Jersey City Planning Board. >> Good afternoon. This is a Jersey City Board uh planning board meeting. Today is Tuesday, July 14th, and it is 5:35 p.m. Start time. Can we all stand for the pledge of the
allegiance? I pledge the allegiance >> to the flag of the United States of America to the republic for which it stands one nation under God indivisible with liberty and justice for all
>> for all. U madam chair I'd like to say a few words if I can. >> Sure. >> All the troops that are overseas involved in this action I wish them all the best and also for their families. God bless America.
>> Thank you. >> Sunshine notice sunshine announcement. >> Yes. Good evening, Madam Chair. Today is July 14th in the year 2026. This is a Jersey City Planning Board meeting with a scheduled 5:30 p.m. start time. And in
accordance with the open public's meeting act, notice of this meeting has been posted with the city clerk on the city bulletin and the city website on July 10th of this year. This meeting was also posted on the Jersey City Division of City Planning web page and all distribution materials made available to the board were published and made
available to the public. >> Thank you. Um, Commissioner Stamato will be serving as the acting vice chair. So, can I have the roll call, please? >> Yes. Let me get my attendance sheet.
All right, I'm just going to go right down the list. Um, and I have Commissioner Barnaby listed first. >> I'm here. >> All right, Madame Chair Gungadan
>> here. >> Commissioner Conway >> here. Commissioner Patel >> here. >> Commissioner Capers, did he join? I didn't actually see um >> No, he's not here. Okay.
Commissioner, acting vice chair, Commissioner Stamato. >> Yeah. >> Okay. We have five commissioners present. We have Gorm. >> Thank you. Can we swear in staff, please? >> I see Cam, Matt, Ben, Joe. You guys for
any testimony you get tonight, it's going to be the truth, the whole truth, and nothing but the truth. >> Yes. >> Thank you. >> Pam, Chris Lanes. >> Yes, Madam Chair. We uh we have quite a Oh, um and for the record, um I have the Sunshine announcement. We'll mark it as
B1. >> Okay. >> Um yes, and we have quite a lot of correspondence. Madam Chair, um, starting under old business on page seven, item C, this is case P2026-0064.
It's a one-year extension. Address is um 405 Route440. They've requested a carry with preservation of notice to July 28th. Then moving into new business on the next page, page eight, item 10. This is
case P2025-0125. It is a review and discussion of amendments to the powerhouse arts district redevelopment plan and they have requested a carry with preservation of notice to August 11th. Moving on to page
12, item 24. This is case P2025-01 172. It's a minor site plan and they are requesting to carry to July 28th. Uh no need to carry notice. Um no notice is
required. >> That's case P20250172. >> Yes. Correct. Then immediately after that item 25 on the agenda, it's case P2026-000023. It's an administrative amendment.
address is 20 long slip and that uh uh they've requested to carry with preservation of notice to August 25th. Following that we have item 26 also requesting a carry with preservation of notice to August 25th.
This is case P2024-00008 for a preliminary and final major site plan with C variances. Address is 33 Division Street. Again, they are requesting a carry with preservation of notice to August 25th. And the last item on the agenda and the last item to be
carrying, requesting a carry is item 29 on page 14. This is uh case P2025-0169. It's a preliminary major site plan. Address is 506 Summit Avenue. They've requested a carry with preservation of notice to July 28th. And that concludes
correspondence. Madam chair, >> 27 is not being carried, right? >> Um 27 and 28 are not requesting a carry. They wish to stick with us through the night and see how things go.
>> That's fine. >> And I'll note that I saw um Council Person Little and Commissioner Capers arrive and I have it noted in the record. Good afternoon, Councilwoman Little. How are you? >> I'm good. How are you?
>> Good. Good. Good. Thank you. And I didn't see Commissioner Capers. Is he on? >> Yes, I'm on. >> Oh, there you are. How are you doing? >> How you doing, Madam Chair? >> Good. Good. What about our card? Can we
um for the record to reflect Councilwoman Little and Council and Commissioner Capers? So, moving on to old business, I would like to call on case P2026-0094.
It's a one-year extension. Address is 770 Washington Boulevard, formerly 150 River Drive. The attorney is Ellanar J. Webster. I've promoted Rebecca to cover this
case. >> Good evening. >> Hi, Rebecca. >> Hi. Good evening, everybody. Uh, Rebecca Myerelloo from Connell Foley appearing on behalf of the applicant Newport Development Newport Associates
Development Company on a one-year extension of preliminary site plan approval. Um, so Newport has obtained preliminary site plan approval under case number P21-163 on July 26, 2022
for it's preliminary approval for the construction of three high-rise towers. Um, one that's commonly known as the Eastern Tower. It's a 47story tower. another tower that we call the Western Tower. That's a 38 story
residential tower. And then there's a central tower um that will consist of 180 residential units. Um this is a development project in the northeastern quadrant of the Newport redevelopment plan area. Under the
municipal land use law, applicants their conferred rights under preliminary approval for a period of three years. So that would have pushed this approval to July 26 of 2025 for the vesting period. Now this board granted the applicant a
one-year extension of the preliminary approval to to July 26 of 2026 of this year. So the vesting period for this approval is expiring this year. and the applicant is here asking for another
one-year extension to extend the vesting period to July 26 of 2027. Just to give the board some updates of how this project has progressed over the years, um in November of 2024, the
applicant received amended final site plan approval to construct the Eastern Tower, which is the 47story tower for development. and the applicant actually received financing from their lender at the end of last year to construct this project. So construction should be
underway soon. The applicant has also perfected various subdivision approvals for which the other towers will be situated on. So we're asking for another year extension to perfect our approvals and uh fine-tune the projects for the
central tower and the western tower. That concludes your presentation. >> That conclud Yep. That concludes my presentation. >> Any comments from the board? >> No. >> No. >> No.
>> Okay. >> Hearing none. I would like to open to the public. Is there anyone from the public? Madam Chair, I don't see anybody from the uh public raising any issues. >> Do I get a second? >> Second. >> Second.
>> Public is close. Cam. >> Yes, Madam Chair. Um, as we usually do, planning staff is just going to ask that the applicant's attorney um agree that they will comply with all of the original conditions that were placed upon this project under the original
approval. And if the applicant's attorney agrees, um, planning staff would, uh, recommend approval. >> Yes, the applicant agrees to continue to abide by all those conditions. >> Okay. >> Thank you. >> At this time, I would like to entertain
a motion. >> Second. >> Now, I'd like to entertain a motion. >> Somebody's got to move the motion. I move to I move to approve case number P2026-000094. Uh the address is
>> I'm sorry 770 Washington Boulevard. >> Thank you, Commissioner. >> Do I got a second? >> Second. >> Second. >> All right. On a motion to approve. Commissioner Barnaby. >> Hi.
>> Council person Elena Little. >> Hi. >> Um, Commissioner Conway. >> Hi. >> Commissioner Patel. >> Hi. >> Commissioner Capers. >> I.
>> Acting Vice Chair Stamato. >> I. >> And Madame Chair Gangaden. >> I. >> Motion carries. All in favor? >> Thank you. Thank you everybody. Kim, I think I have the next one too, right? >> Yes. >> So, I'd like to call in KP206-000062,
which is a infant use site plan extension. Address is 770 Washington Boulevard. Is that you, Rebecca? >> Yes. Kim, if you could please promote Jim McCann as well. >> Just promoted.
>> Great. Thank you. Okay, everybody. So, Rebecca Marielello on behalf of Connell Foley here again. Um, the applicant is Newport Associates Development Company. We're here tonight seeking a interim an
interim use approval for a period of three years. So, I want to give you guys some background of this application. In on June 9th of 2020, Newport came before the planning board to request interimmuse approval to permit the
operation of a mobile concrete batching plant on the properties that are currently designated on the Jersey City tax map as block 7302 lots 317 and 320. So the address is currently known as 77
770 Washington Boulevard in Jersey City. This approval authorized the use of a mobile concrete batching plant to operate on the property for a three-year period between June 9th of 2020 to June 9th of 2023.
The purpose of this request in 2020 was because Newport was actively developing the northeast quadrant of the Newport redevelopment plan area, constructing various apartment buildings and the idea was to supply concrete to those
buildings internally within the area um which would help the projects progress and um you know not have the need to get concrete from outside of Jersey City and having these trucks come in and out. Uh the purpose of the concrete batching plant as an added bonus was to also
provide concrete for other projects within the city as well as outside municipalities like Hoboken. So, um, in on June 13th of 2023, the applicant came before this board again
for another three-year extension of that interim use approval um to continue constructing projects within the Newport redevelopment plan. And at that time, the board granted another interim three three-year approval to extend this
approval from June 9th, 2023 to June 9th of 2026. So, the applicant is here before this board again in July of 2026 asking for another three-year extension of the interim use approval to operate the
concrete batching plant from June 9th of 2026 to June 8th of 2029. And um council, I apologize. The applicant uploaded a um an affidavit of service to Tyler portal on on July 8th
of 2026. Can we mark that as A1? >> We can. >> Thank you. So, I was just here before this board on on an application two minutes ago telling you about all the different projects that Newport is developing in the northeast quadrant, including that
47story building that's going to start going up soon. Um, another project that Newport had constructed with this concrete batching plant was a project commonly known as the wave. That was a 25story building, a 12story building,
and a five-story building. So the concrete plan is just to help the construction of these buildings. Now there was a um an interim use site plan approved by the division of planning in September of 2020 that was signed by the
board and marked signed by the division of planning. That plan was uploaded with our application and we are relying on that plan for tonight's request for an extension another three-year period. Um,
we have no changes to that plan. There have been no changes to that plan since 2020. We're going to continue to operate as that plan is depicted. I do have a professional engineer from Dresnner Robin that we could call if it would please the board to go over it.
Otherwise, we rely on our papers and what was submitted on Tyler portal as part of this application. And lastly, I'll note the applicant agrees to continue to abide by all the conditions of approval that were imposed during the 2020 approval as well as the 2023
approval if this application were to be approved tonight. >> So, Madame Chair, there were two resolutions. This was presented to the board. Uh the board did grant the interim use approval for a period of time, which was three years at the time.
So, uh, I think we can accept the representation of council with respect to that being a continuation of the use, but if anybody feels there's been any concern or issue and they want to hear about it, then obviously that would be
appropriate. >> Yeah, I think I think I'm satisfied with council's presentation as well. >> Agreed. Okay, >> I totally agree with you, Madam Chair. >> Thank you. Does that wrap up your presentation, Rebecca?
>> That concludes my presentation. Thank you. >> Okay, at this time, does the board have any um concerns? >> No. Okay. I'd like to open for the public. Is there anyone from the public? >> Madam Chair, I don't see anybody from
the Republic uh responding to this. So, can I get a second to close the public comment? >> Second. >> Public is closed. Cam. >> Yes. Thank you, Madam Chair. Um, so the Newport redevelopment plan um it allows
the planning to approve the duration of interim uses and um the the planning board can even determine what those interim uses are. So, um it gives a lot of freedom for approving interim uses in
Newport. Uh that being said, um this is probably one of the better sites in Jersey City for an interim use concrete batch plant uh given the fact that there's virtually no um adjacent uh
residential units. Um so it's not creating a uh nuisance or any type of adverse impact to the general public's health, welfare, well-being. Um and as part of those conditions that the applicants already agreed to, we have
the continuation of the dust mitigation um being uh performed on site which um I've observed from doing site visits. They are spraying and using mats. So, um, having all that said, um, planning
staff recommends approval. >> Thank you. I'd like to entertain a motion to approve. >> Can I get a motion? >> I move to approve case number P 20260062
of 770 Washington Boulevard for approval. >> Second. >> Thank you. >> All right. On a motion. Commissioner Barnaby >> I >> Commissioner Council person Little >> I
>> Commissioner Conway >> I >> Commissioner Patel >> I >> Commissioner Capers >> I >> acting vice chair Stamato. >> Um Dam I just want to agree with you what you had stated as far as the dust
conditions. Uh the most important thing it's really worked out well as far as traffic is concerned. I vote I >> and Madame Chair Gangaden >> I. >> Okay. Motion carries. All in favor. >> Thank you. >> Thank you everybody. Nice seeing
everyone. Have a good night. >> You too. I'd like to move on to new business number nine. Review and discussion of certified artist Yasmin at formal action may be taken. >> All right. So,
this artist has been deemed eligible for the certified artist housing lotteryies we have in Jersey City. They've met criteria 1 through five and um planning staff agrees with their assessment and
we uh recommend approving the certification of artist Yasmin Atmore. And that concludes planning's comments. Any questions from the board? >> There's no questions from the board. I would like to open for the public. Is
there anyone from the public? >> Madam Chair, I don't see anybody from the public raising their hands. >> Can I get a second? >> Second. >> Second. >> Public is closed. Can I get a roll call, please?
>> All right. Commissioner Barnaby, >> her artwork is beautiful. I >> Commissioner Council person Little >> I >> Commissioner Conaway. >> Welld deserved. I >> Commissioner Patel. >> I
>> Commissioner Capers. >> I. >> Acting Vice Chair Stamato. >> I agree with Commissioner Barnaby. The artwork is exceptionally beautiful. I vote I. >> And Madame Chair Gangaden. >> Yeah. I just want to say
congratulations. Yes. Keep up the great work. I >> motion carries. All in favor. >> Okay, I would like to move on to case 2026-000070. It is a minor subdivision with C variance. Address is 174 Newark Avenue.
Applicant is Jersey City Red Development Agency. promoting Carl. >> All right. Still waiting for technology to make my lives easier. Good morning. I'm sorry. Good afternoon, board members. Uh my name is Carl Chem lawyer on the application from the law firm of
Minimman Scotland and Bowman. As indicated uh this is a sub minor subdivision by the Jersey City Redevelopment Agency. We have provided notice in accordance with the municipal land use law and the city ordinances vesting the board with jurisdiction to hear this matter. If there's no uh
preliminary matters, we'll proceed with the application. >> Good evening council. We do mark them here at the board. So, I'm in receiving your affidavit of publication proof of mailing. It does appear to be an order. We're going to mark it as A1 for purpose of the record. >> Thank you very much.
>> Thank you. >> Uh and just a quick overview. We're It's a relatively straightforward application. The uh project is located in the 174 Newark Avenue redevelopment area and subject to the 174 Newark Avenue redevelopment plan. Uh the lot is
presently lot 13 which uh has frontage on Newark Avenue. Hence the street address of 174 Newark Avenue. It is presently designated as um block 1101 lot 13. The proposal is to subdivide it
into two parcels. The front piece facing on Newark Avenue will become lot 13.02 and that will remain vacant eventually to be developed by a redeveloper. the back portion which fronts on First Street which has a address assigned by
the tax assessor 253 First Street that will be lot 13.01 that presently has a parking lot that is operated by the city with an arrangement by the Jersey City Redevelopment Agency. The redevelopment plan provides that the existing lot sizes are to remain uh the
proposal will create two lots that are not the same square footage. So there hence we need a variance for each lot that's essentially being unders sized. Um we have our surveyor present to give testimony and present the um the survey
u the sub the subdivision plan. Um but that's largely the entire application and if there's nothing further we'll proceed with our first witness. >> What is the name of your surveyor? >> Sure. Our surveyor is u is Mark Baker. B
A K E R. >> All right. Mark is being promoted. >> Great. And you'll have the ability to share screen. >> Yes. >> Okay. Great. >> Mark, it takes a minute sometimes.
Mark, are you there? >> I know he's going to be present. We spoke to him not less than a half hour ago. Maybe he's having connection issues. There we are. Mark, can you hear us? You might be muted.
>> Is that better? >> Yep. And please turn on your camera. >> Sorry about the technology. Yours truly is not uh great at this. There we go. I think. >> All right. >> There we go. >> Perfect. Mark, I need to swear you in. Okay. >> Yes, sir. >> You raise your right hand.
>> Yes. Do >> you swear any testimony you give tonight is going to be the truth, the whole truth, and nothing but the truth? >> Yes, I do. >> And for the record, can you state your name? >> Uh Mark Lee Baker. >> Thank you. >> Is your license current and in good standing? >> Uh yes.
>> Okay. You're qualified. You may proceed. >> Oh, I'd like that, Mr. Chairman. Thank you very much. Um Mark, I'll just turn over to you if you would just put your plan of survey on the screen. This is the plan that has been submitted to the board and just explaining the existing property and the subdivision and the
resulting lot sizes >> or I can share for you if it's easier. >> It might be easier for you because this is all new for me on this one. >> Yeah, no worries. >> Thank you. >> Every one of these programs has them located in a different location.
Why is it not showing the plan? Sorry. Give me one second. Let me just resize it so it'll share better. Okay, everyone should be able to see the uh plan on the screen. >> Yes, sir. >> Okay, so this is the plan of subdivision
that was submitted with the application. So Mark, if you just want to explain um and I'll use the pointer to go along. >> And council, just zoom in a little bit so everyone can see. >> Thank you. Yeah, sometimes it's hard if I zoom in a little too much. It doesn't show the whole thing, so I'll try to
squeeze it on. How's that better? >> Okay. >> Yeah, that's better. >> Perfect. >> Great. Thank you very much, everyone. >> So, >> take it away. >> Basically, we we uh the original lot 13 is I I kind of call it a a meat cleaver
shaved shaped lot. Um uh so we we have about a 20 25 ft uh wide lot on uh Newark Avenue and uh a 75 foot wide lot up on First First Street. Um and we we
basically um we basically created two two lots uh on First Street via 75 foot by 100. Um it's a rectangular lot that's created over there and in order to uh we
subdivide it off the the 20 foot f the 25 foot wide lot on avenue just basically by extending the rear line of uh of the uh the lots on on 1 Avenue. So we we proposed two different two
different parcels um lot 13.01 1 on on first on uh 1 Street and lot 13.02 on North Avenue. >> And the resulting lot size for 1301 on First Avenue will be 7,500 square ft. Is
that correct? >> Yes. >> And the resulting lot for 13.02 fronting on Newark will be 2,462 square feet. Is that correct? >> That's correct. Yes. >> And although that is somewhat small, there's other similar lot sizes in the vicinity. Is that correct?
>> You're right. There's a lot of those 25 foot wide um by if if if Norc Avenue didn't take the angle break, you you generally have a lot of those 25 foot by 100 foot parcels in in that neighborhood.
>> Thank you. And that is the extent of our testimony. It's a straightforward minor subdivision. If there's any questions, we're available to field questions from the board of board professionals and the public. Any questions from the board?
>> No. No. >> Okay. >> Or can you stop sharing for the time being? >> Certainly. >> If there's no question from the board, I would like to um open public. Is there anyone from public? >> U Madam Chair, I don't see anybody from
public um questioning this. Can I get a second to close public? >> Second. >> Second. >> Public is closed. Mrs. Ben. >> Yes. Uh so there is a objective in the
redevelopment plan to uh promote the redevelopment of the existing surface parking area uh with an economically viable mixeduse commercial building. I think this subdivision uh takes a hard to develop single lot and turns it into
two easier to develop lots. So I I think the uh the variance is warranted to support the master plan or sorry the uh redevelopment plan. Uh staff recommends approval provided that the applicant agree to the conditions in the staff
memo dated July 7th, 2026. >> And we agree to those conditions. Thank you. >> Great. Staff recommends approval. >> Thank you. Can I get a motion to approve? >> Motion to approve. I move to approve case number P2026-70.
>> Second. Can I get a second? >> Second. >> Commissioner Stamato. >> I. >> Commissioner Barnaby. >> I. >> Commissioner Council person Little. >> Hi. >> Commissioner Patel. >> I. >> Commissioner Capers.
>> I. >> Commissioner Conaway. >> I. And Madame Chair Gangadan, >> I >> motion carries. All in favor? >> Thank you very Thank you very much board members and the professionals and Ben. Thank you for your help throughout. Uh have a good summer everybody.
>> You too. >> Thank you. >> I'd like to call KP2024-0244. Preliminary and final major site plan address is 167-169 Northark Avenue. Mr. Joseph.
>> Uh, good evening everyone. >> Good evening. >> Stephen Joseph for uh for the applicant. Um, great to be here tonight. This uh was a notice application. I would ask
that we enter the notices into evidence, please. >> Thank you, council. Madam Chair, I am in receive the affidavit of publication proof of mailing with respect to the preliminary and final major site plan at 1671 169 North Avenue. It does appear to
be in order. We can mark it as A1 for the record. >> Thank you. >> Thank you. Um so our architect this evening is Ahmed Ara. Uh I would ask that he raise his hand if
he's in the attendees. >> Yeah, I don't see a mad. You might be under a different name. Okay, I'm promoting Adam. >> Uh, Adam's the engineer.
>> Good evening. Adam Kendial, civil engineer. Good evening, sir. >> So, um I don't believe Ahmed is uh available at the moment. Um I don't it doesn't appear he's in front of the
computer. So, I'd ask that the board uh move on to the next application. >> Okay. >> For the time being, I apologize. So, Madam Chair, we can carry it to later on in the evening and we'll just hold the notice. >> No. Uh,
>> Amed is on Amed is on the call. >> What's his username? >> Is he >> He said he's on. He just um he he got kicked out. He said what he was in. >> He must not have a username utilizing
his his name. I >> EG architects. Okay. Yeah, I think that's the name. Yeah. >> Okay, there we go. Thank you. I apologize for the technical difficulties. >> Okay. >> All right. While we're getting him uh up
here and promoted. So, 167 Newark Avenue. This is a it's a through lot with frontage both on on Newark Avenue, Columbus Drive. It's in the New York Avenue downtown redevelopment plan. Uh fairly simple project, four stories, 15
15 units, and we're seeking preliminary and final major site plan approval. No no variances uh associated associated with the with the project. Um Ahmed will uh walk you through the plans if we could get him get him sworn in and
um I think it's fairly straightforward. >> Hi Mosian. You testimony you get tonight. It's going to be the truth, the whole truth, and nothing but the truth. >> I do. >> And for the record, can you state and spell your name? >> Absolutely. Ahmed Amara. First name is A
H M E D. Last name is E M A R A. >> Thank you. >> Hi. Is your license current and in good standing? >> It is current and in good standing. Yes. >> Okay. You're qualified. You may proceed. >> Thank you. Um, as Stephen just mentioned, uh, 167
New York a I'll share my screen. uh is an as of right project. I will take you through my uh presentation. We also have the drawings that were submitted and the drawings and the presentation doesn't show anything different except for one or two diagrams just to show the
massing. This is day one >> and it's 18 slides. Stephen, >> thank you. Is there a there's a date on the front of it? Right. July 8th, July 26. This is the presentation set consisting of 18 slides dated July 8th, 2026.
>> Correct. >> A2 council >> A2. Yes. >> That can be submitted after the hearing as >> we will uh upload it to the portal after the hearing.
