Good evening everyone. Welcome to the Little Falls Planning Board meeting of December 4th, 2025. Let's stand for the flag salute led by Commissioner 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. >> Thank you. The Valerie, please read the statement of public notice.
>> Will the B planning board meeting of Thursday, December 4th, 2025 is called to order. Please take notice that out of the notice of this meeting was provided in accordance with NJSA 104-8 and NJSA 104-10
as follows. The notice of the meeting was posted on the bulletin board at the municipal building located at 225 Main Street, Little Falls, New Jersey on January 9th, 2025. Notice was sent by email to the North Herald Youth and a copy of the notice
was filed in the office of the township clerk on set date. Please note that this meeting is being taped. Therefore, we ask that you speak loud and clear into the microphone. >> Thank you. Please call the role. here. >> Here,
>> here >> Mr. >> Here, >> Mr. >> Here, Mr. Kar >> here, >> Mr. >> Here. Thank you. We may have a motion for the approval of minutes of the meeting of November 6, 2025.
>> Motion. >> Is there a second? >> Second. >> Please pull the board. >> Mr. Barry, >> yes. >> Yes. >> Mr. Liano. >> Yes. >> Mr. Tel. >> Yes. >> Mr. Mayor Diano. >> Yes.
>> Councilman. >> Yes. >> Mr. Dolan. >> Yes. >> Mr. Huh? >> Yes. >> Chairman votes yes. Minister approved. Does the council have any comments for us? >> No. Uh chairman, there was no one who
came before the last council meeting with any issues concerning the planning board. >> Thank you very much. Uh memorializing resolutions. May I have a motion to memorialize the resolution for JSL Properties LLC
17 Main Street and one Cedar Avenue. So moved. >> Second. >> Second. >> Please pull the board. >> Mr. >> Yes. >> Mr. T. >> Yes. >> Mr. Remo. >> Yes.
>> Chairman votes yes. The resolution is memorialized. Uh, first application tonight, Houston 119 LLC 119 Houston Road. >> Thank you, Mr. Chairman. Good evening, members of the board. John Veter entering my appearance on behalf of uh
Houston 119 LLC and its principal Dino Mancini who's here with us this evening. Uh Dino in his individual capacity is the applicant in the uh next application which is uh 130 Houston Road. Uh before we get started I just want to commend
Mr. Brrigador. you know, we we get these resolutions and they're not easy and as Rich will attest to going through the JSL application was not easy with all of the requirements. So, I just wanted to thank Rich. Uh we had there's quite a bit went in there and some other
attorneys in other towns, you look at the resolution, is that was that even my application? But Rich does really a very good job and it makes our job a lot easier and actually makes it better for the town because he makes sure that every requirement that was agreed to is in there. So again, just thank you,
Rich. So, um, 119 Houston, uh, you really have to speak about that in relationship to the other property because it was all one property alone. Uh, you know, when the quarry operation was there when Francisco
Brothers had their quarry, there was no Houston Road. Um, the house at 130 was, uh, was an office uh, that then the Nully family had for many, many years. my client purchased that property. And like we see in other parts of the town,
Wilmore Road, we see that the lots across from Wilmore, those little lots there, um those were just properties that existed because there were no streets back then when they laid out these uh properties. When Houston Road went in, it left a 12,0007 almost 13,000
square foot lot that was never developed. it was always part of the property that was owned by the Nollies. Uh when my client bought the property, uh overall he looked at some potential development uh possibilities for the property. the the property, not this
particular property, but the property across the street. Uh, one portion of that property, the one lot about one and a half acres, a little less back in 200, I think it was 2008 was put in the affordable housing overlay zone, which permits um multifamily housing, six
units per acre would permit um, you know, multifamily on that lot, not not the lot in question today. So, he took a a look at the properties as a whole. the entire properties. So, what he'd like to see as an owner of property, as a neighbor there for the entirety and
that's why tonight you're going to see in this application and the application that follows uh a proposal for three single family homes which are permitted uses. So, the property that we're looking at tonight, it's a peculiar property. Uh it has, you know, quite a
bit of street frontage on Houston Road, but it's like a pieshaped lot. The requirement in the R1A zone is 15,000 whereas this property is 12,752 square feet. That's a pre-existing nonconformity. Uh the applicant couldn't
change that if you wanted to. The pre-existing lot depth is 86 on this property. So when we came up with a plan for the property and the architect is here this evening is going to speak about how he arrived at the home that he
did was to try to mitigate any bulk variances that we may have. So we're left with two bulk variances. Two of them are pre-existing nonconformities and we'll have two bulk variances. Number one is the variance for the front yard setback. So in the great notch R1A
zone you need 30 feet. This is 25.3. So, it's a little less than 5T deficient. And in the rear yard, there is a uh 35- ft requirement. This property backs up to uh the transit property. We have um
we've noticed uh transit about the application. They were notice partying by virtue of their ownership of the property behind. And we have a variance for 17.2 feet where 35 ft is required. And we've mitigated some of that with
landscaping and fencing. And um the only one really impacted by the rear would be the uh the train. So the applicants seeking these um we're not seeking subdivision. We're seeking uh approvals tonight to build to construct one single family home which is permitted in the
zone. And uh this was already wasn't subdivided. This lot has existed for you know I don't even know probably a hundred years. And um as our planner is going to speak to, you never want to have a lot that's left in to having no utility. Uh those are the lots that you
find out people stop paying taxes on. Sometimes they wind up in tax sale. They wind up back in the arms of the township. And this is a productive use of a nearly conforming lot as it relates to lot size. So tonight we're going to start, we have three witnesses. We're going to start with our architect who's
going to explain the property. There's some rock on the property. we're going to speak to um how that's going to be addressed and that he's going to be followed by David Fentina our engineer and then we have our planner Marchella Trainer. So our first witness this evening is Steven Zamuda who's going to
testify in the area of architecture. >> Raise your right hand from the testimony that this morning. >> I do. >> Steven Zamura, ZMU, 314 Village Place, Wyoff, New Jersey.
