Claudia, you ready to start it? >> Yep. >> Is the recording on? >> Yes. >> Good evening. And this is a regular meeting of the Princeton Zoning Board of Adjustment being held electronically via
Zoom on September 24th, 2025 at 7:30 p.m. Pursuant to section 13 of the Open Public Meetings Act, adequate notice of the time and place of this meeting has been given by prominently posting the sunshine notice of the Princeton zoning
board of adjustment. Such notice has been placed on official bulletin board at the Princeton Municipal Complex and by transmitting a copy of the notice to the Princeton packet town topics, the Times Tranonian Trantonian and by filing
a copy with the clerk of Princeton on September 19th, 2025 and has been posted to the municipal website www.princetonj.gov/meings gov/meings pursuant to or order executive order 107
due to the state of emergency in New Jersey regarding COVID 19 corona virus. Notice that during the declared state of emergency, all regular and special meetings of the Princeton zoning board of adjustment will be held
electronically via Zoom was transmitted to the TR Princeton packet town topics and the times and was filed with the clerk of the PR of Princeton on the 24th day of April 2020. Such notices have been placed on the official bulletin
board of the Princeton Municipal Complex and on the Princeton website and are to be maintained throughout the year and by transmitting a copy of saying to the Princeton packet, Town topics, the Times, Trantonian, Comcast Media, and by
filing a copy thereof with the clerk of the Princeton of Princeton. Notices have been placed on all windows doors of the municipal complex. Claudia, would you like to call the role, please? >> Miss Chen,
>> here. >> Miss Bolson >> here. >> Mr. Floyd >> here. >> Mr. Triver >> here. >> Mr. Tenebomb >> here. >> Mr. Stein >> here. >> Miss Donna. Mr. Doppkin. Chairman Cohen.
Thank you. Thank you, Claudia. Um, we have three applications for tonight. The first one is 728 Bun Drive, block 2801, lots 11, office research district 01 zone.
Um, is Michael, are you representing this? >> Good evening, members of the board. Michael Lario on behalf of the applicant True Princeton LLC. >> Mr. Lario, I'll I'll note for the record
that the noticing is in order and the board has jurisdiction to hear the application this evening. >> I have that written down. I forgot to ask you, Karen. Apologize. >> No problem. Uh, Michael, you're aware that there are only >> six
>> six members of the board tonight and you need five affirmative votes. Do you want to postpone? >> Yeah. So, I received a call from Mr. Bridger this afternoon indicating that there are only going to be six voting members. Um, I I spoke with the client
and um, if the board is agreeable to it, we would ask that this matter be carried to next month's meeting just to allow for a full complement of board members to be present and to vote on this application. >> Derek, do you have a date for that meeting? >> October 22nd.
>> And do we have to do any renoticing or anything like that? No, the we since we taking jurisdiction tonight, the applicant does not have to be notice. >> We would ask that an announcement just be made for any member of the public who's in attendance with the new meeting date and time.
>> Absolutely. So, if we have anyone who is listening tonight, uh the application for 728 bundra will be carried to the board's October 22nd, 2025 meeting, which will be conducted at 7:30 p.m. via
Zoom. Uh the sign information will be available on the uh town website and the uh zoning board's website. and uh no additional renoticing will um need to be
done by the applicant. >> Perfect. >> Thank you. I should note for the public that the that this application requires five positive votes. We normally have a board of seven people. Uh tonight, two
of our members are not here because of I guess we can say injury but illness. And so there are only six of us and so it makes the the issues slightly more problematic. So I appreciate Michael you being willing to uh delay this a month
and we'll see you in October. >> Sounds good. I'll see everyone next month. Thank you. >> Thank you. Uh the next case, next application is 164 Prospect Avenue,
Princeton, block 55.01, 01 lot 16R-2B zone. Is there a representative of that? >> Before we go to the representative, I'll just again note that the noticing is in
order and the board has jurisdiction to hear the application this evening. And I'm going to swear in Mr. Bridger. Um Derek, do you swear affirm your testimony this evening will be truthful? >> Yes, ma'am. I did. >> Thank you.
>> Like the other one, Karen, I have that written down and I skip it. >> No problem. >> Stephen, do you do you want Derek to begin first with his memo? >> I don't see if we have a representative. Rich, are you representing us?
You're muted. >> No, I'm joining as a panelist. Tom Beao should be here. In fact, I talked to him moments ago and he should be trying to get in. >> He just told me he's on. Hi, it's Jen Peepsack. So, Tom Tom is our architect.
He said he's on. >> We have a >> two people in the attendees. One is the Conings at Princeton. The other is iPhone 2. >> Maybe it's iPhone 2. >> Yeah. Um, Claudia can bring iPhone.
>> Oh, I Yeah, iPhone 2 is raising their hand. >> Hi, this is uh Frank and Baronics. >> Okay. Can you hear me? I'm the architect. >> We can't see you, sir. We can't. There you are. Is that you, Mr. Beao? >> Yes. Hello.
>> All righty. And Mr. Bio, since I understand you will be uh presenting the application for your clients, we'll swear you in two. Do you swear or affirm your testimony this evening will be truthful? >> I do. >> Okay. >> Do you want to proceed with this even
though we have six votes and you'll need five? >> I think so because I've done many residential applications. I'm hoping that if it if it doesn't look like it's going positive, I would just like the right to adjurnn had if we need to. But I would like to proceed. Yes.
>> Okay. Fine. Derek, do you want to u present this case? >> I'll give a brief overview of my memo. Thank you, sir. I'd love to. Um, the applicants, Jennifer and Richard Peepsack, are the owners of 164 Prospect Avenue. They're seeking a floor area
ratio variance pursuant to NJS405D-70D4 to permit the construction of an enclosed porch, a sauna, and a fire and a sauna and a fireplace on the floor above. Um, subject property is located in the R2B zone and subject to the use and bulk regulations in
accordance with section B17A, 239, 240, and 403 of the former Princeton Burough land use code. Subject lot is complying regarding the applicable bulk requirements. Um, the maximum F is 30%, the existing F is 29.86.