>> Thank you. Um so I'm going to go through this uh presentation right now. So this project as um uh as you've seen on the submitted drawings it's on Newark Avenue. It also
is it's a through lot from Newark to Christopher Columbus. It's between Barrow and Jersey A. It's in this block right here. Um just a 3D of what's existing. Uh although it is important to mention that this property is already
approved for a six-story building that's under construction currently. Um this is the the block right here. Barrerow is blocked off here because this is all pedestrian and the this is the approved massing of the building uh next to us. And this is
the proposed building on our site right here. This is another view of the approved of the massing and from the back from Christopher Columbus. The property does get uh less uh you know wide. It's thinner. It's narrower on the
Christopher Columbus side. And this is the mass that comes out on this side. This is our proposed design for the project. And I'll take you through the design right now on the floor plans. Um, as mentioned, this is part of the Newark
Avenue downtown redevelopment plan. We are in the zone district A and C uh block 127 uh 12704. The maximum height uh varies depending on how you um which route you take and
in the RDP. uh if no bonuses and I'm reading straight out of the uh RDP this quote right here if no boss bonuses are sought the current maximum height of four stories and 48 feet and other standards of the neighborhood commercial district where on-site parking is not required sh apply and this is the route
we're taking we are going with four stories 48 ft and no other bonuses are being um sought after uh we have commercial on the ground floor uh residential above residential is about 40% of the square footage of
the total of the building. The common is the 46%. We have 14% which about 4,000 ft of retail on the ground floor. Uh and we have total of 15 units per proposed in the building. Uh we have three onebedrooms, nine twobedrooms and three
threebedrooms. This is the breakup of the uh building as I was just explaining it. Uh the ground floor here is in pink is the commercial. The blue is the residential 15 dwelling units. We do have two stairs
coming up because we have a recreational roof deck on top, green roof in the back and also the green roof wraps the recreational roof deck. Mechanical area is designed to be in this section right here. I do want to mention that the
building has a an existing seller. The existing building has letter which is being reused and expanded uh to be on this portion of the property and not in the rear of the property which faces Christopher Columbus. Um the site plan
is a pretty it's pretty straightforward. We have two entrances. One off of um uh Christopher Columbus Drive right here and this one is basically the main exit from the one of the stair one of the stair exits from the building. And the
main lobby is on Newark Avenue right here. Uh the elevator in the building is here. And this is the white is the retail space. I'll show you the floor plans right now. This the pink here again matching the pink on the uh 3D view that you saw earlier is the uh
commercial space. The storefront frontage is along here and here. This is one of the stair egresses in the building. Another stair egress here. One egress is onto Newark and the other one egress is to Columbus. The seller houses
uh retail storage, tenant storage, uh the trash room. We have the bike storage also down here. And then the utility spaces uh of meter of water uh water uh meters sprinkler room and electric room. >> Video, if you're speaking, we can't hear
you. >> I haven't said anything yet. >> Sorry. Can you go Can you zoom in a little? >> Yes. On on which plane? >> On the um where the bike rack is? >> Sure. >> Give me one second. I can zoom in
right here. >> So, you have the bicycle storage for how many? Approximately how many um bike storage? >> Eight. We we're well we we have more than eight but we're required to have eight for the 15 units. >> So you you you said you have more than
eight but you're only required to have eight. So >> require Yes. We we meet the requirement of of eight. Yes. And the room is bigger than than eight. >> Did we uh have more storage for bikes because you're talking so many units. I'm sure they're gonna be a lot more uh
necess uh the number of bikes. >> We have we have we have 15 units in the building. >> Okay. >> The requirement is 0.5 >> and we we're required to have eight and we're meeting the requirement. Yes. comment. I think that the question might
be what what's the uh maximum number of bicycles that can fit into into that room with the the rack system that's going >> 12. 12. >> That answers the question. >> Yes. Okay. I misinterested the question. >> Yeah. Sorry for the confusion. Yeah.
>> Yes. >> The setbacks on both sides of the building from the from the other buildings is how many how big how much? Zero setbacks on site. >> Zero setbacks. >> Yes. >> That area, how are you going to clean it out? Is there any chance of stuff
getting in between that above air both buildings? >> There there shouldn't be. The building next door is a six-story building on our right here. >> Mhm. >> And on on here is a two-story building or a three-story building, I believe. Right now, uh this building right, the existing building is a two-story
building and we're going up to four. >> So, this is an infill. We're we're filling exactly between the two buildings. We do have window um uh wells above and the the those areas will be cleaned from the units. I'll go through
them right now. >> So there's no chance for trash buildup between the buildings. >> No, no, there there shouldn't be because those unit those areas here which I'll I'll show in a second. So this is the typical floor plan and I'll zoom in so everybody's okay is is with me. So, the
typical floor plan right here, uh, which is 2 through 4, uh, on the on facing Newark, starting on facing Newark, we have a threebedroom in the front. >> You just go a little bit closer, Ahmed, just in more. There you go. >> Is this close enough? Just everybody's
>> Yeah, that is good. >> Perfect. This is We have a threebedroom in the front and this is where the access elevator is. We have utility closet. And as you move back, we have a two-bedroom right here with a window well.
And as you move further, I saying back, but it's towards Columbus Drive. We have another twobedroom here with window wells also. We have a onebedroom here with a window well as well. And then you get through the narrow area. And this is
a one bed, a twobedroom on this end with frontage on uh Columbus Drive. I'll just zoom out a little. >> So those windows on that on that window wells, do they open at all? >> Yes, they're operable windows.
>> All right. And again, there's no chance for stuff to fall out onto that into that area between the >> both. So the so the the first floor is full coverage and the setbacks are above the first first floor. So if there's a chance for
anything to fall between them, it would be it would be accessible from the units >> that are on the second floor. >> Okay. All right. I understand. >> Yes. Yes. Um and I mean I'm happy to answer any questions if anybody has any questions. I'll I'll go through it and
please stop me if you feel you have any questions. So, the the roof plan, I'll zoom in again. The we have an elevator here in the staircase and a vestibule. The this is a 2 by two pa system for the recreational roof deck with green roof
that wraps this side. And this entire area is just green roof with mechanical section here hidden behind the bulkhead and then mechanical here. Again, keep in mind that this area here next to us is the six-story building that's currently
under construction. This is a section of the building showing the seller that's below here and then the commercial level which is 15 ft floor to floor. So higher ceiling on the ground floor for the commercial and the lobby and then the units the three
stories of units above. >> Um I had a question about the uh trash. Is there like a trash protocol or where do you guys pick up trash for the residents or the people occupying the uh units? >> Absolutely. This is so we have uh right
here the elevator and the stairs. The trash is in this room. And if I go down to the seller, we have a trash room in here, which is where where it would be collected uh compacted and then brought
up and outside on Dave collection. >> Yeah. On to North Avenue or Columbus. To be completely honest with you, I I'm assuming the pickup is going to be on Columbus, but that's something I I haven't we haven't talked to like the ownership team and the management team
of which side is going to be the pickup on, but I'm assuming the pickup is Columbus because that's the vehicular traffic and Newark is is more of a residential traffic. >> Go ahead. I'm sorry, Commissioner. >> I'm sorry, Commissioner Stato. I'm just
I was just concerned because uh for quality of life for the area is so tight and you know being down there I've done cleanups down there and trash is like a a main concern for residents in the city. So I just wanted to know if you
guys had some type of trash procedure or like how you know >> Yes, we we that's that's what I Yes, that's what I'm describing. The trash will be collected down here. There's enough space here for to for it to be compacted, but also a table because I understand what you're talking about.
I've deal I've dealt with that before. So, there's also going to be an area where recyclables will be sorted and also a cardboard would be uh put you folded, put together to be taken outside. >> And the way you're going to what are you going to wheel them out? They're like what are they? Rubbermaid
containers with wheels on them. You're going to wheel it out. >> Yes. You will it out up at the elevator outside the building on the trash pickup days. >> But you but you uncertain if it's going to be on Columbus or North Avenue. >> I I from my understanding right now the trash for the current building for the
current retail store that's there is being collected on Newark. Um but I'm uncertain if moving forward it's going to be on Newark Columbus. If I'm guessing right now, I'm guessing on on Newark. Uh but I but I honestly don't have a definitive answer. No.
Commissioners, do you have a preference because we can condition on garbage being picked up on either or in council. Is this this will be a private hauler? I suspect >> uh for the for the commercial space. I think it it will be a private hauler. I
don't think private's >> required for the I don't think private's required for the residential. But again, if there's a preference from the board on on the side of the street, I I I I think Columbus makes sense for for the residential. Um the commercial, I do
think there's private pickup that goes on to Newark for the other commercial spaces, but put everything on on Columbus. It it that's not an issue. >> If you could split it like that, I think we would feel a lot better about it. >> So, you're not mixing the commercial
with the with the residential. Yeah, I think the preference is definitely Columbus because that's, you know, where the vehicular traffic is. Um, just so I can visualize, um, how far is this from the loading zone on Columbus?
>> Um, >> from the loading zone on Columbus, where is the Columbus? Can >> you talk about this area or here? Oh. Um,
no, I was thinking further further east. So, it is >> No. Yeah, it's I think you're talking about the area like down here. >> Yeah. Yeah. Yeah. So, that's more far from that. >> Yeah. Okay. >> Um, any other questions about that before I
continue? I don't want to cut anybody off. No, that was just um as for me that was just a concern because I know it's you know such a tight area. >> No, it's a valid concern. I you know with buildings I I totally understand and this area is not like it's not wide open. It's there's a lot of buildings in
one area. >> Yeah, >> because it looks good. It looks Yeah, it looks good on a like from you presenting to us, but I'm just trying to picture it, you know, once it all said and done, where would it, you know, where would all that go, you know, for the residents
and everybody that's in the community? >> I I totally understand. Thank you, Commissioner. Um, this is the the view of the building uh that comes out at the Christopher Columbus side of the building. U same language as the front with a smaller frontage. Um the front
side again on Newark we're using this uh metallic brass metal panel using a u a brown brick and a smooth beige stucco in these areas here. Uh picking up the materials from the surrounding and uh we
like the brick. We like the brick that's on Newark. There's a lot of different types of bricks and and sort of melting together is the brown brick uh with the um like lighter mortar joints and the brass we think is a nice touch and the
uh commercial space is set back slightly to create this area here um right outside. So the doors opening, people are not just right on the sidewalk, which is something that I we've noticed on Newark A. Um,
this is a night shot of the building and I'm happy to take any other uh questions, but this concludes my um presentation. >> Commissioner Samato, did you had a preference in regarding to the garbage?
>> Um, not really. I mean, except that, you know, way I mentioned it before, commercial would be on one side and the and the residential would be on another side. I mean, I keep it separate. You know what I mean? >> Yes. >> I don't have a problem with that. >> And then again, it just makes sure that
the containers, you know, for their sake that they have some type of rollers on it. They're they make these Rubbermaid containers. Uh maybe that would work and they could just wheel them in the elevator and just wheel them, you know, right out. But that's it. >> No, that's that's valid. And if I may,
just in terms of the trash pickup is is the preference is to separate the commercial and the residential. Correct. But doesn't have to be one side or the other, but separate them is more important. >> Yeah. >> Yeah, definitely. You got to keep it separate. >> Okay. No, we'll we'll that that we can do certainly. No problem.
>> What we don't want to what we don't want to see, and I think the commissioners will go along with this also. We don't want to see a pile of garbage just out on the street. >> No one wants to see that. >> You got a you got a beautiful building and you know, I believe everybody loves
it, but it would just degrade it immensely. >> No, certainly. I I understand and we have no objections to that. That's a smart suggestion. So, thank you. >> Thank you. >> What do you think? >> I'm sorry. >> Commissioner Capers, what do you think? How do you feel about it?
>> The model, I agree with you. If they separate the commercial from, you know, the resident trash, I'm I'm all for it. I just my concern is, you know, if they have if it's going out on wheels or, you know, if they had anything in place for that, but if they
separated, I'm okay with it. >> All right. >> Commercial capers, it's going in the red notebook right now. So, >> okay. Thank you. >> Separate them. >> Thank you. >> You got it. >> We're going to hold you to this. >> Yes, please do. >> Thank you, Ahmed. That concludes your
presentation. >> Yes, it does. that and that does that does conclude our direct testimony. We we do have our engineer here to answer any questions. There were some comments from MUA uh and forestry. I believe most of those comments were were already picked up and addressed in the revised
submit set submitted to the portal. There's there's a I think a couple things regarding the sewer connection that uh there's still some coordination as we get into DDS with with MUA. Um, the only other thing I wanted to mention is we we do have a a determination of significance from the historic
preservation commission that the existing building is not uh not historically significant. >> Okay. >> So, do we want to hear from Adam? >> Madam Chair, it's up to you. I'm satisfied with what I see.
I am too satisfied. But is there any other commissioners that would like >> Not really. >> I'm satisfied. >> Okay. So, I guess um Mr. Joseph, that wrap up your presentation then. >> Yes, it does. >> Okay. Um
>> you can stop the screen share. Thank you. >> Yes. Thank you. I'd like to open for the public. Is there anyone for the public? >> Madame Chair, I don't see anybody from the public raising any issues as of yet. So you you're closing public. >> I would suggest that we close the
public. >> Okay. Do I get a second? >> Second. >> Thank you. Public is closed. This is Joseph. >> Thank you, Madam Chair. Um so we worked with the applicants team through multiple rounds of review to get the
project in front of you. Uh the v various changes in design orientation uh to get the product we see before you today. Um the product as presented complies with all uh development standards in the um
in the uh Newark Avenue downtown new redevelopment plan area uh development plan. Um the project also advances one of the objectives of the plan that says uh uh objective C which requires info development on singlestory building lots funding Newark Avenue and Christopher
Columbus >> to create a um to create a more continuous landscape and eliminate gaps created by underdeveloped properties. Um and also just point of a point of clarification I guess if it pleases the board would you like to add a condition
that the um the commercial use and the residential use have different um basically trash pickup points. >> Yes. >> Okay. So we'll have the applicant add that to their conditions. Um I also want
to confirm with the applicants team that they have uh read the staff memo dated July 14th. um and agree to the conditions stated. >> Yes. Uh the the conditions that are in the staff report are are acceptable to the applicant.
>> Great. Uh so given all that, uh staff recommends approval. >> Okay. Thank you. I would like to entertain a motion. >> Vice Chair Pat, you're on mute. You got to do it all over again.
I apologize. I I move to approve case number P 2024-0244. Um and that's for address 167 169 with uh planning bar staff conditions. >> I got a second. >> Okay.
>> Second. >> Okay. Uh Commissioner Barnaby >> I. >> Commissioner Patel >> I. Commissioner Little. >> Oh, Council >> Council Person Little. >> I
>> um Commissioner Cers >> I >> Commissioner Conaway >> I. >> Vice Chair Stamato >> I. >> And Madame Chair I >> motion carries 70.
>> Thank you all. I'd like to call case P20 P20-168 preliminary and final major site plan with C variances 417-427 Hoboken Avenue. >> Madame Chair, I'd like to recuse myself
from this matter. >> Okay. >> Okay. We'll get we'll get back in touch with you as soon as we're finished with this matter. Thank you. >> Okay. Thank you. >> Good evening, Madam Chair. Donald Pepe from Scarency Hollandbeck on behalf of
the >> commissioners. Thank you for your time this evening. Uh the property address is 417427 Hoboken Avenue, block 8101, lots 9 through 11. Uh it's in the uh Journal Square 2060 redevelopment plan zone for
the neighborhood mixed juice district. We're proposing a uh tower with 584 units, 45 parking spaces, retail and office space pursuant to the available bonuses. I have witnesses
tonight. I'll keep my uh civil engineer in obeyance in case there's any questions just to keep things moving. So I'd like to start if I can with Michael Lawson from Minnow and Wasco and then I'll have Sam Bellamy from planning testimony. The project is largely as of
right. In fact, the initial review memo from planning staff identified it as being as of right. We subsequently identified a few minor deviations that uh that we'll go over. um they weren't placed in my notice and uh council I'd ask you that this is a notice
application. We've noticed twice the most recent one for this particular meeting and we've uploaded those uh affidavit to uh to the portal. >> You did and I'm in receipt of them. So madame chair with respect to the
application for 417-427 Hoboken Avenue here in the city I'm in receip the affidavit of publication proof of mailing. It does appear to be in order. So, we're gonna mark it as A1 for purpose of the record. >> Thank you.
>> Uh, Michael, you're up. You're on mute. Yeah. >> And I'll swear you're in. Michael, if you could raise your right hand. Do you swear any testimony you get tonight is going to be the truth, the whole truth, and nothing but the truth? >> I do. >> For the record, can you state spell your name? >> My name is Michael Lawson. L A WS O N. >> Thank you.
>> Mr. Lawson, is your license current in good standing? >> Yes, it is. >> Okay. You're qualified. you may proceed. >> Thank you, Madam Chairman. Uh thank you so much for uh our opportunity. We've worked on this project for uh quite a while. Um and we are very excited to to
finally get to to present to you. So, as uh the our attorney uh stipulated, we are looking at 417427 Hoboken Avenue. And I'm going to share my screen right now with our uh presentation drawings. >> Mr. Lawson, if this is a slide deck, I
suggest that we mark it. You tell me the number of pages and then that we submit it or upload it to the Tyler portal after the hearing. >> Yes, we can definitely do this. This is a presentation with some additional slides. Um, but the plans um and the
renderings that are presented were part of the original submission set. Um, >> Mark, the whole thing is A2. Just tell me number of pages and if you put a date on it. It is 19 uh pages and it was dated uh 52626
>> A2. Thank you sir. >> Thank you. >> We wanted to first uh look and present to you what is existing on site and then an overall aerial um showing where we are located within the Journal Square redevelopment plan. Um we are located on
Central Avenue um and Hoboken Avenue at the corner there and and therefore we are able to take um advantage of the Central Avenue uh extension bonus. The Central Avenue extension um was uh put in place uh I think a few years ago and then across the street we do have uh the
new uh justice center as well. So on site currently um is uh a a temple um which will be relocated to a a new location down the street um and we're going to show you where that is as well as some uh uh adjacent industrial
buildings that are all part of the the current site along Hoboken Avenue. So this is an overall aerial. Um you can see the site located here as I said along the central avenue extension. You have the justice center that is currently going to be opened here in in
uh very shortly. Um as well as several other projects uh in the neighborhood um that have been approved or under construction. The relocated temple um is uh proposed to be located on Central Avenue just a few uh blocks um away. Um and that and that's something that the
our our our development team as well as the the temple have been working uh together with um quite extensively. So this leads us to the proposal uh of what we are presenting uh here and asking for your approval tonight which is a a a compliant 27story
um residential building with two levels of office and a ground floor of lobby space and mechanical areas as well as 45 parking spaces. I'm just going to take us through the overall floor plans including the ground floor here um all the way up showing the
the different unit mixes. So um we are looking at a lot area of about.5 acres 49 acres to be precise. Um we have residential floor area and retail floor area in terms of the retail located um at the corner space and that's about
1,925 uh total square feet of retail space. We have our lobby space located um along the Central Avenue extension which we thought was appropriate um because it is um across from the the new justice
center uh one of their uh entrances. On the other side, we also have, as is required of us, um an office lobby that is separated out as well as vertical circulation for both um the office components as well as the residential
components in the lobby space on um Central Avenue. We also have located our transformers and utilities. And this is one of the deviations that we are requesting from you tonight. Um is for um a length of the facade um that
is longer than what is what is allowed in the journal square redevelopment plan. But this is um because of the utility requirements of the project. Um when we were designing this, this made the most sense to be located here for the transformers as well as the switch gear and domestic water. um rather than
locating them on Hoboken um where we have the entries to our parking area. You can see as well here we've documented where we are providing the um required amount of bike storage areas um which is 2998
uh bike storage spaces as well as as I alluded to just a few moments ago um our garage space which has 45 semi-automated stacker um spaces and that is not a requirement of us. We um are providing those because we think it's relevant
especially with the office use uh located on the second and third floors. We thought that that was an appropriate um uh extra benefit of the building was to add 45 parking spaces in the base. We are also providing for a a a basement
um which will be used for residential storage, maintenance, workshop and management as well as it may also include some utilities as the building gets engineered. As we move up to uh the second and third floor plans, um we have two levels of
office space. Um, and this office space, um, includes 44,975 square ft of office. Um, and this is part of the, uh, two-story office bonus that applies to the Central Avenue extension area. You can see in here that
we've documented that the office area um moves around the central cores for both the uh residential and the lobby for the um uh elevator lobby for the office components with windows uh fronting both on uh Hoboken as well as the central
avenue extension. The next floor here is the fourth floor plan. Um and this is where we start our residential component of the building. You'll notice that we also have a uh large amenity space that fronts onto an amenity deck um with a pool. Um and this
we feel as though um is a is a great use for this area as well as amenitizes the the building quite significantly. On this area you can see that we are proposing a club room, co-working lounge, game room, cardio, uh fitness and such which we think uh meets the the
amenity demands of the neighborhood. In terms of the overall uh units that we are presenting tonight, we have a variety of units ranging from studios, onebedrooms, two bedrooms, and threebedrooms. Um, as you can see on the chart over here, we have 324 or 55%
studios, 204 or 35% one-bedrooms, 44 twobedrooms, which is 8%, and 12 3bedrooms, which is 2%, which meets the 2% requirement. um that is within the the redevelopment plan uh and uh for a
total of 584 total dwelling units in in the top uh 25 sto or 24 stories of the building. This is just some theme imagery of what the exterior amenities um will look like. Um it's not exactly a representation but is an idea and theme
image of what we believe um these areas will will look like and and the different uses that may be um applied here which would include um a pool as I mentioned before but fire uh fire pits as well as outdoor lounge areas um for
the residents of uh this building. We have also shown uh some of the interior amenity uh theme imagery um which includes um areas as I said for club room fitness and such as well as some of the um unit plans on the inside
that we believe uh work nicely uh for the for this building. As we go from the fifth to 7th floor um you'll notice that these units or majority of them do stack. Um we do have some balconies in the back here um on
the uh outdoor amenity space uh that looks towards uh the internal areas of of this block. And you'll notice also that we are compliant with the setbacks that are required at or stepbacks that are required at the different levels of the building um that have been gone
through with planning. Um so we do comply with all of those bulk regulations. The A through the 27th floor um as you can see are typical um and um step back again in the locations that are required of us um and do stack all the way up uh
to the top of the building on the top floor of the penthouse with the roof deck. We are providing for a compliant amenity space with a sky lounge and private event space that would just be used for the um the residents of this building. Um, you can
see that we are providing for an extensive amenity deck here because we do have some fantastic views uh towards downtown Jersey City as well as the Journal Square area. This is a quick section showing um how we are compliant with um the overall
building height um in number of stories as well as in in footage 293 ft in total um with that um with the 30 foot um uh pertinance at the top of the building which is uh compliant with your
redevelopment plan. and then as well as showing the two stories of office use um which is part of the bonus that we are applying for. So that leads us to um some of the elevations and the renderings um that were part of the original package. Um
this is a uh perspective view of the corner of Central Avenue extension as well as Hoboken Avenue. And you can see how we've defined um the base uh of the building, the two levels of office space with um a much more glass uh um
architectural style and then uh a punched window uh variation as we get further up into the building. the the overall uh materials of the building include a variety of metal uh brick in certain areas as well as a porcelain
tile which we think is an elegant approach uh to the overall aesthetic of the building. You can see as well that we have um articulated the building in a way at the ground floor to make sure that we have activity especially at the corner. Um and then even where we have
um our utilities uh as well as our parking bays we have used the same materials in those locations uh to hide those as much as possible um uh in in the overall architectural language. This is a second rendering um that we
show for the overall perspective looking towards uh the west towards journal square and you can see that we are prepar breaking down the overall mass of the building um in we believe an elegant way uh breaking down the the ability with different materials and different
ways um as we uh approach the corner of the building as well. So that that concludes uh a lot of the information that I've uh that I provided. I think the only other deviation that we are looking for and the the planner can kind of um talk
further about this is is that we do have loading uh located in the um if I just go back to the ground floor, we are requesting um a a loading uh for
uh I believe that the office component includes a a need for a loading space um which we are not providing. Um we are providing an area um in here for moveins and and refues and recycling termination um which is required of us as well. So I
believe that that that concludes my direct uh Mr. Pepe and I can answer any questions that may be >> Michael just a just a couple of quick questions. We did get a determination from historic that the existing buildings have no significance. Is that correct? >> Yes. and we received a planning report
from planning staff and we are willing to comply with all the conditions set forth therein. >> Yes. >> And I think that just to add because I you know we could potentially avoid having to do any civil testimony. I think we are also short on the number of
required street trees also because of utility interferences and that we will be providing the payment in lie. Correct. And as you can see, we are providing uh trees uh along both the central avenue extension, which we
worked with the the city and the planning department to make sure that they were located in those uh those areas. But as you can see that we do not have um them located as much on the Hoboken side just because of access um and utilities uh locations.
>> Well, we did work to maximize the number of trees. >> Yes, we did. >> All right. I have nothing further. But um m Michael I have a couple questions here. If we can go back to the parking you said there's stackers. Can we just
go over um how will that be utilized and is the is it for the residential or the commercial? >> So right now we haven't decided which um component it would be used for and which use. We think that it could be used for either one whether residential or office
tenant within the building. Um neither are required in the redevelopment plan as you well know. Um but we do believe that either one could be used in this vicinity. We are proposing a semi-automated stacker. So these would be ones that um you would be able to operate with your phone and would not
need a valet. Um so we do think that that works well for the uses that have been provided. >> Can you can you just uh zoom in and show us how would that work? >> Of course. So, um, as you, uh, come into
the the site, um, we have, um, rows of stacker parking located here and on the opposite side. Um, and you're able to on your cell phone, uh, call your car to this location or make sure that you have um, a spot open. What would happen is
your car would pull into one of the spots that opens um, through the automated system and that car would then be taken into the system and moved to the appropriate location. These systems only operate in up, down, and sideways. Um, so that works well uh to then
retrieve your car. When you're retrieving your car, you would actually go to the same exact spot that you actually put the car into the system. You would retrieve your car, go out, and then uh on your merry way essentially. Um, so this works rather well. There are other systems within the city that work
um very similarly. Um, and that's why we thought it worked well here in the Journal Square neighborhood. Okay. Now for the um bike storage is can you just lead us to where the separation from the garage space to the
bike storage? >> Sure. So here we have the garage area here and then we have hatched um areas here that actually provide access to uh the elevator lobby for the office component as well as the elevator lobby for the residential component. Both of
those have access from the garage into those separate areas off of this vestibule here which could be used for both the residential or the office tenant. We have access into the bike storage area for 298 bikes bike bike spaces. That would allow for um
residents or office tenants to come in and grab their bike and then exit through uh this man door or through the garage door if if needed. And it would be safe um using that away together with the parking garage.
