this meeting. Is everyone Who was talking? >> Yeah. >> Yeah. Madam Chair, I was having trouble hearing you. >> Madam Chair, you keep freezing. So we hearing every other word and now nothing. Madam Chair, you're frozen.
Uh Cam, do you want to have uh our vice chair step in while Madam Chair tries to reconnect? I'll defer to you guys. >> Yeah, Liz, are you I uh Vidia, you might have >> Can we have you might have to sign off
and sign back on? Um, yeah, I can step in until >> Yeah, until she I video I would I would sign off and sign back on just in case like whatever you need to do. But Liz, if you can Yeah. >> Yeah. Um, I guess first up, can we just
call the meeting to order and then Cam, can we do the sunshine announcement? >> Yes. Thank you, Vice Chair Wick. Um, good evening everyone. Today is Tuesday, June 9th 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 meetings act, notice of this meeting has been posted with the city clerk on the city bulletin and the city website on June 5th of this year. And 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. Okay, great. And do we have to mark that into >> We can mark the sunshine announcement. Um Mike, what number would you like to
mark it as? >> B1. All right, sunshine announcement is marked as B1. Thank you. >> Great. Um and then can we do a roll call? >> Yes. Um Vice Chair Wick >> here.
Commissioner Patel. >> See if it's working. Can you hear me? >> Yeah. >> Commissioner Kaplan >> here. >> Commissioner Barnaby >> here. >> Commissioner Stamato
>> here. >> And Madame Chair Gangaden. Okay. All right. Um, Madame Chair Gangan, is that okay for being present?
I believe that was an affirmative presence for Madame Chair. So, we have six commissioners present. We have a quorum. >> Great. Madam chair, I don't know if you wanted to step in if your s um
is if your connection is better. >> If not, Cam, do you want to swear in the present staff? >> Yeah, I got it. I see Ben, Matt, Sophia, Cam, and Tanya. You guys swear any testimony you give tonight will be the
truth, the whole truth, and nothing but the truth. >> Yes. >> Yes. >> Thank you. >> Yes. >> All right. And then Cam again, any correspondence to note? >> Yes, vice chair. Um,
starting on page six of new business continued, item 21 on the agenda, case P 2026-000025. This is a preliminary and final major site plan amendment. Uh, address is 100
Water Street. uh they have requested a carry with preservation of notice to July 28th. There's four more requests to carry. So moving down to item 22, case P2025-0138, a preliminary and final major site plan
with C variances addresses 292 Van Horn. They requested carry with preservation of notice to July 28th. Item 24, case P 2025-0239. This is a minor site plan. Address is 197 Webster Avenue. They've requested to
carry with preservation of notice to July 28th. Item 25, case P2025-024, a minor site plan address is 199 Webster Avenue. It is a uh uh they've requested
a carry with preservation of notice to July 28th. And then the very last item on the agenda is item 26 case P2025-0169. It's preliminary major site plan.
Address is 506 Summit Avenue. They've requested carry with preservation of notice to June 30th. And that concludes correspondence. >> Great. Thank you, Cam. Um, I guess at
this point we can call the first application under old business item agenda item number eight, uh, case P206-0067 for a site plan extension address 252 Central Avenue.
>> All right. Promoted Ben Wine. Good evening, madame chair, madame vice chair. Can everybody hear me? All right. >> Yep. >> Yes. >> It is weird to be back uh on Zoom, but uh but nevertheless, um Benjamin Wine of Prime Vala Nelli on behalf of the
applicant AK-471 LLC. Uh the application before you this evening is for an extension to the approved uh preliminary and final major site plan that was approved by this board initially on December 13th, 2022 and uh which took us
through December 13th of 2024. Uh the first extension was granted taking us to the end of December to December 13th of 2025. and we're here this evening seeking our second statutory one-year extension just to give a little bit of explanation as to why we're seeking the
extension and with I'd like to say the hope that we'd be able to uh commence construction within the course of between now and December of 2026 when the second extension would expire. Uh the applicant actually went in December to pull permits um for construction in
accordance with the approval. And I must admit this is the first time I've ever seen this. But while we had the initial demo determination when we filed our initial site plan with the historic preservation office signing off on demolition, they were now advised that demolition that the site now contains
historic integrity. And there is a question as to whether or not the building will be able to be demolished in order to commence and uh and ultimately proceed with the construction. that is being worked on now and we are working closely with the historic preservation office in a manner
that may result in a slight amendment to the approval that would uh you know potentially keep the existing facade but it's a little bit of a nuanced uh legal issue that we are currently working through and the hope is with the second extension through December of 2026 we would be able to at least have direction
and commence accordingly. So, that's what I've got for you, Madam Chair, Madame Vice Chair. And with that, I would respectfully request uh approval of our extension. >> Okay. Um any questions from the board? >> No. >> No.
>> No. >> Um >> no questions. >> Great. And then we'll move on to um the planner on this application. Any comments from the planner, planning staff? >> Certainly. Uh, Miss Vice Chair, Madame
Vice Chair, um, I just want to confirm with the applicant that they will agree to abide by the conditions of the original approval. >> We will. And, uh, Joseph, to the extent that there's any further comments from historic that we may need to work together on, um, we will obviously do that as well.
>> Madam vice chair, we do have to open to public. >> Yes. Yep. And that would be next. Correct. Council, I can do that now. >> Can do that now if >> Joe has further comments. >> Uh, no. Uh, given that staff recommends
approval. >> Okay, great. Thanks, Joe. Um, we will open it now to the public. Any comments from the public? >> Can someone close public? vice chair. Do you want to just give instructions to the public on how they request to be
recognized in Zoom if they were to have a comment? >> Cam >> Cam, >> you're calling in. You press star 9 and if you are attending via Zoom on your browser or in the app, you raise
your hand. So, you just you will see the little raise hand feature. It's a It's a white hand on a black back or maybe it's not. It's a hand and it says raise hand and you click it.
So that those are your options. >> I'll entertain a motion to close the public portion seeing how we don't have anyone. >> Yes, there are no raised hands. >> Okay. assuming it need to close public.
>> I entertain uh to close this part this this part due to the fact that we have no um questions being raised by the public. >> Can I get a second? >> Second. Second that.
>> Great. All right. And um I will entertain a motion for approval. I make a motion to approve. >> Second. >> Cam for the roll.
>> Um, Commissioner Pel, >> I. >> Commissioner Barnaby, >> I >> Commissioner Stamato, >> I. Commissioner Kaplan, >> u did we get all the comments from our staff
>> for this morning? >> Uh >> we did. We did a performance. >> We did. >> Yes, we did. >> Then I say I >> Yes. And um Vice Chair Wick >> I >> motion carries 5. >> Thank you everybody. See you shortly.
>> Great. We'll get this right guys. >> You did great. >> All right. So, we're still missing Madame Chair, correct? But we'll move on to new >> Madame Vice Chair, I do see council person Little. So, if we could have the
record reflect that council person Little is present. >> Yes. Can we mark to >> the record that council person Little has joined us? Um and then we'll call new business case PDU025-0228
which um is for a preliminary and final major site plan with C variances for address 468 through 480 Manila Avenue. >> Robert Verillo has been promoted. >> Yes. Good evening. Um Cam, uh do you
have uh the rest of the development team? There should be uh Jake uh Raker from Minowasco who's the project architect. Uh Michael Rizzick of Dresnner Robin who's our project engineer. Jason Tronco who's our landscape um
consultant. And we have uh Carolyn Worstelle who's the uh project planner. >> Okay. I just missed the second name. Sorry about that. >> Sure. Uh, Michael Rizzick of Dresnner Robin. >> Okay. >> Hey guys, I'm back.
>> Welcome back, Madam Chair. >> Thank you. >> So, there's just a mic in the audience. No last name, just a regular mic. I see a Mike Rizzick on my >> Yeah, I was gonna say I found him and moved him over.
>> Oh, thank you. >> Yeah, just in the future, um, all attendees, please, if you are you're calling on your professionals, your attorney, please raise your hand so we can move you over when your case is called. >> Okay. >> Okay. I have my three primary witnesses,
so I think we're good to start. I don't see the landscape. Is that ABC? >> Uh, not sure. Yes, I think that's it. >> Okay,
they're promoted. >> Okay, great. >> Change once they let you in. You've done all that other stuff. >> Yeah. Okay, I think we're ready to go. All right. So, good evening, uh, madam chair, madam vice chair, uh, uh,
commissioners. Uh, for the record, Robert Verabelloo with the law firm of Connell Foley on behalf of the applicant, Manila Avenue Partners LLC. Um, Manila Avenue Partners LLC is the designated developer of the subject property, uh, which is identified as
468-480 Manila Avenue, otherwise known as blocks block 103, lots 1 through 10. Uh this is um a number of of lots, contiguous parcels that are located on Manila Avenue
between uh 7th and 8th Street in downtown Jersey City. Um this is property that's owned by the Jersey City Redevelopment Agency. Uh and that has historically been used as a vehicle storage lot for the uh Department of Public Safety, Jersey City Police
Department. Uh the old East District Police precinct um is I believe down 8th Street from this site or 7th Street, I forget which one. Uh but uh that location is being retired. I know there's a new police precinct that has been constructed uh elsewhere.
>> Um >> I'm sorry. My apologies. I actually have to recuse myself uh from this case. Um I'll be turning off my camera. >> Okay. So noted >> um if shall I continue? >> Yes. >> Yes, please.
>> Uh as the JC owns this uh property, um the applicant has been uh designated as redeveloper by the agency. Uh the uh applicant has also entered into a redevelopment agreement with the JC that's dated May 27th, 2025. That's
contingent upon whether or not the uh that's contingent in part upon whether or not uh the board sees fit to uh grant the approval of this project that we're about to give you the presentation for this evening. Uh in a nutshell, the uh the project is for the construction of a
new six-story 38 unit uh multifamily residential building uh with a parking garage. Uh the uh proposed unit mix will consist of 38 three-bedroom units. So these are relatively large units. Uh the uh it is anticipated that these will be
condominium units. Uh that is the the current plan. Uh the ground floor will contain a parking garage with 39 parking spaces. So they'll there will be an assignment of one space per unit. Uh plus an extra unit that will be used um
for uh management or or other staff. Uh there's also a uh a resident fitness center, a storage room, a bike room with 19 uh bicycle parking spaces uh and other uh amenities that our uh experts will testify to this evening. There's
also a uh co-working and meeting room in a in a lounge area. Um I have uh three uh or four primary w uh witnesses this evening. Uh as I said earlier uh Jake uh Raker who uh
Benawasco Architects who is the uh project architect he will uh take the board through uh the um the elevations for the proposed project. I also have the project civil engineer Michael Rizzick of Dresnner Robin. Uh we also have a landscaping uh expert Jason Tronco uh available should there be any
questions from the board. Um and we also have the project planner Carolyn Worstell. Uh there is a small uh deviation that's requested uh from a minimum uh recreation space. Uh the uh redevelopment plan um calls for uh a
minimum of 10% which comes out to about 7,466 ft of recreation space. We have 9.8% otherwise other otherwise 7,32 square feet. So we do need a uh a minor
deviation there. And we also have a design waiver uh due to the fact that this is technically a stilted building uh in the sense that there there is exposed at grade parking on three sides of the proposed building, the north,
east, and south. Um as a preliminary matter, this is a notice case. We did uh provide notice uh to property owners within 200 feet of the proposed development site. We've also provided um publication both electronically and in
physical format to the uh Bergen record. Um I did submit the u affidavit of uh mailing and and proof of publication that was uploaded to the uh Tyler portal. Normally if we were in person I'd have the original with me to market
as as an exhibit. Not sure how council would like to handle that this evening. Uh but >> councilman received the affidavit of publication proof of mailing. It has been uploaded to the portal. It was marked or will be marked as A1 for purpose of the record. I have it under
cover dated May 22nd. Uh your cover letter June 1st. >> Uh that's correct. Yes. >> Thank you, council. >> Okay. Uh, and with that introduction out of the way, I'll uh I know you have a busy agenda tonight, so I'll move on to
my first witness unless there are any preliminary questions. Otherwise, I will uh turn it over to Mr. Raker, our project architect. So, council, just to keep the proceedings moving, if your uh witnesses have put everything together in some kind of slide deck show,
obviously for ease of reference, even if they've already been submitted through the portal, uh let's mark the entire slide deck as one exhibit. Give us, you know, what it is, number of pages, and just highlight if there is anything in there, if it's all been combined. If
each witness has something individually, we'll stay in sequence. We've marked A1, so we'll continue A2 and so on. >> Understood. My Yes, my witnesses will be uh presenting uh their own um documents
uh that have already been submitted, but as it's pulled up on the screen, we'll just mark them as you said in sequence. >> Thank you, council. >> Thank you. >> All right, Jack. I could 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? >> I do. >> And for the record, can you state explain your name? >> My name is Jack Rker. R A K E R. >> Thank you, >> Mr. Riker. Is your license current and in good standing? >> It is in current and in good standing in the state of New Jersey.
>> Thank you. You may proceed. You're qualified. >> Thank you. >> All right. Thank you. Uh Mr. Raker, uh you're familiar with the site plans that were submitted as part of this application. Is that correct? That's correct. >> Uh, can you please um explain to the board what is being proposed as part of this application this evening?
>> Sure. I'm going to present I'm going to share my screen and what I'm going to be sharing is the submitted set. First sheet I am showing is sheet A-01. It is the first floor plan of the proposed project. So you can see Manila
Avenue is to the top and 7th is to the left, A Street to the right. Um at the back of the project, you can see we have 39 parking spaces. That parking those parking spaces are situated under the building. What you're
seeing here is a series of columns that are holding up the building above. So, the building above goes all the way out to here down >> and around. Are you seeing my my uh my cursor or No.
>> Yes. >> Yes. >> Okay. Um and then the that parking area is open. We're just going to have uh gate arms that open up just to keep uh people who are not part of the project from getting in. Those gate arms will be
on a fob uh that will open automatically when uh any resident pulls in. I'm going to zoom in a little bit. So to the right here we have our lobby and um and lounge area. As you go
further into the project, we have a fitness area at the ground floor. We're trying to keep nice active uses along the street. This little niche in here is going to be the mail room uh as well. And then of course we have uh this other
stuff that has to be on the street. Our transformer and electric and water room. Those have to be along the street so they can gain utilities uh from the street. We also have some tenant storage areas. That's a place where tenants can have some seasonal storage. Um there'll
be one for each of the units in the building. There's a total of 38 dwelling units. All of the units are threebedroom units. Um, we're we're thinking this would be geared towards families who want to live in Jersey City. Uh, we have a bike room here that uh
stores 19 bikes. Um, and then adjacent to that, we have a movein and trash room. This trash room has a compactor in it. That trash room stacks above a trash room that's on every floor of the building. Tenants go in, drop their trash into that room up above, goes down
the chute, it comes here, it's compacted. That trash on on trash day is rolled out these doors down this hallway into the loading area where it is picked up by a trash truck. Trash is all timed.
They know when the trash truck truck is coming. It's a private hauler and they simply bring it out when it's there. Uh bring it back after it's pic bring the um two yard dumpsters back when it's picked up and clean any clean any of the area that needs to be cleaned. Moveins
will happen this very similar way. Movein trucks will pull into this loading area. They'll be able to take their stuff into this movein area. This wall that's shown here is a wall that's collapsible or can be moved so that one of the elevators can then be served as
as a movein uh elevator. We anticipate there's going to be since these are condo, they're for sale. We anticipate there'll be some moveins obviously when the building gets occupied but then the moveins will uh you know not be as as intense. Additionally, we have a small kids play
area uh some restrooms package room for large packages that get delivered. All that will happen through the front door. going to go up to the next level.
This is sheet A-02 of the submitted set. What you're looking at is somewhat of an L-shaped building, an L-shaped footprint up above. And then out over the parking, we've extended a uh an amenity area.
So, you'll see these are three-bedroom units that line this edge. We have a nice amenity space, nice lounge. There'll be some co-work space here as well. Maybe a private room uh where somebody could throw a birthday party since, you know, they uh don't want to
necessarily throw it in their in their unit. They could have a area where they can entertain uh a larger group of people. The total amount of lounge and co-work space is about 3200 square ft. This fronts on a nice amenity landscaped
amenity terrace. This amenity terrace will have things like uh grills for people to do some grilling because they can't do that in their in their unit. Uh seating areas, uh places to sit and have a nice meal, outdoor dining areas, maybe some fire
pits as well. Um and all of that will be uh on timers with shut offs, automatic shut offs uh and emergency valves as well. Nice, well landscaped as well. We'll have some plantings out there on the roof deck
as they go up. This is a full floor of units. This is a typical floor. This is typical third through sixth floor. We are uh six stories and 95 ft 8 in. We're allowed to
do 13 stories and 140 ft. We're well under that. go up. We do have a roof deck amenity as well. >> Maker, what sheet is this now? >> I'm sorry. This is sheet A-04. This is the roof plan.
So, the elevators do come up to this level. Uh they empty into a small vestibule where that fronts on a large amenity terrace. This has a very similar uh program to the floor below. the the
terrace below where you'll have lounge seating, some fire pits. Um there will all be gas fire pits, so they'll be controlled with automatic shut offs. Uh some outdoor dining areas and some lounge space and also some grilling stations. Uh this is in addition to
that. Since that roof deck was small, we wanted to add an additional amenity area up top. Additionally, we have two stairwells that service the roof deck and all the floors. They are placed at the edge of the building. I'll show you
later when I show you the uh the elevations. This stair here is buried in an architectural element that extends up and accents the entry in this corner. So, you don't really see this stairwell sticking up. this stairwell. What we've
done is we've slanted that that stairwell's roof so that at the edge of the roof it's at zero and at this side of the roof it goes up to the 10 ft. So when you're standing I'll have an exhibit to show when you're standing down on the street you won't see either
of these stairwells uh stepping above the roof. Go to the elevations. This is the Manila A elevation. You can see this stairwell is part of this architectural feature. All of these
materials are high-quality materials, metal panel and brick uh with nice storefront glass at the ground floor. You can see we've treated the mechanical rooms just like we've treated the rest of the facade. So,
we're using storefront and we'll just frost that glass so that you can't see inside uh those spaces. This stairwell goes up and we're shading it a little lighter, but I'll show you in another elevation. This roof that pops up here is slanted. So, as you're
standing down on the street, you'll never see that there is a roof that slants that's that up above the um up above this parapit line. And you also see the railings here that are there um to guard any of the roof
terrace uh occupants from the edge of the roof. You also see this parapit, this uh elevator overrun that allows people to get up to the roof via the elevator that's set back a good distance from the edge of the roof. So that will
not be visible either. But we have lots of high quality materials. We don't change from side to side to rear. All of the materials are the same all the way around the building. This is the eighth Avenue facade.
This is the corner entry to the project. And what you're looking at here is the parking area. So you can see through this you just uh designated by some columns. And that's why we need the uh variance or the the uh uh design waiver
for a stilted building. Again, this is the rear facade, the one that faces the adjacent property. We have the roof terrace at this level here, and then another roof terrace at this level here. Again, you see the
projections that jump above the roof here, here, and here. And again, the stilted building below where the parking area is. We're not providing any screening uh in those areas.
This is the elevation. I I wanted to show you where the stairwell you can see from the vantage point of these two people down on the street. When you zoom in, that is the slant of that stairwell that comes up to the roof where you can exit and use it for the egress that we
need at the roof. But you can see neither of these vantage points will have any view to that stairwell. >> And just to be clear, all these elevation sheets, these are part of the submitted package. Is that correct? >> All of these are part of the submitted package. this particular one I'm talking
about with the stairwells sheet A-08 and I'll just briefly discuss the units units are very wellappointed large units with three bedrooms nice large kitchens and living areas uh even some dining space as well um nice fivepiece
bathrooms uh for the for the primary bedroom and then another adaptable bath for the other remaining bedrooms side by side washer dryers in every unit. Um individual condensing units for uh every unit. Every unit gets its own controls
for their uh the the temperature of their uh units but very well very wellappointed. Um just go through all the different unit plans, open living, dining, kitchen uh spaces. Very well
done. That concludes my testimony. If you have any questions, I'll be happy to answer them. >> Any questions from the board? >> Chair, just a couple of quick questions. >> Sure. >> Go ahead. >> Could you I believe on the plans there was a loading area on the first floor.
Could you just kind of walk through what the use of that loading space would be? >> So, we see two purposes for that loading space. We we see that for move in and move out and trash pickup. Gotcha. For the that that would I see. So that would be how you would access
the move in move out door. >> Yeah. So you if you had a move in van, it you move in here. You could take the trash along this aisleway into this move in area. At a time of move in, this wall would be located between the two elevators and you can then move in to
this using utilizing one elevator that's dedicated to your move in. >> Thank you. Um, is there going to be a compactor uh in the trash room? >> There is. There's a compactor in the trash room and it's connected to a dumpster. Those dumpsters are stored in the trash room and then they're wheeled
out. They're disconnected from the compactor and they're wheeled out along this path into the loading area. >> Perfect. Thank you. Um, can you go to the detail on the bike racks and could you just confirm that those bike racks are uh you're able to lock your bike to
them? I wasn't sure if >> you are. It's it's uh it's a DRO bike system. It's sometimes floor or wall mounted, but the bikes are stored vertically. The the mount comes down, you hook your bike to it, and then you just simply there's a crank and it just lifts your bike up onto the wall. It's
very efficient storage uh bike system. >> Perfect. And there's a way to lock the bike. It's a shared >> Yes. And you wouldn't the locks aren't provided, but correct. people just lock their bike to the the actual frame of the of the >> Amazing
>> bike rack. >> Perfect. Thank you. Um could you just mention you mentioned the railing kind of on the terrace and the roof terrace and and the the second floor terrace. Uh just what is the height of that railing and how low to the ground does it go? is required to be 42 in for fall
protection. And we'll make sure that the top of that rail is either round or slanted so that nobody can put any type of drink on it and have it spill on the onto the wrong side. >> Awesome. And what's the the spacing between the bottom of the the barrier
and the ground? Uh 42 in is required by code. >> I'm sorry, not not the top of the railing, but the bottom like the Is there a gap between the bottom of the the railing and the ground or does it go? >> There are gaps. Uh there's by code those
gaps could be no greater than 4 in. >> Okay. >> Can we decrease that? >> Do we typically ask to decrease that more, Madam Chair? >> Well, you mean shorten it? Um >> yeah, >> Madam Chair. Vice Chair, um I think
basically we were looking at a two-inch gap on the bottom. Would that be a problem having a twoinch gap on the bottom of the rail? >> I I would have to look into it. A lot of these manufacturers make these things standard uh as part of their systems. Um
but I imagine we could find some way to customize the railing if you need 2 in. >> Yeah, we'd like it to be 2 in. We don't want any bottles being able to roll off roll out from underneath the rail. >> Oh, I see. Well, there's a So, beyond
the rail, there's a parapit wall. So, the the the railing the there's a parapit wall at the edge cuz we got to manage all the water on the project. So, the it couldn't the bottles couldn't roll under the rail and then off the roof because we don't have any we it's
not like a little it's not flush. There's a little parapit wall, maybe a one foot parapit wall that stops it. So if bottles did roll under the railing, they would hit a parapit wall that's about a minimum of 1 foot high. >> All right. But still, if you could check
into that, I don't think there's much of a cost involved in that. It's a matter of setting your rails. Um, that's what we would be interested. So, we've been telling every anybody basically coming in with the top rails to basically have about a 2 in 3 in gap, no more than, you know, that area
>> or at least something to protect from the bottles from rolling off. >> Definitely. Most definitely. >> We can we can guarantee we'll have that. >> Okay. >> It's something that we um looked at as from a safety point of view. So, we would like to see that as well.