I'm a licensed uh architect in New York, New Jersey. Um both licenses are uh in good standing. Um I've been in practice for um just about 30 years and um I come to this before this board to just
represent my clients and the design that I'm proposing for his three homes. Um >> credentials are accepted. >> Uh thank you. >> Okay. If you want to just give an overview of the house and speak about
the nature of the the site itself and you know how you landed on this house plant, >> right? This house since it is a uh wedge shape in a sense of property. Um we had to deal with um having a garage
off the street and not facing the neighbors homes. Um we're limited to the uh the height. We're keeping within the height um requirements. There will be three bedrooms in the home. Um we fit
the house into the property so it's um not exceeding the um setbacks. Uh there will be no basement. There will be amount of um rock removal but essentially we we're keeping the house
with a low pro profile not raising it above the u rock surface and um you'll be um just a great entry to the first floor and the second floor. The attic will only be used for storage and mechanical space.
design of the house will be in conformance with the the town um the neighborhood. Um it will have u modern materials um low maintenance. We're looking to also have um
materials that would be enticing to uh new home buyers and also the layout of the rooms inside would be um open space and modern amenities with inside.
So, the house will be, in my opinion, um one of the three homes that will fit the neighborhood. Um it will fit into the um property fully landscaped and set back road. The neighboring um property behind
it is a railroad that's uh below. Um but that would also be a private area from the homes on across the track on the other side. Um so that would be my um design. Um my
rationale for designing the homes will also include some historical elements on the side of the house. So does some of the historic older homes. It's not a modern house by any means.
you. Um, I put on my hiking shoes the other day and went up the rock and I I realize it's probably engineering John, but my question is this because you mentioned broccol. I'm not going to ask you about plastic.
I'll save that for Dave. But, um, my question is elevation. So if you have a 35 foot elevation one foot, but if you set 10 feet above street level, it's like 45. So when you
address that at all, how you going to situate? >> Well, the uh the rock outcropping the uh top surface will be removed and we'll be creating a um platform for the slab essentially foundation. What kind of
fence is a shear drop? If you I'd be worried if I bought the house that if I walked out the backyard in the dark, I could end up on the tracks. >> Right. >> What kind of fencing are you? >> We would propose either a um aluminum
metal fence or um PVC, but the aluminum probably be more of a um less visible. Do you have any idea of the total elevation the street level? >> Um, no. I would prefer
>> it's about Dave's going to testify. I think it's about six feet that the outrop will be drawn, but Dave will test >> which would bring us to that's information. I I want to know what the total is because if I'm the neighbor all of a
sudden somebody's looking into my yard and I'm trying to avoid that as best we can by fencing planting something. >> Well, yeah. Whatever board the board likes board on board fencing or EDC fencing planting >> whatever you think will look the best.
>> Board on board next to you. >> I think board on board is next to that property but I'm not positive. I saw brown and that was it. Um, is your presentation completed? >> Yes. >> And does any members of the board have
any questions? >> Well, that's unusual. >> Okay. Very good. >> Thank you. >> Uh, to the public, we'll call you up after all the professionals have spoken and then you can ask them anything you like.
>> All right. Dave's going to bring his easel over. Our next witness is David Fentino is going to testify in the area of engineering and rock cropping. That seemed like a I mean I'm not young anymore. That was quite the hike and you
couldn't tell the depth of the ground was the leaves. Good evening everybody. I do. >> David Fantina FS and Frank Ap 15 Sunset Drive. I'm still a licensed professional engineer in the state of New Jersey and in New York. My license
are good standings. >> Thank you very much. >> Uh your qualifications are >> Thank you very much. Um I think I'll just jump into the the questions you were asked Patrick pardon me >> chairman chairman works you don't have to remember the syllable
um essentially and we worked with the architect and with the owner on this um because there is something we're not putting based because we want to keep rock removal to a minimum >> you don't want to blast >> we don't want to blast and if there's any blasting it'll be done completely in
performance all the requirement But we are lowering the elevation. We're not first floor is going to be at 337 and that's 4 ft above the entrance. To answer your question, it's not going to move 10 people. First floor is going
to be four feet. And that's really not that unusual for house. They're very fast across the street probably at least five or six feet up on the day five.
So it's not going to >> let me let me interrupt you around and stand up if you like. >> No, I'm sorry. >> But essentially, um, what we're doing since there's no basement, we're going to keep rock removal to a minimum. We're cutting about about 4 feet. Actually the
the quad floor will be at elevation 335 and a half. That's basically on elevation about covered the maximum amount of 36 ft in that area. The rest of it would be less than that.
The first floor as I said is 337 and a half. So we think the house is going to fit in better than you think. >> What's the total height? >> The total height well >> is 32. All right. So, only one foot >> off.