>> We believe so. Um there are only 45 parking spaces uh located in this in this in this garage. So we do not think that there is too many um parking cars that will go back and forth in here. So we do believe that this is a safe um route for bikes to go in and out of the
building. >> Okay. Um you mentioned that there's balcony. >> Yes. Can you just go back to where those balconies are location located? >> Yes. So those balconies are not located along the right of way. Um so on neither
the central avenue extension nor on Hoboken we are we are um providing any balconies. Those balconies and I'm going to go one floor up because you can see them are actually located in the interior portion of the block. So those those balconies are located here, here,
and here. There's three on this side and three on that side for a total of six per floor as they go up the building. >> Okay. Um, Commissioner Samato, what usually we ask on the balconies? >> About 3 in, no more than three inches spacing underneath.
>> Three or two? >> I'd go two. Two inches. No more than two inches. Madam Chair, spacing underneath the balconies as far as your u your fencing or whatever you want to call it. Can you can you describe that a little
bit more, Commissioner Samato? I'm sorry. I'm just not fully understand. So, >> Mr. Lawson, what the board usually asks is that the bottom rail be no higher than 2 in off the base of the balcony. >> Understood for so to make sure that nothing slips underneath. We can definitely agree to that.
>> Okay. >> I have one other question, Madam Chair. Well, I have a couple. Get back to the parking. I'm a little confused on the parking. How the car comes in. Is the car going to automatically pull into this thing? give me some more detail on that. Explain this.
>> So, the car doesn't automatically pull in, but I'm sure now some cars could. Um, but you would actually So, on your phone, as you enter the garage on your phone, you would essentially um on your app, you would say, "I'm here to park." >> And who do I say that to?
>> You would actually say it in in an application. >> So, you have an attendant that's basically there. >> No. So, this would be a non-attendant. So, this would actually be an app. >> It would be an application on your phone like Uber, like any of those different
applications. And essentially, you would say, "I'm here." Um, the system would then start operating and it would open a a gate that allows you to park in the spec in the specified location. >> All right, hold up. So, now I drive in, I go, I'm here and the gate opens and
then I drive my car to the gate. Correct? >> Yes. >> All right. Now I get out of my car and walk out of the area where I parked my car and that gate automatically closes. >> It will not automatically it will say there will be a button uh next to the side that will say you know I'm I I'm
clear of the of the operating of the machine and then it will close. Yes. >> Okay. Now what happens >> then what happens is that the system will actually move that car into the appropriate location. So, a lot of times what will happen is is that that car
will either go up or over or down and that allows for then another car to be able to be retrieved or an open space to be created for um somebody else to come in and move their car in. In a system like this, what happens is you can think
of it as Tetris. There's always one space that is open and that open space moves around into different locations to allow for other cars to move into that system. It works really efficiently and really well. >> All right. Now, let's say I have my I have kids and I have
>> I don't know some three year olds and four year olds and one runs ahead, hits the button and we're trying to get out with the other kids or >> or a baby or whatever that tell me what happens in that case. >> So, there are safety procedures in these kinds of systems. Now, I'm not from the
manufacturer. I'm the architect, but I've I've been in a lot of uh seminars uh for these systems and we've used these systems in in several of our buildings. There are safety procedures that make sure that if there is movement in those systems that you know that system does not move that car so that
there's safety uh protocols that are in place. >> Okay, that sounds interesting. Uh can you go back to your garbage room or how are you going to handle the garbage and recycling in this facility? >> Of course. >> That was my next question. So you you you touch on it quickly.
>> Sir, I'm sorry. I'll let you >> No, that's okay. >> Michael, before you go there too, I just want to point out one thing because I think it's shown on this page. We're proposing an on street loading space, too. Are we not? >> Yes, we are located right here uh along Hoboket Avenue and that counts as our
one that that we are providing and I believe um in the ordinance it requires two for the office use. So, we are providing one uh in this location. Thank you, Mr. Pepe. So in terms of refu and trash because I think that goes hand in hand asand as well. Go ahead. So the refu and the
trash you can see on this page we have a refu recycling termination room. >> Can you zoom in a little please? >> Of course I can. This termination room includes a compactor uh for the residential um shoots that are located
through the building on each floor. So, if you are a resident uh of this building, you would go to your trash room and in the trash room would be one or two uh uh shoots that you would either put recycling or garbage down. They would come down and they would go into a compactor that would compact that
those the recycling or the trash um into uh the the two-yard um containers that are located in the refuge termination rooms. those on um two to three times a week will be rolled out by building
management um into the area right here um for pickup and those are managed processes and we we look to minimize the amount of time that the trash is located there so it will be coordinated with the private hauler um to make sure that that occurs um efficiently and and
productively. All right. The question I have also for you, are you talking two shoots per floor, one for recycling and one for garbage? >> Currently, um, if I look here really quickly, we are showing one that would actually have then a separator that
would separate the recycling and the, um, the trash. Um, the sorder essentially would happen at the base of the building within the refuge and termination room. So, you're going to have an individual at the bottom of the of the shoe separating the recycling and the garbage.
>> Uh, it's it's actually a uh a mechanical system that that separates the trash from the uh from the recycling. >> Mr. Cab, I see you bouncing around. You want to add anything to this? >> Yeah. I mean, I was just trying to figure out how it would separate. So,
would they be dumping like a tied up garbage bag into the shoe or would it be like a free bin that they would Okay. And then it separates. It does its thing. Okay. >> Yeah, it does. Um, >> typically >> typically on on this type of building, you can do that. Um, we can also look to
have two trash uh shoots. One for recycling and one for uh trash. We are not uh we we can we can uh uh allow for that to happen as well. >> I would rather see two, one for your recycling, marked recycling, and one for your garbage. Otherwise, you're going to
have I'd hate to be there trying to separate this stuff. You look like you're ready to jump in. >> No, you touched um you touched it on the garbage aspect. My concern is with the elements, you know, god forbid if
there's um a malfunction, what would be the course of action, >> right, >> to you know, get get the garbage for the for the residents and for retail? because um we can't control the weather and I I I mean it looks good drawing up
but I mean actual being there what plans do you guys have in place for that? >> So we we can provide the two shoots as the other commissioners were were saying one for recycling and one for trash. um in the base of the building. When we
understand what's happening to the trash here, what will happen is is that building management will clear a space on the sidewalk. If there's snow or any of those kinds of things, it will be cleared and and there will be uh a building management to provide for the
rolling out of those bins to this loading location for the pickup of that of that trash and recycling. And that's for that's for the um the residential and retail or the retail trash is stored separately.
>> So the retail trash most likely will be stored still in the refues and recycling termination room. Those uh two tenants because they are rather small would be given access to uh this termination room to bring their stuff and that would be managed by the building as well. Um and the office component would uh be using
this as well. Now, is that going to be picked up by a hauler, trash hauler? Okay. So, you're gonna >> Yes, it will be a private hauler. >> So, you're going to have a private hauler besides a city pickup or totally private hauler? >> Totally private hauler is what we we're asking for.
>> Okay. >> And Michael, these are typically done just in time. So, the garbage would be brought out based on a schedule when we know the truck is going to arrive. Not >> typically within 15 to 30 minutes the that that operation occurs. and it's done rather quickly.
>> Okay. Madam Chair, I saw Bar Commissioner Barnaby. I think she was going to jump in. >> Yes, if I may. Um, so so other buildings that we've seen of this size have um given hundreds of affordable units. Is
this building not required to provide this? >> It is not. We do not we're not providing any affordable housing as it is not required um within this redevelopment plan in this area.
>> So you're under the threshold in other words. >> Um >> yes. >> So >> yeah. >> Yeah. Let me just jump in for a second. So um Commissioner Barnaby, if >> you maybe noticed this had a P20 number. Mhm.
>> Um this building >> Yeah. This building predates the affordable housing um amendment in Journal Square and so under the time of application rule. >> Um it's not covered by those requirements. >> Too bad. Thank you for the clarification.
>> Yeah, I see this. Uh the original planner was Timothy. That's been quite some time. >> Okay. >> Yeah. This application predates my tenure at the city. Uh for context. Yeah. >> It's been in the works for a while.
>> This has been a long long arduous process. >> Any other questions for my >> Sure. >> Yeah. I have one more uh question about the garage. So, you have the system that kind of you park in and then it rotates the cars around and you can ask for them. Do would you happen to know like
what are the variances on like a weight class or weight limit like because you have some uh three-unit apartments and studios. So there could be like anything from like a minivan to like a smart car. So like people that have per se bigger cars, would they still be able to access something like that or is it more for a
compact car? >> So it's not for a compact car. We've sized this this one because there are different sizes within that the manufacturer provides. We have sized this for a standard vehicle. Um so and standard vehicles nowadays include even your small SUVs. Um, so we believe that
that it would adequately uh provide um for a whole host of different vehicles. I believe the only ones that wouldn't be uh able to be parked here are the very large um SUVs and large trucks. >> So you're talking about Escalades and Suburbans?
>> Yes, sir. >> Council person, I see you have a question. >> Yes, thank you. Um so this is going to be bringing a lot of um a lot of new residents, a lot of foot traffic um you know both for the people who are going
to be living here and for the people who will be shopping at the retail. And um this intersection that it's located at is you know it's not a right angle intersection. It's a little bit of a weird intersection. Um, I was wondering if if you know as as a condition of
approval if if you would be willing to um install curb bumpouts at that that intersection to improve pedestrian safety and prevent cars from parking too close to the intersection. So, um,
madame commissioner, um, we would be willing to explore that with traffic and if it's acceptable to them. I don't want to make that call. They didn't ask for that and it surprises me, frankly, that they that they didn't, but they didn't ask for that as part of
their review, but if it's something that they want, it is something we will agree to provide. >> Okay, great. So um you know coordinating with infrastructure then I guess would be the the um condition
>> traffic engineering department or Matt you know we'll we'll we'll coordinate with planning >> um yeah so planning I'll um so often in these situations um we will set up a line of communication between the applicant city planning and the division
of transportation planning um and to come up with a um a final curb configuration that can then be reflected on the signature plans that city planning signs before a project's eligible to apply for construction permits.
>> So, Matt, as part of your as part of your um approval letter, can we add that to as part of the conditions? Um that's certainly an appropriate condition um that we can um propose that the applicant
um at the discretion of the division of transportation planning um redesign the curb to include curb cuts if if deemed safe and appropriate by the division of transportation planning. Um I I just taking a quick look at this. My hunch is
we'll be able to extend the curb on the Hoboken side, but it might not be possible in the central side, um, which is a narrower cartway and there's there's more interactions with the courthouse infrastructure. But, um, >> also a county road, isn't it, Matt?
>> Uh, central in that segment. No. >> Um, this was this segment of Central Avenue was um the extension that was funded in part by this application. Yeah. And it's a city road and it's um yeah and so we the city has full
jurisdiction of um all rights of way around this building. Um and so we can coordinate with the appropriate professionals in the division of transportation planning on what the appropriate treatment is. Um, >> and and I should mention, I didn't, but
part of our obligation to the redeveloper agreement with the JC is to provide $1.7 million towards the costs that were incurred in extended central. So, that's another benefit that this project will
be bringing. >> Excellent. >> Excellent point, Councilwoman. >> Thank you. Any other comments before we move on to Mr. Bellamy?
>> My if I may. Um, Madam Chair. >> Absolutely. >> Yeah. My concern was just the safety because, you know, we got those little robots going around and I know he was saying that we use the app for parking, but you know, in that area up there in
Journal Square, what about loss of signal or no Wi-Fi signal? How does the parking offset into its own database or how does that work if there's a loss of signal? If I like say if I at my phone
and I don't have signal and there's cars behind me, how do how does the parking know to >> how does that work? >> So, there's actually that it's it's it's a very good question. Um there's actually a computer located within uh the parking area and I would say that
probably it would be located in this vicinity or in this vicinity that then you could actually uh retrieve your car or get your parking space in that way if your phone was not working. So there there is a way to do it within the building just the the best way to do it is is through your phone if you have
connectivity. >> Yeah. Because you know we have downgrades and system failure. You know what I mean? Those are becoming common things. So, >> Commissioner Conway, you have a question. >> Yeah, just to piggy back off
Commissioner Capers, um, in the lie of like a power outage, would those uh independent systems would they run on their own backup generator just so people aren't stranded, you know, in the event that the power or the grid goes down? >> So, um, there is a generator proposed
for this building. um it could be hooked up to that but most likely um there is a manual way to retrieve cars um from a system that does not have uh power to it. So there are ways of accommodating that whether it is through generator
power to actually retrieve that during a power loss or there is a manual way of retrieving those vehicles uh to make sure that there's a safe procedure. >> Manual sounds possible but it doesn't sound feasible. I mean, just to be honest, >> well, it wouldn't be it wouldn't be those residents uh doing it. It would be
somebody from from building management or from the manufacturer uh coming and and and actually handling those procedures. >> Thank you so much. >> Okay. >> Be honest with you, I'd like to see some type of backup system where it automatically kicks in, you know,
whether it's >> So, Mr. Pepe, the the building has a backup generator. It should be sized to accommodate that system and to run it in the event of a loss of power. >> What I believe that we can we can commit to is that it can be connected to the
generator but only for emergency um actions to retrieve vehicles. So it doesn't have to, you know, run in perpetuity. Does that make sense? >> That makes sense. >> Perfect. >> Thank you, Michael. >> Thank you. I really appreciate it.
>> So, Madame Chair, those are two additional conditions that have been added to interface with uh city engineering and infrastructure with respect to bumpouts on Hoboken in Central and then that the system the car
stacking system be hooked up to the uh generator for emergency purposes. >> Acceptable. Thank you. Council Sam, why don't you um get yourself sworn in and and take us home as quickly as you can. >> We'll do.
>> Oh, wow. Mr. Pepe wants to go home. >> I am home. I'm on you. >> All right, Sam, I'll swear you in. Do you swear any testimony you give tonight is going to be the truth, the whole truth, and nothing but the truth? >> Yes, I do. >> For the record, can you state and spell your name? >> Samuel Bellamy. Last name B E L L A M Y.
>> Thank you. >> Samuel, is your license current and in good standing? Yes, it is. >> Okay, you may proceed. >> All right. Good evening. So, this property is located in the neighborhood mixeduse zone, zone four of the Journal Square plan. Um, as mentioned, we are
utilizing the Central Avenue bonus that applies the zone 3 standards with some um alternative uh setback standards. As Mr. Lawson covered, the bulk of the building is entirely conforming with those requirements. Um, but we do have a couple of design deviations that we are
requesting. Uh first off, we are requesting a deviation for the required retail along Central Avenue. That's per MAP 4, the redevelopment plan. It requires retail along the entirety of Central Avenue and it has a maximum uh
allowance of 15% or no more than 20 consecutive linear feet of non-active frontage. So that's that includes meter rooms, blank walls, emergency exits, etc. Uh we are proposing 51.3% of the central avenue new frontage including 90
consecutive linear feet to be non-active frontage and that consists of those switch gear rooms, transformer rooms and e emergency exit that Mr. Lawson covered. Uh we did coordinate with PSD and G to see if we could uh have an alternative location for those utility
rooms. uh but that's where they're required and they're also at the minimum um size of 25 feet wide uh that's permitted and and two two transformer rooms are required for a building of this size. Um as Mr. Lawson covered we
are proposing retail along Hoboken Avenue and then it wraps around uh Central Avenue including the residential lobby and office lobby uh and continues down until you get to those transformer rooms. So we are promoting the active uses at the corner and then wrapping
Hoboken Avenue which is more mixeduse in nature. I do believe this is a better design alternative and is consistent with the surrounding development pattern. Also mentioned that the adjacent building to the south which is nearing completion has a similar configuration with uh retail and lobby
space at the corner and then the transformer utility rooms along the middle of Central Avenue. So it is consistent with that adjacent development. We are requesting a a deviation for the minimum number of loading spaces. So just to clarify Mr. Lawson testimony, one space is required
here for the office floor area. Um and it's an off streetet loading space that's required. So here we're proposing on street loading and 8t wide by 81 ft long on street loading space to provide for that uh moveins, move outs, and deliveries, ride share pickup, so forth.
Um, and again, I think on a corner location having on street loading rather than uh off- streetet loading, which would require likely a truck to pull in and back out. I think this is also a better design alternative here. And then finally, we did call out a minimum
landscaping enclosure deviation. Uh, this was a an old requirement of the redevelopment plan that's no longer applicable. It actually switched to the forestry standards. Um that was a 6 inch enclosure to be along landscaping areas and and tree pits. Um we are consistent
with the new forestry standards with what we're proposing here along the street statecape. So I again I think this is a better alternative that we're we're proposing. So I think all the deviations can be granted where the benefits would outweigh the detriments. Um we're also consistent with the
redevelopment plan and promotes the purpose of zone 4 and several objectives of the redevelopment plan and master plan. Uh this project is does promote the purposes of the municipal land use law. Purpose A guide the appropriate use and development of the property. It is a
permitted mixeduse building uh in line with what the zoning calls for and it also has sufficient space in in an appropriate location on a corner lot in the general square area consistent with purpose G. Um I likewise I don't see any substantial detriment to the general
welfare here. Again, the bulk is compliant and uh we do provide adequate setbacks allowing for uh light air and open space between adjacent buildings and I don't see substantial impairment to the zone planner or zoning ordinance. I think we're doing exactly what the what the zoning calls for here and uh
providing for the central avenue bonus and utilizing the commercial space bonus. Uh so with that, this project does meet both the positive and negative criteria. Uh, that would conclude my direct testimony, but I'd be happy to answer any questions the board might have.
>> Thank you, Samuel. Any board comments? >> Not, Madam Chair. I don't see anybody. >> There's no other board comments. I would like to open for the public. Is there anyone from the public? Madam Chair, I don't see anybody in your
public bringing up any issues. >> Closing public. Can I get a second to close public? >> Second. >> Thank you. Public is closed. Matt, would you like to wrap this up?
>> Uh, certainly, Madam Chair. Um, staff substantiates to the um accuracy and validity of Mr. felony's testimony as to um you know meeting the standards for these deviations. Um I think as
mentioned earlier, this is a very um old project that's been in the pipeline a long time. Um part of the reason is that the Central Avenue extension bonus required a redevelopment agreement and there was um a delay in reaching that
agreement. Um the applicant only reached the agreement last year. Um so there's um and so um since then the applicants move diligently. Um staff just asks that the applicant abide by the seven conditions in the planning staff memo in
addition to the two memos elucid elucidiated by the board with regards to um ensuring that the automated parking is hooked up to the back uh backroom generator and exploring the provision of
a curb bumpout to increase the safety of pedestrian crossings um in the vicinity of the intersection. Um, that being said, staff recommends approval with conditions. >> Matt, there was a third condition regarding the rail on the balcony being
no greater than 2 in. >> Uh, yes, thank you for the reminder, San. Um, staff sees no issue with that condition either, >> Mr. Those conditions are acceptable to the applicant. >> Those conditions are acceptable to the applicant. >> Thank you.
>> Thank you. I'd like to entertain a motion. Uh I move to approve uh case number P20-68. Address is 417427 Hoboken Avenue. And this is uh
C variance. >> Can I get a second? >> Pat, you said 4 P208, correct? >> No, I said 417-427. >> The case number P20168. >> Yes. >> Thank you. >> Sorry.
Acting Vice Chair Stamato, >> yes. >> Commissioner Conway, >> yes. >> Commissioner Capers, >> hi. >> Commissioner Barnaby, >> hi. >> Commissioner, Councilwoman Little,
>> I Commissioner Patel is has recused himself and Chair Gonadan >> I. >> Uh, motion carries, five in favor, one recuse. >> Thank you. Thank you for >> Can we take a 10 minutes break,
>> Mike? >> Yes. >> Okay. So, it's 10 10:21. We will be back at um sorry, 7:21. We'll be back at 7:30. >> Thank you, Commissioners.
>> Thank you. Oh yeah. >> Okay. What do you think, guys? >> Well, so far so good. And you taking charge tonight? I see. >> No, I'm not taking I don't want to be in charge. I don't want to be But I got to tell you something. The thing I'm still
confused about is this auto parking thing. I'd >> like to call I would like to call the meeting back to order. Yes, ma'am. >> Okay, Bob, you're back. You're good. >> Yeah. >> Okay.
>> Um, I would like to call KPB 2025-000032. Address is 662 Avenue, preliminary and final major site plan with C variances. >> Attorney Mike Cleven, you're representing
>> Mr. Joseph, you're representing Okay. >> I I am uh I am here this evening Stephen Joseph for the applicant. Um the the alternate address on this one is 517 Bergen. Just for the benefit of the record of the public, this is a a notice application. I would ask that we enter
the notices as A1, please. >> Thank you, council. Madam Chair, receive the affidavit of publication proof of mailing with respect to the application at 662 commun. I've had the opportunity to review it. It does appear to be in order. We're going to mark it as A1 for purposes of the record.
>> Thank you. >> Thank you. So, we do have uh two experts this evening. We do have Jeff Lewis. We do have Carolyn Morell. Um if we could go ahead and get them uh promoted. Um and while we're doing that, I'll just
do my little introduction. So, so this it's a this strange property. It's it's a corner property located on Communa and Bergen Avenue. It's in the NC zoning district. Um, what we're proposing here is a new five-story building with 30
dwelling units and a bunch of ground floor commercial space. Of the 30 units, 10% or three of them are are affordable housing units. The the reason for that is because this area was previously uh different zoning. I believe it was
commercial automotive and the the zoning was written in a way where if you're developing uh a zone that turned into NC and you're doing um a certain number of units, you have to provide affordable housing as part of the project. So there there will be an affordable component of
this project. In order to accomplish all of this, we are seeking preliminary and final major site plan approval. We have two variances uh one for height and one for the rear yard setback. And I think they're they're both C variances. I think they're fairly minor and we'll
we'll see that as we walk through the plants. Um let's get uh let's get Jeff sworn in so we could take a look at the site plan. >> Hi Jeff. >> Um it looks like my screen is frozen. Can you hear me? >> You are sitting very still but we can
hear you. >> I trust you that you're putting your hand up. Do you swear any testimony you get tonight is going to be the truth, the whole truth, and nothing but the truth? Yes, I do. >> And for the record, can you state spell your name? >> It's uh Jeffrey Lewis. J E F R E Y L E W I S.
>> Thank you. >> Mr. Lewis, your license current and in in good standing. >> Yes, it is. >> Okay, you may proceed. >> So, let's make sure you could share your screen, Jeff. >> Yeah, let's see that that comes up.
Okay. So, has my screen come up? It is loading. Oh, come on. >> Welcome back, Mr. Battel. >> Thank you. Seriously, it's not coming up.
>> It is not. >> So, I I think I could share my screen, Jeff, if uh if we want to go ahead and and try that. >> And I would suggest to you can uh Jeff could request control is at the top of the screen. and somebody else is sharing, you can click the little green
box or next to it and you click control and maybe that'll work. >> Look at that. Okay. >> All right, Jeff, if you want to try doing that. >> That worked. >> Okay. Where would that be? Right on the right here. View options.
No view. Yeah, here we go. Request remote control. There you go. Oh, look at that. >> Okay, it was amazing. Okay, great. >> So, thank you everyone. I apologize for that little bit of a delay here. Um, so
this project, 517 Bergen Avenue, also known as 662 Communicable Avenue. Uh, as Stephen mentioned, this is a corner lot, which is slightly oversized. It's a total of 6,758 square feet. Uh it's a little oblong
shaped. Uh it's roughly 50 feet deep by uh between 125 to 140 ft long. Um we are proposing to demolish everything that's on the site and uh build a new five-story mixeduse building. That building will have five
groundfloor uh retail spaces. These all face uh commutical a and total 5,484 square ft. And as was also mentioned, we're providing 30 residential units above. Uh these break down as one three-bedroom apartment, 12 two-bedroom
apartments, five one-bedroom apartments, and 12 studio apartments. Uh I'd like to just uh jump right into the site plan. Um, so we are proposing new concrete curbs and sidewalks along both Bergen Avenue and Communicable
Avenue. And these these uh curbs would be be replacing three pretty large uh curb cuts, one along Bergen Avenue and then two along Commmunicipal Avenue. Uh there are two existing ADA ramps at the corner and a a sewer grade at the corner which would be remaining. Uh, and then
there's also a a traffic signal at the corner. And this traffic signal is located on our property. And as part of this project, we're going to be relocating that traffic signal just down about 5T from being on our property to being uh just at the curb line.