>> Understood. >> Any other board comments? >> Uh, yes. I just want to ask one more thing. Can you get back to the loading area again on the on the garbage? That would be for both garbage and recycling bottles and cans and paper.
I didn't I didn't hear you. It cut out. >> Yeah. I'm sorry. Yes. Correct. >> Okay. And that's going to be done by a private hauler, correct? >> Correct. Yes. Private hauler. >> Okay. Great. Thank you. Um, apologies, my computer's
a little slow. Can you can you still hear me? I have just two other quick questions. >> Sure, go ahead. >> Yes. >> All right. Um, for uh the entry and exits for vehicles, um, is there going to be like a parking alert or some sort of system for pedestrians when vehicles are entering or exiting the garage?
>> Um, we don't plan on that. There's really not a lot of a location to to place it. This garage is, remember, we're looking for uh a design waiver for a stilted building. So, this if you're walking down any of these sidewalks, this garage is fully open. It's not
really a garage. It's more like a parking lot with columns in it. I'll go back to my elevation so you can see this garage. What you're look this light gray material is the back wall. I'll go back to my plan
is actually you're looking at this back wall here. This is all open as you're walking on the sidewalk. You'll have perfect visibility to see any car that is moving. It's not like a closed garage with a door where you need some warning
that a car is approaching. >> I see. >> But sir, you are putting a barrier on that garage, are you not? We well we we are putting we're putting a gate >> right >> at the at the entries and exits.
>> So we're concerned about pedestrians and traffic and there should be some kind of signal to alert people if that gate goes up and a vehicle is exiting or entering the the space. >> If if the board really needs a signal, I
I think we we can absolutely do it. I just what I'm saying is it's so open you will see the car. It's like uh you're approaching a parking lot. >> Sir, I understand testimony. I understand what you're telling me. >> The board wants it. So, it's going to be
a condition along with the height of the >> Okay. If the board wants a signal of some sort, we can we can provide one. >> Yeah. So, we'll add that as one of the condition. >> Yes. >> Sure. >> Thank you. I I would just like to note also that um on this block of 8th Street
there is um one of the campuses of the Hamilton Park uh Monttoauri school. So there are routinely young children walking down the sidewalk. So I I do think it would be prudent to include a signal. So thank you. >> Very well put on the level.
Um, and then one last kind of I think minor comment, but could you just ensure that any vehicular signs as shown for the parking area are compliant with the METCD? Um, I think there's just some minor fonts and things that look slightly off, but
>> Sure. I think our our engineer might do some testimony with in that regard. >> Okay, I can I can wait for that comment then at that point. >> Thank you. So council for purpose of the record there are three conditions that we have discussed. The bottom rail no
higher than 2 in a signal with respect to the parking and the third condition dealt with the private holder. >> Yes. I thought it was with signage
or it can be we've we've stipulated the private hauler for trash. Um but yeah, we can list it as a condition. I thought uh the last condition would be for the what was it? It was choppy on my end, but I think it was vehic uh vehicular
signage to match the statute the signal for the parking signs. Okay, got it. Yeah, >> that that would also be on the getting back to the garbage. It's not only garbage. What we're concerned about is
also the recycling also. >> Understood. >> That has to be separated. >> Any other questions for this witness? >> No, Madam Chair. >> All set. >> Thank you. >> Okay. Uh um I'll move on to uh my next
witness which is the project engineer uh Michael Rizzick of Dresnner Robin. >> All right, Michael, 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? >> I do. >> And for the record, can you state and spell your name?
>> Michael Risk R I Z K. >> Thank you. >> Is your license current and in good standing? >> Yes, it is. >> You You're qualified. You may proceed. Thank you. >> All right, Miss Rick Risk, uh, you're familiar with the site plans that were
submitted as part of this application. Is that correct? >> Yes, I am. >> Uh, and can you please explain to the board was being proposed as part of this application this evening? >> Sure. You screen share. >> And the uh the uh documents you're about to share on your screen, are these
documents that have already been submitted to the board as part of the application package? >> Correct. It's the uh preliminary and final site plan that was submitted. >> And as you go through, if you could just um state for the record uh the uh sheet number, that'll help uh keep track of
things. >> Sure. >> So, this is the uh preliminary and final site plan set that was submitted um last revised 125 2025 and it consists of 11 sheets. um draw your attention to the
first sheet go uh just to give you a overview of uh the site location. So the site is located on Manila A between 8th and 7th Street. Um to the east you have uh Newport Mall. Uh to the south uh you have the sixth
street embankment and one block over you have Hamilton Park. So turning to uh sheet C301 um it's uh called the sub plan sheet. So in the
sorry I heard something too but I think that might have been me. >> Okay no worries. Sorry. >> Yep. No worries. >> I'll refrain from breathing. So, uh, we're showing here in the, uh,
light gray hatch, uh, the, uh, stilted portion of the building with the parking. As Mr. Raker, uh, noted, um, we have entrance to the parking area on, uh, 7th Street, this side, and 8th Street, so it can be accessed from both sides.
Um, we're providing all new sidewalk and curbing along the entire frontage of the site. We're proposing uh 14 street trees where 18 are required. So uh payment in lie of will be provided for the four trees. We we just couldn't provide the
extra trees because of the spacing requirements. Turning to uh sheet C41. Uh we're provid this this site is considered a major development in uh for the Jersey City storm water control ordinance. So we are providing a storm
water basin uh in in addition to the green roof that's provided. So we will detain the water and then slowly release it into the stor uh city's storm water system. >> How how many gallons is the is the retention?
It's um 15 by 55 by3. I don't have the gallons, but I can uh get that for you. Okay. >> And um is there a a maintenance plan for the green roof?
>> Yes. So we uh JCMU we have submitted to the MUA and they have requested a maintenance and oper operations and maintenance manual and um we will provide that to them. >> So I'm sorry the MUA is going to be maintaining the the >> No, no, no. We will be the the developer
will be maintaining it but >> Okay. The operations and maintenance manual was requested just to be reviewed by the MUA and we will provide that to them but we just haven't it was not prepared as part of this uh site plan set. >> Okay. Thank you.
>> But it will be provided. Uh turning to sheet C501 is the utility plan. So we are providing a water service that will tie into the existing infrastructure in Minilav. Um underground electric um sanitary also will tie into the existing
infrastructure on milav um and uh gas service and as noted before the storm water will connect to the storm water system on 8th Street. Um, for lighting, we are, this is, um, turning to sheet L701,
the site plan set. For lighting, we're providing building mounted lights around the entire building. There are a few existing uh, Cobra heads on the block, which will provide lighting uh, meeting the minimum foot candles as required by
Turkey City's ordinance. I think and and that concludes my testimony. I think that covered everything. So, if you have any questions, I'd be happy to answer. >> Yes, I have a question. >> Sure. >> Getting back to your parking lot area
and also your loading area. Do you have any type of water collection where um water would not be coming out of that area or grease or oil with the vehicle like the garbage truck or a car or whatever? I mean, do is there something
for water runoff coming off this site? >> Right. So, everything in within the shaded area will be collected and detained and sent to the detention basin. >> Okay. All right. Good. So, so the only areas that are not collected are these landscaped uh well actually this area is
collected, but these planting beds along the perimeter here won't be >> lower. Okay, there we go. >> Any other any other board comments? >> Could could you speak briefly about the curb cuts for um the parking and the loading um the distance between them uh
versus what curb cuts exist today? >> Sure. Um so I'll turn to uh sheet C811. It's the uh removal splan. Uh but so today there's uh one existing curb cut
along 7th Street uh right here on the uh this the east side of the property. Um I think there's that that should be the only one on site today. And so we're proposing uh one curb cut
approximately in the same location as the existing one on Seventh Street. Um one on the uh Eighth Street side and just one uh curb cut for the uh loading bay. >> Gotcha. Do you know what the distance is between those two curb cuts there? Is that enough for a vehicle?
>> Yeah, I should I can measure it for you. I don't have it fan but >> appreciate that. >> Just make sure. Yeah. So, it's approximately 20 ft. >> Okay. So, two vehicles could squeeze in. >> Yeah. I mean, you do have the uh tree
pit there. So, it would be kind of hard to open the door with the tree pit there, but Yeah. vehicle could fit there. >> We do it all the time, but no, no, totally appreciate that. >> Um, are are you intending two-way traffic in that aisle?
>> Yes, it it is sized for two-way traffic. Inside the garage, it's 24 ft. >> Gotcha. I I only know that I know I believe Seventh Street itself is two-way traffic, but very narrow. >> Yeah. I mean, this side I believe Seventh Street on the east side here,
it's a dead end. So, I believe most of the vehicles will be going out towards Manila Avenue, >> right? That makes sense. Um, and can you mention anything about the sight lines? We talked a little bit earlier about it being open. Um, sight lines.
>> Yeah, as Mr. Raker noted, it this lightly hatched portion is uh stilted, so it's uh open. So, again, I think he like he mentioned, anybody walking here, you could pretty much see right into this. Um so this garage right you'll see
be able to see in between the columns um if any vehicles are coming out. Um so it's pretty open. >> Thank you. >> Any other board comments? >> Thank you, Miz.
Okay, I'll move on to our landscaping um expert, uh Jason Tronco. >> Sure. >> Good evening. >> Good evening. I'll swear you in. >> You can raise your right hand. Sorry, I know you can't see me. Uh do you swear
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? >> Jason Tranco. P R O N C O Malo Bower Carman. >> Thank you. >> Mr. Taco, is your license current?
>> Yes, it is. >> You may proceed. >> Thank you. >> And uh Mr. Trunka, you're familiar with the landscaping plans that were submitted uh as part of this application. Is that correct? >> Correct. >> And can you please explain to the board
what is being proposed as part of this application from a landscaping perspective? I sure can. >> And uh as I uh instructed uh Mr. Risk, uh as you go through these sheets, uh these sheets that you're pulling up on the screen, these have already been
submitted. Is that correct? >> Uh yes, but this is a composite rendering of our sheets L1, L2, and L3. Can you see my screen? >> We can go ahead and have these marked. I think
uh Mike, correct me if I'm wrong. We're up to A2. >> That's correct. >> Okay, >> great. Thank you. >> Um, so this is a composite plan. It brings all the landscaping for the project together. Um, around the
perimeter of the building, you could see the screening for the parking lot along Manila. You could see the proposed straight street trees that we have. Um they're in between the existing uh street trees that are in good shape and that will remain in place. Um also along
8th Street uh there's one very nice shade tree that we intend to keep and we're infilling with additional uh red oaks in uh all the areas that that there are room for along Seventh Street. Uh get we get all new shade trees. Um and
the those are black gum um at 3 to 3 and 1/2 in caliber. Uh so the great part of this plan is you get to see a bird's eye view of all the amenities uh that Jack has mentioned uh in this portion here. A very well landscaped amenity deck for
the second floor. Uh outdoor seating areas, fire pits, um grilling areas, and then lush landscaping. Uh in addition to that, we jump up to the rooftop where we have um green roof trays. So we have a green roof along the
majority of the perimeter of the rooftop amenity. And then internal we have some more of the same seating areas, uh barbecue areas, lounge seating, and um fire features and such. And this would
be the um elevator lobby to access that. Other than that, um we meet the uh G um for for this building. We're at uh point 75 well above uh requirements. Um
down at the streetscape, we provide screening for for the parking area and uh new uh new trees. Um, we will be making an inloo comp uh contribution for uh for shade trees just because there's uh two or three trees
that we weren't able to get in there um because of some of the curb cuts and the existing trees and just the layout of the streetscape. Um with that, that's pretty much an over overview of the landscaping. If if you have any questions, I'd be happy happy to answer.
>> Any questions from the board? No, >> I don't I don't have any more questions. >> Madam, >> Madam Chair, I do have one question back to the engineer, but for this one. >> Um, should I should I ask it now? >> Yes. >> Apologies. My my desktop computer died,
so I'm I'm shifting to a laptop here. >> Um, and I apologize uh to the engineer. Um, are you providing any uh curb extensions or bumpouts? Um, it looks like or or are you doing the ADA ramps? Just speak a little bit to the corners. >> Sure. there there's no ex curb uh so
extensions or bumpouts. There are none. We're not proposing any, but yes, we are doing the uh curb ramps, redoing the curb ramps. >> Would you be opposed to doing um bumpouts on the corners where feasible? Perhaps not Seventh Street, but Ethan
um and then along Manila at 7th. Uh uh I don't see any issue with that, but I I guess we can check with the applicant and see if they'd be okay with that. >> So that's something that we would add as another condition.
>> That's correct, Madam Chair. >> And we'll leave it to I guess the division of infrastructure, the department of infrastructure and city engineering to to coordinate it. Okay,
Commissioner Kaplan, that was your question. Any others? >> Was my question. >> Okay, >> I think that's everything. Thank you, Madam Chair. >> You're very welcome. Any other questions from the board? >> No. >> No, Madam Chair. >> Okay. >> Thank you, Mr. Tro. Um
>> Okay, then I'll move on to my uh last witness, uh Carolyn Worstelle, our uh project uh professional planner uh from Dresnner Robin. >> Sure. Yeah, we lost her. She's in the audience. So, just >> did we promote her? Um, Pam,
>> I just promoted her. >> Okay. >> Sorry about that, everyone. I don't know what happened. I dropped off at one point, but >> I'm here. Spray in. Do you swear any testimony you give 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?
>> It's Carolyn Worstell. W O R S T E L L. >> Thank you. >> M this is your license current and in good standing. >> It is this evening. >> Thank you. You may proceed. >> Thank you, Madam Chair. Um and uh Jack, if I can just ask, would you just pull back up your I think it's your first
sheet with the um rendering of the proposed building. I think that might just be helpful um just for the the conversation. Um so we're here this evening for uh two uh two items. One is a uh deviation from
the redevelopment plan and then the second is the design waiver. Um so the first one uh is that minimum recreation space. Um the redevelopment plan does require that we provide 10% of the um
lot area essentially be set aside for residential um recreational space. Um and that obviously can be done on top of the roof and and things like that. Um we are at 9.8% 8% um so 7,32
square ft. Um uh you know we we provided you know very uh sort of spacious terraces um that are approximately 4526 ft um of roof deck and then um
or sorry it's 4526 ft of the terrace which is that lower roof deck. Um and then 2776 ft of the upper roof deck that totals that 7,32 ft. Um you know these spaces have been
designed to provide those amenities for um the number of uh residential units that are proposed here. Um and so we do believe that these are uh appropriate uh given the number of units and the design of the building um to provide adequate
recreational area uh for this building. Um, we're also asking for that design waiver for the stilted building. Um, so stilted buildings are prohibited in the New Jersey City land development
ordinance. Um, what we are proposing here is uh a building where we are exposing that at grade parking on three sides, the northeast and the south. Uh it is going to be covered uh by a um
uh a roof deck and roof terrace that will cover the entire parking area and then around the perimeter of the um of the parking area there will be landscaping. Um so particularly along that rear lot line between uh the
parking and the uh school that's adjacent to it. um that is there is going to be a setback with landscaping that will be proposed along that. Um so we are sort of uh providing the landscape buffer um that's consistent with uh requirements for
parking lots in the the city's ordinance. Um and we are going to have evergreen shrubs that grow to the minimum of uh some minimum heights and and uh as required in that ordinance. Um
overall when we look at when I look at this um you know I think the benefits here outweigh the detriments. You know this uh building has been designed to be uh you know a a modern uh well-designed
attractive unit. Um the redevelopment plan itself um we are in the um uh Marin redevelopment plan area. Um and we're in district 1. It's an older section of the redevelopment area. And when you look at
the ordinance uh and how it says you're supposed to design a building here, um it actually requires that you have like a tall building with um you know only I think it's 40% uh coverage. Uh so really the intent of this ordinance and the way
it's written, you're going to be creating a tower and a sea of parking. Um and so what we're doing here is that we're creating a shorter building and we're covering our parking. So, we think overall that this is just a a better um design solution for this property
um and that will create a more uh desirable visual environment um both uh in terms of what is uh the intent in the ordinance of having that tall skinny tower um as well as what is there currently which is just an open parking lot. Um so we think overall that the uh
design as proposed uh is a better planning alternative um than uh you know what is uh in the ordinance uh or in the the redevelopment plan um and then as well as what is there today.
Um I think the with looking um at the purposes of municipal land use law um you know I think this uh is consistent with purpose a um to promoting an appropriate use um this is a conforming residential use um that uh is consistent
with what's required in the redevelopment plan um as well as appropriate given the the surrounding character of the neighborhood which is more residential. Um uh I think you know it's consistent with purpose C. Uh we are pro providing uh
conforming setbacks. Uh and uh we are substantially lower in height than is permitted. Uh we are again permitted a 13 story structure here and we are going for six stories. Uh so you know I think overall the light and air u being
proposed uh here is is um uh uh consistent and and meeting that uh purpose of a municipal land use law. Uh I think it's again promoting a desirable visual environment consistent with purpose eye. Um again there's significant new landscaping on this site
um both around the base of the building as well as the new street trees. Um so I think this is again overall a better condition than what is uh currently there on the site. um as well as to what was the intent of the redevelopment plan to have a a tall tower, skinny tower
with parking aggregate. Um and I think again this is an appropriate population density. Um you know it's uh consistent with uh the redevelopment plan and uh you know provides some very uh nice uh units um
into this neighborhood. Uh so I think it's consistent with purpose E of the municipal language law. Uh in terms of the negative criteria, I don't uh I don't see these resulting in a substantial detriment to the general welfare. Um again, we are providing um
adequate uh open space for the res uh residential amenity space. Um and I think that overall the distiled building condition um we are providing you know the the mitigation with the landscaping and I think it's overall going to be a better condition. Um,
and I don't see that there's uh likewise a result a substantial impairment to the intent and purpose of the redevelopment plan or the zoning ordinance. Um, it's advancing the objective of the redevelopment plan to um, uh, just sort of redevelop the site with
residential uses. um and you know consistent with the master plan to again create unique attractive high-quality residential units. Um so I think overall this project meets both the positive and the negative criteria and that the variances could be granted
and that's uh my direct testimony unless anyone has questions. >> Any questions for Mrs. um Rosto? >> No. Thank you. >> Okay. Thank you. Uh that concludes our
presentation. Uh thank you for uh your time this evening. Uh we're very uh excited uh by this proposed development. Our uh professional team uh has uh discussed the features of it um and answered uh questions that the board has raised. I know there are some uh conditions of approval uh that have been
discussed. Uh those conditions uh are acceptable. I know staff has issued a report uh as well. So, as I'm talking and concluding, uh, I realize you probably want to hear from staff before I wrap it up. So, let me turn that over.
>> Public as well, council >> and the public. >> Thank you. I would like to open for the public. Is there anyone from the public who would like to comment on this case? >> I see no hands raised from the public. There are sorry to interrupt there are a
few hands raised from the public. I am promoting uh Raymond Tolantino from the public. >> Hi Raymond. I just need to spray you in before we uh where you can speak. Okay. You don't >> Mike. Before we do that, can we stop the screen share?
And I'm sorry I called you Raymond. I I don't know if that's your name. Oh, >> but I will swear you in and then I will ask you for your name and info. Okay, if you could raise your right hand. Do you swear any testimony you give tonight is going to be the truth, the whole truth, and nothing but the truth? >> Yes. >> And could you state and spell your name and give us your home address, please?
>> It's Amarna Tolantino, T O L N T I N O and 467 Manila Avenue. So, directly across the street. So, I just had a couple of questions. Um, >> good evening. you have you have 3 minutes. >> Okay. What are the anticip what's the anticipated construction time?
>> So, we'll take all your questions and then we'll have them answer at the end of the public comments. Okay. >> And with regarding to the parking on Manila Avenue, are any of them going to be affected because of the lobby entrance? Like, will we lose any? >> And my other question is with regards to
parking, I would prefer it to be one direction. if that's possible. So, how long is construction anticipated? Will any of the parking street parking on Manila Avenue itself be affected? And then the parking lot
itself instead of being two-way with the entrance both on 7th and 8th Street, one direction. >> Thank you, ma'am. Do you have any other questions? because we're going to have them respond to those questions. So, >> yeah. Thank you.
>> Thank you. >> Okay. Uh, with regards to the anticipated construction schedule, I've been um advised by my client that uh typically for a building of this size and scope, you're looking at 18 months to two years of construction. Um,
obviously, if we can accomplish it faster, we will. Uh, but that's a good average. Um, as far as parking, when you say lose parking spaces, you're talking about street parking on Manila. Is that correct? >> Correct. >> Yeah.
>> Uh, let me turn that over to our uh site civil engineer. Um, I don't believe from looking at the civil plans that there were any um street parking spaces that were lost. Correct. As there are no curb cuts. But um, Mr. Rizik, uh, Mr. Risk,
if you could address that. >> Yeah, that's correct. We're not proposing to lose any parking spaces along Minolav. Um, >> not even in front of the entrance of the building. >> Corre correct. No, not in front of the entrance of the building. Um, if we do
add the bump out, maybe I'm not sure. I'd have to look at it, but there there could be potential to lose a space, but we we'll we'll coordinate with the Division of Infrastructure regarding that. as as currently designed, there is no um
plan to lose any parking spaces on Menav. >> Could you just clarify as well on um Seventh and Eighth Street the impacts to parking? >> Yes. Um so on Seventh Street, I I would say it's probably about the same because the curb
cut that exists there today, we're just shifting it. So, I mean, you you'd gain the space where it was today and then lose the space where the proposed curb cut is going. Um, and then on
8th Street, I believe we're going to lose a spacer. I I don't have the exact number, but I we are proposing the extra curb cut uh for the loading. It's 12 feet, so we would be losing a parking space there.
potentially one space. >> Yeah. >> Um Madam Chair, if I may, just to clarify, um I don't >> to confirm, I don't think there is parking on Seventh Street due to the width. So even if there's a reduction in the the curb cut, I don't think that would impact parking.
