Okay, I would call call the meeting to order. Good evening everyone. This is the municipal annuous board of the burough of river edge. It is Wednesday, June 25th, 2025. Time now 7:31 p.m. This meeting of the municipal land use Board of the Burough of River Edge is being
held remotely and recorded via Zoom due to Burough Council Chambers on availability and is in compliance with the provisions of the Open Public Meetings Act and associated regulations. None of this remote meeting was published. Notice that this remote meeting was published in the Bergen record, posted on the front doors of
Burough Hall, and posted on the Burough's website. Notice included the dial in and login information necessary for public participation and access to this meeting remotely. Copy of the agenda for this meeting was made available on the Burough's website near the posting of the meeting notice and included the dial in and login
information during the public comment period of this meeting. If you would like to make a public comment, please press the raise hand button on Zoom or dial star9 on your telephone keypad to raise your hand. The board will address you by name or by the last four digits of your telephone number. You may mute
and unmute yourself by pressing the microphone icon on Zoom or dialing star six on your telephone keypad. You must state your name and address clearly prior to making a public comment. With that, I will ask Miss Steinley to call the role, please.
Hello. Thank you. Uh, Mr. Mayor, I believe he is absent at the moment. Mr. Kaslin here. Mr. Cray is excused. Miss Bolan here.
Mr. Kigo. Absent at the moment. Mr. Gibbons here. Mr. Feffer here. Mr. Goier here. Councilman Glass, he's excused tonight.
Excused. Yep. And Mr. Savo was also excused, I believe. Yes. Yes. All right. Also present, we have our board planner, Mr. Barren, our board
engineer, Mr. Flores, and I do not see Mr. Deppkin at the moment. Was Mr. Deppkin available this evening, Ed? I thought he had a You're muted. Say that again. Was Mr. Deppkin available this evening?
I thought he may have had a conflict. Um, he should be here. He was invited. Okay. I thought I thought he said last meeting he wasn't coming tonight. Yeah, I thought that was last meeting. Okay. Ed um Ed Alter Jason though I see him
asked Jason are you good now as far as getting let in? Yes. Uh you know what it is Ed I mean you remove me from the other account from the computer. So if I have to see the plans I'm not going to be able to because this is from my phone. Um if you
could allow my I don't know for some reason I tried to log in with the other account and it says that I Marina maybe you can help. I tried to promote him to finalist, but it didn't work. He's He's been promoted now, man. Yeah. Now, now I'm promoted through my phone. It's just the only thing I'm not going to be able to see the plans once
they share that on the screen. Can you log in with your other account, too? Uh, it says that I I been removed and I have no access anymore. Okay. Um, I'll try and get it back. Thank you. Appreciate that.
Okay, Styl's working on that. We will continue on with our agenda for this evening. First item of business is the approval of minutes. We have minutes from our June 11th, 2025 meeting and draft of the minutes were circulated for board's review prior to this evening's
meeting. Open it to the board for comments or questions on the minutes as presented. There being no comment, I'll look for a motion to approve, please. So moved. Thank you, Miss B. Is there a second? Second.
Okay, you're you're muted. Second was Mr. Gibbons. Uh, I think it was Mr. Mr. Cody. Mr. Okay. Yeah. and everyone was present. So, we can just do a voice vote.
I'm going to abstain because I ended up with internet problems so I wasn't at the whole meeting. Okay. Uh with my abstension, all in favor? I oppose any my abstension. Okay. Minutes are approved. Thank you. We're
going to move to our next item which are the executive minutes of June 11th, 2025. Um, draft of those minutes were presented to the board for in for review, comments or questions from the board. There being none, I'll look for a motion
to approve the minutes as presented. So move. Thank you, Mr. Pepper. There a second. Second. Thank you, Miss Bolan. All right. And same thing, Mr. Kaslin, will you abstain? I will abstain. So by abstension, all in
favor? I. Any opposed? The minutes are approved. Thank you. We're going to move now into the public hearing and adoption of the housing element and fair share plan.
I'm going to turn the floor over to our burough planner, Mr. Barren. Sure. Good evening everyone. Um Tom Barren with the firm Burgess Associates. We represent the burrow as its planning consultant. Marina, for this, do I need to be sworn in? Yes. I was just going to say I'll just swear you in. If you raise your right hand, you swear affirm that the
testimony that you're about to give will be the truth, the whole truth, and nothing but the truth. I do. And you can just state your name, your lensure for the record. Sure. Tom Baron's licensed professional planner in the state of New Jersey as well as a member of the American Institute of Certified Planners. Again,
with the firm Burge Associates located in Westwood. Um, we've represented the burrow since at least 2015 2016 as its planning consultant. Uh, I was involved in the preparation of the burrow's 2020 housing element fair share plan. And our
firm uh has assisted about 43 other towns in preparing their municipal fair share plans uh for this current round. If if you accept those as qualifications, we we'll we'll accept them, Mr. Bar. Very good. Okay. So, thank you.
What I'm going to attempt to do to facilitate this conversation is take about aiming for about 15 minutes um through a PowerPoint presentation. I'll be as thorough but also as brief I could possibly be recognizing that there's two applicants waiting to proceed. So, again, for their benefit, I think the
board's business in this matter will be probably about 20 minutes realistically. So, just you hang with me, I will share my screen and we'll try to make this as painless as possible. Bear with me. All right. Can everyone see?
Good to go. There we go. All right. Great. I saw it on my end. Didn't see the news. Okay. So, uh, as I said, um, here to assist the board tonight, um, in conducting a public hearing on the burrow's 2025 housing element fair share plan. The document is
dated June 12th, 2025. And the plan specifically addresses the bureau's fourth round affordable housing obligations and the manner in which the burrow will address those obligations. To be clear, these are uh affordable h housing obligations assigned by the state of New Jersey. This is not the burrow. This is not our firm indicating
that the town needs to b more residential units or affordable housing. So again, this is a um an effort to comply with the state's affordable housing requirement as assigned to the bureau. And the plan itself is for the period um we're referring to as the
fourth round, which is for uh 10-year period from July 2025 to July 2035. And one of the primary objectives of adopting this plan is to maintain the burrow's immunity from what's called exclusionary zoning or builder's remedy
lawsuits. Um, which means that in some cases where towns don't comply with this process, developers are able to go find sites and develop in ways that are usually much more intense than that individual town would allow. So, for instance, they might find an an acre of of land that's vacant or not, build a
sto a develop a multif family apartment building with x number of stories with so many units that would uh typically not be allowed by the the town zoning ordinance. So what the immunity does is protect the burrow from those sorts of challenges or lawsuits. So um given that
that's the case, I strongly recommend that the the board um adopt this document. We usually don't tell you to adopt something, but because there's a a a time constraint of June 30th, which I'll explain the process in a bit by which all towns in New Jersey have to adopt their fourth round plans. Again,
here we are June 25th. I strongly recommend you adopt the plan this evening um for the reasons stated and I would also offer that the plan itself uh one of the overarching goals is to achieve compliance in a way that minimizes impacts to the to the burrow. Uh and the plan itself is divided into
four sections. There's an introduction um sort of giving an overview of uh affordable housing in New Jersey uh requirements of this plan. The second section is what's known as the housing element section of the plan which I'll discuss in a moment. Section three is
the an overview of the fair share obligation or the town's um assigned obligation that it must address. And the four is the fair share plan. Essentially, how the town will satisfy that that obligation. So, since we last met with the board at its last meeting
on whatever two Wednesdays ago was, uh the plan has not changed in any significant way. So, this shouldn't be anything new for the for the board. But, um again, this is a public presentation. So, uh we'll go through the motions here. So one of the questions we we get commonly asked is how do we get here to
this this fourth round again for the period 2025 to 2035. So in fact municipalities for over 50 years have had to uh address their affordable housing needs and specifically um the Supreme Court in 1975 determined that
the state constitution requires municipalities to provide a realistic opportunity to address their fair share of affordable housing. So, it took a while for that to shake out to try to understand what that actually meant. But, um, this is not a new requirement. Again, towns have had to address this
for at least 50 years. Um, though the the numbers themselves as far as the affordable housing obligations and the administrative uh compliance process has evolved over time. So, as I as I mentioned, it began in 1975 when uh a group of descendants of sharecroers in
Mount Laurel, New Jersey sought to develop their land. um they were eligible for a grant, but they wanted to develop the land in a way that was not conforming with the local zoning code. They wanted more intensity essentially than the town would allow on their uh I forget it was one house per acre or two
acres. In any event, the town basically said, "Well, if you can't adhere to our standards or you can't afford to live here, you better find somewhere else to live and a few other nasty things." So that issue got challenged all the way to the New Jersey Supreme Court which they made at which they made that initial decision known as the Mount Laurel one
decision. Um and again interpreted the state constitution that towns have this affordable housing obligation. Eight years went by towns didn't know what to do with this. No affordable housing got built. So in 1983, Supreme Court rendered its Mount Laurel 2 decision
which clarified that not just every developing municipality but all municipalities in New Jersey had this obligation and they provided some guidance um so that the legislature could act and provide a more specific framework for how towns ought to go about this. And in 1985, the state
legislature did that by adopting the state's Fair Housing Act, which also created the Council on Affordable Housing, which is a state which was the state's administrative agent, which oversaw affordable housing for rounds one, two, and partially through round
three. Again, we're here in round four. Um 1986, Mount Laurel 3 decision affirmed the validity of the Fair Housing Act. And then we got into the the rounds. So the first round extended for the period of 1987 to 1993. Second
round was 94 to 1999. And those first two rounds frankly worked very well. And again COA administered uh that process. Then we got to 1999 and and the verge of round three and and COA came up with a new methodology uh or a new way of calculating municipal housing need
numbers and that got challenged. It ended up in the courts for nearly a decade. And finally, the Supreme Court got so fed up that in 2015, they rendered their Mount Laurel 4 decision, which basically determined that KA is dysfunctional as an administrative agent. Um, and therefore, the courts are
now going to take over the process. Um, thereafter, chaos ensued as far as um, towns having to compete with, not compete, but negotiate with um, an affordable housing advocate known as Fairshare Housing Center. And so all towns participating in the third round
process, including River Edge, ended up settling with Fair Share Housing Center, not based on any prescribed rules, but really just based on terms of negotiated settlements on a municipal basis. So it was the wild west where it was every town for themselves, and it was not a very municipally friendly process.
