Good evening, ladies and gentlemen. Welcome to the boarding to the the zoning board of adjustment meeting for May 28th, 2025. Will everyone please stand for a salute to the flag? I pledge algiance to the flag of the
United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Notice of the meeting has been satisfied in accordance with chapter 231
EL1975 by advertising in the Home News Tribune, notifying the Sentinel Publishing Company and the Star Ledger and also posting on the bulletin board and filing with the Burough Clerk. Roll call.
Mr. Green here. Mr. Kazinski here. Mr. Espazito here. Mr. Emma here. Mr. Bella here. Mrs. Godstein here. Mr. Castle Grant here. First, under old business, we have no continued or
carried over applications. Our first application for tonight will be 25008 Salvatore Reno, 26 Adam Boulevard. Sir, would you please come forward?
Good evening everybody. You could just break your right hand. You swear to tell the whole truth, nothing but the truth in regard to this matter. I do. Okay. I apologize. Mr. Reno, would you please tell the board exactly what you want to do at
your residence at 26 Adam Boulevard? I'm looking to put a 24x 24 uh garage, detached garage in the backyard. Can you tell the board what the purpose of this uh garage is going to be? What you're going to use it for? Uh vehicle
storage and children's storage. Is that all you're going to use it for? Just for that purpose? Yes, sir. I notice on I notice on your application uh on the last page you have a diagram
of of the uh driveway that you wanted to do. Is it's my understanding that you're considering changing that application? Yes. Am I correct? Yes. And how are you going to change it? What will be the new part of it?
uh just continuing the driveway. Instead of going across the front lawn from the existing driveway, just have it go from if you're standing in Adam Boulevard looking at my property, it would the egress would be from Adam Boulevard straight on the right hand side of my
building straight to the back where the new footprint would be. It It's also my understanding that you can't use the left side to do that because there's an easement on that property. Is that correct? Unfortunately, yes. Anyone from the board have any questions
in reference this application? Yeah, Mr. Chairman, um I don't see any offsets to the garage, proposed garage. Um how far away from the property line to your sideyard and recommendation from
the zoning office? 5 foot. Okay. Uh so should we mark up the drawing to make it official or testimonies about they'll be in a resolution. Okay, fine. Correct. And uh then we always ask this this
question. Uh any electricity in this garage? No sir. How about plumbing, water? No, just storage. And it's not going to be used for any business? No. Okay. Okay, thanks. That's we always ask those questions. Thanks. Fair enough. Anyone else have any questions
concerning this application? What are the variances? Yeah, I'm going to apply for three variances. One, the size of the structure, 15 square foot max per minute, and 576 ft. Then regarding
building coverage maximum 20% committed quoting 23% and then third ground related to the um perase coverage which um the ordinance allows 40% max and the pressing 46% but with removal of that
driveway in front that barriers may not be necessary can't help without calculating it but Mr. I did a quick calculation just based upon the plan. It it appears that it's going to drop by about 3%. So I think you still would need the variance. So you instead of being 46,
it's in approximately 43 range, but still above 40. So you would still need the variance. I'd say just keep 46 to be safe, but good for some reason that not removed. I I think you want to make it a condition that it is removed because I
think from an aesthetic standpoint, having the driveway where it's proposed is not as aesthetically pleasing as having a separate driveway. That way, you don't have a 10- foot wide swath of asphalt in front of the property. You can keep the landscaping as it is and just have that separate driveway.
Great. Any other questions from the board? Want to open this to the public. Is there anyone from the public who wishes to speak in reference this application on Adam Boulevard? Hearing none. I close the
public portion. I'm sorry, sir. Come up or come up. Is there anyone we can see? I got to get your name. Hi, I'm Ricardo Fontella from 42 Eugene. I'm your back the neighbor behind them. I just want to
know. Please, can you spell it, please? Uh, R I C A R D O F O N T A N I. Sorry. All right. So, last name is F O N T A N I L A. First name Ricardo.
Yes, 42 Eugene Boulevard. I'm the neighbor behind the applicant. I just want to know where the the garage is going. If you're facing the house, is it to the right or the left? If you're in like if I'm facing
your house, correct? It'll be in my backyard on the back right hand corner. The righthand corner. All right. But there's no there's no driveway on this, right? Cuz the driveway is on the left if you're facing that. So, all right. So, it'll be a new driveway, correct? Going in. And the structure is
going to go all the way to the backyard to the back. Backard 5 ft off the property line. Do we know the height? I don't know any information. I'm only just asking just cuz I'm just curious to how how it's going to be. It was all proposed 12t walls, 24x 24 square. All
right. But it's not like two stories. It's just regular one level. Okay. So, yep. That's I was just trying to find out information because I didn't know anything and I just didn't want to go to your house and knock and ask. So, I just, you know, I didn't want to be rude or weird. But, it's it seems fine. I
mean, as long as it's in guidelines and it's fine. It's 24 foot by 24T. Yeah. And it would be on his right corner. Yeah. At the rear and a driveway coming from Adam Boulevard. Yeah. going right
to the pole barn. Okay. No, I mean it it seems fine. And on the left side, as you probably know, there's there's a shed there. Yeah, there's a shed. Yeah. Yeah. But that stay there now. Yeah. Yeah. That's that stays according to the
according to the the uh Yeah, I'm cool with I just wanted to know. I didn't know if it was going to be tall and see 24 foot by 24 foot. No, I think it's
Yeah, it's fine. All right. Thanks. There anyone else from the public who wishes to speak in reference this application? Hearing none, I close the public portion. What's the pleasure of the board concerning this application?
Chairman, I move that the application be approved with the conditions uh testified to. Second. I have a motion and a second to approve this application with the conditions stated.
Roll call. Mr. Green. Yes. Mr. Kazinski? Yes. Mr. Espazito? Yes. Mr. Emma? Yes. Mrs. Godstein? Yes. Mr. Castle Grant? Yes. Mr. Bell? Yes. Okay, the application has been approved
with the conditions that we spoke about and next month we'll memorialize your application and afterwards you can get your permits and and start the uh pole bun. Excellent. Thank you very much for your time. Have a good night. Good night.