Um, we are providing uh five new street trees where we currently have none. And uh as far as the site plan itself, uh we're really covering 100% of the lot with building with the exception of this little indent here at the corner. Uh
however, we do have three window wells in the back that start up at the second floor all the way up to the fifth floor. Uh with that, I'm going to work my way over to the floor plans. Okay, so here we are at the first floor in the seller. So, we do have a small
cellar located at the corner facing uh Bergen Avenue. Uh we're not using it for much. It's just accessed by one stair. It's used for uh building utilities as well as uh our sprinkler room as this will be a fully sprinkler building. Uh
moving on to the ground floor. Um, what you see is we have these five residential uh, excuse me, five retail spaces starting at the corner of Communa and Bergen and then extending down all along Commun Avenue. Our main uh, residential entrance is
located off of Bergen Street. Provides us access with our elevator with stair number one with the package room as well as a small gym which is about 211 square ft. And then lastly for this floor on the left side of the property at commutable avenue, we have an entrance
directly to stair number two. And then we have an other entrance which leads to our trash compactor room, a trash room, and a bicycle storage room for 15 bikes. Um, I'm going to move up to the second floor. This is our first retail floor,
excuse me, residential floor. Can't talk tonight. Um, we have a central corridor which is connecting our stair, both stairs and the elevator. Uh, there's also a trash room off of the main hallway with a chute. The chute goes
directly down to the compactor room. Uh, so that's how we're going to collect our trash. There'll also be uh recycling containers in the trash room uh which would be emptied by the building management and brought down to the trash room as well before it's brought outside. Uh there are eight apartments
on this floor. Uh as I mentioned, we have window wells cut out in the back for the two apartments facing the rear. Uh at the back left corner is where we have our three-bedroom apartment and then the rest are twos, ones, and studios. Uh I want to move on to the third and
fourth floor, which are exactly the same as this floor. The only uh exception is that three-bedroom apartment at the back left is changed into a two-bedroom apartment. Otherwise, it's the same floor plan. And then lastly, the fifth floor. Here
we only have six apartments. The difference here is that we combined four studios which were located facing communicable avenue into a larger two-bedroom and a one-bedroom apartment. That brings us to our total of 30 units.
And then I'm moving on to the roof plan. Uh here we have a common roof deck that is 2,160 ft and it is set back from uh both of our principal elevations. Uh we're using a lot of that space for green roof trays. Uh we have a total of 2380
square ft of green roof and this green roof is used as our um storm water detention system. Uh it meets all the uh the Jersey City requirements for storm water retention. I um I do have the engineering drawings and calculations if anyone wanted to look at them.
Uh let's see also we have our equipment area. So that's our air conditioning condensers and that uh area is surrounded with uh some metal screening. And moving on to the next sheet you can see the detail of the screening here. It's a metal rib system and you can see
some details of our green roof system as well. With that we're going to move on to the building elevations. You can see we have some of the finishes up at the top left here. Uh this is the communic elevation. Uh we
have a couple of main brick finishes. The first is a light it's called light iron spot brick. It's actually kind of in the like purplish family. You can see the finish of that up here that actually runs down the left side of the building and then along the whole base of the building. Uh then above that on the
second to the fourth floor, we're using a different brick. It's an English gray brick. You can see that here. Uh the other thing that we have here is is a dark gray fiber cement panels as infill between uh the windows on each floor. And then lastly on the top floor,
the fifth floor of the building, we have metal panel finish, and those are silver metal panels. All of our windows and doors are black aluminum. Uh, and then we also have some three-foot canopies above each of the retail entrances and above the main residential entrance. And
these are all wrapped in the same aluminum metal panels that we have at the top of the building. This is the Bergen Street, excuse me, Bergen Avenue elevation. And as you can see, it's all the same uh finishes that we had facing communic just wrapped
around uh to Bergen Street. Excuse me, Bergen Avenue. This is our longer rear elevation. Um, we do have an existing building on the property line here. It's about a two-story building for about half of the building and then it's down to a
one-story building for a little bit of the building as well. Uh, so wherever we're up against that building, uh, that space would be, you know, sealed off from the outside. Otherwise, we have a split face block finish for the lower level and a gray a pearl gray fiberment
siding above. And also in all the window wells we have that same fiberment siding. And then lastly here we have the um the shorter rear elevation where again there is a new building built up right against us. Uh so most of this would not be
seen. Uh any space between our buildings would be maybe an inch or two in total. That space would be filled in. Um and anything that is seen would be the same uh fiber cement siding above. And here we have a smooth stuckle finish at the
first floor for any exposed areas. Uh the other thing I did want to mention while we're here is the building height elevation. Uh the building to our left is uh 668 communical A and that building is actually the same exact height as what we're proposing. And we we designed
this building to have floor levels that match exactly with with their floors. That's why we have 12 foot ceiling height at the ground floor because that's what the building to our left has. So all of our windows, all of our floors are going to match up. and this and the top of the building will match up with the building to our left.
Uh I think that covers the building. Is there anything you want me to get to, Stephen? >> Yeah. So, go back to the uh ground floor plan and let's let's talk about a couple of things there just to try to head off some questions. So, let's talk about the
location of the bicycle room and why we uh why it's located there through the through the trash room. So Louis, can you zoom in a little as well? >> Sure. >> Sure. >> It's in the center. I have it open in the browser. So it's in the top center,
Jeff. >> There's a Zoom. Um, >> I'm not sure I can use your Oh, I can use yours. Okay. I didn't know if I could use it. Okay. >> So, it is a little strange. As you can see, you have to go
through the compactor room and through the trash room to get to the bicycle storage room. Um, unfortunately the the really the trash shoot was something we couldn't move because of where it is on the upper floors. Um, and
the staircase is something we couldn't get by because of the stair that turns in on itself. The only other way to get to this bicycle storage room would be to take a lot of space away from this ground floor commercial space. Um, and we just thought it would be a better solution to go through the compactor
room, which is generally kept as a pretty clean space. Um, how this works is the trash goes directly into the compactor. When when it's full and we have a full, you know, that sausage that they have, that would be brought right into the trash room and stored in this
trash room back here. So this room will generally be be clean and empty of uh debris and of uh there would be nothing really in the path of travel that would obstruct you with with your bicycle. So that's why we decided to go with this route as opposed to really cutting so
much away from this commercial space. >> But your cursor, can you can you just uh go along the line how you enter into the bicycle um rack room? >> Sure. It's just a straight It's a straight run right from this door which exits into out communical avenue. You go
straight by the compactor here through the trash room where the trash would be stored in this area over here and straight into the bike room. Right. And and Jeff, I think we felt that relocation of the bike storage room anywhere else in the building would take
away from from the commercial space than in the NC zone. Um we we do have a substantial amount of commercial space in this building and >> and so who will be using those bicycle rack? Um who will be using those? The
residents or the commercial space? >> The residents. >> So in order to get to the bikes, you got to go through the the trash room. Is that what I'm understanding? >> Correct. >> Okay. Are you have. And now you have everything. You have your garbage being
brought down by trash shoots. All right. And then you're going to have a sausage bag type of setup. And you're going to have somebody operate that. >> Yes. There's an on-site person that would be that would be able to operate that. >> Okay. So, while he's operating that, I'm
going to take my bike and I'm going to either pull it in or pull it out past this operation. Well, I mean the operation would take doesn't very take very long. It's really it compresses it which the guy doesn't have to stand there to do it. So it it wouldn't you would no one would be in
the way when the op basically you press a button and walk away >> and it does the it does the compaction. It ties it off and then the guy would come and remove it and bring it to the to the trash room. Put it in a rolling bin and bring it to the trash room. >> All right. And what about the >> So for the few So for the few minutes I
guess for the few minutes when he was taking that bag and putting it into the rolling bin is when someone would be in the way. >> Okay. And basically they're going to roll it out. Correct. Or they have to go upstairs with >> No, it's all staying on this floor. It would get rolled on the ground floor
right here. >> Okay. Yes. So it's all on the ground floor. They're going to wheel this out and then um I can get my bike and do whatever. >> Correct. All right. >> And and this would be uh private pickup because of the volume of of trash
generated. >> All right. This would be totally volume because of both the commercial area and everything else. Correct. >> Yeah. The commercial will be treated separately. So the the individual tenants um would would make their own arrangements depending on the uses with
private pickup. the the for the residential component because of the volume being generated be I believe required to be private pickup. >> Okay. Now, where where's the the commercial area going to put their garbage?
>> So, well, Jeeoff, you could you could say a couple words of these, but these aren't they're not um fully fit out, right? These are kind of vanilla box commercial spaces with enough shown to meet ADA. So, I think it would depend on on the use of the space,
but Jeeoff, if you want to say a couple words about that. >> Yeah, I do think you you hit on the main point there. Um, I'd also uh emphasize that these spaces aren't going to be restaurants. There's really no way for us to have commercial kitchens in these
spaces with the venting requirements and whatnot. So, it's not like it's going to have the kind of trash that needs to be taken out every day and start smelling if it's in the in the space. So, the thought would be that each of these spaces would probably build some sort of closet with a couple cans to store their
own trash and then and then uh arrange for private pickup when they needed it as needed. >> All right. So, I just need some clarity. Don't mind me. I got nine things going on. Um, you're going to have both you're going
to have both the commercial and the and the apartment units go commercial, correct? Or is it city pickup? >> Yes. No, private. Both both private. >> Well, the whole thing is going to be a commercial type of pickup. Private pickup. >> Correct. >> Yeah. >> Yes.
>> All right. >> But you don't know what those commercial areas going to be used for. Correct. >> We don't. >> We We Jeff just testified that there's there's really no way to add venting into into this building. So, they wouldn't be a heavy use type of type of
restaurant. So it wouldn't be generating that type of trash. But um could be retail, could be office. >> I could see office or some light retail. Um I cannot I cannot right now see that as any type of uh
>> you know food food handling type of places. >> Yeah, it it couldn't be anything with a a full commercial kitchen because of the venting situation. Commissioner Conway. >> Uh yeah, I just had a couple questions.
Um so it's affordable, right? Um is there a percentage or is there a number of units out of the 30 I believe? Right. >> Yeah. So it's 10% that would be that would be three units. Uh and right now we are proposing and and what affordable housing approved was one moderate unit,
one low and one very low unit. >> Okay. And there's 15 bike aotments and there's no parking for residential or commercial. Correct. >> There's no uh vehicle parking. Correct. >> No problem. I was just looking for
clarification. Thank you. >> So, where are these units located? These three units that are affordable, what floor are they located? >> So, we haven't identified them on the plans. I I know that's a a new requirement that we're doing moving
forward. This application was um submitted before that started happening. So when we resubmit to uh to affordable housing after this gets approved, we're going to identify those units. We could tell you where the three-bedroom is because there's only one in the in the building and that's on the second floor.
>> Okay. And the buildout would all be the same. >> Same quality. >> Correct. >> I'm sorry, I didn't hear. >> I said same quality. >> Yeah, same quality. uh that that's required and they'll all be of built of
the same quality of course. >> Okay, >> Madam Chairman, if I may. >> Sure, absolutely. >> So, two things. The first is um can we go back to the purple brick? >> Is it a muted purple? Is it like a
brighter purple? Because that just struck me. >> It's not very bright. It's I know purple's a very strange thing to say for a brick color. Um I'll zoom in on the the um the sample. I think uh it's a little
more reasonable than it sounds. >> And it's pro it probably doesn't, you know, render well on a computer screen which has some of the blue light coming at it. But um >> yeah, any chance we can um consider like
red brown which is more timeless and ages nicely. >> I I don't think there would be an objection to changing the the color of the of the brick. I mean Jeff, if you have any >> suggestions off the top of your head, otherwise we can we're happy to work
with staff. I think the uh the applicant was just trying to do something a little bit a little bit different um different in the neighborhood, but there I don't believe there's an attachment to this particular color. >> And what about the the street trees? Um
what is the maximum? Are you guys uh maximizing that? And who will be taking care of them in case the building is sold? >> So, we are putting as many as we could. It's it's usually difficult to meet the requirements that you need to meet at the corner because the corner is always
very difficult to get street keys near them. Um there were also there's also a section here where there's just too many utilities for us to get one. Uh so I think seven would probably be the requirement here and we're providing five. Um and I'm I'm I'm assuming we would be
we're required to take care of them at least for the first couple years am I believe. Is that correct Stephen? >> Yeah. and there would be a payment in L for the for the other trees. Um there's still some coordination with the with the forester about
where we're placing these given the complexities of the of the site. But u this is how many we think we're able to provide and for the shortage there there would be a payment in low. >> So what happens after the first couple years in Santos? Can we request for them
to take care of it in perpetuity? Is it sold? What's our right there? >> So, I think I was reading through the forestry comments and the forestry comments actually kind of said the opposite that said we're not really allowed to prune a dre that this is
they're the city's property and their responsibility and okay, as long as someone's taking care of them. Commissioner Little, Council Person Little, >> I think Commissioner Patel had his hand
up before I did. So, >> it's fine. You can >> Oh, okay. Um, so I'm I'm sorry if I missed this earlier. You said one of the affordable units would be a threebedroom. Um, what is the other breakdown? >> I believe it's a a I believe it's a
two-bedroom and a studio. I I had it up on my on my screen, but Jeff is in uh kind of in control now. So, I'm I'm not able to get back to to that unless he he gives back control, but I I believe it's I believe it's a two in a a two in a
studio. Um but I I'd have to check the affordable housing checklist. Uh we did submit an application to affordable housing administration. U council person little uh the affordable housing checklist showing um two of them are two bedrooms and a lot of room three bedroom.
>> Okay, great. Thank you. >> Thank you. >> Thank you, Joseph. >> Um then I was also wondering if at the very beginning you were talking about how um you're moving the traffic signal about five feet.
>> Yes. And I was wondering um if you were also going to be responsible for the associated uh painting, street painting um associated with moving the traffic signal. and also
whether you would um consider as a condition putting curb extensions to improve pedestrian safety for all these people who will be moving in and crossing the street there um on foot. >> Sure.
>> So with the traffic signal, I think the signal in the street itself will stay in the exact same spot. It's just the support's going to move over five feet. >> Oh, I see. >> So I think all the the striping Yeah, all the striping and everything should be good. >> Okay, great. Um, as far as the the curb
extensions, again, that's not something that transportation asked us to do. Um, we can work with them. These are pretty busy streets and I'm not sure if they want them or not, but I think that's something we can agree to. Is that right, Stephen? Just work with them or >> Yeah.
>> No, absolutely. We'll, you know, there's always some level of continued coordination post approval. It's not something that came up. Um and and you know when you're dealing with a corner like this where there's lots of equipment, we're happy to coordinate with traffic and and planning on that.
>> Okay, great. Thank you so much. And then um my last question was uh the green roof. Um would love if you could show more details of that and then also um elaborate on whether there's a plan for
maintenance of the green roof. Uh yeah. Um so we do have all the green roof details down here somewhere. It's actually a pretty substantial roof. So it's 6 in of dirt over I think 4 in of gravel. Um
and we do have actually in our stormwater management I think we have a maintenance guide for for the roof for the roof itself. >> Okay. But it is it is designed it is designed to be fairly maintenance-free as far as as far as watering and
whatnot. I mean, it's supposed to collect water, not drink water. You know what I mean, >> right? But um so is is this site going I I assume there's going to be some sort of management company at this site?
>> Um >> yeah. Yes, it's Yes. So when when the owner is hiring the management company, that can be that can be a condition of of something that they would do would in would include the green roof maintenance.
>> Yeah, I think the the question, please correct me if I'm I'm mischaracterizing this, is basically what happens if there's a a a tray or a section where the vegetation dies? Um, and that my understanding is any applicant that gets
approved with a green roof, the green roof is supposed to be in there either in perpetuity and if something dies, it should be replaced. >> Okay, thank you. >> So, Patel, >> yes. Is there any way you can relocate
that you know bike rack you know exchange with a trash room and a bike rack both like instead of a trash put the make a bike room rack and you know where the bike is where you can put the trash.
>> We did we did try a couple different things. Um as we mentioned we really didn't want to take too much away from the commercial spaces next to it. Uh we also thought we were hopeful that maybe we could use the space in front of the
compactor here for bikes, but it's just this space is so much smaller than the room in the back that this space just can't hold enough bikes to to actually meet the requirement for the building. >> Um again, we were struggling with this and trying to find the best solution
that we could. Miss Lewis, you're struggling with it and I think I am struggling as well with it that you have to go through the trash room to get to the pipe. >> Um, I don't think I'm liking that very much either. >> Yeah. It's just not very, you know, >> it's just not appropriate.
>> Yeah. >> Can that wall be moved so that room becomes larger and the other one becomes smaller? >> Yeah. Like potentially a hallway and then a separate door for the trash room. So, if we did a hallway to get here, it
would take away from this commercial space and we could have a hallway out to here. >> Um, Stephen, is that something we want to we want to entertain adding that hallway there? >> Um, it would take away from the from the
commercial space. Um, you know, they're already narrow commercial spaces. If if the board um if the board is comfortable with us working with staff to to create to either relocate or uh create a a
alternate hallway access there. Um we're happy to do that with the understanding that the the commercial space is going to the overall commercial space is is going to shrink. And I think I think you got it needs to be worked out with the
with the board here. >> Mr. Lewis, >> on that? >> Yes, sir. >> Can you whoever's controlling this, can you zoom in to where the trash room and the bike racks are? So it it appears that it has to be clear
to get through both those doors to pass the trash room to get to bike storage. Correct. >> Correct. >> So that's kind of a corridor, but you can't put a wall with a door
along the trash room side to to create that corridor, >> right? because you can't then open the door >> right here, >> right? >> Well, yes, but I think what that doesn't solve is the we still have to walk past the compactor here.
>> Right. I think that's the part >> and this is where this is where Yeah. And the problem is this is where the trash shoot is above and it's very hard to move that trash shoot. So, we're kind of >> But you can't wall around that compactor and move the door in front of it. So that that compactor then trash room.
>> Well, I do need all this clearance in front of the compactor so that someone can can access it when they have to. >> Understood. Yeah. And and I mean the the simple the simple solution that we could do right now is just moving this wall
that separates the commercial space from the from the trash room and the bike room over 3 ft to allow a corridor. Um but but again that's going to it'll reduce the commercial space.
to Yeah, Jeff, if you want to just identify that wall >> with the curs would be sliding out to here. So, >> and we could and we could do that and that would that would solve that that concern, but it it would shrink the uh
commercial space. >> Would you possibly be able to Oh, no. That's the front on the other side. I was gonna say possibly make an entrance the opposite way, but no, the building facade is that way. So, it's >> that area. >> Yeah. And unfortunately, we're on the
property line and on the property line. >> Um, it >> just seems like it's so tight between that trash room and that wall. I mean, between the compactor and the wall with the containers. >> Correct.
>> And you you're so much going on. You got bikes coming in. You got guys sorting recycling. That's right. Right. And I And I just want to piggy back off you. >> Go ahead. >> I think Stephen, the other thing we had kind of discussed was was there a way to
maybe take this bike storage space and give it to one of the um retail spaces and maybe we can get the bike storage over here where the gym is. >> I like that. Uh that would be
>> yeah I mean that's a simple yeah if look if the board's comfortable with that we could uh expand the commercial space one into where the bike storage space is now and just relocate the bike storage to where the gym is now. >> I think I think that's what we're
looking for. Relocate that bike bike bike space from there. >> So so what would happen is this this retail space will become a little smaller. This one will become a little bigger. And we'll get the bike storage and the gym in this area here, right off of the right off of the main residential lobby.
>> Good. >> Sounds like a better plan. >> Yes. Sounds like a >> I think that's I think that's a million times better. >> Agreed. >> Okay, Stephen, we could do that.
>> Yeah. >> Can you do it? Yeah. Yeah, if you're if you if you think you could do that, Jeeoff, then >> I can do it. I can do it. I can do it. >> I I I could try to draw it for you if you want me to, but I don't think you >> we just uh I think the board wants you to do it.
>> So, yeah, that's >> I'll handle the drawing. You handle the legal. >> So, Madam Chair, the real question is does the board want to see that or how does the board want to handle that? >> Want to see that? >> Yeah, I would want to see it before approval.
Oh, why can't we put it in a condition so we don't have >> Oh, well, yeah, that's fine. >> I mean, you know, and have it have it reviewed by the planning. >> Yeah. >> All right. >> Doesn't need to come in front of a boat again in my opinion.
So, we're going to we're going to move the bike storage room and it'll be dealt with internally with planning staff. >> Yeah, that's what I would suggest. I mean, how does the rest of the board feel about that?
>> I >> Yeah. No, that is I think that is correct. It is the right thing to do. >> Agreed. >> Trust those guys. >> Right. staff can add a condition where um the relocation of the bike storage facility would be um it would them
receiving their stamp uh planning approved stamp can be completed on >> right to the satisfaction of staff over to the main residential lobby >> right
>> Joseph you're comfortable with that >> uh yes madam chair I'm comfortable adding that >> okay if you're comfortable So with that we'll add that as the um condition for the revised plans to reflect that. >> Thank you.
>> And Mr. Joseph uh you know if the application were to be approved I am sure Mr. Lewis can get that done before the resolution itself is actually memorialized. That's a good point s
>> yeah I think that that would yes answer yes >> okay >> any other questions madam chair >> um not at this point Thank you. So, Jeff, you want to stop
sharing uh >> stop sharing the screen? >> It's back to you. >> Great. Um we we do have one more witness. We have some uh brief planning testimony on the on the two variances. We'll get uh Carolyn sworn in.
Carolyn, do you swear any testimony you give tonight? It's going to be the truth, the whole truth, and nothing but the truth. >> We do. >> And for the record, can you state and spell your name? >> Carolyn Worstelle. W L. >> Thank you. First, your license current standing. >> It is.
>> Thank you. You may proceed. >> Thank you. Um, so we're here this evening uh for two uh bul variances. Uh the first one is for the maximum building height. We're proposing a building height of 56.5 ft where a maximum height of 55 ft is uh permitted.
Um we are requesting the additional 1.5 ft of building height. Um we are providing an additional 1 ft of ground floor to ceiling height. Um we're going to have a 12t floor to ceiling height at the ground floor where 11 is what is um contemplated and required as the
minimum. We would like to have just a slightly additional height. We think it's going to be make for a more prominent corner and it'll be a better visual um design for the building. And then uh additionally there's going to be a little bit of additional space space for each of the floor slabs. Um, so that
just it, you know, adds up over the couple of floors. Um, and so we do need that additional couple of inches. So that is why we're requesting the additional foot and a half. Um, from a visual perspective, uh, you know, you're really not going to see that minor increase in the building height.
And it is going to align with the height of the adjacent, uh, story, fivetory building at, uh, 668 676 Communa Avenue. Um, so again, you really won't notice that additional foot and a half uh of a height and again we don't believe it
will result in a substantial impact to light air or open space on on any of the adjacent properties. Um, we are requesting a a variance for the minimum rear yard setback. Uh, this is a corner lot. Um, and so we would have a
required rear yard sort of courtyard in the back corner. Um the requirement is 15% of the lot depth. Uh which would we require a 8 by3 uh so it's 8.3 ft by 21.2 ft um would
create a little sort of cutout in the rear corner. Um we didn't think that this was um really going to create you know substantial in air um given the fact that the adjacent building um you know does not have a similar setback. Um
so we are proposing a zero foot ground floor rear yard setback. Um that does create the that space at the rear um ground floor where you know now I think we'll have expanded space for garbage storage and you know recycling those sorts of things in that back area. Um
and then we are providing on upper floors setbacks um uh in terms of um you know the the light and air wells that are being proposed. Um so again you know given that the context of this site it is
actually also very shallow. It's only a 50 foot depth. Um we do think that these setbacks are appropriate and that the light and air um that is going to be provided to the adjacent properties is still appropriate given uh the site and the context.
