Oh, with the Do you see how they >> I do not >> Is your machine on? >> It is. >> All right. Um, I'd like to call the January 15, 2026
Glassboro Zoning Board of Adjustment uh meeting to order. Uh, this is a reorganization being the first meeting of the year. It being a reorganization, we just had a swearing in. We swore in some members, uh, George Smith, William
Perer, Michelle Wyman, Anthony Folo for another term. So they've been sworn in, but first order of business now having accomplished that is a selection of chairman. I ask for a nomination for chairman. >> Make a nomination. >> I second that nomination.
>> Thank you. Thank you. We have a motion and a second. Um, Madam Secretary, may we have a roll call vote? >> Miss Laferty? >> Yes. >> Mr. Fiola? >> Yes. >> Mr. Perer? >> Yes. >> Mr. Smith? >> Yes. >> Miss Weman? >> Yes.
>> Mr. Lopez. >> Yes. [snorts] >> Well, congratulations, Mr. Chairman. Welcome back. Take it away. >> Thank you. >> Okay. Do I have a motion for vice chairman? >> I'd like to make a motion for David Lopez.
>> I have a first and second. >> Miss Laferty. >> Yes. >> Mr. Fiola. >> Yes. >> Mr. Per. >> Yes. >> Mr. Smith. >> Yes. >> Miss Weman. >> Yes. Mr. Lopez. >> Well, he can vote. >> He can vote.
>> I can't say yes. >> Yeah, you can. >> Most definitely. >> Why do you call you? You didn't say anything. Mr. Mun. >> Yes. >> Okay. >> All right. Do I have a nomination for second vice? >> I nominate Mr. William Turner. >> I'll second that.
>> Miss Ly. [snorts] >> Yes. >> Mr. Fiola. >> Yes. >> Mr. Perer. >> Yes. >> Mr. Smith. >> Yes. >> Miss Weman. >> Yes. >> Mr. Lopez. >> Yes. >> Mr. Yes. Okay. Here we go. [snorts] Reorganization appointments resolution
R2601 to R2606. I need a vote to do a consent. >> I'll make >> all in [snorts] favor. >> Opposed? So be it. With that being said, I need a motion to adopt resolution
R2601 to R2606. >> I make that motion to adopt R2601 to R2606. >> Second. [snorts] >> Miss Laperty. >> Yes. >> Mr. Fiola. >> Yes. >> Mr. Per. >> Yes.
>> Mr. Smith. >> Yes. >> Miss Weman. >> Yes. >> Mr. Lopez. >> Yes. >> Mr. Moody. >> Yes. [snorts] >> Okay. Okay, Terry, can you please read the opening statement? [snorts] >> Pursuant to the Open Public Meetings Act, I hereby announce that adequate
notice this meeting as required by set act has been provided by adopting the schedule of meetings for 2026, which [snorts] schedule was sent to the South Jersey Times and the Burough Clerk and posted on the Bur Hall bulletin board. >> Okay, everybody, please rise and salute
to the flag. I [snorts] pledge allegiance 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. [snorts]
>> Guess we need to do roll call again. >> Yes. Uh we've transitioned now, Mr. Chairman, into the um regular meeting having concluded the organization and I think that would be appropriate. Thank you, >> Mr. Nen. >> Here, >> Mr.
here. >> Mr. Lopez >> here. >> Miss Lacerty >> here. >> Mr. Per >> here. >> Mr. Smith >> here. >> Miss Weman >> here. >> Mr. Fiora >> here. >> Mr. Cosibu >> here. >> Mr. Cowan >> here. >> And let [clears throat] the record
reflect that Mr. Santor has been excused tonight. >> Okay. Mr. Alice, can you swear in our professionals, please? >> Indeed. Thank you. Um, gentlemen, I ask you raise your right hand and do each of you from testimony you're about to give tonight is true and correct the best your knowledge, information, believe.
