Okay. Good evening everyone and welcome to the November 20th, 2025 meeting of the Jersey City Zoning Board of Adjustment. This meeting is held in accordance with NJSA 10 col4-12, the Open Public Meetings Act. I would
like to call this meeting to order. Mr. Pangeli Nan, would you please take roll call? >> Certainly. >> Does someone have their phone? Please make sure your phones are off. >> Thank you. Uh, Vice Chair Rua
>> here. >> Commissioner Allen >> here. >> Commissioner Baron >> here. >> Commissioner D'Angelo >> here. >> Commissioner Patel >> here. Commissioner Burns >> here >> and Chair Coyle >> present. >> We have seven in attendance. We have a quorum.
>> Thank you. Um do we have any sunshine announcements at this time? >> Yes, we do. Um in accordance with the open public meetings act, this meeting has public notice of this meeting has been sent out to the Bergen record and especially Leito as well as posted with
the city clerk. I would like to submit this into evidence uh B1. >> Okay. Thank you. >> Can everyone please stand for the flag salute? >> I pledge allegiance to the flag of the United States of America and to the
republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Bridget, can we please swear in any staff? >> Do you swear or the testimony you're
this evening, the whole truth and nothing but the truth? >> Yes. >> Thank you. >> Okay. Um, is there any correspondence or adjournments that we need to hear about? >> Uh, no there are not, Chair Coyle.
>> Okay. Thank you. Okay. We're going to begin this evening with case uh Z2025-000078 um a site plan extension for 32 Glenwood Avenue. Um Mr. Garlic Ben Lindamman on from Murphy Schiller
and Wilks on behalf of the applicant. >> Okay. And we're seeking a uh an extension of one year for our approvals. >> Okay. >> Yeah, >> that's that's it. You don't have anything reason why I guess we're um
>> we're usually hearing what's >> we usually hear why you're asking for the extension. >> Got it. the uh the client purchased the property um in December and is ready to pull permits and needs to have the uh extension in order to get those permits.
They they can have that wrapped up by May, which is when this would the the one year would take them to ideally. >> Okay. Uh is there anyone from the public to comment on this? Okay. Uh commissioners, do we have any questions or comments? Okay. Uh staff, any
questions or comments? Sure. I would just like to confirm with the applicant that they agreed to the terms of uh and conditions of the original approval. >> Yes. >> And staff recommends approval. >> Okay. Thank you. Um can I um
can I get a motion um to um vote on uh case number Z2025-000078? >> Motion on the floor to to approve the extension of the approval from 2023 on case number 720500.
>> Can I get a second? >> Second. >> Um, Vice Chair Ruo, >> yes. >> Commissioner Allen, >> yes. >> Commissioner Baron, >> yes. >> Commissioner D'Angelo, >> yes. >> Commissioner Patel, >> yes. >> Commissioner Burns, >> yes.
>> And Sher Coyle, >> yes. >> Motion carries. All in favor? Thank you. >> Okay, before we continue, I see um quite a few people in the um public section. Um I want everyone to know that um our
last case um we will not begin anything at 10:00 in the evening. We will uh adjourn shortly after that and any public comments will be for 3 minutes. Uh we won't cut a case off necessarily, but we are not going to entertain any um cases uh that would go later than that
time. Um and tonight, uh Mr. Allen will, uh time everyone, let you know when you have a minute left when you're speaking. Okay. Our next case is going to be uh case Z205-000046 292 Arlington Avenue.
Yes. Good evening everyone. Uh Michael Higgins of Castano Quigley Cherammy for the applicant. Um some housekeeping first. I have the original notices. >> Yes, Mr. Higgins. Why don't you just give that to the reporter to uh mark as they want?
So, Mr. Higgins, just so the record is clear, we reviewed your notices, affidavit, proof of service, notice of publication. We're marking that as A1, and we're admitting that into evidence. >> Thank you, council. So, um, this is 292
Arlington. It's a presently vacant lot. Um, and the proposal tonight is to construct a three-story residential building. There will be 37 dwelling units. Uh, and it's located in the R1 zone. Um, this project is using the affordable uh
the affordable housing overlay. So, there's an affordable component to that and an affordability plan. Um, it's it it's product of a long history. There have been many conversations with the city over the with this project and several iterations. Um but where we are
today uh we have a few variances uh required. First is a D1 use variance uh to permit um dwelling units in sellers. Uh there's a variance for the minimum front yard setback uh and variances for the maximum
rooftop of pertinance height and another one for the maximum rooftop of pertinence coverage. Um, I think as our professionals tonight go through uh the presentation, you'll see that this is a pretty interesting site that puts these variances in context. Um, honestly,
sites like this, I think, are exactly why there is a zoning board. Uh, there's a few very, uh, peculiar things about it. Um, first, there's a very, very substantial grade change on this site. Our architect will testify to that. uh but the difference from one side to the
other is something like 16 to 17 feet uh in elevation. So this condition explains the main variance here which is the the the D1 variance for having units in the seller which while it's technically a seller because the majority of that
floor is below grade. Um, on the side that these units are situated, there's there's substantial floor to ceiling height, like 16 to 16 feet or so and pretty big windows, a good amount of light and air. Um, the second thing to note about this property, it's uniquely
shaped. Uh, it has varying width and depth. And then the third thing that makes it interesting is that it's directly across the street from the light rail and, uh, very close to a light rail stop. Um, so with that I have two witnesses, our architect Durk Garlic
and our uh planner Charles Height. If we could have uh Durk sworn in. >> Do you swear or affirm the testimony you're about to give the truth, the whole truth, and nothing but the truth? >> I do. >> Thank you. Spell your name.
>> Dirk Garlic. D E R K G A R L I C K. Okay, hold on a second. I really wish there was an IT class in law school sometimes. It's right there on the desk. >> Figure that out.
>> It's um it's loading up here. >> It should be working. So, uh, while we wait for that, Durk, you are a licensed architect in the state of New Jersey, correct? >> I am. >> Your license is current this evening? >> It is in good standing.
>> And it's in good standing. Okay. And you've presented before this board before? >> I have. Yes. >> Does the board uh >> we recognize his expertise? >> All right. Thank you, sir. >> Not in the IT field. Well, I'll give it a second here. Um,
yeah, sometimes the easel and the paper are easier. Let's see. Come on, strange. No, it should be um >> just a second. It's very weird.
I have a backup plan here. >> I don't know why my laptop's not All those fails. Use your phone. >> All right. >> Okay. >> Present walking the board through the plans you prepared.
Yeah, it's gonna be Let's see. Sorry. Okay. All right. So, I can't read this off my phone, so I'm going to have to do it up here, but all right.
Okay. Uh, thank you for your patience. Uh, here we go. Uh, the property here at 292, uh, Arlington Street. Uh, starting on sheet Z001 is itemize explains the, um, there's a
site plan here that shows the topography of the site. Um, as you can see up on Arlington Avenue, uh, you can see the grade change sloping down towards Randolph. Um, as where the the lot is wider and it tapers down to to Randolph
Street. U, across diagonally from the street is the light rail station and adjacent to it are u some, um, one and two family dwellings that continue down the street to uh, to the east.
The gross square footage of the building is 44 49,35 square ft. Um we're looking at a a total count of uh residential units of 37
and the breakdown of those units are going to be uh as listed in the chart here. uh one, two, and threebedroom units and including some studio units. As we mentioned before, there is an affordable
housing uh component where we're uh providing three affordable housing units and uh we'll locate those on the plan. Um as mentioned, particularly of interest about this is the front yard setback. Uh the front yard setback on
Arlington Street. Uh let's go to the site plan up in the uh upper left corner. You can see the the building protrudes. Uh the site plan extends uh the building extends into the front yard setback and
the adjacent property is set back about 3 to four feet. um which isn't really indicative of the rest of the buildings along that street because there there are additional buildings that protrude past that point. So, what we're really trying to um keeping consistent with the
uh planning guidelines is providing a front yard area that's close to proximity to the adjacent properties and providing some green space as a buffer to the front of the building. Um, as you can see from this site plan, we
butt right up against the light rail. Um, right ofway. Um, that is the uh starting from the left and sloping down to the right. You can see uh that that that's where the daylight basement occurs essentially. What what we're
calling the seller. Um this roof plan um shows the primary amenity space located at the center of the roof with the elevator bulkhead almost dead center of of the entire roof plane. We've we've
done that intentionally so that uh we can minimize the impact the visual impact of the slight variance that we're requesting for the uh overall height of the of the building. So, uh, one of the variances that we're that we're seeking
is for a height variance, uh, specific to that elevator bulkhead because we need that elevator, uh, to extend all the way to the roof so that we can provide ADA access to that rooftop amenity space. Um, another uh issue with that uh with
the top roof is the the roof deck extending off to the right side and the mechanicals tucked down to the left. Um, there is a an acoustic screen that surrounds the uh mechanical uh area to help deaden the noise. We've also
provided a 42-inch parapit that extends up past the roof um to further you know deaden any noise or trap noise from expanding you know out past the edge of the property. Um you can also take a look at uh how the the roof the amenity
the roof deck space is withheld off the edge of the building. So uh from a visual sight line looking uh up at the building it would be you know almost impossible to you know see any of the railing or see one see see anyone
standing up there or anything that's that's really occurring. So really the the diminish dimminimous impact of that uh roof area um for the neighborhood would you know should be quite um
you know mitigated by by that design feature. Um uh as we come down this side of the building, you come out of the pedestrian walkway and you walk down along the property out to the sidewalk and
extending over to the light rail station. So this is the pedestrian access uh from the light rail, you know, into that edge of the building. We'll go to the we'll go to the floor plan here where you can see coming in
from Randolph, we have a a corridor along the back of the building that extends and slowly ramps up uh down that hallway and access to those units that are facing the light rail. Um this is the area particularly um sorry uh this
is the area particularly um in the in the what is being called the b the seller that we're requesting the variance for uh because there there is uh almost 16 ft difference from the Arlington elevation
to the Randolph elevation u and the site drops off we're able to uh create you know large windows s and you know features along that uh light rail side. And and then what we'll what we've done is we've tucked the refuge area and the
bike storage and those uh additional utilities and equipment rooms in the back side of the building u where they don't require the natural air and light ventilation that is required uh for the units. So these are units uh one through five.
We go up on the uh second on the first floor on grade. And as you can see uh starting from the left side over by unit 11, you come into the building into a generous lobby. You come in, there's a mail room um uh lobby,
reception area down further around the hall to the elevator core and the central stair. Sorry, the problem of using my phone here. Um the uh uh so these units are laid out again to
take advantage of the uh sight lines to Bergen to the light rail and um and the central corridor down the back again. Then we go up to the third floor. It's basically a repeat of the second
floor. Um with units I'm sorry I can shut that out. Um units uh one 23 here. Let's go up to the to the third floor.
And yep. Uh again, let's go all the way up to the roof and we'll take a look at the amenity space. Uh again, the elevators extending to the roof to provide ADA access and uh there's so there's one shared bathroom, a small
janitor's closet, uh amenity space, um elevator lobby, and then access out to the common uh roof terrace and access then servicing the mechanical equipment. Again, there's a a nice mechanical screen specific around a
mechanical area and then again the elevated parapit that's shown in gray um surrounding the rest of the building. Uh getting to the uh the building elevations. Uh these so these elevations have uh
evolved um from a very um from a lot of a lot of meetings um that um specifically talked about the neighborhood's desire to um have kind of
a townhouse feel to uh th this um facade elevation. They asked us to use brick. Um there was comments to use double hung windows. Uh there were uh requests to use horizontal siding and provide some
cornice details. Uh and so we've um we've incorporated those into other iterations that came before this one and we've held on to those um same design principles through all of the you know different proposals that we've you know
brought you know to the neighborhood association. So um it's it's important just to understand that the architecture that that we've you know that we've put forth is the result of a lot of um
correspondence between you know all all parties involved. Yeah. U this is the elevation along the light rail. Uh another important uh issue to us was making sure that the building ha didn't just look like the
side of um you know a vinyl sighting bu building from the public right of way so it has a a nice aesthetic appearance from the light rail as you're passing up and down that corridor. Um so carrying that brick facade around on the second
floor and bringing it through the elevation and mixing in some ACM panel um between the spandrels and then continuing the horizontal uh siding along the top floor helps you know uh divide the mass of the building and
keeps that uh consistent aesthetic you know principles from the front facade wrapping it to the backside around uh Randolph Again, we've utilized uh you know, they're uh big windows in these units. Uh we've we've kept the double
hung, you know, uh double hung windows with the divided lights and really tried to keep a a historic character um to the building. Um along with, you know, there are often times where they just uh design on the front facade that the
cornice on the on the primary facade. But given that this we felt strongly that this would um have a presence along the along the light rail, we've all agreed to extend that cornice down the full length of the building and wrap it around you know all three sides. So it
really has a I you know it really feels like it's uh has a nice presence from three you know three three primary facades. Um the last one which is
uh kind of difficult to you know to kind of take in but it's the because the building is set uh so far back on the site. Um there is three stories plus then the basement which gives it kind of a a taller appearance here but it it is
set back. It doesn't come right up to the uh to the street or the uh sidewalk line. and and there was some uh work on this side of the facade to make it look like it wasn't the just the back of the building um because this is the primary
entrance for most of the pedestrians that are uh walking from the light rail. So having a building um that had a a residential entrance on both street facads and accessing through uh both sides of the building to a central
elevator core was uh was a challenge. And getting getting that to work and getting both facads to uh have a you know have a pleasant uh sense of arrival was important to us.
