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Good evening. It's 7:35. I'd like to call to order the June 11th, 2026 Oldbridge Township Special Planning Board meeting. Please rise for the pledge >> algiance to the flag of the United

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States of America and to the republic for which it stands. Nation under God, indivisible, with liberty and justice for all. >> Okay, Danny, could we have a roll call, please? >> Yep. Mr. Depala >> here.

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>> Mr. Lenning is absent. Mr. Tamo here. >> Miss Kennan is absent. Mr. Rena is absent. Mr. Petty is absent. Missella is absent. Mr. McIac >> here. >> Mr. Brennan >> here. >> Mr. Ferrar is absent. And Chairman Lauer >> here.

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>> Okay. swearing in. You want to swear? >> Well, we don't have our uh our expert witnesses here yet, so we'll hold off on that. Okay. >> Not an expert. >> Okay. Uh next item is the minutes. Uh May 28, 206.

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Have any comments or corrections or >> I'll move them. Second. >> Okay. >> Mr. Dalma. >> Yes. >> Mr. Tamo. >> Yes. >> Mr. Mr. McGisac >> here. >> Mr. Brennan >> here. >> Chairman Lowour

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>> here. >> Yes. >> Mr. Sordillo, do you want to swear me in if I'm going to do testimony? >> Oh, sure. >> Absolutely. >> Sorry. >> Um, you raise your right hand. Do you swear or affirm the testimony you're going to give this evening is the truth, the whole truth, and nothing but the truth?

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>> Thank you. >> Okay. Uh, the next item is consistent review. That's going to be moved to the bottom. Um, so the next application is 13-2026P Elizabeth's NJ LLC major preliminary and

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final site plan with a C variance. >> Uh, good evening, Mr. Chair, members of the board. >> Good evening. >> Uh, my name is Peter Clauser. I'm an attorney with the firm Hybr. I'm here on behalf of your applicant, Elizabeth's NJ LLC. Uh, this is an application about a restaurant located on 516. I'm pretty

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sure the board is familiar with the property and the location. and it's been in a restaurant for a long long time. Not this entity, but it had a lot of different names. Um, so your applicant is here this evening. Um, they're operating to to operate a restaurant out of there, which they can do now, but

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they're going to put an addition onto the front of the building, make some improvements. Uh, and that addition will consist of two stories with the second story being partially covered in a seasonal uh uh seasonal use. Um, and that's really the sum and substance of

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the application. everything else on the site is pretty much staying the same. Um, so I have with me Eddie Sunday, who's a representative of the applicant. I'll ask him to explain to uh to the board who he is. And then I really just need Eddie here to just tell you what we're doing cuz I can't say it. It's got

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to be on the record that we're doing this to to expand the restaurant. And then there was a little bit of confusion with the number of seats inside the restaurant and the parking and whether we needed a variance. So Eddie's going to put on the record what the number of seats are. And I think you're going to find that we don't need a variance uh

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for the parking that we are uh properly parked. Um then I have I I have four witnesses after that. That sounds like a lot, but it's really quick. We have Ron who's the engineer. Obviously, there's not a lot of engineering. We have Bill Dorne, who's the architect. He's going to show you the pretty design that he

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created to put here in Old Bridge. Um and then we have Justin Taylor just to nail down the traffic and circulation that we're really This doesn't create an impact onto 516. Not to mention the fact that it's a county road. we'll have to go to them uh to get their blessing. And then finally, I have Allison because we

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do have bulk variance relief for a front yard setback. There's a couple of pre-existing conditions. They're really related to the lot itself, and we're not changing those in any way, shape, or form, but we are creating a front yard setback again to a very busy uh 516. So, I really don't think we're impinging on

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anyone. So, if I could, I'd like to start by having Eddie Sworn just tell you who he is for the record and just tell them why tell tell the board why we're here. Eddie, >> thank you. Would you please raise your right hand? Do you swear or affirm the testimony you're going to give this evening is the truth, the whole truth, and nothing but the truth. >> Yes, I do. >> Thank you. Could you just state and spell your name for the record? [clears throat]

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>> Yes. My name is Edwin Sunday. E D W I N S U N D A Y like the day of the week. Uh you can go by Eddie or Ed, whichever you prefer. >> Okay. >> And Ed, if you just bring that microphone a little closer to you, make sure we get everything on record. You just share with the board your relationship to the applicant.