Um, and again, that got us all the way till essentially now till the end of June 2025. I will note that within the third round court system, the bureau did get its third round plan certified and it was able to reduce its obligation to what's called a realistic development
potential of zero units, which I'll elaborate on, but but essentially they um were able to recognize that the town was is fully developed and therefore again was able to sub substantially reduce its obligation at that time. And then finally, in March of 2024, the uh
state legislature enacted amendments to that original 1985 Fair Housing Act. And this new document is being referred to as the Fair Housing Act 2 or the Amended Fair Housing Act. And it establishes the guidelines um for this new fourth round
um just 15 months ago. So, as far as the the process is concerned, we're operating under this new fourth round compliance process. It's for a 10-year period again uh 25 to 2035. Um the entire state has had just 15 months to
digest what the new legislation actually means. And in the legislation, it prescribes a new methodology for calculating one statewide housing uh the affordable housing obligation statewide which trickles down to six regions throughout the state and then gets
divvied up into the uh 565 or so municipalities throughout the state. There's also a new administrative review process through what's called the um the program. I'll use air quotes. It's called the program uh in short as well as a process for mediating disputes
between municipalities and any prospective challenges uh or developers. In that legislation, the um Department of Community Affairs or the DCA was designated the entity to prepare these statewide uh affordable housing need
calculations by October 2024. They did that in short order. Um in doing so they indicated that those numbers however were non-binding and advisory. So that left the towns to have to come up and confirm their own numbers. Um which
becomes a bit convoluted because you had to use the same process and essentially the same criteria that they used and yet you had to come up with your own set of numbers. And these these individual municipal numbers were based on three primary factors. The first being the increase in the equalized value of
non-residential uses in the town from 2000 to 2024 at the time. Um it also in uh considered uh changes to income in the municipality and finally uh included what's called the land capacity factor and essentially the amount of land uh
tabulated the amount of land that could be developed to produce affordable housing. So some t some towns challenged the DCA number. uh in River Edge there really wasn't much room for dispute so we accepted the DCA number and towns had to um accept their number by resolution
by January 31st 20125. The bureau did that I believe on January 23rd again accepting the DCA's um assigned number for the municipality. That then brought us to uh through what was known as the challenge period where any town seeking to adjust their number
um was then challenged. uh a number of towns where I believe there's about 159 that ended up in various uh forms of litigation through the month of February. Eventually uh those uh aspects of litigation were resolved and every town more or less got its number by
March of 2025. So just really what would it be about three months ago towns have gotten their number. So they've had about three months to then come up with a plan where in the past round the prior rounds towns have had anywhere from six to nine months to prepare their plan. So, we've had a very um short period of
time throughout the state for towns to have to do this in a very um what we perceive to be a rush process. Nevertheless, again, I mentioned there's this June 30th deadline and here we are to fulfill that mandate. Once the bureau adopts its um housing plan hopefully
this evening, the council will have to endorse it and I believe they're scheduled to do that at their council meeting tomorrow evening on June 26th. Um, starting on July 1st, there is a another challenge period where any interested party throughout the state can challenge a municipal housing plan
based on a prescribed procedure and and certain uh we'll call them rules of engagement um which they must adhere to. And then come September, the bureau and all other towns will know whether or not they've been challenged and then mediation can occur thereafter if necessary. And then finally, by March
31st, 2026, all towns must adopt any ordinances to implement their various affordable housing components. And I'll describe the burrow's components in just a moment. So the first section of the plan is uh again the introduction. It provides an overview of affordable housing essentially to define what
affordable housing is. Um the New Jersey Home Mortgage and Finance Agency u provides income limits to determine who qualifies for affordable housing and it's based on income um predicated on on the median income of the region. Again, we're in region one, which is Bergen,
Payic, Hudson, and Sussex counties. And it also considers how many people live in that household. So just for example, um the median income for a four-person household in in region one is $127,200. Anyone any fourperson household that
earns 101,000 or 760 101,760 or less would technically qualify for affordable housing. And as you see, there are different levels of affordable housing. There's moderate housing, which is at 80% of median income, low, which is at 50% of the median income, and then
very low, which is at 30% of the median income. Um, I already ticked off uh the the abbreviated history of affordable housing in New Jersey. So, we can move on from that. And then finally, the section one articulates the housing element and fair share plan requirements as dictated by this new fair housing act
two as well as the municipal land use law which governs um development in New Jersey. Section two is the housing element portion of the document. Again, this is a housing element and fair share plan. Uh this is one of two required master
plan elements by the municipal land use law. So for every town in order to have a valid zoning ordinance, you you must have at least a housing element and you must have a land use plan element. The housing element is the only document that has to be endorsed by a town because it in some cases it commits the
town to some types of funding. Um and and I'll give an overview of that uh in a bit how that relates to river edge. But but again usually a master plan element is the perview of the planning board. Um in this process the housing element must be adopted by the planning board but it also must be endorsed by
the council um given if you know the extent to which there are any commitments that the governing body must adhere to. The housing element um also gives an overview of the burough's existing land use pattern. You could see on the chart on this particular slide it gives the distribution of the the
various land uses that exist in the burrow. For example, about 63% of the land area in the burrow is occupied by single and two family development, which is actually considerably less than most of the other suburban towns in Bergen County. And you'll notice that just 5.6%
um are attributable to commercial properties. And then finally, the housing element, as required by um state law, requires that you provide an overview of the burough's housing stock, its population, and employment trends um in order to establish projections as
they relate to affordable housing. Just to tick off a few uh points of interest, um since 2000, I would offer that the burough's housing stock has remained relatively stable, not increasing any more than about 100 units. 69 of those being the multif family development
that's on Kinder Kamak Road just south of Holland Avenue. Um about 84% of the burough's housing stock was constructed prior to 1984. So at this point we are our housing stock is a bit aged. Um our peak population occurred in 1960 and it
was just over 13,200 residents. Today we're at about 12,000 residents. So about 9,000 not 9% less than that 1960 peak. Um, and it's and again, it's never gotten anywhere close to that number since. Um, and I would just offer that
the housing element recognizes that the town is fully developed, that there's really not much room for growth, which it relates to the the opportunity for new housing as well as for employment, and that's a theme that was identified in the town's housing plan that was adopted in 1988. So for for nearly four
decades, the town has um identified itself as being fully developed. And I would concur with that conclusion. So jumping into the meat of what this plan is all about and the burrow's fair share uh obligation, I noted that the
DCA was instructed to come up with the statewide affordable housing obligation for this 10-year period. They did that. They came up with a number of about 85,000 that uh the state of New Jersey should provide in that 10-year period. That number again was divvied up into the six housing regions. The borrow is
in region one which actually got the most of uh the allocation of all the six regions and the region one obligation was 27,743 affordable housing units which was then divided into the individual
municipalities. Uh Burough of River Edge being one of those. I'll note that where I said they get divided into all the towns, they actually do not get uh divided into what are known as urban aid municipalities. I believe there were 42 in this process that were exempt. They included the the likes of Hoboken,
Jersey City, Hackinack, Montlair, and there's actually um litigation going on as to why those towns should or should not be exempt. But uh be that as it may, they are exempt for the time being. Um and the bureau's obligations are as follows. So the the the DCA assigned the
burrow a fourth round present need obligation of 32 units. Present need refers to existing units or the rehabilitation of existing units that qualify um for this type of uh relief, let's say, but the the law allows
municipalities to conduct what's called a structural conditions or windshield survey to assess the actual need in the community. And the bureau did that. So, we were able to adjust our number from 32 units to seven units, which is fairly consistent to the uh burrow's third
round obligation. And the more concerning number is the number that was assigned by the DCA for the prospective need, which relates to new units. So, so DCA is saying the Burough River should construct 159 new units of affordable housing between 2025 and 2035. And why that's
significant, you might look at that number and say, "Wow, that's a large number by itself." Most towns don't develop affordable housing in affordable housing only projects or exclusively affordable housing. And the way they do it is typically through inclusionary development which means that it includes a mix of market rate housing and
affordable housing at a typical ratio whereby 20% of the total number of units uh is designated affordable. So if you have an obligation of let's say um 20 affordable units that means you'd have to produce about a 100 units. So, if you
do the math and you do 159 affordable units times five, the state is saying that the bureau should be able to build or should have to build 795 total units within that 10-year period. And I probably everyone on here would perceive that to be unrealistic and unreasonable.