The last elevation which is the shared elevation with the adjacent properties um is is a a vinyl sighting um along with you know a a large bank of fenistration large windows uh again
double hung with div divided divided lights. I think maybe to pick one that kind of best explains the grade change here and the elevator and kind of what's happening on the site. Uh starting on the left side of
the building at at Arlington, you can see in the gray at grade level, there's a three-story structure going up to uh the roof cornice and the parapit and and then over to the mechanical room uh and then the elevator shaft. And you can see
that small section that protrudes up past that that dashed line is the section that we're asking for variance relief. It's just a small part of the elevator bulkhead that protrudes into that into that uh limit upper limit. Um
and then back down to grade and traveling down um towards Randolph. You see the elevator core drops down and then you see that the basement level which essentially is a cellar in this
case because it's uh more than 50 50% below grade um on the back side of it um is almost 16 feet tall in 14 in some and 16 feet in others. So those ground floor those basement floor seller floor
basement daylight basement uh floor level apartments are going to have you know really uh you know fantastic vated ceilings, big windows and uh you know it'll be a great use of that space versus just a mechanical you know
component. And then just some um some renderings to take, you know, a look of how the building's going to look from the streetscape. Again, utilizing reddish red tone brick with light ivory colored hardy plank siding. Um decorative
cornice along, you know, all three sides. Uh small amount of >> Excuse me. Can we ask the audience that you have to be quiet? I really need to listen. If you want to talk, just go outside. Sorry. Excellent. And uh and then the use of
the ACM, you know, the spandro glass between the uh double hung windows again with the um all going back to details that were requested of us um you know from the neighbor association. Uh
I think that's >> Does that conclude your direct testimony? >> It does. >> Okay. >> Um we will hold questions to the end, but could you scroll back to the very beginning where you had pictures of the neighborhood of what's existing um on
Allington Avenue at this time? Okay. And then you have other photos. This is one, two, three. I think you have four, five. Can we see that? Okay. I don't see many brick buildings in these photos.
Do you have any? Um I well there is a a new brick building across uh that's located directly across the uh the way here. This is an older photo but that building has been built since with with a brick
brick banding. Yeah. >> Okay. Thank you. >> We'll hold questions till the end. I just want to see the photos of the neighborhood. Thank you. >> Okay. So my uh second witness is Charles Hype,
professional planner. >> Leave it there. Is that yours? >> Yeah, it's mine. Hey person or affirm the testimony you're about to give in this proceeding the truth the whole truth and nothing but the truth. >> I do.
>> Yes. Charles height last name is spelled H E Y Dt. >> Charles your license pl your license is currently presented before this board many times. Correct. Yes. Uh with the firm Dresnner Robin. Um it's always pleasure to be back before this board.
Uh license is still in good standing. >> We recognize this expertise. Thank you. >> Um so we do have an interesting uh proposal for the board. Uh and I say interesting really because of the aspects of the property uh that I do think fall into uh some of the
considerations from a design standpoint which is the basis of of what I would offer to the board. Um, as you heard from, uh, the project architect, uh, we are requesting a D1 use variance. It's for a component of the overall application, not the nature of a of a
multifamily home, but really where some of the units are located on the seller level. Um, but we did want to recognize it as a use variance. Um this board is aware that to grant a use variance um you either have to be an inherently
beneficial use or you have to meet the particular suitability standards. Uh I would offer the latter uh that there are particular aspects of this property that would lend itself to proposing uh the overall development as well as the seller level uh residential units. So
just to run through a couple of the um factual aspects of the property. Uh it's unique in the sense that uh for several reasons. Um one uh that it has it's a through lot that's adjacent to the light rail uh right of way. Um it's also
approximately 16,000 square ft which is a little over a third of an acre. So it's substantially sized when compared to the traditional R1 zoning standards. Uh we also are a through lot that has 119 ft along Arlington which is primary
frontage and then a smaller amount along which is about 21 ft. So it's tapered in in size. Uh as you heard earlier there's a substantial uh topography on the site. It slopes from Arlington Town to Randolph where Randolph is is the
landing pad at the footsteps of um the light rail stop. Um the topography I would say is probably the driving factor in terms of particular suitability. Uh in the Jersey City zoning ordinance it defines the difference between a
basement and a seller. So there is a technical definition and it's a calculation of area of that level that is subgrade compared to the topography around it. So we went through that process. We coordinated with the division of city planning uh and we did confirm that that is a seller level
based on that definition. It's not a basement. Uh the difference is in basements you're permitted residential units because you're 50% above that finished uh that that uh that grade of of the property. In this case, we're
majority below 50%. So, it's technically a seller. where the seller level units are located are essentially at the lower end along which actually do meet all the building
code requirements for legal light and air um full windows full egress windows and in in practical reality without knowing the definition you would not think otherwise that it's a seller for where these units are located. So I think that's an important aspect in
terms of of the particular suitability. Um we wouldn't want to uh the main reason why we avoid proposing residential dwelling units in the seller is for fire and flood safety concerns because typically they're lower grade.
Um if a flood occurs, you might have a lower window where flood waters might enter it through the window which is not a good scenario. Um and it especially in fire sometimes there's an issue with seller seller dwellings and not having enough suitable fire escape. That's not
the case with these with these units. So, um, for that those reasons, I do think there are particular aspects, not only from the property, but how the project has been designed, um, for these specific units on the seller floor to have the full complement of what would
be a first story. Um, in terms of of the appearance along, um, moving into some of the bulk requirements, uh, we do have three bulk variances that are being requested. one with front yard setbacks and two with
the the rooftop elements. The front yard setback requirement in the R1 is to match the existing standard. Uh when we did take a look at that, um a lot of the front yard setbacks are regulated for the twotory, three-story homes which
have a shorter front yard setback. Um typically it's either zero to 10 ft. Uh in this case we are proposing setbacks that vary uh along the two frontages between six and 29 and a half feet. Part of the reason for the extended setback
uh on is because it tapers to 21 ft. Instead of inching the building closer and closer and narrowing that frontage of the the proposed structure, we held a greater setback to just allow a natural footprint to end. Um what this also
allowed us to do is to create a little bit more relief from the proposed multif family structure uh along the two frontages uh and also incorporate extensive landscaping. So uh we were able to achieve 90% front yard landscaping. I think the standard 60% um
so we're in excess of that and I I do think that is a good use of space. So again, the test for uh setbacks are typically where the benefits outweigh the detriments and in this case allowing for a little bit more light and air, a little bit more relief from that street frontage and the additional landscaping
in my opinion does meet that threshold. Um with respect to the rooftop elements, as we heard from um uh the project architect, we are requesting the uh rooftop height of 15.5 ft for the
elevator set uh elevator bulkhead. Uh a building of this height is only permitted a maximum of 10 ft. So regardless of the type of use or whatnot, it's only permitted 10 feet to accommodate an ADA accessible elevator which allows for that common rooftop. U
we are requesting the additional 5 1/2 ft. So uh part of the rationale is we favored a lot of the uh rooftop structures along the Arlington A. That's the frontage where we have the majority 119 ft width. Um we also have a
substantial setback from the building facade of 25 ft. So um in other words the setback is more than adequate to accommodate the proposed added height. Uh and from the street level I think it would be mitigated given that setback of
of where the elevator core is. Um I do also think there's a substantial benefit in providing the ADA access to the to the common rooftop. It's it's a very beneficial aspect to have uh local outdoor space that's shared amongst uh all the residents or future residents.
Uh and then lastly uh this is one of the nuanced um uh requirements in terms of regulating the rooftop design. You're permitted a maximum of 20% enclosed a pertinent space. So we have the enclosed rooftop
amenity uh space that includes the the elevator and staircase bulkhead. We have also the mechanical equipment that gets counted in that. In our statement of principal points I did provide a breakdown if anyone wants to go through that. But ultimately the variance is for
20% permitted we're at 21%. U part of the what we believe is to not compromise the amenity plan but to allow for an additional mechanical area um that's right sized for central HVAC
system. Um it was an alternate uh decision between PTAC units and HVA system and we're requesting a relief because the the proposal does include um what I would say is a is a more uh more efficient system in terms of providing
HVA system. We just need additional mechanical square footage on the rooftop to do so. So that's the 21%. um could say it's dimminimous being 1% over but I think there's a particular reason in this case that's warranted to to offer um other aspects generally as
this project in terms of um positive uh attributes and really meeting some general standards in the state of New Jersey. Um I do think we further purposes of the MLUL that would also uh lead to special reasons that the board should consider. uh purpose a uh to
guide appropriate development throughout the state of New Jersey. Um we're we're in appropriate use and given the conditions of the property, the topography, the size, the taper, the irregular uh and the through lot nature, I do think what's being designed for this property is really tailored um and
and unique. Uh so I do think we're guiding an appropriate development here. Um we are are also um proposing an establishment of appropriate population densities. Um this application does locate a higher amount of density of
units because it's a larger property but also at the footsteps of match mass transit. So uh in planning that's really um hitting a home run if you will. Um I think we're beyond baseball season but it it's it's checking off a lot of sustainable aspects. Um so I do think
we're addressing that. And then purpose I to promote a desirable visual environment through creative design techniques. Um again working with the topography of the property, the fact that it's a through lot. Uh we did hear a nice summary of all the uh elements of
the proposed facades that are being worked in and mainly along Arlington. I do think we've broken up the the facade because that's our longest width 119 ft. we've broken it up with vertical and horizontal
elements. So, I think um that's respectful of of the kind of community around it. Uh I I can confirm for the board chair the new apartment building that's just across on just across the past track is a fully brick building. Um
so I you know I know you asked for some photos but um I I do think we took that into consideration in in a lot of what we were modeling with the design. So hopefully that that helps um in terms of consistency. Uh switching gears to the
negative uh criteria, there's two prongs. Um this bird's heard me work walk through these before with respect to no substantial detriment to the general welfare. Again, I think we're a consistent use being residential. It's a sub sufficient size property to locate a
multif family use. Um we are also making substantial improvements to the streetscape. It's uh it's a new sidewalk, street trees. Uh this property is vacant today. Um it's overgrown trees and hedges. So I think making the
improvements, proposing the development is is definitely in advancement of the general welfare. Um with respect to the second prong and more of the master plan and zoning ordinance requirements, again, we we really have a small package
of relief needed. Uh the seller units, I think, is appropriate. um it doesn't impair the intent of that provision in my opinion because of where those units are located. It's more of a technical technicality in terms of calculations, but those units are afforded all the
other um design aspects of of the units on the upper floors. Um the R1 has a purpose of uh requiring uh providing highquality diverse housing types in all neighborhoods that will accommodate the needs for all types of residents. That's
this application in a nutshell. Um I do think it's it's a complement to the neighborhood. Uh it's in the right location. Um I do also think that it's consistent with master plan um to pro provide for afford uh available housing um that is balanced for residents uh to
enhance residential neighborhoods. Again, this is in a a residential infill uh development application uh in an in a residential neighborhood. Um, and I think uh that really concludes my
testimony. Uh, hopefully I address many of the facts that that the board can consider for for the variances. Don't know if there are any questions or if you had questions. >> So that that doesn't >> we'll hold our questions till the end. >> Okay. Thank you very much.
>> Thank you. Okay. At this time, um, I will ask if there is anyone from the public who would like to make any comments and remarks regarding, um, Arlington Avenue, please come to the mic. Do you swear or affirm the testimony
you're about to give in this proceeding, the truth, all truth, and nothing but the truth? >> I do. your name, spell it, and address. >> Alexander Perkins. A L E X A N D E R P E R K I Ns, 130 Randolph Avenue.
>> Uh, good evening. Thank you for the time. I live about a block from this site and walk past both sides of it on Arlington and Randolph nearly every day. I completely support this project as proposed. The requested variances seem minor and perfectly reasonable for making the plan work on what sounds like
a difficult site. The applicant pre previously presented the plans at a community meeting and helpfully walked us through all the issues they faced with the lot shape and slope. I think they had an explanation for every question and suggestion that we raised. The height is not out of place, comparable to buildings with inside of
it just down the street and others close by on Arlington and Clerk, some of which are even taller, also brick, by the way. Uh it won't be much higher than the 40ft structure I understand is planned for 219 Randolph next door. And there's already a five-story 100 something unit
building right behind me on Garfield. These 37 homes will fit right in and the influx of residents will make the station area feel safer and vitalized. I'm especially glad to see that it has no car parking since this means it can have more units while staying in appropriate height. Every additional
unit reduces the pressure on housing prices and there are far too many cars here already. We don't need to invite people to bring more when they have alternatives. The building will practically sit on top of the light rail. There are multiple bus lines a quick walk away, including some new stops just uh the last few
months. Uh and new city bike docks just came online uh an even shorter walk in each direction. This is the exact kind of project the zoning changes were intended to produce to help addressing our address our housing crisis while alleviating our traffic wos. I actually chose to move to this area 15 years ago
because I didn't need a car here. And I'm confident many will say make the same decision if given the opportunity. As a future neighbor to these 37 households, I enthusiastically support this application and hope it gets approved so this lot that has been vacant for decades can be made into housing our community desperately needs.
Thank you. >> Thank you. Any other um person from the public would like to comment on this project? Um, I don't think you were here when I announced that you have three minutes. Okay.
