Good evening everyone. The Red Bank Planning Board will come to order. What's the this 9inth day of July, 2025, the time is 7:07 p.m. Notice this meeting is being held in accordance with the public clause of 1975 chapter 231. An adequate
notices meeting has been provided by notice sent to the Asbury Park Press and the tour of her times as well as being posted in the main lobby here and the website. Roll call please. Mayor Portman absent. Breakfast absent.
Christina Bonakis here. Damuso here. Demenso absent. Barbara here. Megan Massie absent. Wilson Bi here. Hernandez here. Frederick Stone
and Brian Parigan. We'll do the minutes at the end. Just remind me. Great. We have one public hearing tonight. One review plaza block 9 lot 3301 review medical center in the MS zone. Preliminary and final site plan approval. Bulk variance applicant seeks
needs amend amended preliminary and final site plan approval along with bulk variances to permit renovations to the emergency care center improve vehicular and pedestrian circulation restriping of the parking lot and upgrade the critical backup power system with an addition of
a generator. Evening gentlemen, chairman John Junko Ger on behalf of the applicant and uh the applicant did provide service in accordance with the uh municipal land use law. Yes. And Mr. Junko, I did review the
service. Uh everything appears to be in order. Uh the only issue I'm going to I'll point out to you is that this I the issue of the waiver that you're seeking for the easement is not mentioned within the notice. Uh there seems to be a reference within your engineers letter
that you're going to be seeking a waiver from the burough council, but the ordinance does not I reread the ordinance after you and I had a conversation this morning today. I had not read the ordinance itself. After reading the ordinance itself, it does not say anything about seeking being able to seek a waiver from the burough
council. What it says is from the municipal agency which is the board. No, if you definition in the municipal agency and it is not just the board in fact I have it.
And let me say why you're looking that up. I'm fine with you proceeding. I just want you to be aware of the fact that it's not in the notice and and I'll leave that to you. Um it's a waiver either way. So I don't think you're in trouble for not noticing for a waiver.
Also the definition of municipal agency means a municipal planning board or board of adjustment or a governing body of a municipality when acting as a minor subdivision provided that such subdivision is not involved with planning I'm sorry
when acting pursuant to this act any agency by or responsible to one or more municipalities when such agency is acting pursuant to this act. Yeah, I I read that as saying if they haven't I mean to me I still think this is the municipal agency in this particular case.
So so I believe that this is the municipal agency that would have to give you the waiver. I because I don't see how practically you could go before you could come here and say defer the waiver to the council. I I that doesn't make any sense to me. I I don't know how you would possibly even procedurally do
that. So um I think you have to seek the waiver from this board. I don't think you can seek it from the council. That's my That's my position. I I don't because again, unless you can tell me procedurally how you would possibly do what you're suggesting, I don't think it's possible. I'm just reading the definition of municipal.
I understand that. But the ordinance had to rely on because there's no independent definition if that's your rule. I I I don't see how we have a choice. I mean, listen, you always have the option of the C. Obviously the easement would be to the burrow and the burrow
theoretically could reject the easement but that would be different than than seeking the waiver hearing we will uh demonstrate where the what is involved in the easement but it does involve uh the hospital buildings
parking and driveways that are on hospital property and portion of it towards the easterly side where the bulkhead is substantially removed from the property line. So, all right. Well, well, we'll get we'll get to that. I only wanted to tell you
because you asked me if I reviewed the service. I wouldn't even brought it up just now if you hadn't asked me that question. So, uh yes. Uh so, I find the services in order. And I'm just going to mark the following exhibits into evidence. Exhibit A1's going to be the preliminary and final major site plan.
Exhibit A2 boundary and partial topographic survey. A3 is the canopy plans. A4 is the flood hazard area verification. And for those playing at home, I'm just going down the engineering the engineers letter, so you don't actually have to write it all down. A5 is the storm water management
report. A6 is the NJ CAFA environmental impact statement. A7 is the geotechnical report. A8 is the Riverview Medical Center emergency services dropoff uh diagram. A9 is the generator specifications letter. So those are the
nine exhibits. I'm not marking in numbers 10, 11, or 12 because those are just letters to the board. And then as exhibit B1 as in board one will be the TNM review letter of July 3rd, 2025. Okay,
I have two witnesses or potentially two witnesses. First is Mario, our project engineer. He's a licensed professional engineer. I'll ask that he be sworn. There's also I also have Brian Tracy, the architect that designed the canopy.
If the board has questions about the canopy, certainly be willing to present him. Uh, and we can do that anyway, but I uh I'm not sure the board wants to investigate the underlying issues of the structure of the canopy expansion, but we can do that. And let me just swear I'll I'll swear on
Jackie, too. While while I'm doing this, uh, do you swear any testimony that you're going to give tonight will be the truth, the whole truth, nothing but the truth. Help God. I do. Thank you very much. And I'll just swear you sir. Do you swear a testimony that you're gonna give this evening will be the truth, the whole truth, nothing but the true self you got? Yes. And just state your name for the record.
My name is Mario Ionelli. And you are a licensed engineer in the state of New Jersey and your license is in good standing. That's correct. Thank you. Nothing I I don't need anything further. Mr. Chairman Tracy. Uh we we'll get to Mr. Tracy when we get to Mr. Tracy. I think the you outlined our
application. I'm certainly going to repeat it, but Excuse me. Would you please use the microphone? The mics don't work. They're not working at all. Oh, there it is. Oh, never mind. Oh, maybe maybe you just needed an engineer to do it. Thank you. I appreciate that.