The good news is that the law allows towns like River Edge that are fully developed to take advantage of what's called the vacant land analysis, which we did in the third round. And as I mentioned, we reduced our third round number to what's called the realistic development potential. and the third round number was zero units. And again, we've concluded that the burough's
fourth round number should be zero units. The vacant land analysis takes a look at all of the vacant and developable land in the town that can produce at least five units or more um and that is not environmentally constrained. And by the number of zero, you can see that the town has no such
land that could be developed for affordable housing. Um so it it doesn't end there. Um and you'll notice uh the chart below gives an overview or a summary of all the the bureau's obligation since since the first round. So again, we have this present need a rehabilitation obligation of seven units
which has to be administered through a rehabilitation program. This was taken care of by the bureau through the Bergen County home improvement pro program for the third round. We expect that to continue for the next 10 years. The bureau's first and second round obligation again for that period of 87
to 99 was 73. That doesn't go away. Um at at the time the burrow again thought itself was was fully developed so it didn't really address it at the time. So that number kind of lingers and carried forth through the third round and then we had the third round state obligation
was 197 but we reduced that to zero. Um and again here we've the bureau was assigned for the fourth round a number of 159 and again that number was reduced to zero. So as far as how do we satisfy these various obligations, there are a few
components. Um the first being this prior round obligation that must be satisfied. And this the aspect of these plan components are articulated in the town's um third round plan that was court certified and also included a settlement agreement with fair share housing center. So these mechanisms or
components um include the existing uh senior units at St. Peter's Church. They're attached to the church. There's 23 total units, 18 of which were applied to this prior round obligation of 73 units. There are also three existing group homes in River Edge uh at the
addresses indicated um which add up to if I do my math right about 12 group home bedrooms. So it's not the actual um structure but the number of bedrooms that give you the credits. And then finally, as part of the third round compliance process, the burrow adopted two redevelopment plans. One known as
the re new bridge landing station redevelopment area. I'll show a map of that in just a minute. As well as the Kinder Kamak road redevelopment area, each providing the number of units um and corresponding bonus credits in one case to achieve that number of 73. I'll note that towns can only achie satisfy
up to 25% of their obligation with bonus credits. So that's why we stopped at 19 in this case. So these mechanisms or components um generate up to 54 actual affordable units and also include 19 bonus credits to get to that number of 73 units.
And you can see that all the mechanisms are either completed or the zoning has been adopted for those components. Um, and just to give an overview of of the sites briefly, this is the new bridge landing uh redevelopment area. It's it surrounds the new bridganding train station. You can see the parcels
in question, some of which are owned by NJ Transit and some of which are owned by the Burough of River Edge. And as you can see, the site itself is bisected by the rail corridor. The second redevelopment plan area is actually right across the street or just to the southwest is the Kinderac Road
redevelopment area. It's about an an acre in area currently occupied by uh the Let It Grow U landscapers headquarters as well as a laundromat. Um and it's zoned for I believe 20 units per acre with an affordable housing set aside of 20%.
So although I said we reduced our fourth round obligation from 159 to zero, that 159 doesn't necessarily go away. It translates to what's called unmet need. And unmet need is essentially the difference between the state assigned number and your realistic development
potential. So in this case, the math is 159 minus 0 is 159. So that's our unmet need. However, the state doesn't require that you address that in full. It says that basically you need it's aspirational. you need to uh put forth a good faith effort in trying to address
as much as you can and in this chart you can see how the burrow does that for its fourth round plan. Some of these mechanisms carry over from the third round but nevertheless it's our opinion that they still qualify and you could see that the surplus units from the St. Peters residents five of of the 23 um
satisfy this obligation. And we have the new bridge crossing inclusionary development which is that 69 unit multif family development on the east side of Kinder Kak Road just south of Howland. It has 69 total units and seven senior units um which qualify. Um and just
north of that is what's called the multif family and senior conditional use district um within which um that inclusionary development occurred. And so there are other uh parcels which are developed with single family homes that are technically within that district but in theory could yield another 24
affordable units. And then finally as part of the third round process the burrow created uh what's called an overlay zone over the prop the three parcels on Newbridge Landing Newbridge Road on Newbridge Road which are developed as the the site that has the
golf course simulators. Um there's a new uh retail plant store and the BP gas station are the three parcels that are in this overlay zone. And if if developed with housing, they would generate at least 13 affordable units. So you can see that those add up to 49
of that uh 159 uh number of unmet need. This is just a satellite view of that particular overlay zone. Again, you have the BP is that southerntherly lot, the golf course uh simulator site in the middle, and then the uh retail plant
store to the north. And so, just two more slides, so hang hang in there. Uh so, just some considerations. Um the program um is is the state entity that's going to be reviewing uh all this, which which again is a new process. Everybody's learning
um as we go. Uh the tires are getting changed as the car is speeding down the highway. So, we're all kind of learning. There are all sorts of disputes throughout the state. So, our vacant land analysis will be reviewed. Although, I I I believe because we got certified for zero units in the third round, nothing's changed. It should
remain the same. Uh, however, there's this new requirement that is a new feature of the fourth round legislation which says that um towns have to satisfy 25% of their perspective need obligation as adjusted uh through redevelopment. And there's at least four different
interpretations throughout the state of what that means. Our interpretation is that it's 25% of the RDP which um has been true in prior rounds meaning that perspective need that is adjusted is the realistic development potential. That's just definitionally how it's been
applied. So 25% of zero in this case is zero. That's our position. The other position that the more extreme position that fair share housing center and some others take is that it's actually 25% of the unmet need. So in this case it would be 25% of 159 which gets us to an
obligation of about 40 units. So that there will there is going to be a challenge in the fall as to what this actually means. So the bureau should think about how it might respond to that if it's interpreted not in favor of our um uh view of it. But but I would note
the way we're interpreting it is the way the majority of towns in New Jersey are interpreting it. And again there are four different variations. Everyone's kind of doing their own thing. But um I would say 99% of the towns we represent as well as the majority of other towns participating in this process have the same view that we do. We just don't know
how the the program or the courts are going to land on this one particular issue. So as my third bullet point is that the burrow again just think about how it might satisfy an increase in the obligation if it occurs and and there is a a subcommittee that was uh established and designed to do that. So that's
something we could talk about over the summer. Last but not least, next step. So, here we are, June 25th. Again, I would advise the board to adopt this document, the June 12th housing element fair share plan. Once adopted, it has to be filed with the program um within 48 hours. So, we'll work with the burrow's
affordable housing attorney um andor Marina to make sure that happens. Tomorrow evening, the mayor and council should endorse the plan, which is part of the compliance process to preserve immunity. We'll get uh beginning July 1st, extending through August, we'll have that plan challenge period. come
the fall, we'll know whether or not actually come September 1st, we'll we'll know whether or not we we've been challenged. We'll have to deal with that accordingly. And then finally, we'll have to adopt any ordinances um as identified in the plan. So, that's an overview of the plan. I will stop sharing and be glad to answer any
questions. I guess we'll start with the board and then maybe turn it over to the public, Mr. Chairman. Okay. Thank you, Mr. Barren. Uh questions from the board. crickets. All right, we went over a lot of this two weeks ago, so it's not new information and we
had some questions then. I'll note for the record. All right, silence being golden. Okay, we do looks like this is a hearing and there are there is one member of the public. Yeah. Okay. So,
on their phone. All right. Okay. Do we need a we need a motion to open to the public then? So moved. Mr. Given. Is there a second? Second. Thank you, Miss Bolan. All in favor? I I abstained. Okay. We are now open to
the public for comment on this aspect of the agenda only. Again, this is the housing element and fair share plan. So, the one member of the public is dialing in on their phone. So, if they're interested in commenting, please
press star 9 on your telephone to raise your hand and then we'll let you let you speak. All right. And then you'll have to press star six to unmute yourself.