>> Hey there. >> Sure. >> You swear or the testimony you're about to give in this proceeding will be the truth. >> I do. >> Sure. Christopher Pettis PZ
69 Union Street. Uh good evening um board. Um the Sherwood Claremont uh neighborhood association has been working with the developer of this proposed project since 2015. I speak before you tonight with wrinkles and grays that I did not have when this
journey started. At the first community meeting, we were told this project was a done deal. Yet when we went before zoning, uh they allowed our voices to be heard and the board suggested that the developer work with us. And that's just what we would we did. We were reasonable. The site was
originally two lots that the developer decided to consolidate, one fronting Arlington and one on Randolph. The consolidated square footage would have accommodated about 12 units over 6 family homes. Despite that, the community was open to the idea of
additional density, which was very progressive for the time. We are not nimbies and we're up for adding housing. We understand that it helps with affordability. The developer and community came together on agreement with the zoning board in 2016 for a 31
unit building with 30 parking spaces. We supported this with several caveats that on the Randolph frontage it would face as three stories and have a step down from the Arlington to the Randolph frontage. Um we also asked to preserve the driveway at 219 Randolph Avenue. We
asked for parking as much as possible and we asked for the setbacks to honor the zoning in our neighborhood. Years went by after that approval and in 2021 the developer reached out explaining they couldn't build that approved plan. So we worked over the course of several
years on another revision of a 30-unit building with 29 parking spaces. A couple of years went by and then we heard from them again earlier this year. We had a community meeting with about 23 attendees on June 17th. They presented their building with now units in the
cellar and a fourth floor on Randolph with rooftop amenities. The majority of the community was against this. They asked that the basement units or seller units be removed, >> that the fourth floor on be removed, uh that some parking be incorporated, and
that the driveway at 2019 Randolph be preserved. These were what we agreed to back in 2016 in that approval. Um, at the conclusion of that meeting, the lawyers said that they would get back to us on our feedback. They never did. They never responded to our follow-up emails.
We even had the council person reach out to them to follow up. We've been ghosted. All of a sudden, our years of good communication and working together seem to have vanished. >> 30 seconds. >> Um, the planning office recently updated the zoning to accommodate more housing.
This lot would accommodate about 30 units. Um, and that's what we propose. We're asking to have the fourth floor removed on Randolph. We're asking for the units in the cellar to be removed. And we're asking you to understand that our light rail station is not in the
middle of a main street or or a main avenue. It's in the middle of a community of one and two family homes. We're looking for a project that brings density, but is also sensitive to the context of our neighborhood. Thank you. Thank you.
>> Any other >> any other members of the community who would like to make comments? Okay. >> I do. Leela blah. L E E L A B L A C A H E >> B L A C H A H E I'm sorry
>> C H E >> I'm getting over a flu >> C. >> Yes. >> 219 Randolph Avenue. >> Thank you. >> You're welcome. >> Um I'm Leela Blanch. I live right next
to this proposed uh project. Um, we're not against creating new housing. We know that we need housing. Um, the plans brought to us back in 2016. The entire neighborhood agreed with it and
we they adjusted to the proposals that we put forward to them, including our driveway. Now, that driveway, it is infringing 3.66 66 feet onto that propert onto the um their property.
However, it's been there since 1960s when that house was built. Um and they told us that they were going to leave it as is and just give us that extra space because taking that away is going to take away three additional parking spot
that we use. um with the idea of the building being right next to the light rail station and people don't need cars is not at all true because the sister building that was built uh recently there's only two people that
park in that garage. I drive there every day. Most the majority of people park on their street on the street. Even the people that come to work there, their maintenance crew and whoever else currently park on the empty lot that
this building is proposed um to be built on. If you drive past there any time during the day, you will see at least five vehicles parked there. There's absolutely no parking and no room for anyone else to park. And to
propose a building this big with zero parking in the our tiny neighborhood, it's just it's it's preposterous. Um >> one minute remaining. >> Yeah. Uh so we we're requesting that the
basement units be removed and as much parking as possible could be put in there as well as the the top um three >> apartments on the top floors. And we just did a whole big revamp of the
zoning um and asking for this much variance when the zoning was made to to like help >> 30 seconds >> this whole situation with helping with the housing. I think it's just too much. You shouldn't need four variances on top
of the whole big master plan that was just redone. >> Okay. >> Thank you. >> Thank you. Anyone else from the community? >> Good evening. >> Good evening. Kesha P.
>> Do you swear or affirm the testimony you're about to give in this proceeding? >> Yes. >> Your full name, your address. >> My name is Kesha. K I E S H A P P A T E
uh 220 222 Allington Avenue, Jersey City. As previously stated, um we're not completely against them putting a building there, but on paper it sounds good that they're creating it near a
light rail with no parking. But the reality is we're already struggling for parking currently. To add 37 more units and to think that nobody is going to come with the car is unrealistic. I'm not asking
you to completely get rid of them their plan. I'm just asking that you have them come back to us because we've been in communication with them since 2015. All of a sudden now they don't want to communicate with us anymore and they've
come up with this plan that has definitely changed from what we last discussed. if they could just come back to us and then we'll all come back to you in agreement on something else because although most of us haven't come tonight, we've been having side meetings
just so that we can make sure that we don't come in with an attitude when we talk to them that we come in with realistic expectations. And that's all we're asking is that you guys consider the variance has already been changed to accommodate new
constructions. We just ask that they have to have a conversation with us and be considerate of our neighborhood and what is already there, which is two family, mostly two family homes that have been there for forever. That's all we ask. We don't we don't
want to be unreasonable. We just want to continue to open communication, come up with something that we can all be satisfied with, so to speak, because nobody's going to end happy, completely happy, but we can meet in the middle. And that's what we've been trying to do.
Not sure why they stopped communicating with us, but I ask that you ask them to come back to us. Thank you. >> Thank you. Do you swear or the testimony you're about to give in this proceeding will be the truth?
>> I do. >> Denise Develin, Dis V L I N. I'm at 305 Arlington. Um, first of all, I'd like to say that um, many of us are pleased that there is more housing being built, particularly
affordable housing, but there is a way to do this that I think makes the community happier. You know, clearly years have gone into trying to come up with a compromise. The community thought it had one. I was on the last call in
June. We heard nothing back. Um, and all of the things that we were brought up at that meeting are not um, in any way reflected in this plan. And uh, I I don't understand how they can be asking for variances, which is, you know, we we
want to take up more space, more height, etc., etc., and not be willing to really give what the community wants, which is some amount of parking and the problem of the height on from Arlington. So, I would just ask that um the variances not
be granted unless they're willing to really come up with with some kind of compromise and and and you know uh in good faith because I don't I think that's been violated. >> Thank you. >> Thank you. >> Anyone else making any comments on
Arlington? Okay. If not, I will close the public portion. Excuse me. I will close the public portion of this meeting. Um and um >> yes, uh Madame Chair, I I would request the opportunity to respond to some of
those comments. >> We have to have our comments first. >> We have to have our where commissioners are going to have to have I just closed the public portion. Okay. Okay. Um commissioners, do we have any comments? >> I have a couple of questions. >> Do I? Yeah.
>> Yeah. Um, those are those units that you're doing on the seller. Um, how many units are there? >> Um, we may need to call the architect back up to answer that question. It's I think
we have five units in the basement. >> Five units. Are those units right next to heating units or air conditioning units or anything to the sorts? >> No. No. All the uh rooftop condensing units are are up on the roof itself. >> Okay.
>> Um these are these are at grade facing out towards the uh right ofway facing the the the library. >> So just just a question. Um, what made you change to put units in there instead of having the parking that apparently
you it was it was agreed upon with with the with the residents? >> Yeah. It's important to understand that from the time that original application was being formulated, the zoning had changed and there's no longer a requirement to put parking in a
development on this on this site. Yeah, that's I may be able to speak towards >> um the intent there and with the you know how this how this functions under the newer zoning. Um if you'd like me to go through that now. >> I'm familiar with that unfortunately.
Yeah. >> So we heard a number of concerns related to to parking here >> um under the new zoning when we're using the affordable housing overlay. In this case, we are we have an affordability plan. Um, and there's uh four total
affordable uh units currently. A mix of uh studio unit studio unit um onebedroom and uh one threebedroom a studio a onebedroom
uh and and a three-bedroom unit. Four four units total. So when you enter into that 10% affordability, there's no need to provide parking. It's how the the current ordinance functions. So there's no parking variance here. >> Okay.
>> All right. Thank you. >> Um so I have a question. Uh my guess a couple of questions. Mr. Height kept talking about with the need for the five feet and we have to do the five feet and promoting um you know accommodations for ADA. How many apartments are available
or set up FADA accommodations? And my question is without parking, where are these people with disabilities, especially if they have difficulty walking or moving at some sort? And with the problem of the parking, why would you take parking away knowing that some of these people may not be able to park
at all? And you didn't discuss it with the like I'd like to know why you didn't have these discussions with the uh residents of the neighborhood. >> Yeah. So, so I think maybe it'll be a good point for me to just respond to some of the comments. So, so the first were were comments from Mr. Perez. Um,
the statement >> I'm sorry, they were what? I didn't hear what you said. >> Comments from Mr. Perez initially. Um, I think the first member of the public that commented that we that we've ghosted and that the attorneys ghosted the community. That's simply not true. There have been meetings, multiple
meetings predating my involvement in this project, predating how long I've been an attorney, honestly, since 2015. Um, many meetings, many iterations of this project and many revisions. This is the most recent one. It's not true that anyone's been ghosted or that there
haven't been uh discuss. >> When was the last meeting with the community? We know about the 2015 and 2016 because they said that. But so when was the last meeting with the community to discuss the plans for this building? June June. I might not have the exact date, but it
was like June 14th or something of this >> of this year. >> This year. >> And was this in there that there was no parking and that it was changed? >> This this Yeah, this was presented u in a in Yes. In one form. I'd have to look back, but it was presented, but it's not
this final version. >> It's not the final version without the parking. No, no, it it is without it was presented without the parking but not the final final version that we have today. >> Okay. >> Yeah. So then I I think the next thing I'd like to say
regarding parking firstly using the affordable housing overlay and with those bonuses there there simply isn't a parking variance. Uh we do believe that this is a site that's appropriate to have a parking variance even though there isn't one. Um, being that it's so close to the light rail, um, it's it's
very easy to get onto public transit. It's a short walk, roughly, I think, one block. Does that sound correct, D? >> Yeah. Um, and, uh, I think another important thing to note over here is that, um, and I I may need to confirm this with planning staff, but um, a
building of this size, I don't think would be able to have uh, parking, street parking permits. Um, >> I believe that's uh I believe that's prohibited in the ordinance. >> I'm sorry. Um, just to re reiterate, um,
could the architect um, restate the width of the lot? >> Uh, it's a trapezoidal lot. So to state the width, I would have to give you several different site dimensions.
>> Oh, which I'm happy to to do. >> Oh, so sorry. Um, if you were referring to residential parking permits, then yes, that is correct. >> Yeah. So that is the case that there wouldn't be residential parking permits here with with the situation of it so close to the light rail. We do think
that's appropriate. Um we do think that's appropriate and um >> are there other commissioners that have questions regarding this? Go ahead, Mr. >> Uh so the ch the chairwoman asked the two questions that I was going to ask.
So the third question would be is there um ADA access to the light rail from the I mean excuse me from the um side from to the um front of the building or from to the back of the building? >> Yes, there is. Okay. Yeah.
>> Okay. Does that light rail station have a parking lot? >> No. >> Okay. And what about the um the one woman spoke about her driveway and getting into that? Um >> yeah, so that's that's certainly a
discussion that that it sounds like the intent there is to use a portion of the applicant's property for parking in a driveway. Um that's certainly a discussion that can be had between the property owners outside. I don't frankly think that that it's the appropriate place to have that
discussion before the board. Um but it's it's certainly a discussion uh that that property owners can have. >> Okay. >> I have not seen any legal right to use that property mentioned or any evidence
of such. >> Any other questions from the board members? Okay. Can we hear from um staff? >> Yes, certainly. Chair Coyle. Um so just to reiterate um the lack of parking for
this project is not amongst the variances in consideration in front of the board today. Um because they are utilizing the affordable housing overlay by providing at least 10% affordable housing units. They provide four. There are 37 proposed units. So they exceed
that 10%. Um, and looking at the and looking at the uh in reviewing the the the project, it appears to comply with the development standards set out in the R1 section of the code. Um, the bulk and mass of the project is consistent with
the neighborhood. The design is consistent with the neighborhood. It provides brick. There's hardy plank in the neighborhood. Sorry, there is brick and um hardy plank in a number of residential structures along Arlington Avenue. Um and looking at the other bulk variances, the front yard setback, um
there are a number of um residential properties particularly to the north of this property that has about the 6 ft that is being proposed. So it is there is consistency there. And in terms of the maximum rooftop a pertinance height and the maximum
rooftop a pertinance coverage, it appears that there is no substantial detriment to public health and safety. Um, in terms of the dwellings units in the cellar, um, in reviewing the project, it appears that those five basement units have adequate light and
air provided um, and as well as egress um, and access to landscaping right to the south. >> Access what? to to land like there's land a land open landscaped open space of the south and um yeah I mean in reviewing the project it does seem to advance the
goals of the um master plan and land development ordinance and um yeah I mean and as part of my comment I also would like to confirm with the applicant whether they agree to the um the seven recommend uh second seven
recommended conditions laid out in the staff memo. >> We do. >> Okay. And then yeah, that that sums up. >> Can you share the seven recommendations with us? >> Yes, certainly. Um the first is all materials and color shall be shown on the final plans. No change to the facade site design including materials as well
as any changes that may be required by the office of construction code shall be permitted without consultation with and approval by planning staff. Uh the second is uh all testimony given by the applicant and their expert witnesses in accordance with this application shall be binding. Uh the third is all street
trees landscaping shall be installed in accordance with three section 345-66 of the and the city's forestry standards prior to an issuance of a certificate of occupancy. Uh the fourth is the applicant shall enter into an affordable housing agreement with the city in a
form approved by the city prior to any certificate of occupancy issuance. Um the fifth is the applicant must comply with all conditions stated in the AO checklist. The sixth is the applicant must comply with the requirements of chapter 188 which is the housing
accommodations and affordable housing compliance. And lastly, applicant mesh uh the applicant shall comply uh shall provide an affidavit from the architect of record representing that everything is consistent with final approved plans. This aid should also speak to the confirmation that the green roof and uh
the green the green roof uh was installed at the same size and or larger presented for approval. >> That's all fine. >> Thank you. Um any other questions from the commissioners before we move to vote? Okay. >> No. Um, I do have one that I don't think
was answered. Maybe it was, but I missed it. When I said that Mr. Height kept talking about you needed the five feet for the rooftop, the elevator, the for the ADA accommodations, I did ask how many units in the building have been uh designed for ADA accessibility.