You can go ahead and give us a quick rundown. I outline the application as we uh submitted it. So, I would like to simply start with Mr. Brian Elli ask him to present the engineering study and report
of the proposed design and and then uh his testimony with regard to supporting the issue grant of the variances. Okay. So before I start um I'd like to welcome Mario first. Let's get the credentials close to Oh we we we don't we don't need the
credentials. He's a licensed engineer state of New Jersey. That's good enough for us. Um sorry about that. So, I do have an aerial that was not submitted. I'd like to mark it as an exhibit. Sure. Love you brothers on your direction. Yes. That'll be exhibit A10 and it is an
aerial. Is there a date on it? Yes. Today's date 78 2025. Okay. It's titled uh overall boundaryial exhibit. I'm sorry. Overall overall boundary slasherial
exhibit. Thank you. Mario, you've been accepted as an expert. Describe I mean the board is familiar with the hospital particularly the area of seeking to address. Yeah. I'm going to be referring to A10.
Can everybody see the board? Okay. Okay. So uh the property is known as block 9 lot 3301 which is the main campus and block uh 11 1.02 which is the medical uh
medical office or the Booker building. Uh the total area of the site is roughly 7.7 acres 7.8 acres. Um it's zoned uh MS medical service zone. It's partially in the CFA regional
um CAPA regional center. Um and ironically uh one of the site is in the metropolitan planning area frontally of the site. It's actually within the centering area. Um the site runs on East Front
Street. uh as you're you're familiar with it. This is the former Washington Street sideway which was vacated. Um the um and this is Front Street. I'm highlighting again on exhibit A10. Uh the entrance to the site is from the
former Washington rightway. There's what I'll refer to as a loop road or one way going from uh north is up on the plan. So going uh east right to left around the loop road ends up at a stop sign at
Union Street. Um the ambulance for the site currently and will continue to enter this uh is like a canopy area off of Union Street. Um the parking garage on the east side right here. There's an
entrance off Union Street and an exit on Warf. Is it Warf? what um the overall parking the uh existing site has 176 parking stalls where 1,296 are
required. Uh the onsite is mainly or the surface lots are mainly valet uh predominantly a valet service which is free provided for by the uh by the hospital. As you enter this loop road which I'm highlighting again there's two
canopies. uh the first canopy is uh usually people arriving and the second canopy is usually breathing but both of those are a valet operation. Um most of the parking lot in the front which will be a subject of uh discussion
later which will be called parking lot B is uh is valet and that's important to understand for later when we start talking about some of our mitigation for the parking that we lost to accommodate the proposed improvements. So I'm going to flip over to this is
this was submitted so I'll just refer to it by sheet. Is that okay? Mhm. This is sheet C103 of which ex this is your site plan. So this is exhibit A1. Okay. Is A1 mark it? Um no you don't have to mark it because we marked it but it's A1. Just tell us
what sheet of A1. Uh C103 of A1. Thank you. Okay. So I don't know if the board's able to see this is a overall existing conditions because existing constraints and overall site plan. I'm high I'm
highlighting East Front Street and basically and this is when we look at the rear of the site uh you have the river on the north and what we're proposing are there's three aspects of the project that we're proposing in the
northeast corner of the site just west of the uh existing oxygen tank behind the building is a proposed generator. There's also the emergency department which is located right on the south uh I would call it
the westerly corner of the building near where the loop road ties back into Union there's going to be a new entrance to the edate. So to make it a little clearer. So we're going to focus first on the
generator. This is of A1 sheet 105. So again, back located in the rear of the site behind the building, the proposed generator is going to be located
uh to this top of the page. On the left hand side of this page is the western side of the loop road where where we're going to be constructing the uh the canopy. So actually I I like to touch on the canopy. So currently this loop road that goes around is rough it varies from
roughly 30 feet down to about 24 feet and in front of the area that we're proposing the canopy again I think we wish I could put up two area that emergency room and emergency room but also close to Union Street. That's
correct. So now I'm highlighting it back on which is I did not hear that comment. I could not hear your comment. I asked Mario to confirm that portion that he's speaking about now is in front
of the emergency room near Union Street. So in the exhibit that he just showed you on the right hand side was from the area where the generator is proposed which is on the eastern side of the hospital campus. What he's talking about now is the ENT is the area around the
emergency room on the eastern side of the campus, but it was two sides on one sheet. Got it. Yes. I get a side by side. Easier to see a more recognizable. Yes. So work if you can see both now I can refer
to it. Sorry but I put on these on the right is A1 is C 105. So now I think it's easier to describe it. Um the on A10 I'm highlighting right the the point that we were just talking about where
the existing ED is. You can see there's three parking spaces there and it's on the western tail of that loop road. This is a blowup of that area again that C105 of K1. You can see what we're proposing is to create a new entrance into the ED
on this eastern wall. And basically what we're going to do is going to take that uh the current lane there is is roughly 24 feet. It's a 12ft lane and roughly a 15 foot parking space. And we're going to convert that into a 20 foot wide drop
off that's going to have a 12ft lane and an 8 foot gore striped area. And it's going to have a through lane that's going to have a 12oot lane and an 8ft gore. Now, I'll show that to you on C 105 is that basically you're going to come around the loop and then you're
going to pull off to the right very similar to the other canopies and other drop offs. and and you're going to come off and you're going to have a 20 foot wide drop off lane that allows for bypass. So like if somebody comes in, they stopped in front of the canopy. You know, we wanted to make sure we had enough room that somebody can get around
it. That holds true for the through lane that we created. Through lane's roughly 20t wide, so making it 20 ft wide with 12 foot lane, we have the ability to p bypass. When we when we when we do these improvements, unfortunately, we lose eight parking stones to create this
wide. we basically have almost 40 ft wide of pavement. Um so to create that benefit to the uh to the circulation, we we had no choice but to lose eight stores. We're also proposing some improvements within the new street
rightway, which is simply a new crosswalk, new handicap ramps, and a stop sign, the stop bar. That's basically just reconfiguring an intersection that's currently there. If I highlight again A10, you can see that the stop bar and the crosswalk is there.