With the addition, it's approximately an increase of 487 square feet. uh results in a proposed F of 33.04%. Um this is a Dvariance. Um the applicant should address how the site can handle
the additional F. Um and as I noted before, it does require five affirmative votes. Um if you have any questions, I'd be glad to address them. >> Any questions, Michael? Um, Derek,
porch versus roof. Uh, porch versus room, excuse me. Is there any clear differentiation in the code? >> I mean, a porch if it's open to not a screen porch, you can put your if
it's a completely open porch with one side open, it's it's it's exempt from F up to 200 square feet. So, >> yeah, >> this is a this is more of like a an addition. Um, but it's off of their patio area. You'll see more when they
present their application. >> Yeah, I understand it. I just didn't know if if it really has become a room, not a porch. >> Yeah, I'd considered a a room. >> Thank you. >> Yes, sir.
>> Any other questions? Um, Mr. iPhone 2, I didn't get your name. >> Okay. Um, my name is Thomas Beo. I'm a licensed architect in the state of New Jersey. I have been licensed um to
practice architecture for 34 years. Um, and I remain in good standing with the state board of architects. I have presented before many zoning boards of adjustment throughout the state, h probably in the hundreds. uh and I'm familiar with the general um
requirements of the zoning board and our testimony for floor area and some positive and negative criteria although I am not a planner. >> Okay, we will accept your expert opinion. So, who's going to present them for you? >> Why don't I let Mr. and Mrs. Peepsack
introduce themselves? They are um on the call and then I'll take over the application. >> Mr. Peepsack. >> Yes, Mr. and Mrs. Peepsack. Um, do you swear affirm any testimony you give this evening will be truthful? >> Yes. >> Thank you.
>> Yes. >> Okay. Welcome. >> Welcome. And thank you for hearing your application. >> Our application. >> We can hear you, Rich. >> Okay. So, my wife and I have moved to
town, and we've long dreamed of having an outdoor porch. So, if it's a room or a porch, that's for you to decide. But, it will have screen and there will be a fireplace in it. That was the reason uh we were
considering it an outdoor room because it would have a gas fireplace, not a wood burning fireplace. And on the roof above it would be a sauna um
a hot air sauna uh with screening and um and decking to to hold and support the sauna >> and the um and and hi I'm I'm Jen Rich's wife and uh we we've both grown up in
the area. I grew up in East Windsor. Rich grew up in Euing. And so we've spent our lives visiting Princeton and uh we are now empty nesters as of last week. And so uh we are really excited uh to move into the burrow and be closer to
lots of um things and a really wonderful quality of life because there's so much to do in Princeton. Um I I would just add that um to right now we have a patio which has uh pavers and we're just we're just using the space that is the the
patio already um in terms of uh in terms of the this the square footage and as Rich noted it's uh it is screened in. It's not there are not it's not glass so it's not uh you know unless uh the heaters are working really well in the
dead of winter we probably won't spend a lot of time but but they may so >> thank you both um I can now take over and kind of explain a little bit about the structure um I was retained to design an outdoor use for their patio
the patio was provided by the builder and when the builder um built the home they maximized the floor area ratio to build the biggest home that they could. Um, and obviously this home sold for quite a bit of money, so the builder did the right thing. I would have probably encouraged them to do the same thing.
Don't leave any F. What was striking was how this was interpreted. We prepared the plans and the plans in fact went into the uh Derek's review who then notified me that do you realize that this is a room and we we look at this as a floor area ratio requirement. um I was
not aware of that and so um it aside from all the egg on my face from not properly reading the ordinance and understanding the nuances I have volunteered to handle the application to see it through so that they can get a better use for their outdoor patio. The patio as you could see some from the
submitted photographs is a is a nice patio. It's out there. Uh a shaded patio would be a very important u betterment for them to use their outdoor patio. Um, the shading of it promotes an opportunity where Rich said, "Hey, can I
walk out of my second floor and actually have a second floor terrace? I want to add a sauna." And I said, "Yeah, I can design it." So, it's it has a sauna out there. So, we basically have this two-story backyard amenity. Um, in the context of of society and life, um, we
we we think outdoor living is a positive element. Um, it's a growing trend in America. It's a healthy trend and what we'd like to do is have a some structure that they would enjoy using a little bit more often. Um there's a degree of shielding that goes on when you put an
outdoor structure and that if anything does provide a betterment to the surrounding neighbors for both ambient sounds and for usage. Um the patio is going to be to the left of this um you know covered porch and the covered porch is extending to really the end of the
patio uh as far away from the house as it is about 21 ft um which is denoted on my architectural plans sheet A1. Um the outdoor area will have a fireplace so they can um enjoy the beauty of being both outdoors and having some heat. And
um the um it it would really promote a better use of their patio. If if it was you or I who have a big outdoor patio like that, the covered porch is really a a better way to use that patio. But it does rise to an F variance and that's
what this board and and your charge is to look at it. Um I I don't see too many things on the negative. I think that from a positive standpoint, it allows them a first and foremost to have a better usage for their patio. They would really like to have it covered. Um,
people use umbrellas. This is a a certainly a more expensive structure and and and they certainly could afford to do it and we would really like you to consider this is a very strong desire for them as part of their lifestyle. Um, from the negative standpoint, aside from
just the the brief construction that goes on, the the noise in the construction of building it is a is a short-term matter. That is a a real and evident um negative criteria. Uh, but once completed, it would be well shielded. Um, they intend to landscape
around it. And I do think it by not not being so bulky and by being so transparent as you could see in those renderings we produced um I think that this board can approve it. I don't think it really bulkens the the nature of floor area ratios are really to control
the bulk of a structure. Um that's what they've you know in the last 25 years have rolled out in many communities. Um this doesn't bulk it up. It it really gives them a very habitable usage. It's mostly transparent and I would say this
board can look at those positive and negative uh points and and and approve it. And that's um that's really you could read our devarian statement. It's a little redundant. I'm sorry it's so long, but I just hit the the key points of where this can contribute to the
positive lifestyle needs of my clients. And uh other than the short-term construction really doesn't pose any particular negative aspect to the surrounding neighborhood. It's a it's an amenity which is very popular. We see outdoor living uh as a growing trend,
not a declining trend. Um I wish we Princeton would consider it um as not part of the F being that it's an outdoor space, but I certainly understand Derek's interpretation and I uh I commend him for um bringing it to my
attention and um that's why we're here. Um >> thank you board members. Any questions for this application? Yes, Michael. Go ahead. >> Um to to the owners, um just I was curious, are you the first occupant of
this uh house? >> Yes. >> Yes. >> We we didn't build it. We we bought it from a builder, but but yes, we are the first occupant. >> Okay. Um just as a suggestion to the architect,
you you might want to go over your positive criterias one by one. Um I don't I don't know if everybody's read them. Um but that's just suggestion. I I do have
a question just on the first one to start with. You say it will uh significantly reduce ambient noise levels. What do you mean by that?
