Good evening, ladies and gentlemen. Welcome to the board the the zoning board of adjustment meeting of July 23rd, 2025. Will everyone please stand for a salute to the flag?
I aliance to the flag of the United States of America. Notice of the meeting has been satisfied in accordance with chapter 231 PL1975 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. Espazita here. Mr. Anna here. Mr. Bella here.
Mr. Castlebr in regards to all business and continuing carrying over applications. We have none. So, we're going to hear our first case is 2513 28 ID Avenue.
Please come forward. Hi. Yes. Would you tell the board exactly what you want to do on your property at 28 ID Avenue? You want to install a ingground pool and uh because you don't have
enough space uh the setbacks 10 ft from the property line. Uh you're going to do a little bit closer. If I'm not mistaken, it's eight from the neighbor and far from my garage. So what you want to do is where there's
a 10 foot minimum, you're proposing 8 foot. Is that correct? Yes. And the other one where the garage is, it's a 10-ft minimum and you're proposing four. Yes. Okay. That's the only stipulation that you
have for the pool, correct? Yes. Word have any questions? Uh, so we need to install the fence, but it's going to be uh the vinyl. the Wi-Fi. No. Oh, no. Around the property.
The property. Walk up the driveway. It's going to be a gate. It's going to be a gate on the driveway. As right now, we don't have it, but we know we're going to need when we have the pool. We're going to put a gate in the driveway. And on the other side of the house is like a little walkway. So,
we're going to close that too so no one can walk on our backyard. They don't need anything. No, you're going to you're going to speak with the uh zoning officer in reference
that fence, correct? Yes. They're going to get permits for everything. Okay. Do you do you have anybody who's putting the pool up for you? We going to put the pool. We want to We own a pool business. So, we're going to do it like the
company is going to do it. You You are the owners of ANF pool. Yes. Yes. Okay. And you're going to put the pool up yourself? Yes. Okay. Mr. Chairman, what are the variances required?
Um question on the variances also, but they need to be 10 ft from the side line, 10 ft accessories. They're only eight feet from the side property line and four feet from the garage. So they would need
that eight distance. But the rear looking at the garage seems like scaling about 6.5 ft. So the same need to be 10 ft from the rear
also about seven also. Okay. And that's not included in there. He just said I think so fast where you are where possible 7 ft
is being provided and 10 ft required. Okay. So um unless you planned on having 10. If we can have seven. If we can have seven if he can to apply for another vance.
Did you want the pool to line up with the back of your garage? Was that the intention? Yes, kind of. Yeah. So, there would be an additional variance. It's supposed to be 10 and they have approximately seven. And then just from this is not anything
to do with zoning, but from the new guy that's pools, but I mean the edge of the pool from maybe three or four feet you got to put in the pool collar and your garage is 4t away. I guess it doesn't have too much of a
foundation for your garage, but you're not going to undermine your garage. What do you think? Four, right? Yeah. No, it will be like a little bit of space on the garage. That's why we're putting four feet because that will be enough for the instruction. Think about three feet from the pool,
correct? This was again, you said you were four people. No, I want we we did it that way because we want to leave a little bit more space for the neighbor. So you did not interfere with the neighbor. So that's why we put it closer to the garage.
Yeah. Mr. Chairman, what's the width of your property? Um I don't know. 40 ft. Okay. So it's a very narrow property. I'm just looking for a reason to grant the Yeah. Then you have a garage. It's a very narrow property.
Yes. We didn't want the garage, but when we bought the house, it came with the garage. So, anyone else have any questions? I want to open this to the public. Is there anyone from the public wishes to speak in reference this application?
What? Please. Hello, Edward Straussy. I live on 30 Ottawa Avenue. I'm near next door neighbor. The propertyy's small. They want to put in a 10 by 25 foot pool
in their yard. You got a garage. Knock down the garage. I want it 10 feet away from my property. That's the varants, right? 10 feet away. And then they have a garage. They want to put four feet.
Come on. Ostraki. Os r o ws k i edward 30 Iowa Avenue. Thank you. Anyone else from the public wish to speak in reference this application?
Hearing no one from the public, I close the public portion. What is the board want to do with this application? I don't think there's enough of a setback from the garage.
We suggest something else. Mr. Chairman, if you want to increase the setback from the garage, it means you're going to decrease the setback from the other side property line, which the neighbor was concerned with.
The width of the pool is it's 10 feet. So, it's not a extremely wide pool forward. That's something being that you're in the pool business. Can you modify
the dimensions of this pool? Yeah, we can. You can always modify. Yes, it's going to be a custom pool. It's going to be a vinyl liner pool. So, you can do the size that you want. I'm just going to ask this question for the record. Are you using your garage
for anything? I'm not. No. So, you're not using the garage for cars? No, it's just storage stuff. No, no cars in the garage. Nothing. Just kids toys. Just when when you bought the property, was that garage there?
Yes, it was. It was that garage looks very old and it's wooden, right? No. No, it's concrete. It's concrete. This is like cement blocks and has no cracks at all in a garage. It's completely solid.
Mr. Chairman, that my question is if Andy's going to be looking at the fence, right? Is are we putting the carpet before the horse? What What if he knocks it down and and and they can't get together on the fence? And Mr. I spoke with Mr. Mashansy regarding the fence. He indicated that there
wouldn't be any variances for the fence. That's why it wouldn't be part of this application. they can install a fence without the need for barrier. Thanks, Jeff. And that that's exactly what he said to me, too, that uh he was going to take care of the fence. Mr. Chairman, just a question for the
applicant. If you're not using your garage, could you turn your pool 90 degrees and put it between the patio and the garage? So, in the front of the garage, you've got I guess you've got your house and you've got a pa patio.
