Calling to order the zoning board of adjustment and township, New Jersey regular meeting May 1st, 2025. Notice of meeting. The notice requirements of the open public meetings act has been satisfied by the placing of a notice of this meeting on the bulletin board at
the municipal building filing same with the township clerk and transmitting same to the county democrat the career news the star ledger and the Trenton times. Roll call please. Chairwoman Miss Cynthia Schaefer here. Vice chair Mr. Russell Adami here. Mr. Steve Farcio he
has asked to be excused. Mr. Randy Block here. Mr. Jim Ferrero has asked to be excused. Miss Lindsey Cool Bringel here. Miss Lina here. Miss Donna Drews here. Mr. James Miller here. Board professionals board
attorney Mr. John Drill here via Zoom. Township pler Mr. Jeffrey Varella here. And all other board professionals have asked to be excused. And just for the record, board secretary Taylor Vaughn here. Okay. Can I get in a
um Oh my gosh. Yes. Thank you. A motion to um excuse Steve Farcio and Jim Far Ferrara. I'll make a motion. Roll call, please. Chairwoman, Miss Cynthia Schaefer.
Yes. Vice Chair, Miss Russell Dami. Yes. Mr. Randy Block. Yes. Miss Lindseay Kangelo. Yes. Miss Lorett Cina here. Miss Donna Drews, yes. Mr. James Miller, yes. Okay, moving on to comments. Uh, comments. So, we're being welcoming
Lindsay back. Woohoo. Uh, we don't see our new member, Mila. Yes, she's coming next time. She's napping. Napping. Yeah. Okay. Well, you know, if if the baby's born while you're on the board of adjustment, the baby's on the board of adjustment. Oh, okay. Okay. Okay, she's
loud. So, yeah, that's good. We like Okay. Uh, announcements, none, distribution correspondents. We have the 2024 annual report. Like to have some discussion about that if possible. I think, uh, Donna and Lorett may have
some comments first. Do you want to? Sure. Thank you. Um when I was working for Somerset County for the planning board for three and a half decades, I um was in charge of the
annual report and so we did a lot of data collection too and I got um the opportunity to tap into my history and I I thought maybe there are a couple of things that we could do
to um just add a little more detail to the report. um and really for the benefit of our elected officials and I found over the years over those many years um that it was really insightful
in terms of trends um we gathered a lot of data just on the number of square feet of commercial and industrial development and how many new lots and and then we gathered other information about um changes in regulations that
affected our ability or um our responsibilities, changed our responsibilities um as professionals. And so we kind of took a lot of those um concepts into our annual update and
basically said, hey, D adopted these three regulations. now we have to do this and that and um the office of planning advocacy wants us to do cross acceptance and you know and all we used to call them unfunded mandates um
because they were just this big pile of extra work um and we felt that it was very important and valuable to share all the the stuff that was going on um in any given year and then track um progress and what got done and
um plans that got adopted. And so that's where I'm coming from. So I had a a bunch of ideas that we could um consider and it could be things that are lowhanging fruit. That's the way I would tackle it. Um is choose items that
are readily available like you don't have to do a lot of research to dig them out and um scrape them together. that it's more um aha, we can report this and we can report that and then over the next year or two or three um you know
beef it up and add new things and add more things. Um and so that was kind of where I was coming from. And um so I did um an email to staff and to Cindy kind of two separate ideas. I this happens to
me all the time. I sleep on it and the next day I have like three more ideas that happens again. So um you know if you have a copy of that um or you want me to walk through kind of what the they
were like the specific things whatever you want. So can can we uh can we have a separate meeting and walk through it with Lorettte and say we're not asking for more work. we're not asking to give you what we're asking for. If the information is there, can we include it?