>> But on I think >> Commissioner Kaplan, you're muted. >> Oh, I'm sorry. I'm having some tech issues here. Um, so I think Seventh Street is narrow and doesn't have curbside parking at the moment. Um, I believe eighth street does not have a curb cut at the moment. So any new curb
cut for parking and loading would impact potential parking. Is that correct applicant? >> Is that correct, Mr. >> Yeah, I think so. There was some part I'm not sure if it was maybe the uh police vehicles that were parking on
Seventh Street, but there were some cars. I mean from aerial imagery that we can see that uh cars were parking on seventh street. Um but let me see. >> Yeah. So we would lose I guess yeah two I would estimate maybe two two spaces on
8th street. It does not appear there was a curb cut on that side there. There was a gate but I guess it's closed off and it's not being used as an uh access to the parking lot. Okay. And I think there's one more question regarding the parking one
direction. The parking lot direction. >> Yes. I mean our preference would be to keep the two-way traffic. It's been designed as such. I mean to to um we have the uh the width for the drive aisle. Obviously that's going to be subject to as the building gets uh
occupied and utilized. that could be subject to to change over time as far as what's used, not used. But we do think that there is a a benefit both to the building and even to other residents in the area to have that optionality uh for
uh traffic to ingress or eress from both seventh and eighth. So we would we would prefer to keep the uh the two-way traffic flow. >> Thank you. Okay. Is there anyone else from the public that
you're promoting? >> Uh, there is someone that I need to pro to promote. I'm going to uh demote Miss Tolantino here. Where do I do that? Okay. And there is one hand raised. So,
I am going to promote uh Jay Aro. Okay. And they are added as a panelist. >> Thank you. Yes, my name is >> And I need you to um just uh I need you to turn your video on. >> Okay. >> Thank you. And now I will swear you in. If you could raise your right hand. You
swear any testimony you give tonight is going to be the truth, the whole truth, nothing but the truth. >> Absolutely. Yes. >> And now for the record, could you state your name and give us your home address, please? >> Yes. My name is John Arceo, ARC CEO, resident at 477 Manila Avenue, right across the building.
>> You have three minutes. >> Thank you. Um, just a quick question. I'm just concerned because um with the building and the glass use, is there a study, has there been a study done with about the reflectivity of the sun as the
sun moves from east to west? And I say that because sometimes when I walk onto the streets of Jersey City uh onto work, I can sometimes feel the heat from the sunlight hitting a certain glass window of a building onto me as I'm walking.
So, I'm concerned about potential heat sources getting onto these houses on Manil Avenue. Question number two, um is there a building name already established? Question number three, with
the amount of residents in that building, um is there a plan about the safe exhaust of laundry gases? Is there a fan that's going to be noisy
like sometimes what I hear at 500 Manila Avenue, the former senior citizens home? >> Okay, I have three questions. Any further questions? Otherwise, we can address those. >> You can go ahead and address those. >> Okay. Uh I'll turn it over with regards
to the type of glass. Um I'll recall uh the uh project architect Mr. >> Uh yes, there there's going to be a low UV uh glass in the project. That's to
protect against any type of heat gain that would be uh in a clear glass. So, we will use low UV glass on the project. >> But I'm just concerned that the sunlight might reflect. Is that you know anything done? Well,
>> well, we're not using like typically in some office buildings, they'll use like a reflective glass. So, what you might be referring to is some of the more the the larger office buildings, we won't be using a high reflective glass. >> Okay.
>> Uh, second question was regard to the building name. I'm not aware that a name has been selected yet. >> It's not been established yet. >> Yeah. Um, and then as far as uh venting for laundry facilities, again, I don't know, Mr. Reker, if you can address that or
>> I can address it. All of the units will be vented uh directly to the exterior. The building will be built to all modern codes. Um, and venting for individual units will happen at the upper levels, so they won't be at the it won't be at
grade as you're walking by. I guess the city is not opening seventh street. So full street access. It's going to be still a dead end. >> My understanding there's no change to that. >> Thank you sir. >> Thank you.
>> Thank you as well. >> Hey, is there anyone else from the public? >> Uh it looks like there is another hand raised. I'm going to demote Mr. Arero or Sierro uh
change. Okay. And now I'm promoting uh Gil Sabusay. >> All right. Uh they have joined as a panelist now. Hi, sir. How are you? >> Hey, I'm doing well. How are you?
>> I'm doing well. I'm gonna swear you in. Okay. If you could raise your right hand. Do you swear anything 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 and give us your home address, please? >> Uh, yes. Uh, my name is Gilbert Sabusai.
Last name S A B as in boy us. Uh my residence is at 469 Manila Avenue uh which is right across the street from the proposed site. >> Thank you. >> Mr. Sy, you have three minutes. >> Okay, great. Thank you so much. Um uh my
main my first question has to do with um water um pressure. I know you guys are tapping into you said the main um I guess the main lines that are coming are running through Manil Avenue. So I'd like to know how or rather if it will
impact the water pressure uh that's going to be there and and the pressure that will be also redistributed to not only our buildings but within the area that that's tapped that it taps into. Um and
the uh second question is um with regard to um the lighting within the area. What uh what what lighting was going to be used? Is
it just going to be a facade lighting on the facade that's going to be just, you know, lighting the um lighting the building walls? uh versus uh anything else. Is there going to be additional street lighting? Because there was a mention of keeping
the current lighting there, but I'm not exactly sure what's being kept and if there's anything being added. Um and those are really it for me for the I only have two questions. >> Thank you. >> Uh we can address those. Uh with regards
to the water pressure, I'll recall the um uh site civil engineer, Mr. Risk. Okay. for so for regarding the water pressure we've uh submitted for a flow test with the MUA and um if there's any issues
with the water pressure um they would require us to address them but that hasn't been uh coordinated at this time. So, so we'll work with the Jersey City MUA to determine if there's any water pressure issues. And then, uh, with regards to the
lighting, um, we are proposing building mounted lights along the building frontage, there are, I think, I believe, uh, three existing Cobra heads that we're keeping. We're not proposing any more um street lights
on the site, but with the uh building mounted lights, it provides uh more than enough lighting to uh provide lighting on the sidewalk for the pedestrians. >> Thank you, >> Pam. Is there anyone else from the public?
>> There do not appear to be any more hands raised from the public. >> Since no one else from the public, I'd like to close the public portion. >> Thank you. Public is closed. Um a review planner. Matt, would you like
to um comment on the application? Milda. >> Um certainly, Madam Chair. Um so you know staff prepared a prepared a report dated 652026. Um applicant already stated on the record
that they would agree to staff's recommended conditions. Um as well as I know there were other conditions enumerated by the board with regards to the design of the balcony railing. Um,
a herb extension at a Manila. Um, and there were two more that are escaping me in this moment. I just want to make sure we have >> the bump out. >> Yes, the bumpout and >> signaling for vehicular vehicles,
private hauler for trash and recycling. >> Correct. Um, just want to reiterate. Um so that would bring a total of nine recommended conditions. Uh does the applicant agree to all those? >> Yes, that is correct. The applicant will agree to those nine conditions.
>> Okay. Um should the board um vote to approve this application? Staff recommends that the applicant be bound those conditions. Um otherwise, no further comments. >> Thank you. At this time, I would like to entertain a motion.
I'd like to make a motion to approve case P2025-0228 as presented to the board this evening with all staff recommendations and conditions. >> Second. >> Great. >> Can we have the roll call, please?
>> Certainly, Madam Chair. Vice Chair Wick. >> I. >> Commissioner Stamato. I. >> Commissioner Kaplan. I. >> Commissioner Patel. Hi. Commission. Uh when Commissioner Barnaby is recused. >> Yes.
>> Um Commissioner Councilwoman Little. >> Before I vote, um you know, I I just want to say that um this is a one of the last pieces of publicly owned land in downtown Jersey City. And um I
understand the JC under the previous administate administration made some motions to um sell it for this for this project. Um I I personally would like to state on the record my disappointment in
that um with one of the last pieces of publicly owned land downtown. We did not seek a better deal and we did not engage the community more. Um there is no affordable housing being built at this site. Um you know
we are bound at at the planning board level by the letter from zoning that declares that this is not subject to the ICO. Um I would have very much liked to see a project with more community input and um and an affordable housing
component. However, I believe at the planning board level, um, you know, we we are obligated to approve it at the planning board level, but I I would like to on the record say that I I hope the JC will be more discerning with the
remaining pieces of city- owned land >> and Sher Gangaden. >> Yeah. So, I um I think it's a great addition to the neighborhood. um from what it is currently the um variance is uh requested is minimal and it's not a
detriment to the public. So my vote is I >> okay motion carries. All in favor? >> Okay. Okay. Thank you. >> Thank you. Kim, you okay to move on to the next? >> Um Cam had to um leave to attend to a
personal matter. Um, Deputy Secretary Ben is running the meeting now. >> Okay. Mike, are you okay? >> Uh, I figured this was probably a good time to take a break just since the next one might be a little longer. >> All right. So, we'll take a 10 minutes
break and then we'll be back. >> Thank you, Madam Chair. >> Thank you. Glad to see you back, Madam Chair. >> Is everyone back? >> Right now, it's just you and I. >> Well,
I'm trying to get my I think my desktop died. Um, we broke it, but I'm on my laptop. I'm trying to get that hooked up to the monitor. background. I'm trying to eat dinner. So, is it okay if I stay off camera for a little bit? >> Okay. Do you want to stay on until we
call the case and then maybe you can Is everyone back? >> I'm back. >> Okay. So, we are on to all business continued. Um I would like to call on case P205-000067.
This case was open on March 24, 2026. Um, for the record, the commissioners that were present were Commissioner Pat Stamato, Bobin Patel, Andrew Kaplan, Elizabeth Wick, together with myself. I
would like to ask if Commissioner Barnaby, and Councilwoman Little have read the transcript or watched the video. Sorry. Yes. Yes, I have. >> Okay. Is Commissioner Barnaby back?
>> I don't see her. >> She might not have realized that we finished the last application. Is uh someone from staff able to reach out to her to let her know >> she's good to come back? >> We will we will attempt to in the meantime if we have quorum we should
proceed. >> Yeah, I think we'll proceed. Um so I'd like to >> Okay, here we go. >> Is she back? Is she on? >> She is back. >> Barnaby. Uh, yes. >> For the record, Commissioner Barnaby is back. Um, did you had an opportunity to
review this case, the transcript or the video as you were not present? You were not a commissioner at the March meeting, March 24th meeting. >> Correct. I'm fully up to date. >> Thank you. Okay. Um, Chuck Harrington is the attorney. The case number is
B2025-000067. address is 8-16 L Street in Jersey City, lot 625-639 Norc Avenue. >> All right, I just promoted uh Chuck to
be a panelist. >> Okay. Um, if you're a member of the team of professionals for this application, please raise your hand and the deputy secretary will promote you as well. >> Okay, there we go.
>> Uh, John McDonald Donahue to panelist. Uh Ian Barton, Paul Frightus, uh Eric Campbell, and uh Christina
Aia. >> That's right. That's that's the roster there of the the professionals associated with this uh project. >> Great. >> Okay. So, yeah. Good evening, Chuck. >> Good evening, Madam Chair. Good evening,
commissioners. For the record, uh Charles Arrington of Connell Foley on behalf of the applicant. Um I did provide public notices um uh new public notices for the project as a result of it being um provided on Zoom. I did
provide those on Tyler and I also sent them independently to uh council as well as to uh Cameron uh Black. So I'd ask that they be reviewed and marked into evidence. Council. >> Thank you, Mr. Harrington. Uh, I am
going to receive the affidate of publication proof of mailing with respect to the application. Uh, I've had the opportunity to review it. Mr. Harrington, it's under your transmitter letter dated May 15, 2026. And you are correct. Obviously, we were
in person and now we are handling the application virtually, which did require the renotice of the application. So, with all that said, they do appear to be in order. We're going to mark them as A1 for the record. Okay. Thank you. >> Thank you, council.
>> So, as as Madam Chair mentioned, this this was uh before the board back on March 24th. Uh there were some conversations about uh Lot Street and and whether it you know, the treatment of it at the time and and how it was reflected on the plans. Uh so we have,
you know, have since gone back and and uh we reworked that. Um, so you know, um, Commissioner or Councilwoman Little and and Commissioner Barnaby didn't you didn't miss much. Um, it's, uh, so we're kind of starting new, uh, you know, the
presentation tonight. Um, because what we're we're doing is, um, we did meet with the Jersey City Traffic Department, specifically Lindseay Scullfield, um, since that time, uh, to, um, get on the same page as to the treatment of Lot Street. and that that will be treated
just like any other um street that's you'll see during the presentation. Lot street is a very small street um located uh to the west of Central Avenue. Uh we also um provided for um a a we're providing for a loading zone on on the
south side of North Avenue near the corner of Central and Nor Avenue. uh in coordination with Miss Scfield uh that would provide for uh loading for this project as well as uh that side of uh Norc Avenue um because curiously enough
it's it there is no loading zone um on on loading on North Avenue between Central Avenue and Summit Avenue. Um we also then as a result um redesigned the corner uh with some bumpouts of the sidewalk. Um so that that helps with you
know pedestrian um crossing the street. It also um uh simultaneously eliminated two two uh variances um as part of the project because now we have a wider sidewalk at the corner. Um so that that was all we think you know all good good
things as a result of of uh maybe taking a step back and looking at it closer. Um as as a uh um kind of review here too where my client does own the property. Um they have been designated by the JC
uh as the the designated redeveloper. uh the the redevelopment agree the redevelopment plan actually does not require designation here but uh he has been working with the the agency for a number of projects uh including the the Homestead Place extension and uh he's you know continuing to work with them
here and this so this project um it's uh and he has a redevelopment agreement already signed that's been signed for some time. Uh it it is a you know a a project that uh it's one of the one of the um uh newer projects that's that's
going to utilize the the ordinance that was passed to to um provide for affordable housing uh in the journal square area where you have 30 30 units or more. Um so this project is obviously over 30 units. It's uh it's a 149
residential units. It's taking um taking into consideration that the accommodation um uh for the affordable housing allows you to go up an additional 20 stories. Um and that's that's why you're looking at a 47story uh building because this this building
is is in zone 3 uh and it's on in zone 5 in the redevelopment area. Most of the area is within zone 3. So then you're allowed to use the zone 3 regulations. Uh and then you have your commercial uh use bonus uh that allows you another two
stories and that's where you're going to have some hotel units and we're providing for 26 uh hotel uh rooms on on those floors. Uh and we uh then you'll have your 10% affordable. This is going to result in 105 uh affordable units uh
here. So that's you know that's a big big thing. And there's there's a number of projects, I think, you know, coming down the pike that that will provide even more. Uh so, you know, I think this ordinance is is working. Um it's it's going to result in a lot of affordable
housing. Um some some unique feature or one of the unique features about the project too, you'll see is uh in the corner property, we're we're saving and restoring uh the facade at the corner of Central Avenue and and uh and Nor Avenue. So that is incorporated into
into the design uh on kind of on the base uh of of the uh the tower. It you also see it's it's um the property is located directly across the from the future courthouse park. So that was kind of the the vision for this um that it
that we we're calling it the park tower um because then you'll you're sitting right across from hopefully you know that all comes together. uh my my client, you know, is is is behind that and hoping that it that it moves forward uh as well. Um and um excuse me. So, as
part of this, we do have some uh deviations that we'll address uh during during the presentation and I can, you know, represent their their typical deviations associated with the tower on base regulations that those regulations don't necessarily, you know, fit like a
glove um on on every project. So we are asking for some relief there. Uh there also is um on a required retail uh there there's a provision that that um they don't want more than a certain certain amount of linear feet with a blank wall.
We have on projects that are larger you have to have additional transformers um and then once you have the you know two or three transformers it it really it's almost impossible um to to comply with that. But you'll see, I think, from the design that we meet the intent of of the
activation of the facade because we have the hotel lobby, the residential lobby, the retail on on the corners, which I think it's it's it really, you know, it meets meets that that intent. Um, so I guess with that, I have everybody who
who got promoted. Um, I I intend on um presenting our engineer. Uh I have our architect and project architect who's going to take you through the project and then Mr. Mcdana uh Don is going to uh do the planning testimony and I have
our traffic engineer um in any event there's there's any any questions from the board. So with that said uh I hope I didn't leave anything out but uh I'm gonna turn it over to Mr. Burton to uh walk you through the the site.
>> Thank you Mr. character. >> Hey, I'll spray you in. You swear any testimony you give tonight is going to be the truth, the whole truth, and nothing but the truth. >> Do for the record, can you state and spell your name? >> Ian Burton. Uh, B U R T O N. >> Thank you. >> And before, >> is your license current and in good
standing? >> It is. >> You're qualified. >> You may proceed. Council, what I'd like to do here is just that I I'd like to just mark each slide deck um as an exhibit regardless of whether or not it's on Tyler if that's okay. Just so
that we we can keep it in order if that's all right. >> Let's do that. We've marked the notice as A1. So we'll start obviously with A2 and then let's just get them identified number of slides and then have the deck
uh submitted to staff after the hearing. >> Yes. Okay. So Ian, if if you could identify your your slide deck and a number of uh slides within it before proceeding. >> I have uh two slides uh in the deck.
It's uh titled 8-10 Lot Street Aerial dated May 26, 2026. >> Okay. So, if you can uh Ian, let's let's start maybe kind of recapping as to where we were on the last application. Talk about Lot Street and what we're we're doing
there and then walk through the site again. >> Sure. Um so uh sharing on this first screen uh the site is in the center in red is known as block 8001 uh lot 16 through 23 on lot street and consists of about uh 37 acres within the the zone 3
and zone 5 commercial center district of the journal square redevelopment plan. Um, you know, we're located uh off of Central A to the south with a lot street to the west, uh, Newark A to the east, and some, um, mix of retail and
residential uh, properties to the north. Uh, again, generally in the vicinity, we have the courthouse uh, to the east and Journal Square Path Station to our west. And zooming out a little further, uh, between, you know, sandwiched between Route 139 and JFK Boulevard.
Uh switching to the next slide uh when it loads uh depicts the the proposed 47story building with 149 apartments, 26 hotel rooms and uh roughly uh 2,392 square ft of retail space uh with 105 of
those uh apartment units being affordable to 10%. I previously presented a number of the uh building variances, but uh to kind of recap what Mr. Harrington said we eliminated a few of them including uh the loading space. So now depicted on
the screen is the uh the loading off of New York A. It's a a 40 foot um loading striped loading area. Uh it'll eliminate two parallel parking spots and serve our building as well as the the full um the full block. Um so intended to uh a truck
to park there and then can access the rear of the site in our rear kind of access alley. Uh we've also eliminated uh the front yard uh setback off of Central A where five feet was required and previously zero was proposed and the minimum
sidewalk width of 15 ft where 10 ft was proposed and that's kind of in this corner near Central Avenue and Newark where we're maintaining the historic building. So previously if you can imagine the curb line along Central A and New York a uh continued in those directions towards the intersection and
here we have added the bumpout and in doing so the uh 18.5 ft from the building at the corner to the curb line on central a at this bumpout uh eliminates those two kind of associated variances.
Um and then the I guess uh I I go into further detail of the full uh site plan which I previously presented but the the other changes associated uh with with this presentation were related to lot street where we previously had kind of a pedestrian plaza area uh with decorative
pavers. We removed that and now just intend to maintain Lost Street as as it is right now, which is a, you know, a public right ofway, little dead end area. And we reworked the two curb ramps and the crosswalk and added in a crosswalk across uh the lot street uh
near our site. I don't know if it's necessary to go through everything I've already presented from the previous uh presentation, but those kind of cover the changes that we made on on the site plan. >> Well, you can recap. I mean, it's been it's been a >> Yeah, I think it's I think it's a great
idea to to go back and recap prior to >> we have two commissioners as well that was not part of the March meeting. >> Perfect. So the then dark brown is the first floor building footprint and light brown is the the tower overhang. Uh we have uh pedestrian access uh for the
hotel and the residential area uh along central a with retail doors on uh all three street frontages. Um there is no proposed um vehicle parking but we have a number of bike storage spaces uh per the requirements of the redevelopment
plan. Believe we have uh 532 indoor parking spaces with one uh two sorry two external racks uh along central a on either side. Uh we're not proposing to make any significant you know uh grading changes. We're maintaining the curb elevation that
ranges between 97 and 100. We are not in a FEMA flood zone um and the ground elevation uh rule the you know proposed finished floors remain between 98 and 100 elevation. Uh we are a major development as defined by storm water uh
Jersey City standards. So, we're meeting the uh rules for quantity, quality, recharge, and green infrastructure. Since the site is predominantly paved or impervious right now, there's not a significant storm water design, we are meeting the green infrastructure with a
a green roof and discharging out to the existing storm sewer system. We've had a number of in-person and uh um email exchanges with the MUA to coordinate both our storm connection as well as our sewer and water connections uh with some
number of improvements and you know uh of the mains in Newark A and Central A. Uh the trash area is located in the northern side of the building and we brought out to the street from the uh the rear alley. Um, we're showing the
proposed street trees. We have nine street trees that are generally 30 ft apart with the exception of of near the intersections. Uh, and 2,000 square ft of a green roof. Uh, which, you know, also serves for the storm water. Uh, we have a number of decorative street lights and building
mounted lights to to illuminate the the outside of the building. um and um maintaining any other, you know, post hydrants and coordinating with sewer on any other street improvements. That was a quick quick recap of uh
everything I discussed last time. >> Okay. Any any questions for Mr. Burton? >> Just just one quick question. Um obviously this is a pretty tall building. Um I it looks like it doesn't have a basement. Can you just talk a little bit about the foundation and and
kind of the structural elements of supporting a taller building like this on this site? >> I would defer that to the to the architect. Um the joke that the site civil is everything outside of the building. >> Okay. Gotcha. The structural of the foundations would be the a question for
the architect. That's that's thank you. Um >> I think you mentioned that there is parking spots. There's two parking spot that will be eliminated. Are they meter parking currently? >> I don't know off the top of my head, but I can check.