So, nothing too different than the grade. That's the door. Yeah. And then he bunch of it's not going to be looming over the when you drive by them, you do get the impression first going. That's not the way this is done.
>> You going to share that off with Dozer or >> uh a portion of it. Um as a matter of fact, there'll be some part of the house going so far and Mr. Lars has um requested or or
demanded perhaps and he's absolutely correct that when we uh submit for the building permit we show additional grading information swelles around the house to make sure that the grading is proper and that we'll provide that at that time.
I should also say that uh he has eight technical comments in his letter of October 31st. Most of them are just cleanup um information which we're happy to take care of. We make no exception to any of these on here.
>> Hey, you don't need to review those. I can do them one at a time if you want. Simply uh they're very simple. One, it just says that the name and address of the applicant and owner shall be provided on sheet one. We're happy to do that. Number two, he indicates that I have the wrong address in the title block. I'll fix that. Number three has
to do with a typo in the number three and four typos in the zoning table, which we take care of. Number four has to do with the architectural plans and without putting words in his mouth, I believe that was addressed. If not, the architect can
address it. Number six as I mentioned will provide uh swale information and spot elevations to show that we are grading properly. Um number seven again is a grading information to show that the proper drainage is being provided. You're happy
to provide that and number eight uh we do need approval from the uh Hudson Essex Pacific soil conservation district. >> Uh Mr. Kovale or if you have any comments or questions. Uh not with >> Thank you.
>> That's correct. >> Thank you. Uh board members, any questions in the interview? >> What's the likelihood of blasting? >> Like um it exists. I I would be guessing >> um 50% or more 50% or less.
>> 50% I would say. >> The rock looks pretty solid out there. You can't always tell them. Any other questions? Thank you very much, Mr. Penñena. >> Final witness tonight is uh fellow trainer. He's going to testify in the
area professional planning. >> I do. My name is Marshall and Traina, last name T R A I N A, at Stonefield Engineering Design at H2 Park Avenue in Brotherford, New Jersey. I'm a licensed professional planner in the state of New Jersey. My license
standing I have testified as an existence. >> Accepted. Thank you very much. Welcome back. >> Thank you. Um, okay. So, good evening everyone. Um so as we know the subject property lies within the R1A single family zone where single family homes
areed and within the immediate vicinity of the site is the Great Notch Fire Company, a rail line and several single family homes which make up a consistent suburb. Um we're proposing here tonight to construct a two and a half story single family home on this irregularly shaped lot and the relief being sought
here is really due to that irregular shape of the lot. This includes minimum lot area in which 15,000 square feet is required and 12,752 square feet currently exists. This is an existing non-conformity. Uh as well as minimum lot depth in which 150 ft is
required and 75 ft currently exists. Minimum rear yard setback in which 35 ft is required, 17.2 feet is is proposed and front yard setback of which 30 feet is required and 25.3 feet is proposed. Now I want to first speak about the lot
depth and rear yard setback. Um the rear of the site as you heard abuts the rail line right ofway and the rail line itself is even set back further than that. So really there's no substantial detriment when you're speaking about the building to that rail line in terms of
the rear yard setback and that that lot depth. In terms of the lot area and front yard setback, as you can see on the plans, there's still plenty of usable open space on the property and we comply with sideyard setbacks to the neighboring property. We're way below the maximum permitted building and
impervious coverage. So, what you're going to see here is not going to look like an overdevelopment in this neighborhood in any way. And for these reasons, I believe that this project will not pose substantial detriment to the public good uh or the neighbors. The proposed single family home is permitted and will comply with height coverage and
sideyard setbacks as I mentioned uh which will align with MLUL purpose A as a project represents an appropriate use of the land uh as well as MLU purpose G as proposal provides sufficient space in an appropriate location for the permitted residential use. The project
aligns with several goals of the master plan, including to maintain, preserve, and enhance the existing established residential character of Little Falls neighborhoods. Um, and ultimately, it's my opinion that these uh variances can be granted under the C2 benefits versus
detriments criteria of the statute, which means that the benefits of the overall project substantially outweigh any potential detriments. Uh we're proposing to fill in a vacant and underutilized lot with a new single family home in a zone where it's permitted, maintaining that neighborhood
compatibility uh while reinforcing the goals of the master plan. So ultimately, I believe that this home will be a beautiful addition to the neighborhood. >> Thank you. No problem. >> Uh questions to the board. >> Thank you.
Um, may I have a motion to open up the meeting to the public? Wait, wait one. Wait one. >> So move. >> May I have a second? >> Second. >> All those in favor? I >> I. >> Now you may approach the
microphone. Thank you. >> Thank you. My last name. >> Okay. My name is Harry Glenn Francisco. F R ancis. I live at 115 Houston Road.
>> Um since 1979, a lifelong resident of Little. >> Are you the neighbor directly next to 119? >> Yes. >> Okay. >> 115 Houston Road. >> Gotcha. Okay. Okay, with regard to the proposed
single family home at 119 Houston Road, we oppose the project. There are two major concerns. One is the lot size and the other is rock removal. Um the lot is extremely small
and um way under the zoning requirements. Uh I stood here in 1978 be before a committee similar to this. Uh had to get a variance for my house. I was short two feet in the backyard and that that was
the variance. And this lot is several feet all around. Um any structure that can be erected there will basically be a zero property house the neighborhood of homes with surrounding properties.