And I think one of the suggestions Donna has is something like that. Um, so can we hold off on approving this and work on maybe enhancing it? Yeah. And as long as you have a subcommittee doesn't have
a a quorum, you know, you don't you don't need to meet in public to go through everything and then you can present it to the board as a whole. Okay. So if if if I ask Lorett and myself to meet with Jeff p together and then we come back to
the board. Okay. Yep. Sounds good. Okay. Thank you. I'd love to do that. Yeah. Yeah. And just I hear you. That's okay. I'll just talk loud. I guess other things that I thought
about John may not hear. So you may want to get a mic. Oh, John can't hear Is that the one you got to press? I'm pressing it. Can you hear me now, John? Try the one next. I I can hear you, but barely. Just steal the other mic. Can you hear me, John? Yes. No. Oh. Oh, I'm
probably cutting it off when I push the button. Okay. Okay. So the the other just things that I thought about that we spent considerable time as a board is when there was the subcommittee of the planning board and board of adjustment to update the land development
regulations. You know that was a fivemon process. Yeah. And a lot of work. Um and and part of the my my points and I I'll this to you guys but part of my points were some of the things that were corrected
were so that applications did not have to show up before our board for silly things. You know, the some of the accessory structure, the hot boxes in the front yard, you know, where we remove some of those kind of more nuisance things so that they weren't um
people didn't have to show up here. Yeah. So, I think that would also explain maybe if numbers shade a little bit, it's because we're being proactive and I'd like to have that on the record. So in the annual report, it reflects that we're trying to be good stewards of
the work of the staff and and board. So, so that's that's um you know things related to that updates and really just highlighting you know how we reduced the number of variances that were required for accessory structures and the setback
things and then also that um and I I don't know if it's true yet but because we now allow accessory apartments I don't know how how that's going to impact your workflow going forward because it'll be an administrative
review as opposed to as long as they perform. Yeah. And so we may not see those kind of requests which we had in the past. Yeah. So I think again it's just trying to show that we're trying to do the right thing in managing and providing input on
the regulations. Um and then the other thing I think that that helped us a lot is when we clarified the flex space discussion. Yes. which was a huge thing and to allow multiple uses um
being used. So again, you know, we we addressed it because it had been raised as an issue in previous reports and reports and and I just would like us to be able to demonstrate potential committee that we're doing our due diligence. Yes, I
agree. Sean, can we add Donna uh to the meeting or is that as long? Yeah, as long as you have uh three or three or less board members. Okay. All right. So, we'll we'll continue on. We'll Jeff will set up a meeting, set up time with you, and
we'll start drafting it, working with you. We're not asking for more work for you. Okay. All right. Moving on. Um let's go to the resolution for this evening. So this is resident township port of
adjustment Jeff Ancelin 114 Borton Hollow Road block 14.01 1 lot 14 application BOA-16-2024 resolution memorializing grant of two C variances to allow one a
6ft high fence in the front yard setback area and two an accessory structure a pool spillway in front of the existing dwelling on the lot resolution number 2024-9 version 202504
4-04-21- version 2. Any concerns, questions, changes? Nope. Okay. So, I need a motion to approve. And we're limited on who can vote. It's Russul, Donna, and James.
So, when do you have to make the motion? When do you have to second it? So, move. Did you make it? Was it Was that a nut? No, you guys do it. Okay. I make the motion that you second. Okay. Okay. Mr. Russell Damji.
Yes. Miss Donna Drews. Yes. Mr. James Miller. Yes. Okay. Moving on to the application for this evening. One application BOA case number 01-2025 is Christopher Serella. I hope I got that
right. Block 59, lot 28 and 29, 766 County Road 579. Applicant application for C variance for accessory structure over 800 square ft. Good evening. You want to sit at the table and um each one of you
can have a mic and let me get whoever's going to testify sworn in. Both of you going to testify or just one of you? That's fine. I'll do it. Okay. Okay. So, we're going to have Christopher Cerillo and we're going to have Jeff Vakarelloo
please stand up and raise your right hand. And do both of you swear or affirm that the testimony you're going to give in this matter will be the truth, the whole truth, and nothing but the truth? I do. Okay. Okay. Do you want to provide us with a
little description of what you're requesting, what you're doing? We have We've all had the PL. We've all seen it. We've all reviewed it. So, you don't have to explain it. Okay. Uh originally, I was looking to do a pole barn and I started this process and then
I had a builder that was going to do it back out and now um I submitted a drawing for a steel building because that's what I do. I do commercial construction. Okay. I've been a union carpenter for 30 years. Um so, it's what I know and I'm really comfortable with.