We're just simply reconfiguring it to allow for a little more control and to accommodate the the drop off. Mario, you're not proposing any physical change to that area other than striking. No, there's new curbing going in. There's new uh there's new curb ramps
going in that'll be compliant with current ADA requirements, new cost, and some landscaping actually too. Look in front of the ED here. There's a very large 12 foot sidewalk, 15 foot sidewalk that we're going to put landscaping in. And the hospital's
agreed to maintain that landscape just to soften the front. And also one of the things that you're going to hear when we did this overall site, we decreased impervious coverage by roughly 30 feet 30 square feet. That was the because of
the CAFRA has a limit on how much impervious coverage we can have. were over by the municipalities requirement and from a storm water perspective D wanted us to match the existing. So this literally was an accounting exercise of every time I added a square feet I had
to find the square feet to remove it or it wasn't going to work. So we um just just for just so you know it might help you that we put exhibit A uh A8 no yes A8 up on the screen which may which may help you even better. Yes.
So I mean what's going on? Yeah. My voice should carry well enough. It will see if that mic works. Well, it doesn't work but carries. I can't see it. You want me to? Yeah, you could twist it. You ain't touching. Fix the microphone.
My laptop. Better. Mario. So, are you moving the the ambulance approach to the ER to former Washington Street to then come across the front of the
hospital to the new drive up? This is the current ambulance entrance. We're not touching that. You're not touching that. This ambulance access will remain as is today completely. And the new drive up
you're talking about now is for what? Wait, when they come around here, the new canopy is going right on the that for the public for patient drop off. Okay, gotcha. So that patient drop off will go here and we had to reconfigure this intersection which is not really shown
completely here, but to make that intersection because you got the bypass lane and the drop off lanes got to come together and then they have to stop. And then you have the entrance to the parking lot is right there as well. So, we're not we're not we're not touching that. We're just we're just touching the crosswalk. We're touching the fact that
we have to control the traffic coming out of the two lanes and come to a good stop and have a safe crosswalk. The canopy at at the I might use that pretty picture again. Um the canopy that you see here is roughly it's a little on
18 feet 17 uh feet 8 inches off for clearance which is more than enough clearance and um you're trying to use the canopy to provide a protection from getting into the emergency room.
Well, ideally what what you you want to get though it's got to be on the right side so the passenger can be dropped off. So somebody comes up or they're picking up, they're picking up out, you know, at least from protection of the weather. So that's the goal is so so people are going in and out of the uh the ED, they they can either be uh they
could be dropped off or picked up, you know, under cover and go right into the uh the emergency department. So when we you know we also lost you know some landscape trees roughly eight trees to be removed six qualify for
replacement but we're proposing as part of the uh the canopy six new shade trees 10 ornamental trees 78 shrubs and like 67 grasses. Now there was a comment in the letter that if the environmental commission has any comments on the types or species we'll be more than willing to
listen. I can tell you the DP was very careful on what species we would use. They wanted non-invasive, you know, so but we more than happy if it fits the the criteria the DP provided us. We'd be more than happy to work with them on anything they want to add to this.
So that is the canopy. And then moving on to the generator. Again, the generator is located I'm highlighting A10. You see the location on that that striped area on A10 right here. That's the existing O210 tank. So basically to get to that
location, you have to drive down the old Washington Street, go under what what is referred to on as the bridge, which is the building that goes over. You have to wrap around and go around to get to this parking lot. Now again, like the parking lot front, that parking lot is all
valet. There is no public parking in that area. Uh the generator is basically going to be two generators 2,00 kilowatt that are going to replace the existing six generators that are outdated and
really beyond their their their usable life. Uh the new generators are an enclosure that's weatherproof and it's a walk-in. So it looks like basically a closed structure. Uh they sit on um two
diesel belly tanks. uh that's like actually what the generator sits on. Uh natural gas is not considered you know they have to have the belly tank to meet the requirements and it has to have a certain size for a certain runtime. Uh
these tanks are uh have spill containment and also leak detection. So they are very environmentally conscious. Uh the dimensions of this generator is roughly 47 feet by 26 feet wide by about 25 feet
tall. Um the generator general nature of the generator is that it's going to provide backup for critical services such as uh the ED expansion uh patient rooms. Have you ever been in a patient room you see a red plug? That red plug
is usually generator backup for uh you know so each patient room could have power if something goes wrong. uh it allows the hospital to continue its critical care when there's a power outage. Uh also in talking to the team,
it is uh an ongoing renovation of the the when I say ED it's emergency department. I'm sorry engineers are really bad that way. U the emergency department the expansion the current six generators collectively can't handle when this thing is under when when it
opens up. So this generator is actually needed to be, you know, to have that redundancy and backup at long term. Um, now the the generator does not result in any trees uh being taken down. We're just working in this area. Again, referring to A2, if you're familiar with
the site, there's like a stabilized engineered smoke, you know, that's really all um the uh we do lose two spaces for the generator. uh right right next to the O2 tank. And one of
the things that we had to do, and I'm I'm talking about the uh the accounting that the D made me go through, referring to C103, uh as you're going down Washington Street, we had to create a landscaped area to lose parking to offset the
impervious for the generator. So again, this was literally like a ledger. you know, I have a plus and minus side that we had to balance at the end of the day. Um, so you're adding you're replacing landscaping and you're relocating relocating at the end of the day without including
the landscaping that's in the rightway just what's on site. We're reducing impervious roughly by 30 square feet. You literally just by if you look at the whole thing, it's about 100 square feet. We didn't take credit for what was going on in right away because we don't own
it, but we're just putting landscaping. Um, and as part of this, like we had to lose eight spaces, two for the generator and six for that offset. So now I No, no. Six for the offset. Well, the offset by the by the generator. So right now