>> When people are entertaining outdoors, when people are watching a TV as this structure will allow uh above the fireplace. Um by having the structure built as it is with a roof line, we get significant reductions in ambient noise
level because noise travels three-dimensionally including up. And I believe that it would contribute to their outdoor usage being quieter um to the adjoining neighbors. That's what I meant by that. >> Okay. Because I I looked up ambient
noise because I wasn't quite sure what it was. Um so I wanted to make sure I understood what >> Understood, sir. Um ambient noise is just the general sound of outdoors. Um if you go to city streets, you hear cars and wheels and you hear people and and
and that um is shielded um by having a an enclosure like this. It it's improved and that is one of the positive criteria and the very first one. Additionally, I I I speak to light, right? We light outdoor patios. We generally light them from houses downward onto the patio.
This structure will be lighting downward. It it it it produces the same um controlled lighting that you your board or planning boards would ultimately um require for down for down lighting in public areas. Um that's a
that's a a positive criteria just in terms of how you entertain and you have now the lights flashing straight down. Um, I would say that that contributes to the um the backyards of all the neighbors and and it's an improvement. And then of course the the usage itself
um they they get to have an outdoor covered space and this is a positive thing that you want to see people in Princeton for sure um be able to use their backyards and using it. You know, they're an older couple. They're not a young couple. They're not going to have a rock band out here. Um I think you
have to look at that. I know the neighbors could, you know, they could sell the home, but I think there's a degree of of positiveness too in having this contained sort of space. And uh finally, it's not a very big bulk. So, from the spirit of what an F tries to do
in terms of my characterization of it restricting bulk, this is a fairly transparent structure and it's a beautiful structure. It it melds well with this modernistic home that was designed and I I believe that it would contribute uh it's in the backyard. It's not necessarily visible from the general
public. Neighbors could see it, but it's uh it's rather shielded from the street. Um that's a positive criteria. Um sir, I those are the few that I've kind of elaborated on. I don't want to spend a lot of time, you know, inventing things, but those are the real most
important ones. >> Eric, is there any thing that would prevent them from making this into a room at some point in time? I mean, if if once approved, does that make it a room that they could put glass instead of screen? >> Well, we intend to have screens that can
come up and down. It's a very expensive screen. It's a system that allows you to basically have the interior doors closed, have the screens down, and not have bugs and gnats all over your kitchen. Um, is there anything that would keep them from enclosing? Well, by you granting the floor area ratio
variance, it effectively makes it house. Um, so I would say no. Nothing would prevent them from turning it into a house. The the nature of this variance is is just that you're producing an F variance. Um, I think it's a it's a it's
a beautiful structure that they really really would just personally like to have. >> Any other questions? I don't I don't actually see any um issue with what you've presented except
that I would say that if they weren't you talked about the television and the ambient noise and I I would just you know it strikes me that if they weren't building this there wouldn't be a television out there to shield the noise of to begin with. So it's not actually
improving that situ. It's there. But I'm I'm not trying to make a problem. I'm just saying the logic doesn't actually work. >> All right. Let me let me clarify. I don't know if there's even going to be a TV out here. U Rich or or Jen, do we intend to have a television above that fireplace?
>> We we do. So, I mean, I I don't know how often we'll be out there watching the TV, but I imagine there would be nothing stopping us from having a TV on our patio now. So, I think it's a very good point. I would just say that having the roof relative to not having the roof if
we had a TV out there it would be less noise having the assume is the point you're trying to make. That's all. >> Yeah. >> But but yeah, no I mean I certainly wouldn't want to say that that we're not sure if we're going to have I mean our intention is to is to have a TV out
there, but I I uh I have I have I would be surprised if we're out there like at night late at night watching TV. It's you know >> Well, I'm I'm not arguing with that. I was just >> I think it's a very fair point. >> Jen, you you don't intend to ever in your tenure in this home enclose this
room, correct? >> No, we don't. >> Yeah. >> Screens. >> Okay. >> I don't know if it would be helpful to the board. I know you have submitted uh plans. I don't know if you want to share your screen and show either your photos
or plans to the board. Um, I can't share my screen from my iPhone because my computer desk doesn't have a a camera. >> Okay. >> But I did give you a electronic way of uh and I I included it in all the packets. So, everyone in their packet has photographs. They have the rendering
that we produced. They have my plans >> uh and this and the and the one statement. >> Okay. >> Okay. Any other questions >> before we open it up to the public? Tommy, is there anything else you'd like, would you like to give us a
summary or we'll be back to you shortly? >> I don't have any additional summary. Um, I would, you know, just ask the board to strongly consider the the these people, their usage, um, how they've I've described it and see it as a um as a
betterment to the backyard experience and something that we should encourage. That's that's it. >> Okay. Thank you. Uh we we'll open up to the public if you want to hit the raise your hand button. We will take you one
at a time. Claudia, do you see I see at least two hands, three hands, four hands. It's going up. Yeah, there were also apparently some questions in the Q&A and as the our
chair indicated, just click your button that says raise your hand and then you will be able to be brought into the meeting and ask questions. Megan, if you want to turn on your camera, you um you want to give us your name and
your address if you're comfortable doing that? >> Sure. My name is Megan Levenson and I live at 52A Patton. >> Okay. Car. Yeah. Do you swear to approve uh or confirm that any testimony you give this evening will be truthful? >> I do.