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>> Yes. So, I am the vice president of Death of Hospitality. Death of Hospitality is a restaurant group that operates 618, Mezcow, and Elizabeth's. I'm sure that you've all heard of Mezcow as well. We've been in business for a little over a year here in Oldbridge. 618. We're going on our 10-year anniversary this year in Freehold. Uh

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Elizabeth's Italian, uh you know, the formerly was Grillstone. We took it over about 9 months ago. We're currently in our uh invite only friends and family period of opening. We opened to the public officially on June 24th of this month. We're very excited to uh to welcome a new concept to the town of

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Oldbridge. Um so go ahead. >> Oh, so so as you're listening to a testimony from from Eddie this evening, it's somebody who has a great deal of experience in the restaurant area and even in operating in in Old Bridge. I just think that's important for the board to know. Um so you could just in a sort of a nutshell, uh tell us what

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we're doing here to the front of the building. >> So as you can see, we have a uh rendering that Mr. Duran, our architect, uh provided for everyone to see. Um, where the sign is located right now on this rendering is currently where the patio currently exists. We essentially

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want to enclose the patio and build an outdoor rooftop on the second floor, uh, which, uh, Peter has mentioned will be a seasonal use. So, we're essentially just covering the existing patio and putting an additional story above it. Um, the size is going to remain relatively

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similar to what it already is. Uh, the changes aren't going to be too drastic. It should be, you know, if all goes well, we expect to be open on it before the this time next year. [snorts] >> Now, the this you mentioned the sign and one of the questions came up and we'll have Bill uh speak to it, but there is

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an existing sign out there for Elizabeth's that you received approval for, got a permit, and installed. >> Yes. Uh proper permits were placed through the building department. Um the sign was installed 4 months ago roughly. Uh the sign was installed, building department came out, did the inspections

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they had to on it, approved, signed off on everything. So that sign is going to be the same exact sign that we use in the future. We're just going to be taking it down and then putting it right back up into the new location. >> So there won't be multiple uh facade signs. I just wanted to make that clear. That was one of the comments in the

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report. Eddie, let's clean up our seating. So I'm just going to talk about future tents. Should the board grant the application, these are the number of seats we're going to have in total uh for the facility. And I know we have a little bit of a cheat sheet here, but I know you're pretty good and you're pretty well prepared. If you could just

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explain to the board what the number of seats will be after we get all done. >> Yes. So, after everything is completed, counting the seconds story seasonal only patio, uh we'll have approximately 250 seats. Uh 50 of those seats will be located upstairs and will only be used

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for seasonal use. Uh throughout the calculations that we had for uh this meeting, uh 83 parking spaces were required for that. We only have 15 bar seats, so we're only needed 7 and a half more rounded up to eight. So that's 91 total parking spaces. We have 94 total.

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So, uh, that should suffice the board. So, that's the the we just wanted to clear that up. I I I spoke with Danny about it. Um, just make sure that we have on the record that's the the type of seating that we have and the number of seats uh number of parking stalls we need relative to your ordinance. We have

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Justin Taylor here who'll confirm that from an engineer's perspective. Um, I don't have any other questions for Mr. Sunday. He's available for the board if you should have any questions. I don't really see any public here. That's all of us. Um, but he's available.

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>> Eric, just the the parking. So, it's not you have 94 currently in that lot. >> Yes, sir. >> Just on the rendering itself. So, there's a drive aisle that's going in front. Is that going to be an addition made or >> That drive aisle already exists. >> Okay.