>> Yes, they are meter park. >> Now, would you need um traffic engineer approval for those? We we have coordinated with um Lindsay Scoffield uh and she she kind of directed us and and helped us design this 40 foot loading stall in uh in
associate in coordination with also this this bumpout. >> Okay. >> Yeah, that came directly from our our meetings with her. >> For the record, Lindsay is the director of transportation planning at the city in the department of instruction.
>> Thank you, Andy. Any questions for Mr. Burton? >> Well, thank you so much. >> Thank you. Okay. And just want to move move on to our architect then. Um and in this instance, we you know you're many of the board members are familiar with
uh Mr. Fredus. Uh he is our licensed architect and did the and did the uh the plans. But uh Christina uh who is a um I call her a project architect. she works for for the applicant and she's she has
been, you know, very very familiar with the ins and outs of of the project. So, we're going to ask that that she that Paul be be uh sworn in as the license architect and that Christina um do the presentation if that's okay with the board. >> That's fine.
>> Well, I swear you both in together. Uh do you swear any testimony you give tonight is going to be the truth, the whole truth, and nothing but the truth? >> I do. I do. >> And now, ladies, first, if you could state and explain your name for me, please.
>> Christina A. A T I E H. >> Paul Freighus. P A U L. F R E I T A S. Thank you. >> Mr. Fredus, is your license current and in good standing? >> Yes, it is.
>> Thank you. And Miss Atier is going to present on your behalf? >> Yes, she is. >> Okay. Thank you. >> Thank you. Good evening, commissioners. Um, I'm going to pull up the plans right now. >> Mr. Hinrich, we're going to mark this as
a three, the slide deck. >> Yes, please. Please. And uh Christine, if you could uh identify uh the slide deck and how how many sheets or slide slides are within the deck. >> Yes, we're looking at the site plan
submission. It has 32 sheets in it. It's dated May 5, 2026. Issued for planning board approval starting with sheet T001 with the site plan. >> Okay. Thank you.
>> So, just as a recap, following up with Chuck and Ian, um this is our proposal for a 47story tower at Lot Street and Central. Um it will contain 1,049 residential units, 105 of which will be
affordable. Um we have incorporated the commercial bonus into this project which includes two floors of hotel units of a total of 26. Um we have incorporated retail on the ground floor which consists of
approximately 2,400 square ft. Um with a total of 666,000 gross square feet for the project. Moving into the plans, um, as Chuck mentioned, um, we have incorporated the
historic themed facade of 625 Newark Avenue into our building. We will be preserving the facade that's on Newark and a partial return of 20 of 17 ft on Central. Um, we will be shoring that and
including it within the the rest of the tower. >> And Christina, was that that design and and all of all of what we're showing here that was done uh while working with Maggie O'Neal of Historic Preservation. Correct.
>> Correct. Correct. >> Moving into the floor plans. Um jumping straight into the ground floor. Again, as Chuck mentioned, we have incorporated retail into all the corners of the site. Um here on Central and
Newark. um and on Central and Lot Street and along Central Avenue as well. Um along with the residential lobby um offering transparency and um activating the public realm um with these uses.
>> Can you can you uh make that a little bit larger or use your cursor to >> So right now we're looking at the residential lobby centered here. We have the two retail corners again on central and then on Newark side as well. Um
we we incorporated the 15 foot expansion of the sidewalk again to enhance the public realm experience. Um again we also incorporated storefront glazing which maximizes clarity and visibility into these lobbies and spaces. Um,
>> and the building I'm I'm sorry, Christina, not to break your flow, but I'm just looking in the right hand side. Just if you point out, the reason the building jumps out at the corner there is because of the historic facade. Correct. >> Correct. Exactly. We've given the 15t throughout central, but the bump out
here is to incorporate the 625 historic facade. >> Thanks. In terms of uh building functioning, as our civil engineer mentioned, we're showing loading along Newark side right here. Um, which would be used for both
trash and moveins and move outs. Um, both would access through this back corridor and access either the trash room with the compactors and roll out. Um, or enter the main cores to move in tenants into the service elevators up
the back. And then retail will also be able to use this to access retail from back of house areas. Um we use private trash pickup daily um and that our team and maintenance team operates and and
wheels out throughout the back alleyway and would get picked up on Newark. Moving up to the typical floor plans, as mentioned, the second and third floor utilizes the commercial bonus with the hotel unit component to it. Um, they
have maximizing views and vision glass for these units. They incorporate kitchenetses. Um, and they also have a couple hotel amenity spaces for their use as well with their own separate designated lobby that takes you up to the second and
third floor. Moving to the fourth floor which starts the residential component. Um again maximizing the layout with efficiencies. All units get full floor to ceiling glass. Um expanding on the views. Uh the
glazing is using a low E coating. Um, and uh it it it's a pretty efficient flow of the of the of the typical residential floor, you know, with these two elevator cores that take you up all the way up the building and you flow right and left
to get into um the residential units. Again, the typical residential floor plan is quite clean, which maintains, you know, efficiency and goes straight up to the tower. um throughout the remaining floors. A couple changes across mechanical floors, but again
maximizing all views on all four sides of the building. Um and maximizing the glazing as well. Um on the 47th floor of the building, we have the amenities. We have 12,000 ft² of amenities for the tenants, including
co-working spaces, resident lounges, a large gym and wellness rooms and game rooms um for the for for the thousand units including the market rate and affordable tenants. And then on the roof lounge um floor, we
incorporated an internal roof lounge again as an added amenity for the tenants of the building um with a nice pantry area again with the views uh facing central and maximizing the glazing on this side as well with an outdoor deck um turfed area, barbecue
areas and outdoor seating again for all tenants of the building. Moving on from the plans to the elevations again um this is a proposal for a 47story tower and the design intent for
this building was to maximize um the vision glass for the tenants and for uh the design overall to give a slender more in verticality look to the building um with a contextualized base. So
looking in more at the base, the first three floors which incorporate the retail component and the residential component, maximizing on the storefront glazing and visual per permeability from the public realm and activating the frontage with a masonry base along the
columns that would be lit up. Um and then moving towards the tower, we've uh maximized on the curtain wall unit glazing um which reflects onto the sky and onto the building and creates this kind of lightness um to the tower as
well. Um moving on to some of these details which are our typical curtain wall. I'll just skip through one second. Okay, moving on to the shadow study um looking at it closely um at different times of
day um and at different seasons. Then we have our lighting study as well which shows the wall-mounted lighting at grade and our canopy lighting which feeds into the sidewalk as well. Um this is just a closer look at
enlarged elevations. Um speaking of materiality, as mentioned, we have a brick base, contextualized base, um with a glass tower above it. These are some of our fencing details for the back alleyway which would allow for the moveins and maintenance and
tenants to use. Our typical signage detail for the retail frontage and finishing it off with um our material board which references the the glazing unit we will use and the brick
materiality as well. Um just going to end it with a couple views of renderings that we put together of the building. This is looking off central and you're looking at the corner here of lot. Um we're looking at the retail corner again. We're looking at
the residential midsection and then the ending of the retail and the preservation of 625 Newark as well. Moving on to an overall view of the tower. Um, again, a very um glassy,
reflective yet visible um slender tower. You know, we wanted the architecture to speak for itself, the volume to speak for itself. Um, this is from another angle. Apologies. This angle is coming from the southeast.
This angle is northeast. And finally, there is another view off Newark showing the incorporation of the preservation of 65 Newark along with the addition of retail on Newark Avenue, the return on central and the tower on top.
Um, that concludes my presentation if anyone has any questions. >> Yes. So, I have a couple questions before we move. Um, is there a loading zone inside the building to remove the garbage? No, it's it's designated on Newark Avenue as shown.
>> But we we have a trash room. >> Yes, we have a trash room. Yes, >> you have a trash room. And so all the garbage will be on Norc Avenue. And how and when is those garbage going to be on the Norc Avenue side? Will it
will that smell be in the area of Norc Avenue? I mean, how do how do what is the um plan? So, the trash room right now is shown here. It's central towards the back of the building. And we work with a private company for daily pickup. And
>> Daily? >> Yes. And it happens once a day. Um, not sure if it's in the morning or in the evening, but our team works with them and rolls out when they're coming. Doesn't leave anything on the sidewalk. Um, rolls it out as they're coming and
and it gets taken away same day at same time. Is it possible, Christina, you could you could roll it out to North Avenue as well as Lot Street, correct? >> Yes. I mean, you technically do have both options. Yes, >> that would be
>> avenue is a very busy um busy avenue there as as well. >> Yes, >> madame chair, there's a building right across the street. I believe barely there's like a 25 to 30 feet in between.
Andy, what's your thoughts on that? >> Yeah, I would just echo I I mean, a loading zone on since loading zones are shared, they're not permitted to a specific building or use or reservable. You know, a loading zone on Newark Avenue, I think, meets a lot of the building's day-to-day needs, but um to ensure that it's available for the trash
is is significant. Um I think Lot Street is certainly less utilized. I I don't know. Is there any regulation or ability to use that? I think that would be a a good option. >> Yeah, I think so too. >> Yeah. >> Yeah, we can abs absolutely do that and
that's that's why, you know, lot street is is it's being treated as as a typical street. Um, you know, so and it is a typical street. It's a public street there. It's just not, you know, a long street. So, we can absolutely provide for it to go out on Tot Street. >> Yes. Again, looking at it at an overall
view, you could wheel out from here and land on lot street through the back alley. >> Okay, >> that would be the >> prefer situation. >> Okay, >> this would be collected every day, Madam Chair. >> Collected every day.
>> Yeah. >> And collected every day. >> Collected every day. That's both recycling and garbage. Collect garbage. >> Correct. >> Okay. Um, Madam Chair, if I may, um, just is the garbage going to be rolled out when the pickup is there. That's not
going to be rolled out and left on the curb to wait pickup. Is that correct? >> Correct. Correct. >> Great. Thank you. >> So, there would be a scheduled time when the private pickup is coming. That's when it's going to be out. >> Correct. >> So, there's no garbage on the sidewalk
and there's no um leftovers. Um, if I may, on the affordable units, do we have a location for the affordable units? >> We do not have a an exact location yet. They will be spread throughout the building. Um, that will be coordinated
with the division of affordable housing. Uh, we do have a breakdown of of the uh, >> yes, that was going to be my next question. The breakdown on the affordable units, >> right? So, it's very uh heavily weighted to the twos and the three bedrooms because you'll have of the 105 units,
you'll have three studios, 18 onebedrooms, 60 twobedrooms, and 24 three-bedroom affordable units. And then they would be further uh allocated among the different income level groups, right? So, so we'd have um
for example, four very low uh three-bedroom units. Uh and that's that's uh 30% or below of of the uh AMI. Uh you're going to have eight uh lowincome three-bedroom units, 12 moderate income units, and then you know
the mix is I I could go through the mix, but that's kind of shows where you've got we're going to have 16 very lowincome units, 37 low income units, which is 50% of AMI or low, uh and then
52 moderate income. So, of of the 105, we we have 53 that would be low income and very low income units. >> And all these uh units are built out the same as the rest of the building. >> That's correct. >> Exactly the same. Yes.
>> That's that is required by ordinance. >> Okay. >> Any questions from the board? >> Yes, if I may. Sure. >> Um, more requests and I guess a question. Uh, wondering if we can squeeze more trees around the perimeter.
I see there's some there's I also see some gaps. Wondering if that's um an option. >> Ian, maybe is that that a question for you maybe with uh I know there's a lot of utilities along and you're muted. Uh, a lot of utilities along Central Avenue
there. We we can't hear you. Ian, >> sorry, just trying to find my mute button first time. Um, yeah, I have to double check. Give me one second. There was, I believe, utility conflicts with um why the trees are not located near
Lot Street. And so we've been um that's typically why that andor the the spacing from the intersections, but it believe it's a number of electric lines and water lines that are kind of in that corner. >> Um and I I had to double check, but I
think the the more of we couldn't really couldn't really squeeze them more together. So any gaps are from utilities. Gotcha. Um, and this will probably be a dog dog friendly building >> for sure. We've already incorporated a a
dog wash in the building as well. Um, >> uh, do you guys have any dog waste bag dispensers by the >> Yes. Yes. >> Okay. Wonderful. >> Thank you. >> I have another question if I can. Um, but the glass that's being used in this
building, I know this was an issue earlier with a few other buildings. Is it more or less, I hate to use the word bird [ __ ] but something to keep the birds from flying into the glass? We had a big issue about that. Um, what are you doing in reference to that? Because of
the height and the way this building is um matching up with the skyline. >> Yes, I mean, we've been working with our curtain wall vendors to find the right specs. Um again these need to be highly efficient glass low E- rating but still
have the visual permeability within the unit. So um we are working with the vendor on finding the right spec um for the reflectivity as well um for bird for to avoid that the bird issue. Um we we
can definitely share that spec with the team. >> Yeah, that would be great. Christina, thank you very much for that. >> Thank you. Um just another quick question. I know when the presentation was done back in March, they were um
if I remember there were on the dead end street on lot street there were ballards that were there um and we needed some permission from the city if I if I'm recollecting correctly. >> Yeah, it is >> to do any upgrades on that. you you are
and that they those ballards have been eliminated. So, we're not we're not proposing any ballards. We're not proposing any any pedestrian plaza. It's just it's it's a it's a street because that's and it's going to be improved. Right now, if you go there, you you
really don't even recognize that it's actually a city street. It's almost looks like an extension of a driveway to the building that fronts on Summit Avenue. Um but it's all going to be improved as as the public right away, which it is today. So it will it'll be a it will be a
private street or it will be public. >> It's a public street. >> Public street. Any upgrades will be done to it? >> Yes, we we will improve the whole street. >> Okay. >> That would meaning you we're putting in new sidewalks, new curbs, new paving. Uh
that'll all be done as part of this. >> Okay. Now, okay. So it will be a public street. Okay. >> Yes. Any other questions from the board, >> Madame Chair? Um, some questions over
here. Um, and apologize. I think I tethered to my phone. I'm >> fighting my my computer and internet today. Um, >> you you show the uh hotel having a commercial kind of washer and dryer space to support that. That makes sense. Could you just discuss how those are
vented and connected, you know, in that sense? Yeah, we we do call it commercial, but I think the right terminology is heavy duty. So, they're still electrical. They won't be gas. Um, so it's an easier ventilation system. They're just larger units that take on a bigger load for the sheets and and the
constant um change of units. Um, but again, electric ventilation is much less. It's louvered through the back of our building. Um, yes, >> that makes sense. Thank you. Um, could you also speak a little bit
about inside the building separation of the hotel and the residential space? Is there do the hotel guests have access to the residential elevators and amenities intentionally or unintentionally and vice versa? >> Um, no. They're separated again. The second and third floor have their
designated hotel and stair. They have their designated amenities and then the residential portion um would also be separated from the second and third floor. Um, and they would have their separate amenities on the 47th floor. >> So, the residential elevators don't stop at the second and third floor.
>> Okay. I thought I saw that on the plans, but I may be >> Yeah, it will it will have to be blocked off. Yeah. >> Okay. Thank you. >> While just while Mr. Commissioner Kaplan's here, he had a question about the the basement and the cellar and um
the structure. I think you you know I know that was a big discussion about you know the bedrock and how how you know where we can go on here. Maybe you want to touch upon that. >> Yeah, interesting enough the the building is sitting on rock here. Um when we did our geotechnical report we
found rock at um minus3 ft um which which made it hard to incorporate a cellar into this building. Um but it actually helps in terms of foundations. So our foundations instead of sitting on pile caps will sit on this rock as well
to help hold up this 47story building. >> And and big rock is is probably the best rock to build on. Right. >> Exactly. >> Fascinating. Thank you for for for enlightening on that. Um if I could ask a question for you in the architectural plans in the PDF, I think it's on page
12. >> One of the floor plans. >> Okay. Um, >> yeah, in the top left of the sheet there's like a three-bedroom unit and I think the middle bedroom. Um, and again, I'm not an expert in this, but I didn't see a closet. Is that required? Is that
not required? Is that typical? Not atypical? Um, >> I don't know if you can speak towards that. >> Yeah. Um, I would have to double check the code, but um, we don't believe a closet is required in every bedroom. It should be required in a habitable unit
which it is provided at the entry and the other bedrooms do have closets as well. Um but let me double check if it's uh a require we I don't think it's a requirement in every single bedroom by code at least.
>> Okay. Uh I'm not an expert in that. I found it unique. Um appreciate >> yes >> that confirmation. Um, >> but again, an entry closet has been provided which could be designated to this bedroom. >> Yeah. Gotcha.
>> As as a renter in Jersey City, I have rented a two-bedroom apartment where one bedroom did not have a closet. Um, and we had to buy a wardrobe. So, >> okay. >> Um, >> I learned something every night. >> Sorry.
>> I learn something every night. Go ahead, Councilwoman. Um, I just this I think this is more of a question for planning staff actually, but um I wanted to address uh Commissioner Stamato's comment earlier um about the birds and I
I know council worked with the planning department to pass a bird safe buildings ordinance earlier this year and I I just pulled it up actually on my computer and the wording is just like you know it will go into effect at the time applicable by law or something like
that. And so it it doesn't really give a date for when it goes into effect. So I'm I'm just curious um and this is more of a question for the planning department whether whether that's for new projects coming in or or whether that also applies to projects already in the pipeline like this.
>> I'm certainly happy to answer your question, Councilwoman. Um so the New Jersey municipal land use law um has a time of application principle. So, at the time an application is deemed complete, those are the regulations that
govern a project. And so, this project um this application was deemed complete before the safe bird glass law went into effect. Um you know, it's it's I think you know this project's facade,
you are correct, does not meet those requirements, but this project is also not bound by those requirements. Um, you know, it would be great if they could figure out a way to retrofit that potentially, but it's it's not a requirement that this project is bound by.
>> Yeah. And as Christina has said, we are we are trying to address address the issue. It's not it's not something that that uh hasn't been on on in the discussions uh during the the design of this project. >> Great. I'm I'm glad to hear that. Yeah.
I mean, I'm sure for for the tenants and the guests of the hotel, it's not pleasant for them to walk out and see dead birds. So, I imagine it's it's a benefit to the people who are going to live there and stay there as well. Um, so, thank you for that. But, yeah, overall, I'm excited to see the
distribution of affordable units um particularly at those more deeply affordable levels and at those two and threebedroom um units. uh really creating affordable units for working families. So, I'm excited to see that. Thank you.
>> Any other board comments? M >> Madam Chair, just a couple other questions for for these guys. Um could you talk about, you know, behind the the opposite side of this visibility to neighbors facing New York Avenue? It's a pretty small setback. Um so, is there to
to the right side of this screen, right, the existing buildings? Um, are there, you know, how does that work? I mean, clearly you have a lot of windows facing that neighboring property. Um, are is there any sort of easement or agreement with them about not developing, you
know, of height because your building has windows overlooking it? Um, that that sort of inquiry. >> Yeah. I mean, right now it's it's just following code. We've offered a five foot setback there. And with five foot setback per building code, you're allowed for 25% opening, which is what
we are showing right now. Um, in all our units. Um, so there is no easement required to to achieve that. >> It that 5-ft setback is on our property. We we have a separation of the of the base, the tower base to and the rest of
the building to to uh to the property line. And that that's creates that alleyway in the back that that allows for the the trash uh uh in and out as well and and the loading and unloading.
>> So uh to add to that the loading zone um what is the um footage? It should it have been 35 at the inter from the intersections or um and what is it currently at?
the proposed loading zone on on North Avenue. >> Yes. >> Yeah. That uh I don't know if you have those dimensions, but again that those were um dimensions and and the location of that was uh directly uh uh a result
from our our discussions with uh Miss Scfield. >> Yes. >> Council, I think the question is there were deviations being sought. So what's the requirement? >> Oh, okay. I'm sorry I misunderstood that. So, so the requirement there's the the hotel space is what triggers a
requirement for a loading area um on you know in the building because it's over 10,000 square feet. Uh it's not the residential component that that that requires that. So that per the zoning you'd be required to have one on-site
loading area. Um that's that's what we're asking for relief from as as part of uh uh the application which is you know that's a a deviation that that's asked or requested in a lot of these these buildings. But you you know you
hear the testimony and our you know our thought is you know we have 26 hotel rooms. Um, so it's that's that's not and it's not a typ we're not talking about a a uh you know it's it's a Hilton or a
Marriott that that has a 100 rooms. It's not your typical hotel. It's a smaller component of it. So um that's what triggers the requirement. Um you you know you're not going to so that's not the predominant use here. So we don't think that that's that's necessary. But,
um, that being said, that's where we're, you know, we we thought the the loading zone on North Avenue, uh, would be a, uh, a, uh, an appropriate location, an appropriate area. There's a there's a loading loading zone across the street,
um, for a similar building that's I think it's 27 stories. Um, and again, as pointed out, it's it's not it's not a loading zone that that's that's privy just to this building. It services the whole area there. council. The second part of the question had to
do with the other deviations with respect to the setback deviations and I assume that Mr. Mcdana is going to take us through it. So, if you could just >> Yeah, thank you. >> Tell us what they are. >> Madam Okay. Yeah. And I have a couple other questions on the architecture, but I can I can wait for those later.
However you want to handle it, Madam Chair. >> Sure. >> I'm sorry. Would you like me to ask them now or wait? >> No, you can ask. Absolutely. You can go ahead and we will go back to the um >> Thank you, Madam Chair. Um so, could you
just testify a little bit to the railing on the roof? Um does it go all the way to the ground? One of our favorite questions. >> It will. >> Yes. Yes. >> Thank you. And what's the height since it it is high height? >> It is. Yeah, it is higher. We're going
up to six uh six feet on this one, which I think is also the max allowable. >> Christina, would you like me to add a little color to it? >> Of course. >> Yeah. So, we have a very similar condition to what was uh previously discussed where we have a a parapit wall
that basically uh extends about 2 feet above the roof line uh with our uh railings being inset on the inside face of that parapit. So, um and then uh being anchored to the side of the parit wall with the glass uh glass panels. So,
there's uh no no chance of anything rolling under that railing and going off the building. And the railing itself uh by code is required to be 42 inches. >> And the lowest part of that railing, Mr. Fredus, we can get down to that 2 in that we like to see even though we have
that parapit wall as opposed to the 4 in is permissible under the code. >> Yeah. I mean I it it won't serve any purpose outside uh you know I mean outside of uh I mean really change the nature of of keeping things off the
roof. Um and then it the only reason why I would even suggest that it's a problem is that there's we have uh pavers and such that that that that would get in the way of uh service of the any kind of roofing uh should it get too close. But if that's a a requirement we we're I'm
sure we could design it so that it makes that work. Yeah, we we will meet that. >> Thank you. Um, two other questions. Uh, can you just walk me through a little bit about the bike parking and and how that's being accommodated and where? >> Yes. Um, let me pull up the plans as
well. I believe we are showing 525 bike parking spaces throughout the tower on the residential portions of the tower. Um the way it's been done are closets on the residential tower floors that
tenants can use um and take their bike up the elevator and park their cars on their individual floors. So, zooming in here. Um, let me go closer. Yeah. So, because we have we have four
elevators, one core continues up to the roof and one is a mid-rise core. So once those elevators end, this whole room becomes a closet on the residential floors that tenants can access and lock their bikes in. Could you help me understand? I I guess
so the vertical circulation a resident would take their bike a resident of a lower floor would would need to use the high-rise floor elevator, take it to a higher bike parking floor, park their bike, and then use the high-rise elevator to go back to their their other
floor. is that >> all all tenants have access to all eight elevators. But yes, if you're living on a lower floor, you would access this core, come right here to your left and go back down. Yes. Um like you would if you had bike storage on your lobby floor
or on a higher floor, for example. >> Okay. Um that's atypical. Um do you have sufficient vertical circulation with these only the four elevators to the higher 16 or how many floors it is um that is inclusive of all bike parking?