>> All of all of them have a type A adaptability. Um, so ADA is is designed for adaptability through all the units. And I believe to double check It's might be
two units that are made specific uh with the grab bars and the uh full ADA accessibility designed into the structure. >> Okay. >> So, one more question, Madam Chair. >> So, um
all of the kitchens will have just standard cabinets, not ADA sinks and any of that. >> Yeah. So with a type A unit, everything gets uh built so that it's adaptable. So if somebody moves in with minimal uh um construction technique, as they as they
say, uh a counter can be lowered or okay, a cabinet can be removed to pull a wheelchair into >> or the blocking is in the wall in the bathrooms that the grab bars can be attached. >> Um there there's a a method in the type A. >> Yes. >> Okay. >> Design type.
>> All right. Thank you. Okay. No other questions. Okay. At this time, I'm going to ask for a motion um to vote on case Z2025-000046. >> Madam Chair, I'd like to make a motion to approve case Z2025-000046 as presented to the board this evening
with conditions. >> With conditions. Can I get a second? >> Okay. >> Second. Yes. Uh, Vice Chair Ruo, >> yes. >> Commissioner Allen, >> yes. >> Commissioner Baron, >> yes. >> Commissioner, Commissioner D'Angelo,
>> yes. >> Commissioner Patel, >> yes. >> Commissioner Burns, >> no. >> And Chair Coyle, >> no. >> Motion carries 5 to two. >> Thank you. Thank you. Okay.
Can we take a stretch break? >> Okay. At this time, we are going to hear case Z2024-00001 48 Central Avenue. >> That's the big one. >> Yeah. >> Okay. I'm sorry. Yes, Bridget. Uh, we
need a little bit of a break. So, it is approximately um 7:20. So, you need about 15 minutes, Bridget. 7:35. >> Okay. 7:35. 15 minute break. >> Huh? Yeah.
>> Thank you. >> We're in the We're in sync. I'm like, I need to stretch my legs. >> I can't. >> Yeah. For you especially, it even worse. But I can't
I can't sit still that long because then my lower back starts tightening up. I can't imagine having to sit still and hyperfocus. >> Exactly. And and yeah, it's a lot. >> Yeah.
>> What time is it? >> Yeah. So, like an hour and a half. That's like a >> They just They just come in and Yeah. >> They just come in and put Ford units and then that's it. You got it. You know what I'm saying? >> Doesn't make any sense. What does it do?
Put it on a put it on the scale. What is more what is more beneficial to the society to the neighborhood park? >> Right. >> Without a doubt. >> And and where does this height and all the others live that keep saying I don't see anything wrong with this?
>> What is the definition? >> Exactly. Right. They should have never changed the plan to the community. >> Excuse me. It's not affordable. >> Not affordable to anybody. But >> it's not affordable to anybody except people that have a lot of money.
>> What is affordable housing? >> Right. >> They keep saying it. Affordable housing. >> Affordable housing all the people from New York that can afford to to >> Nobody has the answer to that. They talk a lot of >> Yes, they do. >> Well, good. I'm glad you're fired up
because I can't stand it sitting here. I mean, come on. They they changed it. Yeahizar all that means that they certif But it's not special. It's not like you know we never >> let me go to the ladies room before
>> I was in the hallway and talking to them and I tell you what I >> it was overwhelming. So overwhelming >> too. What are we going to do? >> Right. Right. >> You know what? Every time I walk out of
my apartment now, I'm moving I'm now moving over to Port Liberte. I'm aware. >> Yeah. >> I'm surprised. >> Well, I think we should. >> Yeah. Okay. All of us. A whole bunch of us.
>> Let me tell you something. They sit in in 32 school. Not school in um regional day school. We have the the most the most deformed kids and and so challenged. I mean, you have never seen
kids like this. It's like 23 year olds bigger than you that have to be brought to a bathroom and have their diaper changed because they don't even know how to do that. But they set up a school a store to train them how to just have Yes.
>> They hired some of these kids just to show them how to wash the dishes. So they they pay them and they employ them. So when they came forward like was I thrilled with all this stuff going on? No, but you know what? >> Elaborate that
>> I did it at the end. I said at the end. >> Yeah. You cannot believe what they did and how much they give to these kids that are just and the parents beside themselves. Did you send a car? Did you send a car to pick up kids to go? >> If you're a developer and you want to buy property,
>> you know what? >> It's going to be >> I mean it is an adaptive for that especially going through everything. often zoning
too because the service >> Monica you know what they do is disgusting. >> So anyway they had a contract they negotiated condo A long time before this board of
directors came >> made their life hell. >> He went out in the culde-sac. We put out no parking fire zone. Fire zone >> without any permission, nothing, you
know, just to screw them up. We had a when you came down the fields there, he had a one of those signs like you would do on the construction side. Only residents to screw >> it's too bad
so many times they could do anything >> this guy somebody asked for the board don't look past the money so he wanted to propose to be a member >> you know I said no we have discussion
before this and I must right I this is Not a commercial dedication situation. This guy's character. He doesn't belong on the floor. I don't give a what how much money he gives you. I don't care what he's done. You know, Jeie is solid. He's solid
person. >> You're so furious. And they were yelling at me. You're not supposed to talk about this at the meeting. I don't know when we're supposed to be transparent. See, look at what happened with the Chucky City State College or whatever it was. Nobody talked about anything happened. Went bankrupt. All your money.
>> Nobody opened their mouth. John, >> I'm sick of I I'm tired of people like I mean like this like this idiot in the back. >> Yes. Well, you know, she said this to me, too. So, when I said to them we come in, I was going to have all of you sit on this side and the three of us over
here and they said, "Don't do it. Don't." He told me, "Don't do it." >> Oh, okay. Let me tell you, we have I'm on the board. >> Yeah. Yeah. But again, we have >> We have 400. >> Wait, I thought you left. We have we have over 300
W housing section 8 and stuff. >> We're getting the embankment block one between Marin Boulevard and Manila. We're getting 64. Exactly right. With 17 years.
>> You guys are not expecting with parking because most of the residents park in inside. I'm I don't know. I'm just >> But we're not even talking, right? We're not I'm not even talking about the parking. Forget the parking. We're good on the parking because they don't really And one of the things they did say
And so I hate that they >> but but you know what but it doesn't tell you the truth >> we well we'll have fun but for us we're worried about contamination that's going to come out of
I mean this see this bothers me and when they try to say ADA it's already I want a city hall in a whole >> department we can fix them like appcate It just made it hard.
>> My my my grandson was working at city cler the lady tells says your grandmother is really spicy. >> She said she is spicy. >> Did Did you guys ever find a contractor
for I know I'm I'm going back years before she said, "Oh, Jeff, you should come down here. We're looking for a contract." And I went down there and and it was just a mess. >> It's still a mess. >> Which case is this worse? He left it a
mess. >> So you guys never count. >> Yeah. So they like they noticed that >> we're trying to repeat >> but only to make it liveable for the present because we want to demolish everything and build when I got the
match. Oh, maybe that's from uh maybe that's a different >> So so what do we ask we're just saying there's no there's no hearing for this. >> Yeah. So >> okay. >> So I'm going to say this. So anyone he
was doing? >> No. Amarie the way she made it. I don't >> like who's doing this for >> 598 jersey. Okay. 598. Okay. So I'm going to tell them yada yada yada. And I'm like, >> "Okay, but then when you go to, you know, do >> paperwork."
>> Yeah. I'm just saying stop being >> But that was that would that wouldn't be us. We need we do need people we do need, let's say, people that know how to do >> like the plumbing and the electricity and things like that. But what we're
trying to do is since we're trying to demolish everything and just rebuild because we want to build over a thousand units on the whole property >> low income working um workforce >> affordable and maybe market rent but I
get with the affordable is fine. >> So you guys been in business for you should you should easily be getting low income tax credit money affordable housing trust fund money and all of that. Yeah, totally. >> I'm confused because >> they took we they we lost our our tax
credit. >> We lost our pilot >> when >> we lost our memory. >> Emory lost our pilot >> and we're paying go for it. You can't >> not They said we cannot. We we try to
reapply but they say we have to start doing some right now that we have to do a certain amount of of constru of renovations. Yeah. >> No, I know that. >> But the thing is that we don't really want to do all that money because we want to right now we have like uh we
have the embankment is here >> and we have 46 families here. >> Yep. We want to demolish those houses so that we can build at least >> at least three or 400. That's right. >> How many units in in in right there? >> All together now.
>> No, in Yeah, in that section on on on um >> on the embankment section. >> No, on that Manila >> that street where the office the front office is >> to Marin. What is >> because we have from second to fifth. >> I know. Second to fifth.
>> So there's like 345 units. Wait, >> it can it can accommodate yourself. >> It was three cars. The one in the middle. Whenever I >> Oh, you mean when they come here? Oh, okay.
this order. I ordered these bowls. I think >> look at the cookies I made with my grand space for >> That's good. >> I know. But we need a >> time or
seven. So, so what happened was >> that she came in when we were doing that. I don't I need balls. So I ordered a damn bowl and they they sent it and they took a picture and
I said that's >> what do you do? >> No. They sent a picture of a wooden gate now where all my properties and they showing and I'm telling the neighbor to my right.
>> Yeah, that's what I'm saying is like where they left it. They left it >> up. That's what they're saying. >> Somebody else text my daughter to check the almost ready.
>> This is 48. >> They got they must have a lot of cases. adjust. We'd love to >> Okay. May I have any attention? Yeah, I'll give you It was up. So I just >> I don't know. Here
she comes. >> Okay. I would like to uh call this meeting to order again. Um, and just for the record, um, if there is anyone here, um, who is waiting for us to hear the case at 598, uh, 598 Jersey Avenue, I
believe it is, that will not be heard tonight. So, if there's anyone here for that, uh, individual case, uh, that will not be heard tonight. Okay, Bridget, we're ready to begin. Okay. Um, like I said, we are hearing case Z2024-00001.
Um again any speakers will be held to the threeminut rule. Um when it gets close to 10 o'clock we will not begin any other cases. Okay. Um good evening chairwoman um and members of the board. I'm Cynthia Hajianis. I'm here tonight representing
the applicant SMVs Jersey City LLC. It's a um house of worship that's been operating at 417419 Hoboken Avenue since 2003. Uh it's a house of worship that has deep roots in
the community and as you can see a lot of the community members are here tonight. Um but I want to assure the board that only two of them will be making a public comment. Um so everyone else is here for moral support. Um the
um SMVS is planning to relocate to 48 Central Avenue. It's a corner lot on Central and St. Paul's avenues. Um and they're going to build a brand new facility there. So they're really only
moving a few blocks from one side of Route 139 to the other side of Route 139. Um, and it's uh block 5702, lots five and six. Um, it has a lot of frontage along Central Avenue. And as
you as you see on your screen now, and you'll hear from our architect, it's going to be a beautiful new fourstory house of worship um, which is a permitted use in the um, residential uh,
neighborhood R1 zone. We are seeking AD6 height variance, front side and rear yard setback variances, rooftop aertinent variances, a a par a parapit variance, a minimum lock coverage
variance, and a parking variance. And you'll um we you'll hear from our uh architect, Avart Patel, who's been before this board before, and from our planning expert, Mr. hate who's already
been sworn in this evening. Um, and I believe I I just wanted to mention we did hold a community meeting at the existing facility. Members of the closest neighborhood group came and we received only positive feedback from
them. So, um, without, uh, further ado, I'm going to have our architect come up and present the the the plans. We should put on the record that you do you did notice for this. We carried the notices from last time. I don't think we marked them last time, but
>> Oh, I have the originals here. If you want >> probably give this >> Yes. Thank you. the um newspaper notice and certified mail notices went out for the October 23rd meeting and it's been carried and these are the original notices which
have been uploaded and emailed uh to the to the planning staff. >> One moment. Okay, this will be a evidence for this application. Okay, thank you. >> Would you raise your hand?