>> Thank you. Okay, welcome. >> Thank you. Um, good evening and thank you for the opportunity to speak. Um, uh, this is the first time I've spoken at a meeting of the zoning board, but I'm here to respectfully object to the request for a variance at 164 for an
addition of a covered porch in a second floor sauna. My husband and my son and I live in a twin here on Patton Avenue, and in recent years, we have watched as more homes in our neighborhood are torn down and new, larger homes are built in their place. And in each instance, as is
the case here, the developers use every bit of the allowable square footage. This home was built fairly recently, as you already discussed, um, which I believe means that the design conforms to the zoning and coverage limits that apply today. Granting a variance so soon after construction would in effect
undermine the purpose of these limits, which exist for a reason. I worry that this sets a precedent for other property owners who want to seek similar exceptions. if variances are granted whenever someone simply wants more square footage, the zoning restrictions have lost their meaning. And while it's
not the case for this particular um property, sometimes that home with the new addition is then rendered permanently unaffordable for the future. Um thank you so much for your consideration and for all of the work that you do.
>> Thank you very much. Uh who's next? Arita. Yes. Let me try to turn my camera on. Can you see me? >> Yes. Would you give us your name and your address, please? >> Yes. My name is Arata Palinski.
I live and own 170 Prospect Avenue with my husband Yonar who's also on >> I'm sorry the uh that was garble. Would you give us your address again, please? 170 Prospect Avenue.
>> Great. And ma'am, do you swear or affirm any testimony you give this evening will be truthful? >> I do. >> Thank you. >> So, uh, my husband and I have lived on Prospect Avenue for 10 years. Um, I want
to encourage the board to walk past this street. Um, uh, 164 Prospect is already by far the largest scale house on these
couple of blocks. And to me, it's curious that we are exactly at 4600 squareable amount of area. So I object to the idea of adding more area to it um when that
is not allowed. It is a narrow lot. Um, in terms of what was said about the experience of people around, the experience now walking past that home is routinely having three or four large
cars lining from the sidewalk to the garage and that's what is visible to neighbors. I know this is not something that can be legislated. I do know though that imperous coverage of um soil makes
a difference and uh the the block slopes toward us. We have had rainwater problems um and those are increasing. We do not want to have more storm water
tipping down toward us from yet more ground being covered. I'm an architect. I I do not believe that there is a reason to improve to approve this larger
area on this basis in 4,600 square ft that is already permitted. How can a room not be designated to allow
the use that they are requesting? So I strongly object to this and live two doors down. >> Okay. Thank you very much. >> Uh Victor V. Victor is the uh Mr. Anoske is the
board's uh traffic engineer. So I think he may have been here tonight for the first application which got carried. >> Okay. Uh m Mr. or Miss Halterman. >> Well, Mr. and Mrs. Kernigs, um, are you
going to speak or is your architect going to speak for you or you both want to speak? >> We both want to speak. Yeah. So, >> okay. Well, then let me swear you all in, Mr. Mrs. Koig and Mr. Holtterman, do you swear from any testimony you give this evening will be truthful?
>> We do. >> Yes, I do. >> All right. And and Mr. Mrs. Koig, where do you live? if you feel comfortable giving us your address. >> Yeah, we are. We're the direct neighbors to uh Jen and Rich who we very much welcome in the neighborhood and we live
on 168 Prospect Avenue. >> Thank you. >> I'm sorry I did not understand the first part of what you said. Where do you live in relation to the this directly next door 16 neighbor?
>> Okay. Thank you. Go ahead. >> Yeah. First of all, we would like to apologize for not submitting any written documentation or written comments on the proposal through the proper channels, but we only received the uh notification
letter two days ago at a vacation home in Colorado. So, sorry about that. What we were able to do over the last 48 hours is to touch base with our architect, uh, Mr. Mr. Holterman who is here to actually ask his professional
opinion about the proposal and therefore I'd like Mr. Holterman to give it this opinion right now. >> Dr. Holterman, you're a a licensed architect in the state of New Jersey. Correct. >> I am. Yes.
>> Okay. And I believe you've appeared in front of this board before, I believe, on behalf of applicants. >> Yes, I have. >> Okay. And you're here tonight uh in uh as the
architect for the Kernig's house. Is that correct? >> That is correct. >> Okay. And please um continue >> is um would because the Conings um only received the notice a couple days ago, we were not able to submit exhibits in
advance. I have two things I'd like to share. Is it possible for me to share share my screen? Something on the screen. >> Sure. >> Can everyone see that photograph? >> Yes. Yes. >> So, this is a photograph of uh 164
Prospect Avenue and 168 Prospect Avenue. The um applicant's house is on the left. Coning's house is on the right. Um and uh what I'd like to I'd like to make a few comments uh about the impact of this proposed addition uh particularly on
Koig's property. Um to start my understanding of a devariance is that it sets a higher standard for demonstrating hardship where a change um has to be proved to not only be um not detrimental but uh ideally should even provide some public benefit. Um I I I I I'll have
some comments um that I believe that that standard is is not met. As you can see in this photograph, um the f the the neighborhood F limit of 30% actually seems fairly generous within the context of the other houses in this neighborhood. Most of the other
properties around have lower F in some cases much lower than 30%. When we designed the Conings house at 168, we were very conscious of respecting the appropriate scale and height of the neighboring houses. Even though we were uh designing in a in a modern idiom,
there is some architectural um uh variety within the neighborhood. However, the scale tends to be uh uh uh similar and we work very hard to match that. Uh the >> Mr. Hman, I hate I hate to interrupt you because I think I may not have sworn you
in. So, >> you know what? You're absolutely right. Sure. >> Um, do you swear or affirm that your testimony this evening will be truthful? >> I do. >> And do did you take this photograph or did someone in your >> Oh, yes, I took this photograph. >> All righty. And do you want this marked
as an exhibit? >> This can be exhibit one or whatever whatever number. >> All right. We'll call it objector one. All right. Thank you. Um the F of Coning's house, which you see on the right side here, uh that house built new in 2017 is well under
30%. Uh also, uh Mr. Floyd mentioned a point that that I noticed as well that the proposed covered patio at the first floor appears to be more of a room with a large screen windows and low walls on all sides. Um perhaps it's more of an enclosed screen porch than a covered patio. The idea of a covered patio