All right, I think you're good to go. Uh, hi Dr. Say here from resident 657 Bogurt Road. I did receive this letter. Tried to get around by Zoom but couldn't do that. I mean u I'm not an expert about
this zoning and all those thing just as a neighbor of a concern especially looking at the size of this garage. almost 600 square ft and 9 ft of the height. Hello. Can you hear me? Could you are you are you here to
comment on the housing element and fair share plan? Uh actually I have logged I mean I logged in just now I just dialed in now because I was late you know came late just I don't know what happened behind but only the my my concern I just want
to bring my concern and then whatever the decision I will go with that you know I just want to bring one of my concerns that this sir sir just I I think we're getting ahead of ourselves you're here for the application on Adams Avenue is that accurate uh that is the uh yes this is uh what is
that the Japan Avenue. Uh well, maybe Jefferson, right? So, but just so you're aware, we're not up to that point on the agenda. So, the board is wrapping up its discussion of its housing plan. Um do you have any comments about the housing plan? No, no, no. This is I think you know,
you know, because I I joined in between, so I didn't know where you are in the meeting. Okay. Great. If you're looking to make a comment on the Jefferson Avenue application, that is later on in our agenda this evening. Okay. All right. So, we'll we'll let you know
when it's time for that and I'll let you um come back and speak again. Okay. Uh but what what time would be that on the agenda? Cuz entire time have to wait. No, you have to you'll it'll be it'll be a few minutes.
We've got a couple of other things uh items of business to attend to, but you're welcome to stay. Yeah. So, should I be back in half an hour? that will be u I couldn't I couldn't give you an exact time it all depends on the flow of
business with the on our agenda this evening so um okay but again I invite you I will try it half an hour you know and then even if you'll pass through that agenda point and at least I can bring my concern at that point hopefully okay okay thanks very much
thank you sir byebye okay since we have no one else in the public I'll look for a motion We close to the public. So move. Thank you, Mr. Feffer. Is there a second? All in favor? I I
All right. Uh at this time, we uh due to the time constraints that Mr. Baron's alluded to in in his testimony. Um, we do have a a motion uh that was circulated um approving uh or adopting
the 2025 housing element and fair share plan. Um, but prior to uh a motion on that resolution, I'll look to see if there are any final comments or questions from the board.
If not, I will then look for a motion to approve the resolution. So move. Think I got Modia as a first or a second. Second. Think I got Mr. Given Fish.
All right. And this is uh I'll do the roll call vote for the adoption of the plan. Mr. Kaslin. Yes. Miss Bolan. Yes. Mr. Given. Yes. Mr. Feffer. Yes. Mr. Godier.
Yes. All right. The motion passes. Okay. Thank you all. Thank you, Mr. Barrens, for your your hard work and effort on the uh putting this together. Yeah. Great work, Tom. Uh collaboration. I appreciate it.
Okay, we are going to move along in our agenda for the evening. We are now into memorialization. Uh application by Darkstar Development. The property in question is 335 Johnson Avenue, block 1405, lot 3 seeking
approval and extension of a variance uh previously granted by uh the board. Draft of the motion was of I'm sorry, draft of the resolution was circulated to the board prior to this evening's meeting. Open it to the board for comments or questions on the draft.
There being none, I'll look for a motion to approve the resolution as provided. So moved. Thank you, Miss Bolan. Second. Second. Thank you, Mr. Beick. All right. I'll only call those eligible. Miss Bolan, yes.
Uh, Mr. Gibbons, yes. Mr. Feffer, yes. And Mr. Goate, yes. Okay, the motion passes. Okay, thanks everyone. We are now going to move under
completeness review section of our agenda this evening. The first application is David Allen property in question 124 Jefferson Avenue, block 613, lot 13. Application seeks variance approvals for a detached garage. Miss
Steinley, thank you. Yes. Prior to the meeting, I reviewed the proofs submitted by the applicant and found them to be sufficient for the board to have jurisdiction over the application tonight. Okay. Thank you very much. Mr. Deppkin
has not made it here. Uh Mr. Barren, I don't Did he took Mr. Barren is off? Okay. Uh he's back. He's back. Yes. I I'll be honest. I I did not take a look at those application materials. I didn't think you had. That's why I was just wanted to confirm that was the
case. So all no problem there. Uh Mr. Flores, are we doing both? Uh uh good evening everybody. Good chairman. Are we doing both applications or just first one the 124 Jefferson Avenue? We're we're we're attending to 124 Jefferson right now. 124 Jefferson Avenue. Okay. Um good
evening everybody. Um I'm just covering for Rob Costa tonight. Uh Jason Flores Costa Engineering. Uh we I would also re uh receive a copy of the architectural plans uh dated uh May 5, 2025 prepared by Joseph uh uh by Mr. Joseph Farah. Uh
we also reviewed the property survey uh prepared by Mcnal Engineering. Uh the letter of non-compliance for Mr. Steven Deppkins and the uh land use board zoning application and the information provided is sufficient for the board to move forward uh with a hearing tonight.
Okay. Thank you very much. Um, questions from the board on completeness. Okay, there being none, I'll look for a motion to deem the application complete. Some moved. Thank you, Miss Cody. Is there a second?
Second. Thank you, Mr. Feffer. All right, Mr. Kaslin. Yes. Miss Bolan? Yes. Mr. Mr. Gibbons. Yes. Mr. Feffer. Yes.
Mr. Yes. Okay. The motion passes. Okay. Thank you very much. We're going to move to the next item under completeness review. The applicant is Danielle and Daniel Rapaort. Subject
property is 726 Center Avenue, block 411, lot 9. application seeking approval of a proposed addition and renovation to the subject property. Miss Styling, thank you. Prior to the meeting, I
reviewed the proofs submitted by the applicant and found them to be sufficient for the board to hear the application tonight. Okay. Thank you very much, Mr. Flores. Um our office review uh the architecture architectural plans prepared by Scott
Bella uh with a date uh May 21st, 2025. Uh the uh boundary survey uh from uh Mr. Smitch uh surveying um Mr. Smitch from SER, you know, from Smitch surveying uh the letter of non-compliance from Mr. Ste uh from uh
our uh signing official is Steven Debkins and the land use board's uh signing application and the information review is sufficient for uh the application to move forward tonight. Okay. Thank you, Mr. Flores. Questions
or comments from the board on completes. Okay, there being none, I'll look for a motion to deem the application complete. So moved. Thank you, Mr. Given. Is there a second? Second. Thank you, Mr. Feffer. All right. Mr. Kaslin, yes.