>> I do. >> Thank you fellows. Uh, that's two yeses, Mr. Chair. >> Okay, everybody has a copy of the minutes. Do I have a motion to approve the minutes? >> Motion to approve the minutes. >> Second. >> All in favor? >> I >> opposed. So be it. Okay. We also have
all the bills. Do I have a motion to pay all the bills? >> Motion to pay the bills. >> Second. >> All in favor? >> Opposed? So be it. Okay. We have any incoming or outcoming correspondents? >> Yes, sir. >> Okay. Is there anybody in the public
that would like to speak on any non-aggenda items only? >> All right. Since there's nobody. [snorts] So, Mr. Mr. Chairman, u I think you would uh like an announcement to be made that back nine golf, the application
known as ZB25-07 is not going to be heard tonight. Is that fair to say? >> Yes. >> All right. So, what's happened is and notice is paramount in land use. So, there was a peacup if you will, an error with the notice. So, therefore, they may
not legally be heard tonight. Back nine [snorts] golf. They will be back here in February and that would be February when >> 19th. >> February [snorts] 19th at 7 PM. So if you're interested, you need to return here [cough and clears throat] February 19th at 7 p.m. because no further notice
will be given. So if you got a a letter because you're on a 200 foot list or whatever, you're not getting any other letters. One particular um notice had to be addressed and that shall be addressed um before [snorts] they're heard. >> All right, sounds good. >> So thank you. ZB25-03
Nicholas Bronco 932 North Main Street block 402.01 lot 5. It is an R1 zone. Looking for a bulk variance to allow over 10 ft in height and over 160 square ft in area
for a 24x6x 12 pavilion pergola. Step on up. Good evening everybody. Happy New Year. Uh my name is Nicholas Braco. I live at 932 North Main Street, uh, Glboro, New Jersey, uh, block 402-1,
lot 5. And I'm here because I am respectfully requesting an approval of the proposed accessory structure on our property uh, and all bulk variants required for the structure. This improvement is an essential for both practical and health related reasons, and we believe it will be greatly benefit our household as well as our
community. Uh first and foremost, the structure will provide a muchneeded storage space, allowing us to keep our property organized and free of clutter. This not only improves functionality, but also enhances the overall appearance of our home, contributing positively to the neighborhood aesthetics. Secondly,
it will protect our uh possessions from harsh weather conditions, preserving their value and reducing waste for on the property there is no garage or uh shed. Most importantly, the design includes a shaded area where my mother, who uh resides with me, can safely watch our children. She's our babysitter. She
suffers from a medical condition that makes it highly sensitive to sunlight. She was a cancer survivor and without this protection, she cannot comfortably spend time outdoors with her grandchildren. This is feature is critical for her health and well-being as well as for maintaining family interaction. In short, the structury uh
in our opinion is not a luxury but a necessity and addresses health conditions uh health concerns, improves property maintenance, enhances curb appeal, and we kindly ask for your approval and are happy to provide any additional details or documentation you may require. Thank you all for your consideration.
>> Is it my understanding this is already built? >> Yes. Any questions? >> So, was built? Was it unpermitted? >> Yes, I it was we had bought the property uh uh two years ago, and it was my negligence. I didn't know that I needed to have a permit to build like a an
outdoor accessory structure. That was my negligence for being a first-time homeowner. Uh we moved from Philadelphia, Boston, our whole family. Uh we moved out to Glboro. we um from friends and family that told us to move out to Glassboro. We love it. I It was my negligence. I do plead uh apologies for the negligence of not understanding
that I needed to have a permit before I built built the structure. >> So, what brings you here now? Somebody found one of our people. >> Yeah, someone was uh so supposedly I uh they were looking at a pool across the street that needed a permit or something and they seen the the structure.
>> So, why the over the 10 ft? Uh so the header is at 10 foot but because of the pitch it's a uh it's a pitch roof and on the one side because of the pitch uh two foot overhang it on the pitch it goes up another foot. So it's 11 foot in height.
>> Can can that be rectified? >> It would be a very hard process to cut everything down to me to take it all to take it all apart to put it back together to just for one foot would be because I'm also going to need a bulk variance for the the length of it.
Now it says this is a temporary accessory pavilion. How when how temporary? >> Temp temporary meaning that um under advice from a contractor um he had told me that temporary meaning that be because it would fall under the jurisdiction of a temporary structure
would be because it doesn't have a foundation. The the he builds pole barns in all over South Jersey, Glboro, Pitman and B. And what they do is they take the 16 ft uh 6x sixs and they put them 4 foot into the ground. So what happens is
that limits a foundation and it's backfilled and backpacked and they sit on top of pa blocks. So that what that does is it limits the foundation. When you build a foundation on a structure like this, what'll happen is when you like when you put a fence up and you cement around it, what happens is
because we live in a four season area in the northeast, what happens is in the winter it will have condensation and water. And what will actually happen is it ice will form from the concrete and the actual structure and it will it will shift it. >> How long has it been up? >> Oh, I I put it up probably 3 to 6 months
after we moved in. >> So, how long has it been on? >> Uh, a year and a half. >> Year and a half. So, in the 18 months, how many times have you taken it down? >> None. >> Okay. So, is it really temporary? >> We're leaving. >> I mean, obviously, mom doesn't need protection from the winter sun.