Um it could have a potential effect on a curb appeal of the other homes on Houston road. Um, in our opinion, it is not a logical fit for the neighborhood and not in harmony with the entire street of homes
that substantially met the zoning requirements um the boundaries. Twostory house sitting high on an undeideized parcel will appear out of place is our
opinion. The other big um caveat is rock removal. One can easily see the amount of rock on our property as you drive in the road. Um is highly likely that solid rock will
be encountered during excavation. If any rock crushing or blasting were to be necessary, we request that the town require the excavation contractor to post upon which I believe is called an
encroachment permit bond to cover any structural damage to our property or surrounding properties. However, we are certain that no one has damaged in the first place. Uh side note, when Houston Road
extension was put in from Kingwood Drive intersection to Long Hill Road, about 10 ft was blasted off the rock face to get the gentle curve that's in the road down. So we're fearful of rock being
encountered when excavation starts. Uh to summarize, the proposed project for 119 Houston Road possesses too many severe zoning variances and drawbacks to make it viable.
It just doesn't seem logical to stick a house on any small piece of property. That's all I have to say. >> I have a question. Was your variance approved in the 70s? Yes, I built the house, but it was just
two feet in the back. >> I understand. I was just wondering how they did things in 70. >> Yeah, >> thank you. >> 78. >> Uh, John, did you have any counter I mean any answers? >> So, uh, with respect to
plasticity, those contractors are all about issues. You done with your field that this will harmonize the neighborhood. It's not a severely undersized lot less than
square as the requirement that is a lot. You first have a lot that is just left into no having no utility whatsoever. This is single family you believe the area very highend
luxurious housing. >> I think more specifically the applicant Mr. Francisco would prefer to hear that it's not as high as he thinks it is. Can you redo that? >> Yeah, I'll just reiterate that.
>> Please say it's a >> Yeah. Yeah. Mr. Francisco, just I I just want to point out that um the house is not going to sit up on top of that rock. If it did, it would look unnatural and I agree with that. But again, the first floor of the house is only going to be 4 ft above the curb line. So, it's it's
going to be set down uh and it won't have a basement, so the rock move will be at minimum, but it's going to be set down um so it'll look much more natural along with the other houses in the river. And we've done that purposely. We we don't know how much rock is there, but we're not we're not excavating a lot
of anything because we're not put the basement. If we were putting the basement in, we would be taking a lot of off rock or something out and that would be that would be pretty solid. But there is no basement and that that will significantly reduce what we have.
>> We're excavating. Could you step up to the microphone, please? >> We'd like to hear you. >> When they were excavating on Marble Hill at those houses uh years ago, our house was shaking like crazy. >> Any damage?
>> Any damage? Structural damage? >> Uh cracks. >> And who repaired that? >> No. Who repaired the crack? >> I didn't. >> On your own. Is the whoever's doing the
blasting are they required to repair? >> They're bonded and they're insured as a result of the work. >> All right. So that it would be your responsibility to go to the blaster for lack of a better word.
>> So you had a lot of same arguments when we did that three overnight application. The home was built up but a lot of the ladies came out and were concerned about that. that was further exacerbated by the fact that the Jersey City Blind ran right behind the property. So they were
concerned about the runway but there was the last thing that was done and we noticed all of the neighbors after the contract not so there was that at the time that we did have discussion with the neighbors let them know when it's going to happen what the time was knew we got certificate of insurance
the site has addition and that is a lot more there would need to do a pre prelast survey and a post blast survey since
most familial survey which shows discuss about elevation roll out now after it's race plan. In addition, the applicant
will work with you for fencing on their side of the properties in addition to trees to mitigate any um we don't think it's the setback is not an issue, but just seeing the
>> it just seems um better place to put a zero property house. That's the thing. >> The house that'll go there basically zero property is the lot. >> The lot size.
>> Yeah. So lot size is 12,750. The requirement is on 50. There are other lots that are somewhat substant but the lot is it's not a small it is not a small lot. on this lot. Visually
you're facing it. It's probably more than any side. >> I have a question chairman if I may. >> Sure. So can we go back over how how high is the current this house that's being proposed? >> And that's under the required
>> the requirement. >> Do we know the uh the resident's home? How high it your home? >> No. >> Roughly. Anybody know? >> It's about 20 >> 28 square. >> John, would you speak to the resident's
concern that the project the house itself is oversized for the lot? We have a requirement of 55% maximum lot coverage. And what is the coverage of this project? We're not seeking the variance for that
and I think we're we're well resting building 25% is allowed in zone we're at 13.2% 2% and the improved lot coverage 55% is about we're at 22% change. So we're
about half the allowable on both. >> So you're saying the house could literally be almost twice the size and it would still conform >> if we could. >> Yeah. Thank you. >> All right. Any anything else?
>> Thank you very much. >> Uh anyone else wishing to address the board, please come forward. No one coming forward. May I have a motion to close the meeting to the public? >> So moved. >> Second. >> Second. >> All those in favor? >> I.