Miss Bolan, yes. Mr. Gibbons, yes. Mr. Feffer, yes. And Mr. Godier. Yes. Okay. The motion passes. Okay. Thank you everyone. We're going
now under new business under our agenda this evening. The applicant is David Allen. Subject property is 124 Jefferson Avenue, block 613, lot 13. Application for a proposed detached garage seeking
variance relief. I believe we've got the applicant, Mr. Allen and his architect, Mr. Sarah. Good evening, gentlemen. Good evening. M. Dy, if you would do the honors. So, if you please both raise your right hand. Do you swear or affirm that the testimony that you're about to give will
be the truth, the whole truth, and nothing but the truth? It is. All right. And Mr. Allen, if you please state your name, spell your last name, and provide your address for the record. David Allen, A Len, 124 Jefferson Avenue, River Edge, New
Jersey, 07661. Thank you. And Mr. Sara or Sarah? Yes. Uh, Joseph? Yep. State your name and then provide your background. Sure. Joseph F. Sarah Jr. S A R R A 168
Cozy Lake Road, Oak Beach, New Jersey 07438. And could you provide the board with some background on your lensure and experience? Uh I've been a licensed architect in New Jersey since 2000. Uh I'm registered uh
an engineer in New Jersey since uh 2010. I'm licensed in six other states. I've testified in front of uh a number of other boards. Uh this is the first time in front of River Edge though. Um and I've been practicing for
over 20 years. Questions from the board to Mr. Sarah's qualifications. Okay. There being none, uh Mr. Sar, I'll turn over to you. I imagine you provide a summary of the application, please. Uh I believe uh Mr. Mr. Allen was just
going to give an overview at first and then I'll get into the technical aspect of it if that's that that works too, Mr. Allen. Sure. Thank you. Good evening everybody. Thank you for your time. Um yeah, so just brief overview. Moved to uh River Edge in December of 1999.
Um love the town, love the house that we're in. Um three kids to the school system. Um two of them are River Edge Fire Department volunteers. Um, son is also a member of the Boy Scout troop in River Edge, Troop 2295. Um, been wanting to build, I'll say, my dream garage
since we moved here. The existing garage is a single small garage built when the house was built. Um, in a dilapidated state, the sill plate is completely deteriorated by termites. The concrete sled is also deteriorated. Um, so I would like to build a two-car
garage on the same lot in the back left corner of the property. Um, I have an irregular shaped property, so it's kind of challenging. Um, I reduced my original size of the garage to where where you see it now on the plans. Um, just so it's more manageable on the property and also to keep a 4ft set back
from the rear inside property lines. Um, you know, mainly it's for going to be for storage and also I have an antique motorcycle and car that have been outside unfortunately for the past 20 years in a temporary, you know, tarp structure. um you know, out in the
weather. So, I'd like to get them inside u protect the investment. Um so, I'd like to keep them inside this two-car garage and also, you know, I'll say going into my years of retirement here, hopefully the next three or four years, a place that I can, you know, work on these vehicles, you know, with my son
who's got quite the interest in the in the same things that I do. Um been working at Teter airport for the past 38 years in aircraft maintenance and management. Um so um that's the the brief overview of uh the garage.
Okay. Thank you, Mr. Allen. Yep. Mr. Sarah, thank you. Thank you, ladies and gentlemen. Um as uh Mr. Allen said, uh he's we're proposing a garage to replace his existing onecar garage that was built with the house um which is
deteriorating. Uh, the new garage is going to be 25 ft x 26 ft garage uh with a loft for household storage items and uh car parts. As he said, he has an antique car mo car and motorcycle. Um,
he's uh looking to place it on. We situate it on there. Right now, the existing garage is on the back lot line. It's only uh 6 in off the back lot line. the new garage we're proposing to be within the the zoning of four feet on
both sides. So, we're improving the setback for the garage uh currently. Um the material materials for the garage uh he's planning on using vinyl siding and asphalt shingles. the colors haven't
been determined because he's made it known that once the garage is built, he will probably be upgrading and deciding on his existing house. So, uh to say he's matching the existing house would not be accurate. Um
he's for lighting. I know that was one of the questions of the uh Mr. Costa is just some uh down lights in the front canopy of the garage. uh the overhang over the garage door. So there would be no light spread to the neighbors and
just a small wall mounted light by the uh side door uh just the when he's move going between the garage and the and the deck uh to see the walkway. Um going to Mr. Casa's uh zoning review.
Um I have a couple clarifications. uh he brought up um the building coverage which I apologize was not on the drawing but he wanted it clarified for the meeting. uh the existing building uh
coverage is with the the building the garage and the deck uh comes out to be 13.5% which is under the 25% that is required and the new garage uh the new building and garage is uh and
the deck will come out to 18.38 which is still under the 25. So there would be no variance required for building coverage. Um, as far as lot coverage, I did without amenities because there really are no yard amenities
would be added to this. So I'm I'm taking the more restrictive and the existing would be uh with everything new driveway garage and the existing building stairs walkways is 19.35%
which is under the 30% required and the proposed uh with the new garage and everything would be 26.26% which is still under the 30%. So there would there'd be no variance required
for lot coverage. The variances that are required is the maximum area for a detached garage. Uh what's required is 450. We're proposing 650. Um and as the homeowner uh mentioned, he originally
wanted a bigger garage, but um knowing the requirements, he paired it down to get it as small as uh possible being comfortable to put um a car, motorcycle, and then just yard equipment because
he'll be using this as a uh to store uh lawn equipment. So, he won't need a shed on the property. Um the other variance uh required for the the garage is height variance. Um zoning uh requirement is 15 and he's
proposing 19. Uh the reason for that is he's looking to have a stairs up to this loft to uh like I said store car parts and uh household storage because he has limited storage in the existing house. Uh currently uh he has no plans on
making this a habitable space. Uh that was one of the other comments from the engineer. Um there's no intention of doing that uh for the building. Um as far as soil movement, approximate soil movement is
about 26.5 cubic yards. It's just for the footings and foundations. Um and that's about it. If you have any questions, feel free.