Our next application is 25001 Sterling Tower Holding LLC 879 Route 9. Uh, good evening, Mr. Chair, members of the board, members of the public, your professional staff. My
name is Peter Clauser. I'm an attorney with the firm Pete. Um, this evening, I have the pleasure of representing your applicant, Sterling Towers. Uh this is a piece of property located in your R10 zone with uh frontage on Route 9. It's in the area where Route 9, Route 35, and
the Parkway entrance all kind of come together. I'm sure the board is very familiar with that that area. Um in and around 2019, uh through our law firm and similar professionals, your applicant secured use variance relief from this board to
convert an existing home uh to his office for his contractor's business. There was really no site improvements as part of that application. Um, and a lot consisted of somewhere around 6,000 square feet at the time with the house on it and a detached garage. Um, I think
in part because of the board's approval to allow him to have his office there, your applicant has proudly grown his business and outgrown that property and he has relocated his business to another location. However, he'd like to keep and maintain this property and as part of
that purchased two additional lots uh adjacent to the property to make the overall lot larger. And we're proposing this evening a consolidation of all these lots together into one lot, which is now over 10,000 square feet, which is actually the requirement in the R10
zone. So, it's very nice. Now, because it's a corner lot, you'll hear from our engineer and from your planner um that there's an enhanced lot size requirement um when you're on a corner lot in the R10 zone, but we we're proud of the fact that we've now accumulated more lands to
get up over 10,000 square feet. And then what I think you have here from this applicant is smart development. Um we're looking to remove the detached garage, construct an addition to the existing building, which will be described to you. I'm sure you saw it on the plans
and then create site improvements to support the building including a parking area. So rather than obtaining additional lands and then saying let's see if we can squeeze another building on it, we're actually going to give some breathing room to the existing use that's there and modernize the building
and move forward with site improvements which didn't occur uh the last time. Uh so this application encompasses a use variance relief. We'll let the planner talk about that. some bulk variance relief and a minor site plan uh approval. Um as part of the relief,
we're asking that the applicant continue to be permitted to that the property continue to be permitted to be utilized as general office under your ordinance. So it would be rented and it would be some sort of general office that's under your ordinance that would go through Mr.
Mashansk's office. Think of me, a lawyer, uh maybe an accountant, something to that effect we would expect would utilize this type of property. Maybe a contractor again, who knows? Um so this evening I have uh three witnesses. Uh Andrew French, Drew French
is our engineer. Um we have Dan Fortunado who's the architect that designed the addition and the re uh build of the building. And then Jim Higgins uh is here uh to provide his professional planning testimony. We had Allison uh but uh we have we have Jim
now here uh tonight. Allison may be on some of your paperwork or notes, but uh Jim and Allison work together as I'm sure the board's familiar. So if I could also your applicant is here. We really don't have any operations questions that we're not prepared to answer. Um, but uh
should you need uh any questions or or have anything, we could have Paul come up, although it wasn't my intention to call him. So, if I could, I'd like to start by having Drew come up, get him sworn, uh, get his credentials placed on the record, and let him take you through the existing conditions and the proposed
development. Good evening. Yes, I do. Uh we have to get on the record that you're a licensed engineer in New Jersey. A little bit about your educational background and I would ask if uh the board would accept Mr. French
as a professional engineer. Uh yes. So I am a licensed professional engineer in the state of New Jersey. I've been practicing engineering for over 20 years uh preparing site plan presentations to boards. I've been in front of this board several years ago as well as many boards
throughout the state of New Jersey. I have a bachelor of science degree from civil engineering from NGIT. Um, we accept your Okay. Thank you very much. Thank you, Mr. Chair. So, Drew, where should I set the easel up for the
exhibits? Is here. I don't know if I'm going to block on that side. So Drew, start with where where are we in Serville? What are the existing conditions? Take us through the proposed uh development. Yeah, first this board
though put in his exhibit. Um, this is an aerial exhibit uh for Sterling Towers Holding LLC dated uh November 14th, 2024. And it's basically an existing aerial image uh identifying the property
location. Is that A1? Is that where we're starting? Okay. Market A1. Yep. Today's date. I won't forget that again. Today is the 28th. the 28th. Yes. I've only written it a hundred times
today already. Oh. Uh yes, as Peter has mentioned before, uh the property is located on Route 9, which is a divided highway. Uh the property is located north of the Parkway and south of Route 35. Uh we're located on frontage on
Route 9 uh between Charles Street and Lee Avenue. Um the original property, the site for the entire property is shown in green bold. That includes the acquisition of the two lots that are
shown uh hatched in green on the right hand side or north side of the property. Um the existing property um that has the general office for the contractor is lots 37, 38, 39, and 40.
The lot area was 6,939 square feet which was undersized for that purpose. Uh the existing lot has a two-story structure um with a porch in the front uh a deck in the rear
as well as sidewalk around the entire uh building itself. There's an existing detached garage on the property which is in variance condition regarding the setback. I believe it's like 3 foot from the rear and the side. Um, and for the
existing condition, the parking is stack parking in the existing driveway in front of the garage uh to provide it for the general uh contractor's office use. Um, there is a stockade fence on the side and rear of the existing lot, but
relatively no landscaping. Um, so the opportunity came recently where the applicant was able to acquire the additional property on the corner, which is the the shaded green here, lots um 41
and 42 of approximately 3500 square ft. Then now the lot size is greater than 10,000 square ft which comp complies in the zone with the only setback is that on corner lots in the R10 zone you need
11,875 ft. So it's slightly under that at 10,46 ft but it created a unique opportunity and I'd like to go to the next exhibit to show how he's responsibly developing the property.
Is there any questions on this exhibit? So, this exhibit is the layout and dimension plan uh sheet three of 12 uh last revised March uh 26th,
2025. This is the same plan. It was submitted as part of the application except for it's just color rendered. Okay. Um so here uh the shows the existing structure in the uh southern
portion of the property. Uh what the applicant is looking to do is add an addition. There's an existing front porch. Uh so that is going to be removed and it'll be a twostory addition off the front. So, we're not extending the building any further to the street. It's
where the existing porch line is is going to be reconstructed with a two-story addition. And part of that would also be a covered porch as the access to the front of the building. Uh on the rear of the building, there will be a twostory addition. Uh but there's
already a one-story addition there. So, from the building itself, it's just extending up for that second story. There's a roof overhang that extends that's going to be eliminated. Um, and then the existing detached garage is going to be removed and we're going to
have a an attached garage to the building. This will make a cohesive use of the building itself. U, but then the architect's going to show you a rendering. The entire building is going to get renovated and modernized so it looks like a full cohesive new building.