So, uh, the building is I have a few, if you been to my just been there, you seen it. I have a few buildings that are there, but some of them are I'm going to say
unstructural I want to take down. Okay. But I need some place to put equipment that I do have, my mower, lawn equipment, yard equipment. I have a, you know, I have a small size backo that I use. I have a driveway grading equipment. I have a lot
of equipment and a trailer. I'd like to put my stuff in into a building to maintain and keep it neat. I don't want to have my yard a mess, but Okay. Can I ask a question? The equipment that you're describing, that's just going to be used around your yard or do you use
that for your business? I don't own a business. I don't own I'm I'm a union carpenter. I do commercial construction but I don't own a business nor do I run a business now
right but the back right the back and at my house just for your house okay yeah it doesn't leave my yard so okay uh some questions that I have um I
didn't visit the property I'm hoping Jeff did I was not able to get into the interior of it I I have I've seen it from from uh Route 579. So, I think we talked earlier in the week and I I had some concerns. One, it seemed extremely large because I was looking at the
aerial view and the second one was it seemed like if it was really that big, it was going to cut into the trees. So, could you just uh let me know what you found? I wasn't able to see for sure if it was going to There is a tree line on 579.
It's It would be very close. I think the um it's hard to tell without something on a survey to show where exactly the trees are and it being staked out to see if any any of the existing landscaping will be affected. Do you think any landscaping will be affected? Is that your No, if you're asking, no. I'm going
to tell you, I've already marked it, but because I put paint down, it's gone. It's washed away. But I can mark it back out. It's the trees. I'm not I don't have to cut any trees down or any of that. That's not my intent. Okay. Um, second question is as as we've found
before, um, are we going to ask for a uh, I don't know the terminology for the property be marked uh, before they build, put it this way, normally, normally when an applicant is requesting
a setback variance, that's when and the board grants it, that's when the board requires that it be marked out before construction. uction so there won't be any mistakes and then get an asbuilt survey after. But as I understand the application, Jeff, you correct me if I'm
wrong. Um, he's not close. It's not even close. He's well within his building envelope and the only issue is that he's going over 800 square feet of accessory structures. That That's correct. No setback variance. It's just the the location is
in the front yard, but the setback of of 50 ft is met, right? Okay. It it didn't look like that from the the aerial but again that's my eyes so just checking. Okay. What question? What will be the sequence
when the buildings that are marked as being removed? Um with all that all the structures on your property in aggregate add up to accessory. So okay. So, there's three buildings that are getting
removed and then there's a temporary shed or temporary garage, whatever you want to call it. It's like a metal building that I borrowed from a friend that's not even mine. So, as soon as I get this, if this go like if the
building's approved and I can get this done, uh, as soon as I have this built, all that's come down. That's the next move. So, the car the carport's going to be removed, not relocated. the carport I was going to relocate. Okay. But there's in the back I have there's three smaller
sheds and a white like car movable. It's a movable because it's not a permanent structure. It's just a thing you screw into the ground and then it's got like a hook that hooks onto it to keep it down. But that's all coming out. Yeah. But just so you know, the fact that it's not
a permanent structure, it's still a structure. So, I'm looking at this survey and you you marked in Yeah, that's what Where is it on the survey? I see shed to be removed. Shed to be removed. Movable tent. Is that what you're talking about? Yeah. Yes. So,