Thank you. Okay. Uh let me turn it over to Mr. Flores, please. Um good evening. Um thank you for clarifying uh the the a couple of items from our general comment from the review
letter. Um so going back to just for clarification purposes. So the lat coverage and improve lat coverage for the existing and the proposed condition providing on the submitted plans were incorrect and and the numbers that you
testify tonight which I believe uh you said 18.24 for the proposed in you know uh building coverage and 26% for the uh uh for the lat uh coverage. Is that
correct? Uh yeah, 18.38% is for building coverage and that's proposed. And the proposed lot coverage without amenities. Like I said, the the definition for amenities, he has no
amenities that would add that 5% in there. So I just took the restrictive. Um and the proposed lot coverage is 26.26%. that and that calculation and uh correct me if I'm wrong uh that is with the deck
reduction because it's an open uh deck with uh a non-imperous it's just gravel underneath. So there and the code says 75% reduction in the uh area of the deck. Um and then also for the driveway
I believe Mr. Costas mentioned in his letter that uh any driveway uh impervious from the front of the h the face of the house to the backyard would is not included and that's how that that's how those numbers were
calculated. So yeah there'd be no variances required then that's for the light coverage. The only thing I do um I just want to uh point it out that uh for the credit is not applied for building coverage and I would like to see those numbers just reflected on the revised plans just for
you know just to make sure that we you know that that we accurately have those numbers in there. Um and the other thing it will just go back to storm water management as always you're uh having an increase. So uh some storm water management calculation will be needed. uh uh I don't know if I I I believe I
usually it's done as a condition of approval um you know soil movement also will be done as a condition of approval if the board should you know approve this application uh it will come for us for review and approval uh at that point uh uh another thing I want to ask uh I
saw a couple of retaining walls that is being implemented uh is the driveway is the gray going to change leading into the into the garage No, no, actually the the the garage the existing garage right now is on the flat on the upper part of
the backyard. It's all flat and it's real relatively flat to midway through the existing building down the driveway. Then it slopes down towards the street. Uh the retaining wall would be only two to three feet if that. Um because right
now the his front yard grade from his walkway to the current uh driveway it it it drops down and uh the applicant just wants to kind of put a retaining wall to to to level the front yard out
in that area. Okay. Um my my recommendation will be uh to you and then to the board if the application move forward is uh on once you pull out the soil movement permit show uh some gray spot elevations just to see how's that going to be changed on
the entrance of the driveway and the retaining wall. So that way you don't exceed the 4T uh 4T maximum allow otherwise you you know we have to ask for calculations and all that as part of the retaining wall. Um, I don't have any other comments
or any other questions from for you. Um, yeah, thank you very much. Thank you. I I do have a question if I may. Um, what are the utilities to
the garage going to be? Uh, he is right now there is electric going to the garage. um and he is planning on keeping electric. He stated that he might have to upgrade just for
uh some of the equipment for working on a car uh compressor or so forth. So he he stated that he might upgrade the electric, but there is existing electric there. Um there's going to be no plumbing at the garage
and um heating. He might just put a space heater in there. So, there might be a gas line run to the garage, but that that would be it. I'm sorry. I I accidentally cut out for a moment. No problem. Could you just rip the utilities? I'm
sorry. Sure. Sure. No problem. Uh electric is existing. Uh he might upgrade the electric if uh it's deemed uh not sufficient, but there is existing electric to the garage. Uh there's going to be no plumbing provided other than
possibly a gas line for a a space heater in the garage. And um yeah, no plumbing, just electric and a gas line. That's it. Okay. Thank you. No problem. If may I can I can can I ask one more
question? Uh professional. Uh okay. So, um, uh, related to the garage, uh, because that's where the variance is going to be, that the high variance for the garage and then the size of the garage. Uh, have you, uh, gone around the neighborhood and
confirmed that, you know, uh, there's another similar garage size around town around the area. I'm sorry. How this is how this is going to compare to to the rest of the neighborhood? I I have not, but I I would think Dave
could answer that. Yeah, I can answer that. So, if you look at the pictures, there's one of the garage on my the neighbor to the rear of me. Um, he has a two-car garage that's pretty much budded right up against the property line, against the back of mine. Um, his is about uh I think his is at 15
ft. Um, and then the the only other garages I saw in town in River Edge, um, with the 19 feet or higher are ones that are attached to attached to the house. Um, I did not see any patch garages that
height. Other towns I did, but I didn't see one in River Edge. There's a recent one on Spring Valley Road in Pramis that's quite quite large. Okay. Thank you. Okay, let me pull the board at this time. Uh, Miss Bolan, can I start with
you, please? Well, it sounds like it was a very thorough review for us, but uh since we we already know um the the resident on Bogurt has called in. Uh would you consider putting in some evergreens to
between the two properties uh to block the height of the garage? There actually is a neighbor to the to the left of me actually there's uh he has a row of arborites on his property that's already blocking the current garage. Um I'd have to go out and
measure how high they are. Um but a possibility if if need be if it's requested. I think I thought I heard him say though he was from Bogurt so he's he's not a next door neighbor. Oh I assumed his backyard was to you. Yeah. No, that would be uh the backyard.
The street behind me is Adams. Bogurt is the main thoroughare. I thought I heard he said he was from Bogurt. Okay, that that's all I have. Okay. Thank you, M. Mr. Mr. Feffer. Yeah, thank you. Just um one quick
question just to put it on the record. um you're not planning on um uh using this garage space for commercial purposes, meaning uh other cars that people bring to you for repairs or you know working on other people's cars as a
commercial business. Is that right? Nope. Yeah, absolutely not. That's that's correct. It's basically for my antique car and motorcycle. My my son likes to work on lawnmowers and snowblowers, so that too. Okay. Thank you. I have no no other questions. Thank you.
Okay. Uh Mr. Gibbons. No, I I don't have anything very well thought out and I'm good. Thanks. Thank you, sir. Mr. Kodier. Uh no questions at this time. Thank you.
Okay. Uh the only question I have for you gentlemen is just one of Mr. Costa's points. Just a confirmation that um uh the this the property survey you submitted was from December of 2000. Can you just confirm the accuracy of improvements that are shown on that survey are consistent as it appears
today? Yep, I can confirm that there's been no no other work done to the property since that survey was done. Okay, very good. Um and um if approved tonight, just to confirm, you know, you would agree that uh the resolution of
approval would um restrict any sort of residential use of the mezzanine level in the garage. Correct. Yeah, there'll be no living no living space, no anything. And we can we can note that on the uh the site plan. Okay. Um very good. And um I guess also
take into account Mr. Feffer's comment too. Just that no commercial uses. Yep. Commercial use. Okay. That's all I have. Um so I at this time I will look for a motion to open back up to the public.
So moved. Okay. I think I have Miss Bolan and Mr. Godier. Uh, all in favor? I I I. Any opposing abstain? Being none, we're open to the public. Uh, Miss Stinley, I don't see anybody in the audience unless
you do. No, I do not. Okay. That being the case, then I will look for a motion to close to the public. So move. Okay. I think I have Mr. Cody on a first, Mr. gives us on a second. All in
favor? I I oppose any abstain. We're now closed to the public. Final questions or comments from members of the board or uh Mr. Flores? Miss Steinley
again just to put it Oh, I'm sorry. My bad. I'm sorry. I'll just go over the conditions that we had talked about that the plans would be updated to note that there'll be no um habitable space in the garage, habitable living space in the
garage. Um the up the site plan will be revised to include updated calculations for building and lot coverage. The applicant will comply with storm water management and soil moving uh permit requirements in coordination with the bureau
engineer. the grade spot elevations will be taken if that's what I heard correctly and included at the time of soil movement and then the applicant agrees that no commercial operations will occur in the garage.
Do we also need do we need to say anything about the arboride or the retaining walls? I I did look at the uh survey. So, so the the houses to the left of your garage, well, looking at your home to the left of the garage, they do front
Bogurt Road, right? Uh yeah, their their front out their front door is Bogurt, right? So, so the person who had tried to call in um he's probably talking because it's in his backyard and that's why I'm back to the arborites. I'm not
sure if four feet's enough room to plant. Um but if they are if there's anything you can do to to buffer the the height. Yeah, I'd be willing to do something. I mean, just just by his I'll say his accent, it's not it's not a next door
neighbor that I'm aware of. Okay. Well, for anyone then, even if it's not someone that um just the fact that you have a height variance, it would it would, you know, minimize any impact on the on any property. I Yeah, I could consider it like you
mentioned the four feet. I don't know if that's enough room. Um but if there's Mr. Sarah, do you have any uh thoughts on that? I can talk with uh Mr. Allen and um whatever suggestions we can bring to the
board as a condition and and plan it. Um like I think it would be I think it would be addressed through the burrow because I I'm assuming you're not coming back to us. So but yeah uh like he like like he said on that side of the garage there's existing arborites full like mature arborites
already there. a hill plant anymore since the garage is getting slightly uh bigger um in that direction. Uh I don't see a problem with that. And if I could defer to the engineer to just oversee that and one of the pictures shows that row
of arborite that I'm talking about. It's a it's a nice wall of arborites. So you'll just fill in the arborites once the new garage is is constructed. Is that acceptable? Yeah. I guess if the neighbor requests
it. Well, actually at this point you're requesting it because it is a height variance. Yes. So if you if you work with you work with the burough engineer when the when the construction's complete to to the appropriate screening just to buffer the height. That's that's what we're looking
for. Okay. Uh yeah, I don't see a problem with that. Sure. Thank you. Okay. Mr. Flores, any question any further from you? No, I'm good. Thanks. Okay. All right. If there's nothing
further from the board with those uh stipulations just referenced, I will look for a motion on the application, please. Uh, I can make the motion uh for 124 Jefferson Avenue, 6 block 613, lot 13 um per the conditions read by Miss
Steinley to approve the variances requested for uh garage height and accessory structure uh building coverage. Was that what it was? Second. Thank you for Mr. Gibbons and the second
for Mr. Goier, Miss Stylene, when you're ready. Thank you, Mr. Kaslin. Yes. Miss Boland, yes. Mr. Gibbons, yes. Mr. Feffer, yes. Mr. Godier,
yes. The motion passes. Okay, gentlemen, congratulations. Best of luck. Thank you very much, ladies and gentlemen. Yes. Thank you very much. Thank you all for your time tonight. Thank you. Moving along in our agenda, we have
under new business, the applicant is Danielle and Daniel Rapaort property is 726 Center Avenue, block 411, block 9. Application seeking variance relief for building coverage and improved lot
coverage. I believe the applicant is here with us this evening. Good evening. I believe your architect is here as well, Mr. Bella. Good evening. Good evening, Miss Dylene. When you're ready. All right. Okay. If you please raise your right
hand. Do you swear or affirm that the testimony that you're about to give will be the truth, the whole truth, and nothing but the truth? You? Yes. All right. We'll start with um Danielle Rapaort. If you could please state your name, spell your last name, and provide
your address for the record. My name is Danielle Rapaort. R A P O P O R T and the address is 726 Center A in River Edge, New Jersey 07661. All right. And Mr. Raport,
uh, Daniel Rapaort, same spelling, R A P O P O R T. Same address, 726 Center Avenue, River, New Jersey, 07661. Thank you. And Mr. Bella, if you could please state your name, spell your last name, and provide the board with some
background on your experience and lensure. Sure. Scott Bella, B L A 65 Glenn Avenue, Glenrock, New Jersey. Uh, licensed architect in New Jersey. I've been practicing for roughly 28 years in the state of New Jersey. Um, most of my
work is throughout Bergen County. I've been through to many of zoning boards, including River Edge. um and made presentations to many of the boards there. Um my license is in good standing in New Jersey. Welcome back. Any questions on Mr.