we're starting to mount up spaces. You know, we're starting, you know, we're starting to lose, you know, spaces between the two of them. You know, I'll get into that in a minute that we have to figure out how to compensate for that. We'll get to that in a minute. Uh, as far as the generator, I'm referring to C 105. There is a slope that we're
cutting into. So, we need to construct a retaining, right? And the retaining wall had the retaining wall, which I when I say retaining wall, that means retaining, right? That's that's a little different than what I'm about to say next. That retaining wall along the
southern side of the generator basically is going to retain earth roughly 16 feet plus or right as you work north and you start going that wall starts going in between the O2 tank which is on the east side and the generator which will be on
the west that becomes basically a fire separation because in working with the mechanical engineers and the team you know NFPA requires for for the most part to put it simply is that you have to interrupt the line of sight from the O2 tank to the
generator. So that wall that once that wall wraps around, again referring to C105, um this is the retaining wall aspect of it. As it turns north, it'll still be retaining and at some point it's just going to be just a standalone wall. And that wall is going to stand up roughly
26 feet, right? And there's a benefit to that you'll hear later because it actually helps even though the generator is extremely quiet, it actually helps with sound. Um, so but that is required by code because it's got to have a fire separation between the O2 tank and the
generator. In essence, line of sight. So that 26 ft roughly is from the generator side. So one cannot see the other. Um there was a comment that u retaining wall calculations would be provided once
the final design is done. We will absolutely provide to that was requested and also for the booth. Uh there was question when we first started is we look at other locations. Have we looked at other locations for general? Um yes.
Um when you look at the when you look at the uh overall constraints map which I'm showing right now I'm highlighting on C103 this is the flood elevation of elevation 11 that the D basically that's the
current flood elevation I know we you know we're talking about what could be coming and you don't know when it's coming right now it's 11 under the rules it's going to be roughly 16 the slab of the generator is roughly 16. So this
generator not only is out of the flood plane as it currently stands, but the slab itself is basically at the elevation, which is fine because it we've actually put these in flood planes where the that the uh the belly tank
acts as a prop because it's actually keeps it up and elevated. We were not going to spend all this money and time as as an organization and as consultants to have this generator in the flood plane. The goal was to if there's ever an emergency, we want to be able to get we want to be able to run this thing and
have it available. So, when you look at the fact that the backside here is all in the flood plane really, where else were we going to put it? I mean, you're talking about parking is a premium. You have slopes. You also got to maintain truck access. It needs to be fueled. So where it's right now, we put it next to
the O2 tank. The O2 tank's got to be filled also. So that truck group that they use for for the fuel tank for the O2 tank will also serve as truck be able to fill the two diesel tanks. So there was really no other place to put it. You
know, the generator this size requires space. Um moving on to uh now the parking when we went through the parking we tried to figure out we know
parking is sens required number of parking where we are we're right now at 1076 and required is is 1296. Now we everybody here is very familiar with the
site and knows that um parking the staff parks down the street in the in the deck. So um but that doesn't mean parking is still not green because it is. So we looked at options and what we did
is we looked at restriping the front lot with 8 and 1/2t stalls, right? only 50% of them front lot which I'm referring to in the aerial is all almost all over half
ballet. So this lot here, we're talking about taking, you know, roughly 50% of those spaces and and basically using hairpin striping and allowing it
to we pick up enough room on the long runs to add spaces. So basically what we've done is by doing that in adding those spaces along the row that runs along East Front Street,
these two rows here, that's the westerly head-to-head parking and the easterly head-to-head parking. We're restriping them with hairpin at 8 and 1/2t wide. uh which hairpin 8 and 1/2 ft wide low turnover plus being predominantly valet
is very prone. Um and what we're able to do is we're able to offset it because the lot the way it stands now has about 197 spaces. We're going to add roughly nine spaces by doing this. So it's going to have 206
spaces. So the net loss in spaces is only two. So basically we've we've minimized to the best of our ability while still being practical and having good circulation how we can get additional parking and by the way not increasing the peruse coverage you know
so it's really was a really hard thing to try to figure out. So, uh, moving on, there was a couple of questions I may have missed when I was going through, uh, my some of my direct. Uh, there was a question about three spaces in the
engineers report that is located again referring to, uh, A10 along where the emergency there's three spaces there and they want to know if they were for loading. They're not for loading. Loading occurs under the bridge and behind the bridge. There's spaces
allocated. I think there's roughly eight spaces allocated for that. Um the those three spaces that we're going to remove to create the drop off is actually where uh like emergency vehicles falling in ambulance parks, but there are three
spaces if you pull through. Again, referring to uh A10. You can see the highlight. If you the ambulance, this is where they come in. There's part of the garage that's three spaces that you can actually pull in and emergency vehicles do pull in there if they have to
accompany a uh ambulance to the ED. So, we still have three spaces available. Um there's also a question about traffic flow. Traffic flow is not changing. We're not making the building any bigger. What we're doing is creating a drop off, no different than the really
the two drop offs that are there uh for patients to be able to get dropped off at the emergency department and under cover and the generator um is really not affecting any kind of circulation. It's tucked in the corner. Uh and we're not
affecting any driveway entrances except for the loop road going back to UI which is very minor. Um, actually what we're proposing here I would consider an enhancement because uh uh the way it's laid out now uh you only
have roughly 12 ft with the parking. You're going to actually have 20. So you're going to have more room in the through lane than you have today. Um there were some questions about some truck turning I believe you had. I will provide that to you for getting to the generator. You have to realize when they
do fill the generator or the O2 tank, they don't have anybody parked back there because it's all valet and when they have those deliveries, they just make sure that's that's empty. The management advises parking during those delivery times, not parking application.