Um I think overall the the benefits of this project outweigh its detriments. Um, you know, we're going to be removing an existing non-conforming service station with outdoor storage and vehicle parking. Um, and developing with a new mixeduse building, uh, with ground flooror commercial, which is consistent
with the purpose and intent of the NC district. Um, and this really will sort of, um, you know, create that that um, activate commun um, and the new streetscape. So I think again overall it's going to have a a
benefit over on that corner. Uh we are also going to be removing non-conforming curb cuts on Communa Avenue and Bergen Avenue. Uh so again that will increase pedestrian safety um as people cross along these corridors. They'll have um less uh um you know
vehicle um interactions. And then again we're providing new sidewalks, curbs, the new street trees and green roofing. So again, overall, I think this is an improvement to the property. When looking at uh advancing the municipal land use law, I
believe this is consistent with purpose A. Um it's an appropriate use. Uh it's a new mixeduse building in the NC district, which is uh what is contemplated in that zone. It's uh consistent with purpose C uh to provide adequate light air and open space. Um, as noted, I think the the setbacks here
and the height is all appropriate given its location and the adjacent context, which includes the uh five-story building that's directly uh adjacent to this property has similar height and setbacks. Um, the uh density is consistent with the NC1 district and we
are providing those affordable uh units. So I think this is going to establish an appropriate population density consistent with purpose E. And overall I think this creates a promotes a desirable visual environment consistent with purpose I by replacing the existing service station which is now a
non-conforming use with a new mixeduse building with commercial ground floor uh as well as all of those improvements to the streetscape. I don't see this as resulting in a substantial detriment to the public good or the general welfare. Again, it's providing a mixes of um you know,
sufficiently sized one, two, and threebedroom units uh including those affordable units. Um the project will visually improve the streetscape by removing the non-conforming use and creating a new conforming use with uh removing the curb cuts, new sidewalks,
street trees. Um and overall, I think just again it's it results in a better condition for that property. I don't see any substantial impairment to the intent or purpose of the zone plan or the zoning ordinance. It's consistent with the intent of the NC1 district to um sort of recognize and and continue to
support uh the importance of neighborhood business districts and provide ground flooror commercial and mixeduse buildings to promote walkabilities which I think this building uh does abil. Um it's also consistent with the uh master plan uh goals to strengthen
neighborhood oriented commercial areas uh to ensure the city's housing uh is balanced and meets the needs of current and future residents and promotes the development of a diversified economy. So I think overall the project uh the variances requested are appropriate and can be granted that they meet both the
positive and the negative criteria. And that's uh the end of my direct testimony unless anyone has any questions. >> Thank you. Any questions from the board? >> No. No, Madam Chair. >> Okay.
There's no questions. Um, at this time I'd like to open for the public. Is there anyone from the public? >> Madam Chair, I don't see anybody from the public. >> Okay, you're closing public session. Can I get a second? >> Second.
>> Public is closed. This is Joseph. Do you want to wrap this up? >> Madam Chair, um staff agrees with Miss Wall's analysis with regards to the requested variances. Um the project is
consistent in terms of bulk and mass with the surrounding uh with the NC1 zone as well as the surrounding built environment. um stop and work with uh the applicants team to kind of get this uh project to
where it is where it complies with um all the other um development standards outside of as mentioned building height and rear setback. Um and um with regards to the conditions, I know there are five
currently listed in the memo and there are a couple brought up by con little as well as the um as well as the standard uh sorry the condition regarding um the relocation of the uh bike storage facility. But in addition to that, it
pleases the board. I would like to um add three standard conditions that we have for um affordable uh projects with affordable housing components. Um I could read them out loud for uh the board and the public. >> Yes.
>> Okay. So first being um the first ad one would be the applicant shall enter into an affordable housing agreement with the city in a form approved by the city prior to any certificate of occupancy. The next one is that the applicant must comply with all conditions stated in the
AHO checklist. And the last one being uh the applicant must comply with the requirements of chapter 188 of the municipal code housing accommodation with affordable housing compliance. So I want to confirm with um Mr. Joseph that
although that they are um the applicant agrees to all those conditions um the housing condition and they added by >> Yeah. So I I'm counting uh 10 total conditions now. Uh the three affordable housing, the two that we talked about on the record, and the five standard
conditions in the staff report. Uh those are acceptable to the applicant. >> Okay. Um given that recommend approval, >> I like to entertain a motion.
I move to approve case P 2025-000032 address 662 Commutore Avenue and this is with C variances subject to planning staff conditions >> second >> okay um acting vice chair stamaro
>> yes >> uh commissioner Patel >> hi >> commissioner Barnaby I >> person >> I >> Commissioner Cers >> I >> Commissioner Conway >> I
>> and Madam Chair Donnie >> I >> motion carries 70. >> Thank you. >> Thank you everyone. >> I'd like to call case 2025-0116. It's for a minor subdivision. Address is
115 Neptune Avenue. The attorney is Eugene. >> Cameron, do we have notices on these? We do. I'll um I'll forward them again and I'll um I just found Jean in the audience. Thanks, Cam.
>> I got him, Cam. Thank you. >> Okay, no worries. >> All right. Uh, good evening, Madame Chairperson and commissioners. >> Um, I am D. General Okonnell appearing for the applicant 115 Neptune Avenue
LLC. Uh, Santo, this is a notice case as you just mentioned. Uh, the notices were sent out for this case. 15 also includes 16 and 17. They're all related. The notices for this minor subdivision plus
two minor site plans for the the homes that we built on the lots. So, those were all uploaded and I know you now have them. So, Jean, I want to mark them, but Madame Chair, perhaps we should call case 15, 16, and 17. As I
understand it, Jean, we're essentially centering the lot line and then proposing homes on each of the thereafter created lots. And I I don't see necessarily why
we can't present it all at one. The subdivision fails obviously the minor site plans fail. Uh so madame chair I I think that just will make the presentation smoother and everyone will
follow. >> Okay. So at at the same time we'll call KP2025-000017 and KP 2025-000018. And madame chair as council had indicated I am receive the affidavit of publication proof of mailing with
respect to all three of the cases P2025 0116 00017 and 00018. They do appear to be in order. We're going to mark them as A1 for purpose of the record. >> Thank you.
>> All right. Thank you, Santo. And that's a a great way to go forward. Um, so when the applicant put this application in, planning staff recommended from from day one that because of the location of these lots and the way they're configured that we don't put in one
driveway, but we put in two driveways. So that is the uh deviation that we're asking for tonight on the minor subdivision and the site plan. So the way I think I like to go forward is to do the the subdivision first. I'll call our architect, Arvat Patel, to go over
the subdivision. I have Lee Klene, our traffic engineer, will explain why it's best to have two driveways for this particular project. And then my last witness would be Carolyn Morelle to give the planning the principal points on the application. Then I'll bring our VAT
back just to go over the minor side plan for the houses. So if that works for everybody, that's how I'd like to proceed. Sure. >> Sure. >> Okay. Okay. So, I'll swear you intart. >> Uh, yes. Uh, um, my camera is not coming
on. It says not allowed. So, >> um, >> I mean, I recognize your voice. Trust you. I think Gene will vouch for you, too. So, I'll just swear you in like we did Jeff earlier. Swear any testimony you get tonight. It's going to be the truth, the whole truth, and nothing but the truth. >> I do. >> And for the record, can you state and spell your name?
>> Uh, Avar Patel. A A V A R T P A T L. >> Thank you, >> Mr. Patel. Are your license currently in good standing? >> Uh, yes it is. Thank you. >> Okay, you may proceed. >> Okay, our bet. So, this this the there are two lots located on Neptune Avenue
between Ocean Avenue and Old Bergen Road and correct. >> Uh, that is correct. Let me just open the >> Can everyone see my screen? Sorry starting to share. Yep. >> Okay. Uh so as you can see on the screen
uh the lots are located on Napion Avenue between Ocean and Olden Road. Um the existing lots are 42.41 and 36.16.
Uh lot 13 is uh 42.41. Lot 14 is uh uh 36.16. And uh we are proposing lot line adjustment. So they are both uh uh equal width. And uh this is what the the proposed uh uh lot
line adjustment which is uh each lot is going to be 39.29 ft wide and 100t deep. So, um, I think that's pretty much what the subdivision consists of. We're just reconfiguring the lots. And so, I think
Lee Klein can testify and he has a an exhibit to to show why uh staff believes that the two driveway solution is the best. >> Ready for me now? >> I think we are. >> All right. All right. Lee, do you swear any testimony you give tonight is going
to be the truth, the whole truth, and nothing but the truth? >> I do. >> And for the record, can you state and spell your name? >> My name is Lee. Middle initial D is in Daniel Klein. K L E I N. >> Thank you. >> Mr. Klein, your license, current, and in good standing. >> Yes, it is.
>> Okay, you may proceed. >> Thank you. May I share my screen? Sure. Uh, >> sure. Let me stop it. Thank you. Wait, you should be able to share your screen. Stop share.
>> There we go. >> Good. Okay. So, I prepared uh two exhibits. The first exhibit, exhibit one, dated May 5th, 2026. This shows one large driveway, and I'll zoom in in a second. This shows uh the
subdivided lots that are 39 and change wide. And what I was told to do was to put in a driveway and show how two twocar garages would work. Because of the you have to keep a little bit of space between the two driveways. And the right turn is the most difficult move to
make into this. In order for that to work, the driveway has to be about 30 feet wide. And you can see the path depending on which garage and which parking space you're going to it it's going to use up that whole 30 feet. So this is one single gar one single
driveway with the two twocar garages 30 ft wide. Then I prepared a second exhibit exhibit two also dated May 5th 2026. And this one I did uh two separate driveways two separate driveways and they they can
be here 10 ft wide for them to work. The apron right here we're clipping the corner of the apron to make that turn. But it's two side by side twocar garages and to make the right turn in. We have a 10 foot wide driveway and a 10 foot wide driveway. So the point there is that one
30 foot wide driveway is needed in order for the drive the the two garages to work if there is a single driveway. It's an awkward maneuver. The the two 10- foot wide driveways, one for 115 and one for 117. Uh independently they can enter
and exit without having to interfere with one another. When you go back to the first one, it depends on who's coming in and who's backing out. They're a little too close together. So, if I'm trying to back out of one, I guess this one's 11 115. If I'm trying to back out of 115, somebody's trying to swing in to
117, there could be an issue. But if we have two separate driveways, it makes it safer and more efficient, and it's less of a curb cut. It's 20 feet instead of 130 foot wide curb cut. >> Any questions?
>> Any questions from the board? I don't have any questions. >> Flying, can we mark these as A2 for the record just so that I have them? I suspect they're in one of the other site plan uh copies, but I want to mark them as A2
for the record. >> Fine. >> How How does that work? Do I mark them or I have to email them to you? But yes, you can either email them or upload them to the portal if they I think they were on the other >> Are they already on there, Jean? >> Yeah, they're up in the portal already.
Uh, Santa >> Yeah, I think they're on maybe 117 or 118. Uh, 17 or 18, but >> you need to put them in the right spot. >> But we we could do that uh after the meeting. >> All right. >> Okay. Thanks, Lee. Then then I'll my
next >> my next witness will be Carolyn Wellel just to provide the principal points for the deviation. >> And Carolyn, if you would just uh confirm that you remain under oath from earlier. >> I do. >> Thank you. >> And your license still current?
>> It is still current. Yes. >> Okay. Um so we're here this evening because there is um in the R1 district um there is a pro there is um a requirement that essentially says when you do a
subdivision and you create two lots that are you know adjacent to each other that they have one shared curb cut and the intent is that you're creating lots that are 25 ft wide. they have, you know, maybe, you know, a single car garage. Um, and then you are creating, you know,
one 10- foot wide curb cut that can service two garages that are more or less side by side, um, that share, you know, a single wall. Um, as you saw, these lots are a little wider. The design creates a little space in between them. And so instead of one 10- foot
wide curb cut, in order to have a single drive wire curb cut, you'd need the 30 foot wide curb cut, which is um fairly substantial. Um so we are requesting the variance which would allow the two individual lots to have their own individual curb
cuts. Um the when we look at why there was this requirement in the R1 really the intent is to maximize the number of available on street parking spaces and minimize you know the number of curb cuts and the width of curb cuts. Um
this uh stretch of Neptune is a narrow street and it only has public parking on one side of the street on the north northern uh northeastern side. So it's on the opposite side of uh the street from the subject properties. There is no permitted on street parking directly in
front of these properties. Um so we're not going to result in any loss of on street parking by creating these two separate curb cuts. Um and it's also consistent with the historic development pattern of these subject properties. There were two separate paved driveways
on the far corners of the lots. Um so again, you know, we're we're more or less maintaining the existing condition that there are two separate driveways um and it is a safer uh design for this particular project. So I think overall, you know, the the benefits here outweigh
the detriments um in terms of the one ver or the two two curb cuts versus the one. Um I don't see that this uh this will advance the municipal land use law. Again, it's allowing for the development um of residential development uh in the
R1 district consistent with purpose A. Um we're, you know, these are allowing for, you know, consistent uh light, air, and open space with the future construction of residential units. uh consistent with R1 bulk standards and uh promoting a visual environment
consistent with purpose I through again through the development of these properties including new sidewalks, landscaping trees which you'll hear about when we get to the actual developments themselves. Um I would just sort of note, you know, um we're requesting the driveway as part of the
subdivision application because usually when we see subdivisions, that's when there's the requirement for that driveway. It's usually part of a subdivision application. So we are requesting this variance as part of the subdivision application. The two um site
plan applications you will hear now are you know if if this is approved would be completely conforming and would not require any uh variances. Um I don't think that this would result in a substantial detriment to the general welfare. again creating two conforming
lots to promote opportunities for residential development in the R1 um that are consistent and will conform with the R1 bulk standards. Um again I don't see a substantial impairment to the intent and purpose of the zone plan or the zoning ordinance. Um again I think that this is consistent with the intent which is you know maintaining on
street parking. Um there just isn't any permitted on this side of the street um uh because of its narrowness. Um and then again I think you know the the subdivision allows for the development um which continues to enhance residential neighborhoods and ensure uh
balanced housing in the city. So I think that the um subdivision with the variance can be granted um and that the uh variance can meet both the positive and the negative criteria. >> Thank you. Well that's our presentation.
>> Any board comments? There's no board comments I would like to open for the public. Is there anyone from the public? You're muted. >> Madam Chair, I don't see anyone from the public. >> You're closing public comment. Can I get
a second? >> Second. >> Okay. Thank you, Pam. >> Um, thank you, Madam Chair. I just wanted to emphasize how the
um two driveways where we prefer one shared is a variance that you know we uh as a planning staff have made it a mission to uh never allow. We we always want to see the shared driveway. We want
to optimize on street parking for residents. Um, but this is the the very rare scenario where um having two individual curb cuts on a newly subdivided lot um to create two new two
families. Um it it makes sense. Um and um you know I I want to thank Jean's team um for working with city staff because I I I know you guys um you worked with Juru and then you got handed
over to me and then I didn't know the history here and I I initially was um you know giving you guys a hard time about the the two driveways but you know when when you look at the um the the the
spec backs and and and how a car can um you know navigate it. It it it doesn't make sense to have shared. So anyway, um all that to say that planning staff agrees with the professional planner testimony um regarding the variances. We believe they don't have a detriment to
the zone plan or the master plan nor nor would they have a detriment to the general health uh health public welfare um of the residents and u planning staff recommends approval with the conditions in the planning staff memo
>> which we've read and we accept the conditions. >> Okay. Thank you. >> Thank you. We'll take individual votes on each one of them. So, we'll go on to case B2025-0116. Can I get a motion?
>> Motion. >> Oh, yes. Sorry. I move to approve case P2025-0116 in reference to address 115 Neptune and um lots 13 and 14. I'm sorry. Oh, excuse
me. Never mind. >> Can I get a second? >> Second. >> Okay. On a motion to approve. Commissioner Barbie. >> I. >> Council person Little. >> I.
>> Commissioner Conway. >> I. >> Commissioner Patel. >> I. >> Commissioner Capers. I >> acting vice chair stamato >> I >> and madame chair Gangaden >> I
>> motion carries all in favor to approve the minor subdivision >> okay I'd like to entertain a motion for case B2025-000017 >> I move to approve case P2025-000017 115 Neptune Avenue with the planning staff conditions.
>> Second. >> Okay. On a motion to approve. Commissioner Barnaby. >> I. >> Council person Little. >> I. >> Commissioner Conway. >> I. >> Commissioner Patel.
>> I. >> Commissioner Capers. >> I. >> Acting Vice Chair Stamato. I >> and Madame Chair Gangadin. >> I >> motion carries. All in favor with conditions. >> I'd like to entertain a motion to for a
motion on case P2025-000018. I move to approve case P20 I'm sorry P2025-000018 117 uh Neptune Avenue with planning board conditions. >> Can I get a second? >> Second.
>> Second. >> On a motion to approve. Commissioner Barby >> I. >> Commissioner uh Commissioner Council person Little >> I. Commissioner Conaway. >> Hi. >> Commissioner Patel. >> Hi.
>> Commissioner Capers. >> Hi. >> Acting Vice Chair Stamato. >> I. >> And Madam Chair Gangaden. >> I. >> Motion carries. All in favor with conditions. >> Madam Chair, I want to say thank you. But while I have the floor, I am an
optimist, but I don't think we're going to get to agenda number 28. Cam, is there a way you can carry that to a future meeting with preservation of notice? >> Yes, council. The next available date we are carrying to is the August 25th
meeting. So, we can uh carry 35 Wegman Parkway. Item 28, case P2025-0270. It's preliminary final major site plan again at 35 Wegman Parkway uh with preservation of notice to the August 25th meeting.
>> All right. Thank you. And thank you commissioners for your time. Appreciate it. >> No problem. Thank you. >> Okay. >> Okay. Would like to move on to case 2025-0127 minor site plan. We see variances.
Address is 30-32 Wly Street. Mr. Joseph >> promoted Steven Joseph. >> Uh good evening everyone. I had spoken with uh Mr. Black earlier about potentially um moving uh 822 Pavonia in
place of of Waverly this this evening. Um and I would like to see if the board's amenable to that. It's the same project team, both applications. >> Mr. Joseph, if we're going to do that, we're going to let Mr. Wine go on his two first.
>> That I'm I'm okay with that. >> Okay, Madame Chair, I'm okay with that. >> Okay. >> Thank you, Mr. Joseph. >> Thank you. >> So, Mr. The wine is on case P20 025-0241
>> as well as P2025-0242. >> Correct. >> Okay. I'm promoting Mr. Wine. >> You're welcome, Mr. Wine. >> Good evening, Madame Chair and commissioners and uh Mr. Alampy. I uh I appreciate that. Thank you. or is it Mr.
Joseph? I appreciate that. >> I think it's the board. >> It's the board. Of course. Of course. Thank you everyone. Um so, uh for the record, Benjamin Wine of Prime Val and Misselli on behalf of the applicant,
Sanichar LLC. I would just ask and uh I'm not sure if the board did this while I got pro in the middle of me being promoted to panelist, but I would just ask that case 19 and 20 be called together if that's all right. We did, Mr. Wine. And Mr. Wine, I'm in receipt of an affidavit of service proof
of mailing with respect to the minor subdivision application. Uh, I've had the opportunity to review it. It does appear to be in order. So, we can go ahead and mark that as A1 for
purpose of the record. >> Thank you, council. Uh, so the application before you this evening is fairly straightforward. We're here seeking minor subdivision and minor site plan approval in order to subdivide the property located at 676 Summit Avenue.
That's block 6601, lot 36 into two conforming lots. And then to construct a new three family single family uh I'm sorry, three family residential building on each of the lots as well as an ADU or accessory dwelling
units in the rear of each of those lots. So it would be a total of two new lots each consisting of a three family principal building plus an accessory dwelling unit in the rear. I do want to indicate for the record that uh we have worked very closely with Mr. Dilva on
this application. Uh there are no variances associated with this application. These are somewhat oversized lots which is what uh permits us to perform the subdivision and construct conforming buildings on each. So with me this evening, I only intend to call a single witness. Again, there
is no relief being sought. So my witness is Avar Patel, who's going to briefly walk through how the subdivision is proposed and then the proposed developments on each of the conforming lots. So unless you have any questions of me, I'm happy to proceed with Mr. Patel.
>> Sure, you may proceed with Mr. Patel. >> Thank you. I do see a vart and aart Mr. Wine of Art was sworn previously and remains under >> and ofart your license remains in good
standing here this evening. >> Uh yes it does. Thank you. >> Okay. >> You may proceed though. >> Thank you. >> Thank you madam chair. So, if you can please go ahead and bring up the uh the plans um both showing the subdivision as well as what we're proposing to
construct on each each of the lots. That would be greatly appreciated. >> Yep. Just a second. >> As you do so, council indicate we don't have any additional exhibits being proposed. Everything you'll see here this evening was submitted to the board in compliance with the 10-day
requirement. >> Thank you. Uh can everyone see my screen? >> Yes. >> All right. Um so the uh the current lot is located on along Summit Avenue between uh Hopkins and uh St. Paul's. Um
the lot is 50 ft in the rear uh about 55 uh ft 9 55.19 ft along Summit Avenue. And uh uh because Summit Avenue is at an angle um the sides are um 106 ft. Um on
the right 106.5 and on the left side it's uh um7.89 and then there's a little um jog in the property line towards the front which is about 15 ft uh long.
Um we are subdividing um the lots in the middle and uh the um they uh the lot line in the middle where the
subdivided it's uh 121 ft uh 96 ft uh 121.96 ft. Um overall this lot is being used as a parking lot for adjacent property. uh there was a there was an existing
structure uh till I believe 2018 or 2019 which was uh uh demolished because uh structurally it was deemed uh um unstable and not safe. So uh it was demolished and then the lot was paved over uh and it's been used for uh uh
extension of parking for for the adjacent commercial building which is a lot. Um Ben should I move on to >> you can go ahead to the uh >> architectural plans. Okay. All right. So um based on the uh the sub
subdivision the each lot comes out to be um about you know the larger lot on the left uh it's about 3189 ft and the one on the right is about 2856. Um let me quickly move to the
site plan. We are proposing two structures uh uh attached at the uh the middle um where the subdivision will will occur uh with the two detach ADUs with uh all buildings will be uh conforming bulk
requirement uh meeting in in the lot and the building coverage. Um we are proposing two uh new street trees. There is one existing tree uh but the pit and and that area around the tree is not um conforming. So we are
upgrading to uh to the current standards um and there would be a new tree proposed in front of uh the smaller lot. Um, of course, uh, both the lots would would have, uh, new water sewer
connections and, uh, um, there are conforming setbacks on both side. Uh, or 3T2 is required. We are providing 36 uh, um, uh, providing a little eased up access to the ADUs.
Um, going to quickly move to the floor plans. We do have the floor plans side by side. So, I'm just going to uh walk, you know, walk through the smaller building first and then move to the the larger building on the left. Um given that the Lord line is an angle, uh
we are aligning the the facade of the building. Um you know, the the the corner point would be on the property line and and uh that will align with the adjacent structure. uh given that the front proper is at an angle. Um
the building on the on the right side is a is a three-bedroom I mean the the ground floor unit is is a three-bedroom um two and a half bath. Um staircase would lead to the upper units. A it's a uh the opportun units are are
uh duplexes and then similar layout but given that the length of the building we are able to accommodate uh uh four bedrooms and uh three bathroom for the for the longer building with the living and kitchen uh placed towards the front.
Um this is the second floor layout. Um this level we have two units. Uh unit number two will have a a kitchen and living area towards the front. And then
uh for uh unit number three the bedrooms would be placed at this level um which is a three-bedroom u two bath at this uh level and then the staircase would lead to the upper level where the uh the living and kitchen would be placed towards the front of the building. So
it's a crisscross. It's a duplex and it's a crisscross. And then for unit number two, uh the stair people will enter the unit, you know, come around and then go up uh to the third level where the the bedrooms for this unit would be placed towards the back of the
building. Um similar layout here as well just that they we have three three bedrooms uh u three bath I mean fourbedroom three bath uh for the longer structure but a similar setup where it's a crisscross uh
um living and dining for unit number two is towards the front and then uh bedroom for unit number three towards the back. Going to the third level. Um similar layout but just a crisscross
uh unit three living areas front bedrooms in the back for unit two and then the staircase will lead to um to uh the roof deck. So both units gets the uh access to the roof. Um similar setup for the longer building
as well. Going to go to the roof plan. As you can see we have two bulkheads. uh uh and and both unit will have access to the roof deck. Uh we are proposing green roof towards the the back and the front of
the the building which is uh uh again conforming with the uh setback for the occupied roof from uh the front facade. Um going to quickly walk through the front of the building. Uh overall we are
proposing a a brick facade uh uh reddish brown brick with the um the hexagonal base uh with a hardy uh siding. Uh side of the building would be vinyl siding. Um
again this is the front facade of the ADU. Similar treatment uh uh red brown brick. Um and then the other sides would be uh vinyl siding for the main building as well as the ADU as you can see. Um
pretty similar uh treatment. Uh again the windows would be fully egress compliant. Um this is that elevation looking at where the two building comes together. quickly uh and I'm going to go back to the first
floor plan uh where we have the layouts for the ADU. Uh given that the these are deeper lot, we are able to provide a little larger uh ADUs. Um again on the first level we'll have living, kitchen, uh a powder room, uh and then utilities.