you're looking at shed to be removed. The two of those the movable tent. Okay. So, the two sheds to be removed, the 66 square foot shed to be removed, 103 square foot shed to be removed, and
173 foot movable tent to be removed. That correct? Correct. Yes. And this carport, I don't I don't see a carport on the survey. Where is that? It's on the gravel drive. They have It says canvas. It says movable canvas
carport. Ah, okay. So, that's going to be It's just like a It's just a roof that we parked the cars under. Okay. That's going to be relocated to where? I was just going to slide it over between the garage on the other side of
the stone driveway that they have marked out. Closer to the house. Yeah. Closer. Yeah. To the corner of the garage there between the garage and the house. A spot. I was just here. I I just want to catch up with my notes here for a second. The
canvas carport to be relocated to a compliant location movable needs to come down shall be
removed. Well, Jeff, let me ask you something. It would help, I assume, with the square foot of accessory structures if that movable canvas carport was taken down. Correct. Yes, it would. The the to the total amount uh I mean it got reduced with the
173 square ft with the movable tent. Uh the movable canvas carport is 465 ft. Um yes, if it it would reduce. Okay. What would it reduce it to? 19001 square feet.
Okay, Mr. drill. Is that a problem if the board said as a condition of the variance to take that down since they're giving you, you know, they'd be giving you a huge 1600 square foot pole barn which presumably you fit a lot of stuff in there.
Sure. No, I understand. No, I have no No, I'm not opposed to taking it. Like I said, I'll take the three down and that if I need to, if that's what I need. Yeah. Okay. All right. That would help. Okay. So Jeff, one more time, that would make
we're not including the garage because the garage is exempt from the requirement. So what would the total square footage of accessory structures be if the board approves the 1600 foot pole barn, but those other four things are removed? Canvas carports removed,
movable tent removed, and the two sheds removed. So it' be 19 19 19001 with the proposed pole barn, the 171 square foot
shed and the 130 ft shed. Okay. So in actuality the the variance would only be for 101 square feet over the 18. No, it's it's 800's the minimum. 11 square foot,
right? Yeah. Okay. Okay. And just just to confirm on your report, Jeff, the height is not an issue. You've stated such in your report. That's correct. Okay. All right. Does anybody have any
questions? My only just general question is um the existing garage and the pole barn, how It looks like about 10 feet apart.
Donna, you're you're drifting off again. The existing barn and the whole barn are going to propose to be 10 feet apart. Is that okay with our construction? I I just am worried about this the distance like if you you had to fight a
fire, hit something in between your buildings 10 feet, you're not going to do it. you know, not that I want to push a building. So, that's the only just question. Um, you know, I just I'm listening to our fire marshal in like one year from
planning board. He's like always worried about being able to, you know, fight fire. I just, you know, it's just a general question. I mean, I can move it back further and I can move it further over. Yeah. if there's a number that you'd
like to see between it, but the only thing is is then once and and like this isn't like I I can't verify this for sure, but like probably somewhere once I go beyond that 12 13 feet off that garage, then I'm
going to start to encroach into not some of the bigger lumber, but smaller trees that are just growing there that I just didn't I'm not, like I said, I have no interest in, you know, because I do like I don't want the noise and I keep And I do keep on trying to plant more trees
there, but just the deer are killing. Oh yeah. So I can't like I've been trying for three years to grow trees and they they keep killing. I just keep doing it but they keep killing them. So I don't know. I just bought more and a guy just told me he's like I got to wrap them.