Um, so as part of the other improvements going to be is that the stack parking that was previously going to be used for the uh prior application is being removed. Uh the garage will house two cars for parking and then there will be
additional parking spot on that driveway that's on the south side of the building. Then on the north side of the building, we're able to create from Lee Avenue two-way access and a new parking area uh accommodates seven parking
spaces. So, of the seven parking spaces, one will be van accessible, handicap accessible, but then we're also going to have an EV charger, a dual charger you can use by the handicap spot or the additional spot here. Um, and then we have a sidewalk that leads from the
parking area to the front door as well as it leads to the back through a new uh handicap ramp that provides access to the building itself. Um so from uh a planning u site
suitability perspective it allows the property to be utilized in a way where it has sufficient parking for the use for a general office use. Um where 10 parking spaces required. Uh the office
space is 2200 square ft but there is additional space in the attic and basement for storage of about 1,800 square ft. So the parking is for general office use four per thousand. So 10 is required and we have 10 parking spaces.
Um I did want to point out too that going through the ordinance. So a general office use uh could be for a professional engineers's office, an accountant, a lawyer's office, uh just general office use, a financial advisor's office. But in the ordinance
it also indicates office is medical dental uh which requires five parking spaces per one doctor. So this site is also ideal for a dentist uh you know a physician a chiropractor
uh those type of a therapist because you the on the right hand side the employees can park in the garage in this space and then you have seven parking spaces for for visitors or patients and a lot of times the medical professions they have
by appointment uh so it's something that can certainly be manageable Um, so the other aspect of this plan, uh, a couple things I wanted to point out. One, we have, uh, a new monument
sign along the, uh, center of the property that currently faces Route 9. Um, the sign requires a setback of 15 ft from the front property line. We currently have 5-ft setback. Uh I know
in the planner's report he suggests that for better visibility that maybe we look at rotating the sign perpendicular to Route 9 so the traffic that's approaching has a better view of the sign itself. Uh we think that is a great suggestion and we would offer that up.
Uh the only thing is that the setback instead of being five feet where 15 feet is required the setback if we rotated the sign would be six inches from the property line. But I I think it is a better visibility of the sign itself. Uh
we look for that relief. But I'd like to point out that the sign itself where from the curb line to the property line from Route 9 curb line to our property line is 20 ft. So you already have 20 ft before you even get to the property
line. And then if you set the sign 6 in back perpendicular, you'll have a 20 foot 6 in really set back from the curb line which is suitable and compatible in the area that'll provide good visibility. Um so the other aspect that I wanted to
to point out was that uh there was mention about the uh the recycling containers uh for the site. Uh this is a very low intensity use for a general office or you know a medical office
single practitioner. Uh so from a solid waste recycling perspective we do have on the north side uh the rear of the building uh we have um a concrete pad 4x7 that would hold two containers. One for solid waste, one for recycling. And
the intent is that just as the operates now, he takes the the cans out to the curb for pickup. Um I know in the ordinance it does mention about enclosure of these areas. Uh I mean it's only two small uh cans because of the
low intensity use but we do uh recognize that it might be uh a good benefit to provide one section of solid vinyl fence uh 6t high to screen that from any view from Lee Avenue. It's set back off the
property so you're not going to see it. Uh but we think that will be something that's suitable for the for the for the use. you want to talk about lighting a little bit, any of storm water management, you know, you want to go into that just some of the site details, grading, things of that nature. Yeah.
So, while we have this exhibit up, well, um the grading of the site is generally very flat. you know, from the from the south side of the building, we're maintaining the existing grades uh where the new garage is going in the driveway
is the existing driveway and the flow actually drains down towards Route 9. Um on the north side where the new parking area is being constructed, uh the grades again are generally very flat and it drains towards Lee Avenue. Um the site
itself uh is less disturbance than one acre, less new impervious coverage of 0.25 acres. So it's not a major development and does not even require storm water management. However, the applicant wanted to do something to
enhance the property. Again, a smart reasonable development. So what he's proposing for storm water management even though it's not required is to make the new parking area out of porous pavement which is green infrastructure and allows the water to recharge into the ground. Uh it conforms with the new
D storm water rules but in addition to that he's also providing an underground detention system below the parking area to control and manage the runoff from the site. So, it's going to be an enhancement that's not even required that he is doing as part of this
development. Um, I'll probably pull up the next sheet to talk about the landscaping and the lighting. Thank you. Yeah. So, again, this is the landscaping and tree preservation plan uh five of 12. This was the the plan that was submitted
to the board as part of the application except for it's color rendered. So from a landscaping perspective um you know around the existing building itself, uh there's relatively no landscaping now. Um on the lot that's
being acquired, it is a a vacant lot. Uh and there's some trees on there, but the trees are in poor condition. They've grown together over time. The trunks are not in good condition. Uh most of them are just in poor condition themselves.
Uh we are looking to save one of the trees that looks in good shape. There's a sycamore tree. It aligns so it's towards the Route 9 side and it'll be outside the area of where the proposed improvements are going. So we're looking to save that tree. But as you can see on
this plan, we're actually providing a significant amount of landscaping for this property. You know, as I mentioned before, uh there's relatively no landscaping buffer to the rear and the sides. Um so the applicant is proposing on the rear property line and the side
property line to change the stockgate fence that's out there to a 6 foot high solid vinyl fence. Uh in addition to that, he's also looking to add evergreen tree uh buffer along the rear property
line. Uh and that'll be a combination of American holly uh and v and um different evergreen trees along that property line. Um you know and enhance the buffer area. Um, also in around the parking lot
on the Route 9 side, uh, he's adding, um, shade trees, uh, a red maple, river birch, a zilcoa, uh, as well as, you know, shrubs along the front of the sidewalk there to, you know, to landscape and screen the parking area
from Route 9. Um there's certainly a significant planning of landscaping elements here on this site uh to enhance um what the proposed use would be. I mean the intent when you see the new building that's going to be renovated,
he's really trying to attract and make this an aesthetic and a nice nice development of property. Um, from a lighting perspective, again, we were careful in designing the lighting where there's some building mounted fixtures that illuminate the
existing driveway as well as uh the ramp and sidewalk on the south side of the parking area. Those are LE cut off type fixtures that direct the uh lighting downward. On the building itself, there'll be the 8 to 10 foot mounted
height. Uh, and then there's two polemounted lights that will illuminate the parking area. And we've situated them on the Route 9 side projecting down to the parking area. These will be only be 16t high. Again, it's they're low
profile uh cut off fixtures to only illuminate downward. Uh the lighting was carefully designed so to minimize spillage off the property but to provide enough illumination and lighting for uh you know in accordance with the ordinance. Um the one thing mentioned in
the planners report that asked if we considered moving the lights closer to the other opposite side of the parking area uh and providing houseside shields and direct the light towards Route 9. Uh how that would affect the residents. um
putting the light source closer to them and trying to project it out is going to uh you know have the light closer to the residents, but also it makes it more difficult to extend the lighting all the way out across the parking lot and the sidewalk area. So, we did try that
lighting the first time and it's not going to provide the right illumination. We'd have to raise the light poles and project them out further, which we think that's going to be a detriment to the to the neighbors there. We think the lighting designed is more appropriate the way it's shown. Um the one thing in
the planners report also mentioned about uh dimming the lights uh during off operation hours and we're willing to put some controls on the lighting to dim them to 50% during nonoperating hours. They
would just be for security lights. Thank you. Um, you you've really covered all of the uh direct items that I wanted you to cover. We need to talk about the technical portions of the professional reports and also uh we got to get the
relief that we're requesting on the record. So, if you're and and they kind of tie together a little bit. So, I think if you want to just take us through that, uh, that would be helpful. Yeah. I mean, I don't know if I can pull the letters out or Yeah. You want copies? Well, I'll just grab mine. Sure.