Bella's qualifications from the board? Okay. I will uh turn the floor over to you, Mr. Bella, or to the RAP reports for your opening statements. Sure. I'd like to give a brief overview and then open it up to the board for
questions for all of us. Um, so basically we're here this evening asking for three variances. Um, all of which relate to uh C variances where we're dealing with a hardship in that we have an undersized lot where 5,000 is what we have and 7500 is what the requirement is
in this um zone. In addition to that 75 foot width is the requirement and we're only at 50 foot wide. So we are dealing with a small lot and it's very difficult to uh incorporate the uh project or the proposed project uh within the smaller
lot without having to go for a variance. So I'll go over the variances one at a time. The first one is building coverage. The proposed is 29.8% where the requirement is 25% so we're about 4.8%
over. Um the second one is impervious uh structures and we're asking for 39.8% where 35% is the requirement and just one note on that is the existing imperous coverage is at 46.5%
and so we're reducing it by about 7% with this application. So we're heading in the right direction. We just couldn't get under the 35% uh due to the fact that we're dealing with a small lot. And then the last variance that we're asking for is just to allow us to put uh a
small little roof line over the existing door or the existing porch um which would be about um 14 ft from the property line where 30 foot is the requirement. And a note on that the existing front of the house is only at
11.4t to the property line. So this little roof line that we're asking to put on is going to be roughly about three and a half feet behind the existing front wall of the house. So it's not going to be intrusive at all to the neighborhood and basically it's just going to give us
some cover um you know for snow and ice and rain and that kind of thing. Um so basically that's it that's it in a nutshell. I do have some um comments as it relates to the uh engineers review. uh they had asked us for some additional
information. Uh we just got this on on Friday. So I did uh some research and some um additional work where the average grade one of the things was the the the building height uh as it relates to the average grade. So I drew that up and the building height that we're
proposing um I know that I'm asking for uh let's see, bear with me 29.6, But when I did the calculation, it's actually a little less than that. It's going to be 28.5. So, it's still under the 30 foot. Um, so it's not an issue as
it relates to height. Uh, as far as far as soil movement, um, we're not moving much uh, soil at all in that grades are not really changing. We're doing an addition out the rear and basically it's uh, close to being a walkout basement in the rear. So, we're really not digging down um, all that much to put in the
footings. Um so there's very little and probably will not meet soil movement um um requirements or it will meet all the requirements I should say. And then lastly um there was a question about the wood deck and the wood deck will be uh
slatted so it will filter water through and there will be pvious coverage underneath. So um basically we meet the 75% requirement uh for the deck area. Um that's it in a nutshell. um and like to
answer any questions that the board has. Okay. Let uh let me start with our engineer, Mr. Flores. Good evening. Um um let me start with uh with the building coverage. C can you please just uh clarify how you write to the number
with building coverage? Yes. So building coverage is I have uh the house included the front porch is included the new addition which is 317 I have the square footage of the deck at
277 with the 75% goes down to 69.25 and then I also included the uh square footage of the AC unit. I'm not sure if that should be included but that was included and that gets me at the 29.8%. Um I just want to clarify that uh you
know you don't take credit when uh for building coverage the the credit is only taken when you do the uh um imperial calculations. So when you do the light coverage that's when you take the credit not for building coverage when you say credit credit for
so yes so I believe what you're referring is to your table right uh there is a square footage of the front I'm sorry uh footage of the deck and then for your building uh for your building coverage calculation you took that 20 the 75% credit correct
that that was my understanding yes okay so yeah so no I I want to clarify that the ordinance rates uh that the credit is only taken for lot coverage, okay? Not for building coverage. So, that number has to be taken as a full number.
Okay, that's fine. Uh, we can make that revision, no problem. Uh, just to clarify, I kind of did the math. Uh, but you're roughly going to be at 33.96% on building coverage. Okay. Uh, because you're going to have it's a total uh Yeah, you're going to be like
around 33%. But, you know, that's something that needs to be clarified. Yep. Uh that then I want to also were you able to calculate the uh lat coverage uh without excluding the
germanities without the I'm sorry. Yeah. What I have I have an impervious net gain of negative 335 square ft. That's that was the coverage uh difference when I uh did all the details when I removed the shed,
removed the concrete patios, that kind of thing. So, we're at a negative 335. That's the That's counting the credit. Correct. That is counting the credit with the deck, but it's removing what the the amenities that we're removing.
Okay. Um do I have another question? Give me a second. Let me double check here. Oh um another thing um on the uh on the plot plan provided um is it wasn't it wasn't clear what areas are being
removed what area are staying um can can you just go over those just for clarification purposes? So everything that you see that the the dash line um are is being removed. So in the rear there's a shed with a large um Mr. Bella, could you share your screen
so we can all see? Are you able to see that? Yes. Okay. So, uh, plot plan here. Basically, these dashed lines represent a patio that were be that is
being removed. A large set of steps that go up to the dwelling here, as well as a wood deck that is being removed. And then there's a little planter in the back that is being removed as well. And then in the rear of the property, there's a shed here with a large uh concrete platform underneath. Both of
which are being removed here. And then we are uh shortening the front walk to the steps because currently it goes all the way to the side here and we're removing this portion of it uh as well. There's also a small little or I should say there's a walk to the back and we're
reducing it down by about half where it's about 5 foot wide or about four foot wide. We're knocking it back to about 2 and 1/2t wide and taking out this portion here to reduce down uh the impervious coverage even further. Thank you. uh uh uh you know based uh if you have a
copy of the review letter uh there was a comment that also needs to be addressed about the aggregate cover uh for the backyard. Um I just uh if the project move forward um that's something that I mean you know if if if the board
approved the application uh try to uh add that into the plans uh just for gratification purposes. Yes. Um, please don't forget to submit a uh the architectural uh a copy of the uh full plans uh you know sign and seal
um of of the architectural plan we you know because the only one that we got is wasn't sign and seal uh just just just to put that on the record and um all right so uh every every every prop every homeowner that comes in town uh and
drainage being a big issue uh uh someone that is making addition even though uh you are going over now well actually you're adding some areas and you're moving some areas uh we always uh recommend to uh just add some drainage uh infrastructure so CP just for the uh
in this case will be the addition um uh just to connect the roof leaders in the backyard uh I will still strong recommend a some drainage measures to be implemented um yeah that's it's no problem I usually we
usually uh it depends on the town obviously, but depending on the net gain as far as the impervious coverage, we usually take that area and then we cover it u for a 2% rainfall um over time. Um so we'll work with the building department uh on their requirements or
their specific requirements as to you know what the CP requirements will be and we will uh provide what what is necessary. Um it happened to be that we are the engineers for the towns as well. So, so that's that's usually what we do is
we put a a you know like a conditions of the resolution that the drainage should be uh approved prior to uh um to you know to to sign off on the plants from the building board. Um uh let me see do I have any other
comment on this? uh well soil movement as well even though you're not uh you know even though you're doing minimal movements I mean soil movement is a way that protect the towns uh to to implement the drainage system so you're still going to be required to uh to apply for it so movement
uh that's that's something to be done um other than that I I would just tell the board that yes uh you know uh the property uh actually is uh decreasing the amount of imperial uh the imperial uh coverage that they have on the
property. Uh even though the uh building coverage is increasing just because they're adding an addition. Uh but overall the that the the LA coverage is being reduced uh uh which is a positive um gain for for this area. Uh I want to
point it out also that the LA is under size. Um and and and the last question that I have is how this uh uh how is this uh addition uh being uh compared to the rest of the neighborhood?