And I'm like okay. So yeah. I guess I guess maybe as long as the construction code is you know would would Dennis could Well, why don't we just ask Jeff? Jeff, is there any problem with the distances between structures that are
shown on this survey? Not that I know. There's no I don't know of any code. And I would think if the board is concerned about saving the trees that you approve, you approve it where he's proposed it. Yeah, I would say that even
if the fire truck couldn't get between the two structures, the proposed pole barn and the garage, the driveway gives them access to both both frontage on both barns. So, it's not like they can't get to it. Yeah. Okay. Um, how about
item 10? Not maybe not ideal, but yes, item 10 is a township requirement. Um because it's over 1,000 square ft of new impervious surface, you do need a um an engineer to provide a grading storm water plan which would be reviewed by
the township engineer. Um this would be required post um prior to construction permit. So basically it get grading and then there'll be dry well there'll be some sort of yeah dry well or some other
management system for storm water. Okay. So, drive offs for like rain rain gutters to go into. Okay. So, a question for you. Um, right now the delta is,100
square ft. 1101. Mhm. So, if he comes under 1,000 then he doesn't have to do one. So, the variance relief is would be separate. So, the 1,600 would be these are two, right? These are two separate things.
Got it. Got it. Yeah. Just want to try to help you, but I guess I have one more uh thought. It might be helpful uh for your work that you're going to do as well as just for future reference to show your gas, your
electric, your well, and make sure they don't get run over or just, you know, damaged during the construction process. I see the septic, but I don't see the well. I don't see if you have a gas um service or anything like that. Wells on the wells on the survey. It's all the
way on the other side of my lot. Oh, I missed it. Thank you. Yeah. And the electric my electric's overhead and I don't have any gas. I wish I did. I don't heard that one before. I keep on seeing them dig 523 hoping that they're going to bring it closer to my house and
maybe I can, but there's a gas line that runs next to me, but they won't let me tap into it. Yeah. Oh wow. Same thing we've been same thing we've been dealing with on our road too. It stops just short of us. Yeah. Yeah. I used to live in Pittstown and the closest gas to me
was like 3/4 of a mile away and I know I can't call the gas company and it was way too I was like man I'll buy oil for the rest of my life before I ever have to pay for that gas line to get across to my house. They was just it's crazy
what they want for to bring the lines. So, I keep on thinking like maybe someday one day somebody will build something and they'll get it closer. But yeah. All right. Any other questions? N I just have one comment that the removal of all the sheds and the proposed shed
will need zoning permits um even for demo permits or for the proposed project. So, do I have to do it before? No, you can do it as part of the project, but Jeff is saying the if the board grants the variance for the pole
barn, it's not that doesn't give you permission just to demolish those other structures are going to be required as a condition be demolished, but you have to apply for zoning permits and demo permits for them. Okay. Then I just have one question. Um I did this a few years
ago uh where I sold the sheds. Can I file for the permit, the rem demo permit, and then like if I sell them, can I have them removed with a um Well, put it this way, a demo permit
doesn't mean you have to break it into a thousand pieces. A demo permit means it's going to be detached from the property and taken off the property. If you sell it, God bless you. Yeah. Okay. I doubt it, but you never know. Yeah.
So, if I put it out there for Yeah. I'm saying if you put it out there for free, you'd be surprised when people come and go. Yeah. All right. To me, I just I don't want to use them, but somebody else may. Just one last question. Are there going to be any utilities proposed
to this? Uh, well, I'm thinking I wasn't going to, but I'm think I may just want to put lights in it so that if I do go out there, like I am going to put like, you know, snow removal equipment in there so in winter if I need to, you know, so I'm
probably going to look for lights. Okay. Lights and maybe a couple outlets to charge cars or something like that. Okay. That's fine. All right. But now that I do construction, but just just to make sure
that it's No, all right. But yeah, I mean, as far as like that, yeah, just Yeah, I was just everything with the process. I I'll be letting you guys know. So, you guys don't have to worry about it. The majority of the stuff is just zoning permits and the construction
permits. Let me say, I mean, I've been building for a very long time. I deal with permits and building inspectors all the time. I actually just called for one on Tuesday on my job that I'm building now.