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So parking currently goes along the right hand side which you can see in the picture. Uh all the way behind the building there are multiple lanes and actually goes that drive aisle actually exists in three different spots where you see it right now directly behind the building and then an additional one all the way towards the back of the lot

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>> and Ron will show you a top down. Okay. >> And this is uh the smallest restaurant that we currently own and operate with the largest parking lot that we also have. So, I just wanted to note that. >> Did you count your staff in the parking lot? >> I'm sorry. Did you count your count your

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staff in the parking spots? >> The the your your township calculation accounts for that in the So, it's it's it's one parking spot per three seats, which includes the the staff. That's how the the calculation works. >> Okay. I just want to know if you needed more spots for like the staff or

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something. >> No, that's how it's built into your calculation. >> Okay, that's fine. Any other questions? Okay. Um, the up upstairs is seasonal only.

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>> Yes, sir. >> Okay. And how many seats do you say that? How old? >> 50. >> 50. Okay. >> So, without the 50 upstairs, it's the 200 that will maintain and operate throughout the full year and then just those 50 that'll be seasonal.

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>> Okay. Thank you. Uh, we'll open up to the public and close it very quickly because there's no public. >> Thank you very much, Addie. If I could get Ron to come on up here and share with you the top down site plan so we can get a look at the dimensions. You can go back and have a seat.

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>> Mr. Chair, while he's um coming up, can we uh just for the record make note that um Mr. Lenning has joined us uh as member of the board as well as our planner Vina Swant has joined us. Vina, yeah, let me um swear you in while we're waiting. Um, do you swear or affirm the testimony you're going to give this

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evening is the truth, the whole truth, and nothing but the truth. Thank you. >> I'm going to be the white. All right. >> Yeah. >> So, let's uh take take you through the swearing and >> Yes. >> Uh, please. >> Do you swear or affirm the testimony you're going to give this evening is the

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truth, the whole truth, and nothing but the truth? >> Yes, I do. >> Could you please state and spell your name for the record? >> Ronald J. Saddowski. S A D O WS KI. >> Thank you. >> Ron, if you could share with the board your credentials as a professional engineer and confirm that they are still

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in place. >> Um, I have been licensed as a New Jersey uh professional engineer since 1994, 32 years, and my standing is current. >> You're accepted. >> Thank you.

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>> Need to talk about this. Just bear with me one second, Mr. Chair, while I get this stuff here. I'm used to your electronic technology here. >> If you need that, >> so let me sit down. So, I'm in front of a microphone. >> Okay.

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>> Got you running all over. No, no, you're fine. >> Okay. All right. >> Ron, I put up your your site plan which was submitted to the board. So, uh I don't think we need to mark it. if you could just take the board through. >> I'm sorry. >> No, I was just going to say I was going to agree if it's a what was already submitted to the board. No exhibit

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marking is needed. >> So, if you ignore my chicken scratch, those are my notes. Um, if you could just uh I know identify the location of the board, the zone that we're in, the existing conditions, and what we're proposing. >> Yeah, the uh the existing property is in the community commercial zone. It's an

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existing one-story restaurant with a bar. is surrounded by the R9 residential zone, the AF apartment zone, and um that's really it. Um we have some residential properties to the northwest

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of the site. Immediately to the west, we have a car wash and a Kentucky Fried Chicken. Uh to the north and to the east of the property is heavily wooded currently. And then to the south across uh Route 516, we have apartments to the

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southeast and a strip mall to the southwest. Uh what we are proposing well currently we have 94 parking spaces on a paved parking lot. We have circulation through the through the property. There's a one way in front of the

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building uh that uh there's one way in, one way out that leads to a uh a parking area in the rear of the of the property. The site currently has landscaping along the perimeter and throughout the interior

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um islands of the parking lot. And also uh there's site lighting uh that polemounted lighting that currently exists for all of the uh vehicle parking. [snorts] What we're proposing is in the front where there's a current

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patio, a pave pa patio, we're proposing to make some improvements to that one-way drive aisle to widen it a little bit. Uh also, uh uh we're adding um concrete curbing along the front of the

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new addition, which is an enclosed uh part of the restaurant with a second floor uh seasonal room. We're adding some wall-mounted lights uh along the front of the building to illuminate the uh front of of the building and that