>> Yeah. Well, is it temporary? It's temporary in the fact that it could be taken down without a foundation. >> Well, so can my house with those straight line winds, which I thought was going to happen. I know. Sadly, a couple of my neighbors have suffered some uh some damage, but but in any event, you
answer my question. I appreciate that. >> Thank you. >> So, they're not cemented [clears throat] the beams themselves that are in the ground. They're not wrapped by the cardboard wrap and then back filled in with quick or anything like that. They're just sitting in their pack down. >> Yes. >> So, are they meeting construction?
>> Yes, they are. >> So, are are you asking for forgiveness >> and wanting what you would have just because it's already there versus >> uh Yeah. Well, >> yes. So, uh what had happened was after
I had understood that I had for like I said, I pleaded negligence. I apologize for my negligence on the on the permits and everything like that. But once I built the structure, I wanted it to have enough room for all our patio furniture, the kids bikes, uh, as well as having an area to sit under during the summertime to watch the kids play. When the
property itself when we moved in was the yard was you couldn't even walk back there. It was horrible. So, I dug the whole yard out, leveled it, you know, seated it, and then put this structure up for it could be used. It's multiple multiple purposes. It could be used as a carport. It could be used as a I made it
for multiple reasons. uh multip that size for multiple reasons. Carport, storage, as well as quality of life. >> Park a car in there. >> Yeah, you can fit a car in there. I haven't done that. No, I do not. >> Is that permitted? >> Are you Is it permitted to park a car
under there? >> Oh, I have I have I have no idea. I was just saying you could use it if it was if it was permitted, it would be >> in the backyard, right? >> Yeah, it's in my yard. >> It's in the backyard. There's no Yeah. >> Well, this is no. So, if you you park the car
back there. That's a use, but that wouldn't be right because don't we have some type of ordinance where your driveway can only be 100 ft. Correct. >> I wouldn't park. I was just saying if you I didn't know I you know, maybe I misspoke, but I was just saying that you could I built it that size if ever need be because we didn't have a garage. In my mind when I had built the uh the
structure, I was thinking for multi-purpose. I was like, "Oh, I'm make it wide enough and tall enough that you could fit a car in there." I I didn't look that wasn't the reason specific reason for it. So that you don't go. >> No, I don't park a car in there. >> But no, so for future [clears throat]
>> before you do something like that, I would tell you to contact the zoning office. >> 100%. >> That is a permitted use. >> Absolutely. I'm looking in the I have to put up a fence and I'm not even going to do that without speaking to Mr. Clark. I did not know all the ordinances. >> I come from Philly and Philly is like
the Waw Wild West. They You could build anything you want at any time. >> That's why you came to >> Exactly. Exactly. It's not. You don't. >> No, I agree. I agree. >> It's not like I want to drive across and I wonder what it's like over there. >> No, not I. I don't. I'll never go back. >> That's why I came to Jersey.
>> I love We love it. We're so happy to be Glassboro residents. >> Now, do you see a hole in I'm just making sure it wasn't the picture, but it looks like it's in both pictures in the center of the structure. Now, are you running electric to it or >> So, there was existing electric. Yes, there's existing electric from a pond.
If you look on uh there was a pond that was out there when I gutted it. It had existing electric and I just uh I ran I put a light in there. >> So So the light is already in. >> Yes. >> So this picture is dated. How how dated is this picture? >> That's when I first built it. >> Okay.
>> So what what would be under there now? I mean what's there now? >> Just light a light and some uh >> as far as storage goes. Right. >> Uh right now we have our patio furniture. All our furniture is out there. The kids bikes. I actually have a dresser under there that cuz I'm uh
moving some stuff around the house to find more storage. So, we put some stuff out there to clear out our uh sun room. So, there's just a bunch of different things out there. >> There's an unbuilt in a box, unbuilt trampoline. I heard you might need a permit for that also.
>> So, there's it's not connected. It's not attached to the house. >> Oh, no, it's not. >> No, it's exactly 8 foot off of the northeast and southeast corner of the backyard. >> Are you meeting Are you meeting setbacks? >> Yes.
>> Well, yeah, we're gonna >> the gentleman. Yeah, the gentleman letter. So, you'll have finer. >> Yeah. >> You talked about you talked about >> it was for the betterment of the community and all that type of thing.