implies something less substantial. Um, I'd actually like to change to another exhibit. And I'm not I'm not exactly sure how to do that. Do I have to go back to share? I think
>> maybe close this one and reopen. >> One more minute and I'll have that. Yeah. Okay. Okay. Um, can you see a site plan now? >> Yes. >> Excellent. Um, so this shows the site plans uh to scale
of the two houses directly next to one another. And you can see that the rear walls uh more or less align. So, the concern here is that this addition uh with a with a second story um uh terrace will actually look down right into the
patio uh at the at the rear of Coning's house, which is their, you know, their currently their private backyard. There is a six-foot s fence in between. Um and but while that fence is limited to a height of six feet, the proposed second floor deck uh on the proposed
application is approximately 14 feet above grade. The top of the sauna appears to be about 23 feet above grade and the ground floor of the um uh new house is 2 feet above grade. So the specific height dimensions are not noted
on the plans, but in addition to having a very large floor plan, this house is already very tall for a two-story house. It already blocks light um from the Coning's house and the proposed addition would make it worse. The proposed addition will result in significant loss
of both visual and sound privacy at the coning's rear yard, particularly where there is activity on a second level on the roof of the of this porch. The floor area of the current house is 4599.9 or 4600 ft and was intentionally built
at the time a few years ago to to the absolute limit of the allowable F. This already is not a small house. And while everyone is entitled to private use of the rear yard, expanded use should not be approved when it is at the expense of the neighbors use of and enjoyment of their rear yard. Um, I would argue that
a house that already meets the limit of allowable floor area does not merit a hardship which can only be remedied by building a second floor deck that number one looks directly down into the simple quiet backyard of the neighboring property and two includes a blankwalled sauna that blocks their view of the sky.
Uh, contrary to the statement submitted with the variance application, the proposed project does not, in my opinion, have quote minimal to no impact on surrounding neighbors due to careful and considerate design end of quote. I think it has a significant impact on at least one neighbor and I don't believe
this proposal as submitted meets the standard for approval. Thank you. >> Thank you. You want to take down your screen, please? I'll tell you I'm not exactly sure how to do that. >> Okay.
>> All right. Is anyone else want to speak? >> Oh, wait. I see. No, there is somebody else. >> I'm looking and >> yarn Inbar has their hand raised. >> Yeah, Mr. Inbar. Do you see his hand raised, Claudia?
Here he is. Okay, >> Mr. We like you to join us. We need to see your um >> Yep. I'm unmuting. I'm I'm There we go. That should work. >> Yep. Thank you. Uh your name and address, please. >> Your own bar. I'm at 170 Prospect
Avenue. My wife Aretta spoke just before the Conigs. >> Right. And sir, do you any testimony you give this evening will be truthful. >> I do. >> Thank you. >> Welcome. >> Thank you very much. Thank you for uh giving us the time. I I just want to add
uh that I I do object to the uh the um request and and I I feel like uh a house of that magnitude and size which has is at a different scale than most of the houses in the neighborhood already uh to allow it to grow at this point means
that the you know the we're completely disregarding the zoning rules which does not seem right. Um there's should be no should have been no surprise to anyone about what was or should be expected in this house. It's actually a duplicate of a house that's uh all the way on the
other side of of prospect and it could easily have been reviewed and and viewed at different stages of of of construction. So I uh I too object to the uh to the request. >> All right. Thank you. Anybody else in
the audience like to speak? All right, we'll close the >> Oh, yeah. >> Yep. Okay. >> I'd like to add that just hearing that there also will be a >> Wait a minute. Wait a minute. We need to see you.
>> Yeah. >> Oh, sorry. I'm Jada Bonfeld. I'm the co-owner of 168 Prospect Avenue. >> We need to see you though. >> You see on screen? Did you move her? >> She's on screen. She's on screen.
>> This is Coning the Conings. >> I'm so sorry, ma'am. I'm sorry. >> Okay. Yeah. I just wanted to add that hearing that there will be a TV in that pass. You make me even more worried because that will increase the noise
level on our property, not lower it. That's what I just wanted to add. to >> thank you to uh to this addition. >> Thank you. >> Steve, do you want to speak?
>> Hey, um is that me? >> Yes, we we can see you. Would you give us your name and your address, please? If >> Sure. Um my name is Steve and I'm the owner of 26 Mcome Road. Um I actually have a question for Hold on a minute. We need to swear you in. Sorry. >> We're just going to swear you in. Do you
swear from any testimony you give this evening will be truthful? >> Yes, I do. >> Thank you. >> Um, so I actually just have a question with regards to the 728 application. Uh, is it the right timing to talk about that or we can talk about that later?
>> No. And actually, sir, that's been carried now to the October 27th >> agenda. Second 22nd meeting. October. >> Exactly. So that's when the board will hear the application and then if you have questions or comments you could you
could raise it to the board when the board hears the application. >> Okay. So on the on the 22nd, right? >> Yes. >> Correct. 7:30. >> Gotcha. That's the that's my only question. Thank you very much. >> Okay. >> All right. Any other Claudia? I don't see any other hands. Do you?
>> No more hands. >> All right. We'll close the public comment. Uh Tom, do you want to make a statement before we go into executives session? >> Yes, I actually have written down many of the comments. I found the comments to be useful in terms of possibly guiding
what could be changes on a design. I, you know, the impervious coverage, the first one is not really increasing. We're putting the covered patio over the current patio. Um, but I thought some of the other um, conversations were important for us to hear and I would like to have the opportunity to possibly
amend certainly with my clients uh, approval this application to you know to produce a more favorable outcome. Um, I would uh take those comments as very useful and I thank the neighbors for those um, and request if we can adjourn
to the next open date of a meeting. >> Derek, can we do that? Yes. Yeah. >> Eric, when is the next open date? >> October 22nd. >> Okay. >> Okay. We'd like to accept that. Is that
possible? >> Yes. Uh >> so we we'll make we will make clear now for the neighbors who uh are in attendance that the application is going to be continued to October
22nd. Um meeting begins at 7:30. The uh signed information will be on the board's agenda. And for the for you Mr. about uh anything that you're going to
amend uh needs to be to the board staff at least. >> Do we >> How far in advance, Derek? >> Uh at least 10 days. >> Yeah, I mean that would be the minimum. >> I have to revise the memo but >> when information if I may, Mr.