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drive aisle. Uh but we are not proposing any changes to the parking lot, no changes to the parking lot lighting, no no changes to the landscaping, and the there's no increase in impervious coverage on the property. So there's no

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change in runoff uh to adjacent properties. >> Um the wall mounted lighting that you uh stated will comply with the township's requirements for uh glow and and and a lighting plan. Yeah, the township has their standards for illumination and we

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will uh we'll meet those standards. >> All right. You testified that you're not making any modifications to the parking lot, which is accurate and I understand that, but there was a not a note in the report that we probably should have two more ADA parking spaces out there and we need to freshen some of the according to the report, we need to freshen some of

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the uh the um signage and and striping associated with the parking lot. We have no issue with that. >> That's correct. So, we can provide those two extra 88 parking spots. That's correct. We'll meet all of the comments in the review letters. >> And then you got to my next question. There was some technical comments and you have no issue with any of those.

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>> None at all. >> Really very simple from an engineering perspective. I think the the biggest note is we're not changing the impervious coverage so we don't have to look at storm water. Um we have a couple of deficiencies um that I just need to get on the record. They're they're

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identified in your professionals report, Mr. Chair, dated June 8th. Allison will obviously provide testimony, but if you could just take us through, if you have the list, just take us through the existing nonconformities and um obviously the parking one, we're going to take that out and that's our new one.

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>> Yeah, that there's three existing nonconformities. One, the lot area where 3 acres is required. We have 1.928 acres and that's not changing. So, that's going to be a continuation. Likewise, the lot width 200 ft is

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required. We have 160.16 that will remain the uh minimum landscape area ratio 04 is required. We have.32 80% of what's necessary. We're not uh

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going to be decreasing that. It will remain 32. The one variant new variance that the uh project will create is the front yard setback. uh 75 ft is required. We'll uh need a variance for

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the enclosure of that uh front patio room uh which is now going to be 49.0 ft. >> Thank you, Mr. Chair. I have no further questions for Ron. He's available to the board [clears throat] for any questions they may have. >> Okay. Um Vina,

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>> so Ron, can you just reiterate on uh the parking variance because I didn't hear that. I missed that. So 94 spaces are existing. Um I know there was communication with the staff that the patio space will be limited. So what

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would be the new proposed parking requirement? >> I can speak to that, Vina, cuz it's on the record already. So I feel comfortable. Um Eddie, who's a representative of the applicant, testified before you showed up that we'll have 250 table seats and

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we will have 15 bar seats um for a total of 91 parking spaces that are required and we have 94. >> So you don't need the variance report. >> That's great. So the only variance that is required is the frontier. >> Yes. >> Okay. Okay. And then I believe uh can we

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just look at our memo so that I make sure everything [clears throat] was addressed. general comments. Um, I think Eddie testified to most of this under general comments and uh,

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out of curiosity, when the construction is happening, what happens to the restaurant? The restaurant will be still open, >> I would think. So, that right? >> Yes. >> Yeah. Well, and then Bill can speak to that so we can get that on the record from a professional, but the answer is yes. >> Okay.

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>> Um, traffic comments, I think Ron said that you will work with us on the signage, the striping, uh, the stop sign, stop or >> we'll make all the signage current with the current standards.

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>> Perfect. Um, so you'll submit uh compliance plans and work with ERRI and myself to get over any of the pending comments, right? That is correct. Yeah. >> Perfect. I don't have any further questions. >> Okay. Thank you, Eric. >> Anybody to my left?

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>> Okay. >> Thank you. >> Thank you. Step down. [snorts] Going to invite Bill Doran to come up, please. >> Peter, I have one question for you. There's a trailer on um the lot right now. Will that stay remain? >> It's it's planned to stay. It's storage

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for for the restaurant. Tanny, >> I think that the trailer that's on the site plan was from when Grillstone was there. >> Okay. Do they need anything or that should be a part of the site plan?