And Mr. Mr. Chair, while he's doing that, I'll just We are in receipt of Mr. Fowler's letter of May 23rd, 2025 and Mr. Cornell's letter of May 28th, uh, 2025. That's what I'm referencing, which they're part of your record.
So yeah, if you could just take take us through we we we Jim's here to testify to the variance the relief that's requested. So if you could just take us through the the dimensional variances that we require. We obviously know we're asking for the use variance. Uh yeah certainly it just might be easier. This
is CME's letter um uh the third page. I'm just going to go through some of the items so that we can make sure that I pick them all up while I'm talking through them. Um so this is under section A site grading and general comments. Uh we do agree to comply and
provide the necessary outside agency approvals. Um you know the two is uh review about the signage on the project. Uh the architect will describe the monument sign. I know I indicated previously about the setback of the sign
but the architect has the detail of the monument sign and he'll he'll go over that with the board. Um item three, deed of consolidation. We certainly agree to comply uh with that item. Um so the next item as we start to get into some of the
relief waiverss, uh the ordinance requires a minimum 50 foot landscape buffer area where non-resident non-residential use of butts a residential use. So this is applicable to we're in the R10 zone where
non-residential use abuting residential uses. So the ordinance indicates that we should have a 50ft landscape buffer. Uh so what happens is uh 50 ft from the back of the property into the site the depth is only
69.39 ft. If we did a 50ft buffer that would leave us less than 20 ft. The property would be undevelopable. So but we are enhancing the landscaping as indicated before the solid vinyl fence. We're providing the evergreen trees in
the back. This is a very low intense use where the operation hours for a general office or a physician is Monday through Friday 8 to 6:00 p.m. They might have some evening hours but infrequently and
maybe some Saturday hours, but the use is all inside the building. It's low inensity use. Um I also want to point out that this buffering is certainly greater than is out there today under the existing conditions. So, we're asking for that
waiver. Um, the next one is about uh the ordinance requires a 50 by 12 uh loading area for all non-residential buildings. Again, this is a low inensity use. The
office space is 2200 square ft. Uh they don't have a need for a loading area for this type of operation. you know, the only time that you would need is when you're fitting out or furnishing the the building itself. That's when you would bring in the but once you're operating,
it's smaller goods that come up, the FedEx, UPS trucks. Uh and in essence though, as they do today, Route 9 is a a two-way divided highway, but along the frontage of our property, there's a significant shoulder there. Uh, you
know, every day the mailman pulls up, stops in front of there, right on the shoulder, puts the mail in the mailbox. When he was there office, general contractor using it, the UPS, FedEx trucks, they're pulling up right here, running in the building and bringing that. That's how the operation is going
to continue. Even with the office building, there's not high-end deliveries here. There's smaller goods that are coming in the event that they had anything that needed to come in. The ability is that the driveway itself for the parking area is 25 foot wide.
There's the ability for a truck to back in here and load anything he needs to do off off peak hours, but we don't anticipate that. That's a very infrequent thing that can be easily managed. So, we're asking for that waiver.
Um the next item is uh the burough design standards require sidewalk along the front of the site between parking areas and principal structures along aisles and driveways. Again, within our new parking area, we are providing a
sidewalk that runs from the parking area to the front of the building as well as the rear of the building for the uh ADA ramp. Um the waiver we're asking for is we're not doing it along all our frontage on Route 9. Uh and we're also not doing the access on the southern
existing driveway and garage component. Um one the frontage on Route 9. Uh there is no sidewalks up and down Route 9. Now it's a divided highway. Um but there's also uh existing uh utility poles out there. There's traffic control signs.