Casey at this subsequent um meeting uh applicant is not supposed to be re restating things that have already been presented tonight. Is that correct or is that not correct? >> Well, that's correct. I I gather and I'm
assuming from Wester Beao said that uh he wants to review with his client possibly amending the application or configuration or am I correct Mr. Beo on that assumption? >> Yes, you you've heard our testimony our side. I've heard the neighbors. I think
I accept the the premises of the neighbors points and I think we'll consider them into an amendment of an application. um the idea is to come out of something for my client's benefit and um I don't think I we have to take into
consideration some of these other viewpoints. So yes, I will try to have updates prior to October 12th >> and we want to be good neighbors. So this was very helpful feedback and and you know we we'll take it away and think about it with Tom.
>> Thank you. >> Thank you. Any any other comments, board members? Any other comments before we close this case, this application? >> Okay. Thank you very much. We'll see you on October 22nd.
>> Thank you very much, board. >> Thank you. >> Uh now we will move to the third case. Does anybody need a break? It's only 8:15. 8:18. Anybody want a break? >> No. >> Nope.
>> Okay. We'll uh application number three is 151 Carriage Way, block 6 9601, lot 17 R1-T zone. Uh Derek, we Oh, uh Karen, is everything
in order? >> There's the application. The noticing is incorrect and the board has jurisdiction tonight. >> Thank you very much. Derek, would you like to uh summarize this case? >> Yes, sir. Thank you. Um Sarus and Dory
Agarwal are the owners of 151 Carriage Way. It's located in the R1T zone in the former Princeton Township. They are seeking a floor area variance pursuant to NJS405D-70D4 uh to permit construction of 374 or 17x 22 family room addition to the
rear elevation of the existing single family house. Um the subject lot and house comply with all the bulk requirements. The proposed addition results in an F variance. The uh required F is 15%
existing is 14.4%. 4% and the proposed is 15.5%. Um, as I mentioned earlier, this does require five affirmative votes. Um, the applicant should uh state how the subject property can accommodate the
additional F. Um, if you have any questions, I'd be glad to try to answer them. >> Thank you. Any questions for Derek? >> Okay. representing the applicant is >> Sir Rosen Dory Agarwal. >> Uh, thank you very much. Um,
>> would you like to swear them in, please? >> I will. U, Mr. and Mrs. Agrial, do you swear or affirm your testimony this evening will be truthful? >> I do. >> I do. Thank you. >> Um, before we begin, is it possible we could invite our architect Joel Petty who's on the line to join as a panelist
as well? >> Absolutely. Okay. >> Patty, right, Joel Petty? should be on the way. >> Sound sounds good. Are we good to get started then? >> What is >> I don't see I don't see >> see Mr. Petty unless somebody else's
name. >> Yeah, >> that's Karen um >> Karen Trainer. >> Do you see that at all? >> We see KT Yeah. Yeah. >> That's his wife. Okay. Bring them over. Let's see if KT is Joel Petty. All
right. >> There you go. >> Okay. Welcome. And uh go ahead and present your >> sir. Could you first um spell your name for the record? >> Joel. J O L. Petty. Petty. P ty. >> All right. And sir, you're a licensed
architect in the state of New Jersey. Is that correct? >> Yes, I am. >> And you're the architect of record for the project, correct? >> Yes, I am. >> All righty. And do you swear or affirm your testimony this evening will be truthful? >> Yes. >> Thank you.
>> Okay. >> All right. Um, >> have you been sworn in? I'm sorry. >> I think so. >> Yes, I did swarm in. >> Okay. >> All right. Um we'll we'll get started then. Um thanks for giving us a chance to share our our case here. Um and nice
to meet you all. So um Dory and I have lived in Princeton for a long time now, probably close to 15 years. U we've got two daughters here have gone to public school um and um and um and now in school um 17-year-old and a 15year-old
and we love it here is kind of the main point. Um, and we we love it here a lot and we want to stay here. But as we've grown older here, um, our parents have also aged. Um, and um, and um, we in order to stay in our home um, we want to
create a space for them to be able to come visit our kids um, but also um, stay with us if need be. Um, and um, we want to create a space on the first floor of our home. Um, in fact, we're dealing with an issue right now where my
wife's mother can barely walk um and can barely get up um a stair. So, in order to do so, we live in a um older home. Um carriageway is a you know, existing development that was um you know, before
even the the the township and the burrow came together, I think. Um and um we're not the original owners of that home, but um and we haven't renovated our home in the past. This is the first time. And in order to create this space, what we
want to do is create kind of a bedroom for our aging parents in the first floor. Um but then the addition is to help retain an opportunity for our breakfast area. Um because that's where we'd have to kind of move our addition into. And so our proposal is for a very
small addition, 374 uh square ft. Um it's a one-story addition um that is in the rear of our home and 100% completely in the character of our home. Um we um you guys
probably have the application there and you can see the renderings and the drawings there. It's it's all within the character of the home. Our HOA has given their um full support. Um um I our our neighbors are also supportive, but I know we have to have that in person here, so I dare dare share that with us.
But that's um um that's really um that's really um the the request here. Um we we also have a bit of an oddly shaped lot. Um probably one of the smaller ones in the neighborhood. It's a sort of trapezoidal. Um but it's part of that's
part of the reason we're here to ask us for a small variance um from the 15 from 15 to 15 12%. That's you have anything down? >> No. >> Okay. Any questions for us?