So, this is an open space. We have you said a dresser So, your neighbor here in the White House in their backyard, they're looking at like you're just scorch drop zone. >> I wouldn't call it a drop zone. Um, right now it has a couple small like but
it's mostly patio furniture, bikes, things of that nature. >> Current picture. >> I do I do not have a current picture on me. >> Those pictures are from >> You got any intentions of doing something else? I mean, you ran electricity. You're doing stuff there. You talking to anything else? No,
>> you agreed not to park his car there. >> Yeah. No, there's nothing more that I I mean, it's not >> That's one thing he agreed not to do. >> Now you're on What do you have planned to do? >> No, I don't plan on like adding to it or anything to like that. That's it.
I just like the aesthetic of the the pergolo type look feel. Um, we might do some, you know, some pavers out there one day in the future around, you know, to make the yard nice, but it's just without the the luxury of a a garage or
a storage shed. I was trying to make something that was aesthetic, but also you can go under and sit under for sunlight and as well as if you need to put, you know, when you have all your in the winter time, all your patio furniture gets ruined if you don't have a storage spot where I don't have anywhere in the house to put it. the kids when they get home from school,
they go to all three Glass Burough schools. They put their bikes under the under there and stuff like that. >> And you said the post the six posts aren't they're just how many feet in the ground? >> They're uh 4 foot each. They're four foot down each >> and no. So it's not anchored down. It's
just >> No, it's backfield and packed. >> Any other questions of the board? Mr. Cosmon, it's been a while, so you're up. >> Yeah. Well, thank you. Yeah, I missed the last few meetings last year. Um, so it's good to be back. Um, I'll just
mention a few things for the for the board. Um the applicant and I went back and forth after the initial application, some of our discussions and some of the additional documentation that he provided um confirm that the the gazebo or the the the structure does conform
with the bulk requirements for the zone both in terms of the setback that was touched on up there and also for the maximum building coverage for the lot itself. even with this with the house and with the structure it still meet the the property still complies with the
maximum um building coverage for for the for this zone on this lot. So the only two the two variances that were being requested are for the height of the they come out of the accessory structure part of the residential the height and then the area um 160 is I
believe is the maximum in in the in the structure is 240 square feet. So, um, with our back and forth, that's largely what came up that the the the structure meets the bulk requirements for the >> Okay, Mr. K.
>> Thank you. We have a letter dated October 24th, 2025. We basically uh reiterated the same thing that the board engineer just recited in terms of the variances required for the the height of the
structure. and the maximum area uh of the structure being 240 square feet where 160 square feet is required. Um I do have a question for the
applicant and that would be were any trees removed as >> No, they were not. >> Okay. Um other than that I don't have any further comments at this time. Okay. >> Mr. met his proofs.
>> Well, the applicant has recited some uh some factors in the application which have to do with um the beneficial effects of the project will help him
with um some health concerns that his family has. and um he he didn't state that there was any negative impact to the zone code or the zoning plan. So I mean in this case I
think that he has met his proofs. >> Yes. >> Any other questions of the board? With that being said, do I have a motion open to the public? >> Motion open to the public. >> Second. >> All in favor? >> I post. So be it.
With that being said, is there anybody from the public that would like to speak about this matter? Come on up. >> Hello. >> Is that your dad? [laughter] >> Thank you. I look a lot younger, right?