There's things that just don't make it feasible to put a sidewalk, but we are putting a sidewalk on the appropriate spot on our sites. We're asking for a waiver for the other elements. It's not exactly true. A couple of blocks down of our sidewalk. Okay. I know just on either side of our
frontage there is not not right where you are, but just block away there is. So on ours too, if you look at the picture in the front here, there's considerable amount of traffic control signs that are right there in our site that it doesn't make it feasible to put
the sidewalk. I just wanted to correct you. Thank you. I appreciate it. Um uh no part next item is uh no parking shall be constructed in front yard setback. Um, on this particular lot,
we're a corner lot. We have frontage on both Lee Avenue and Route 9. Uh, it's very difficult not to put the parking in the frontage, but we're asking for that waiver, but we are taking in consideration where we're putting the landscape treatments to screen the
parking and, you know, uh, we're certainly doing it in a way that's still going to be an attractive look. Uh but you know from a corner lot with two frontages, we're going to have parking in that location. So the next few items are
storm sewer. uh you know I've talked to the the board's engineer and you know certainly we'll work out any of the technical details with his office uh regarding um storm sewer system or so erosion control. Um when we're getting back to the
landscaping and lighting there's additional waiverss um a 50 again it reiterates about the 50 foot wide vegetation buffer uh while we're seeking it. Um the next one is a minimum 10% of all proposed parking areas shall be
landscaped about the interior. So here we are landscaping around the parking area in the front and both sides, but we're not doing it on the interior, which would mean putting islands of curb within there. This is such a small parking lot, it doesn't
make sense to take up a parking spot to put an island to put a tree. So we're asking for that relief. Um the next one is the burrow ordinance. Street trees uh at space of 50 ft on center are required along all site
frontages. So as I indicated we are providing shade and deciduous trees along our parking lot. Uh between our property and Route 9, there's overhead utilities that run along there. So it's not necessarily feasible to put trees
along that area. Um, but if you went and looked 50 feet on center, we have one, two, three, four, five, six, seven trees along our frontage. We would certainly comply with it. Uh, and then on the Lee Avenue side, again, we have trees that
are up towards Lee Avenue, but on this plan, you can see the dash line going out the driveway. That's the the sight triangle. Uh, so you have to keep that clear. So tra trees are not warranted in those locations either. So we have good
amount of trees just not specifically uh meeting the requirement that's in the ordinance. Is there is there a few items you want to speak to under the parking and roadway improvement section A of the report? Um well it does ask about uh proposed hours operation number of
employees uh and deliveries. So, as I indicated before, you know, depending on the use, this is low inensity use. The hours of operation are generally going to be between 8:00 a.m. and 6:00 p.m. with some occasional evening hours. That's Monday through Friday. Uh some
possibly day hours on Saturday. Um number of employees, it depends on the actual use. Say it's a dentist. I mean, they're going to have the dentist, the hygienist, the receptionist. So maybe three, maybe four employees. That's
typical for a chiropractor, therapist, doctor's office. A regular accounting or office use where you would have a little more employees, maybe six or seven, uh but then they wouldn't have many visitors or or patients or guests coming. So it all depends on the actual
use. But uh you're talking you know fiveish or less employees uh depending on the use and the the the ordinance drives the parking requirements for those different it accounts for that and you have indicated that we can comply with those requirements. Yes, and we do
comply for the general office uh parking requirement or if it's uh dental or medical office with the five spaces per doctor, we would also comply. And that would be for a single practitioner or even two uh physicians that would still
be in compliance. And everybody that would want to utilize this property has got to go through the the zoning office and and receive a CO in order to be able to make sure they're in compliance with whatever approval this board may grant. Absolutely. Yes. Is there any waiverss that still exist with I with items two,
four, and and six that we need to talk about or are those ones that you've covered already? Uh well, number two, uh the burough ordinance requires all parking lots to be paved and fully enclosed with either concrete or Belgium block curb. Um so on the new parking
lot, we have concrete curve. It's fully paved with the porest pavement. uh on the existing driveway. We are paving that but we don't have curb on there. That's an existing condition that we're asking for a waiver. Then a couple others. Three
basically says any change in the operation that would result in proposed parking should be further reviewed by the board. Certainly we agree if there's something that's changed from what we're proposing here, they would need to come back in front of the board. Um four, uh
the Route 9 driveway does not provide for 30 foot width and 10-ft setback to the property line. Um this is an existing condition. That driveway on the south side is existing.
It's operating uh fine now. Under the proposed use, it will be three parking spaces. It's minimal. Again, we're asking for any relief for that existing condition. Um, five indicates the manner of deliveries and the site refues. I did
touch base on that. They're just going to be uh containers, one solid waste, one recycling, and the intent is them to be put out on Lee Avenue for pickup. Um, and then the last one is the driveways uh for non-residential uses
shall be minimum 30 ft in width. Uh the driveway we're proposing on Lee Avenue is actually 25 ft in width, which is standard for a parking lot for two-way traffic. Uh again, we're trying to minimize the width of the driveway and
only put what's required for the for this for low inensity parking area that it is. And that allows us to have additional green space uh on the on the rear side of the property. So, we're asking for that waiver.
You went through some specific comments in Mr. Fowler's report. Um, other than those items which you addressed, I take it you have no issue with complying with that report. And would you agree that the variances listed in Mr. Fowler's report are accurate and they are the
relief that the applicant is requesting? Uh, yes, I do. Um I I I'm sure um Jim is going to touch base on these and his testimony, but a lot of the variances that were existing before are being uh
lessened by what we're proposing now uh as part of the the smart development of the site. Um you know, so from that perspective, even though there is some variance required, they're they're being lessened than they were prior application that was approved. Um, and
the other thing I did want to point out because there's um, a building coverage requirements 20%. We're only at 13.2%. So, we're not overdeveloping this property. We're under the building coverage. Um, we are over the lot
coverage. That's 40% in the R10 zone and we're proposing 65%. But when I said smart reasonable development in your ordinance for where office buildings are permitted in the B1, B2, and B3 zones, uh the B1 zone has
a minimum lot area 10,000 square ft. Uh the lot coverage is 85%. So we're we're 20% less than what would be required in the B1 zone. We think that this is certainly a suitable site for what we're proposing and and we're not overdeveloping it. We're, you know,
we're consistent with what with with typically for an office type use property is. And when we talk about impervious coverage and lot coverage, often we're we're concerned with runoff and and storm water management. And you've already taken the board through the extra steps that the applicant has
taken to create storm water management structures on the property. Uh yes, that is correct. I mean, even though storm water is not required for this development, we're proposing in any way to mitigate any of the the impacts from the lot coverage of 40% to the 65% we're
we're proposing. Um, there is one other item I just want to touch base on. I know there's some relief in here about a deck in in the uh uh rear yard and sideyard. Well, there's an existing deck that's out there on the structure. Now,
we're reconstructing that deck as a porch, but the purpose of that is is because we need to provide ADA access to the building. So, from the front there, there's a few steps that go up uh to the front of the building in order to get
the ramp in enough for ADA compliance. We're having the sidewalk uh go towards the rear of the property and it starts ramping up. You can see it here on the north side of the building and then towards the rear. So that creates the the ramp for ADA compliance into the
deck porch landing in the back of the building. Uh so we're asking for that relief for that setback of that deck porch to the to the side or rear property line. It's 5 ft. Um but it's also that condition now. There is a
porch deck there now. So we're basically reconstructing it but for the purpose of ADA compliance to the building. Thank you Drew. unless there's anything else you think we missed. I don't have any further questions for you. Um, and he's available to the board and your professionals for any questions you may
have. So, you're talking about taking this sign that's going to be on route 9, turning that 90 degrees. So, the way it looks like you have it laid out on your plan, there's going to be uh I guess
bushes behind it. You just turn it. Are those bushes going to block the sign or? Well, that's a great point. So, when we do turn it, uh, currently right now it's 5 feet tall by about 9 ft in length. We might have to shrink the signs length a
little bit to fit into that space, but then those shrubs will have to be moved. We wouldn't be taking any out if we had to move them a little bit to displace to make sure the visibility is the sign is still there. Uh, so we would adjust them as necessary. Um yes and then the other
thing too on the landscaping for the sign we are proposing la larip and blackeyed susans along the base of the sign also as a l land landscaping planting bed and once we turn it we will both do that on both sides of the sign.