>> Yes, we've engaged an elevator consultant who ran a traffic study and performed the vertical study um for the,049 units and this layout was sufficient to have a mid-rise and fullrise tower. >> Okay. Um, could you talk a little bit
about the the the bike mechanism inside the bike room? Like how are able like bikes able to be locked to the device? >> Yes. Yes. These these get hung on on the wall hung system and they have a locking mechanism to the back of them as well.
>> Are are the racks going to be assigned so that like for example if I live on the 16th floor and I I do I know which floor I will go to in order to park my bike? >> Yes, for sure. Yes. >> Okay.
Um, thank you. I think the last question I have is related to Courthouse Park. Um, I I saw both in the staff memo it mentioned Courthouse Park being kind of a good important mitigation of some of the bulk of this tower. Um, and you
clearly incorporated kind of the vision of Courthouse Park into some of the renderings. Um, do you is this application contributing or supporting the development of Courthouse Park in any way? >> Yeah, we we're actually in discussions with uh the JCA uh to amend our our
redevelopment agreement to incorporate um contributions towards towards the park. um which that that that's something we thought was more appropriate to do through our redevelopment agreement um than you know than um you know bring that out before
the board. But we're absolutely uh you know we are committed to making a pretty substantial contribution towards towards the uh the buildout of the park. >> That's great. I I think this building complements the park very well and and I think the park as noted in the staff
memo and otherwise is is a good kind of mitigation of some of the bulk and density um and other variances being sought. Um I I'll defer to council and staff if if there's any you know if that's something the planning board should be discussing to tie these together or you know or if we leave it
to the redevelopment agreement and and you know does that ensure that those conversations advance? Yeah, I mean I'm I'm okay with, you know, discussing what we we've been discussing if if council thinks it's appropriate. I I just
>> whatever Sanchez says. >> Go ahead. Continue, Mr. Harington. >> Okay. So, no. So, we we've had discussions for for for a while with the JCA about uh yeah, amending uh the redevelopment agreement to add that that
um the the developer would make a contribution of $100,000 uh towards the the buildout of of the park because we we see it as an important um uh element not only to to this this project, but we're we're in discussions about other
projects within the area too to to add that uh because we see, you we see uh you know the struggles out there for the financing uh and and we you know we think that that uh you know the benefits go go both ways. So that's that's why we're we're in those discussions to to
try to you know come to that not on a per project basis. So, um it could it could do some, you know, substantial incentive, not incentive, but a substantial, you know, put something in the bucket so that they have they have money to uh to move forward with things
they need to do. >> Mr. Harington, all of the projects. I understand obviously that uh the applicant is the designated redeveloper of this property, but is also been designated for various other properties
and projects within the square. Uh they're all subject to separate individual redevelopment agreements, are they not? >> They are. They are. So, um we're we're actually our discussions were with the projects that are that are coming up. We
thought it was an appropriate time to talk to them about other projects within the Journal Square area so that there's a nexus between the park and and and the projects and that we could incorporate that into the respective agreements. Uh it's not it's not in the zoning code,
right? But it's something that we can we can incorporate into the redevelopment agreements. >> So for the board's edification and those in the public, uh obviously I think that that's a good idea. I think there should be further discussions and amendments of various agreements between the
redeveloper and the JC. Uh but but those factors can't be weighed into the merits of this particular case. Uh so I just caution us to go too far into it. I think that this stakeholder is is
heavily involved in the square and various projects. So uh I think Mr. Harrington on behalf of his client will continue to pursue uh amendments to the various agreements as as Mr. Harrington thinks is
appropriate as well as what the JC believes to be appropriate. So I think we have to look at this on the merits. I think we need to listen to the testimony of Mr. Mcdana with respect to the relief that's being sought in terms of
deviation and how he testifies with respect to what's supposed to happen with the park as it stands right now and of course what staff uh guides us with respect to the planning and the planning
testimony and the profer proofs uh with respect to any deviations under the redevelopment plan. So, uh, I appreciate the talks ongoing. I don't think that they are not important. I think they are important, obviously, uh, but it's not
something that is going to affect this particular application one way or the other. So, that's my guidance to the board. >> Thank you, Santa. >> Thank you. >> Should I move forward with Mr. Mcdana then at this time?
>> Yes, please. Okay. And John, I'll spray you in. Do you swear any testimony you give tonight's going to be the truth, the whole truth, and nothing but the truth? >> Hey, Mike. Yes, I do. >> And for the record, can you state and spell your name? >> Hi there, everyone. My name is John Mcdana. That's spelled MC capital D O N O U G H.
>> Thank you. >> Mr. Mcdana, is your license current and in good standing? >> It is, Madam Chair. On the state level and national as well. Um, AICP. >> Thank you. You're qualified. You may proceed. >> Thank you, Madam Chair. >> Okay. John, I I believe you have a uh an
exhibit as well that we want to mark as A4 as part of your >> Sure thing. We'll start uh Madam Chair with your permission uh taking a look at the physical characteristic of the area and how nicely this development is going to integrate with what has been established out there in Journal Square
and the nicely transforming nature of of what's happening as a result of good planning, as a result of a good redevelopment plan and applicants who who are uh following the plans. So we're looking at outlined in yellow here the subject property again >> John John before you could just identify
this in a number of sheets. So for as A4 >> believe I have four uh four sheets here. We're going to start with a satellite image and then we're going to bounce into a couple of drone recent drone photographs. >> Okay. Thank you. >> You and is this Chuck A4? Did you say >> A4? Yeah.
>> A4 for the record. Okay. So sheet number one of exhibit A4 outlines the subject property with this elongated exceptionally narrow shape which does create some hardships. Uh again that will relate to the relief that the applicant is seeking here and some
practical difficulties that the undersized nature of the lot and this unusual shape uh imposes on really any uh functional development on the property. Um again we're in the square. You've got the new buildings that are all manifesting in the area and this is
going to be infill development that's compatible with the character and the established pattern of the neighborhood uh right by your uh great transit hub. Um it is good planning to concentrate people by tra uh transit hubs including persons of uh LMI households and that's
exactly what our applicant is doing here. Next frame gives you that um aerial drone photograph. This is slide number two of exhibit A4. Again, the subject property is sort of this hole in the donut where you've got all this high-rise development that has
manifested and the applicant is looking to fill that void. Uh there are multiple uh two and threetory buildings here, older buildings and and a void here with a parking lot as well. Um these buildings have outlived their use for
life and are ripe for redevelopment and for revitalization. And that's again exactly what our applicant is doing here. Another view looking back towards New York to the east. Uh you can see the subject site again being a void where we've got uh more mass, more density,
more scale. And again just showing on slide number three here the infill nature of what the applicant is proposing and filling that void compatible with the character of the area. Finally, we've got a top- down view here showing how the property does
have triple frontage on three streets, which in and of itself creates some practical difficulties in that we do have uh front yard setbacks uh on on most of the property here. And again, emphasizing that exceptionally narrow
shape of the property. We only have 66 ft of frontage on Newark, so there are going to be some practical difficulties as we go up with those floor plates. And the applicant is asking for some relief in that regard as well. We'll kind of just hover here as I go through the uh
the core proofs here and the relief that the applicant is seeking. Again, it's a single T. It's actually eight tax lots. Block 80001, lots 16 through 23. It's about 15,593 square ft. You've got those older
buildings that I just showed you. And we're at this transit hub, this transforming transit hub. The proposal before you is redevelopment, um, demolishing all those existing older structures, constructing that beautiful new 47story mixed juice building that
you just saw in Christina's rendering there at the end. 149 units total of which 105 will be for LMI households, affordable households. You've got 26 room hotel, a nice boutique hotel here. Um, and then also,
I think I heard through Ian's testimony, 2,392 square ft of retail space as well. So, a nice mix of uses, a nice stratified mix of um LMI households as well or units um with the ones, the twos, the threes, and
back to those studios as well. And a nice diversified mix of income levels as well. Terms of the zone here, we're in the Journal Square 2060 redevelopment plan zone number three, which is your commercial center subdist.
The stated purpose of the zone is to provide for active intense uses around the Jersey uh city transportation center. The zone permits a wide range of uses and forms here, including mixed use and high-rise development, which is exactly what our applicant is doing. In
terms of zone conformance, you've got a whole page of tables on Ian's uh plans that shows conformance uh top to bottom throughout except for a few relatively minor deviations. uh fully conforming in terms of use, no
relief related for building height, no relief for density, no relief for coverage, for uh the setbacks of the base, for the floor area, for the parking, for the streetscape, for the open space. Complies, complies, complies. The only relief here, as you heard through council at the outset, is
relatively minor. You've got those tower on base standards. Um on the front we've got five feet being proposed where 10 feet is the minimum that's required. Again, this is going to be a hardship related to that exceptional sha
shallowess of the land or the narrowness of the land which really creates challenges if the literal or strict enforcement of the ordinance is imposed where we would have very pinched floor plates as we work our way up to those upper floors. So, we think there's a
basis under the hardship provisions of your redevelopment plan and also under the PA balancing provisions of your plan. We're going to hit both. Um, it's the board's or the applicant's burden to find or advance one or the other, hardship or balancing. I think you
actually meet both here. So, this application is double strong in that regard. Likewise, you've got side setback relief going vertical on the one side lot line that we have here where 10 feet again is required. Zero feet is what's proposed
again in the interest of creating usable usable functional floor plates as opposed to very tight floor plates as we work our our way up. You also have that diagonal dimension for resi and hotel buildings where 180 would be the maximum
that's allowed. But by virtue of this elongated shape of the property, uh the applicant is asking the board to move on reasonable relief of 249.6 ft in that uh diagonal dimension. In addition to those deviations from the
tower on base standards, there's some relief related to the retail component. You saw this in Christina's exhibits as well. The retail depth is supposed to be 25 ft. Given the pinched nature of the site, we're at 22 feet, slight deviation
to accommodate utilities in the back and really again another bonafide hardship due to the narrowness of the lot. You also at the street level have a requirement of 20 feet of non- retail uh the length at the street level in the interest of providing for active
streets. The applicant is asking the board to move on 25 ft. Again, not a substantial departure here um to accommodate those PSE and G transformers which the applicant has no control over. Uh that's the requirement of PSEG.
So you've got the tower on base relief, you've got the retail relief, and then again, as you heard, I believe through Ian's testimony, practical difficulties getting all 13 street trees around the perimeter of the property due to some conflicts with utilities. We fall three
short. We're able to provide 10 street trees here. 13 are required. Um again, the applicant will mitigate that with contribution to the tree fund. And then uh Chuck, I do have here I see on Ian's plans a relief for the height rooftop
amenity of 2 feet 32 feet where 30 is allowed. I don't think that's um been changed as part of the revised plans. I would just offer on a 500 foot tall building on a 47 foot tall building that relief of 2 feet for the rooftop is uh
dimminimous reasonable and appropriate. >> It was it was also discussed internally that we we can comply with that. We don't need that two feet. >> Sorry about that waste of time right there. Um okay so finally in terms of the legal basis for the relief here again you've got balancing provisions in
the um redevelopment plan. You've also got hardship provisions. This applicant hits both of them in terms of the relief under hardship. All relief relates to practical difficulties created by the land, not the development per se. The deviations are driven by the undersized
nature and unusual shape of the property. That elongated shape that I showed you. Uh strict adherence would force narrow, inefficient floor plates on those upper floors. the size and shape of the property also create practical difficulties in achieing
achieving that retail depth and width. You could move uh on the hardship alone but I think you also can move on the balancing provisions where the benefits of the application as a whole outweigh any detriments here caused by those deviations. Uh that's going to replace
certainly this anomaly in the landscape with something that is certainly more compatible. Beautiful infill development here. This is going to add value and quality to the square, not the tract. Um the project is spot-on with the redevelopment goal for active and
vibrant uses at Journal Square. You have 26 purposes or goals, objectives in the um Journal Square redevelopment plan. I'm not going to read them, but I don't see a conflict with uh any of them in terms of the revitalization of a site here in the heart of Journal Square. Um,
none of the deviations will cause impacts of a substantially adverse nature. On the flip side, uh, all of the above will promote purposes of the MLUL, including purpose A, the promotion of the general welfare. Purpose G, to provide for a variety of uses in
appropriate locations according to the needs of all New Jersey citizens. Purpose I, promotion of a desirable visual environment. Purpose M, efficient use of land, which is exactly what uh, redevelopment is. uh grant of relief here will result in an architecturally
superior design and a better zoning alternative uh for the site. So with that um compliments to the city to your planning staff here for putting together a really good redevelopment plan um that has certainly transformed the area and compliments to our applicant for
essentially following that plan to a tea uh with minimal uh relief being requested here. The criteria for relief are met and approval is warranted in my opinion. Um, that's all I have on direct. >> Thank you, Mr. Daniel. Is there any board comments?
>> No, >> no comments, Madam Chair. >> Oh, I was just coming to you, um, Andy. >> No, no comments. All good for you. >> Okay, Chuck, I just want to go back because I'm not I'm not really fully clear on the loading zone for the um the
garbage removal. Um and somewhere I read that the loading zone there uh should have been 35. Are we seeking a relief because it's a 25 ft away? >> No, I I mean I don't know if you're
mixing up uh uh the uh um regulations. If you're on onsite loading, they have dimension requirements, right? But that's not the same for an on street loading area. So, if we're they the the redevelopment plan
does have um dimensional actually reverts back to the land development ordinance um that has uh dimensional requirements for an on-site loading uh dock, if you will. And they're, you know, in my opinion, they're they're they're actually very very large. I I
don't know if they're they're really made for like a warehouse or, you know, oversized buildings. Uh, and in my experience, I don't know if I've had any any loading area on site that's actually um complied with those those um requirements. But that that doesn't
translate over to a a on street loading area because an on street loading zone you kind of you pull in and you pull out. um those those dimensions uh in a building are when somebody's pulling in and pulling out of a building, you know, and uh they're they're within a
contained space. So that's those, you know, in short, those those dimension requirements aren't they they don't translate. They're they're not they're not the same requirements of an on street loading area. >> Well, that's great lawyering, Mr. Harington, but you're supposed to have
an on-site loading zone of the dimension in which you just described. You don't have that, >> but rather you have a loading zone on Newark A that is smaller than what the onsite
requirement would be. >> Yeah. Thank you. >> Does that answer your question, Madam Chair? >> Yes, that's exactly what I was looking forward to response. And madam chair, just for clarity, that is triggered by the 26 hotel rooms.
>> So, Mr. Harrington, maybe you want to explain how we get the 26 hotel rooms into the project. >> I'm not sure what the question is. How do we get the 26 hotel rooms into the project? Uh, it's >> you've got a building with a,000
residential units and 26 hotel rooms, >> right? Where do the 26 hotel rooms come from? >> They they come from the commercial use bonus. So, you're permitted to have um the the hotel units on on the second and third floor. Um which interesting
enough, if you now under the the ordinance, you can under the affordable housing ordinance that was amended within the last year, you could actually convert those to residential units. Um and provided you do 10% affordable housing. So, if you actually did that in this project, you'd have zero uh on-site
loading required. Um, right. >> So, it's, you know, it is, you know, it's it's a use uh that that triggers it, but there's actually, you know, you know, if you if you chose to to do those as residential units, which it it is kind of a residential type of use
because people stay there. But if they're straight residential, you would not be required uh to have that um trigger a larger So right requirement either >> right and then then I think you know just to as part of the discussion you
know we've had other projects where you have on street loading and it it isn't you know in the homestead areas there we've had on street loading u because planning and traffic did not want on on-site loading and those those loading
uh dimensions were not uh 35 feet or in excess of 35 feet. um they're, you know, typical, you know, loading loading areas. Um and then to go back on on site, if you're to do on-site, I think it would be impractical to have any any
on-site loading here because you you have three frontages. You've got Central Avenue, which is a very busy street. You got Norc Avenue. You're not going to make a curb cut at the corner of uh uh Norc and uh Nor and um Central. And you also have the the historical facade that
that dominates the the corner. So I think you know with with all the totality of of the circumstances that this is the best case scenario that that you you know you're you're providing for for on street loading um that that services the building and and and the
immediate area >> and council I think it was just unclear right the requirement which we've now clarified >> and then okay why is it even a requirement ment it happens to be
because of this particular bonus which could convert to the residential and not require that on-site loading then you get into all the things you just discussed I think >> thank you was talking about
>> yes >> any other board comments >> yeah madam chair um the other comment that I have Mr. Harington this as far as the loading is concerned this is all contain containerized as far as your
garbage and your recycling correct >> that's I I believe so right Christina where >> yes >> okay all right we already agreed it was going to happen on lock
>> that's right Okay. >> So, the garbage removal commissioner stamato is going to be serviced on lot street. >> Okay. But it's containerized. It'll be the
containers will have uh casters on it. They can wheel it in and wheel it out. >> That's right. >> Correct. >> That's basically it. Shouldn't take long. >> And when ready for pickup, it's not going to be left out on lot street. And the resolution is going to detail all of that that when it's ready, it gets
rolled out and it gets loaded immediately into the truck and then those containers canisters get rolled back into the building all on Lock Street. >> Correct. And Christina, you had mentioned there's another facility
across the street or whatever. I would look at that facility, see how they're collecting the garbage rather than have two or three trucks going on the street. Maybe you could have it done with one truck and that could be a money-saving type of thing for you. >> Yes. Agreed. >> So, I would like for you to look at
that. All right. That's basically where I'm at or where, you know, I think we're coming. >> Makes sense. >> Agreed. Any other board comments? >> Andy? >> No. Comments? Thank you. No further
comments. Okay. Thank you, Madam Chair, fellow commissioners. Chuck. >> Uh, no. That that would that would complete our our presentation. >> That completes your presentation. >> Yes. >> Okay. Um, at this time I would like to open for public. Is there anyone from the public?
>> There is one hand raised. Uh, I am going to promote uh Kiss Oliver to be a panelist. All right, they are a panel. And Curious, you can just turn your
video on and unmute your mic. Karice Oliver, are you there? >> You you are in. There you go. And now I just need to hear you. >> Sorry about that. >> No problem. You can hear and see everyone. All right. >> Yes, sir. >> All right. I need to swear you in. Okay. If you could raise your right hand. Do
you swear any testimony you give tonight is going to be the truth, the whole truth, and nothing but the truth? >> Yes. >> And for the record, can you state and spell your name and give us your home address, please? >> My name is Karice Oliver. Uh, Cur R E A S E. Last name is Oliver, O L I Ver. My address is 319 Grant Avenue, Jersey
City, New Jersey. >> Thank you, >> Mr. Oliver. You have three minutes. >> Thank you. Uh, good evening. My name is Theres Oliver. I'm a lifelong Jersey City resident, member of Lyuna's Laborers Local 3, and I'm somebody who's proud to say I help build part of the
city, but I'm somebody also who's watching the city become harder and harder for working families to live here. Um, we all see the NAMG group has played a major role in reshaping Jonah Square, and honestly, it's not in a way that benefits long-term residents like
me. I mean, project after project keeps going up, but a lot of this housing doesn't feel like it's designed for people who already live here and and trying to raise families here. I mean, my family lived in the same home, three-bedroom home for 17 years. And when the home was sold, my rent pretty
much doubled overnight, and my family even had to downsize into a two-bedroom apartment. I mean, that's just real life uh struggle for a lot of Jersey City residents right now. All right. And there's no question it's getting harder and harder for uh residents to find decent
affordable two-bedroom and threebedroom homes in Jersey City. So, when I look at projects like this where most of the units are studios or onebedrooms, I mean, I have to ask myself, who is this really being built for? Uh because people grow. I mean, people start
families, people need space. And if the city the city keeps approving developments that don't reflect the actual needs of working residents, I mean, we just creating a bigger problem down the road. I mean, everybody says build more housing will solve the crisis, but we need to pay very close
attention to what kind of housing is getting built because if we keep building mostly small luxury units while familysiz housings keep disappearing, I mean, families like mine are going to continue to get pushed out of the city that we love and we help build. I mean,
I'm very much concerned about um NAMDA's contract to AGD. I mean, multiple recent projects connected to AJ in Jersey City, if you see stop work orders from either the state department of labor, Georgia city council officials in total.
And on two separate dam projects, vertical construction reportedly began without proper permits already in place. I mean, that's very scary and that should concern everyone. I mean before this board approves a project with this many variances and additional height allowances I think the public deserve
answers. I mean, I ask the board, does NAMDA fully investigated how construction was allowed to move forward without per permits? Will AJ continues to be involved in these pro projects? And what are the steps being taken to make sure that contractors follow local
and state laws moving forward? Because development should not come at a expense of accountability, safety, or for people who already call Jersey City homes or their home. Thank you. Thank you very much for your time. Thank you.
>> There is another from the public. >> Uh yes, there's another hand raised. So I am promoting Laura Mista to be a panelist. Hi Laura. >> Good evening. >> I will swear you in. 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 and give us your home address, please? >> Laura Mstrea. L A U R A M I S T R E TTA. I reside at 56585th Street in Brooklyn.