You're not the first person to say this. >> I was thinking the same thing. >> Well, [laughter] >> I'm his I'm his wife. My woman. >> Yeah. >> Good for you. >> Good. Good for me. Look at my end of this. No, the only reason I was concerned that is because I thought if
you were the young lady is the daughter that you would be giving testimony in support. Instead, you're the spouse. >> That would have been [snorts] good. We have cute kids. >> And you're the spouse and this is your house and you're going to tell us all about it. So, thank you. >> Yes. Um, so I assume I say my name and
address first, right? Uh, [clears throat] Amanda Broco, 932 North Main Street, Glboro. Um, >> you know, I got to do this. >> Okay. You have to be so kind. raise your right hand and do you swear from testimony you're back about to give is true and correct the best your knowledge information and belief and honestly your
husband got up rather quickly and just kind of went right into his I'm sure he's been in the mirror for the last couple of days so I want to ask him if he'd be so kind to get up and now yours is going to be a little different do you swear from testimony that you offer
tonight to the uh ZBA the zoning board of adjustment and may offer going forward is true and correct the best your knowledge information. I believe >> I do. >> You two are great. You're there. >> I do also. >> Um sorry, we're Italian so we talk a lot. Um one I just want to say thank you
for hearing us out. Um our kids do love the pavilion and they [clears throat] definitely gets put to good use. Especially like I he said our my mother-in-law his mother um watches them a lot for us. And being a cancer survivor definitely helps that you know they could go outside still to be in the
sun too long. Um, but with that being said, I our all of our neighbors absolutely love it. They come over and they'll sit under it. Also, the kids like it's not, you know, just a mess of things underneath of it. We all, it also is uh upkeep. Um, but I also have a
letter. Some of our neighbors wanted to come. I think they all have uh little ones, so it was hard for someone to come. >> Do the letter thing. People who are here, they'll testify. Okay. If they're here, they're here. If they're not, they're not. >> Um, all right. Well, then me speaking on their behalf, [laughter]
they they all they all do love it and they had nothing but good things to say. Like like my husband said, when we first moved in there, the house was uh or the yard at least was was a disaster. We didn't even until we dug there was a pond there. There was uh ivy growing from the back all the way into the front and we didn't realize how big the yard
was until until we got all that out there. So, it took a lot for us to do that. And then, you know, like you said, we were from Philly, so we didn't know about the permit. In our minds, we're like, "Oh, it's a pavilion." like you know you buy pavilions that lose like for just build one. So we didn't know about the permit thing until uh
afterwards. So we do apologize for that and ask for your forgiveness. Um yeah that's kind of that's kind of it. So if anybody has any questions for me I think everything else was kind of covered. >> All right you're good. >> All right. Thank you. >> Thank you.
>> Is there anybody else from the public with not seeing anybody else from public do I have a motion to close the public portion of the meeting? Motion. >> All in favor? >> I >> oppose. So be it. >> It's the pleasure of the board. >> I make a motion to a vote in the
affirmative variances requested at the time for >> so you got a motion to approve for the height and the coverage. That's >> all that's needed. >> I'll second that. I have a first and second roll call.
>> Yes, I do believe that it was not intentional and that there are health conditions and doesn't seem to be since for the lack of public participation that there isn't any objection. So therefore, [clears throat] I do. >> Mr. Fel
>> in favor of the motion. >> Mr. Uh, I'm in favor for it. Um, as a survivor myself and having to be careful of direct sun, I definitely understand the need for shade in a yard, especially in the space and walk that they have.
So, >> Mr. Smith >> four, >> Miss Wayne, >> four. I don't see any negative impacts to the um to the structure. >> Mr. Lopez, >> um, four because I think he scalloped us
out for a couple months. recognize him from one [laughter] and he um made improvements to the neighborhood. So that's all I care about so far. >> Mr. Mooney [snorts] >> in favor. >> Congratulations. >> Thank you so much. >> Well, there you go. >> So, just follow up with the construction
office to get the necessary permit so we can get >> reach out Monday morning. Thank you everyone. >> Monday's closed. >> Yeah, Monday's the holiday. >> Oh, I'm sorry. No, Tuesday. >> Your wife won this, you know. >> Yeah.
[laughter] >> Yeah, she got it. >> It definitely It definitely wasn't the suit. So, you're good. >> All right. Uh, I don't see we have any reports workshop committee. We didn't meet.
So, do we have the solicitor's report? >> Well, we do indeed. Thank you, Mr. Chair, members. Um, and thank you for having me back. Uh R25-12 Matthysse and Mavis this is a bulk bearance 55 Washington Avenue for your
consideration. Kevin Matis, >> do we have a motion? >> Yes, I'll make a motion. >> This is last month and uh if I may, my recollection is this was the um denial. >> Correct. >> Correct.
>> And this was the denial. >> Yes. >> We have a first and second. I make motion. >> Second. >> Miss Laferty. >> Yes. >> Mr. Turner? >> Yes. >> Mr. Smith? >> Yes. >> Mr. Lopez? >> Yes.
>> Mr. Moody? >> Yes. >> Okay. We have any old business? New business. Hopefully Chick-fil-A will be open soon. >> Pick ready. [laughter] >> All right. are um I'd like to thank
everybody for having me back. It's going to be a fun year. Last year we kind of uh had a little mini vacation. It was kind of quiet. >> So um our next meeting is going to be February 19th, 2026. Do I have a motion to adjurnn? >> Motion to adjurnn.
>> Second. >> All in favor? >> Oppos? So be it. >> Right on. >> I will cruise February 19th. It's [laughter] good to see you.