Uh Mr. Cornell, do you have any comments to make in reference your report? Mr. chairman. Uh during the technical review process, we raised a number of issues. The applicant was very cooperative. He addressed as many as he could. The waiverss that are being requested as was indicated is result of a configuration
of the site. So there's not much he can do with the buffers, 50ft buffer when you've got a 69 foot wide lot. And uh these waiverss are consistent with some others that the board has granted in the past. So we really don't see any problems with what's proposed.
Mr. Fowler. basically the same, Mr. Chairman. There's I really have no issues. Uh we did have the TRC meeting, but the applicant did agree to make a lot of changes to the plan. Plan was pretty solid to start with, but they refined it a little bit. Uh the issue that um Drew
had mentioned regarding the lighting. I was looking at the lighting. If you moved it closer to the residence, projected it out towards the parking lot and had shields behind it that it may not uh be as imposing to the residents. I spoke to Mr. French on the phone and he had mentioned to me, well, the
lighting would not reach the sidewalk if we did that. And also that they're only 16 ft high and he doesn't see any reason that would be spill over onto the adjacent property. So, I'm fine with the lights where they are. Thank you. Ward, have any other questions in reference to this witness?
Mr. Chair, question. Why are you keeping the garage uh for an office application? eliminating the detached garage and make it making it part of the unit. It would provide storage area like it is used
now. Uh it would also provide I I asked that question. Um it does provide you know somebody that that maybe you know if it was my law office I could park my car inside. Um you know that and it provides additional parking you know to to service the site. So it just seemed like a and you'll see with the
architect's rendering it's very cohesive and it brings us everything into one building. So, it's not going to be used for office space. Oh, no. The the garage itself will use to park cars. The second story on the garage would be used for office space. That's contiguous with the
building. So, that would be for that's included in the office space. That was in your figures of 2200 ft. Yep. And and the one thing is too, he's trying to do a responsible development design. So, the garage and the aesthetic of the building when you see it, it's going to be compatible with the other structures
in the neighborhood. So from that perspective, it it lends itself to if it's Peter's office, he's going to park his nice car in the garage. The the employees park there and the parking lots for, you know, the the patients visitors to the to the office. Speaking of the garage, when they pull in, uh can
they get out forward or do they have to uh exit the driveway backing up? Well, there's 20 ft behind the garage there. Uh there's maneuverability in there just like any resident to be able to maneuver
around. Yes. In the the sign that u we were talking about does that have lighting? There is uh up lighting from the ground up on the sign. Okay. All right. And one final question. You said from the curb of Route 9 to the
property line is 20 feet. Is does that include the shoulder or is the curb that's not part the shoulder is on the other side of the curb? Yes, correct. That's not including the shoulder. Okay. And there is an actual curve. Yes. Okay. All right. Thank you. I don't know if
you can see it on the aerial but um you know so where my piece of paper here that's the curb line and you can see just north of that is the shoulder line. I know it's pretty hard to see, but so that area there is where you know the
mailman pulls up the uh or male woman and the UPS delivery vehicles come. So between the curb and the property line is grass or just natural growth. It's grass. Yes. Okay. All right. Thank you. You mentioned the number of the traffic control uh signs are located in that
area. And I think which I think you're you're getting and and we wanted Drew to make sure was on the record is you say something like we're setting a sign back six inches. That doesn't sound very good, but we wanted to demonstrate that there's quite a bit of dis actual physical distance between Route 9 and the proposed sign. That's just a
property line. That's what was the the purpose of that testimony. If there any other questions of the board, thank you, Mr. Chair. I'd like to bring up Dan. All right. Thank you. Thank you,
Drew. You want to work your exhibits? Let's get you sworn first. We'll have a microphone tradeoff. I'm presenting Dan as a licensed architect in New Jersey. He designed this building. So, I would ask if he could be sworn. We'll get his credentials on the record and see if the
board will accept it. Dan Fortunado, last name is F O R T U N A T O. I am a uh registered architect in New Jersey, New York, Pennsylvania, and Ohio. I've attended Ohio State University, Bachelor's Industrial Design, and
Drexler University, Bachelors in Architecture. We accept your credentials. Yes. Yes, I will. Dan, short and sweet. Take us through the building that you designed uh and
our floor plans. Okay. And you heard the marking procedure. We'll have the board attorney's blessing as to whether we need to mark a particular exhibit or not. Okay. Sorry. All right. So on the uh existing
building we had approximately 1500 square ft that exists today. Our goal is to add approximately 700 ft² for the 2200 square ft of office space. The first floor what are you referencing Dan? Is this part of the sheet plan that was submitted to the board?
Um not I'm not sure if this was part of their package or not. A2. So there's no Are these your proposed? Is this all proposed? This is uh Yeah, this is all what's proposed. Strong A2. Mr. Those are the plans.
All right. Sorry to interrupt. Okay. Um on the project itself, uh Drew mentioned earlier that there is a front porch that's on here. We are going to occupy some of that front porch for an office. So we are extending out some uh additional square footage to gain there.