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>> It doesn't need any variances. >> No, I know that. But uh in terms of uh the use itself, it's like an outdoor storage unit >> accessory building. Yeah. It even if it came in through a zoning permit, we would do it in house. I don't think the board should grant any. I don't think the board

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>> No, it's not a variance, but I think you should allow it through a zoning permit so that we are covered. >> Okay, fine. We'll make sure that they fill out whatever paperwork they need for that. >> Yeah, >> that's fair. >> Okay. >> Thank you, Ron. >> Bill, you know the routine. Let's get

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you sworn and get your credentials on the record. >> Do you swear or affirm the testimony you're going to give this this evening is the truth, the whole truth, and nothing but the truth? >> Yes, sir. Please uh state your name and spell it for the record. >> William Doran. D O R A N. I am a

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registered architect here in New Jersey since 1987. Uh my license is current. I've testified in front of this board and many other boards throughout the state. >> You're accepted. >> Thank you. >> Thank you. I don't have a lot of

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questions for you, Bill. I just want you to share with the board what you've created here. So, uh, as previously testified, um, we are going to enclose the, uh, existing patio that's in front of the building

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right now. Uh, it'll have a glass storefront, similar to the, uh, existing uh, front elevation of the building. We're also going to put a flat roof over that which will act as a second floor uh

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exterior seating area with a roof over that. [snorts] Uh we're going to build a stair internal stair to get from the first floor to the second floor. The second floor is small enough where where it will not require ADA uh compliance.

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So we don't need an elevator in the building. the the first floor does require ADA uh compliance and the existing building does comply. So, this addition will comply as well. >> And if we can just identify and mark that as an exhibit because I don't believe that was submitted as part of

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the packet. >> Yeah, we're starting we're starting with A1. >> A1. >> Today is June 11th >> with a date. Yes, please. So, you indicated that the 88 compliance, which was in the report, is not an issue uh for the second floor.

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And can you just I I'm sorry if you said this. Can you just confirm from Eddie's testimony that the existing sign is a sign that'll be relocated and there'll only be one facade sign? >> That's correct. the uh the well, we try to get as close as possible, but the existing sign says

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Elizabeth's uh pretty much right where it does, but back further on the existing front facade. We're going to take that down and reinstall it on the front once the uh addition is completed. >> And you kind of gave me a little bit of a high sign back there that you can

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confirm that during construction, we'll keep our business going. So, we're going to try and maintain uh the business being open. Most of the work's going to get done well, all of the work is going to get done during the the day. The restaurant's not open for lunch. So, there won't be too much overlap, but

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we'll work uh well, listen, we're we want to protect the health, safety, and welfare of the of the public as well as anybody working there. So, we'll work with your building department to make sure that uh all safety guidelines are in place. >> I have no further questions for Bill.

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He's uh again available to the board for any questions you may have. >> You know, >> do you do you know what is the approximately uh start date for construction? >> Tomorrow. [laughter] >> I must say it's the building is very

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tastefully done. It looks very very nice. >> He testified earlier um that they would hope to be done um with the construction. Did you say the end of >> this time next year? >> This time next year. This time next year. >> Okay. It's it's it it looks really good. >> Thank you. >> Welcome.

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>> I would say uh to answer your question, uh as quickly as possible. >> So, uh we've got to get through this uh um resolution, building uh well, we have to do construction drawings, building permits. >> Should the board uh act favorably, I

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would suggest that you submit uh the plans ASAP for compliance review. Um, I wouldn't even say hold up for the resolution to be in place so that we can speed up the process. >> Thank you. Did [clears throat] Matt tell

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you to say that? >> I'm not his favorite. Let me say that. >> Thank you, Vina. >> I'm kidding. >> Okay. Any any other questions on my left? >> Sorry.

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>> Okay. Thank you. >> Thank you. >> Step down. Justin, [snorts] if you could join us. >> Do you swear or affirm the testimony you're going to give this evening is the truth, the whole truth, and nothing but the truth? >> I do. >> Can you please state and spell your name for the record?

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>> Justin Taylor, uh, T A Y L O R. Uh, by way of background, I'm a professional at the dynamic traffic. I'm a licensed engineer in the state of New Jersey, as well as a certified professional traffic operations engineer, and I've testified at this board in the semi-reent past. You're accepted. Thank you, Mr. Chair.