Yeah. Because all they got to do is come down Washington Street and they turn around, they go in here and they got to come and they just do it. They do a 180 degree turn or they pull in and they get next to the unit and they fill it up. They can do they're doing that today for the O2 tank and they'll be able to do that for the generator.
Did the hospital consider um any of the properties they own to the east for the generator location? I think the hospital owns everything to the little store across from Welsh Farms, including the building they just demolished.
So, were were any of those properties to the east considered? Well, the problem is is that the generators picked there too because it's it's proximity to the uh the mechanicals it's got to tie into. You know, it literally right next to where the generator is going. They can they can tie into a lot of the service.
Now, there's other places they have to run around, but there's still their proximity in the building is very important because that generator kicks on and it's got to you got to it's got to be wired in. So, it's not like they can, you know, they can put it farther away. It it wants to be as close to the building as possible to be honest with
you because it needs to be service and also you don't want to have that long of a run between the generator and what it's servicing. Okay. Um Mario from an engineering and operational perspective it's really a superior
location considering the site the constraints flood plane the access yes this was this was the result of I don't either looking at trying to
figure out what side generator where it There was one last question I did want to get in direct uh before we move on to some of the variances. Uh there was a question about how this was going to be constructed. I think it was
7.1 in your left. Uh well, how it's going to be constructed is you know I think we have a long way to do this. At least the generator is pretty straightforward. Wall goes up, generator goes in and it's tucked in. Not too worried about that. So that doesn't really mess with circulation. But the
canopy, you know, there's had to be a little thought. And in talking to some of the hospital reps, what they're going to let do, which makes sense, they're going to build a bypass lane first, the outer lane. So that 20 foot lane that's going by is going to be let traffic
continue to go. They're going to take the cars out, get the intersection going, and then they're going to move west to build the drop off lane, the candidate, because once they're going to have to keep traffic flowing. So I don't see a problem. Um, but I think the simplest way to put it is they'll build
the through lane to keep traffic going and then pedestrians will be handled obviously with interim measures to make sure it's it's safe during the road. So that's from an engineering perspective is the majority of my direct.
Um, I have one more question. Sure. On the existing loca, the location you're going to put the generator, what's there now? Uh, parking asphalt. You can see I'm going to highlight it again. I'm trying to keep my voice up. Uh, AD10. Here's the O2
tank. Can you see it? Yeah. There's asphalt here and then there's a engineered slope that has ground covering. So, we're basically taking half of it on this asphalt, taking the stairs out. Actually, that was another question. These stairs would be removed because valet don't use them. They walk
around. Uh we're actually putting it half on asphalt, half on that engineered slope which has just has ground cover on it. So, how many spaces are you losing there? For the generator, we're losing two spaces for the generator and then six
more along Washington Street to offset the impervious that goes into the slope because I had to I had to balance it. So, so basically you're losing the the the two spaces that you're losing ultimately essentially could be accountable to the generator in general in general by net. Yes.
I I understand because that's all you're losing at the end of the day is two spaces. That is correct. So if you weren't putting the generator you wouldn't and just the canopy you wouldn't be having these problems. Uh yes. Hypothetically yes. Okay.
You wouldn't at least that variance would not exist. Uh just quick question. I'm trying to visualize and make sure I'm reading this correctly. Are the slabs for the oxygen tank and the generator approximately at the same level? Little lower. The oxygen tanks a little
lower slightly lower. I can give you that the if you look at I'm looking at C106 of a A10. was it? Um but you know um if you
look at it the the octet tank is roughly 15 and then there's like a little like a little wall that goes up like a third wall. So you're talking this like within a foot or so of each other and so the the wall
itself has to be built here and that's going to be taller than a generator. So anybody who's, you know, any visual from the sides actually is going to see the O2 tank and the wall behind it. So the uh issue of variances and justifications.
Yes. So the variances uh well at least the parking and the lot coverage are pretty much technical in a sense. What I mean by that is that um the parking variance before has been granted. When we came in last night, we were sure
uh we tried our best to make up the difference. Uh and the lot coverage we did reduce it. We we ever so slightly, but we did we made it a little better today. So, you know, when you're looking at like the amusement
waiver, I guess is when we were talking earlier is that's something we probably from our opinion you would be running that easement in the back of the site where the property line maybe is roughly a foot off the
building in some places uh and less than that actually. Um, so the parking reduction I think is less of the cover of the open lot coverage, but the reason I like to talk about it. Um,
if you look at what the coffee line goes around the back of the site, and we should just touch on this. If you take 25 ft, you're basically going this the building will be at in this corner. It'll wrap around and then the building, you know, over here, that's the top of
the building. The bottom of the building is here. If you look at the survey, it may be a little clearer. This is the boundary survey that was submitted with the site. Uh, look at the site plan. If you look at uh I don't know what exhibit this is, so I don't
want to reference it. It's it's probably is it part of A1? Yeah, it's part of A1. Okay. So the dark line here is the property line and this line with the little hatch is the actual edge of the building at the ground. So So just we we sort of were uh not the
whole board but I was just talking with the prof with the with our engineer prior to the hearing. There is property behind your building in that point which is not owned by Riverview. It's actually owned by Irwin Irwin Marine the western side.
Yes. So you actually don't so you don't northern side. The northern side, right? So So you don't So you don't abut the river in that portion of the property, right? The bulkhead here is located, if you look at C106, the property line is this dark line. See it?