>> Do you swear or the testimony you're about to give the truth? >> Uh, yes I do. >> Thank you. Um, Avar Patel A V A R T P P P P P P P P P P P P P P P P P P P P A A T-L and uh
I've been in front of the board numerous times before. >> Yes, we we accept Mr. Patel's >> Okay. And your license is still current. >> It is. >> Thank you. So the uh current property is located uh intersection of Central Avenue and uh St. Paul's. Um the lot size there are
two lots which we are going to combine. The total lot size comes out to be about 4,445 ft. Um it is a corner lot and uh um the proposed structure would be fronting the central avenue. The main entrance
would be on the uh central avenue and then uh there is a site uh loading entrance uh along St. Paul's but the frontage would be uh central. Um going to quickly um walk through the floor plans and then come back to the
elevation and go over some of the um the zoning information. Um this is page A2 of the set uh we submitted which shows the the existing uh two lot with the with the two structures uh and uh uh
both structures going to come out uh the the structure on the corner lot is dilapated and it's being uh they're in the process of uh demolishing the structure and then uh both of them will come out. Um um this is the proposed site plan. Um,
as you can see, we are uh building along the uh the St. Paul and and uh Central Avenue uh property line uh as well as the uh on the side yard as well. We are we are zero lot line condition. We are notching the building towards the back
uh to give uh light and air to the adjacent building which they have a window close to the property line. Um going to go through the floor plans. Um as you can see uh the the plan on the left is uh the seller plan which will
house all the um the support spaces, mechanical room, sprinkler room, um garbage uh uh trash area, uh some storage and uh uh the bicycle storage. Um the seller would be served with uh uh
two staircases and an elevator would go down to the uh seller level as well. Um and uh as you can see here the seller is uh just a partial footprint and we are keeping um uh setback towards the the front as well as you um you know
significant setback along the St. Paul's Avenue um and we're just utilizing partial um area which is underneath the existing structure uh which already has a seller. So, we're trying to utilize the uh the excavated area of the the lot and and just develop that much uh
footprint for the seller. >> Just develop that much >> the existing uh seller of one of the structures. >> Um >> so, we're trying to utilize the excavated area of the lot and just develop that much
>> um for the proposed seller. On the right you can see the the first floor plan. Um the entry for is along the central avenue. Uh people or congregants will arrive through here. Um and there's an open lobby with the
restrooms located on the um on the left corner. Um there are um typically you know temple facilities. Everyone comes in remove their shoe and then walk bare feet. Uh so there are um shoe areas proposed uh
you know in the lob within the within the lobby as well and then the elevator would uh um uh would be placed next to a small reception area. Um the main hall uh at this level is the
um so dining or um congregation hall. Um and then there is a small um kitchen space proposed in the back um with the side entry foyer loading area and then uh the the second staircase.
going to go to the second floor which is the main u assembly hall. Um and function wise you know most of the people will come they will remove their shoes uh take the elevator stair uh to the the assembly level um
you know usually the assemblies are are um Sundays you know starts around 4 till like 7 7:30 8:00 um so um during that time people would be in the assembly hall and once the assembly
is done they would go down um there is uh offering uh like a small snack type of offering after the the prayer. Uh they will have that within the dining hall downstairs and then they will leave. Um at this level uh we have um
again a small foyer when people come up through the elevator or the staircase. Uh couple of uh unisex uh uh there's a unisex or a single-use toilet. If someone wants to use it, they don't have to go down. Uh and then um a small uh
gift donation um um uh area here. Uh administrative office would be located at this level as well. And towards the back, these are all support spaces as part of the um the prayer and assembly
function. Um the the priest uh who conducts all the ceremonies, you know, they have a small uh place here where they can uh be sitting. It's like a priest office. Uh and then uh the other offices are are support office like a AV
um you know other functions which kind of supports the the assembly um function you know. So those are the the storage areas for that. This uh toilet in the back is is basically dedicated for the the priest uh um conducting the ceremony and you know the support space
especially for the where the the god daties are are are located and uh um function of the assembly. Um as you can see the staircases are flanked the opposite corner. There's a direct access to stair uh number one towards the back and then um the stair
two would be from the uh from the front foyer. Um that will meet all the the egress capacities uh uh required for um the size of the assembly hall. Um this hall is is about uh 2100 square ft and
then the the dining space below is about 1,400 ft. Um the floor plan on the right is uh a mezzanine which is uh the assembly hall is a is a double height space just to create a larger volume. Um and then
there are two smaller magazines uh proposed um one towards the front and and the other towards the back which also um um support offices you know for a priest and and usually the the male
and female they have a separate u um you know it's a functionally they're separated. So the back space is for uh the male priest and then uh the front would be utilized by um any female volunteers and and uh other female
members uh of the congregation. Um going to quickly go to the uh top level which would be the third floor. Um um technically there are only three
levels uh mezzanine being in between that's why the building looks to uh four stories but uh you know there are three floors um and this floor will house uh uh the classrooms uh for kids um they do have um Sunday school type of uh uh
functions you know so so the kids will arrive uh about uh an hour hour and a half before the actual assembly time and uh they will go to either a music class, um a language class, you know, those kind of classes. And once the um the assembly starts, everyone would be in
the the assembly hall. Um so we are proposing a a large uh a multi-purpose hall uh with a movable partition. Uh it's more like a community hall. Uh and then the student areas or or activity classrooms are are spread uh on the
perimeter. Um there are um couple of uh staff rooms as well here you know which would house uh uh books and and special instruments let's say uh music class. So they will have uh the the the instruments uh at these areas and then they will take it
to the uh individual classroom because the classrooms are interchangeable. It's not fixed that you know class one would be for music and two it can be uh can be interchanged based on the use or the the kids age group. Um
we do have u uh individual toilets located uh um at this level as well. Uh that would uh um help along with uh the main toilet facility on the first floor. Uh and uh we are going to meet all the uh the code requirement for plumbing
fixture count as well as uh the egress uh capacities uh for uh all three levels. Um going to quickly go to the roof level. This uh is housing mainly the uh the rooftop equipment. Um there is a
access hatch uh towards the back and then uh the equipment would be located uh towards the the back corner. uh and the the decorative domes and the um the cone-shaped uh shiker which is uh um
which is an important element of uh um any Hindu cultural uh facility and uh uh so that's why we are we are placing the the taller shaker uh towards the middle of the building uh so that way uh you know the height is uh still there but
it's uh less perceived uh from the street level Um and the way it works is you know the the the smaller domes has to be in a um you know either three five seven you know that kind of count like it can't be
um you know even um uh it has to be odd number it can't be even number so that's why you see the five domes and then the main shaker in the back um I'm going to quickly go through the front elevation Um
so that's the facade along um Central Avenue uh the main entry with a with a taller door and all the the decorative elements uh um visible here are uh GFRC uh glass reinforced uh cement concrete
and uh it's exceeded grade material uh fireproof material and uh uh they would be cladded uh onto the facade I mean the facade would be cladded with this material They usually manufacture this uh and then just bring it and and bolt
it to the facade. Um and as you can see the material wise, you know, the the facade will have um um um stone or or um a tile uh face and all the decorative elements would be uh
would be applied on top. They're not, you know, some of the elements like the columns uh can stick out about uh uh 8 to 9 in. Uh and then uh the rest of the elements are are pretty uh pretty flat like 3 to 4 in uh or like window surrounds and and some of the vertical
banding. Um and what we have the the the way the the footprint of the building is proposed in the front and then the along the St. Paul's we did push the facade back in. So all these elements are within the property line and they're not seeking out beyond the uh in in right of
way. Um yeah, I mean overall uh it's a um as I said it's perceived as a four stories but uh you know actually three levels with a with a mazin in between um
and the corn the the parapit we are proposing a little taller parapit um just uh to to to uh I would say screen the um the domes uh a little more you know u so instead of a 42 uh in parapited we are going
with uh like a 6ft parapit going to the side elevation um again similar treatment we have uh a door uh a loading double door double loading door into that uh the rear foyer and then a door coming out of the staircase.
Um and overall similar treatment, the banding uh vertical columns and then the window surrounds. Um going to quickly uh go through the uh the other two side elevation. Um this is the rear elevation. As you can see the
on the left side, that's the the recessed area uh for the existing windows on the adjacent structure. And uh that's the um the other interior side elevation. Uh these sides would be treated with a
uh with a light uh uh beige or or gray um uh stuckle um type system. Far fire retardant um and uh more monolithic >> and what >> fire retardant and uh uh monolithic
look. Um these are some of the the renderings. Uh uh things did change a little bit towards the back corner, but uh um overall it kind of gives you the um what the building will look like. Um most of the material we are proposing are are
beige or or pinkish beige uh lighter color uh whether that's a thin stone or or porcelain uh type material. And then all the rec decorative stuff would be also a beige either beigish white or uh beigish
um gray uh and and that would be applied on and uh there will be a sm um slight color variation just to kind of accentuate some of the uh decorative elements. I guess that's about it. I just want to cover one more thing. Um
we did get a recommendation from a from a planning staff to propose um uh a loading zone which uh as you can see on the um actually let me go to the site plan. Uh we are proposing towards the uh the back corner where the the secondary
foyer and then um or the loading area is uh um and that's going to go from um between the two two curves. But St. Paul's uh is is a one-way street. Um and uh just across the uh across the street
we have the um the school building. So um the the thought was that it would be beneficial to the facility as well as the the school for uh for pickup and drop off. Uh so we are proposing that if uh of course we have to go through proper channels and uh you know if city
council approves it then we'll add it in but at least as a placeholder based on the the planning staff's recommendation we we did add it uh to the site plan. Guess that concludes my direct testimony. What was the last thing you said about
the school? >> Um, let me just go there. >> So, uh, directly across St. Paul's, that's the that's the school building, >> PS6. >> PS6. >> Yes, I know. Okay. No, you said something that that's why you did it
because >> so so uh planning staff recommended that we do we create a dedicated loading zone which would help the uh the school during the pickup and drop off as well as uh the facility especially you know when I mean again the deliveries are are
done by by cars or or small uh or minivan you know we are not expecting any large trucks but uh you know there is a dedicated area where uh during the loading unloading you know um there's no parking No one is blocking the address.
>> Thank you. >> Okay, we'll hold questions till the end. >> Mr. H. >> Oh, yeah, sure. >> Yeah, no worries. And you remain under state your name for the >> Yes. Thank you. Charles Height, last
name H E Y Dt. Okay. Um, good evening again, board members. Um, I've worked on this application since it inception along with my colleague Carolyn Borstell. um she's not here today with a death in the family. So, um filling in, but I have
been involved with this application. Uh I did review the plans, had extensive conversations with uh the project architect, Mr. Patel, as well as the uh uh the applicant in terms of understanding uh a lot of the function of this proposed house of worship. So,
um I do think that uh the board should be aware that uh religious uses are a protected class of uses in in the country, in the state. Um there's federal law. Um we are in a zone that actually does permit uh houses of worship. So we're not making those general arguments, but uh I do just want
to preface that um this while permit while permitted use there aren't a set of bulk standards that are akin to a house of worship that would regulate such a use. And to be quite frankly, it would be difficult to come up with a set of standards because there's no real
standard for houses of worship. They come in many different shapes and sizes. Um, sometimes they're retrofits of existing structures and then sometimes they're the most beautiful uh ancient Catholic churches that you cherish. Um, and a large part of some of the history
with uh religious uses are those structures that have some of the historical character um are often larger. They're larger than life actually when you are in the presence of some of those structures. So, um, just remind yourself that there are a mix of
types of houses of worship. Um, and I do think that would be helpful and that's kind of the basis of my testimony here tonight. Um, first and foremost, the the main relief being sought uh is with respect to the permitted height. Um, what's being uh requested is four
stories, 46 feet. Uh, I do want to note that really the building functions as a threetory in terms of intensity. There's a mezzanine level. um provides some auxiliary uses uh but it really is open to the floor below the main main worship
floor. So from a functional standpoint, it has the intensity of a three-story structure. Um we also uh do have other bulk requirements that I'll I'll address. But in terms of the building height variance, uh the R1 zone again
from a general standard regulates building height with three stories 35 ft. that's for one and two family homes um and any other other permitted use. So with the proposed structure uh proposed application, I would offer that the test
the board uh needs to consider um not the D1 standard but uh the D6 standard which uh comes from the Gasasso case and it really is referencing that uh there's still a
provision of appropriate light and air while also having uh harmonious characteristics uh within the overall neighborhoods. So, um I'll walk through a few things that we were considering um with the overall application. Uh this is
initially two lots, lots five and six uh that are being consolidated. The overall site is about 4,445 square ft. Um we did uh consider other uh uses in the area um in terms of
consistency. So, first and foremost, from a planning standpoint, we recognize that this is a corner lot of Central and St. Paul's. Typically, uh, on corner lots, you have an opportunity to make what's called a proud corner, an established physical structure on the
corner. It's common planning practice. It's why you have some of the most detailed elements of a building at that corner um, to make it proud and present um, in terms of the built world. So I do think we've applied that here in this application. Um we are also in context
of uh school number six uh which is just to the more north across St. Paul's on the same side of central uh and by our um estimate that certainly a four-story structure approximately 59 ft in total
height one block north. Um and again this is for the board's consideration in terms of actual physical contract content context. Um we there is a multif family development that's fivetory structures um approximately 55 ft in
height. That structure is in a redevelopment plan unto itself meaning that one development is within that one redevelopment plan but same side of street two blocks north. Again a five-story structure. Um we took a little further look at some of the um
other uh institutional uses in the area. Um one St. Nicholas uh church which is a little further north about a half mile or so. Um again on Central Avenue, same side. Uh it's a it's a very substantial
structure. It's 65 ft in height. Um and it has uh rooftop elements, the bell tower going up to upwards of 140 ft. So, uh, we I'm offering that to the board, um, in terms of actual context, in terms of, um, other physical developments in
the area. Uh, I do think when you consider that this isn't a multif family structure, it is a unique house of worship, um, for for a particular uh, do denomination of of the the Hindu cultural um, community. Uh I do think
that it fits in with those other institutional uses as well as some of the other physical u development along Central Avenue. Um so with that I would say that there's a consistency in terms of um overall height for unique uses
being this a house of worship. Um most of the other residential uses in this area are two stories. So I wouldn't make that comparison. Um they are mostly along side streets. Um, again, further south, uh, beyond Route 131, you're
entering into Journal Square. Uh, your heights in Journal Square are going to be substantially taller there. The Hudson County complex there that has substantial structures. Um, the county that county uh, facility is a substantially larger building, but again, that's I think a little removed
from this neighborhood. Um, but I do think given that it's a corner property, 4,000 square feet, um, right across the street from from a four-story school and then beyond that, a five-story multif family, it's it's an appropriate setting for a four-story uh, structure. I did
want to um, switch gears to bring up the shadow study that we did. Um, I do think it's helpful in um, and I might bounce back and forth between these
computers. Give me one second. So, we did submit this with the overall application. Yes. So, this is a typical ST shadow study that we do. Um, it I think it gives special focus, especially when we're
requesting a D6 uh building height variance. Um, that we put it in context. So, uh, as you can see, we have the facads that Mr. Patel walked through. Um we also uh have some aerials on the right but in terms of the analysis and
modeling um we take an existing conditions massing the blocking uh and superimpose the footprint of of the proposed um structures. So, um, you can kind of see some of the comparisons here on this cover sheet, but the main
analysis of this visual impact assessment is to understand the nature of the impacts of the shadows, right? The the the building proposed building will cast shadows and we want to understand how those shadows might impact adjacent uses. Um it's it's
always uh a really strong argument to say that because of this property being located on what is essentially the northwest corner of the block uh or in other words the southeast corner of the intersection when that sun comes over in
sunrise to sunset the majority of shadows are cast into this right of way and intersection. So, uh, again, we're taking credit for the location of the property, but I think it is inherent in the overall application and it does mitigate some of the impact of that
additional story. Um, you can kind of see that as we go through uh the seasons here um as that shadow uh is cast into the intersection. Uh and then again to the north uh in this in the uh
in the the longest shadows in December, it's it's really cast into the parking lot of the school. So uh to that extent, we do benefit from the location of the property on the block and I do think that the the that mitigates the impact
from the additional height. Um I'm going to switch gears. Uh I think I covered the consistency and the overall design of the the building. Um I should mention that the elements the dome elements are very
customary to Yes. >> Can you show? >> Yes, we could do that right now because Thank you. Um I wouldn't want to make you wait till the end. I could we could walk through them and if you have any questions or want me to zoom in, just let me know.