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>> Thanks. So, Justin, if you could, combining the traffic comments that were in the report and your preparation, if you could just share the with the board your study and your analysis. >> Sure. What we wanted to look at was what type of traffic is this going to increase over what's out there today.

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Um, so from a traffic generation standpoint, we don't typically include outdoor patio space. It just doesn't get built into the model that we use from it. So to kind of belt and suspenders this, even though we know that there is seasonal seating in this outdoor area, we included all of the additional square

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footage that's associated with both floors of the proposed uh expansion. We use the IT numbers to generate the difference between what's out there today, what will be there, a little over 2,000 square feet if you use both floors. When we look at the data, what

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it says is it should generate anywhere between 10 and 25 more trips than what the existing restaurant does. So that falls well below the threshold of both the county and the NJ DOT of what's significant. Um there was a comment in

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the board's professional review letter. We used a land use code uh that's more akin to say your Fridays, your Applebees. We call it a high turnover sitdown restaurant because that actually generates more at a higher rate per square foot than the quality restaurant

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that Elizabeth's really kind of is. And that's more because not that I want them to do poorly, but we get it questioned a lot of time of what happens in 10 years if this goes away and it goes to a different type of restaurant. So we wanted to give you the the worst case scenario from a trip generation perspective. I think the differential is

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going to be even a little bit lower than that and knowing the type of quality of restaurant that we're uh proposing here. >> And to that end about what might happen in the future, there was a question of why did you study the AM peak hours if they're not doing breakfast? And I if you could just share that answer. >> That's pretty much the same answer. What

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we did is we looked at the IT numbers for both breakfast and and uh evening uh and Saturday during the middle of the day that we see peaks just in case, right? We wanted to show the that comparison, but as you heard, we're not doing breakfast. It's not even lunch here. It's much more of a dinner and a Saturday type of thing.

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>> And you've had the opportunity to hear Mr. Sunday's testimony and in all of our preparation meetings and you're comfortable with his testimony and and Ron's testimony regarding the the parking. >> Absolutely. I concur that the 250 seats and 15 bar seats translates into a parking requirement from the ordinance

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of 91 spaces, 90.8 to be exact, and we have 94. So, I think we're more than sufficiently parked to accommodate the demand. >> Thank you, Justin. I have no further questions for Mr. Taylor. >> Okay. >> I don't have any questions for Justin. >> Yeah.

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>> And just the the the chip generation for the original restaurant before this would be. Did you was it included the patio already cuz there's an existing patio and Grillstone used it as a as a patio that folks sat outside for. So is

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the number really that 25 or is it act it would it be less because it's really just the >> so practically it would be less from an IT model you don't include the outdoor seating as part of the numbers that we calculate. So it didn't it isn't there

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in the in the number that we have as a baseline. So the the number is actually probably lower than what we project >> except I just remember one grillstone that that wood when they [clears throat] first opened that outside was very crowded. Maybe not a night like tonight. It's a little warm out there, but [laughter] um typically it [clears throat] would

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be. Okay. Thank you. >> Okay. To my left. Any questions? >> Okay. >> Thank you very much. [clears throat] >> And we'll bring up our favorite witness, Alison. >> Okay. >> Hello. >> Hello. As you raise hand, do you swear

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or affirm the testimony you're going to give this evening is the truth, the whole truth, and nothing but the truth? >> Yes, I do. And can you please state and spell your name for the record? >> Allison Coffin, CO FF I N. I'm a licensed professional planner in the state of New Jersey and certified by the American. >> Yes. You've been before the board many times. You're accepted. >> Thank you,

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>> Allison. Thank you. Um, if you could just take the board through the prep you did and your analysis of of the variance relief. >> Uh, to prepare for tonight, I looked at the plans. I visited the site. I read the professional review letters. Talked to the applicant. Uh my job tonight is to deal with one variance and that is

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that front yard setback variance. Uh 75 ft is required. The new building will be at 49 ft. It's the addition proposed. It's over an existing patio area. It's the most logical location on this developed undersized lot for this addition. Uh all of the other bulk

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standards in the zone are either met or are continued existing non-conforming conditions that are not changing. So the variance that the applicant's asking for this front yard setback is a bulker C variance. There are two tests in the municipal land use law for this type of variance. The first is the C1 standard.