The rest of the first floor is existing and we do have again a portion of the front porch which going to remain. There is existing steps, masonary steps and sidewalk that is going to stay. We're not going to touch that and that still will be the main front entrance to the building. The uh I'll touch on the
garage. The garage structure is a detached as mentioned earlier, but that's not shown here. We are taking it down and rebuilding with a new garage that's attached and it will be again strictly for parking on the first floor. On the second floor, we are extending uh
office area over that garage. And again, we are extending over the front porch to pick up some extra square footage and a little bit of the back. So, that's really where the uh 700 ft is coming from for the additional square footage on the building. The structure itself is
all wood frame construction and we're going to maintain that. the structure itself will be uh with any of the new energy codes. We're going to uh abide by that of course and and increase the installation values and structural values of the building. The gray lines
here pretty much indicate what is going to be new. So, we are going to be of course doing the new addition over the uh garage area. On the interior though, there is an existing set of stairs that we're going to maintain. and we're keeping those stairs, but we're going to
open up to create a two-story atrium in that area. So, the main entrance when you come in, we have it specified right now as a reception area and come into a common area and then the rest are divided up into offices. This is just example what you
could do depending what the tenant is going to be using the space for. But we have a uh bathroom on the second floor which is existing. We're going to renovate it. And we have a bathroom on the first floor which we're going to convert over to a handicap bathroom. The uh ramp that uh Drew was talking about
earlier. We have to go at least 48 ft of ramp just due to the nature of the building. It's a 4ft high first floor off the ground. So of course it's one 1 to12 ratio. We need to get a 48t ramp. So we are running around the side of the building wrapping around up to the back.
Uh as was mentioned there is a deck there now which is being is being taken down. We're actually going to shorten it by a foot, but make this a flat area so there is maneuverability for handicap wheelchair access and into the building here. So essentially the full first
floor will be wheel wheelchair accessible the exterior of the building. We're going to keep it just in so this is a new exhibit. This is a new exhibit. I think we are up to A2. We didn't mark anything else. So, if you could just describe for the record our stenographer what we're looking at and if you could
mark it A2 uh with today's date of May 28. Okay, I'll get that up here in your your your pocket. Thank you. There you go. So, the building itself, what we're trying to do is keep it more of a
residential character. So, we're utilizing Hardy siding on the outside in white, and we're going to use 7in planks on the lower level, 4-in planks on the second level. All new windows, energy efficient casement windows, and we're going to be doing those in black. And
then we're going to use black metal roofing for the areas here over the porch, over the garage, a little bit over the garage, and of course the whole roof for the second floor. The dormer you here see is existing, but we're going to rebuild it, make it a little bit better, but it is going to be
directly over the stair atrium area. So again, we're going to try and keep everything that's there now intact. Um, I'm going to touch on the sign here because if you can see the sign right here and what Drew was saying earlier that we might take the sign and turn it 90° so we get access or view from both
sides rather than just the front. But this is still something we need to decide on what we're going to do. The uh sidewalk that's here is all existing. We're just going to continue it out to where it is. And this is so it gives you a view of the parking lot that we were talking about earlier. And this is the
existing driveway area. signed location on your plan is not what's shown on the site plan. Well, this is just to give you a general I know it's not this is a rendering. Yeah, this is a rendering. It just gives you sort of a feel uh of what what's going to happen. I I understand that. Um but
when we render these things, we just sort of want to give you we're really focused on the building and the character of the sign, what it's going to look like, where it is. We'll have that on the site plan. Thank you, Mr. Cornell. Uh the uh building is going to have uh I
heard storm water management earlier, but we are going to have gutters and leaders of course coming off on that and we'll get that to a uh underground drainage system that'll bring it out to the uh drainage system as discussed earlier. Um the rest of the building pretty much is uh we're trying to keep
more of a residential tone to it. We have a stone base around the bottom again just to try and give some of those characteristics to it. We don't want to make it too commercial. but trying to just keep it more like a residential style. Thank you very much, Dan. Appreciate that, Mr. Chair. Dan's
available. I have no further questions. Anyone from the board have any questions? I appreciate. Thank you very much. You can stop down. Our la our last witness is Mr. Higgins. Are you comfortable up here? Good
evening. Yeah, I'll be good here. Okay, let's do the swearing in. Okay. Yes. I do. Maybe I'll let you go with this one and I'll use this one. Um, yeah. Uh, my name is James Higgins. I am a licensed professional planner in the state. I've
testified as an expert before this board on numerous occasions through before approximately 200 boards throughout the state in my uh experience and been accepted by superior courts in the state and by the New Jersey Supreme Court as
an expert in the field of planning. Mr. Higgins, we accept your credentials. Thank you. Thank you. Um I will try and keep this as short as possible. The um most of the application has been discussed with you. I don't want to go through everything again and rehash a
lot of what's been discussed tonight, but I do want to say there are certain elements of this application that I think are important. The first is that the major portion of this site, 6,000 plus between 6 and 7,000 acres already
has a D1 variance associated with it. the 3500 square foot portion of the site that's being added that makes this site a corner lot as opposed to an interior lot is vacant and doesn't have a D1 variance associated with it. So, I'm
going to approach this as an expansion of a pre-existing non-conforming use in terms of the proofs that I'm going to be presenting because I think that's what's most appropriate in this in this situation. And what's being done here is that you have a site that is on a
fourlane divided highway. First of all, it does have a D1 variance associated with it. The portion that's being added to the site to improve the site is 3500 square ft. And while it's zoned residential, clearly it's inappropriate
to put a single family residence on a 3500 square ft corner lot on Route 9. The best approach here is to expand the existing lot as is being proposed and provide a number of substantial
improvements not only to the function of the site but to the the layout of the site and the aesthetics of the site and I think those are the important things. First of all, there are a number of significant existing bulk variances that are being eliminated. The existing
garage is non-conforming in with regard to its setbacks on two sides and that's being eliminated. So those variances are being eliminated totally. There is an existing shed on the site that is also nonconforming in terms of it set back to
the property to the uh east on the fence on the avenue. So that is a significant improvement. The aesthetics of the site are being improved substantially. The building is going to be improved. It's you can see
it's a very very attractive building. The existing building is an older building. It's I wouldn't say it's run down, but it's seen better days. And that the improvements to the building I think are going to be a significant aesthetic improvement to the site. the
buffering that's being proposed on the site and Drew touched on that, but you do have a 10-ft buffer now that's proposed along uh I think it's the eastern Yeah, the eastern side of the site. And that
buffering not only protects the adjacent residents from the parking area that's being proposed through this application, which really I don't think much protection is necessary. it's going to be such a low inensity use, but it provides protection for that residence
from Route 9, which doesn't exist today. I think that's a significant improvement to this site. The aesthetics, in terms of the landscaping are a significant improvement. And when I look at all of these things, I think that there are substantial benefits in terms of the
function of the site, in terms of bringing the layout of the site more into conformity with your zoning, and bringing the aesthetics of the site into much making a much more attractive site than what currently exists right now.