Right. And there's land between you and the river. There's a little bit of land between that. There's a fence and then there's a bulkhead, right? Which you do not own. No. So So you don't abut the river in that portion. And Irwin owns that, right? So, you don't own the I'm sorry, I should turn this on. So, you don't own
it. So, you So, you don't need to put the uh the ordinance is not applicable in that location, but there's another portion of the property where the parking lot area where you do above the river. Okay. So, so we should just focus on that one. What you said?
Yeah. Look at your tax map on sheet C 102 maybe. Well, it's right actually to look at this aerial exhibit I just put. You can see the property line right here that's up against the river. Right. What are you talking about? So that's what we're talking about. The the portion where the building is does not apply because you don't own the land
between the building and the river. Yeah. Go ahead. So I don't think that this Well, it's this is owned by Irwin. This that's correct. Okay.
So you don't actually about the water. Okay. Okay. But despite the name last one, this is so you're talking about just for the benefit for people that you're talking about where if you go straight down
Washington all the way to the end parking lot or up against the bulkhead basically that I would call it that knob or projection in from the building is what you're talking about is where we bud the water. Correct. I think this is live 1.01.
Yeah, right. We're talking about lot. No one is absuts the water whereas lot well don't bigger lot abuts Irwin Marina property you got to remember Washington Street when it was when it was when it was uh
vacated half went half so that line goes straight down the middle you know what I mean so so well regard regardless you regardless you need the waiver where the waiver is important is at the parking lot you can't get we don't need the waiver for the portion that you were referring to
because you don't abut the river there. You only abut the river at that parking lot area. Yeah, we we're we're not keen on granting a waiver. We've never granted a waiver for this variance anywhere in town. We put it in place a very long
time ago in case we ever want to build a riverwalk, some billionaire feels like it's something they should donate to the town, we're more than willing to accept that money. Um, so we're going to want an easement anywhere your property abuts the river.
Like you to consider that that's all in use for the hospital and that means that it's also subject to the hospital financing. So the bureau would be involved every time there's a refinancing in terms of having to review
the documents and release the uh and provide well but that that's a decision that's between the burough council not and and the hospital. It wouldn't be in between the uh the planning board and the and you because the planning board would not be involved in dealing with financing
and anything with the hospital in terms of doing the financing. I meant in terms of the burrow, we get it. We we understand, but but my my my point is that that your your comment would not affect this board. As I said earlier, the council can decide that it's going
to reject acceptance of the easement. That's that that that's a political decision that we don't get to make those political decisions. This board is a non-political board. This board has to follow the ordinance. So those type of arguments aren't really applicable here.
At least not in my opinion. And I hate doing things we've never done. That's true. There's a reason we've never done it. We thought of this a long time ago that we were going to snatch up easements
wherever possible and we've been doing it for more than 20 years. This complete the river wall. No. My god. No. Of course not. Because not every property from here to the west side of town has come to this board in
the last 20 years, but everyone that has has given us an easement. Mostly in the water, not on the land. Okay. At least I can speak to Springoint there. It was in the water. It was not John, can you just move the mic near you
because we're not picking. The only one that I'm familiar with is Spring Point and that easement is off outside of the next. It's the same live. We would like the applicant would like
to not have that condition. We understand propos it as part of the condition here. I would like to expl explain that we would also then seek the council to reconsider that issue and that's and listen that's your right
we this board cannot yeah I understand we don't mind giving them work we really don't mind at all and this board certainly cannot find the council to do anything so the and and the
I'd have done that a long time ago if I could But I'm I'm not interested in granting the waiver for the the easement at all. But we're making the application because we think that in this instance it's dimminimous in terms of any impact. the
likelihood of that not being utilized in the area of parking for this hospital is very remote and that the hospital will be back many times and if the situation changes maybe that's a good a better time to approach the way uh this issue particularly if you have areas where
they're not complete this was the last last uh step needed I think that would make it much more critical or significant issue but how does that how does that work with the uh obligation and insurance and so forth for the parking spaces. Are we allowed to
continue to use them? Does the easement eliminate them? So So as long until the the easement would have to read something along the lines until such time as the uh as the the burrow decides to exercise the
easement, you're allowed to use it for parking. I mean, it would have to be that way. Can I just clarify because I know I'm going to get asked this question. You're saying a bust of water plans. So starting here,
this this to this. Well, I'm not really even there, but yeah, basically that. Okay. Want to make sure so I can be sure. And when you come back for the two or three properties you own to the east, we're going to want an easement there, too. Uh, if I may,
be ready for it because it's everywhere. May I believe this when they were considering the uh variance for the parking on the building they demolished uh rejected the uh request for a wave obviously. That's correct.
So there's already a need there. Good. Well, if you come back here for it, we won't reject it. We want it. We'll request where I am. You can request telling me is that you're not I'm not keen on it at all.
And was it a waiver or variance? It was a waiver. So, so it's an interesting The ordinance is in the variance. My understanding is the ordinance is in the variance section. However, the ordinance says very clearly um unless otherwise waved by the
municipal agency. So that's what the ordinance says and they use the word wave. They they don't use the word variance. So, it's one of those weird situations. Uh, it's in it's probably in the wrong section or they use the wrong language, but we have to go by the fact
that it says wave. Going to consider it as a wave. I don't know what else to do. Did they uh Does anybody know the zoning board considered it a variance? Board considered it variance. I'd have to go up. Well, let's find out because that's
actually instructive. If the zoning board treated it as a variance, then we should follow the zoning board's lead on that. Um so Mr. Jump the question which has arisen uh is this ordinance about about the easement is in the variance is in
the bulk section. So normally that would be a variance but the language of the ordinance uses the word wave. So what we're trying to look right now is what did the zoning board do when you considered this? You were counselled for the for the hospital in that application. No
you were not. Okay. So we're looking it up. We just want to see how the zoning board treated it if they treated it as a variance or they treated it as a waiver. And we want to be bound by whatever the zoning board did so we stay consistent. So we're looking it up right now.