I'm here representing Luna, which has over 300 members in Jersey City. >> Thank you. >> And you have three minutes. >> Thank you. So, good good evening to the board. Um, when thinking about whether to approve this site plan, I'd just really like to encou encourage the board
to really consider the Journal Square redevelopment plan's number one objective, which is to reestablish Journal Square as Jersey City's primary central business district and activity center. And as you've heard, as you've heard a couple times, this project is in
zone 3, the commercial center subdist, which makes me think that commercial really should be a priority for this project, not an afterthought. But based on what I've seen tonight, I think this project falls short and instead is a land grab that benefits the developer Namar Group while merely giving lip
service to the plan stated goals. Commercial districts need ground flooror retail. Retail breaks up the streetscape, brings life to and fosters community in neighborhoods. This project is requesting a variance to reduce the retail area. And when you look at the plans, this isn't a minor reduction. The
first floor is barely retail now. two small corner sections. That's it. And this building is over 600,000 square feet. So, I find it hard to believe that there's no space to add more retail. Additionally, the project benefits from the commercial bonus. But
rather than dedicate that area to more retail, the developers decided to include a 26 room hotel. And I really believe this hotel will do little to spur meaningful economic growth in Journal Square and begs a lot of questions as the board's already been asking tonight. But to add a few more,
is a hotel this size really viable? Will there be any food service associated with the hotel? It was mentioned that the hotel guests won't have access to the residential elevators, but then it sounded like the hotel will only have access to the stairs. So, what happens if there's a guest with a mobility
issue? Will there be bell hops to help with luggage? What type of clientele is this hotel, you know, meant to serve? And is it really a good fit for a residential building? But what's most concerning is that this project is receiving 20 extra floors for setting
aside just 10% of the units for affordable housing. Based on how I've read the redevelopment plan, 20 stories is the maximum a developer a developer can get in this zone. It's not automatic. So my question is, why does this development deserve 20 extra
floors? Overall, this application is asking for half a dozen variances and is getting a 22 floor bonus. So, I really think that you should be asking the development team to defend how this project supports Journal Square's growth into a vibrant commercial district
because from what I can tell, its primar primary goal is it's creating glorified luxury dorm housing with limited job opportunities. And that sounds like a great deal for Namar, but a really bad deal for Jersey City. Thank you.
>> Thank you. >> I do not see any other hands raised from the attendees. >> Uh Chuck, Mr. Harrington, would you like to address the questions ask? >> Yeah, sure. Um, so I I mean I respectfully disagree that we're not um
consistent with the intent of the uh the redevelopment plan and and and in the area we have, you know, the the commercial at the corners. Um we're, you know, providing uh providing that's that's what you want. That's what you you know, you want that as part of the
square where we're now a stones throw from the the new courthouse um that just opened. uh the old courthouse will remain the Brennan courthouse and then you're gonna have a park across the street. So we have the the retail there and then the commercial part the hotel
it is it is commercial and retail and it's a permitted use uh in in the uh specifically in the commercial bonus area. uh the the the redevelopment plan was actually amended to add that use because it was going to be it was there was a question was it permitted under
the umbrella of a retail use and and I believe the planning said well it's pretty much this you know saying it could fall under that umbrella and they added it as a commercial use because that that you know creates services it creates jobs um and I I disagree that I
think a hotel use here is it's probably it's a good use a little you know a smaller hotel where you lawyers and and and uh you know people going going to the courthouse. There's people who travel for that. They they need a place to stay and you're right on top of the square too. I mean we're not you know a
block and a half away is is is Journal Square and a path. So um it's it's a primary, you know, or an appropriate place for that. So we have we're definitely um consistent with that and and we are providing for uh this
affordable housing which that does create opportunities for for people um you know uh to to live in affordable more affordable places because you as I pointed out uh earlier you've got uh 24 affordable three-bedroom units 60 um
two-bedroom units so you are you got the the predominant part of of the affordable units for two and three bedrooms. So, you have that that opportunity there. Um, which we're creating and it's consistent with the redevelopment plan. The the amendment
specifically allowed the accommodation for up to 20 20 stories. And and what that does is you've get you're getting um you get an additional 5,000 square feet of residential space for each affordable unit you provide. So, it's
not you don't just get 20 20 uh stories because you do 10%. It's you have to do enough affordable units to create the additional gross floor area to get there. Um, and so we've done that. You know, it's it's not it's not I we
probably have more square footage that that's left on the side. That's that's what's happened in a couple my my other project on on uh uh the Pep Boys project. We we had I think we had square footage left over with all all the affordable housing we provided. So, um
you know, it's not it's not a uh it's consistent with the with the ordinance. We're we're we're providing enough affordable units which was the intent to create that 5,000 square feet uh per per unit to get you to the 20 stories. Uh and I'd also point out like we are group
I mean the building permit and and code issues that's separate and apart from this board. they've all been resolved. Um and and we also have, you know, while it's not an issue before before this board, we have been working with Lyona. Um he we have my my client uh hired um
laborers for for the two projects they have on on van 21 van van 29 van riben and 612 Pavonia. They're working there now, right? and and and trust me, I've been on the phone and I've had meetings with uh union officials, not not only
Lyona, but uh Pat Keller and the building and trades and and we've opened up a direct line uh with with them to to the contractor AJD, uh to get bid packages and make make bids on on projects, you know, going forward, including this one. Um so that, you
know, we're my my client is working with them to create the opportunities that weren't there before. you know, uh, can't guarantee jobs to everybody, but it's, you know, this, uh, it's something that, you know, we think this is a great project. It's affordable housing. It's
consistent with the intent, uh, of of the redevelopment plan and, and we've taken we've taken steps to to open up this door for for uh, for, you know, it's it's the unions. They they can they can bid um, and and try to create relationships going forward. That's
that's terrific. Um, and there's uh, so I, you know, I I think I think it's it's another another project that I think is beneficial for for Jersey City, too. It's uh, with the park across the street, it's it's all part of the larger
vision. Um, and I, you know, I think that's, that's what I have to say. >> Chuck, I think there was a question around the hotel elevator. If you want to address that, >> the hotel elevator, I forget. Do you want me to chime in? There there is an
elevator for the hotel portion. Um may have been missed during the presentation, but it will take all the >> um >> Yeah, there there there has to be a separate lobby and there's a separate elevator for the hotel. >> Yeah. >> And and adding to the commercial portion, the hotel lobby will also act
as retail and have a retail component to it to activate the the frontage as well. So, it's not just the two corners, there's a center section for retail as well, >> right? That that area kind of double dips. You can have like a little coffee shop, card store, whatever within that area. >> Yes.
>> Okay. >> Um I So I from what I can tell I believe this is um you know it is aligned with the redevelopment plan, but I did want to
get answers to some of the questions um that the members of the public posed. So, specifically with the um you know, I I I know you said these issues have been in the past and they've been resolved, but Mr. Harrington, your clients um
passed stop work orders and um construction without permits. Is is there a plan in place to make sure that doesn't happen again? >> I mean, yeah, the plan in place is to to, you know, cross your tees and dot your eyes. I mean, uh, it's,
you know, I'm not I'm not going to and I'm not there, you know, on on site and I'm not going to, you know, throw anybody under the bus or pass blame, but, you know, you you have contractors, you have you have owners, you know, they should know what each other's doing. But, you know, sometimes they they they
get ahead of themselves, but it's I I know that that it's um they're they're very diligent. You know, they they did get a couple of stop work orders. That happens. um not to them, not just them, but many many people throughout the city because the building department does a great job. But um they have corrected
them uh worked hard and and diligent to to get those rectified and any it doesn't it doesn't serve anybody um to uh to get another stop work order because the lost time is is is is very
very very um harmful on on a on a project. And um just for the members of the public who spoke, um would do you have an estimate of what percentage of of this building's construction will be
performed with union labor or is that not something you're able to um estimate at this point? >> Well, there's there is no it depends on what the bids are, right? the the job goes the job goes out. Um there's the
contractor gives ownership a price to build it and then they and then they'll they'll get bids in and and then you know whoever's the most the um I'm trying to think of the word there but you know the the uh >> responsible
>> what is that >> responsible >> responsible bidder. Yeah the responsible bidder. It doesn't necessarily have to be you know the lowest bid. um it could be the most responsible bidder and they they choose you know they make decisions based upon um you know what the price is
uh what the experience is uh uh to and they have all different you know subs that that that they send the packages out to. Now, in the past, the the trades didn't have that opportunity um because they weren't getting the packages, right? So, you can't get awarded a job
when you don't even have a seat at the table. But, we've you know, we've created a direct line. So, at least, you know, they they can contact uh the this the the GC to get to get those packages and and be competitive.
>> Question for Santo. Um I I find all of this very interesting, but could you just kind of guide us on the relationship of this conversation and and the questions before us? >> It's irrelevant. >> It's got nothing to do with our jurisdiction. Uh
so union labor and past performance in terms of if there's stop work orders or or things of that nature that that's this is not the right form for that.
>> Thank you Santa. >> I have another question if I may. Uh so what how much uh commercial space is required under the plan and what are you guys proposing instead? Because I'm seeing the point of uh the member of the
public it feels like there might be a missed opportunity to bring in more businesses into the journal square area into that that area specifically by focusing on residential and not as much on bringing in more commercial and more businesses. Well, there there is no minimum
requirement of uh retail commercial space. Uh what we do have is we've got I think we got almost 2400 square ft of retail space right there. Uh that doesn't include the I don't believe that includes the the
hotel lobby. Uh and then you have the the hotel space um which is another uh 20 about about 20,000 square feet of uh the hotel space which is commercial which there you know they're all job indicate job uh creators. Um I'm not
sure how many jobs 26 hotel rooms pre um I guess what her point was more that that area is zoned for commercial and you know they would like to see more of that type of uh use coming in. >> Have you guys considered putting in more
commercial and more businesses? >> There's there's everybody would love to uh because then then you can generate revenue and rent but you have to have your utilities in. You have to have your your transformers, you have to have your garbage, uh your
trash room, you have to have those other, you know, the other um um parts of elements of the building that are necessary. So that's that's that's the only that's the only thing that's that's stopping us from creating, you know, more retail on the ground floor. >> The building's not built yet, so you can
put in whatever connections that you you need for these businesses. you can't the the transformer rooms have to be a minimum size. So, we've max the we've maximized, you know, Christina, you could, you know, confirm, but I
believe we maximize the the potential um usable space for retail on the ground floor. Is that correct, Christina? >> Yes, that's correct. And and adding uh to the commercial component, the hotel amenity does have um if you look closer
at the lobby spaces, they do have um an FnB component to it with a bar that will be serviced, that would need maintenance, that will um need someone to kind of manage as well. So, um there are little spaces within these co hotel
units that would have to be really serviced um and would need laborers for that. >> And and I I Commissioner Barby, I want to point out too that I I think it's important or maybe relevant. Um, prior to the design, uh, the ownership looked
into, um, putting transformers into the sidewalk underground, right? Uh, just for that reason, so they could pick up more, you know, commercial and retail space. and they ran there's there's a number of issues I ran into was uh the utilities that that run along Central
Avenue and and that area and the bedrock. Um so those are two two items that that prevented us uh from from doing that. Is that can you confirm that Christina? >> Confirm. >> So there it's not it's not for you know
uh lack of effort. They they were looking into that before they did the design. Glad there's bedrock somewhere in Jersey City, not downtown. Thank you, Chuck. >> Madam Chair, does that conclude public? Is there any other board comments?
>> No. >> No madam chair. >> Okay. I that concludes public comment. >> I'd like to close the motion. >> I make a mot. I make it. >> Second. >> Our planner is Matt.
Um, thank you, Madam Chair. Um, this project was in the works for a while, both in it spent a long period in staff review before even going to the board. Um, and then spent a, um, obviously there were, you know, in
response to concerns raised during the first hearing for this project. Um, some modifications were made. Um, I'd just like to echo and reinforce what um, Mr. Harington and Ms. Atier said
with regards to um, efforts to accommodate as much retail as possible on the ground floor. Um, I in my review of this project, planning staff insisted on moving transformers underground and it was genuinely explored and turned
over. um and um the confluence of the bedrock and the existing utilities and PSNG's requirements around clearance for transformer vaults and access made it infeasible. Um it was it was you know it was a disappointment I think both to the
applicant and the staff that we couldn't make those underground vaults work. Um so planning staff um did uh publish a report dated March 23rd, 2026. Um so that report predated some
design changes made in response to um facts raised at the first hearing regarding the programming of the lot street right ofway. Um so in that report there were eight conditions asked but the redesign to program lot as a
standard public vehicular street um in staff's opinion rendered the requirement for condition six obsolete. So staff is asking that the applicant agree if should this application be approved that the applicant agree to conditions 1
through five seven and eight on that memo. Uh yes, we would and with any other comments or conditions that were made part of the record tonight. >> Um yeah. Um that substantiates the accuracy of Mr. McDunnan's testimony as
to the variances. It's a narrow site. Um and a narrow site means a shallow floor plate which and a shallow floor plate means um having to play a bit of Jenga to fit all the vital infrastructure and utilities in to support such a building.
Um you know staff was appreciative that um they ensured the clearance that we would have all four sides of the building would be fenistrated. So we're not seeing a gigantic blank wall. um as was the case with
for example the 28 cottage building down the street. Um and yeah this this building advances you know the intent of the plan. It utilizes the affordable housing accommodation. Um
the affordable housing distribution has been cleared by the division of affordable housing is meeting our U-Hack requirements for bedroom sizes for spread of affordability etc. Um staff recommends approval of conditions.
>> Um Matt, thank you so much. Um Santa, I would like to refer to you in regards to some of the question raised by the commissioner if you have any guidance as to regarding some of those conditions. >> Sure, Madam Chair. I think uh
I think you have to stay within the jurisdiction of the board. I think that the application as presented is one of those applications where uh the board has to weigh the testimony
of both the applicants planner as well as planning staff and make the decision of whether or not the deviations being asked for can be satisfied. So uh there are deviations here. This is not a
situation where there are no deviations and the board is going to have to make the decision. Okay. Uh are the deviations warranted based on all of the factors that we've heard about over the past two hours? Planning staff has spent
time with the applicant time with the application and is recommending uh the approval. You have to weigh the deviations being sought versus the reasons those deviations are created
and how you get to uh some of the added incentives and bonuses that come along with that. And uh I think as long as the board does that, they can come to the right determination as to how uh they
want to move forward with with the application. So I just don't want the board to get distracted with things that aren't within its jurisdiction. If you feel that there's been enough evidence to justify the deviations and
the reasons that have been stated for those deviations warrant granting the relief, then you move to approve the application. What Matt is telling you is in his
professional opinion based on what he knows as a planner, he thinks that the deviations are warranted and that they're sustainable under the law. Unfortunately for me and Matt, we don't vote. You guys vote. So, uh, that's
Matt's professional opinion. Of course, that's the applicant's planner's professional opinion, but ultimately you have to weigh that and decide. I think there's been some good comments and questions and concerns, but I also think
that there's absolutely explanation as to why those things are happening. So, I think as long as the board weighs those things and doesn't allow some of the other things to infiltrate because while they may be alarming and
may be concerning, they're not what we have to weigh the applications on. Uh there's other forms and venues that deal with those issues and that's where they should stay. We stay in our lane and we
worry about what we worry about. And it really comes down to whether or not the negative and positive criteria have been met to grant the deviations being sought by the applicant. And it's it may be a
hard decision to make, but it's a pretty clear decision to make as to what the charge is and what the question is. the other stuff is, you know, really not not for for us to deal with. We leave that to the other uh agencies that have to
address those those issues. >> Thank you, Sen. If there's no other is there any other comments from the commissioners? Any other comments? >> No, not on my end. I'll
>> entertain Hello. Anyone? Uh, >> no. >> Okay. At this time, I would like to entertain a motion. >> Okay. Um, I would like to make a motion
to approve case P2025- 0067 as presented to the board with all staff recommendations and stated conditions. Stop it. Sorry.
>> Um, Vice Chair Wick, >> I >> Commissioner Patel, >> hi. >> Commissioners Tomato, >> I. >> Commissioner Barnaby, >> I'm just so happy to see a really meaningful number of affordable units
coming to Dur City. So, with that, I vote I. >> Commissioner Kaplan. Same. I >> Commissioner Councilwoman Little. >> Yes. Um I, you know, like Commissioner Barnaby said, I'm happy to see um
particularly the two and threebedroom affordable units. Uh which I think is is really key. Um because, you know, as as one of the speakers said, the people who need affordable units don't just need studios, right? They have families that need two and three bedrooms. So, I'm
happy to see that. Um and I I do think that overall um these the relief is justified um based on what we've heard and I I think that it is consistent with the redevelopment plan. I vote I >> and Madame Chair Gangadin.
>> Yeah, I just want to echo um what my fellow commissioner stated. Um something that stand out for me here is the affordable units. Um I wish there was more units. um as to the affordable base
of fund the variance is requested but um what's in front of us is what in front of us so I'm going to vote I >> motion carries all in favor >> thank you um Mike do you need a break
>> um yeah sure thank you >> so it is 9:10 we'll take a 10 minutes break so we'll be back at 9:20 Thank you, Madam Chair. >> You're very welcome. >> I I'm excited for a break. back after my candy break.
Me, too. I'm also back. I I do miss having people around me during breaks. Very alone in a very large office. >> I feel the same. >> I don't know. I feel very peaceful. >> Oh, you're on.
>> You guys have to go to Hawaii. You have to go to Hawaii. It's >> Hawaii right now. Wow. >> Right now I'm over at Yaya Bay. See those waves in the background there? >> That's incredible. I saw you this morning, Pat. >> Oh, guys, don't do this to me, please.
>> I'd like to call the meeting back to order. We're going to go into new business. >> I'm sorry. >> Continue. I'd like to call case P205-0133. It's for a preliminary and final major major site plan with receive variances. Address is 547-555
Summit Avenue. Attorney Mr. Harrington. >> I have added him as a panelist. If you're a part of this applications team of professionals, please raise your hand. >> It's it's the same team as the the last one. >> Okay. >> Big deja vu.
>> Make it very convenient for us. >> Okay. I think I got them all. Madame Chair, it is 9:20. I don't know what our uh expectation is in terms of timing and the
totality of the agenda. >> Um we will continue with what our agenda was published based upon and it was published based upon no new items will be opened. Um let me just go back to I believe it was published as usual. No
new items open after 10 p.m. >> I see a hand raised in the attendees for Jean. Um, that might be Gene O'Connell, the attorney. >> Okay. >> All right. I'm going to promote him to be a panelist. And I also see uh Tom Lean raising his
hand, so I'll uh promote him as well. >> Oh, thank you, Ben. Can you hear me? >> Yes. >> Oh, thanks. Well, I I don't think I'm going to get heard tonight, so I just wanted to uh see if we can move my two cases to the July meeting.
>> So, for the record, that's Jean, the first case I think I see you on is case number 18. It's 1:30 Central. >> That is correct, San. And I also have number 23,
250 Fairmont. >> Ben, how was the schedule for July? >> Uh, the first meeting in July is booked. We are scheduling for July 28th. >> So >> July 28th. >> Yes. >> You can move me to July 28th. >> Okay.
>> For both. >> We're going to have both of them. >> Yes, please. >> Okay. So case 2025-0186 will be heard on July 28. There will be no no new notices.
>> Thank you so much. Pace B2025-0246 250 Fairmont Avenue will be heard in July 28. There will be no new notices. >> Thank you so much. >> You're very welcome. >> Okay. Have a good night. >> You too. Any other
>> uh Yes, madam chair. Uh Tom Lean uh from Connell Foley. Uh, I have item 16, case P 2026 047, 100 Kellogg Street. Uh, I would also request that this application be carried
with preservation of notice to July 28th >> to July 28th. >> Yes. >> Ben, are we okay with that? >> Yes, that is the date we are adding any items carried from this meeting.
>> Okay. So for the public, KP 2026-0047, 100 Kellogg Street will be heard on July 28. There will be no no new notices. >> Thank you. >> You're welcome. >> So before I start, do I have a case at
um number 19? we can carry that as well. And I'll I'll defer to uh Ben whether it's July 28th or August 11th. >> Uh I can still add it to the 28th if
you'd prefer the first meeting in August. I can add it to that. >> Yeah. Why don't you just move it to to August? >> Okay. The case speed 2026-000018 which is 20 200 Green Street will be moved to August
>> I do not know the date off the top of my head for the August meeting unfortunately >> August 11th >> August 11th >> correct >> there will be no new notices we have Ben Wine in the audience
Uh yes, he's raised his hand. I will promote him to be a panelist. >> Hi, Madam Chair. >> Good evening. How are you? >> Good. Good. Good. >> Would you like to carry? So, I definitely anticipate uh my item number
tw uh 20, which is 1721 Kennedy Boulevard, is obviously not going to get reached this evening. Um so, we would like to adjourn that to the next available date, which sounds like it's July. Um the other one that I've got is the next >> July July 28th. Let's finish.
>> Assume assuming that's the next whatever the next meeting date uh is. That's correct. >> Ben, is that okay? July 28th. >> Yes. July 28th. So case B2025-0253, 1721 Kennedy Boulevard will be heard on
July 28th. There will be no new notices. >> Thank you, Madam Chair. And then my only other one is the next item, 1553 Beacon. I know we we said we'd put it at the top of this agenda and try to reach it. Um you think there's any shot that I that I get heard this evening?
>> Um >> it's a onewitness case. I mean, it's Yeah. I can't promise you that one, but if you want to stick in. >> Yeah, I guess if not, the only thing I would ask is there any way it could be
added to the special meeting next week >> on the 16th? >> Um, I am not quite sure that that I'll refer to staff on that. >> We can't add it to the special meeting, Ben. We've already noticed for it and
you'd have to notice because it's a special meeting. I can't carry a regular meeting to a special meeting. I >> think as long as the meeting itself is scheduled, you can. But I'll I'll defer to you, Santo. That's that's fine. I just I guess I'll stick around and and see what happens this evening and uh and
I guess we'll take it from there. >> Okay. Thank you. >> Thank you. >> Okay. So can we move can we promote our witnesses for case B 2025-0133.
>> I believe I have promoted them all but if I missed any witness for this case all your witnesses promoted >> uh oh John Eric Paul. Yeah. Yep.