Uh level two would would consist uh uh two bedrooms uh two bath um and overall unit breakdown is uh um you know the ADUs are are about um on the
smaller side it's about uh actually they're equal for both it's about 375 I mean 735 ft and then uh the units uh uh ranges from uh uh about you know 1,200 to um 1,600
uh square ft. >> Thank you. And Avar, I just have a couple of follow-up questions. Uh in Mr. D Silva's planning report, he correctly notes that the division of forestry had made a request that we change out the street trees we're proposing from, and
I'm not even going to attempt to to sound out the technical names, but would you agree to comply and work with the division of forestry to come up with a species for the street tree that uh that is something that they can back? >> Absolutely. >> Okay. And then um I also want to ask
just in terms of overall improvements and this is my last question to you uh just to confirm for the record that we are eliminating a non-conforming parking lot standalone parking lot use. We are closing up a curb cut and we are reducing lot coverage into conformity um
from what is approximately 100% today uh as part of our application. Is that correct? >> Uh yes it is correct. >> Okay. Thank you madam chair. I have nothing else for Mr. Patel at this point. >> Yes. So that was one that was going to be one of my question regarding the curve cut. So you're closing out the
curve cut here. >> Yes, that is correct, Madam Chair. >> Okay. Um on any of the units, are there any balconies? >> Uh yes, there are balconies uh for the upper units uh towards the back. Um let
me see. as you can see. Um and uh the distance between two uh structures is uh um it's about uh uh 17 ft or so uh which is
nor I mean which is more than uh you normally see for for 100T um deep lot. >> Okay. So for the balconies just um we wanted to make sure as a a rule of thumb for the board that the railing the
bottom railing does next did 2 in. >> Yes, absolutely. We'll we'll comply with that uh requirement. >> Okay. >> Um I don't have any other questions. Any other questions from the board? Oh,
>> garbage and recycling, city pickup. >> Um, again the these are, you know, just a three family uh structures. So, uh each uh unit will have their own um garbage areas which we are placing
towards the back of the building. Um >> so it will be city pickup. >> Yes, it will be. Yes. Okay. Thank you. Any other questions from the board? >> No. >> No. >> Okay.
>> That's your testimony. >> That would be that would be it. >> Thank you. >> Thank you very much. >> Can you stop sharing now, please? >> Sure. >> Mr. W, that concludes your presentation. >> It does. If the board has any questions, we're certainly available to answer
them. >> Okay. >> All right. I think the board is satisfied with the testimony. I'll like to open for public. Is there anyone from the public? >> Okay. We go ahead. >> Um Oh. Oh. Commissioner, you raised your
hand. >> I did accidentally. I'm sorry. Okay. >> All right. Never mind. >> It's getting late. Just seeing if you're paying attention, Cam. >> Very good. Very good.
>> Is there anyone from public? >> I don't see anyone from public. >> So, are you closing the public portion? >> Yes, he is. >> Yes. >> Can we get a second? >> Second. >> Okay. Public is closed.
Uh, this is Matt. Matt, would you like to wrap this up? >> Uh, certainly, Madam Chair. Um so planning staff did um publish a staff report and contain with that report within that report are um five
conditions. They're all fairly standard conditions. The applicant agree to those conditions. >> Yes, we do. >> Um yeah, with that being said, um this is an as of right application there. Um it's conforming subdivision and a conforming site plan. There are no variances. Um, I do want to especially
commend the applicant for um really um doing a great job of complying with some of those new contextual design standards in the R1 zone um that were um added to our land development
ordinance a few years back. Um the initial application that came in was a bit lacking on that front and I uh staff challenged the applicant's architect to really take in contextual vernacular features from um adjacent developments in the block
and I think they did a very good job of it. Um staff recommends approval of conditions. >> Thank you. I'd like to entertain a motion for case P205-0241. I move to approve cases P2 025, 0241, and 0242.
>> And we're going to take separate votes. >> Okay. Sorry. Uh let's deal with case P2025-0241 and that is a minor subdivision at 676 Summit Avenue. >> Okay. So this is specifically for the subdivision. Uh, acting vice chair.
>> You need a second. >> We need a second. >> We didn't get a second. Okay. >> Second. >> Second. >> Acting vice chair. >> Yes. >> Commissioner Capers. >> I. >> Commissioner Conway.
>> I. >> Commissioner Barnaby. >> I. >> Commissioner Patel. >> Hi. >> Commissioner Councilwoman Little. >> Hi. and Sher Gangaden. >> I >> motion for the subdivision carries. All in favor?
>> I'd like to entertain a motion for case P205-0242. >> I move to approve case PP2025-242 and that's for a miter site plan at 676 Summit Avenue with planning board staff conditions. Second.
>> Acting vice chair stamata. >> I. >> Commissioner Conaway. >> I. >> Commissioner Capers. >> I. >> Commissioner Barnaby. >> I. >> Commissioner Patel. >> I. >> Commissioner Councilwoman Little.
>> Hi. >> And Madam Chair Gangden. >> I. >> Motion carries. All in favor on the site plan. >> Thank you everybody. See you in a little bit. Thank you. Um Mike, do you need a break? >> Yes, now is a great time. Thank you.
>> Okay, we'll do 10 minutes. So, we'll be back at um 9:15. All right. Now, I'm done. Follow me. Oh gosh. I would like to call the meeting back to
order. >> Mr. Joseph, >> do you would like to call case 0250137 first? >> Yes, please. >> Okay. Okay. And then thereafter we will be calling KP2025-0127.
>> Yes. >> Okay. Um is Cam Kim is back. >> Hello >> Cam. So if we're going to be hearing
these two cases, I'm not sure that we can get through to the other two. >> Okay. Um, we can bring Mr. Wine up. >> Mr. Wine.
>> Um, I believe Mr. Wine's uh handling Holland Gardens as well. >> Oh, okay. >> Let me promote Good evening everybody. >> Good evening Mr. L. >> Good evening Gardens. >> I Yes, I am.
>> Okay. I am not quite certain that we will get to this this evening. >> I would probably agree with you. What I'm going to do, if it's okay, number 27 on the agenda, I know we're definitely not going to get to. Um, so if we could adjourn that with preservation of notice
right now, that would be great. And then I I honestly admittedly don't know how long Mr. Joseph's applications are. So if I It's already 9:20. I might as well stick around for a few more minutes on all gardens. So we can carry item 27, address 206 OEN
Avenue, minor site plan with C variances, case number P2026-000049 to August 25th with preservation of notice. >> That works for me. Thank you, Cam. And I'll stick around then, uh, Madam Chair, if that's okay, just to see what happens
with Mr. Joseph's applications. >> Okay, that's okay if you would like to. >> Perfect. Thank you so much. Sure, no problem. Okay, Mr. Joseph. So, we will call on All right. At this time, I like to call
in case P205-0137 preliminary and final major site plan with C variances. Address is 822-826 Pavonia Avenue. Mr. Joseph, >> great. Good evening. Um, we already have Ahmed promoted. I believe Adam is our
engineer this evening and Mr. Bellamy is our um is our planner. So while we're getting them promoted, this is a a notice case um like to confirm we have notices and enter those as A1 please. >> Thank you council. Madam chairman
received the affidavit of publication proof of mailing with respect to the application at 822 to 826 Pavona Avenue here in the city. Had the opportunity to review it. It is a preliminary and final major site plan with C variances as noted in the notice. It does appear to
be in order. We're going to mark it as A1 for purposes of the record. >> Thank you. >> Thank you. All right. Um 822 through 826 Pavonia Avenue. So this is located in zone 4 of the Journal Square
redevelopment plan. It's midblock on Pavonia Avenue. Um it may look familiar to some of the board members. This has actually been in front of this board in some version three times now. Um 824 826 Pavonia was was a project presented to
this board. There was then a then a major redesign of the project but came back before this board and now the applicant has acquired an additional lot 822 Pavonia and it it's a new application. Now, um what we're proposing is a six-story building with
35 dwelling units. And in order to accomplish this, the applicant is requesting preliminary and final major site plan approval along with C variances for height and feet and uh rear yard setback. Um we have three
experts for you um this evening. Uh we'll start with Ahmed. He'll walk you through the plans. >> And Mr. Mar, you would just confirm that you remain under oath from earlier tonight? >> I do. >> Thank you very much. >> Your license still current? >> Yes. Thank you.
>> Thank you. You may proceed. >> Thank you. Um, as uh Steven said, this is 822-826 Pavonia. I'll be sharing my screen. Um, and um this is A2.
This is 19 slides which is u all information from the project from the project that's been submitted again with a couple of diagrams that explain the uh project itself. Um >> A2 and the date sir
>> A2 and it is dated July 2026 >> and we will of course uh upload this to the the portal. >> Thank you. As as Steven has mentioned, this project uh was previously approved as 824 826 Pavonia. Um and uh then
during the um um investigation process of the soil, we did find some issues with the soil and the depth of the existing project of existing buildings that were being demolished. So, we went back to the board and updated the design
and in the process the uh owner also purchased the property next door and now it's 822 through 826 Pavonia. Um um take I'll take you through the project. Uh it is off of Tunnelly A. Uh Pavonia is right here between Van Ripen and
Magnolia. This is a uh this this these are the uh visual impact uh images. This is the project that's being proposed on Pavonia Avenue. Uh the six stories as Stephen has mentioned this six stories
35 units. Uh it is located in the zone 4 neighborhood mixed use of the drone square redevelopment plan, drone square60 redevelopment plan. Uh the two variances has been mentioned already is a height variance and a rear yard setback. Uh the height variance to be
clear it's 6tory 64 feet is permitted. We are proposing six story 65 ft. Um there's some slope on site which I'll explain in a few u this is the site plan of the project. Uh before getting into this just to give
an idea we have uh 16 onebedrooms I'm sorry uh 19 onebedrooms and 10 onebedrooms plus den and then we have six twobedrooms in the building. Uh we do have amenity amenity space within the building which I'll show you in a few
minutes and we also have a roof deck being proposed. Um uh as a um matter of site plan. >> Can you zoom in please? >> Yes I can. Um as a matter of site plan we have uh a 10 foot6 setback in the
front to match the adjacent properties per the redevelopment uh plan. The front back shall set match the setback for the primary building facade uh on either side and the primary building facade on either side when measured is the 10 six along the right side here. So we do
match u this here. I'll go back slowly to the side plan. just move out slightly so you can see it. Please let me know if I'm not too close or too far. Um the while permitted to cover 100% of the ground floor, we do have an 8ft set six
setback on the ground floor here allowing for some green area and simple patios in the back for the units. These are walk out patios uh through stairs and then some seating areas. Uh I do as as a theme that you'll see through this
project that we were keen on providing outdoor space for every single unit in the project and you'll see that whether it's a Juliet balcony or a nice large balconies in the back and also the outdoor space u um on the for the roof deck.
Um the massing of the building is very straightforward. We have the 10 foot 66 setback in the front. Above that we this is the same plane as the six 10'6 setback on the sixth floor. We set back another uh 1T6 to create a deeper
balcony here um for the sixth floor units. The rear of the building and I'll zoom in. Uh as I said it's 10 it's 8'6 in the first floor and starting on the second floor we set back to 196 with these larger nice balconies for the
units. Um, as I mentioned just looking at the massing of the project, every single unit in the front has a balcony. Also, the units in the back have a balcony. Um, taking you through the plans.
Uh, I'll zoom in on the front side first and then I'll go to the back just so everybody sees it. We have a vestibule in the front with a nice lobby, a package room, and then you walk in there. This is the more private area where the stairs are and the elevator of
the building. Uh the elevator of the building and you'll notice here some stairs uh because of the slope on site that we have which is the also uh the reason for the height set height uh uh deviation that we're requesting. Um you
go up a few steps to access the units that are situated in the back here. In the front we have a two-bedroom and a onebedroom. Uh these units remain adaptable uh for um accessibility purposes. We get there through the elevator. So the elevator has a stop on
this end and you'll notice the doors for the elevator also in the back and there is a stop another 3 ft above. So this is zero zero project 00 and this is uh 3 ft higher. So again, just to clarify, if you come in from the street uh level,
take this elevator three feet higher, there's another stop that takes you on this side to get to these units. Uh these units are all onebedroom with access to the rear and storage in the cellar. Uh the ground floor has a uh the
trash room here with easy simple access to the sidewalk through this set back on the side of the building on this side here. The seller of the building has the electric room, sprinkler and gas uh
rooms. There is also uh storage for the building along with a gener closet, bike storage right here. for 18 bikes, tenant storage, and a gym uh for an amenity space in the
in the cellar of the building. The units above as you go upstairs, and I'll explain the trash uh component of that as well. As you go up, u by the way, the units generally stack. The reason why we have a second and then third to fifth is because the balcony
sizes are different. Um, and then technically speaking, the second floor is a non-combustible structure while above it's wood. Um, so if I zoom in on this, we have a onebedroom, one bedroom plus den, a twobedroom here. In the
back, we have another onebedroom plus then a onebedroom and a onebedroom. There's a trash room on every floor with a trash shoot. And I'm going to go back to the which is right here. Going to go back one time just to the first floor. The chute falls right into here or a
compactor room. And this has a double door again for the bins to be rolled out directly to the sidewalk. So the trash room is not in the cellar. It's actually on the ground floor of the building. If I go up one more time, again, the
typical floors go all the way up. And we have a recreational roof deck here with planters wrapping on here. And also setting back the roof, the recreational roof deck from the per from the perimeter of the building. We
do have mechanical spaces um uh which are screened on the roof of the building for to serve as the units in the building. This is not a PTAC building as you'll see in the uh facade design. Um I will go one more
time to the uh elevations. You'll see them in the renderings. I do want to mention that we have windows on the sides and the windows on the sides of the building are permitted because we have over a three-foot setback from the sides. We have a 3-ft on one side and 3
foot8 on the other side and per the building code from 3 to 5t you get 15% penistration which we meet uh in our design here. The front of the building as designed is
using uses three materials. Uh we have a black metal panel. We have a the Norman brown brick here and we have the black stone along the frontage of the building at the bottom
here meeting the the ground. This does does set back as it meets the sky with the glass railing here. And then each unit as I mentioned has a simple uh balcony here in the back. Once again, we
have balcony for every unit. >> By the by the way, the trees were are existing. Uh we're not making that up. And so there in the back there is uh stucco uh brown stucco to mimic the brown brick
and the black stucco uh mimicking the metal panel and the stone. Um, we do have dividers on the balconies between all the units which are also shown in the um, I can show it one more time in
the 3D view here. So that each unit has its private space uh, on the in the rear of the building for the balconies. Um, this is the entrance of the building with the name
of the building being CASA 824. Uh, this does conclude my testimony and I'm happy to take any questions. >> Can we go back to the balconies? Um, what is the spacing on in regards to the
rail, the bottom rail and the spacing? >> So, um, you want me to go back to the rendering or there's just like an elevation? Whatever you want >> the rendering. >> Sure. So, >> the question says spacing between the the floor, the balcony and the bottom rail.
>> Yeah. No, I I learned my lesson about like you know couple years ago. So this is this is less than two inches. The spindles are meet the code with less than three and a half inches from each other and it's 42 in high. >> Okay. Um
the bike rack. >> Yes, >> you guys you the allocation is what? 18. >> It's 18. Yes. With two bike racks. Uh zero bike racks. Um, I believe if I go here,
uh, we may, yes, we have the actual spec for the bike racks and it's nine bikes each and we have two of them. >> And there's no parking. >> There's no parking. Correct.
>> You have room to expand the bike racks. >> Do I have room to expand the bike racks? I >> looks like I do. >> Can we do that? >> Of course I can. >> Yeah, we would want that. >> 18 is not enough.
>> I can do that. >> Okay. Cuz I don't think 18 is sufficient. >> Yeah. >> What's What's 9 * 3? 27. >> Is that Would that be sufficient? >> Madam Chair? >> Yes.
>> Would that be sufficient? The more the more you can, the marrier would be totally 35 units. >> 35. >> Okay. I I uh I'll I'll do my best. Yes. >> So, we'll we'll Can we agree to
minimum? >> I can agree to 27 if 35. I'll do it. But >> get more in there. >> Okay. I'll do what I can. Yes. and question about the is there any restriction on what can be stored on the balconies because they look beautiful
but if people fill it up with bikes and all different kind of junk >> um so I I we totally agree and and that's actually why we have um we've allocated tenant storage in the building and we've also I believe uh may not be here but we spec
also the tenant storage cages so we have a cage for every unit that's uh wrapping around here. Uh we have also extra storage for the building. We're trying to avoid that, but I'm happy to agree to a stipulation and I know the ownership and management of the building would
would prefer exactly what you're saying, Commissioner. >> Council, it is beyond our jurisdiction, but I think uh it would be very much appreciated if in the leasing process >> Yeah. the, you know, owner made sure to enforce
that we don't turn it into tenant. >> No one wants to see these balconies as much. >> That's uh I know we've done that on some other applications in the past. That's that's what the that's what ownership wants here. You know, I hope the board can appreciate the some of the thought
that was put into this design and it's intended to be a you know, a nice building. >> Great. It's a beautiful building. >> Absolutely beautiful building. We just don't want to see what we talked about and also towels hanging on the railings and all that stuff. >> Yeah. No, absolutely. >> Yeah. Ownership agrees.
>> Agreed. Yes. >> All right. Question I have is on this you have this being your compactor is it being fed by shoots. So each floor has a chute for both garbage and recycling. >> Each chute has a chute for for both. And
the the the the uh sorting happens in the trash room with the compactor. >> Okay. >> Yeah. >> And that's for both garbage and recycle. >> Correct. Yes. >> All right. >> And it's and again again there's no bringing up elevator, >> right?
>> Like that. It's on the same floor to be rolled out, which I personally prefer prefer. And >> we barely rarely ever put it in a basement unless we absolutely have to like on the previous application. But yeah. >> Right. We keep hearing about these combined shoots, Commissioner Stamato,
and I just want to be clear that is what happens that there's no sorting by the individual tenant in their apartment. You just mix everything together in your Glad bag and you put it in the chute and somehow the compactor
then rips open the bag and separates trash from recyclables. >> I hope not. You're not talking about that are you? >> No, no, no, no. So, so what happens is there is a bin on every floor in the trash room for the recyclables. for the recyclables
>> for recyclables which are connect >> right which are collected by by management and taken down to the trash room >> and then separately there's a shoe for the trash but in the case that it does happen because I'm just being realistic it does happen and people do throw um um
uh recyclables down the shoot some sorting will have to happen in the trash room as well yes that's that's why actually why I always talk about the trash room being bigger than just a space for the compactor because there needs to be space to fold uh uh cardboard, get it ready, store it for
the next pickup uh day. >> So, basically, your compactor, which you're referring to as a compactor, pushes into a bag, a plastic bag, and you tie it off. Correct. >> There's there's two types. Uh one that goes into like a sausage. Yes. The
sausage system, like the bags, and the other type pushes into a a two-yard container. two yard container where you get material. >> Absolutely. Yes. Which type is are they going to ultimately purchase? I can't, you know, testify to that, but I can
tell you that there will be a compactor in there. >> All right. I mean, we could I guess we can make a suggestion. I would want the one that compacts. >> Oh, no. the motto. I guess my question, what I want to be clear on and I want to be able to
>> uh explain to everybody else as they come up in this scenario >> is what it is that our preference is and what we want to make a condition. So, >> me, if I live in an apartment, I put my
garbage and my recycling into a two separate bags. I walk down the hall to the trash room. I take my garbage, I put it in the chute. I take my recyclables,
the glass and plastic, and I leave that >> on the floor in the trash room or in some kind of bin in the trash room. >> Correct. >> Correct. My boxes I'm supposed to also throw in that room in another pile like
what my house in my garage where there's just Amazon boxes thrown into the garage. >> The boxes are supposed to be folded and put in that room as well and there are just like they're recyclable. They're picked up by the management company and taken down to the trash room. Correct.
>> Okay. So, in the event, as you had stated, that inevitably there's some cans or bottles or what have you mixed in with the trash, when it hits the compactor, there's some kind of mechanism that
recognizes there's recyclables in that bag. >> There there are compactors that are >> sorters. Exactly. If the if some if if a metal comes down it recognize that it'll stop compacting and it inform basically basically it stop compacting then the
management team will know that it didn't compact for a reason. Now, if it did compacted part of the trash, I'm sorry, if it's just trash, it compacts it and it goes into uh the either the bag or a bin, >> right? So, it's okay.
>> As opposed to two separate shoots where I put my glass and plastic in the second shoot and it goes into a separate compactor for recyclables. >> Correct. which which is which is a
system uh um uh council that we've you've used and we continue to use on larger buildings where you have more space and I'm able to put a tricerord or two compactors and two shoots in a bigger room. We'll certainly do that.
>> In this building you don't have the space to do that. >> In this building I do not have the space to do that. No. Is this city collection or is this going to be private collection? >> It'll be I mean go ahead. >> Yeah, it'll it'll be private. Um I
believe this the volume of the trash in in this building rises to the level of requiring private. >> I totally agree with you. That's the most important thing. Good. Yeah. Okay. Because you can mix your cardboard and your bottles and cans all in one thing and the private contractor will take that.
>> Correct. >> Good. >> So, Commissioner motto and board. I just want, you know, all of us to be clear. I don't see an issue with the refuge, right? The the garbage going through the
shootute into the compactor. >> Correct. >> The recyclables staying in the perf floor shoot rooms and being collected by management. It should be clean and
uh you know, it's not wet. Correct. The little tote um boxes that they put the recyclables in, >> right? Whereas your wet garbage will go down the shoot, which is perfect. >> And of course, you know, they should be
rinsing their their recyclables, but like city pickup, some people don't. Well, they'll have to enforce that and that's one of the things that they're going to have to I mean otherwise they're going to have a problem. >> Right. Right. That's a that's a
management problem >> that needs to be managed. >> Yep. >> Any other questions for Ahmed? >> Oh, >> okay. So, uh,
>> we do have a civil engineer here this evening. I'm not sure if the board would like to hear from him. I'm not sure his testimony is necessary. Um, and if not, we could we can move into the planning testimony on the variances. >> So, Mr. Joseph, did we actually see the
setback variance and the the height and feet that's going to form the basis of the planning testimony? >> Correct. Amen. If you want to go back to one of I think one of the first sheets of your presentation. >> Yes, I I can. And and Sam, you do you
want me to show any specific I think you wanted this uh sheet, right, Sam? >> Yep. >> Okay. >> Yeah. So, so with the with the variances, I believe Ahmed earlier described uh where the setbacks are supposed to be showed the requirements
and what we're doing in terms of um and in not having the full length of the building on the ground floor. Sam will talk a little bit about that. And he also talked about the one extra foot in height and some of the architectural reasoning behind that, which is the the
change in the in the grade. >> Yes. So, you're supposed to be 196, but you're 86 on the rear. >> Sam, do you want me to Are you going to just because How do I >> Yeah, I I could address it.
>> Okay. >> I guess before I get into my testimony, just confirming I'm still under oath and my license uh for the record is still >> before you before you go. Um Sam, so you have a civil engineer who can address
the um height issue, the variances requesting. >> So we have we have Adam here this this evening who could talk about some of the the civil um I believe Ahmed did speak about both of the both of the variances, but if we want to talk more about the
grade change, we we could certainly have >> Yeah, I think that's >> Sure. So, let's bring let's bring Adam up first uh before we we go to Sam's testimony. >> Correct. >> I'll spray in Adam. >> Good evening. >> Testimony you give tonight is going to be the truth, the whole truth, and
nothing but the truth. >> Yes, I do. >> And good evening. And for the record, if you could just spell your name, please. >> Yes. Uh Adam Kendall, last name spelled K A N D I L. >> Thank you. >> Uh >> Mr. Kendall, your license current and in
good standing. Uh yes it is. >> Okay, you may proceed. >> Thank you. So uh yeah, just jumping in. So um I guess the question is regarding >> Sorry, Adam. Do you want me to keep sharing or are you going to share your own? >> Either either way is fine. I have the
plans up and I can share. >> Are you able to see my screen? >> It's loading. There we go. Okay. And the the question was with regards to the grades or do you want me to go through a presentation or any questions specifically? >> So let's start with the the the grade of
the property. >> And if you can zoom in, please. >> Certainly. Yep. So um I can back up to the existing rate just to give you an idea. I know I backed out and backed in. >> Also, Adam, I didn't testify to the trees. uh the two trees if you want to
mention that too. >> Certainly we'll do. Um so just in general the gradient of the property um the it's at the the front which we'll call the uh southeastern most point of the site is at around elevation
uh let's say uh 96.5 and the rear of the site is at an elevation of about 92.3. So there's about a 4.2 2 foot drop across the site from the the southeastmost portion to the northwest
portion sloping down to the northwest. Uh that's under existing conditions under uh proposed conditions. Um we are maintaining we're maintaining um street elevation and curb elevation as we come into the door here mimicking
the elevation. So I said 96.5 it's more like 96.64. 64 at the front uh uh the souththeast corner and we're maintaining those grades as the grade uh slopes from east to west.