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That's a a hardship variance. And it's appropriate when a lot's unique shape, topographic conditions, or in this case the results of pre-existing structures and features on the site create a situation where the strict application of the ordinance would result in undue hardship. The second standard, the C2,

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sometimes called a flexible C variance, is justified when the variance advances the purposes of the mun municipal land use law and the benefits substantially outweigh the detriments. I think this is a variant situation where the board could grant it under either of these two standards. So, looking first at the C1

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hardship standard, uh in this instance, the best location for the addition is dictated by the existing features on the site, including the building location. We have an undersized uh lot and we have existing parking facilities and an existing non-conforming landscape area

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ratio. By proposing this addition at the front of the house over the house of the restaurant at at a over an existing patio, we're not increasing the lands or decreasing the landscape area ratio. We're not impacting the parking structure on the site. So the existing

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site features do dictate where the most logical location for the addition is. uh looking at it through the C2 lens, the development of this lot uh advances the purposes of the municipal land use law with the addition as it's proposed. Uh it advances purpose A by encouraging the

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appropriate use or development of the land u in a manner that promotes a public health, safety and general welfare. Uh the application here expands a permitted use in a commercial zone which is designed exactly for this use and it encourages a more efficient use of land by advancing building vertically

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over an existing atgrade patio making productive use of the site footprint that is already disturbed and in use. It's my opinion that there's no significant detriment that results from this variance. The proposed front yard setback maintains a meaningful separation from Route 516 right ofway.

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The building doesn't crowd the streetscape. In fact, it actually moves the activity a little bit further back from the street because the patio currently extends closer to the street than the proposed addition. Also encloses that activity on the ground floor. Uh there's no significant impact to light air and open space for the

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adjacent properties. The rear and sideyards are unaffected. The parking lot and circulation pattern are mostly unchanged and the amount of impervious coverage is not increased. Um the last test for a variance is whether or not it is consistent with the intended purpose of your master plan and development

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ordinance. Here we have a use that's permitted and appropriate. The F even with the addition is well below the maximum indicating that the intensity of the use is consistent with what the ordinance anticipates and the approval would not uh substantially impair the

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intent and purpose of the master plan and zoning ordinance. Uh because here we have a setback. A 75 ft front yard setback is calibrated to a 3acre lot with an undersized lot. U the relief makes sense. So again, the subject site is an appropriate location for the

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proposed expansion. It's an established commercial property in the CC zone on a major commercial corridor. It has access, parking, and infrastructure already in place. The addition is compact. It's architecturally integrated with the existing building and physically sensible. the location over

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the existing patio is the right planning answer for this site. >> Thank you very much, Allison. Uh Mr. Chair, I have no further questions for Allison. This is a bulk variance for a front yard setback uh where we're not increasing any of the impervious coverage on a lot in a commercial zone.

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Uh these are dream applications for me. I'm watching someone invest in bridge uh and and improving uh the area. So I I would if the board has any questions for uh Allison uh >> um I actually don't have any questions

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and um Allison is accurate on um the statement that this lot area itself is it's an undersized lot. So the 75 ft setback makes sense when it's a larger lot. In the past, we have been looking

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at areas like we have tried to extinguish the CN zone and convert it to EDO1 zone. CC zone is also one of the zones that is on my radar because I don't believe there are um I there

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aren't too many lots that are 3 acres within the CC zone. So CC zone really needs to be re-evaluated and see if we can convert them into uh one of the EDO zones because uh the 3 acre EDIO zone is

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only along route 9 and uh 18 because they're larger lots but on 516 we don't have uh those many larger lots and if you notice the buildings to the west side of the restaurant I don't believe

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they comply with the 75 ft setback either. So, uh, the proposed setback is consistent, I would say, and I would support the variance. >> Okay. So, I was just going to say the same thing when you bring it up. You're