>> Any questions about the board? >> Mr. Argaral. Well, let let me direct this to to Mr. Bridger. Is the existing 14.4 four or 15 existing F
>> the existing is 15 point or excuse me 14.4 for um Okay. The maximum is 15 and the proposal is 15.5. >> Got it. Okay. Thank you. >> And do you want your architect to speak? >> Uh Joel, welcome. If you have anything
else you want to add, >> you want me to I think a lot of the design proposal this was to keep the addition in the rear with no visual impact to the front of the property, the character of the neighborhood or anything that would impact that. in that character and the kind of the the idea
of the F to limit the volume look of the house in the neighborhood. Uh don't believe this proposed addition uh does anything at all to the character of the neighborhood. Um it also uh at the rear of the house is not visual except from the direct neighbor to the left. The
right of the property uh is wooded as well as the rear which is wooded between this and a a development pretty far away on the other side. So, it's a pretty protected lot uh visually and I think the idea was uh even with the addition
to there's an existing deck on the back of the property of on the back of the house um from the original build of the house and this addition um you know actually creates some visual privacy uh from that neighbor uh when they are using the deck in the summertime that
kind of thing. So, uh I think it adds us a buffer as well to to that neighboring property um to the existing kind of deck and access from the driveway. So, uh those are the reasons it is located where it is. One to limit visual impact
to keep it one story. Um it's kind of located near a renovated kitchen area so that it is functional in the ways that Saras was talking about utilizing it near the kitchen. uh and let's just kind of redo that front um room for a guest
room and a full bath on the first floor, which was one of the goals of renovating the project. But I think in limiting the visual impact that those are the big keys to it that it really is not it's not changing the look of this house uh from the the kind of community access
any of the street views uh in any way at all um visually. So, it really is pretty dimminimous. The 15.5% is also pretty dimminimous. Uh, and what we're trying to achieve in in getting the extra space that they'd like to have.
>> Okay. Thank you, Mr. >> Penny. Any questions? >> Mr. Penny, do you have any um plans or photos that you want to share with the board? >> Uh, yes. They were submitted. If you don't have them, but uh is would you
like me to share them? Well, I don't know if that's helpful to the board for you to share them and you can just >> have them. >> Yes, they were they were submitted with the package. Yes. >> Yeah. >> Does anybody on the board want Mr. Petty
to go through the the plan so that you can ask him questions and you could see everyone can see it together or >> any members of the public might want to see it too. But yeah, you know, >> if there is >> Okay, why don't you go ahead and present them on the on on the share screen.
Is that shared or is it >> We're just seeing your um email right now in your web browser, Joel. So maybe it's a different screen or you have to collapse it. There you go. >> Yep. >> Here we go. >> Oh,
nice. >> We see now your background, which is um >> I don't know how to expand this back to >> um click on the bottom where you see that Adobe on the right, bottom right. There you go. >> There we go. >> Perfect.
>> Yep. You got it. You can see that >> we can John. >> So the proposed addition this this area in the front is are you able to see my cursor? >> Yes. >> This is the area that has become um not only the new access from the garage but
this this front space is where that original sitting room was that is being turned into a um call it a guest suite but that that full bath with a walk-in shower. um and space for parents to come. Um that is the space is now being
connected to the kitchen. Um so that that breakfast area that was here can go into this space and this family room piece can create a more livable family space um kind of to update the the current, you know, 80s house to where
they would like it to be now and take advantage of the backyard and uh this whole area is existing deck now. So, it kind of covers part of that. And like we had said, the the neighbors on this side, this somewhat protects that from this deck from from that neighbor's
place and gives them access to that deck from from the kitchen area, uh, which they were also seeking to do. U and, and then from that, the visual impact on the back is is pretty minimal. It's a one-story addition recessed behind the
existing facade of the house. U 3T. So that that is from access on carriageway which is out here in the front. There's no no real visual uh site of this addition whatsoever. And you could see on the well on the
site plan here, the backyard and and the visibility from carriageway is is limited if non-existent. >> Board members, any questions? >> Mr. Mrs. Agrial, do you want to I know you submitted these, but uh since your
architect has gone over now the board, shall we make them an exhibit? We could just say collectively it's your exhibit A1. >> Sure. >> Sure. >> Okay. Great. Just so that I understand, um, what you have now
is where the den and on the first floor of the den and the bath and all of that going over to the mudroom has been just kind of like a family room in a sense. and >> and and so you're
>> want to convert that to um a guest room bedroom on the first floor with a bathroom on the first floor that will enable your parents to to stay there and not be sort of camping out in the family
room in a sense. >> That's right. >> Okay. >> It was our it was our playroom when our kids were younger. That's right. >> Thanks. >> You're welcome. Anything else? Any other questions?
>> Okay. If you want to drop that screen, >> I have one one quick question. >> Sure, Bernice. Uh so it looks like the new addition is going to sit on um part of uh what used to be a concrete
landing. And is it sitting on part is is the deck being modified to uh for the footprint of the addition as well or >> Yes, the deck is getting smaller. >> Okay, got it. So it's partially sitting on what was a concrete landing and
partially sitting on what was a deck. >> Correct. Okay, got it. Thank you. >> Could you go back to your rendering the side view? >> Okay, thank you. I thought those were windows underneath it, but I guess they're not.
>> This >> Yeah, >> they're just proposing that this is actually open underneath that addition. There's not a crawl space or basement underneath it. >> Um it's it's staying more like the deck is and open underneath. >> Okay. Thank you.
Anything else, board members? >> Okay. Typically, we would have a summary by the applicant. Now, if you want to before we go into um public comment, do you is there anything else you'd like to add? >> Um Oh, boy. I wasn't prepared for a
summary. Um no, I I think um hopefully you all um get the rationale here for what we're trying to do and um you know, happy to answer any questions. >> Okay. Thank you. >> And Mr. Argual and Mr. Petty, so your argument would be that because the
increase in F looks like it's about 1%. Um, your your position would be the property could accommodate this increase in F. >> Yes, I do. I think the as you look at
how it sits in the backyard and the effect on the the neighborhood, yes, I think there's there's no impact there at all. Okay. All right. Do you want to drop that screen, please? >> There you go. Thank you, board members.