But keep in mind we don't like it either way. Call it whatever you want. You can call it whatever you want. Right. Still doesn't matter. But but but it's important to get it right in the resolution that we do call it what it is. And obviously obviously the standards that they would have to meet to get a to to get the variance are
higher than it would be if it's a waiver. So I don't know, Mr. Chairman, you want to take like a like a two-minute break or something to Yeah, we'll take a four minute break. Don't mess around here. Four minutes. We'll just take a four minute break
while we go get up so we can come back. What's that? I don't know. The land use code. It's defin I'll talk to you when we get off. I don't need it because it's in the ordinance. It's in the ordinance, too. There's a definition for it in the ordinance, which is different than what
the Landry Act says. Sort of. Sort of. Let me wear them. Once this is him and his ex-wife concern of waving all the way down.
Yeah. Yeah. That's the language, right? Is there any other reference to it? Yeah, except right there. Okay. Just a waiver. They treated it as a waiver. Okay.
Okay. No, they did not wave it, but they treated it as a waiver rather than rather than a variance. Jackie, yeah. No, no, between the property, they it says specifically in the uh we'll we'll say it back on the record
when we get on the record, but the zoning board resolution specifically says it's a Yeah. All right. So, so Mr. Chairman, I just know for the record, we took our we took our break. Uh, everyone who was here before is back, so there's no need to redo the roll call. And, uh, Mr.
Junko, two things. Uh, we checked the zoning board's resolution where they dealt with this issue. They specifically treated it as a waiver. So, it will remain a waiver for this board. And then secondly, um the term, since we were talking about this earlier, the term municipal agency is specifically defined
within the Redbank zoning ordinance and it's similar to what's in the municipal land use act, but I just want to read it. It says the planning board or board of adjustment or governing body of the burrow when acting pursuant to NJSA 40 col 55D and this chapter which basically
means I think it take that takes out the governing body being a place where you can go get the waiver because it would only be if the governing body is acting pursuant to NJSA 40 55D which I don't know when the when the uh when the council would be acting in that capacity
I guess if there was an appeal of a use variance I I I don't know but but I don't know when else they would but it would not if they're not acting pursuant to the land use code then they're not a body you can go to to get a waiver. That is my opinion and that's how I read that. So
the hospital needs to wrap their mind around the fact that you're going to get the waiver. You want this? Yeah. That you're not going to get the waiver. Right. Right. So I just want to clarify one thing because somebody asked me and I think was a misunderstanding just so we know just to confirm along
here not along the water's edge no no ement all right because you don't own the property so this here is an easement when you come to this point if you take 25 ft I just want to make clear when you said there's no building in it there would be the corner of that building so just want
to make sure that we just point that out because it's not you're not there's very good chance that when you come down here and you you know you could take this photo no matter when you take it that water could be healed. So essentially the way if there's literally a building within the 25 feet, you're going to have
to map it out to confirm whether there is or isn't. But assuming there is, obvious to the board, that the easement would be very clear that it's not giving the uh municipality the right to we're not going to chop tear down a building, chop your building up,
right? But but if the building's ever demolished, the easement would go into effect. So So who do I who do we negotiate this easement with? The board. You would submit you would you don't negotiate it with council. You would you would negotiate with us the form the form of the easement and then it would be
submitted to the council for acceptance. I mean that's the way it's normally done but you wouldn't negotiate it with the council. It needs council action. I would think the council has to accept it. Yeah. I would Yeah. Sure. I mean if we did this someday it would be a big deal.
It would be incredibly expensive and we would probably have to talk to several homeowners along the way about where their bulkhead is or where their building sticks out. But it doesn't mean that we want to wait till then to get the variance.
You're here the easement. Thank you. Uh you're here and that's why we do it when you're here because you want something else from us. That's you know that's the truth. approval by granting these.
Those are your words. Those are your words. I wouldn't I wouldn't phrase it that way. And the reason I wouldn't phrase it that way is because because well, I understand that, but the ordinance is very very clear that you have to give the easement. So, you know, the game plan walking in. It's not something this board is making up. Also says there's a waiver, right?
It says you have a right of a waiver if you can show us why you should get the waiver and the board accepts it. But the board doesn't have to accept that. Uh that didn't slide. Well, we're not begrudging you. Yeah, Mr. Junko, you certainly have your right
to make your argument as to why the waiver should be granted if you wish. What's next, guys? just simply because significant impacts to the property which becomes an issue
when and if uh that portion of the property has to be redeveloped. So I can't really make argument about an easement that I don't have the terms and conditions of and I think that uh perhaps that is something that that
board intends to adopt to require the easement that we have the opportunity to at least see and review and negotiate if you will the terms of the easement so that we know that the hospital activities and financial issues will not
be infected. So you would be drafting the easement, not us. And you would be drafting it. It would be submitted to the board. And I think it's pretty simple what how this how the I don't think it's that complicated how the easement would read. You have to follow the ordinance.