>> Adam, just try not to zoom uh just try not to zoom in and out so much. >> Got it. >> Everyone's getting a little dizzy, I think. >> Thank you. >> Sorry about that. So, yeah. So, uh sloping from uh east to west. Uh so, our elevation is 96 here as we push to the
back of the site. Um our elevation in this corner like I said was 90 uh 92.3 meeting existing. So the this these the wall over here I mean not the wall the the stairs over here are stepping. So
the platform at the back rear steps here is 95. The platform at the mid landing here is 94.17 and the platform of the step here is 93.59. That's grade changes uh um being made up
by the risers and the stairs that are coming out in the back. Uh now the elevation of when you go into the architectural plan, the elevation in this rear elevation is at elevation 99. So it's a step up and then we come to
the landing of the stairs and then we come back to the landing where we're meeting existing grade at the rear of the property. Um but that's that's where we are. We don't have any we don't have any uh walls per se. We do have a portion of the concrete that might be
exposed of about 6 in maybe a foot maximum um where the concrete in reference to the ground because we're maintaining the existing grade as we meet the neighbors and also um for the the vegetation or the or the um for the
shrubs in the rear of the site. and and Ahmed, I think maybe the the section might help demonstrate this as as well. >> Yes. >> Um, so Adam, if you want to stop sharing your screen, I think I might can show the the section which would
um >> do you want me to go over the street trees first or do you want to go right to the section? >> Sure. Quickly do the street trees. We got some comments from forestry. You've complied with their with their comments regarding that, but we can mention that briefly.
Certainly and not to zoom in and out but we we're uh perform we're providing two uh shade trees along the site uh European uh hornbeam uh shade trees. So we're complying so three are required and three are being proposed including
the one existing tree that is along our frontage that will be to remain. So one tree to remain and two more additional trees uh above and beyond. We're adding some shrubs along the front of the building and in the rear of the building. >> Great.
>> Yep. >> Thank you, Adam. >> Should I stop sharing? >> Unless there's questions for Adam. Uh, commissioner. Yes, >> I have a question. I don't know who who would before. With all these different grades, do we have to worry about either flooding other people or worrying about
water flooding us? >> Adam? >> Uh, no. No. Uh, so no no issues with regards to flooding. We're meeting existing grade and we're maintaining existing drainage patterns. >> Well done. >> So, Mr. Candle, can you testify as to
how height is measured and what the variance in feet calculates to? Uh certainly uh yes. So the uh the ground uh
elevation that we have so the the height is measured uh based off of the um let me just uh round that. So the ground floor elevation uh we are showing a maximum height of
65 ft and that is uh based off of the um based off the cur the uh the curb elevation that we have or the finished floor elevation of the of the first
floor at the front of the property >> of the front. Okay. And um yeah again I think Ahmed if you if you show the section I can uh >> Sure. >> So once you stop sharing your screen
Adam we can pull up the section. >> Certainly. >> Great. So this is the front. This is the back. And as you can see this it it drops it down here is the back and up here is the front. And when you measure from the
higher elevation you get the 65 ft. And to order to maintain the sidewalk the I'm sorry the the the natural drainage of the site and not alter the grade and keeping that straight line here. We end up with a higher elevation. If we bring
everything up then it's the same. But as we measure from the front it's 65 instead of 64. a foot difference. Correct. >> Correct. It's It's one foot difference. Correct. Yes. >> But it's measured from the front curb at its existing
>> elevation. >> Yes. >> I know Sam you had started. I'm sorry I interrupted. >> Okay. Thank you, Adam. >> No problem. Thank you. Mr. Bellamy.
>> All right. Good evening. Um, so I think Amed and Adam really covered um the deviation request. I'll I'll just kind of tie it together with the the planning rationale. Uh, this is zone 4. So again, it's the minimum rear yard setback. 19.5
ft on the upper floors, the second through sixth floors is proposed where a minimum setback of 30 feet is required for all floors above the ground floor. And then we have a maximum building height proposed of 65 ft where 64 ft is permitted and we are compliant with the
number of stories. So as a walked through we are proposing a 10 and 1/2 ft front yard setback here that's required to meet the predominant front yard setback of the block. Um as you go down Pavonia uh the character of the block is really all front yard parking and
driveways including some of the existing properties. Um, so that's where you get these larger front yard setbacks here. Um, generally isn't consistent with current and and envisioned um, front yard setbacks in this redevelopment plan area, but we're really trying to m uh,
ma match that contextual um, front yard setback in the block. So that's that's where we are proposing the deeper front yard setback than than intended. Um and we are proposing also a rear yard setback on the ground floor of eight and a half feet that provides for more
separation uh between the adjacent properties where 100% lock coverage on the ground floors uh permitted. Um so in total we do have uh 30 ft of setback when you combine both the front and the rear yard setback. So that was intentional with the 19 1/2 ft proposed
on the upper floors and I think that the design approach of providing those additional setback areas in the front and the rear uh outweigh any detriments from the uh 10 and 1/2 ft deviation request. Uh as far as the height, so you
heard really the the rationale behind the greater ground floor height. Um I would also add in that from an urban design perspective having a greater ground floor heights uh generally is consistent with urban design principles. Uh we do have some contextual elements
here uh including a differential of materials on the ground floor and upper floor. And there also is a a step back on the sixth floor where no stepbacks required. So I think that provides a little bit further of a contextual element here. Um the floor heights
themselves do comply with the both the minimums and maximum. So we aren't requesting any deviation there. It's just for the additional one foot due to the grade changes. Uh so I think overall the benefits do outweigh the detriments. Uh I'll also add that we are removing um
current non-conforming front yard parking and curb cuts. Um and I and we are adding some street trees here. So, I think there's um some definite benefits uh from removing those elements and then replacing the concrete with front yard landscaping here to kind of soften the
streetscape. Um so, I think I think the benefits do outweigh the detriments. We are advancing the purposes of municipal land use law. Again, this is an appropriate use and development of the property consistent with purpose A. And then we are proposing an appropriate population density in line with what the
zoning calls for consistent with purpose E. I do not see a substantial detriment to the general welfare. Um again, I think the setbacks being proposed uh do allow for adequate light air and open space and are consistent with the overall development pattern on this block along Pabonia Avenue. Um which
really adds a new a newer building on the streetscape that's still in line with some of the uh the historic development pattern on the block. I likewise don't see a substantial impairment to the zone planner zoning ordinance. Again, I think this is in line with what the zone 4 uh zoning
calls for and is consistent with the objectives of both the redevelopment plan and and master plan. Um so with that, I think this project meets both the positive and negative criteria and I would be happy to answer any questions the board has. >> One question I have would be um as far
as runoff, we don't have to be concerned about any water runoff from this property over to anybody else's property. Correct. >> I think uh public's testimony and and we also are proposing green roofing which I think will help minimize storm water runoff on
the site and and be an improvement here. >> Um I had a question if I may madam chair. >> Sure. >> Where's the um my question is for the garbage. Where's the pickup? Is it going to be in the front of the building? Because I know if I'm correct me if I'm
wrong that that street is a dead end street. Correct. >> Correct. Yeah. So, the pickup will be in front of the in front of the building. It'll be a private hauler. >> So, it'll be on on some sort of schedule and management will know when the
truck's coming and they'll uh arrange either to back down or make a turn somehow. However, they figure out their route on the on the dead end block. >> I mean, that's just my only concern. if there's on street parking, how would the
truck maneuvering? And again, I mean, I I may sound like a broken record, but I'm just thinking about, you know, inclement weather and things of that nature. And I know everybody says to do the garbage, it takes 10 minutes, but I just I don't I don't really see that
with those amount of units, but Okay. Well, it's going to be containerized, right? So, you're wheeling it out. Truck. How far is it where the truck would have to back down? >> It's halfway through the block, a little
closer to the other side. Uh, but there's other homes, other homes and other structures also on the on the on the block, I might add. Uh, everybody's going to have trash pickup, but u also when picking up more frequent commissioner, it won't be as much trash.
Um, I never say that it's going to be a two minute thing. It takes 5 10 minutes to pick up trash on a street and that's fair, but that's what happens with people living. You know, trash is going to be produced and it's going to have to be picked up. >> What's across from this building? What
what type of >> as right now there is I believe a a three unit. You have just look at it, but I know there's an approval for also for a sixunit building across the street. I don't know when that will go uh construction, but um >> so right now there's a truck going
backing down that street to pick up those units that are across the street from this. >> Yes, right now. Right now, that's exactly what happens. Correct. >> Up a hill or down a hill or level? >> I'm looking at it right now.
>> This is It's downhill towards Tunny >> and >> downhill towards tunnel. Yeah. >> Yes. It's downhill to to also at the end of the block. It just it's important to mention this is where the large development is going to take place and it's going to be walkable to uh draw
square from there. >> Any other board comments? >> I don't I don't have any more comments, Madam Chair. >> Okay. If there's no more comments, I would like to open for the public. Is there anyone from the public?
>> Madam Chair, I don't see anyone from the public at this point. >> Are you closing the public comment? >> Closing the public comments. >> Do I get a second? >> Again.
Public is closed. Joseph, you want to wrap this up? >> Yes, madam chair. Um, so the staff agrees with Mr. developing in synopsis with regards to the requested variances for the minimum reard set bracket max
and the building pipe. Um the development master this building is slightly larger compared to what's around it that that is appropriate for the zone and it um it largely complies with all development standards involved
mastering design for the um neighborhood mix zone or zone 4 of the square60 redevelopment plan. uh we worked with the applicant um do multiple rounds of review to produce um design we have each day and um staff
agree that it's pretty beautiful looking building um and um so all doing all that um you want to confirm with uh the absence team that they agreed to the six conditions outlined in the staff memo
dated May 8th 2026 >> uh yes >> including together with the additional condition from the board with the additional bike rack. >> Yes, that's the bike rack expansion also. Thank you. >> Um so yes, uh the only comment I have on
that is uh number six um talks about the consolidation of of the lots. Um the consolidation deed is not typically something that the planning board would would sign prior to recording. It's usually something that we
um we have to get prior to filing for permits. Um and I believe it's it's one of the items exempt from the subdivision portion of the the statute from from being signed. >> Just wanted to clarify that. Uh so um to
clarify mine, I the the um the condition states that it's like it looks for the approval of the subdivision before staff can stamp the uh or issue the signature plans before
uh it could be u before uh the applic >> um yeah I think what I'm saying is there's no I don't think there's any further approval of the consolidation. It's just a consolidation deed. Uh we're happy to provide a copy of the proposed consolidation deed to you. I think with the signature set, but yeah.
>> Yeah, that would be perfect. >> Okay, wonderful. Um so those seven conditions are uh are acceptable to the applicant. >> Okay. Uh given that staff recommends approval. >> Okay. Thank you. I'd like to entertain a motion for case B 2025-0137.
I move to approve this case mentioned uh P2025-0137 address is 822 826 Pavonia Avenue that would be for a preliminary final major site plan with v with C variances. >> Second.
>> Okay. Um thank you. >> Acting Vice Chair Stamado. >> Yes. >> Commissioner Conway. Conway. >> Hi, >> Commissioner Capers. >> Hi, >> Council Person Little.
>> Hi, >> Commissioner Patel. >> Hi, >> Commissioner Barnaby. >> I >> and Madame Chair Gan >> I. >> Motion carries 70 with conditions. >> Thank you. Thank you.
>> It is 10:06, Mr. Joseph. >> Yeah. Uh happy to uh defer to the board here. Whatever the board would like to do about the the next application. Not sure when you're cut off time is uh on
Zoom. >> So, I'm going to make an exception and go on this one so that we can move this one out. U Mr. W will be able to get to yours. >> That is uh my assumption as well. Um so Madam Chair, I guess with that in mind,
what would the next date be? And I would I would only ask because this is for the housing authority as well. Um I guess what is the earliest date that we could do? >> Pam, >> we're we're carrying to August 25th. Um,
July 28th is completely booked. Um, >> I mean, I don't want to speak for the the the board, but we could maybe maybe do a straw poll. Um, I know last meeting we went past 11. Would people entertain going a little bit later tonight? I
mean, I I also would like to go to bed, but if if it would really be delaying things by more than a month, >> we could go August 11th. Ben, >> there's no way we can fit this one in for July 28. 20 what?
>> It would have to go after some some older items on the agenda. Um, we we could do that if if that is the board's will. You you want to do July 28th?
>> Yeah, I would prefer having it July 28th. >> All right. It'll it'll have to go like fifth on that agenda because there's just some older business we have to get taken care of. Previous testimony on items. So, um, we'll carry items 22 and
23. Case P 2025-0184 and, um, uh, case P 2025-0185. Address 23516th Street, Holland Gardens Developer LLC. Um, a preliminary final major subdivision, a preliminary and final major site plan carried with
preservation of notice to July 28th. Yeah, because both applications have to go together. >> Yes. Thank you. I I I really appreciate the board's entertaining uh the earlier date. Thank you very much. >> You're welcome. Okay. So, we'll move on to case
2025-0127. Address, it's for minor site plan variances. Address is 30-32 Wly Street. >> Great. Stephen Joseph for the applicant. Thank you so much. Um, this was a notice application. Uh, so
I'd like to confirm receipt of the notices and enter those as A1, please. Thank you, council. Madam Chair, I am going to receive the affidavit of publication proof of mailing with respect to 30 Waverly Avenue here in the city. It is a minor site plan with C
variances. I've had the opportunity to review it. It does appear to be in order. We're going to mark it as A1 for the record. >> Thank you. >> Thank you. So, this one's strange. Um, it's not a
unusual type of building. The board's seen uh many like this. Perhaps the zoning board has seen seen many more of these two family houses. It's a it's a three-story two family house. What's strange about it is its location on
Waverly Street on uh a flag lot where there's a DOT easement next to a structure which I believe is a a vent or um for for the path. So we have a
handful of variances here in addition to the minor site plan. There's a front yard setback, a rear yard setback. Uh lot front yard lot coverage, front yard landscaping, design standards. If this building was not located uh on this lot, this would this would be a completely
conforming building, but it's it's set back so far from the street and the lot is such an odd shape, it creates all these all these variances. Um Ahmed's our architect on on this one as well. He's going to show you why this this
building is what it is and and walk you through uh the plans. >> Thanks for listening. >> Madam Chair, I have a question. This vent is this an exhaust vent from the >> from the trains? >> That's what we were able to I I'm sworn
in and uh my license is current and good standing right. So, yes, it's from the trains underneath. Um, we have been uh I believe Matt Ward was originally um working with us on this, Stephen. Correct. Uh and then
>> uh early on, but Sophia took it over. >> Sophia took over. Correct. Yes. And this is this was something um that we looked at for a long time. We reached out to them because there's also an easement as Stephen has mentioned and he made it
sound very easy. Thank you, Stephen. Uh I'll I'll go through this and I'll explain uh what's going on with the site. >> Your presentation set. Let's enter that in first. >> A2. It's 15 slides >> and the date is July 14th.
>> July 14th. >> Santa, do we have notices in in order? >> Yes, we marked a notice, Madam Chair. >> Okay. >> So, this is going to be A2. >> Yes. Did we identify the date? >> Yes.
>> July 14th, 2026. And it is 15 slides council >> A2. >> Yes. So um as mentioned this is block 5802 lot 41. I will zoom in here just to show
what this the makeup of the site is. Um so it is this Lshaped lot which is behind the NJ dot site lot 40 right here. I will also go to the next uh slide.
This is what is across the street and the this is again what's across what's over here and then the view down the street in the other direction. This is here the structure that we were talking about. It's a concrete basically
structure with no roof on it as a vent for the trains underneath. They also have access to the rest of the property around it. I will zoom in here to show what that means. Uh all of this is the DOT site. There is an existing access
ingress and eress agree uh act easement for this portion of the property. Um I will show it one more time on the tax slots. Right here we are in the R1 zone. And the R1 zone is everything here in the
gray, not this or this. And this is the property. One more time, we specifically highlighted this part of the property to explain that this is the um easement of uh area for the DOT property. So how do they use this? They uh come in here. Uh
they're able to use this to come in and leave their property. They're also currently parking uh cars uh on this portion of the property. I will go to the next slide. So, what are we doing? We are proposing
a uh threestory uh two family building on this portion of the lot. Hence why council was Joseph was speaking about the variances. Um, it's because when you look at the property and if you measure from the
front here to the back, you have 100 feet. So, if you're looking for a 25 foot setback from the back, we would have a 15 ft sliver in here to build. And this is where it becomes very complicated. The width of the property
also is here, but that's basically the entire property. So if you if you um uh if you looked if you look at this piece specifically this is where the variances would be explained. So what did we do? We we proposed >> Ahmed sorry just a just to correct it's
it's a percent it's a percentage of the lot 25% not 25 >> 25%. >> So Mr. Joseph >> from a legal standpoint it's a flag lot what you've identified on this drawing as the easement area. You're the servant
piece and PSEG is the dominant beneficiary of that easement area. NJ dot but yes NJ do >> but that's technically part of your property >> correct
>> correct >> then there's an easement >> there's there's an yes there's an easement which I'll show the exact text of it so >> okay >> what are we doing here we are proposing this two family in the back of property
>> um and uh and I'll show you exactly how this works There's a door here and a door here for the two different units. And let me take you through the site plan. So >> yeah, and ju just to I think I think I just to clarify, right? This is the
entirety of this is our property, right? Um, this is our property and the DOT has the right to use it for access and maintenance of their of their adjacent property, which my client tells me they they do actually occasionally come here
um to do whatever they do with with this structure. It's not it's not every day, it's not every week. Um, but every so often they do come, they'll have a truck, they'll gain access, and they'll do whatever they do with the structure. So I >> They don't need that access, Mr. Joseph.
>> They have it, but do they not have street access? >> They have street. They They do have street access. Um but I They also park equipment and trucks here. I I if I were to assume what they would eventually
need this for or want this for is probably to park some sort of crane or something to get up to the top of it. Um it it's it is a recorded easement. It's something we're bound by here and I'm I I wouldn't necessarily recommend my my client, you know, fight with the DOT
about um their access site. >> But my concern and question, and I'm sure the board is concerned about it, is how does that hinder your ability to access if they're parking all over that,
if they're putting a crane on it? So, I want to just mention that this is an ingress and egress easement. They're not supposed to be parking on it. Um, and um nothing supposed to be built can be built on this property on this section
of the property. Um, they're supposed to be using it to come to bring trucks in and out when they do service this vent or this uh structure. Um the the what I mentioned about cars because right now
the the whole area is vacant and they're not nothing is being used. They do have equipment um and sometimes things all over when they do visit because there's nothing happening. Part of what we're discussing with uh planning is that
there's two curb cuts or I should say I guess it's two curb cuts currently. One here and one here. And what planning has requested of us is to uh basically keep the one curb cut which is adjacent to the NG do property
and eliminate the other curb cut um and put a gate here which would be for ingress and egress here and then they can still bring their trucks or cars through here if they need to back up or this for turning radius or
anything like that. They can use that. Uh but uh planning recommendation was uh you know there's too many curb cuts. If there's already a curb cut here that allows a DOT to access their property, then we should eliminate the other curve cut and bring back parking on the street.
>> Would it be easier for the curb cut to be exactly where the ingress is there for the DOT? Would it be easier for So, so the way we're envisioning this to happen, Madam Chair.
>> So, so I also want to clarify, we we do not have parking. >> So, Mr. Joseph, that's what I want to be clear on. >> Yes. >> I want to be clear that one, parking is not required. >> Yes. >> And two, you're not proposing parking.
So, >> correct. NJ DO's use of the easement, how they're utilizing the easement should not interfere with the pedestrian access from Waverly to the structure.
>> Correct. >> Correct. Yes. And and we originally had the curb cut in a different location, but we we are not proposing parking here. Parking is not required here. Um, and in consultation with staff, we
agreed to reduce the curb cut from the entirety of the frontage of our property. We're obviously not touching the frontage on the adjacent property, but the the depression in the curb in front of our property is going away. We do not have
any vehicle access to our property. Um, and we were also asked to put a a a gate a fence access in front of the property as well uh from planning staff. >> But Well, Mr. Joseph, obviously I can
understand why planning would suggest such things, >> but I don't know what that easement says. But if NJ do DOT is allowed to put trucks over there and catapult guys on
top of that structure or whatever they're doing, I don't know that you can just put a gate there and not allow them that access. Right. >> Correct. >> Correct. Yeah. I'm pulling up the the easement now. Um
>> that's beyond our ability. So you >> Yeah. >> Yeah. I I think I think the the applicant is happy to put the gate and the fence there and if it needs to be
removed uh it can be it can be removed due to the frequency that NJ dot accesses the property. I want to add that council um LMP just that part of the require part of the discussion with planning staff is that because parking
is not being proposed or it's not required or being proposed on the rear on our on our for our project. They want to make sure that no cars are going to come in here and park here for the property cuz that's not what the zoning allows. Uh that's where the gate and the
fence come in. So it's only pedestrian access which is something as as Mr. Joseph said we're on board with how the DOT and their egress exactly interacts with this is something that we we have been trying to to reach out and
figure out but I know Stephen you've done that more than me. Yeah. And and look, the the ease vent's not I I think trying to remember our conversations with with city planning going back a little ways now, but I think position
and the conclusion we came to is the easement's not over city's property and there is access to our property through the curb cut on on the adjacent property. They can get vehicles and
people through their curb cut onto their property and onto our property going around around the >> ent Councilwoman Little has a question. She has her hand raised. >> Thank you. Um, I'm just wondering, so ju
just so I fully understand, is the fence going to be going along the full length of the property line or it's only it's only there? Okay. So then I have a I have a couple of questions. So then um
immediately to the right of that, the NJ DOT would would drive through their curb cut and then presumably park their equipment in the same area that the residents would be using as a
as a pedestrian walkway. And I'm I'm a little worried that if DOT has just been used to bringing in heavy equipment and just parking it there. Um that if there's suddenly pedestrians there, maybe they're walking with a small
child, a small dog. Like I I'm I'm just worried about the potential for conflict there, especially if DOT is not used to having pedestrians there. So, Council Person Little, not only is that accurate, as I understood it,
you're not just putting a fence post to post along the front, right? That fence, the purpose of the fence is so no vehicles drive around the fence. So, Mr. Joseph, what we're talking about
is running a fence along the the pole of the flag of the lot. No. No. So, so Ahmed, why don't you can you can you show a sheet of the plans that explains exactly where the fence is?
>> Yeah, I'll u I'll I'll take that, Stephen. I'll explain this. Um, so >> it doesn't go around the entirety of the >> a couple of things. Just the question is the is the fence in the front along the along the property line entire width of
the property? The answer is yes because the width of the property in the front is only 15 ft. Uh because because the rest of this this is not our property. The property line ends here. >> But Mr. Amore, it does not return. >> I'm sorry. Say that again.
>> The fence does not return along your propert. >> It does not return. No. No. The purpose the purpose of the fence as proposed by city planning and discussed by us with them and agreed to is to prevent vehicular access here onto this because
>> to stop front yard parking. >> Yes. To stop front yard and have it because because DOT does have access to their property here. And so if they want to turn around or do any maneuvers, they can still use this easement, but there's no parking of cars on this area. there's
no vehicular access on this area. That's that's basically the the purpose here. >> That's a safer approach. >> That's that's the approach that we we worked with planning on. Exactly. >> And I don't know if Matt or or Sophia is here here this evening as well, but it
was it was something that we went back and forth on it extensive extensively how we're treating the front of this property. >> Yes. >> Commissioner Samato, you have a question? >> Yes, I do. Uh, you made a comment about having contact or trying to have
contract contact with the DOT. >> I did not reach out to the DOT. >> Don't you think you better do that? Tell them what you what you're planning on doing. Is that going to cause an issue? >> I don't think it'll cause an issue. I'm happy to reach out to them. I have not
had a great deal of success in the past uh getting any type of response whatsoever from them. Uh, but >> I think you need to work something out with them and let them know what you what your plan is. >> So, Commissioner Stamato, I will tell
you there's no way you're going to get the DOT to pay attention to this andor do anything. They have the benefit of the easement that council recognizes they have. The DOT's position is going to be we
have an easement. We're We don't care what you're doing. We do what we do. Uh >> I don't even think I get that far. I I mean I I I have reached out to DOT on other applications. Um and and our office does some municipal work as as
well and we have a contact in the government relations office and it's we don't get any further than anybody else even with those contacts. It's you just >> Yeah. >> You don't. I don't disagree with that >> and I understand the intent is not to
permit the residents to park in the front yard because that's a violation. >> Right. >> Well, they're not going to park. They're not going to park there. >> Our Commissioner Patel has a question. >> I just want to make sure that this board
is not endorsing something that violates the DO's use of that easement. Excuse me. >> That's my concern. First and foremost, >> you and I are on the same side. >> Is there is there enough room for a
truck to, you know, maneuver and turn around? I mean, how many foot we're talking about from here from the structure of DOT structure to this fence and >> th this here? >> Yes. >> This is over uh I would say 35 ft.