>> Thank you. Um, does our engineer have any questions? >> I >> Thank you very much. Uh, comments, questions from the board. Mr. Brigador, oh, are you finished? Are
you somewhere? A very brief summary. >> I'm sorry. You're going to make one or you? >> Yes. If you're ready for me, a very brief summary, Mr. Chairman. >> Thank you. >> Okay. So, um I want to thank everyone, thank the neighbors also for their input. Um and and you know, in looking
at the planning testimony, you know, what's being proposed here is a single family lot. Um I participated in the master plan re-examination and you know was struck by the fact that um most of the residents wanted to see opportunities for new single family
homes and I think I don't know if there was a sicker system or there was some it was very evident that that is what they were looking for in Little Falls. That is a very tough endeavor to try to find lots for a single family home certainly
to build uh a luxury single family home uh without it being a tear down. This happens to be you know one of those uh lots that is available. I think that the applicants um you know met the standards that there that there will not be any substantial detriment at all to the zone
plan that the home will fit in from a visual standpoint. driving down Houston Road has a great big frontage. It will be nicely landscaped. Uh and we uh this should get approved. We eager to work with the neighbors for landscaping fencing and if Mr. Copelars as well and
I hope that the board sees fit to approve the application. Thank you. >> Thank you. Uh Mr. Brigley, you're up. >> So, Mr. This is just >> uh Rich, do you do you have another
comment because that meeting's closed? >> Step on up. I'll make an exception. Getting back to the bond, it's called an enclosure. I I'm not sure. term. That's what it is. But they their bond is the contractor.
>> Well, this specific bond covers. >> That's what I was suggesting last serve your property. They'll go out look at your look at your foundation to see if there's any before the class and after the fact out of the car before see what happens after
protected. So you think you're going to have to blast in here without it. >> Uh he's got a comment. Swearman, >> we are way off our normal applicants.
We're looking at this talking to the contractor. If the members of the board, I know we've closed would like to hear what he has to say and the neighbors would like to hear what was willing to be brief. And >> do you wish to speak? Yeah. Come up.
>> All right. We're we're we're back on the record. All right. >> Yes, I do. >> My real name is >> Just a reminder that everything you stated is reported and was considered testimony. >> Yes. My name is Curado Mancini and my
address is 130 Houston Road and uh I live directly across the street from the home. So I have and I plan on living there for a long time. So the same concerns the gentleman behind me does. I've spoke to a number of uh I spoke to a number of uh let's call it blasters or
excavators. They have all kind of insurance vibration monitoring. they're up to standards and uh you know it's uh we're not going to do anything that's uh you know out of bound for our client. I am that too.
>> Thank you very much. >> Thank you. >> Okay, I believe we've taken all the steps we can at the board to protect the neighbors in this particular instance. Um are there any other Oh, sorry, Mr.
Brigley. So this variance application applic 12,700 is existing lots. set 25
in terms of conditions which mention there's going to be you're going to have to compile the laws address under the circumstances that prelass
service of the homes in the neighborhood that will be most directly impacted by it. The applicant comp any further conversation comments from the board members? May I please have a motion?
>> Chairman, I'll make the motion to approve the application as outlined by Mr. Brigladoro. >> Thank you. May I have a second? >> Second. >> Please call the board. >> Mr. Bar, >> yes.
>> Mr. >> Mr. Giano, >> yes. >> Miss, >> yes. >> Yes, >> Mayor Damiano. Yes. >> Councilman. >> Yes. >> Yes. >> Mr. Chair votes. Yes. Application is
approved. Thank you. >> Next up, does anyone need a break? Next up is uh Corino Mancini, 130 Houston Road. You need time to shuffle from one to the other. Good. >> Shuffle. Donna. Hello everyone. John Veter on
behalf of the applicant in this matter is Curado Dino Mancini who you just met. Um so this now we're on the other side of the street. Now we're on the eastern side of the street. This is uh just an incredible property. If you've ever
walked it, it's an absolutely incredible property. It's crazy that uh it's never been developed over all these years. um you know from the time of being a um a quarry on um you know nearly six acres
uh including what I always called uh Nollie's pond. I got kicked out of there once fishing with my cousins. That is a whole other story. Um but it worked out. Uh so the the property has a home that had um you know fallen into disrepair.
Mr. uh Mancini has uh lovingly restored this home u and the the features of the home with the glass in the back uh facing the water. He's done substantial work to the landscaping on the property uh rehabilitating the pond that it's you
know remarkable if you see it on the map the pond itself is almost an acre just the pond. So, it's really it's something. The rock formations are just something. Um, so, you know, I'm waxing poetic about the property. So, so what to do with all of this uh property? Um,
he really found an appreciation for the home uh because it probably would have been, you know, better if a developer came in would tear that house down because it's kind of situated in the middle of the lot. but it um will leave in this application the main house the
the original home on like a 3 point something acre lot and the proposal tonight is for a uh subdivision. I believe it it is considered a major subdivision to create two new lots. So there'll be two two new lots next door
to the property. If you're facing it to the right, you see it on the map. Um the one immediately to the right of this property is fully conforming. That is a fully conforming lot. Um although that will be the smallest of the three lots.
And then the other lot is um a lot that is fully conforming by size by quite a bit. It's uh you know 1 point 1 point something acres that lot. And there's a proposal for uh two very very high-end
homes that are proposed to be constructed here. And the situation of the lot, a lot of time was spent with the architect and the engineer to make sure that the lot homes are situated on the lot such that there will be um there will be water views and um you know
views of the uh the rock and the mountain which was is really quite lovely. So, in looking at the uh property, the the as I mentioned earlier when we were talking about the other application, the property is in the R1A zone, single family zone uh permitted.