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pretty much going to be in line with KFC and um where like Kosa Cafe is, right? So, it's going to be consistently like a line almost. >> I I'm not >> close enough. Yeah. But like just conforming >> looking at an aerial. It looks like

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>> by pulling that by pulling that building up, it's actually coming up in line with the rest of the buildings on that on that stretch. >> Okay. >> Thank you. >> Okay. Any questions from [snorts] my left? Okay. >> Thank you. >> Thank you. >> If we could um I think we have to do a

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token open it up to the public and close it for the record. Uh >> we'll open up to the public and close it. >> Thank you, Mr. Chair. Thank First of all, on behalf of the applicant and all the applicants professionals, much appreciated to have a special meeting. Um, I know that you're volunteers and you're here on a night that you normally

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wouldn't be. So, it's greatly appreciated and I would ask that you act favorably on an on the application. >> Okay, Mr. Sidel. >> Uh, thank you, Mr. Chairman. Uh, a vote in favor uh of this application upon a motion to approve would be granting the requested preliminary and final site

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plan uh application with the one requested C variance. Uh there were no specific conditions discussed during the public hearing aside from the st the the board's standard conditions including compliance with the board's professional reports. >> Okay. Thank you. Uh I have to agree with

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Vina. It's a very handsome building. Very very attractive. So uh do we have a motion? >> I got a motion. >> I'll second. [clears throat] >> Mr. Mr. Palmer.

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>> Yes. >> Mr. Lenning. >> Yes. >> Mr. Tammo. >> Yes. >> Where are we? Mr. McKisac. >> Yes. >> Mr. Brennan. >> Yes. >> Chairman Lauer. >> Yes. >> Thank you much. Thank you very much everyone. Have a good evening. >> Thank you. >> Thank you. Good evening.

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>> Good luck. Many positive uh thoughts tonight. [laughter] >> [snorts] >> Yes. I always get nervous. >> Thank you all very much. Hope you have a wonderful rest of your night. >> Good night. Good night, gentlemen. Thank you. >> [laughter]

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[snorts] >> Okay. The next uh item um now in line is a consistency review TCON square redevelopment plan. Vina, >> good evening board members. Um actually

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you've heard already about this plan when I presented the uh housing plan. This um redevelopment plan is one of our inclusionary sites for the housing plan.

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It's the old um Oldbridge landfill site. Um and um we had an area investigation study done uh I think two years ago. Um and um I think the timing was perfect

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that uh this site came about because um the plan allows for creation of 450 dwelling units. Uh half of them will be for sale and half of them will be rentals and um the site will help us

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address uh 90 credits. Um so 90 affordable units is what we get from uh this site. Uh we'll also get some rental bonus credits on the site but um the plan is consistent with the um uh

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housing element and fair share plan of the master plan which is an element of the master plan and we recently adopted it in March. You will see it'll come back in front of you for an amendment uh probably next month as we finalize it uh

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with the codes. But this site definitely is the one of the inclusionary sites. We want to have all the ordinances in place before uh we adopt the housing plan. So that's that's in front of you. It's only here for master plan consistency. And it

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is my opinion that uh based on the recently adopted housing element and fair share plan, this plan is consistent. >> Okay. Thank you. Um we have any questions? Okay. Where

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>> Mr. Chairman, we I prepared a resolution as we normally do with these consistencies review. So, if the board's in favor of finding that it is consistent with the master plan, I would just need a motion second in the roll call vote on the resolution. >> Okay. Thank you. Um, can we get a

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motion? >> I'll make a motion. >> Okay, Mr. >> Mr. Lenning. [snorts] >> Mr. Dalama? >> Yes. >> Mr. Lenning? >> Yes. >> Mr. Tama? >> Yes. >> Mr. McGisac? >> Yes. >> Mr. Brennan? >> Yes.

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>> And Chairman Lauer? >> Yes. Okay. I need a motion for adjournment. >> General >> No, we we're not. >> I'll make that motion. >> Second. [clears throat] >> All in favor? I

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>> I and journal.