That's a question. So if we if the building is in the east, but you can't build we we all acknowledge you can't build this. We all acknowledge that someone's not going to walk in through a building and we're not going to make you have to take down the
building. So, we have to come back this planning board if the building is coming down or it's a change. Like, wouldn't we have to come back? I mean, right. Right now, you're talking But the building is not the entire property there. You're saying it's not
like the building extends out to the water. I mean, we can see it. It's a parking lot. No, no, I understand. What I'm saying is is that you know you're saying you're here now and I again I'm I'm an engineer so sometimes I'm too close to the score. I'm sorry but if we if we have to come back as the
applicant if they're going to even demo the building the building's going to be demoed redevelop anything we do to this. It's not like you have a big go further clarify the building. Okay. Yeah. We're really talking about this parking lot, aren't we? Yeah, that's what we're talking about. There's a corner of the building that's
going to be in there. I can't tell from here that that corner of that building is not in because you go 20, right? You're gonna have to measure it, right? Yeah. How wide is that drive aisle between that building and the bulkhead? 12, 15 feet. Listen, we'll give you we'll give you a
parking variance for six more spaces. Cut that whole thing off. Let it fall into the river and give us our easement and we won't bother with your building. Of course, that creates a further parking. We'll give you variance for those 1,
two, three, four, five, six, six, seven spaces. We'll give you variance for that. Chop that whole thing that's sticking up into the river right off of there. And then we don't have any problem. And we won't we won't chainsaw your building to put the broad to put
the walk in. I promise we won't cut your a little notch out of the corner that building. Burl will assume the obligation to get the approval from the Department of Health. But what I could tell the bulkhead is is about 24 feet on the corner of the
building. So the building from and I'm scaling on a 20 scale. So it's pretty good. It's just on from the corner of the building to the front of the bulkhead. And I don't know if that's the water line. It's close. It's very close
because the water line here by measure to the water line is about 25 ft to the point. But that's the water line at the time of surv. And again, yeah, we're making this way too complicated, people. This isn't that complicated. It's an easement of 25 ft from the water. If there's a building in
the way, we're obviously not making you tear down the building. If the building comes down at some point, that portion of the easement would have then applied. No one's going to build a walkway through your building. So, it's a 25ft easement. That's the end of the story. That is what the ordinance requires. That's what the board is suggesting to
you that they want. I recognize and speak for everybody here today. I point in the future where maybe that would happen. And you're right, but I only can deal with this board and that's why we're doing it now, right? In case there's a bunch of idiots here
in 10 years when you come back. What you're saying? What? saying it's a condition of approval. It's a condition. It's an It is. Yeah. I mean, it already is. It's not a condition of approval. It is an ordinance that says you have to do this unless you unless you're able to
prove that you're entitled to a waiver. That's what the ordinance says. We're not making it up. It's not an extraction from you. It It isn't. It's it's it's it's an ordinance provision. We didn't make it. We didn't write the ordinance. I'm not arguing whether it's
safe. Yeah. We probably did write the ordinance now that I think about it, but but the council had to introduce it and adopt it. It's not a surprise to you. You knew about it. You wrote about it. You knew it was coming. We're just telling you we like it and we collect it everywhere
humanly possible at every first opportunity. Of course, you could buy it, but that would Yeah. No, that's no fun. What else do you have to talk about besides the easement?
I know you have another witness. Let me ask you this. Did you hear testify testimony in support of the variances? I believe I've given the technical reasons why the variances. Let me ask you, do you feel it upsets
the zoning ordinance or zoning? Just want to hear what else function can So yes, I have no other questions. Mr. Junko, what is Mr. Tracy going to testify about? If the board wants to hear testimony of
the architect, got to be. So So that's up to the board. Is the board, we already saw pictures of it. Clear as shown on the uh plans and it is structurally sound building code requirements.
Right. So this is a sign of respect for Mr. Tracy that we don't need to hear from him. He's not upset. You get paid for coming either way, Mr. Tracy. But thank you. I was like, see the fresh get paid. I just wanted to make sure that if board had questions about that was the only
issue that I brought other than very 100% it's appropriate for him to have been here, but but I don't think the board needs to hear from them. Does anyone from the board have any questions for the applicant regarding their testimony so far?
Does anyone from the public have any questions regarding the application? Make a motion to close the public portion of the meeting. Is there a second? Second. All in favor? I. Any opposed? Three.
I would like to make a motion to approve the application as heard um with the variances in the engineering letter and and obviously you're denying the waiver request if I must. Yes, I'm denying the waiver request because I love this
thing that we that we came up with many years ago. Um, and obviously subject to any other restrictions or requirements from the engineer. Second. Oh, sorry. Christina Bonakis.
Yes. Yes. Yes. BB. Yes. Yes. Yes. Thank you very much. Any minutes? We have the regular meeting minutes from
June 25th. Is there a motion regarding the minutes? Motion to approve. Second anyone. Nobody lives here. And Barbara. Yes,
that's it. That's it. Motion to adjourn. Now, Mr. Chairman, can we discuss one thing before we go? No. Because I think we want we want to discuss the uh the 23rd meeting, right? Oh, yes. Um so, on the upcoming meeting, the 23rd, it will be on the agenda. Um
repealing the station overlay district. Um council will be uh doing first reading tomorrow. And so, um, for what is it? Consistency with the master plan, we have to review the repealing of that
district because we, um, approved the redevelopment area for that that section. There's no need for the overlay. Um, so it was recommended to council to repeal the overlay um to make
way for the redevelopment plan. Um and so with that said, the 23rd meeting is a regular meeting. However, because it will be a very short meeting with the resolution for from tonight and um the
consistency review, I am asking that the board um do a virtual meeting that night and starting at 6. Does that work? Everybody okay with that? My cat's ecstatic about it. Double notice for a 6 pm meeting, not
eBay. So you don't have to come here. We'll be done by 8:15. 75. No, 6:15. We'll be done by 6:15. We get a motion to move. Move. Second.
All in favor of going home. One. Good job. Um, I don't have