>> Okay. >> Thank you. >> You may proceed Mr. Harington. >> Okay. So, um, similar to the, uh, prior case, uh, I did provide public notices. They were uploaded to Tyler and they were sent independently to council and
to, uh, Cameron Black. So, I'd ask that they be marked into evidence. >> Mr. Harrington, I am going to receive the affidavit of publication proof of mailing with respect to the application at 54755 Summit Avenue. I've had the opportunity
to review them. They do appear to be in order. A1 for purpose of the record. >> Thank you. So, um this project here is is right around the corner um on Summit
Avenue. Uh it is a uh phased project. Uh I commonly refer to it the 547 Summit Avenue side and the 555 Summit Avenue. So, there's two towers um in two phases. It is it is also in zone three of the uh
journal square redevelopment plan. Uh my client has been designated as the redeveloper uh uh for this project as part of the homestead assemblage although this is separate and apart from the homestead uh extension bonus area. So there wasn't
necessarily required but um it is there is a connection here right I want to give you kind of a background where you have the homestead extension that that runs from north to south from Pavonia Avenue to North Avenue. So the idea here is you have two two uh projects under
construction at the on on Van Ripen 29 Van Ripen and 612 Pavonia that are that front on Homestead Extension. This is going to create a pedestrian connection uh east to west uh that will bring you um from the Homestead Place uh extension
up to Summit Avenue and it it will be um bounded by retail. Uh and this it will create the new pedestrian walkway that we're calling Homestead Market. It's all created on on private property uh of the uh ownership and and again we'll have
retail. So, this this project uh has a lot of retail. You're going to see it, you know, we've maxed out as much as as we can as well because we have uh the benefit of of creating retail on frontages on on Van Ripen Summit uh
Pavonia and the interior homestead market area. So, you'll see that during the presentation. Uh we also have um affordable housing within this uh project as well. The total in the two phases is 152 uh affordable units. So,
uh it is a continuation of again the ordinance uh that that was passed by by this planning board and the city council is is you know starting to bear fruit if you will. Um and um so that and we also have on-site loading. So um I will which
we think is uh helps tremendously here. So it's it's a little different from from from the other project in that in that regard. Uh I do know administratively the the agenda says 863 residential units. Um we had amended everything. Uh it's 860 units in the
phase one tower because we lost a few uh residential units as a result of of reconfiguring the the project for the on-site uh loading area. Um so uh with that that said we we are we are asking
for for some um deviations. Again, they all most of them relate to the uh to the tower on on base uh regulations u and we'll go through those as as part of the uh the application. There's also uh one one uh variance that you'll see
is for stilted building and you you kind of saw that in the first application tonight. It's a little bit different and that you'll show you'll see where we've we've we're providing for the the loading area. We're keeping it open uh uh and it's it's adjacent to a
pedestrian walkway and we think it's it's a benefit to have that open area too because it creates uh a greater distance uh to the property next door. Uh there's a two-story building next door and our our area is going to be I
think 36 plus feet in height. So, you know, when they look out their window, they're not looking out a building. They're going to they're going to have uh some depth of light and air. Um, so with that said, let me um jump into it and see uh we can get through this with
uh Mr. Burton. >> And if you just confirm that you're still on oath. >> I do. Thank you. >> Your license still current. >> It is. >> You may proceed. You're qualified. >> Share my screen. Um so I have a four deck um four slide
deck uh presenting it's entitled titled 555 and 547 Summit Aerial dated April 14th 2026 >> and and this would be A2 council if that's okay.
>> Correct. So I'll run on through the slides. Um the first one we have the right again the contextual site the aerial site shown in red uh bounded by um Summit A to the east uh Van Ripen to the north
and Pavonia to the south. For context this is just west of the the lot street project previously discussed. Um yeah just uh along Central A. Um so again near the Journal Square pass station. at the courthouse park and courthouse uh
sandwiched between JFK Boulevard and Route 139. Uh the project site is known as 7904 lots 5 through 11. Um the in two phases the 555 summit uh to the north. The first phase is about41 acres and the
547 site to the south is about.32 acres for a total of 73 acres. uh all located within the zone 3 commercial center of the journal square redevelopment plan utilizing the office space bonus. Uh and it currently consists of um
various residential and retail buildings and the 547 site is uh currently a uh 44 space uh parking lot. Switching to the next slide. Uh as Mr. Hington alluded to this is uh kind of just gives some more context to the
adjacent um um uh site at the Homestead Market. Uh this is 612 Pavonia and 29 Van Ripen uh with the uh pedestrian path along Homestead. And then for our project site which is
at the center of the screen with 555 to the north and 547 to the south and the connecting pedestrian access between the two sites. So the third slide, excuse me, is just focused on uh our project tonight at 555 to the north and
547 to the south with the dark brown being the first floor building footprint and the light brown being the the two tower um footprints above. And as Mr. Anington alluded to, this area over here near Van Ripen uh is where our our
proposed curb cut is and the uh stilted area for the the access. Uh so the site has a number of variances. Uh oh, Zp. Uh project is a 47story building with 860 units, 86 of which is affordable, 16
hotel rooms and just over 2,000 square ft within the uh first phase of 555. And it has a number of variances including tower on base where the tower line tower front line setback along van ripen is required to be 15 where 10 feet is proposed. Uh along summit is 15 required
and it's 4 ft proposed. Uh tower side lot line setback where 10 ft is required. Uh it's a 1 ft separation. That's where the separation between the two buildings uh two towers we have is a 1t separation. Uh minimum tower setback
from adjacent uh rear lot line is 30 ft required. Uh 10 ft is proposed and that's to our adjacent property to the to the west. Uh the minimum retail depth along the right of way is 25 ft required where 13P is proposed at the minimum. Um
maximum street frontage along the right of way for uses other than residential where it's 15% of the ground floor required and 30 ft. uh we're proposing 32% which is the 52 feet for utilities. Uh street tree separation and number of street trees uh similarly where it's
required to be 30 ft and nine are required but we have uh separation believe 60 ft at our curb cut and seven are proposed and the in the stilted building where the the loading area is. The phase 2 at 547 is a 47story building with 654
apartments, 66 of which are affordable with 15 hotel rooms and just under 2500 square ft of retail. Uh this site has similar uh variances for frontline setback uh from Pomonia where 15 is required and zero is proposed. Um from
summit 15 required is 5.25 proposed tower sideline setback where temp is required. Again the same the the repeating the one foot separation between the tower to the north. Retail depth along the right ofway where 25 feet is required and 13 is proposed. Um
street frontage along the right of way again where 15% of the ground floor and 30 ft is required to be uh other than the the residential where we're proposing 23% and 25 ft for the utilities. Um and street T separation again where
30 feet and eight 30 feet separation and eight trees are required where we're proposing a separation of 88 feet which is at this corner between summit and Pavonia and five trees. Um going to the last slide, it shows more the ground floor uh breakdown uh
access from the uh site um for the residential lobby is from Van Ripen between and between as well as between the two buildings. The hotel lobby is from Summit and the retail is on all three sides of of the building. Um
there's trash um in the kind of in the center of the building. We'll have uh loading and access uh near the stilted area. Um, this 547 site is similar access uh on all three sides for uh for retail space with the hotel lobby on Summit and
residential lobbies on both sides of Pavonia and the pedestrian access area. Uh there's no proposed parking on site. Um but for we have a number of bike spots for 555 where 436 are required. We
have 442 proposed with uh two outdoor racks um kind of in this pedestrian area. Um and 547 there are 330 required where 432 are proposed and similarly at two outdoor racks. Um there's uh we're
moving the any curb cuts along the 547 uh since there's no proposed uh drive or parking. And then there are three current curb cuts for the driveways of the existing buildings. We'd remove two of them and maintain one for our uh
truck access. Uh generally again we are maintaining the curb elevations. So while the site sits between elevations 90 and 97. Uh we're maintaining those those changing in grade. We're not in the FEMA flood zone. Uh the 555 sits elevation between
92 and 97 and 547 sits between 92 and 95. Um since this site is uh heavily disturbed already and you know paved with other uh buildings and previous coverage uh it does not meet the threshold for uh major development from
the D and that we're disturbing less than an acre of land less than a quarter acre impervious surface and less than a quarter acre of roadway surface. We are major development from Jersey City standards and as such are meeting the rules for quantity quality uh recharge
and green infrastructure through a series of um underground storage tanks and porous pavers. This uh brick tan area uh is generally uh a porous allowing the runoff to seep into the ground into our two tanks which are
located underneath this pedestrian area. Uh we've worked with the uh MUA um to make sure that our sewer and water connections, sewer, water and storm connections uh meet their standards. Um so the storm as the two tanks in the area are connecting into existing
manholes in Summit A while our uh sanitary water are u connecting on Van Ripen and Pavonia or Summit as uh as dictated by the MUA. Um again we have uh number of street
trees along uh Summit Pabonia and Van Ripen 30t apart uh except for where there's the road the curb cut uh there's a a utility connection here in this gap and then right the two intersections
and then we'll have a number of um decorative lights along the street which is what these little black star dim symbols are uh evenly spaced between the trees as well as a number of building mounted lights and uh the overhang lights underneath the you know the first
floor or the underneath the towers to illuminate the pedestrian access. Um that is kind of the conclusion of my uh direct presentation. >> Um Mr. Burton, are you going to touch
base on the um off street load off streetet loading? >> Oh yes, thank you. So there's um I guess uh kind of allude to it, right? It's uh we have one off streetet loading spot shared for the two buildings. It is off of this van ripen. So we have a you know reconfiguring the curb cut um and it'll
be accessed in this area. Um if I have the dimensions uh it is I believe it's 37t wide underneath the tower with an extra 10 ft between the the edge of the tower and the property line. And I'll u defer to the
architect, but I believe there's about I think it's Mr. Hankton also to say more than 30 feet of height from the ground elevation to the top of the where this tower starts. >> Yeah. And Christina can add to it. I believe it's it's almost 54t deep.
>> Correct. >> And I just wanted to uh clarify about something. Um where are those setbacks that uh you mentioned 15 required zero provided 15 required 5.2 provided where are those exactly?
>> Let's pull up my notes real quickly. Um so front line uh fan ripeness of 15 required 10 proposed actually um I hate to complicate it but I think it might be more clear on my um engineering plan.
So, I don't know if this is a an additional exhibit. >> Well, are these uh >> these are on file. These were the ones submitted >> on Tyler >> on Yeah. Um but these are preliminary final major site plans
um dated May 15, 2026 consisting of 26 slides. >> Why don't we just mark them as A3 just to keep things consistent with our exhibits? >> A3. Mr. Thank you. >> So, a little bit it's a little bit more
clear on this plan because the property line is shown in red. So, let's see if I can uh actually apologize one more slide in red. So let's see 15 foot from a van ripen
would be the um I think associated with the it's 10 ft. Where am I looking? Oh from the there we go from the tower setback. Same thing with um the tower set back over here. I don't think it's
dimensioned but it's 10 ft from the uh curb line. sideyard is one foot from the the se the tower separation back uh 10 ft from the neighboring lot
and ripen over here. Those were my four 555. Sorry, I kind of rambled on that one. I don't know if you were able to catch those. And then I can go to 547. Similarly,
Sarah >> Ian, you we're taking the building out to the lot line, right? For >> on the frontages. >> Yes. So, the building sits uh here on Pavonia on the lot line and the tower is set
back. So, here's the 5.25, which is the the distance from the uh the front edge to the the property line. >> That's to the base or that's to the tower.
>> This is to the the the base the base to the from the property line. I believe the tower uh is on the property line. So, it's it should be 10 ft from the curb line. And where was the one where it was 15 feet required? You guys were doing zero.
I have that as the pavonia from 547. So I think it's just that's from I guess the base I have it marked as as the base is at the property line and the tower is above but set set in >> the base is part of the buildings the building's at the property line
>> the building's at the property line >> okay >> along summit I mean along pavonia there >> correct yeah >> could you just clarify what is that black kind of dashed line outline represent >> this thicker one is the the upper floor
tower. >> Gotcha. And the shaded gray is the base. >> Correct. >> Thank you. >> Now, if we go back to the loading on Van Ripen, is Vine Ripen a um dead end? >> No. >> Oh, I'm sorry, Ian. I don't want to jump in.
>> Uh no, it is a a oneway street. It's not correct. >> One way towards summit. >> Correct. Goes west to east. Correct. Ian. >> Yes. >> And
that loading zone of street loading will be shared between the two buildings. >> Correct. >> And so I guess I can clarify a little bit. There is a >> the vehicle would pull in and then um
similarly and Christina can kind of describe again the trash. which I assume is similar as the previous presentation, but uh they have this 10-ft walkway to to access uh anything on the uh 547 site. >> Yeah, that's something I would like to
see. How is the trash going to be from one building to the next getting on to vine ripening? >> Yeah, I think I think Chris Christina could probably address that better when we have the floor plans up when we get there. Yes. Could
um will you just clarify the extent of that pedestrian area shown? Is it just to service between the buildings and kind of provide pedestrian space here or is it uh the the intent is to um I guess I I
can't speak to exactly what it's doing, but it you know it's an open space for all pedestrians between you know connecting this project site through to the adjacent uh two properties and the overall marketplace extension.
And I don't I don't know if your question commissioner is is the 10- foot area that that serves as more of another connection ingress and egress from Ben Ripen into the the pedestrian area. Um and that that was created prior to even ex you know creating the on-site loading
area. >> Gotcha. And and the other application is approved. We just be tying into that. Is that correct? >> Yeah. Yes. those two uh to the to the left there on the screen are under construction.
>> Gotcha. So, our application will cover all the area that is needed to connect into that. >> Correct. >> Thank you. >> Any other questions? >> Um Madam Chair, one one just one more. Sorry. Uh going to be a standard question at this point, but um on the
corners that you're providing ADA ramps, are you able to provide uh concrete uh bumpouts where appropriate? Um I'd have to double check uh with Lindsay. I'm I think we're definitely open to it. You know, on Pavonia right
now, there is kind of this uh shaded uh stripe bumpout, I suppose. I you know I don't barring utilities I think there might be getting my projects mixed up but any underground utilities I would have to work around I don't I don't think that's an issue on our end.
>> Yeah I I think we can commit to that um in the event that you know the traffic department uh you know approves that as well. >> Sounds great. >> There's no other questions. So, we'll move on to your next witness, Mr.
Harrington. >> Sorry, Madam Chair. Just one other >> question. Um, are you guys modifying the traffic signal at Pavonia and Summit at all? >> Uh, there's there was no discussion about that. It wasn't brought up to us at all. >> Okay. You're not disturbing it in any
way, >> Ian? We're not >> not the the polls. No. Um, and there's no proposed vehicle traffic that that would require a signal change. That's what uh if I'm jumping,
makes sense. Thank you. >> Okay, then uh I'll move into uh Paul and Christina. Again, we're we're going to have uh ask Paul be be uh um qualified as the ex the registered and licensed architect and then Christine is
going to walk us through it if that's okay. >> Yes. >> And you both uh recognize that you're still under oath. >> Yes. >> Paul, we can't hear you. >> Yes. >> Thank you. >> And your license still current?
>> I'm still current. >> Thank you. Let me share my screen. >> Madam Chair, uh, Mr. Wine, I think, wants to be heard to request that adjournment. I don't know if he's on the screen or not.
>> I can promote I can promote him to be a panelist real quick if Madam Chair is supportive of that. >> That's fine. Yeah. Hi, Madam Chair and uh >> Chuck, sorry to cut in, but I guess now we're we're 5 minutes from the deadline,
so I'm I'm obviously not going to get reached. So, I would uh respectfully request the opportunity to adjourn to to that next meeting date. >> Ben, >> yes. other Ben.
>> Uh yes. Yeah. Uh planning supports that. Uh the next available date is uh that July 1, July 28th. >> Okay. So for the public, KB205-000099 address is 53 Beacon Avenue will be
heard on July 28th. There will be no new notices. >> Thank you everybody. Have a good evening. >> Thank you. You too. Okay, Christine, >> good evening again. Um, >> do we need to uh Oh, no. I'm sorry. I
already did that. Sorry. >> I'm going to be presenting the architectural site plan submission that was submitted with a date of May 15, 2026, issued for planning board approval, starting with sheet T001,
which is the site plan. Um, following up on on Chuck and Ian, we are proposing a two tower development. >> Hold on, Christine. We just we'll mark this as A4 for the record. >> Okay. >> A4.
>> Okay. Go ahead. Sorry. >> We're proposing a two tower development on this site at 555 Summit A and 547 Summit A. 555 being north on the sheet, 547 being south. Um, this would be a phased project. Moving into the next
page, showing the phasing line, the north tower would be phase one. The south tower will follow shortly after as phase two. Moving into the overall floor plans at the ground floor. Again, recapping on what Czech mentioned, there's a lot more
retail um on these two projects. Um given that we were able to tuck in the transformer vaults away from the main streets and given uh Homestead Marketplace which is being placed between these two tower developments. Um we're placed on Summit right here. We're
proposing a corner retail on both sides that eventually feeds into Homestead Market and continues to Homestead Place. Um same thing for the South Tower 547 Summit. We have two corner retails. Um
we have on on Pavonia A and on Summit A. Um and then some retail that also feeds into Homestead Market. Um going back to loading um we are placing it on site under a covered 30
foot high uh opening. This would allow for both PSNG uh trucks to come in and service their vaults. Um it would also service for trash pickup. um and for potential moveins. Um and you could see that
that's how the plan has been coordinated. So we have the transformer vaults that are being fed from this space. We have the service corridor that tenants would walk through these ballards and move in through the main cores from the back there. Um and then we also have the trash room that's
connecting to this back of house corridor that would also be wheeled out. Um these projects are under the same management as previous proposed project 10 lot street. So it would also be a daily pickup. Um and trash would also be
wheeled out only when trash pickup is coming. Nothing will be left out here. Um we're actually treating this area as a as a paved um as a paved zone. Matches the same pavers as Homestead Market. It acts as a continuation of it and and
opens it up from venrien as well. Um there will be no gates. It's open to to everyone to come in through this main corridor here and and feed into Homestead Marketplace. Um as for loading for for 547 Summit, we will also be feeding off of this zone
here. Um the the transformer vaults will be serviced from Summit Avenue and Pavonia Street since they are placed there. But for moveins and trash, it would also be fed through this 10-ft corridor. Walks back here through this 5-ft corridor
within our property line. Feeds either the core or feeds the trash room as well. And same thing, our maintenance team will roll out, bring it out to here only when trash pickup is happening. Um
again this project is using the commercial bonus on the second and third floor um for hotel units with a designated lobby for both that includes elevator and a staircase. Um so let's moving up to the second and
third floor. We'll take a look at the hotel units on these floors um via the lobbies on both sides of Summit that feeds into the corridors and feeds the the hotel units and hotel amenity spaces as well um that have FNB services to
them. Um co-working spaces to them as well um that could be used as business centers for these hotel units. Third floor also has hotel units as part of the podium. um along with terraces
that open onto Homestead Market below. Moving up to the fourth floor, this is the start of the residential floor plan. Um again, keeping the units quite efficient and having them stack up above each other for efficiency. Um again, this project is providing the 10%
affordable. um 86 units on 555 Summit and 66 units on um 547 Summit um including the ones, twos, and three bedrooms um provided that we can start to see here are these corners um the
larger units uh fronting um Summit and Venrien Avenue. Um, again, floor to-seeiling windows, maximizing views for tenants, um, maximizing glazing and transparency from
the exterior realm as well. Moving up, we continue with our residential layouts. A few mechanical spaces in the middle there, and then we continue with a couple more residential units to the top. Um, and we get to our 47th
floor, which has the residential amenities that serve all the units for these towers as well. And then we go to the roof lounge, which also has a smaller um, party room, residential lounge, but with outdoor areas, barbecues, um, turf area for
tenants to enjoy and maximize the views. Moving on from the plans into the elevation design for these towers. Um the the two towers connection was something we reviewed back and forth a lot with
planning and um we wanted to create a recess between the two towers to break um the length of it. Um and the way we did that was involving a curvature that we'll show you in the renderings later on. But by softening the corners with
curves and recessing between the two towers, we're trying to break the the facade on Summit Avenue, but maintain the the visual permeability of it, maximizing the glass, maximizing curtain
wall, low E um glazing units for the tower. Um the added element on this tower are these bronze vertical fins that help elongate the tower and accentuate it more. Um, and the tower does sit on a nice uh contextual podium.
again utilizing this bronze ACM panel that gives retail kind of more context in integrates it into smaller modules um with exterior lighting and activates the street frontage and the public realm and
curves as it enters Homestead Market to invite people in to invite people into the retail that's tucked in there and to get to Homestead Place Market as a potential shortcut um to get to the path for example Um, moving on with the elevations.
These are just a couple back views. Same consistency. Some horizontal and vertical elements. A bronze fin elements that accentuate the verticality and break up the facade with a bit more um definition. Um we have our lighting plan that also
co covers the sidewalks but also how it comes into Homestead Market. This area is a covered sophet. Um and this area is open to sky. Here are some material panel references along with the rendering. So you could see that we're using this bronze panel
um and our insulated glass unit throughout the tower. um and the curved corners that again want to invite people into Homestead Market. Um and then the recess break between the two towers. Um and again bringing up the curved corners
to soften the tower above the space. Some other views of the retail corners. Again, all these corners will be retail focused. um fully glazed clear glass storefront glazing to maximize permeability
um and visibleness into these spaces. They're just some enlarged bulkhead views of the roof lounge that also get some floor to ceiling glass to maximize views. We have the shadow studies that were done for these towers as well.
And that concludes our presentation. I will go over the renderings again. And here are couple enlarged views for reference. Um again, here we're on Summit looking into Homestead Market. Here we're on the corner of Summit and Venrien.
And then zooming out as an overall is the two tower connection with a recessed return sitting on this base with the opening that connects summit to Homestead Place. That concludes um our presentation. Thank you.
>> Christina, what is the square footage of the retail space? >> Check. I think for each tower we're at 2500. Yeah, I think overall it's about 5,000 square feet >> for both together.
>> And can you go back to the loading zone and the garbage? How do you get from one tower to the next tower? >> Yeah. So again, we'll have the daily pickup kind of park here when PSNG or no moveins are happening and then we would
have a maintenance team for the building roll it out from both trash rooms. So this is one trash. >> So you have to go around the building with >> Yeah. >> trash. >> Yeah. You have to you have to go around slightly like something like this which
is again it looks further but it's I would say it's about 80 ft if I measure it which is might be similar to other projects that have um have done this. So, you're going around the building with with the garbage and it's going to
be located where? Which part of there? >> The trash room. I don't know if you can follow my cursor. The trash rooms are central here towards the back alleys on 547 and then on 555. And they both have direct connections to their own alleys.
And then they they they roll to the side here through these ballards and then the truck picks up here >> and the trucks will pick up on the vine van end of it. >> Yes. Yes. >> Sir, is there any way we can have a
loading bay? >> A loading bay? What? I'm sorry. What What does that mean? Because we have so the other project that we just approved on lot street is very close to this project. Am I correct? >> Yes. >> Okay. And then we have two tower
with garbage being going around to vanipen. The other project we have what,49 units. >> That's right. >> That's going to be picked up on the street. And I know Summit Summit and Pavonia are
very busy busy avenue. >> The gun ripen being a one-way street as well. It's a lot to curb right there. >> Well, the garbage, >> you want to you want to chime in on this one?
