank you.
Okay, that's it for our agenda tonight. Uh resolution. I make a motion to approve the resolution. I second. I guess they read them and they're okay. Okay. We approved them last week, didn't
we? Yeah. A motion by Dana Deesbury. Second by Richard Glaces. Good. All in favor? I oppose. Extensions. Secretary's report is there for nothing. Any report from our
engineer or from our attorney for anything? No. Nothing tonight. Motion to adjurnn. I make a motion to adjourn. Motion by David Cesar. Second by Anthony Gaitano.
All in favor?