And I don't see any substantial negatives to this application. And again, it's taking a piece of property that's not really developable, making it developable, adding the parking that's necessary to provide the minor expansions to the building. And again,
when you look at what's being removed in terms of building and what's being added in terms of building, it's almost cancels out. So, it's not like the applicant is trying to max the site. In fact, the building coverage as it currently exists is 18% on the interior
lot. And then as they expand it to make the corner lot, the building coverage will be about 12%. So, and your ordinance permits 20%. Then, as Drew said, the 65% imperous coverage is really much less than would
be permitted in any of your business zones for business uses for an office use. And the 40% that is intended that is required in your ordinance for the R10 zone is really geared towards residential uses not towards commercial uses. So what's being proposed here is
not a substantial overdevelopment of the site. There are variances that are necessary. There are waiverss that are necessary and just about all of them are related to the configuration of the site and the fact that it's a site that as it exists now with its approvals and with
the small residential portion that has doesn't have an approval is much more appropriate to be developed as the applicant is proposing now than what uh than what exists presently. I think it's I think it's a win-win situation from a
planning and zoning standpoint and from an aesthetic and functional standpoint. I think it's a win also. Any questions? Valer, you want to make any comments? trees on that.
Let me bring Drew up. Did you hear the question? Uh, yes. Yes. So on the existing lot that is being acquired, uh there is nine existing trees there. Uh as I indicated before, they're in poor condition. They've grown together. Uh so we are
removing those trees. We're providing nine new shade distuous trees, 21 evergreen trees, shrubs, uh, as part of our our our plan. You're welcome, Mr. Chair. That concludes our direct presentation. I know that you have to
open the application up to the public and then I would like to just do a little bit of a brief summary of what we're asking. uh from the board before the board takes any action on the application. Going to open this to the public. Is there anyone from the public
who wishes to speak in reference this application? Again, is there anyone from the public who wishes to speak in reference this application? hearing none. I'm going to close the public portion at this time. Thank you, Mr. Chair and board members. Thank you for your attention and we
appreciate the work that we've done with your professional staff. Uh this is a pleasant application for me to present. I fight a lot um to maximize development on property. So, it's it's enjoyable to have an application where I believe this applicant's being very respectful of the
burrow, of the area, and utilizing the property wisely to the extent that anyone cares what I think. Um, so we're asking for uh the relief that's clearly stated in the applications. It's been repeated multiple times. Um the the goal
here is to make this available for general office uses as they are interpreted in your zone and to include the availability um for a possible medical use which Mr. Mashansky has explained to me is treated a little differently under your ordinance but of
course provided that that is appropriate and that it it it it's parked on the site as we have testified to this evening. Um so with that um asking that the board act favorably on the application. I can certainly work through um the resolution should it be a
favorable action with your attorney as we have done many times before to memorialize uh the relief that we're requesting. Um so I would just ask if the board would take action on the application if there are any further questions. We're all here and we can
certainly answer them. Board have any further questions in reference to this application? Hearing none. What's the board's pleasure in reference to this application? Motion to approve. Second.
I have a motion and a second to approve this application with the conditions that was spoken to previously tonight. Roll call. Mr. Green. Yes. Mr. Kazinski? Yes. Mr.
Espazito? Yes. Mr. Emma? Yes. Mr. Bella? Yes. Mrs. Scottstein? Yes. Mr. Castlegra? Yes. Thank you very much. we'll moralize it at our next meeting and we can proceed from there. Thank you very much, Mr. Chair. Everyone, have a
good evening. Good evening. Thank you. You sure you don't want those? [Music] today. I didn't anything. in reference our re resolutions High
Point and 110 North Edward Street and 28 Felix Terrace. We do not have those moralizations here tonight. They will be presented at our next meeting. Has everyone had the opportunity to read the regular minutes from April
23rd, 2025? Yes. Yes. What's the pleasure of the board concerning those minutes from that April meeting? I move the minutes be approved. Second. I have a motion and a second to approve
the minutes from April 2025. Roll call. Mr. Green. Yes. Mr. Kazinski. Yes. Mr. Espazito. Mr. Bella. Yes. Mr. Scott? Yes.
Mr. Cass? Yes. Board have any other comments in in reference to this meeting tonight? I just ask one question. Oh, the these are huge to whip out at a meeting. Is there any if it could be
printed it could be printed to a PDF. Is there any way to get a digital copy of this stuff? I understand that we need the paper but or I mean I could bring a tablet in and it's a lot easier kind of scrolling through some of
these plants and knocking it into my fellow board members. Is that a do they do that? I mean screen turned around right. Sure. There's no um general issue with that.
Um spoke to Joan earlier and going to request PDFs and the files come in as well. That would be great. I would love that. I agree with Mr. Emma. Look at this. Would they be open to the public too for viewing that way?
I'd have to uh attach someone to the website which I did during co right I used to go back I could go back to doing so we don't need any action from the board you could just ask for it okay
J mentioned it's already against oh so next next for next meeting you'll see that we can start to get this done. Yeah. I'm trying to think if we have a use.
Do we have a June meeting? You'll have to have one. You you have applicants, I believe, for your June meeting. It may not be a site plan. It may be some variances on for the June agenda. Okay, we'll see what we can do. It's a good
idea. I mean, to open this thing here, I need an easel up here. They never are. Anything else that we want to talk about? The attorney and the members can bring a
laptop to do the planet. Oh, absolutely. Laptop, tablet, whatever, whatever they want. Even pull them up on your phone if you like. Maybe eventually we'll have the business administrator, Glenn, give us computers
here so we can That would be great. That'd be nice. You'll like that idea. Be thrilled with that idea. Let's make that recommendation. [Music]
on the screen. Great idea. Good idea. Does this come with a course to show us how we operate these things? Yeah, it's actually what people do is load it. on the screen like that.
Would a board in favor of this? Try. Sure. Sure. Why not? Okay. Thank you. So, are we just talking uh the commercial type applications where they
have oodles of drawings or just not the residential? Well, the residential won't have a PDF, right? Yeah. They're usually just submitting their site survey. Yeah. Well, like here's the residential right here, you
know, and and it just has the last page. It's just the site plan is the site. Yeah. Yeah. That's residentials are are small. If in fact I get one that's got right then I would do it. I think we're
talking about like we had tonight or the Waw Wa you know the big ones large scale. Yeah. Good idea. Anything else? I'm looking forward to a computer next meeting.
Uh nothing further. Uh I make a motion to adjurnn. Motion to have a motion and second. Meetings adjourned.