>> And do you guys know anything? I mean what kind of truck they put and park there in the >> I the only so we visit a truck or you know >> yeah we visited the site >> sorry go ahead >> go we visit the site several times during this process and took some pictures sometimes we haven't seen
anything bigger than like a like a pickup truck and a and a white big van basically >> like a utility that that's what the client told me to see the utility van there occasionally but I understand the board's concerns we we are certainly
happy to to remove the fence uh and the gate if that's the board what the board would like. We're also happy to to acknowledge, however, we're able to acknowledge that that the board is not endorsing the the fence to go here and if it needs to be removed at the request
or demand of DOT, we're happy to to do that. My in my opinion I personally think I don't know about other board me commissioners but I think that fence and then gate is probably a better option than not having one otherwise the people who might be residing in those houses
they could be parking a car and then DoD wants to come and will create more issues. >> I think I saw Commissioner Capers he had his hands raised. Uh, yes, M. I mean, I'm I'm just trying to get clarity as well. So, that's a pedestrian walkway,
correct? >> That That's the access to the to the Yes. to the two houses in the back. Correct. >> So, so I want to have a clear understand that there's no vehicle access to the building. >> No. >> No. >> So, how would they move? So, when they
move in, how do they move their stuff in and out? >> From the street. >> Yes. >> Okay. What about a fire? What happens if they they need a fire engine? How does that work >> there? It's It's less than 75 ft from
the street. >> So, here's here's the legal reality of this situation. >> We don't see this too often because this is a flag lot. These are not favored.
The issue with vehicles is you are not allowed to park in the front yard. >> Okay. >> Technically, the reason it's called a flag lot, and I don't mean to to sound
demeaning or anything, but it looks like a flag, right? That's the post. And then back where the property is looks like a flag hanging on >> Yeah. Right. That's why they call it a flag line. >> Okay.
>> It could be all grass in this particular case. Correct me if I'm wrong, Mr. Joseph, but it happens to be madam probably because of how do has been using it. >> Correct. >> Uh it may be gravel. I don't know that
it's paid nicely, but the bottom line is nobody I shouldn't say nobody. It's probably not recognizable in the field that this
is a portion of the rear property lot. If you go there, this probably all looks like the DOT property. So now
these individuals try to develop that back portion and all of a sudden everybody that's not familiar with what we're learning right now is going, "Okay, uh how do they get to the street? How do they
where's their property? We don't understand this. We all thought it was one big piece type of a scenario. If there's a fire, at the very least, Mr. Joseph's client has a 15 foot wide
access to that back portion. This is not a property that doesn't front on the street. It fronts on the street because of the post portion of the flag line. So, a fire can get back there. Everybody can get back
there. Uh that being said, uh trucks and cars are not supposed to go onto that portion of the property in
order to park andor visit the structure in the rear. If a fire truck were to have to go on there to fight the fire, they're going to do that. I don't know that they go onto the property and get that close to the structure with the engine or the
the ladder truck. They're probably going to keep it in the street, but if they have to pull on, that's what they're going to do regardless of whether that portion is the applicant's property or not. The good news is
NJ dot if they were to sell it and somebody else were to take ownership they can't develop across that that portion of the property because it's not theirs. It belongs to the applicant. But the applicant does have to recognize
and respect the rights of NJ do to use that portion of the applicant's property for whatever the easement says. >> So, you know, I also want to add off the
whole property and not let NJ do use the easement. That would be a problem. Um I I do also want to add um I'm g I'll I'm going to share my
screen. I'll I'll screenshot this and enter this as an exhibit. It's just a Google Street View of of the site now. I think it also helps with the with the current context. Um so this is a street view from 2021. And
the most recent one's 2022, but there's a a PSNG truck in in front of it, so we can't see it. Um, you can see the the gate and the current vehicle access is on the DOT's property. The the property
line is is where this kind of cut in the sidewalk is now, right? And and that's how it and that's how it goes back. So, they are not currently accessing the easement area from our property. They have their own gate. And and what we're
proposing to do is put a nicer gate here with a pedestrian access point, not a gate down the property and then fill in the portion of the curb on our side of the property.
I hope that's that's a little bit more helpful. >> Yeah, it's helpful. And off to the right is the structure the exhaust structure for the railroad. Right. >> Correct. Correct. >> I think I think that's an improvement to the property and as well. >> Makes sense then, Mr. Joseph.
>> I'm I'm sorry, council. I missed that. >> So, that would make sense. >> Yeah. >> Yes. >> So, let's mark that as A3. Yeah, I'm screenshotting it right now. >> What about a copy of the the easement?
>> That is on the portal. >> Yeah, that's that's that's on that's on the portal. I was just pulling up the the exact uh uh language for for you guys, which is it's a non-exclusive easement or right unto said uh granty
accessessors assigned of ingress and egress for vehicular and pedestrian traffic over and across a strip of land. Uh and then it describes the land. >> Do we >> It's on the >> on the portal. >> On the portal,
>> right? But Mr. Joseph, my question is you can't just replace their fence obviously. >> Um, >> but you can fill in that curb and you
can give yourself a pedestrian gate since there is currently no >> correct >> vehicular gate. >> Right. And it's it's a non-exclusive easement. We're allowed we're allowed to use it as as well. It's not only not
only for them. Yeah, >> it's your property and I don't dispute that either. >> Yeah. >> So that >> that is from a legal standpoint. I have no issue with that. I understand. You understand you can't park in the front
yard. You can't park over there. You're not proposing that. Anybody does that, it's an enforcement issue. It's a violation and it shouldn't be happening. >> Correct. So, uh, Ahmed, why don't you
take back over again and and we'll pick up where we were left off. I I I do want to add and and Ahmed will point this out as well. Um, it is an oversized lot and because of this condition, we did try to mitigate the intensity of this condition. We we are allowed to do four
units here. This is only a two only a two family house. Um, and that was part of our our thought process as well. But but Ahmed, I'll let you. >> Yeah. No, sure. I and I think this conversation was important for everybody to be on the same page. So, um just to
cover this again, there is an existing chain link fence here which is existing to remain all the way in this portion. We're proposing a new fence and a gate. Uh this is the access to the property uh to the uh flag part of the property as
uh council was just mentioning. uh to take you through this. We have two units. These are not stacked. These are two duplexes side by side. Um unit one is entered here. Unit two is entered here. We have a side setback here of 3T.
We have a setback on this side of also three uh 3T 1 in here and 3T 1 in here. In the back it's 10 ft. Um and in the front it's 5T. And by say front it's the frontage that's facing the street. I do want to mention a couple of things
before I go through the plans and I know Sam will cover that as well. One of the variances we're asking for is the rear yard setback. And if you look at the property depth of 100 ft, 25% which would be 25 ft would be measured from here 25 ft this way which would only
keep about 15 ft here. Um in this area which the only buildable section really of >> you're breaking up a bit >> of the property
>> Ahmed. >> Is it Is it better now? Yes. >> A little bit. Try again. >> Everyone else hear me or is it just >> better? Yeah, that's better. >> That's better. >> Uh yes. Okay.
>> Yes. Apologize about that. Um, what I was saying was if you look at the depth of a property at 100 ft 25% of 100 ft is 25 ft which would leave only 15% buildable
area um which would this property basically uh non-buildable. So the way we uh interpret this here is looking at the depth here because this is really the buildable portion of the property and at 40 ft 25% of 40 ft is 10 ft which
is exactly what we leave as a rear yard set back here. The sideyards do meet the u the ordinance and then we have a 5-ft set back here in the front. Um uh we do
have again e uh portions uh two doors from the back of the property to a these smaller rear yards which is separated by a wood fence that's 6 ft high. Both properties have a roof deck which I'll
show in a few minutes or um and so this is the first floor the entrance. There is a living kitchen area down here with a large nice pantry, half bath and access to the rear yard. And there is stairs that take you upstairs. Both
units are a mirror of each other. The second floor, we have a small living space here um and a master uh suite with bathroom and a walk-in closet. Again, mirrored on the other side.
And then the third floor has the three bedrooms here with a shared bathroom and each bedroom has a a closet. Um, and then there's also more storage closets outside. One more floor up. Uh, the
stairs take you to a a private roof deck for each unit. What we've tried to do outside of the 10-ft set back to the rear where our uh where's the rear yard also of the other single family homes behind us or two family homes behind us is we've put the bulkhead here to
basically give them privacy give our roof decks also privacy so there's no act you know no v visual connections on that side uh so it's only facing the do property that is in front of us uh we do also propose a green roof
area on top of the building in this area here. This is the uh proposed elevation of the building. And uh we're using uh two materials here. We're using a uh composite wood panel, which is this. And
we're using a beige cement board, which is this. Uh this is the light fixture proposed on the facade which is laid out on the facade as per the rendering and uh on the drawing here as well. Some of the context uh contextual architecture.
This is images on uh on the block. This is down the block. One of the buildings down the block has a similar uh uh built and color uh and the flat roof. Uh these are the this is a newer uh uh building that's on the property on this block as
well. Again, the beige color repeats along with the brown beige and the brown the beige and brown which is also the beginning of the block right here uh on Waverly Street. And then similar um colors. Again, you'll see that this type
of building and this type of building have the entrances directly on the on the sidewalk. Uh these are block these are at the end of the blocks corner buildings. Our building is set back from the front of the street. So it does not read as part of the street wall. So we
took the liberty of putting the entrances right here. Uh so we do not create more stairs and step up. Uh the three stories are uh um matching in terms of color and masking to the rest of the street. And we have this set back on top to create the the roof deck. And
this is uh a quick like day rendering of what envisioning this to look like. And then the roof deck here for the two uh units with the green roof um in the front. Um I do want to go back one more time to the site plan and just explain
the lighting. Uh we have lighting because this is this is further back again from the street. So we were very careful with the lighting to make sure that it it's safe and it feels uh nice back there. So, we do have lighting along the front of the building, lights
on the side of the building, and lights in the rear of the property as well to light the rear backyard, which does not exceed our property line or um or, you know, there's no light pollution. There's no throw on the properties beyond us. The uh elevation I think
you've seen again with the lights at night and this is what we envision to happen here. Um, I know this is um, uh, you know, an atypical lot, but we've tried to to make sense of it and,
um, follow the ordinance and the, uh, R1 zoning as much as possible. I'm happy to take any questions. >> Any questions from the board? >> No, not from me. Okay.
All right. Let's uh let's have Sam give his uh his testimony then. >> Great. And for the record, still under oath and license is still current and in good standing. Um so as covered, this property is in the R1 district. Do have
several bulk variances. Those are all directly related to the irregular shape, the flag lot shape of the lot along with the DOT easement here. Um, so I think often times when you have a flag lot, you are presented with a hardship on the property due to that unique shape and
the inability to comply with the strict uh conformance with the the zone standards. So I think the C1 criteria is directly applicable here um due to the shape of the lot and due to the easement that covers the flag portion of the property. So AMED really did cover the
rear yard setback. uh we're proposing 10 ft where 25% or or 25 ft here is required. Um as M Mr. Amara testified to uh we are proposing is directly proportional to the flag portion of lot. So I think we are meeting the intent of
the standard here. So in addition to the hardship condition I think this uh the benefits here would outweigh the detriments and and we are meeting the intent of the ordinance. Uh the other variances and again these are directly related to the flag lot shape of the lot is for a front yard setback. Uh we are
proposing a front yard setback of 65 1/2 ft where a setback that matches the front primary facade is required. Um so again given the flag lot nature of the lot we have to propose a building in the back of the property which doesn't match the predominant setback of the block. Um
so that is a direct hardship uh related to that. In addition, we cannot build any portion of the the pole of the lot. So there is no ability to uh match that front primary facade of the block frontage here. Uh we also have uh two
variances related to front yard lot coverage and landscaping. The R1 district requires um or or limits front yard lock coverage uh to 50%. Uh we're proposing 100% here with the entire
imperous uh pavement and that's consistent with the Eastman language to allow for ingress and egress. Uh likewise we're proposing uh 0% 0 square ft of front yard landscaping and that's where 60% is required between the building line and street line. So again
that's directly related to the easement language with the DOT and um meeting their ingress and egress uh conditions here. Um, finally, we do have uh design uh waiverss from the building design standards. This is somewhat new in the
R1 district. There's design standards that require buildings to uh be contextual to other properties and and buildings on the block. That includes floor heights, uh building entry height, roof pitch, etc. So, here we have a a building that's proposed in the very
back of the lot, again, over 65 ft from the front lot line. Um, I also mentioned directly to the east we have this DOT vent shaft and directly to the west you do see a building currently on the survey depicted there but that has since
been demolished. So the the buildings to the west are are currently vacant. So there is real no uh direct um adjacent buildings here and I I think just as far back as this property is um there's no detriment to the character of the block
with what's being proposed. Um, and AMED really did cover the uh the facade materials and lighting considerations that were taken with this project. So overall, I think this project and the requested variances do meet the C1 and C2 criteria. Um, this project does
promote the purpose of the municipal land use law. Again, it's appropriate use and development of the property. Uh, it's a two family house where four families permitted and we are promoting a desirable visual environment with uh with the building being proposed here. Um, I don't see any substantial
detriment to the public good or general welfare and I likewise don't see a substantial impairment to the zone planner or zoning ordinance. Um, this certainly is a unique lot and unique situation, but I think we're proposing uh a project that's consistent with what the zoning calls for. So, I think this
project does meet the both the positive and negative criteria here. >> Thank you, Sam. Um, if you can stop sharing, please. Any board comments?
>> No. >> Madam Chair, I think this is only the second time I've had Mr. Bell and me prove out a hardship C variance in front of this board. Uh, >> I can I say it's it's definitely
interesting. If there's no other comments from the board, I would like to open to the public. Is there anyone from the public? >> Okay, I don't see anybody from the Republic. >> I'm promoting Sean. >> Excuse me.
>> Shack. Nice Sean. I just need to swear you in before you speak. Okay. If you could raise your right hand. >> Sure. You >> sure any testimony you give tonight's going to be the truth, the whole truth, and nothing but the truth? >> I do. >> And for the record, can you state and spell your name and give us your home address, please? >> Sure. Sean Shakner. So that's S H A N.
Last name S C H A C H N E R. I live at 45 Prospect Street. >> Thank you. >> Sean, you have three minutes. >> Great. Uh, I'll keep it quick. I mean, I appreciate the, you know, unique aspects of the property. Um, like I mentioned, I
live at 45 Prospect, so the backyard of my property borders the backyard of this property. So, honestly, just my concerns are about privacy just with the rear yard set back here. um only being 10 ft here, the building will be, you know, kind of right on the property line and
essentially cause no privacy to the uh you know, backyard of our our building of our property. So that's it. Thank you. >> Thank you. Any other any other one from the public?
Is there anyone else? Dam, do you see anyone? >> No, >> that was it. >> All right, Madam Chair, I make a recommendation that um I don't see we don't see uh any other uh people from the public commenting on this. >> You're closing public comment.
>> I definitely am. >> Is there a second? >> Second. >> Thank you. Public public is closed. Um, >> do you want to address that from the public? Yeah, I I mean I hope the board uh can
see that we did try to thoughtfully design this project the the everything from the the number of units that we propose only only two units to give each of those units um not just outdoor space on the ground floor but
roof deck space for two roof deck spaces, one for each unit and orienting the bulkhead in a way that that tries to to maximize that. uh that that privacy. Um I I know uh I know Cameron's here and
we Cameron is amazing. We we did work a whole lot with Sophia um on this application and Cameron, I'm sure you spoke with uh with her at some point, but um Ahmed also would like to chime in here. >> May I just >> Sure. Amed >> can I can I share the screen one more
time because I do understand the the neighbors concern and I want to address it just head on to to explain. >> Absolutely. because I don't I don't I if I lived behind this property, I would have the same concern. And I want to I want to explain something if if if you're still on. Um so so this is the
main uh this is the first floor and we put all of the living spaces facing the DOT site, not your site behind us. Um the the site be behind us is really just access to a a yard where will be a fence
similar to any other property um and a stair on the second floor. Again, the living spaces u and the um uh the bedroom and the and the dining and the living is all facing again the front of the property, not the rear. There's only
a stair here. So I don't anticipate people, you know, sitting or or congregating on a stair. that there's no really visual connection there. This these windows are just light and air. And again on the third floor, all of the living and all of the activity would
happen on this side. And as I mentioned, the bulkhead is placed directly at the rear of the building so that there's no overlooking of your yard either. again. Um, so I just wanted to comment on this
to put you at ease if I if I, you know, if I can. Um, just to address that because I I do understand the concern. That's it. Thank you. >> Also, please >> that was very clear. Thank you. >> Yeah. And the neighbor can also contact us. City planning obviously has my my
information. I could connect the neighbor directly with the with this property owner. >> Okay, perfect. Thank you. That wrap ups um public comments as well. Um Kim, are you wrapping this up for Sophia?
>> Yes. Um I'm covering for Sophia. And as we usually start, um I would ask that the applicant's attorney agree to the planning staff memos conditions um in the ME memorandum dated April 27th of
this year. per. Yes, there's uh five conditions on the staff report and those conditions are acceptable. >> Okay. And then I'm I'm just going to quickly echo um the professional planners testimony that this site is um
abnormal. Um and the variances are associated with those abnormalities. Um and for that reason um you know it it meets the C1 standard for uh variances and we agree that it would not have a
detriment to the zone plan master plan or um the public's health general welfare well-being. Um, and I think um I I don't want to overstep and and I know the hour is late, but it
it is it possible perhaps too, Stephen, to put um like some taller evergreen shrubs in the backyard or um is that something that Sophia and Matt already examined with you? you know,
>> um, we focus, man. I Yes, the answer is yes, we're happy to to do toller evergreen trees in the in the backyard. We have no we have no issue that. Yeah, we we did work extensively with Matt and Sophia on the front on the easement area
on the design of the the building as far as materials, but yeah, evergreen's not a problem. >> I like that as well. >> We could do three junipers. um you know, jolly green giants they're called, and and they um you know, give them some
space and you know, you can trim and prune them so that they don't um encroach on that uh you know, uh rear yard activity space for the tenants and then it would provide some privacy all year round. So, um how about we we add
that a condition? We'll we'll add just some vegetation in the rear yard um as privacy. Um but uh and that would be a uh a sixth condition um to the memo. >> Yeah. >> Absolutely.
And you could you could do the landscaping plan at my house one of these days, too. >> You always have the right the right plant for the right situation. >> Thanks. Uh Commissioner Little. >> Commissioner. >> Yeah. I I I don't want to overstep
either, but if if it's possible to add some sort of condition that would, you know, at least at least delineate the pedestrian walkway from where DOT is used to putting their vehicles, you know, I I
just worry about the potential for a conflict. >> Yeah, it's the whole area that's the problem. It's a it's a 15 by60 area. The entirety of the area is the easement area. That's the issue. >> Would it be possible to create like a
small pedestrian walkway that's like where the walkway itself is gravel or something like that? So, it's it's it's visibly different and it's visibly supposed to be for pedestrians. >> Ahmed, what do you think about maybe like we could paint can we can we paint
it a different color? >> It's an it's a it's an egress. It's I would have to read the easement. Um, again, I know I read it with you almost a year ago now. If there's no specification for the type of material and it's only about access, we can still
provide a material that allows the access but differentiates it from the rest of the easement. Um, I don't want to just being very frank, I don't want to promise that we can do that because this is something that we have to review in the easement. So, is that something
that we can work with staff on? I I think I just legally I would be comfortable with with differentiating by you know color right it's it's I if we have >> color as possible definitely yes >> I I mean just something I understand the
council person's concern just you know at least there's a designated area perhaps as far away from the DOT property as possible that people are supposed to follow right uh whether they follow that who knows
But at least there's somewhere that's visually different. I I think I think that's not a heavy lift to just do paint or whatever whatever we do to differentiate in in color. I would say that's >> and Mr. Joseph, I would then suggest
that if you're going to go that route, maybe also put that gate at the edge of the property as opposed to in the middle. >> Agreed. Yeah. Hopefully people walk along the line. >> Correct. >> That that would make me feel better.
Thank you. >> Okay. So that will be the seventh condition in the resolve. >> Yes. >> But again, yeah, the planning staff uh recommends approval. We think uh it'll it'll be a good improvement to the site. So
>> yes, thank you. I would like to entertain a motion. I move to approve case P 20125-0127 minor site plan with C variances for the address of 30-32 Waverly street.
>> Second that. >> On a motion to approve. Commissioner Barnaby >> I. >> Commissioner Council person Elena Little. >> I. >> Commissioner Conaway. >> I. Commissioner Patel. >> Hi.
>> Commissioner Capers. >> Hi. >> Acting Vice Chair Stamato. >> Hi. >> And Madame Chair Gungardin. >> Yeah, I think it's uh um very much improvement to the site. Uh the variance is requested is not a detriment and um
it would be a major improvement along the way there on Waverly Street as well. Um my vote is I >> motion carries. is all in favor with conditions. >> Thank you all. Greatly appreciate your time this evening. Thank you so much. >> Thank you. No problem. >> Thank you for taking the application
this late. Thanks, >> Cam. So P2025-0184 and P2025-0185 will be on the agenda for July 28. >> Correct. >> Okay. I would have loved to get it done tonight, but that is pretty much
impossible because both has to be heard at the same time. Um, I would like to move on to resolutions. >> Yes, there are four, Pat. >> Okay. Number one, resolution of the planning
board of the city of Jersey City, applicant Sever Orchard, Jersey City, LLC for minor site plan approval with C variances, Seven Orchard Street, Jersey
City, New Jersey. Block 15 D- 15201 lot 47 case number P2025-0196 second resolution resolution of the planning board of the city of Jersey City applicant LLCK Investment Ventures
LLC for the extension of final major site plan approval with deviations 169 Culver Avenue, Jersey City block 22102, lot 16, case number P2026-
O72. Third item, resolution of the planning board of the city of Jersey City, applicant 547 LLC for preliminary and final major site plan approval. >> That one's off, Commissioner.
>> Okay, that one's off. had to break my concentration. Okay. Res item four, resolution, city of Jersey City Planning Board, case number P2025-0190. Applicant 3113rd,
SP LLC. Address 3113rd Street, Jersey City, New Jersey. Block 11 1 06 lot 4 be cited on Tuesday May 12th 2026
memorized yeah memorialized on Tuesday July 14th 2026 application for a minor site plan with C variances. Final resolution item five, resolution, city of Jersey City Planning Board, case
number P2025-0191. Applicant 44 Kohl's SPE LLC. Address 44 Kohl's Street, Jersey City, New Jersey. Block 111
08. blocked 41 decided on Tuesday, May 12th, 2026. Memorialized on Tuesday, July 14th, 2026. Application for approval for minor
site plan. >> I move to make >> second. >> Second. >> Okay, good. >> A motion to approve. Commissioner Barnaby >> I. Council person Elena Little. >> Hi.
>> Commissioner Conway. >> Hi. >> Commissioner Patel. >> Hi. >> Commissioner Capers. >> I. >> Acting Vice Chair Stamato. >> I. >> Madame Chair Gangaden. >> I. >> Motion carries. All in favor to
memorialize resolutions. >> Do we need any executive session? I do not, Madam Chair. >> Okay, then I'll entertain a motion to adjourn. >> I second.
>> Yes, >> you got to first it though. >> Second it. Whatever. I thought somebody beat me to be honest with >> motion tojourn. >> Yeah. >> Motion. >> There a second. >> Second. >> Second.
>> Third. Fourth, fifth. >> We're adjourned. >> We're adjourned. Mike, thank you so much. You didn't get a break in between, but thank you. >> Thank you guys. Good night everyone.