You just made a planner's uh dream come true. Um so uh again December is the longest shadows. It's when the sun's lowest. So um that's where you have this is the
afternoon. Um, again, you can see into the into the street at 12 and then 1 and 2:00 is generally your longer shadows and then you go into kind of dusk hours. Um, but this gray area here,
uh, if you can see my screen, this gray area is a parking lot. So both at two one you're casting shadows into a parking lot which the intent is to not cast complete shadows into rear yards or
over windows things like that. Um is there any date or time of the year that Yeah. So um these are in the earlier months um or the different months. So this is March
at 1 100 1 p.m. March and September actually because they're equinoxes they have um the same length of shadow and then uh your shortest shadows are in the summer months June
and that has obviously minimal shadows cast into the sidewalk. So that's that's the afternoon setting. Um, I'll move on. >> Yes, move on. >> Okay. Um,
so in terms of some of the other bulk criteria and thank you for the board for going let me go into detail with the building height, but um, in terms of the other bulk Sorry, wrong.
There we go. Thank you. I was putting in the wrong place. Um we do have a couple uh setback variances uh that I'll walk the board through. So we do have an irregular frontage. Central A comes across at an little bit of an acute angle. So, um, we
were discussing this internally and I think the easiest way is that we tried to the architect in terms of the layouts tried to square up the proposed structure, the footprints and that left um what would be a a short um
uh on the on the left you can see a a short front yard um on the southern property along Central. Um we are holding a zero foot uh setback along St. PS and uh we also do have this little bit of a triangle area as you get to the
intersection where we can accommodate some additional landscaping because of that acute angle. Um we are also able to propose the the street trees that are there the four um where uh where there are not any street trees today. So we do
have some streetscape improvements with the curb um along the property frontage with the St. Paul's frontage. The front yard requirement again is to match the existing front yard setbacks. Uh the
predominant setback that we've identified along this frontage is 8 ft and in most of that's serving um the front yards for the one and two family homes on the interior of St. Paul Street or this block. Uh and that front yard is
unfortunately primarily used for front yard parking. So, um it wouldn't really be appropriate for us to propose that. It's not the same type of use. Um we actually are not proposing any parking on the property. Um but uh we did come
with a zero foot front yard setback along St. Paul's and that's one of the variances. Um but I I think the streetscape improvements do help outweigh. Um with respect to the overall coverage on the property, um it's a in
terms of the existing conditions, the property has two structures and ashvault parking which is about 94.3%. It is 94.3%. We are increasing that.9% to accommodate this structure. So it is
an increase in existing conditions. Um, the R1 zone regulates imperous coverage at 85%. What we did to try and mitigate that increase is to locate uh green roof systems on the roof of this uh
structure. So, there's approximately 2,000 square ft of green roof trays. Um, I think it's it's a it's an appropriate gesture to try and offset some of the storm water impacts and it's an improvement over existing conditions where there's no storm water system
there today. So, >> what system? >> Storm water system. Um, mainly all the storm water hits the rooftops and ashvault and then runs into the street. So, I do think it's an improvement considering we're adding the front yard landscaping as well as the the rooftop
trays. Um, and really it's only an increase of 0.9% 1%. So, um, I did want to focus a little bit on the rear yard. Um, so in the rear yard, you can see from the, uh, site plan. I shouldn't have
done that. Um, how do you zoom in? Sorry. Okay. Thank you. So, there's a couple aspects with the rear yard. Uh, first and foremost, being a corner po corner property, we are applying the rear point
requirement, which should be a rectangular area um that comes into the property about 20 ft given the dimensions of the o overall property. um we are encroaching into that space um sufficient to allow for the light and
air to be accommodated for the adjacent structure on St. Paul's where it has two existing windows. So if if this was a sideyard, this would be the more or less required
or applied sideyard requirement where you're providing that setback um of 3 ft to accommodate existing windows to allow for light and air. Uh it's technically within our rear yard requirement. So it's a rear yard standard. But um the
other aspect that I think the board should consider is that the intent of the rear yard point is to allow for a notch in the proposed development to let light and air access the interior of the overall block. It's
the donut hole concept of the overall um block. So, in this setting, uh, this structure into the rear yard still allows for the interior of the property to have light and air for all the other
rear yards because this actual building is long enough where the rear yard occurs further south than our subject property. Um, I'm going to do it. I'm going to switch back. I think the study we did
Sorry. I just think it's a it's a valid point that the board should consider. Um, so I'm going back to the uh massing study and uh I can pick any one of these dates. It's not so much the shadow, but
I wanted to be clear that the the what I was trying to articulate is that the this structure that we're requesting relief from in terms of the rear yard is far enough back where their ex their their existing rear yard is not
encumbered or impacted by the proposed structure. There's still sufficient light and air in my opinion that's being offered to the interior of these rear yards. So, um that's that's the argument um or rationale that I would offer to the board.
Um the last variance that I think the board uh is going to be weighing upon is the parking variance. Um again, the standard requirement here is one space per I think 1,000 square feet. That calculates
out to 11 required spaces. Let me just double check I did that correctly. um 1,000 square feet excluding the first 500. So after you get beyond 500, you apply that standard. U 11 spaces are
required. We're proposing zero. Um parking is always an issue, especially in the Heights throughout Jersey City. Um we did do extensive um studies. Uh we did have we did do a traffic impact study that the board has. Uh we also did
a an analysis on the existing congregants. Um between 60 and 70% of the congregants that are being relocated live within uh I I believe it's.3
miles of the overall area. So um when we looked at those d the those data points and we understood that um 11 spaces it's if everyone drove 11 spaces wouldn't be nearly enough and the fact that uh
between 60 and 70% lived within um a third of a mile uh and would likely walk on a routine basis uh we felt that the right direction to go in would not uh provide the parking. Uh that being said, there will be peak hours, high holidays,
um the applicant went as far as to coordinate with the school that's adjacent across the street, um and secure, excuse me, parking on those those high days, mainly on on Sundays. Um so there'll be upwards of 60 spaces.
not that they'll ever need that many, but um that was something that I think uh is important to note to offset the potential impact for for parking in the area. Um again, it's a nice kind of uh
shared use, if you will, of that existing parking. Um m the uh the activity at the school is not the same peak demands as as the proposed house of worship. So
that's the uh variance needed. Um I do think uh in terms of the negative criteria that um this application does um address uh a number of of different planning aspects. I do think that we're providing
a variety of of spaces in the city um for a variety of uses. Um that's one of the purposes of planning. Um so we are a permitted use but we do need um some of the physical relief. Um I do think that uh we are also
addressing some of the impacts of the proposed development so there's no impairment of the general welfare. Um we talked about uh the massing of the building, the impacts of shadows, the improvements over storm water. Um and I do think that's all applicable to reduce
that impact on the general welfare. With respect to the zoning ordinance and master plan, um I started the application off by saying this is a unique use. Houses of worship um don't have a set of standards to help regulate it. Um so I do think the board should
consider that what we're proposing is on balance meeting the intent of of zoning. Um and I always end with thank you for listening to me. I talk a lot for a living. So I appreciate your time. I do happy to answer any questions or
anything, Cynthia, if I missed anything. >> I don't >> We'll hold out questions till the end. >> Thank you very much. >> Okay, at this time um we will open it to public comment. Um again, all speakers will be held to three minutes. Um Mr.
Allen will um uh let you know when you have one minute left to speak. So if you would like to make comments, please come up to the mic. Um we could open the public portion. >> Do you swear or affirm the testimony you're about to give in this proceeding
will be the truth? >> I do. >> Vidy Patel. uh v I d h i p a t- l 147 Hopkins Avenue. Good evening everyone. I want to speak from the heart what about what this
temple truly means to our neighborhood. The people who attend are not outsiders. They are our neighbors. They are families, seniors, and children who live just blocks away. This place of worship brings so much more than prayers. It brings connection. It gives families a
safe place to gather. It teaches children about compassion and respect. And it offers emotional support during life's challenges. In a world where so many people feel isolated, this temple has brought a source of warmth and belonging. Most importantly, it reflects
what makes Jersey City special, our diversity, our acceptance of one another, and our ability to live in harmony. Allowing the temple to relocate and continue its mission would preserve this trait. I respectfully urge the chairperson and the board members to
grant approval at for this application as it represents a meaningful and much needed contribution to our community. It is essential that we recognize not only the physical impact of this project but also the profound and lasting good this temple brings and will continue to
bring. Thank you sincerely for your time and for listening. Do >> you swear or affirm the testimony you're about to give in this proceeding will be the truth and the truth? >> I do. >> Thank you. State your full name and address.
>> Vatel Pandia. V A T S A Last name P A N D Y A. Uh 159 Beacon Avenue. I get started. Good evening everyone. My name is Vatel Panda and I live on 159 Beacon Avenue. I'm here to express my support for this
proposal. I serve as one of the youth leaders at the temple and I want to highlight the impact it has on our younger generation. Every week we meet with youths in the neighborhood to help them grow. Whether it's college prep, interview skills, learning about traditions, or simply teaching the
values of unity, family, and community service, these youths are part of this neighborhood, and the temple provides them a safe, supportive environment to learn and become responsible young adults. Many of them are present today in a show of support.
This temple has been a part of our neighborhood for more than 20 years. It's truly a fixture in the community. The temple has consistently been um responsible and a considerate neighbor. This property is well-maintained and the congregation has
always shown respect for the surrounding community. Their presence adds stability, culture, and a strong sense of togetherness to our neighborhood. I respectfully ask the board to approve this proposal. Thank you so much for your time. >> Thank you.
Is there anyone else from the community would like to say something or affirm the testimony you're about to give in this proceeding will be the truth and nothing but the truth? >> Yes, I do. >> My full name is Indra.
>> You're going to have to speak up. >> My full name is Indraan Patil. I N D R A V A D N PA P A T E R P 139 LO Avenue, Jersey City, New Jersey. >> Mhm. Yes. Good evening everyone. Thank you
for allowing me to speak. My name is Patel. I just have a few blocks from the temple. I want to share what I personally see as neighbor. This temple is peaceful part of our community. And not only this temple, our pope from
India, we have like North America like eight nine center of the temple and our pope come every year summer time. They help the community about the prayers, worship and everything. They teach us uh how's uh morality, family get together,
peaceful life. And it's weekly gathering or small quiet and filled with local families who walked to the building for nearby homes. These are neighbors people we already know and see every day. And
the attendants are local residents cares are not the primary make of transportation >> or local >> local residents care are not the primary mode of transportation. It truly function. Sorry, I'm care
>> primary mode of transportation. >> Is walking distance. Yeah. >> Yes. Okay. >> It's truly function like a neighborhood place of worship, not a regional center drawing large crowds. What I appreciate
most is the respectful and caring nature of the congre congregation. They are consider of their surroundings. They keep the property well-maintained and they contribute positively of the almost of her blog. I myself live this
neighborhood almost 40 years. And since 23 years I go to this place for worship morning and night and every morning I see a lot of other community not only Indian community but I see other American people come to the temple and sit down for a couple minutes pray and
we enjoy their things. approing this application would simply allow them to continue their quiet community oriented activities. I fully support the request and kindly ask the board to grant the approval and I really appreciate. Thanks a lot.