However, way back in 2008, which didn't seem that long ago, uh the lot the lot 57, so pretty much this lot back here. It's always been its own lot. Mr. Mancini bought it. it was um it was
separated had been subdivided many many years ago and that property is that's the one lot that is in the affordable housing overlay zone that permits six units per acre which is not what is being proposed this evening. So we're we're seeking u major subdivision
approval to maintain the one lot and to create the two lots that um we discussed. We have two bearings in the city one but it's the main house. This house is about an angle but at this point it's 23.86
for 30 ft. The other variance is for7 about 35 ft. However, there's more than here lot. 287 acres where we only need a third of an acre in the R1 15,000 square feet in
the R1A zone. So, we have a good lineup tonight of people that will be familiar to you, the same group. Uh Steve Zamurv as the architect, Dave Fentino as the engineer, and Marchella Trainer as the planner. So, we'd like to start with um with the architect, and he's going to
speak about these awesome homes that he designed for these lots. Dave, I know separate applications testimony. >> I do. >> Steven Thomas's muda ZMUDA
314 Village Place White, New Jersey. Okay. Um, I have a great opportunity as an architect to design these homes for my client. Um, the two homes adjacent to his existing home which was built um
around 1946. Um, has a unique style and we're looking to um carry some of the elements through it such as the uh hip roof, the uh finishes on the building. Uh introducing
some stucco and hardy plate and um we're setting back the buildings from roads so they're not in competition with the house itself. And we're also abiding by all the setbacks.
Um, we also are landscaping the front of the home so it would not be as severe um as an as you drive by. the back of the home will um drop away with the landscaping and that will afford the
homeowner to have more of a view from both floors of the um property beyond um the great pond and also the uh crescent rock out profit which was the uh former quarry. Um the the pro the
um materials that will be used will be high-end lowmaintenance. The home will be energy efficient to meet energy codes and the um house will have four bedrooms. Each house would have four bedrooms and you would have also have
threecar garage in each house. The garages are not uh facing the front of the house. They are um by way of the driveways which would be circling around to the side.
>> We also have orange on lower portion. Can you describe the circulation >> circulation this house driveway and drive
second driveway? I'm trying to clarify for me. Are there two separate entrances or is there one entrance and two shoots two two house for that
right side of the house? >> Are there two entrances off of Houston or one? >> There's two two curve cuts. >> That's my question. >> Two curve. I thought we didn't like curd cuts. >> Well, we got to get to the house. >> It's Houston. Houston's not. >> Yeah. Yeah. So, it's one for each
problem. >> Took us a while. We got there. >> Any other questions? >> I I assume that you are through with your presentation. >> Yes. >> Any questions? The boardman.
>> Uh through the chair. Uh chairman. Um, how close are the two driveways? What's the distance between the two driveways? >> Uh, okay. Well, we we'll ask that question to the engineer then. That's fine.
>> Go ahead, Dave. >> Yeah, >> I thought you did it already. Oh, different applications. Dave, don't say anything. Uh, any further questions for you? >> Yes. Yeah. >> Okay.
>> Well, thank you for building a house. Thank you very much. Okay, >> Dave, we have a lot of questions for you. >> I do. >> Still qualif. >> My name is David Fantina, professional
engineer for the record. >> License did not get expired in the last 20 minutes. >> Did you pay this year's license? >> Yeah, I did. Um so anyhow there's about 17 ft between the two uh driveways. Um
>> about 17 ft drive. >> Yeah the house is um as you can see are they set significantly back. So one is 150 ft roughly off the off the street and the other one's about 55 feet off the street. Uh these lots as uh Mr. veterary center are really quite
spectacular and um when I walked the property was the owner um there's almost an unlimited uh number of things we could do there but I think this these two do make sense and it was his and the architect's uh vision that kind of put
the the houses where they are the main thing is they want to make sure they have the water views and that they they fit in well with the neighborhood um as far Mr. Kars had a question regarding the landscaping. Uh like with the other one across the street, we're going to be
providing detailed um plans uh detailed grading plans and we'll provide a landscaping plan as well. As a matter of fact, one of the things that you mentioned is that the um the dwelling footprints on my plan don't match the architectural plans, but I spoke to the
architect about that and rather than making that change for tonight's meeting, we thought we would, you know, reconvene and make them at the time of building permits. So we submit you know one package to you with everything um everything coordinated and all the elevations you coordinated so that you
would have a complete package and we'll do that time of the building >> part of the okay absolutely we'll do it at resolution compliance for that if that's the best way to do it we'll do it then uh once again I'll go through the engineer's letter um
technical comments I'll add the name and address of the applicant owner to the sheet done. As far as the uh amount of fill material, he's right. We are we are mounding up a lot of fill around these houses. And for resolution compliance, we'll give you an estimate of the uh
number of trucks required to bring the material to the site if it doesn't come from somewhere else on the site. And we will be providing uh applying for a soil movement permit. I mentioned about the footprints. Um, we agreed the lot numbers have to be
signed by the tax assessment. We agreed safety fences be uh placed on top of retaining walls. >> Dave, can I ask you about the safety fence? >> Yeah. >> What's his purpose? >> Safety fence. Uh, basically in a case like this is just so that anybody I'm going to say children are are playing on
top of wall. They're not going to fall off because there are going to be some retaining walls around here and you want to make sure they're not hazards. And what would be constructed of? What would the construction consist of? >> I would have to I would have to uh review that with the architect and the
and the owner. I'm not certain what it would >> mean. I asked a question of the engineer. It should have been asked of the architect. >> I I'm assuming it would be similar to what we used on the other would either be vinyl or aluminum. >> Thank you. Okay.