Any other questions? >> Um, Derek, does this I feel like I should know the answer to this. Does this trigger any storm water management? Um, >> I think they're hair under it, right? Um, >> yes. There's no incre. Yes, we are
>> not more than 400 square feet of net new impervious. >> Right. Okay. We will close this section and we will go to public comment. If there's anybody in the attendee list who would like to respond,
please hit the uh my little button's gone away. The the raise hand and we will call on you. Claudia, I don't see any. Do you? >> There are no hands. >> I'll give it another second.
>> All right, we will close the public com the public comment. Um, we now go back and ask for any kind of closing arguments or comments by the representatives. Do you have any other another summary you'd like to give?
>> We love living here. We've lived here for in this house for over 10 years. We've raised children here. This is our community. We love our house. It just needed to change. And we trust Joel and Patty uh tremendously. He's done a beautiful job. And we hope that you'll
take into consideration what we've shared, the reason behind what you know, what we're asking for for the variance application. and thank thank you for listening to us tonight. >> Thank you very much. Um we'll close that and go into executive session.
Board members, any comments, questions, motions? >> I I just like to make a comment that the um the purpose of aiding their u the applicant's parents as sort of an aging in place situation strikes me as a
public benefit. Thank you, George. Other comments >> members, I just have one question. I know in the last application, uh, the square footage of the house came up and was raised by neighbors. Um,
Mr. Petty, do you know this approximate square footage of the house right now? >> It's 1,900 square feet per floor basically noted in there. So, >> okay. Thank you. >> Her floor, right? >> Yes. >> You said
>> I don't I don't think >> Yeah, this is a 374 foot edition. Is that That's correct. Right. >> Correct. Does Joel just to be make sure we're for the record that the the existing house first floor second floor and the garage and any addic contribution results in an existing F971
square ft and the proposal results in an F that proposed 374T addition in 5345. >> Correct. >> Thank you. other comments, questions, motions. >> It it's it's it's interesting that we
have two very to me very parallel cases in in a sense even though the use the uses are are different at least at the moment for sure. Well, even in going into the future, some similarities.
>> Yeah, I think this design has a minimum impact on and it meets the needs that they're presenting. Michael, >> yeah, I just actually luckily I don't see
the parallel with the other application. I think the other application is much more questionable. I think this is the minimus. I think this is not a new house. This has a
providing space for different age groups which is a a acceptable you know by land use we can lean on. And this may be although
it's a nebulous term dimminimus whereas the other one is not and the other one is a basically close to brand new house. They are the first occupants
that just want to expand it because they want what they want. These folks have an actual reason. So, um, not to lobby too hard against the other one, but to your question, I
think these are not at all. If it was, I'd probably have to turn this one down because Yeah. >> Well, no, I'm glad you articulated that because I kind of was, you know, feeling like this kind of all what you said that
there seems to be a public good. There seems to be and the but I was thinking geez the numbers are so similar. >> No this is this even >> this is the minimus compared number one this house is under the for limit and
they're not they're only going a half a percentage point over the other one's going I think like 3.7 there. It's it's you know, yeah, we have to worry about it a slippery slope. And
I think saying they're similar opens up the last applicant if it gets voted down to say, "Yeah, y'all said it was similar." It is. And and it was a new basically a new
house that would not have been approved. we would have said build to the four and that's that. >> Yeah. >> They built it to the four the the builder. >> Now the first owner is coming in and saying I want to expand it because I
want what I want >> board members since that other application is not in front of you right now. I think we I I understand that that uh we're making a distinction between the one that is still pending and this
one. But I think that further discussion >> um would not be productive of that other application. Plus the applicant has advised you they are anticipating making some changes and coming back to you with an amendment. >> Okay.
>> I I agree with you. That's why I didn't say anything until this came up as someone saying it's similar. >> So does somebody want to make or Bernice you want to say? Well, I I I just wanted to add that I I don't see a a a negative
impact uh to the ad a joining properties. It's it's it's one story. It's, you know, contained within kind of the the the the general footprint of where things were built before. And so, yeah, I can support it. Um I would make
a motion to approve it. >> Well, thank you. >> Okay. >> Harlon or George, do you want to say anything? No, I would just second Bernice's motion. >> Okay, Harlon, do you want to say anything? >> To clarify, the reason why we're permitting this
and I am in favor of permitting this is due to the um the elderly parents. I just want to make certain that we're clear about that. Is that correct? Well, Harlon, I guess I mean it's always helpful to the board for an applicant to
explain why they are coming to you in this case with a small expansion, but quite frankly, you know, there's nothing to bind them. So if two years from now they have some other
arrangement for their parents, it this isn't they're they're not bound by >> why they want to do this addition. So I guess >> but that that's helping us >> from my perspective and I understand that that um the board thinks that
that's that's a good thing but to me I guess one differential would be in this case it's a 1% increase and FB f >> the other application and again we don't know what they're going to come back to
the board with is more than 1% and I think there or other perhaps factors that have been raised by the board and and by the public the relative newness of the house etc. So from my perspective
that and that being the case since it's out 1% uh we've had testimony that the site could accommodate that there's no storm water runoff issues. There are no problems. Um their HOA association has
signed on and said they approve. So from my perspective, that might be why the board is approving it because this is this what it's going to be used for. I'm sure that that's the current intention of the
applicants, but if they sold it a year from now, the new owner could do anything they want and so can these these owners, too. >> Okay. Thank you. We have a motion and a second. And Claudia, will you take the
vote roll? >> Miss Chen, >> yes. >> Miss Coulson, >> yes. >> Mr. Floyd, >> no. >> Mr. Shrivever, >> yes. >> Mr. Teneam,
>> yes. >> Mr. Stein, >> yes. >> Thank you. Is approved. >> Good. Thank you very much. Good luck with your addition. >> Thank you very much. Appreciate the time. >> Thank you very much. >> Uh that
uh concludes our meeting. We are now adjourned. >> Bye everyone. >> Hi. Thank >> Eric. You're muted. Thanks everyone. I was going to say see you in a couple weeks. Have a good rest of your day.
>> Good night.