Um but it it's kind of I'm so used to and I just explained to Jeff today and I've been dealing with Taylor with doing this variance. I've never done a variance in my life. I've dealt with building departments for well over 30 years, but
yeah, this is just this is all new. So I'm sorry. No, no, no, no. We we've created a pamphlet. Um I'm sure it's at the desk and and it tells you what to do, but on the back is after your approval. Okay. So, I'm sure you know a lot of this, but it's not going to hurt
for you to pick up one of these. No, I will. Yeah. That's why I grabbed the paper and Yeah. when I walked in. I mean, like I said, I don't know. I've never done this, but like once I get the building, then I'm then I'm comfortable because then like I know what they're going to expect. Okay. What I got to turn in and stuff. Okay. And Jeeoff, I
guess my only question is is it looks like this this structure is probably pretty hidden from the street. Uh drove both north south. Jeff says on as
his last number 12, there's a strong landscape buffer from county route 570 579. So I take that as him saying that this is not one of the cases where he's suggesting that a condition be imposed more landscape planting or screening or
anything like that. Am I right, Jeff? Yeah. Yeah. Not unless it would be the choice. I'm just curious what color it is. Just what? Tan sand. Sand tan. Like I I
like the natural color. Yeah. Yeah. So, but even if you did orange, it you you couldn't see it. Yeah. Yes. Just asking. All right. Uh, can I get a motion? Well, we can deliberate. Um I assume from what
everyone said that summarize conditions is inclined to grant C2 variances um on the basis that if you grant the variances it's going to improve the aesthetics of the neighborhood because equipment that's now stored outside it's
going to be stored inside and as to the negative criterion subject to the imposition of the conditions that you guys discussed uh because the there's an existing strong landscape buffer from route County Route 579, no need for landscaping and the negative criterion is satisfied. Something like that is
what you guys are thinking. Yes. Just if you don't mind, add one more. The the hug surface is way below the 20. So that's another reason why it's okay. Okay. But the neighborhood thing is
number one. You're going to consolidate everything and look even though nobody can see it. Mhm. I just don't want it to look like a mess. Yes. You know, I mean, we appreciate it. Yeah. You got it,
John? I got it. All right. And conditions, the storm water, and is there anything for utility? Yeah. everything. I got conditions, the removals set forth in Jeff, item six, plus the movable canvas carport, we're
adding that in there. Um, item nine, it's going to be a condition. Item 10 is going to be a condition. Okay. All right. During our deliberations, does anybody see anything that would change from approving this? It sounds
like we're all I just have a a small question. There's no property adjoining property notification necessary. No, there are. Yeah, they noticed and they and they've made it. So, yeah, let's state that for
the record that the form of the notice is acceptable and Taylor can confirm that all the certifies were in order. Is that correct? And we can confirm there's no one here in the audience.
This sounds fairly non-controversial, correct? Yeah. Okay. Can I get a motion to approve? So move. I'll second. Can I get a vote, please? Chairwoman, Miss Cynthia Schaefer, yes. Vice Chair, Miss Damoni, yes. Mr. Randy Block, yes. Miss
Lindsey Kranell, yes. Miss Lorett Cina, yes. Miss Donna Drews, yes. Mr. James Miller, yes. Okay. I wasn't sure if I get to vote. That's why. Yep. Good luck. You know, and I did read the forms that you sent and just so you
know, just for your own I have no intentions of running a business out. I mean, zero. I want to retire actually. So, yeah, I'm kind of go the other direction. What the heck? Retirement.
Yeah, I am. I'm actually so badly like I'm just so the job I'm on right now um is uh All right, hold on. Out of me. And I've actually called him. I said, I think this is going to be the end. And I think I'm I think I'm done. Wow.
You heard me talking about the construction project in my neighborhood. So did I miss it? Did someone make a motion to adjurnn? Make a motion to second it. Second. Everyone in favor?
Okay. Now we can do it. All right. Byebye everybody. Have a nice night. Have a good night.