uh architect. Number six is for the architect. Number seven has to do with the presence or absence of wetlands. Um will certainly comply with any any D requirements but not believe any wetlands on the site. I know there's no
flood hazard areaffecting the site. Um item number eight will show the water and >> I'm sorry. Can we go back to set? >> Sure. >> Tell us about what feeds this pond. >> Pardon me. What water source feed the
pond? >> Basically springfed >> underneath. >> Yeah. There's almost no drainage area to the pond. Doesn't have a a a 50 acre drainage area or anything. It's not a a flood hazard feature. >> Okay. Uh is
did you testify that the uh it's not an NJ? >> I testified that if it is if there's a wetland involved, we'll comply. I'm I'm not a wetlands expert. >> All right. But this will comply with what? >> With with whatever >> requirements is
>> whatever requirements. >> It's a regulated water. >> Um I think we it's a regulated water body to the extent that we have to stay 25 ft from it. Um but that's about it. Uh as you are well aware almost any >> it's a big contingency. That's why I
bring it up. >> Yeah. But almost any um abandoned quarry becomes a pond because they take ground water and the stuff stop pumping it out. And that's basically what this is. Um we'll show the location of existing water and sewer and we will obtain the
permits from the county planning board and SCD. That's really all I have. Um, I'd like to ask our engineer, are you satisfied with the water management on this site? >> Yes.
>> Okay. Any questions to the board? >> I I have a question. Can we get back to the driveways? >> Yeah, sure. So why was it that the idea to have um the driveway on going to the to the garages not to come in front of the
house on the uh on the first house? >> Yeah. What you're you're coming into the the driveway is coming to the side of the house. Am I not correct? Okay. Why is why was that done instead of coming in to the front?
It would because I'm just saying that driveway then would be further away from the other driveway. 17 ft is not a lot of feet between two driveways. >> No, no, it's not. Um, however, that was done it was the architecture that that drove that. That wasn't an engineering
consideration. That was an architectural consideration. every day. >> Sure. The driveway is houseway that would require wire. >> Right. So I understand that but sir that
this the first house driveway is coming to the side as well and why not come directly into the garages so it would be further away from the other driveway. >> Maybe Mr. So the other course I participate in some of the calls and variations of that it lends itself to a
much more attractive the high cars you know to make so you're not when you face the home you're not seeing cars uh front there's more opportunity for green space there just thought that uh you know there is there is roughly 20 ft between the driveways it's not unusual I mean
that could have been mitigated if driveway was on the other side um you think that it works there's a landscape buffer between the You might as well post up there. >> Any other question to the board? >> Is there a proposed construction schedule uh that um is that the app
could ask? I mean, would we would he could talk right away? I defer that to John. after I'm sorry about all safety. >> Go ahead. I know you mentioned there will be a substantial amount of fill that's going to be brought onto the
property potentially. Will there be any blasting? >> No, I I would not expect any. I mean, hate to say no, but I would not expect any. Any other questions or comments? Mr.
Kovalears, any additional comments? >> Thank you. Um, if there are no further questions from the board, may I have a motion to open up the meeting to the public? >> One more. >> I am so sorry. Please bring Miss Trina
up. Try to be quick. >> You swear from testimony. >> Yes, I do. >> Yes. Yes. My name is Marella Traina. I'm with Stonesfield Engineering and Design, 92 Park Avenue, Rutherford, New Jersey. Licensed professional planner. Still in
good standing. Okay. All right. Sounds good. Uh, so the property lies within the R1A single family zone with an affordable housing overlay zone. And as planners, we always try to seek out the benefits of a project and whether or not they outweigh any potential detriments. In this case,
the only variance that we are seeking is for minimum lot width where 100 ft is required and 35.71 ft is proposed. Now, as you can see on that subdivision plan, the lot pinches in at the front of the property along the right ofway line and
extends further out as you move towards the property um and to the rear. Uh so while the lot width is just under 36 feet at the front of the property, the proposed building will be set back more than 115 ft to an area where the building can comply with both side and
rear yard setbacks. So from an impact standpoint, I don't see uh the lot width causing a substantial detriment to the public good. Under the existing conditions, the lot is extremely oversized at nearly 69,510 square ft, whereas the minimum lot size
is 15,000 square ft. Oversized lots lend themselves to these subdivided and in a residential suburb like this one, uh this is a perfect perfect opportunity to subdivide these lots to create new single family homes to add to this suburb. Um, no other variances are being sought. The proposed building will
comply with height, coverage, and setbacks. Uh, given that this is a permitted use, uh, I believe this project aligns with MLUL purpose A as it represents an appropriate use of the land as well as ML purpose G as it provides sufficient space in an appropriate location uh, for the
permitted residential uses. Project aligns with several goals of the master plan, including to maintain, preserve, and enhance the existing established residential character of Little Falls neighborhoods. And ultimately I believe that this variance can be granted under the C2 benefits versus detriments criteria.