>> Thank you. >> Um just a quick announcement. Um if anyone here has a blue Nissan Rogue um license plate C46 LPK that's parked in the EV space, please uh move that vehicle. Thank you. Okay. Are there any other members of the
community who would like to make any comment? Okay. If not, then I will close out the public portion of this meeting. Um and I will ask our commissioners if we have any comments or questions that you might have for um anyone that spoke tonight.
I um I have a couple of questions. My first one is I I love the design. and I think it's beautiful and I really I really um applaud you because I know this is going to serve your community. My only misgiving is the fact that
you're don't not going to have any parking and so many people come in front of us on Central Avenue that live on Central Avenue and they tell us please don't approve this because there's no parking on Central Avenue. So that's
that's a big concern for me. Um, is I mean, and the you have a huge lot. I mean, this is a beautiful lot. I'm just wondering how come you can't put that 11 parking space or whatever parking space you can possibly fit in there.
Is that a a thought or a something that we can do or what? >> Um, we we did consider that. Um, and again, fitting 11 spots onto the lot with Egress ingress is it was difficult
because uh there are there are standards that you know the the access to the uh to the lot or the driveway has to be certain distance from the corner because since this is a corner lot so we had to maintain certain distances and whatnot and and setback requirements which were
not working out for all 11 cars. uh they do have an agreement with the uh with the the school facility uh that they can use that parking lot because most of the services are are on Sundays and Sunday there's no school in session. So uh we do have a letter from uh uh from a
school board with with that agreement and uh uh if required they would be utilizing that which is directly across the across the street. >> Who will be there to keep that school the lot open? Is it maintenance? um the the school maintenance people have.
>> Um can I Okay. I would love to I mean with all due respect I would like to see that because over the years I have known other buildings have come forward other people in different communities have asked the schools and I know as a former employee those lots were locked and shut
tight on weekends and whatnot and they were not allowing anyone to use the lots because of the security for the buildings. So, I would like to I mean I'm not discounting what you said or saying that you are misinformed or you're making this up, but
>> we'll see. I want to see that. >> Yeah, >> can I see that? >> Yes. Why don't we do that first and then show it to the >> like to know what's >> Okay. So, we have um two letters from the Jersey City Public Schools. Um one
is from March 2024 and one is July 10, 2025. >> Okay. >> And who has signed those letters? >> We will see it. >> Oh, yeah. You're right. >> Um Jeffrey Henderson, the executive director of facilities.
Uh, one is signed by Henry Bedars, the director of custodial services. >> That's up to her then. Let her let her deal with that. >> If you, you know, Who's going to pay for the overtime? >> Um,
>> do you want to Oh, sorry. Okay. So, um the the letter dated March 18th, 2024, uh from Henry Bednarski, the director of custodial services has been marked A2.
And the letter from um Jerry Henderson, executive director of facilities dated July 10, 2025 is marked day three. >> Yeah. >> Or you want us to just look at it? We can look at it.
If you want to read it, >> it's okay. You have one. Thank you so much. You want to you don't you don't care. >> Yeah. Application district 6 to 6.
>> No. Um the third. >> Oh, at 6 a.m. >> facility may pay for the schools and do it for requested for
pay $50. >> $50 per day. >> Yeah. And it's for they have to put this in every single time. >> Let the record reflect. >> Okay. >> Marked in as A1
>> and they have to it's the same thing. >> Excuse me. >> Oh, these are the previous. Okay. >> 25 to 86. >> Okay. every Sunday it's saying five days. It
then goes to say >> right. Okay. Um, this says as I read this, it was only for 825 to 8625, 6:00 am to 6 pm. This has to be renewed constantly every time they want to use the lot.
This is not saying that that lot is open to them to use at any given time. They have to reapply every single time they want to use this lot. >> Yeah, it's Well, the idea was it's only for Sundays. It's not it's not all the time, >> right? And and yes, you're correct in
saying that it would have to be renewed periodically >> every five days. They can it's good only from 82 to 86. And it says on here specifically for the five days. >> Um well, I think we're I I think I think that may have been for an event at the
existing right >> temple right the March the Marching letter. is saying it's from March 24th to June 30th, Sunday parking >> and that's 2024. >> Yeah. I mean, we're we're obviously the
facility hasn't been constructed yet. So, when the time comes, we'll we'll make the arrangement. >> I can't hear you. >> I'm sorry. Let's put it this way. >> In order to get over this hump with the board. So, what if we make it a
condition that they give to staff uh a letter from this board of ed saying they can park their Sundays? >> You think you can get that? >> Um, let me just confer with my client for a moment. >> Yes. >> H
whatever they need. I don't know. You need another day. >> They should. I mean, >> yeah, >> the city should allow it. Come on. >> Yeah. >> The schools don't allow Why? Because people are not out. >> They take a lot of our money. They should let them do it. >> It's the uh problem. Somebody gets your
somebody breaks into the building who's they usually have to sign a security. >> Yeah. No problem. Sign a waiver or something. >> They have to put the insurance on the park, >> right? But $50 an hour is not going to cover. >> Yes. So, um yeah, that that that's fine. They they would they will get the letter
for for Sundays and for any >> special event. Exactly. Yes, >> just a letter that states that they will be permitted to park there per the conditions of the board of education for any special events on Sundays. So this way we know that it's for the entire year and it's not, >> you know, just one occasion or two
because one is for five days, one is for Sundays for a couple of months. So it's >> I I have to confess I hadn't seen the second letter and I think it was for something happening at their current location. >> Right. Right. Right. But that doesn't say that they can park there all the time. just I'm just because I know these lots have been locked and no one's been
allowed in them. So, >> well, they're they're they're they are able to get permission to use it now periodically. >> Unless um Mr. Hyen has something else that he knows about that we don't know. >> I can't Would it be okay to have the operations person from the temple come to answer?
>> So, um >> Okay. Could could you swear in or um the director Um, >> raise your hand. Do you swear or affirm the testimony you're about to give in this proceeding will be the truth and nothing but the truth?
>> I do. >> Spell your full name and provide your address. >> My first name is Falcon F A L G N. And last name is Sony S O N. And I'm living in 120 sorry 102 Bunchill Road, Cherry
Hill, New Jersey. 08003. Yeah. What was the question? >> When was the last time you were permitted to use the lot? >> In the month of August. >> Okay. >> Yes. >> Thank you. >> Uh 2025. Yeah. >> But you're going to request once the
building is built to use it all the time so that it's not interfering with the parking on the street. >> Absolutely. Yes. We will request uh as and when needed. Um and we we will definitely ask to the school board to uh get that particular approval. for the
use use that particular parking lot. >> Okay. >> Yeah. >> Just a quick question. Where where is your where is your congregation meeting now? >> Right now >> I'm parked now. I'm sorry. Park >> um >> most of them walk. >> Everyone everyone is walking. We don't
have uh the parking at the current temple even. So everyone is walking most of the people most of the time they are walking and uh in the event of uh they have to park or something they use the street parking. But again uh like as I
said like 90% of the congregations uh listed is within uh like uh.3 mile radius or half an mile radius. So everyone is walking to the uh to the temple right now. >> Thank you. >> Yeah. >> So just another question. So technically
you will be asking the school to allow you to use the parking lot every Sunday. >> Every Sunday but not all the time. We will we our assembly meetings are uh between uh 3 to 8 3 to 7 actually
actually technically it's 5 to 7 but uh we will ask for like 1 hour prior and 1 hour after so that's the reason we will ask for that but again uh uh like our special events uh are only four or five
the major events then uh we will we might require that particular parking parking lot. Other than that right now even we are doing this particular uh our services and everything we never required the parking right now. So >> okay and we we are using this particular
temple since 2003 last 22 years and we never had that particular issue. >> Okay. >> Thank you. >> Okay. >> Thank you. >> Okay. >> Um anyone else have I have an I have one more question. Um, I know that my
colleagues were not, you know, especially interested in the shadow studies, but there was one slide that for the building next door, you only showed one slide from a December that showed that there was not getting any shadow in their backyard, but you did went quickly through. What about the
other slides? Do you have anything else that shows anything like that? >> It's going to be all in the same direction. There's there's no shadow cast because of the fact that the building's on the north side of the block. So there's nothing cast on the rest of it. >> Okay. >> Okay.
>> Go up a month from today. >> Check it out. >> I have one I have one question. >> Yes. >> It's a minor question. It's for the architect. On the drawings, you showed a roof hatch, but there also was a door. Is there a door and a I mean, excuse me.
Is there a roof hatch and the door was a mistake? Or is there a door and a roof hatch on the roof? >> No. No, there is no door. There's no bulkhead going up. >> Okay. Okay, cuz it had a door like a little bit. I should not say yes, but uh let me just
>> Let's pull it up. >> Yep, there is. It's two plans side by side. That may be the confusing part, but uh Oh, yeah. That that's a screen. The equipment screen has a uh has a door to access that area, but let me just pull up.
Okay. So that Okay. So I understand you come up the roof hatch and then walk around and and the equipment is screened in. Right. >> Okay. Yeah. Cuz I was going to say that's >> that's the access for the the screen area. >> Okay. >> Okay. If we have no further questions, I would like to hear from um the staff.
>> Uh certainly Chair Coyle. Um so staff had a chance to review of the applicant. Um um staff is generally satisfied with Mr. Height's testimony as substantiating um both the positive and negative criteria for the variances. Um
in staff's report dated October 20th um there were six recommended conditions including standard boiler plate conditions such as testimony given by the applicant the expert witnesses will be binding
um addressing by review agent comments all materials and color selections and final plans affidavit street trees as well as um that the applicant concurrent with the construction process, collaborate with and support efforts by
the department of construction and city council the designated on street loading zone in St. Paul's >> apologies. Um support efforts by the department of infrastructure and city council to designate an on street loading zone on
St. Paul's. Um this is especially important given the presence of a bus stop on the Central Avenue frontage. Um and um one of the biggest potential impacts um was you know if you have vehicles
stopping to drop off supplies or let off passengers following that bus stop. That's obviously a problem. >> And so um in addition to this cooperation to create a loading zone um Mr. Patel added a service entrance on
the St. Paul's side that leads directly to the kitchen. Um so when they're taking their um deliveries for uh materials for offerings and other temple activities that can be done on the St. Paul's side. Um
additionally, and um I want to make sure we get the wording of this correct. So, it sounds like it's the intent of the board to um impose a seventh condition related to the securing of permission
from the board of education of Jersey City. >> Mhm. >> Um for the temple to have a shared parking agreements agreement for use during Sundays um >> and special events >> and special events at PS6. Is that
correct? >> That's correct. >> Um, with that being said, staff recommends approval of the conditions. >> Okay. >> Do we have any other questions from the commissioners? Okay. >> And I I just wanted to note my client agrees to all of the conditions.
>> Okay. >> Okay. At this time, I am asking for a motion to vote with conditions. Um, >> I'd like to put put a motion forward to approve >> case number Z204-00001
for 48 Central Avenue along with all the conditions that were agreed upon. >> Can I get a second? >> I second. >> Okay. >> All right. >> Vice Chair Rua. >> Yes. >> Commissioner Allen. >> Yeah. It this is a beautiful building
with beautiful architect. Yes. Um, yes. >> Commissioner Baron, >> yes. >> Commissioner D'Angelo, >> yes. >> Commissioner Patel, >> yes. >> Commissioner Burns, >> yes.
>> And Chair Coyle, >> yes. >> Motion carries 70. >> Congratulations. >> Okay, Bridget, do you need another break before we go to our next one? Okay. Thank you. Take care. >> Maybe they could put on the shadow show.
>> I'm going to get to you. You know that, right? You say something and I become hysterical. I cannot stop and I just >> You're very reserved though. You know, you're very professional. >> You know, I have to say I admire your style.
>> There's nothing like a good shadow study >> that makes the day. Good luck to you. Good luck. Good luck to this. >> Good luck, guys. >> Thank you. >> Better than those shadow stories
studies in North Avenue. You're right. >> Take care. Good luck. >> Well, >> all right. >> Where are you from? Gujarat. >> Gujarat. >> Where these are all good from Gujarat? >> I was in Gujarat.
>> Yeah, I was there back in the early 2000s. I went to India. I buy a lot of product from India. Monuments, tombstones, granite. So, I went with one of my suppliers. I was there for almost three weeks. I will all be blessed. That's good.
>> We will be blessed. >> This is >> This is good. >> There's only just one question too. >> Come on. Let's go. >> You know that school. >> I know you're going to get parking. Plus, you can park on the street on Sundays. >> And then there's other businesses on 139
there. And there's a 7-Eleven across the street that's probably owned by one of the, >> you know, the PS6, right? >> Yes. Right next to them. >> Yeah. >> You all got to work together. You all got to work together. No matter who you are, you know.
>> Yeah. >> The Catholic schools, they always had a parking lot. They had they had a courtyard for the kids. >> So, Sunday afternoon, you know, not bad. >> Oh, come on. Yeah, that's a it's a great project. Good for the community,
>> do they? >> It is a good thing. >> Well, we did one positive thing today. >> The one before it I wasn't too positive about that was not >> I don't know what we got. I don't know what we got coming now. >> What do you think, bridge? >> Maybe that thing will fall off the
freaking side of the hill and into the tracks. >> Close. That's karma. Things have a way of working a way out. Oh Jesus. >> It's all recorded. >> I don't know.