>> I'm sorry. You're asking me? >> No, I'm calling on Santo. What's the actual question, chairwoman? Can they do they need to? >> Yeah, because of so much going on with the garbage from one end to the next end
of the building, >> right? What is is are you >> Is there any way we can have like a lo a loading um bay? Are you looking for a second loading? >> Yes. >> For the other tower, >> correct? >> Coming off of
>> Pavonia or Summit? >> Van Ryen. >> Van Ripen. >> Um is on Van Ripen. >> Yeah, this one here is is off ripen here, >> right? Yeah. the the idea was to keep it
off any any curb cuts off of uh Pavonia or Summit because they're busy roads and and this way we just bring it out the the truck would come into that loading bay uh and service both both trash rooms. Uh there's 30 feet between the two buildings and then you keep it
basically back of house everything. >> So just to make sure >> containers I'm sorry how many containers are we talking about? Well, we're talking what? Two yard containers. I believe it would be two yard containers. >> All right. They they roll out one one or
two a day >> and >> one or two what a day. The question was the size. >> Yeah. Two yards. Two yards. >> Two yard containers. So you're talking one or two a day. >> Mhm. >> That's kind of low. >> A lot more than that for both
>> recycling and your garbage. Um they're closed. Correct. They're um You're not utilizing any compactors, are you? >> We are. >> You are. Okay. So, you're going to push this in to a 2 yard container and then
you're going to run it roughly 80 ft. Is that correct? >> Correct. >> Which again, um, back to some of the properties on on Homestead Place that didn't have any on-site loading. um
it has a similar situation where the trash is rolled out from the center, you know, the center of the building at the lobby and goes to Van Ripen as well. And I would say that distance is maybe even further. I would say it's about 150. >> These are just people pulling these big
like garbage dumpsters. >> Yeah. So it's not like a bobcat or anything. It's like No, >> just manual labor. >> Yeah. They have casters on them. They're not We're not talking a lot. I mean, my concern is are they going to be large
enough to handle the amount of locations or where you're generating the material, you know, between the condos and everything else you got going on? What's do you know how many you can get into that area? I mean, you're basically you're you're loading it into a
compactor and then the compactor is going to move the you're going to move the container and once it's loaded, put another one in. So, you got people are going to be working this all day long. >> Yes. Yes. >> Well, so Pat, I guess I guess the question is,
>> can it be done? Yeah, sure. The only thing is what do you get? You got to allow for spillage. You got to while uh you got to you got to transfer it to the truck. you got allowed for dripage or you know whatever leak what have you.
How how are you going to handle that in the area where the truck is parked? Do you have like drains g uh some type of drainage or whatever where the >> I can have Ian speak for the spec chosen for the pavers.
Well, but what is the actual proposal to have two twoyard containers in that trash compactor room and remove it >> by hand? >> A day? >> Yes, they so they they load them it gets
compacted. They load them up in the room for the rest of the day. Once the day trash pickup comes at the end of the day, they roll out how many ever containers of trash was produced that day. So they can they get contained in the room until they pick up comes. >> But that's the question. How many
containers can fit in that room? If we need four or six or eight. >> So I start the count here. >> Yeah. Those those those uh symbols right there represent a container >> and those are based on the Department of
Sanitation requirements for the trash rooms. So we we have the space allocated for for the number of containers based on on the the quantity uh and and the shoots. >> So each one of those represents a 2y container.
>> That's correct. Wow. >> Three yard container. >> So how many you have there? >> I'm sorry. What was the question? >> So how many containers are there? saw that on the below >> the 12 and then another four. So, we got
16 already. You're talking over 20 some odd containers, two yard containers. >> Yeah. I I do think we're showing more than what may be required, but um we'll we'll take another look. >> I mean, just visually though, um
like there's the the 6.0 dimension right next to it, right? So, I'm just trying to visualize the to me on screen they look like they're a little bit smaller than two yard containers. >> What is the dimension of this container?
>> These containers are three yard containers. They're not two yard containers. They're three yards. >> Three yard. Okay. But then >> and we represent them because we have to show that that that we have the space in the trash room for them. Whether or not they're ever used is is really a product of the uh occupants of the space. But
I'm I'm trying to figure out the dimensions here because I guess I'm looking at So So is are are looking at this dimension right next to them that says 6'0 and so they're three yard containers. So they should be
roughly 9 ft. These look smaller than that. >> I I can take a look at the spec we've used and give you that. Well, how about we zoom in on the drawing and let's look at it? >> Are you able to measure the dimension of the container?
>> It's 6x4 by four, right? 6 feet long, four feet high, four feet wide. >> Yeah, they're they're rough. Yeah, >> right. They're roughly 48 in wide by about 56 in high. >> Yeah.
>> Three cubic yard rear end dumpsters. >> Close. Yeah. >> The length is 79 to 80 in. >> Oh, you said 3 cubic yards. >> That's what they said. Three cub. >> Okay. I I just heard three yards. So, I
thought the length was supposed to be three yards and I was like, that doesn't look right. >> No, no. >> I think there's a discrepancy here between industry shortorthhand and >> yeah, I I'm not familiar with the industry shortorthhand. >> Yeah. So, waste is is measured in cubic
yards. And so, 3 cubic yard container has a capacity of three cubic yards in volume. >> Okay. I I was thinking that you meant they were three yards long and I was like, that's not right. Sorry about that. >> No, they're three yard. They're three cubic yard containers. They're on a
square. >> And you're going to do this with a garbage truck. Correct. Rear loader as they would refer to it in the industry. >> Correct. >> You're going to need a lot of containers. There's no way to put a compactor, a regular like 20 yard or
self-contained unit so you don't go crazy with this. >> We we are showing two compactors here. Yes. You're talking apartment compactors, right? >> Yes. >> I'm talking about one of these rolloff type of self-contained units.
>> That would require a loading zone. >> Yeah. I know. I'm looking at it. Yes. >> Yeah. And then you're going to have also uh that dumpster's outside and the smells are going to be a lot worse outside than in a ventilated uh >> Well, if you dump it every day, you'll be fine. >> Yes. If you're going to if you're going
to overload it and you know I hate to be the guy cleaning up the room. I can tell you that. You know, you got to you got to basically uh I just think they're going to be real heavy to go 80 ft. So, you should have something to tow them.
That's what I would do. Could you also just kind of walk me through almost like a turning template? I mean, I know these are tight spaces. These are small things, but it's pretty narrow uh passageway. Um, are these able to kind of maneuver from the trash room?
>> Yeah. >> Yes, they need five foot widths and that's what we're providing. >> Five foot in both directions. >> Five foot width. Obviously length depends on where you're going, but um >> could because because I guess my
question, could they turn to make? >> Yes. As long as it's a five foot radius. Yes. >> Gotcha. Um, but that would take is so is this service corridor um is meant to be a service corridor, not a public connection to to the left of your cursor. >> No, I think that's a public connection
right there. >> It's acting as both. Again, it's it's paved, it's lit up, it can have access as a shortcut into Homestead Marketplace. But when that daily pickup does happen at night, our team is going to roll out about two to three containers per building. Again, because
it's daily pickup, we're not using that many containers to roll out. Two to three containers rolled out, dropped off here with the truck. That's >> got so do you know approximately what the time duration of this entire trash operation will be for both towers.
>> Yeah. Again, I don't know if it's a morning or night thing. I'll I'll confirm with our property management team, but I know it's a quick in-n-out um operation because our team gets everything ready, gives it to them, and they just drive off. >> Well, you say quick, like 15, 20 minute.
>> Yeah, that's fair. Yeah. And that would happen twice a day. >> Once a day. >> Once a day. >> It It's at night. I got confirmation. >> And this is for both recycling and trash. Yes. >> Correct. Same same pickup does both.
>> Okay. But they'd have separate dumpsters. >> That's correct. >> Yeah. Or compartmentalized. Yes. >> All right. And somebody brought up drainage. I think that's a very valid point in case there is garbage juice, garbage sweat, whatever you want to call it and things get spilled. I think it
would be really great to have drainage where you can wash it down and have it all just filter away from the building. >> Yeah. Do we have we have like drainage within the walkway and within the loading area? We have a drain there. >> Yeah. The um trying to pull it up real
fast, but the most of the site is covered in porest pavers. So, it's all intended to rain water, right, to seep down um into the in through the pavers and into some stone and then piped into our underground detention system and out with which was you the normal storm
routing. Um, so, >> so any, you know, comparable trash that you would expect to see, you know, go down there. We haven't designed anything. >> I don't know if that's we also, adding to that, we also install
hose bibs along these back alleyways. So, our team could also wash out any spills that happen and it would eventually flow through the porest pavers. I just bake in the sun. I would love to see a drain there if possible. So that could >> Yeah, we could definitely add one.
>> Okay, thank you. >> And who will be responsible for that to make sure? >> That's the ownership management company, right, Christina? >> Yeah. Yeah. property management will maintain clean um the the whole path throughout Homestead Market and these
back alleyways >> and they ownership will will be responsible for maintaining uh this this pedestrian uh walkway that they're creating. >> What would be the operational hours for the commercial space? Because this this
container would have to be passing by, right? >> Well, it's coming up back Well, you know, I'll let her answer it. I mean, it's coming, I guess, back of the building, right? >> Yeah. So, I mean, nobody's really
frontail as it takes its path to the towards the back. >> What is the space that it's passing? This is This is the neighboring property here that's fenced. >> No, in the building. What's that? 547.
Yeah. where your cursor just was. What's in that space? >> Oh, no. This is Yeah, this is retail corner here >> and across in the other building as well. >> It's about 30 feet across. >> Yes. Yes, >> that's retail one. So, the container is
going to go right past that space. >> Well, it's going to go on an angle. >> Trying to, you know. >> Yeah. You know what? That's a good point. Can you do you get your CR uh cursor where the compactor in the CA container and just show us the run which
you know how it's coming out? >> Yeah. Yeah. Here. Hopefully he'll, you know, cross here at an angle and come back in here. >> All right. And if the two containers don't work, you you're willing to put in more containers, correct? So that it
does work. >> Yes. Yes. >> Yes. And the containers would be enclosed and they're leak proof. So you're not going to run into a problem with leaks and anything like that as far as the containers. So that means when you break away from the compactor,
there's like a plate that drops down on the container. You'll have that in a down position. So nothing should be able to spill out. >> Okay. >> Yes. >> As long as you agree to that. And as far as um definitely you need some kind of a
drain over where you're keeping the compactor and the the containers and you're going to need something where you're going to do the loading from the containers to the to the garbage truck. So if you have some kind of a drain there, >> perfect. You should be you should be
fine. >> Agreed. >> So I can Yeah, I can just offer right. We'll have uh for the on 555 where the loading area is, we definitely add a kind of a trench drain. I'll say, you know, roughly along the property line, >> right? Generally where cursor is now.
And so that'll scientifically collect all the gunk that'll drain into the drain and then it'll have a great you know so if there's trash necessarily right that would get stuck on the the grade and have to be you know picked up by hand by management just like you know
>> well I mean that's dump the truck that's dumping this a should have no leaks coming out of the hopper area because you're picking it up and loading it into a hopper and um they should have their seals so they should have no problems. The truck should not be able to leak.
>> Agreed. >> It's just covering yourself. So, you'd have to put that into some kind of a in your contract or whoever picks this up. >> Yes, we will do. We will add it. Yes. >> All right. >> Okay.
Madam Chair, does that satisfy you with everybody? >> I just feel it's a lot of garbage. Um and there's a little more that needs to be done to um put that into control seeing that it's vanipen is a oneway
when the truck comes in for all that garbage because you have commercial space, you have a hotel, you have residential, um you have the other project which is on lot street just right next to each other there. I don't know how can we get this
a little more streamlined. >> Well, I think I mean our our thought process here was Van Rein it's beneficial that it's a oneway uh because once you pass you're going from the west to the east. So you're passing all the other properties and then this is the
last property on the block and then you you you pull in, you know, and you you can you can do your loading and unloading and then pull out and and there's only one way to go. So you're not you don't have a conflicts on two-way traffic. I think we'd we'd have a different discussion if it was two-way traffic on Van Ripen.
>> I think usually they pick up at night so traffic is much calmer. >> True. or early >> seen in a lot of other other those tall ride building around summit and things they pile up on a street and they pick it up >> right on the sidewalk and curve. I know.
>> Yeah. >> We don't want that. This is this is going to be fully enclosed. So if look bottom line I mean you got to put something in where if they need more containers they have to put in more containers. So, if they can't do it with two containers, they need six containers.
They have to put the six containers in. And you don't want any of this stuff being stored outside. I can tell you that right now. >> Absolutely. No. >> All right. That's That's a benefit. We're not Nothing's being stored outside. Nothing's being put on the street. It's all self-contained.
>> And you're already doing this in some of your units, correct? >> That's right. >> Yeah. >> Okay. And what are you going to do with the like the liquid swill and stuff like that? You're going to bring in a guy to basically take that the oils any no cooking or anything in the in the
commercial area, right? >> They have potential to be FNB, but I believe we're working on grease traps um with our engineers. Um >> so you're going to pick that material up and have somebody come by and pick that too? >> Yes.
All right. I I really think it would work. It's just that you'd have to have a pickup for your oils if you're doing food, royal, whatever. >> Yeah. We we don't have any prospect Yeah. We don't have any prospect tenants right now, but we we will arrange for if an FnB tenant does come along.
>> Okay. Then as far as the containers concerned, whatever it takes to do these buildings and commercial area and everything else, you got to put them in. Yeah. Okay. Okay. >> Any question any other questions for
Christina? >> No. >> Madam Chair, sorry. >> Andy, any questions? I know. >> Couple just quick questions. >> Sure. Absolutely. >> Is that loading zone, you know, I understand at night it's going to be used for the garbage discussion which we spoke at length about, but is it also
going to be used for move in, move out, retail delivery? I mean, will that all be scheduled? >> Yes. Yes. >> Great. Um, thank you. Um, can you speak to the amenity space and um, between the resident and the hotel and kind of the
access between them? >> Yes. Again, um, hotel has its own uh, lobby facing summit on both projects that takes them up to the second and third floor. Um hotel has their own individual amenities focused more on business centers, washer, washer dryers,
um a couple uh co-working spaces, and then the tenants and residential uh floors will have their own amenities on the 47th floor. Um and these are separate uses, separate elevators that take you to separate floors.
>> Gotcha. Are are I I was just looking through the plans. Are there residential um amenities on the third floor or is that all the music room, game room or are those all hotel amenities? >> Oh, those are those are hotel amenities. I I don't see that third floor. Yeah.
>> Okay. Gotcha. Um is uh can you speak a little bit to the maintenance of the public plaza, the hours of operation, and who's responsible for maintenance? Well, that it will be open uh 247. Uh it
uh will be open to the public. >> We uh we would um we discussed this with planning. We would enter into an easement agreement for the benefit of the public. Uh and the ownership would be responsible for for the maintenance in perpetuity.
>> Gotcha. Um thank you. And then just can you comment a little bit on the structural of the building specifically that C is that cantal lever the space where before tower two is constructed that that would sit above the pedestrianized area.
>> Yeah. I mean obviously we would love to canlever these towers. Unfortunately they're 47 stories tall so they would need some structure to bring down. Um but we're placing them in locations that kind of create a portal that brings you into Homestead Market. Um, so like you see it on 555 Summit, we probably are
going to have to have one on 547. Um, but we will center them accordingly so it's more inviting as pedestrians come in. >> I see. So when phase one is built, those columns shown here in the middle would exist to support that portion of tower
one above the the >> Exactly. Yes. Yes. This line. Yes. >> Okay. Um, and then I guess do you have any thoughts on, you know, the just the access and pickup? You know, I'm not
sure who your residential tenants would would be or the hotel tenants, but Ubers, lifts, you know, there's not, you know, any on street or other space for those functions to work >> like a pickup drop off of of people or
goods. Well, that's Chris. I think I mean I think we envision you could use the the loading and unloading area there because it's loading and unloading people as well, but you could also Van Ripen, you know, might might be a you know, a good place for that too because it's the the
lesser traveled street. >> Okay. Yeah, that's that's something that, you know, we could we could discuss in the future with with the the traffic department if they were they were uh open to to support that because I'm thinking in front of those transformers, you know, uh they PSNG
needs access to to the transformers anyway. So, you could have you could have maybe set something up over there because you don't want it on Summit or Pavonia. >> Yeah. And I'm I'm thinking um I think the commissioner made a great point and I think it's probably unlikely that
Ubers will pull into the loading bay um just as someone who has cold Ubers and lifts. >> I don't see them doing that. >> They might just cover the curb cut, >> right? They drop you off right there.
And I believe there are some parking on curb space along summit that you know closer to van v than um ripen but I'll defer to the transportation planning department for any conversations.
>> Okay. >> Yeah. I don't think the Uber would want to go on van ripen. I think the whatever the address reflect on the building that's where they probably would be stopping as well. Um Andy, that's your questions.
>> Uh that is uh Madame Chair, >> in regards to the um affordable units. Are they located throughout the buildings? >> Yes, they again, similar to the other project, they're going to be they haven't been finalized yet, but that would be finalized uh in in discussions
with the division of affordable housing. Uh they they essentially will tell you, you know, where they need to be. Um, and that's part of your affordable housing agreement. They they literally you pick them, they designate them, and it's part of your agreement. Um, and in this
instance, um, you know, the it's a total of 152, 31 would be threebedroom affordable units, 90 twobedroom, and 31 onebedroom. There's there's no studio affordable units in in this one. Um so it's and
again you know the breakdown you're going to have very low you're going to low and then moderate income you've got uh 23 very low uh income units 55 uh low income which is 50% or below and
then 75 um moderate income. So you have you know that income mix pursuant to the uh the inclusionary zoning ordinance. Okay. >> Could I move on with Mr. Mcdana at this time? >> Um, I think we're running into a very
late. We have resolutions as well to get done. >> So, we may want to reserve Mr. McDonald for the next um meeting. I I can we just He won't take long.
>> I'm sorry. >> It won't take long. We could We could I think we're we're we're right there. If I I'm just making a a big play. I mean, it's we're 10:35. I mean, he's a lot of the argument, you know, a lot of the
reasoning is similar to Lot Street. Um, and I obviously it's it's the board's decision, but we're, you know, we're we're hoping to to get one more thing off off your agenda so you can move on to to other items. Um, you know,
respectfully, if we could finish, it'd be terrific. I mean, we're it's a late hour. I understand that, but we're all here and if we could push forward to to to close it out. Madam Chair, I recommend we don't want to rush in to make a decision that
>> um yeah, we're going to carry we're going to carry until the next uh meeting. Um our next meeting is then >> um can this been there? >> Can it be moved then to the to the June
30th meeting? June 30th >> at the front at the front of the agenda. >> I'm sure we can because we started it already. Where's Ben? >> I'm I'm present. Yeah. >> Okay. Can we have this on the June 30th?
>> Uh, sure. Yeah. Since um we've already >> So, we'll have it on top of the agenda since we open and we took a lot of testimony already. >> Yeah. June 30th. Sure. >> Mr. Harrington, we'll carry it for June 30th. Thank you.
>> Be on top of the agenda. >> Okay. And thank you everybody for their indulgence tonight. >> Thank you so much. >> So case 2025-0133 will be carried to June 30th, 2026.
Um we want to move on to our last item on the agenda, resolutions. And I know we have quite a few resolutions this evening. >> I have six, Madam Chair, to get through. Is that correct?
>> I believe so. >> Okay. Um Mike, you ready? >> Where's Mike? >> Mike. >> Mike's ready. >> I am here. I'm listening. >> All right. Case number P2025-000067
U 10 Lot Street LLC for preliminary and final major site plan approval with deviations 625 through 629 Newark Avenue and 8 through6 Lot Street Jersey City New Jersey block 8001 lots 16 17 18 19
20 21 22 and 23. Next case number P2025-0176. Applicant John 723 LLC for preliminary and final major site plan approval 482 Communal Avenue, New Jersey City, New
Jersey, block 1720, lot 1.01. Next case number P2026-0041. Applicant Vasant Properties LLC for extension of final major site plan approval with deviations 165 through 169
and 173 Academy Street, Jersey City block 1212308 lots 12 and 13. Next case number P2025-0196 applicant 7 Orchard JC LLC for minor site plan approval with C variances 7
Orchard Street, Jersey City, New Jersey, block 21305, lot 12. Next case number P2025-0133 applicant 547 Summit LLC for preliminary and final major site plan approval with
deviations 9 and 11 Van Ripen Avenue 547 549 551 555 and 559 Summit Avenue and 594 Pavonia Avenue Jersey City, New Jersey block 7904 lots 5678.01
01 9 10 and 11 city of Jersey City um planning board in the matter of 69 lake realy LLC applicant number P2025-000091 decided May 12th 2026 memorialized June 9th 2026 application for minor site plan
approval that's all I have. >> Was that a motion? Do you need a second? >> You need a second. >> Second. >> Roll call, please. >> Commissioner Kaplan. >> I. >> Commissioner Stamato. >> I.
>> Commissioner Barnaby. I >> uh Commissioner Council person Little. >> Hi, Commissioner Patel. >> Hi, >> Vice Chair Wick. >> Hi. >> And Madame Chair Gongadan, >> I. >> Motion carries. All in favor?
>> Thank you. Do we need an executive session? >> No. >> Anyone? Do we need an executive session? Pat, you need one sitting by the beach. >> Do I want one? No, not really. I just want to hang out by the beach. >> If we have an executive session, it
needs to be where Pat is for all of us. Where is Pat? Where's Waldo? Pat's with Waldo. >> Motion to adjourn. Then >> Madam Chair, just before you adjourn, 565 communal call. I think we just need to announce that that's being carried.
That's uh case P2024-000099 was number 17. Mr. Joseph did not uh appear and request it, but I'm sure he sent an email to somebody at this hour. >> Uh staff is in receipt of an email.
>> Um >> requesting carriage to July 28th, 2026. >> Okay. Ben, are we okay with that? >> Yes. >> Matt, I thought we were calling out July 28th all night. >> Yeah, I thought so, too.
>> Wait, uh you said July 28th, right, Matt? >> Yes, I did. July 28th, 2026. >> What about case 26 B20 um B2025-0169? Was this called already? >> Yes. >> 506 Summit Avenue.
>> Yeah, at the beginning of the meeting to June 30th. >> Okay. June 3rd. Okay. Now, I think we covered everything there. >> Okay. >> I have nothing further, Madam Chair. >> Thank you. Motion to journ. >> No.
>> So you guys don't succeed. >> Does that go to roll call? >> Nope. >> We're journed. >> Okay. >> Thank you everybody. >> Thank you everyone. Cuz our forest