So the so the addition will be um very much in um within the context of the neighborhood um horizontal siding uh roof lines that will match again the um residential feel of the neighborhood. um
asphalt shingles that will match the neighborhood as well. So, basically, it is going to uh not have any um you know, bad effects on the neighborhood. It's a rear edition. Um not not going to be seen by most people, but again, it's going to be architecturally um in terms
of uh the architecture is going to fit well within the context of the neighborhood. We're also staying within the style of our 1927 home, right? We're going to match double hung windows, similar height and width, right? Just really
kind of keep with the traditional look of this house. Um, I don't have any other questions for you. Uh, thank you. Thank you, Jason. one just can you just clarify the
the number for the building coverage that's now being proposed. Um so based on the math that I did and if I add I mean can you c can you uh I'm sorry I'll do it as well. Can you share the can you share the little uh can you share your table where
building structure calculations are? Yeah. Can you blow it up there so that everybody can see that? So you add all those numbers without taking the credit I I come out with 1698 which represents a 33.96% but uh you know if
that's what I get too. Okay. Okay. Thank you. Okay. Let me move to the board then. First off, Mr. Gibbons. Uh just on that same note, so I know earlier you said that it was a net loss in building
coverage, but is it still without the credit for the deck? It's a it's a net loss in impervious coverage, not in building coverage. So the impervious coverage does include the 75% reduction for the for the deck and the net um um was 331
square feet and that's in purpose. Okay. But what do how much are we adding in terms of the the overall building covers then? What's our net? Um I can share a document. Jason updated
his um review letter um but it wasn't able to be circulated in time. So I can put that up. I'll try and just looking for a rough number. I don't Yeah. Uh, one sec.
All right. Are you able to see that? Not yet. There it is. Now I can see it. So the building coverage it changes from 1250 square ft is what would be permitted. 1170
is what's existing. 1490 is what's proposed. Okay. So, we're going So, we're going up by about 300 on that, but we're on the lot coverage. We're going down about 300. Yes. Yes. Okay. Uh, that's all I had. Thank you.
Okay. Thank you, Mr. Gibbons. Uh, Miss Bowling. Um on that same line and this the letter that Jason provided there is that extra variance for excluding the yard the rear yard amenities. So that wasn't mentioned
but that is also a variance because there aren't any. Yes, there'll be three variances required. That was it for me. Okay. Thank you, Mr. Fe.
Yeah, just on the um the the parts of the property that are being removed. There were uh some pathways along the side. I believe you mentioned there's the a short uh pathway in the front that's being
Yes. uh reduced and then the shed with with uh some kind of slab in front of it and all that's being removed. What is what is the plan for um what type of surface is going to be uh
replacing those concrete areas? Uh I won't speak for my client, but I assume it's going to be grass. I'll let them um speak. Uh that's correct. Correct. Grass. And hopefully I'll get to put my vegetable garden back.
Sounds good. Okay, that was my only question. Thank you. Yeah. Thank you, Mr. Pepper. Mr. Kodier, no questions. Thank you. Okay. Um, Mr. Bella, I just have one question on the plot plan. Yes,
there's on the left hand side there's a a double cross-hatched line that comes out from the new building, goes to the north, and then comes back toward the front of the house. Uh, we talking about this here. Oh, you're not you're not sharing
anymore. I'm sorry. Oh, I'm sorry. Should I do I should I reshare? Can you reshare? Yeah. Yeah, sure. Uh are we talking about this here? Yes. Yeah. So that's the border of the existing uh patio that is now coming out. Oh, okay.
Yeah. That's that's a dash line representing uh to be removed. Got Okay. That's part of that whole area is a patio. Yeah. Okay. But that's the border of it. Yeah. Okay. So that's all coming out. Okay. Um
I think that was That was my only question. Okay. Thank you very much, Miss Styley. Any questions from you? I do not have any questions at this time. Thank you. Great. Thank you. Um,
this time I'll uh look to open it to the public for questions and comments. I have a motion to do that, please. So move. Thank Is there a second? Second. Thank you, Mr. Goier. All in favor? I I Any oppose? Astain. Okay. At this
time, we're now open to the public for comment on this application and this application alone. This is again 726 Center Avenue. Do we have anybody in the public? I don't think we do. Mr. There is one individual. So, if you're interested in commenting or asking
questions on this application, please press the R raise hand button on Zoom. Doesn't look like it. If you just to confirm, if you'd like to comment on this application, please hit your raise hand icon on Zoom.
Okay, I will take that as a no. This time I'll look for a motion to close the public for comment. So moved. Thank you. Scodier. Is there a second? Second. Thank you, Mr. Fer. All in favor? I I post abstain. Okay, we're now closed
to the public for comment. Uh final comments and or questions from members of the board or our professionals? Just to go over the conditions. um that the applicant would comply with the
recommendations and comments in the board engineers reports including the revised report which will be circulated um that had the updated calculations. The applicant will add drainage infrastructure in coordination with the
burough engineer for the seepage pit and comply with soil so soil movement permitting. Um provide signed and sealed updated plans. um add the coverages to the plans and it was a clarification as to the
variances. There's four variances that are required for building coverage, lot coverage excluding yard amen amenities, lot coverage with yard amenities and then the front yard setback. Okay, land amenities or the excluding
what what is that that fourth variance that we need just so we know what we need to do. It's sub it's part of the lot coverage calculation. It's just broken down between um the total
lot coverage including decks, patios, things like that. And then the total um lot coverage without those amenities because um some projects were being developed where the house was built out to the full capacity and there was no
room for a patio, a deck, things like that for people to actually enjoy their yards. And so that's why there's that split, but you don't have to do anything different. Okay. Anything further? Mr. Bell, you're all right. And then
reports those conditions. Yes. Yes. Absolutely. All right. That being the case, I'll look for a motion on the application, please. Uh, I'll make the motion for 726 Center Avenue, block 411, lot 9,
uh, per the stipulation set forth by Miss Steinley and the four variances uh, to approve the four variances uh, for the property. Thank you, Mr. Kevin. Is there a second? Second. Thank you, Modier. Miss Styley, when
you're ready. Thank you. Uh, Mr. Kaslin. Yes, Miss Boland. Yes, Mr. Gibbons. Yes, Mr. Feffer. Yes. And Mr. Godier? Yes.
Okay, the motion passes. Okay, congratulations, folks. Best of luck with your project. Thank you. Thank you, everyone. With that, we've uh we have no old business to attend to this evening. the
end of our agenda unless anybody has any new business comments, questions in welfare. My only um comment is that I'll be emailing you, Chris, and Ryan already have your signature, but for the housing element um resolution, I need to
finalize that and as soon as possible in the morning. So, you got it. All right. Thank you. All right. I'm good. I'm good on that. You just need Chris. Yes. Thank you. All right. Okay, no problem. All right, Mr. Alter,
just so everybody knows, for the next meeting on July 9th, it includes several D variances. This is the one for the billboard uh on Grand and Route 4, which means the mayor and councilman will not be present. So, if you can attend,
please do. We need a quorum obviously. Uh, I'll send out a note to everybody, but just to give you a a warning that we're going to need everybody present. Thank you. So, if if your schedule changes, if you can let Ed know as soon as possible,
much appreciated. Uh, as I know everybody generally does. So, with that, I'll look for a motion to close the meeting. So, move. Thank you, Mr. F. There a second. Second, Mr. Goier. Thank you. All in favor? Hi.
Hi. We're now closed and adjourned. It is 9:07 p.m. Everyone, have a great night and we'll see you next time. Bye. Bye. Bye.