>> You know what amazes me? No, I'm glad. I feel like I know I guess. Okay. >> Okay. Bridget, are we ready? >> Okay. >> Okay. Next.
>> Our next case is Z2025-000062. Um 63 Hutton Street. >> I'm going to ask for a shadow. >> Good. Uh >> thank you. Yes. Um good evening again everyone. Michael Higgins, Castano Quigley Cherami. Uh, I do have the
original notices here. Mr. looked at your notices uh and they comply your affidavit, proof of service, notice of publication. You got the A team there, I guess, with Mr. Will
there, huh? Very nice. So, we recognize your architect. His license is in good standing, we know. So, let's get forward. Go. >> Okay. If we could have Will sworn >> in. >> Yes, I do.
>> Sure. It's William Wckenman. Last name we cn mn. All right. Thank you. Um, I will be brief this evening. This is a very uh simple application from an architectural
standpoint. Um the uh address is uh 63 Hutton Street. It's on the corner of um Hutton and Hancock. Um it's an existing threestory frame building with a um
commercial space on the ground floor. Um uh the project uh tonight is to um uh is for the renovation of the first floor commercial space. So it's a it's a renovation and it's a subdivision to
create um a two two commercial spaces. Um so um >> so wait, so that's all we're talking that's all we're talking about? >> That's it. So, we're taking one commercial spot, making it two, and therefore it's an expansion of a
non-conforming use. Is that the idea? >> I believe so. I will have Mike. Uh, >> that is correct. We have a D2 expansion of a non-conforming use. >> We're not expanding it out up. No, we're just splitting it in half. >> No, correct. >> That's correct. >> Opening a door
>> and and uh new >> entrance. >> Yes, we're providing a new entrance and uh uh uh we're redoing the storefront and the the awning. uh on the Hancock uh side. So I will just quickly
>> um so this is the >> Sorry. >> No, no, no. >> Oh, okay. >> I have no control. You did. >> So uh this is the existing floor plan here on the top. And uh basically what we're doing is closing up uh this wall
here >> um that divides the main retail space from the the back of house spaces. And uh we're adding a bathroom and making this a second tenant space. >> Um as I said, we're doing a new awning, uh new storefront, uh on the corner, and
then we're providing a a second uh entrance here on Hancock, and we're also replacing and rehabbing the the residential entry door here. Um that is uh that is really the extent of the project. Um, happy to answer any
questions. >> Thank you. >> You have any is there anyone else presenting? >> We do have professor. >> Okay. >> Um, I'll be this is much more brief. >> You're cleaning it up tonight. >> I'm filling in. I I uh I don't work
alone, believe me. Proud to have a group of planners on my end. Um, Charles height for the record. Last name is >> still under oath, right? >> Yes. Thank you. Um, so yeah, we we do have uh technical variance. It's uh planners think too much I think sometimes and in theory the subdivision
creates a second commercial use um where on this property there's no other commercial use on another corner. So because of that reality um that's a technical um variance and uh we've we've identified as a D2 because it's an
expansion on this property um with the second commercial use. So, uh, I do agree with Mr. Wckman that, uh, the proposed storefront improvements are designed to be consistent with, uh, some of the historical, uh, aspects of this of this building, the historical nature
of the the ground floor commercial use. Going back to the tax card, um, for my >> tax card from I think uh, give me one second. Um, it was 1938. So, the city maintains
tax records and some of the older ones have these really nice black and white photos so you can get a idea as to what the architecture of the building looked like. U, we use those to kind of create the the designs. That's what we've done here. Um, increasing glass, decreasing
bulkhead height, uh, new new awnings. I think it does uh provide some benefit and does mitigate the expansion which is the justification that the board needs to consider. Um does the expansion of a non-confforming use are you doing
anything to make it more consistent with the neighborhood and given that it's an existing commercial use and the proposed improvements I think we are making it more consistent. Um I do think we're per advancing the municipal land use law purpose I in this application the
desirable visual environment with the improvements. Um I don't see any impacts to the general welfare on the negative criteria side. It's an existing commercial use today. Um there's no changes to the streetscape. Um nothing
uh nothing of that sort. Um and um I I think it's consistent with the R1 which permits commercial at corners. It just so happens there's no other existing commercial property or commercial corner elsewhere. So we need the relief. Um
that was two minutes. >> Thank you. Great. >> Okay. That's I I do then. So we have >> anyone from the public? >> No one's from the public. Okay.
staff Ben. >> Uh staff agrees with the testimony provided by the applicant and finds that the proposal would further the land use element goals of strengthening strengthening neighborhood oriented commercial areas and promoting the development of a diversified economy.
Staff recommends approval provided that the applicant agrees to the conditions laid out in the staff memo dated 1118 2025. >> Those are fine. >> All right. Staff recommends approval. >> Okay. Um um commissioners, do we have any questions?
>> Okay. I do have one question. So, you're not changing anything, but I see where there is is this piping or is it a wire for conduit right outside the building um on the side, not on the Hutton Street side, but on the Hancock Street. Is that added or is that there already? That's
existing. >> Yeah, that's existing. Okay. >> And will remain. >> Okay. Fine. You got an image of a tax card. >> Um, >> shadows and tax cards.
>> Charles brought it up. >> See, I didn't like the shadows. She got this time. >> Um, there there is a photo in the staff report. I have a copy of it right here. Uh, suppose I could just pass it around.
Give it to >> Where's the fire escape? >> In the back. >> You got to put it back up. >> I think it's in the back of the building. Fire escape. Now take Yeah. Yeah. Fire escape is in the back. The rear. >> Oh, on the front. Yeah, that's
>> okay. >> So, Mr. So this is a simple question of since the space is being uh split is their meter going to be at a utilities going to be separated or still going to be one considered as one commercial space.
>> Uh they will likely be be split or submetered in some capacity. >> Okay. >> Um so we will be doing electrical, plumbing and uh HVAC upgrades the space as well. So that'll all be uh part of the construction drawings. And what are the businesses? One's going to be
existing and what's the new one going in? >> They're both new. Uh we don't have tenants yet. Um >> Okay. >> So, >> okay. Any other questions? Okay. Please take I can I That's right. I have to say
that. Um Okay. Okay. So, at this time, I'm asking for a motion to vote on um the other side. Case Z2025-000062. >> Can I get a motion? >> What is that?
>> Madam, it's your phone. >> Madam Chair, I like I know it's my phone. It's your alarm. >> Okay. Go ahead. >> Shadow studies ready. I don't know what that is. Okay. Okay. Okay. I got that. >> I did that. It's already off. It's already off.
>> I don't think so. Okay. Madam Chair, I'd like to make a motion to approve case Z2025. >> Go crazy. >> -0062 as presented to the board this evening with conditions. >> Can I get a second? >> Second. >> All right. Uh, Vice Chair Rujo.
>> Yes. >> Commissioner Allen. >> Yes. just >> Commissioner Baron, >> yes. >> Commissioner D'Angelo, >> yes. >> Commissioner Patel, >> yes. >> Commissioner Burns, >> yes. >> And Chair Coyle, >> yes.
>> Motion pass. Motion passes 70. >> Thank you. >> Take care. >> You know, most of this stuff would have been, you know, >> it would have been true, >> right? >> Okay. So at this time we have some other
business that we have to take care of as commissioners. Okay. Uh so next is review and discussion of the 2026 zoning board meeting calendar. Um I believe was that shared with everyone? >> Yes. And um Vinnie also has a copy. >> Okay.
>> There's only one copy here. Want me to pass? >> Oh, sorry. I um >> did you get it emailed to us? I guess >> yes, it was emailed to the >> Yes. >> Yeah, but we're too busy to look at it. >> But you know what? I I just have to say this. I'm not certain if everyone got it. I saw that it was sent back to
either you or Iris and me that it was sent to me for approval and I said yes and then either you or had not responded then you did respond and I think that's what's here tonight. I'm not certain everybody received a copy of it. >> Uh also uh if you have access to the
agenda, it's also linked in the agenda in front of you. Okay. >> It was linked to the agenda. Yes, you're right. It was linked to the agenda. Okay. Okay. >> So, what are we going to need to do? Vote on that? Uh, yes. >> Okay. We can move the calendar. >> We I need to ask for a motion on that.
Oh, well, you're just going to take roll call on I mean >> tell me what to do. >> Uh, yes. Uh, we can we could we could we could vote on it right now >> without a motion. >> Actually, to be safe, let's do a motion and >> Okay, then fine. Can I get a >> Can I I'm asking for a motion to vote on
the uh zoning board meeting calendar for 2026. >> I make a motion to approve the zoning board calendar for the calendar year 2026. >> Can I get a second? >> Okay. >> Okay. Um Vice Chair Ruo,
>> Vice Chair Ruo. >> Yes. >> Yes. Oh god. >> I'm sorry. It's the same person that >> uh Commissioner Allen. >> Yes. >> Commissioner Baron. >> Yes. >> Commissioner D'Angelo. >> Yes. >> Commissioner Patel. >> Yes.
>> Commissioner Burns. >> Yes. >> And Chair Coyle. >> Yes. >> Motion carries 70. >> Okay. Our next order of business is uh renewing our board attorney contract. >> Oh, I don't think we should do that. >> I don't think so either. >> Don't take all this down, Bridget, after we talk about this now. I don't agree. I
think the new guy Patrick Patel being it is being Oh. >> Okay. So, I I am asking for a motion to vote on renewal of the contract for Vince Leaglia. Can I get a Can I get a motion?
>> Madam Chair, I'd like to I'd like to make a motion to renew the board's attorney, Vinnie Leagia. Excuse me. Ventila Pagley term for I don't how many? >> Another year. >> Another another term. >> Another year. >> Another year. >> We don't.
>> Can I get a second? >> I >> Okay. >> All right. Uh, Vice Chair Ruvo, >> yes. >> Commissioner Allen, >> yes. >> Commissioner Baron, >> yes. >> Commissioner D'Angelo, >> yes. >> Commissioner Patel, >> yes. >> Commissioner Burns, >> yes. >> And Chair Coyle, >> yes.
>> Motion carries 70. >> Okay. Our next order of business is um a contract for our stenog our court stenographer or however reporting um Bridget and I guess whatever is there a company that I'm supposed to be saying here I don't have it just for
>> precision >> oh that is it precision reporting okay so can I get a motion um to get I'm asking for a motion to vote on a renewal of the pre precision reporting contract
>> I make a motion to renew the contract with prec precision for another year. Can I get a second? >> Second. >> All right. Uh, Vice Chair Rujo, >> yes. >> Commissioner Allen, >> yes. >> Commissioner Baron,
>> yes. >> Commissioner D'Angelo, >> yes. >> Commissioner Patel, >> yes. >> Commissioner Burns, >> yes. >> And Sherquil, >> yes. >> Motion carries 70. >> Okay. Our next order of business is memorialization of resolutions. Yes, I'm
okay. So, okay. The first resolution to memorialize the applicant is Paul Amatuso and Gary Westby Gibson. That was an appeal from the administrative officers's determination.
The address was 85 Sherman Place. The case number was Z2025-000056. Now, if you remember that, that was a a vote on a motion to approve the appeal >> which failed and thereby it denied the appeal and it affirmed the zoning
officer's decision that evening. Present were chair Coyle, uh, Vice Chair Aoyo, Commissioners Shadid, Burns, Baron, D'Angelo, and Allen. And that well, the motion failed.
So meaning that the appeal was denied and the zoning officer was upheld. All in favor of memorializing that I >> I >> and >> now we had the reverse. Uh the next case
is uh Z240 Real I'm sorry 240 Realy LLC. Uh that was 250 Newark Avenue. The case was Z2025-000060. That was heard September 25th. That was a vote on a motion to deny the appeal
and that carried. Therefore, they affirmed the zoning officer's decision. The vote was five in favor, one opposed. The one opposed was Commissioner Allen. Also present voting yes was Chair Coyle, Vice Chair Aoyo, uh Commissioners
Shaded, D'Angelo, Allen, and Zlicki. All in favor of memorializing that? >> I I >> And the next the next U resolution to memorialize is Z2025-000065.
The applicant was David Abbe K A R O N. That was a C variance. The address was 117 North Street. Uh that was heard
October 9th of this year. There were uh the commissioners present were acting chair Allen and then commissioners Baron, Shadid, D'Angelo, and Patel. That motion to approve the application uh was
five in favor, none opposed. All in favor of memorializing that? >> I I >> And the next case was heard on October 23rd. That was Decal 5 LLC. Case Z2024-000076.
The address was 30 Decal Avenue. Uh again that was heard October 23rd. Present were Chair Coyle, Vice Chair Aoyo Baron Shadid, D'Angelo and Zabiki.
And that application passed, five in favor and one opposed. The one opposed was Chair Coyle. All in favor of memorializing that I. And the next case uh was heard the same
day. Uh same uh commissioners except this time I think commissioner uh same commissioners and that case is Z20 2025
uh 0047. It was 162 Summit Avenue JC LLC. It was a C variance for 162 Summit Avenue. Uh I mentioned who was there on October 23rd.
That application pass. Five in favor and none opposed. All in favor of memorializing that. >> I I >> So uh I think that concludes it. >> That concludes our business. >> Concludes our business. >> Okay. Um I would like to make a motion
then um to adjourn the meeting. Can I get a second? >> Second. Second. >> All in favor? >> I meeting adjourned. >> Thank you.