>> Any questions to board members for the pler? >> I have a question. If if the board approves this project, uh does the uh affordable house overlay zone disappear? >> Yeah, it was in my it was in my summary
report. It's stolen my thumb. So uh the affordable housing uh overlay zone we look at scarce resources what land is available with township in this township we have property where servo meter is on city road there's property behind
Stevens Avenue by the tracks border property on woods road and this property right if I missed anybody once it's developed no longer a resource that's available so when the property's developed out of the border there's no longer available to
So the answer is yes. >> Correct. Yes. >> Let me let me dig in a little bit further. At a future date, could the property owner come before the board and proposed five more homes on that land? >> Yeah. So keep in mind there's only one
lot here that's in the affordable house zone. That's lot. Acres, >> right? And the reason the other property was not 45 was not in Portugal own because it was an improved property. It was a single family home. So they're
only looking at vacant land not improved properties even though >> the property that he resides in is 3 something acres. It was excluded from the affordable housing. So now the property is once that lot 57 is developed and built it's no longer
available to be land that potentially buildable housing. So they do not be able to when whenever the town updates the affordable housing plan that would come out of the affordable. Thank you.
Any other questions for clarification John the corner of the house >> right that's right that's
>> so was that barri previously granted or you had a look for We're asking for that 1946 that 46. >> All right. The the reason we bring this
up is planner testified there's only one variance manufactur. >> Okay. Yeah, I can put that on the record. Um, as you mentioned, this is a pre-existing non-conformity and we're not intensifying it as a result of the proposed development. >> Thanks.
>> Any further questions to the planner? >> Are you through with your presenters, Mr. Ven? >> Yes. >> Thank you very much. Uh, may I have a motion to open up the meetings to the public? >> So moved. >> Second. >> Second. All those in favor I
>> public meeting of the port public portion of the meeting is now open. Anyone wishing to address forward please come forward. No one coming forward. May I have a motion to close the meeting to the public? >> So moved. >> Second.
>> Second. >> All those in favor? >> I >> um Okay. Uh are you summarized or >> very very brief uh in summary as Mr. Barry stole my thunder. Um and I
>> pay the big bucks. >> Exactly, Mr. Vice Chairman. Uh thank you for bringing that up. But I do think that's a that is something very real to consider as part of this application. And um you know this is the uh potential
construction of two very very high-end homes um that are you know in my opinion going to be a beautiful addition to the area really carefully thought out and um really sensitive to the land itself because it is um you know it is a
sensitive uh property and I think that the development plan here is really very respectful of that. I think that the um the planner did a very good job of summarizing this and showing that the two homes here will uh work out very
nicely. It's a lovely street. Uh we've met the legal standard that there will be no detriment to the public good. It's only a benefit here. And going back to what I said in the beginning before about, you know, residents looking for opportunities for single family home and
here's an opportunity for two oversized lots that um can easily accommodate the two single family. Thank you. >> Thank you. >> Let's say we've already opened up the meeting to the public. Mr. superior
subdivision subdivision 67. Yeah. comments approval. >> I think that's it. >> Very well. May I have a motion? >> Chairman, uh before we continue, um we
have an active shade tree. These plans if approved should go before the shade tree committee. So they have input on the landscaping. Um they have that right as well as with the first application. That's an automatic >> that acceptable. >> Yeah. >> Okay. So >> thank you very much. Any further
comments? I >> I have one more. Um Mr. Ber, you you keep mentioning high-end. What is high-end in your eyes in your financial? >> I don't record, but you know, we talked to brokers that uh say that this could
be a two in front of the number. Uh I don't know if that would be the case as this $2 million home, which would be record-breaking for the township. But I remember a time when they said we would never hit a million and now we well exceeded that on certain properties. So I, you know, I don't really know. I'm
not a broker, but um there's nothing like it in the area, you know, to have water views, uh rock views, and a lot that's uh 1.2 acres. That's really unusual. >> So, council, I don't know if this question is out of order, but these
three homes are going to be spec homes to be put on the market to be sold to the highest bidder. >> Okay. Thank you. Uh, may I have a motion? >> Chairman, I'll make a motion to approve the application
uh with the conditions uh uh outlined in Mr. Brigaliodoro's comments moments ago. May I have a second? >> Second. >> Any discussion? >> Please pull the board. >> Mr. Baron,
>> yes. >> Mr. Par. >> Yes. >> Mr. Luke Deiano. >> Yes. >> Miss Gatalo. >> Yes. >> Mr. Sabbert. >> Yes. >> Mayor Damiano. >> Yes. >> Councilman Scoba. >> Yes. >> Dolan. >> Yes. >> Mr. Kilpatrick.
>> Votes. Yes. The application is approved. >> Thank you. >> You're stealing my thunder. Okay. Is there any old business? Any new business? Well, I'd like to take this opportunity to thank everyone for serving this past
year. Uh, very much appreciated. And I would also like, of course, to wish everyone a merry Christmas, happy Hanukkah, happy holidays. We'll see you. >> Before we close, >> January 1st is the first Thursday in January. I don't think anybody here
wants to be here on that day. >> I have an announcement. The uh next meeting, the reorganization meeting and regular meeting will be held on Janu Thursday, January 8th at 7 p.m.
>> Merry Christmas everyone. >> Merry Christmas. >> Merry Christmas. >> No, sir. >> Go ahead. Anybody's here application 453 Main Street 56
that matter is too by the January publication. >> Thank you. Okay. May I have a motion for adjournment? >> Motion. >> Second. >> All those in favor? >> I We are adjourned.
>> Thank you.