Mhm. if you turn the pool and have it coming off that patio. So that was the suggestion that I got not to go through a variance, but this way the would be in front of my house and to go to the backyard, we have to go around the pool
and you'll be like if we were in the future parking car in the garage, we not be able to because the pool is going to cover the entrance of the garage. So that's why we didn't want to do that. That's an option. So you're explaining why it doesn't work for you. Okay. Thank you. What kind of fence are you planning to
install? The white vinyl fence. 6 foot. What about the suggestion that you modify this this this pool and come back to us with it? Like what what do you want to need to
modify exactly so we can walk one? You're proposing 10 ft. What's the narrowest pool that you build? It's just we can do it smaller, but it's it's going to be like a le pool if we
understand. Just just want to find out because the way that you increase the sideyard set back and the garage setback is make the pool narrower and you're proposing 10 which is fairly narrow. Yeah. Usually the small size of the pool like it's 12 by 30
and they already made it smaller. Mr. um on the side of I believe he's on the this is on the left side facing the house. He's on the left side. Yes, that's the side with the 8 foot set
back. Can we get that modified to go to 10 ft? Can he do Jay? Whatever. I think Mr. Chairman, if you want to have 10 feet on the side adjacent to number 30, you need to slide it and have a twoft set back from the garage or you need to make the pool narrower.
Can you build it with a two foot step back in the garage? No, it's too close to the garage. Too far. It has to be at least 3 ft from the garage. Three would be like against like the structure of the pool will be against the structure of the garage. So that's
why we put a four so we have a foot to work on it. Does it have to be an ingground pool? You want an ingground pool? It's we we think like for the kids it's going to be better because I don't feel like I know
um above ground pools has uh the letters and everything but I can't really see the kids if I'm not inside the pool unless I build a deck since you're in the pool business and I'm just talking out loud here.
Is there an above ground pool that would that you could put in so you'd be in compliance? Yes, there's like so it does exist. Okay. I mean it needs to be less than 10 ft. So I I don't really think they smaller than they had like 15 rounds.
Yeah, we got to check on it because we don't do a whole round. We're doing grounds. So, we have to look at it because we're not I'm not sure. And same thing would be like at the front of the house because And if we do above the ground, there's no variance. You can put anywhere in the
backyard. No, there's still the vibrance. You have to be in compliance. The same in 10 for there is not above ground. There's less than 10. If if you slid the pool one feet to the right, make it three feet from the
garage and provide a 9 foot set back from the adjacent property the neighbors concerned with and a 10t from the rear property. That way you need only two variances. Does that allow you to build a pool? We can we can do that. Yeah, we can. I know that you were concerned with the
proximity to the garage. Yeah, it's going to be closed, but it's buildable. We can build it. It's It's I agree. It's better to have the four just from a construction standpoint. Mhm. What will the new the new uh will be?
I don't know that was decided, Mr. Chairman. I think that your your board member has a concern with the four feet. She feels it should be more than four. So if you make that five, then it means it's only going to be seven on the side that the neighbor's concerned with.
You have a 10ft pool and 12 feet to work with. You only have 22 feet from the garage to the property line. But can't you make the pool smaller? We can custom make pools as I said we can
make it's a custom pool but will be a lab pool tomorrow and also uh I didn't understand like his what is the concern his house is higher than ours water no water
I understand he doesn't he want us to follow the tent set back but there is a reason for that but if like it's going going to damage his property. Our street is like going down. Yeah. So he's higher than so no water from my pool is going to go
his property. If he was in the other side, I see he came to have some worries. So any water will go with gravity to his property, but he's in my higher side. So no water from our pool is going to go to his side.
Mr. Estroski, can we talk to you? What's up? You have a concern with this pool? What What is exactly your concern with? I have big concerns. I mean, the property is small. It's one car garage. Knock down the garage and put a pool in.
That's it. It's close. You had to put a kiddie pool in or put put a hot tub in. I I mean a property is do you have plans for this? Yes.
Where are they? When you make the plans, they can show I I I asked him I I asked him to I'm not going to pay engineer to design a pool that wasn't approved. I I had asked him in a nice way today to
stake it out, but he had a job or whatever. I was leaving yesterday. You looking over my friends and talking to us about the chickens and everything. Why didn't you ask me yesterday? Cuz you were cooking. Today I was leaving to us 10 ft away from my property
in back what from the back of your neighbor's fence. Is you want to do another eight feet? If if they want to can put tennis on the back, there's no problem. I'm I have a lot. So from 30 Iowa Avenue,
they're going to put a two foot pool in the garage and then you don't have a 4ft or a three-foot space in between the pool and the garage. Come on. I I just wanted to get your concern exactly what you're talking about. Are you also concerned about the water
runoff, too? There's no water runoff? No, I'm asking is there any w water problem there? No. Okay. Okay. I mean, yes, it is slow, but I have um
like um flashing. I mean I mean they pull pull in. It's going to be more flooded on on their side because you don't put pavers or you don't put uh cinder block, you don't use cement, whatever you got
to do. Okay. Thank you. I'm a little bit concerned. Back the neighborhood. Okay. comingity. I don't know. This is what our proposal is. We're going to carry this over
and you come back to us at our next meeting with revised plans. think it over what you want to do and bring it back before our board. You know what the
issues are. You're in the pool business, so you'll be able to figure out a way that will be acceptable to everybody. Your neighbor, us, Burough Sable, and yourself.
You won't have to advertise it again. Okay? It's a carryover to the next meeting which is next month. You can see the main concern is the sideyard side. So from the neighbor from the neighbor. Yes.
Okay. Uh when I first start this I was told that he not wanting us to do it because I knew this was going to happen. So I was like if that if he complains about it uh that's going to be a no or
it's a something that we can discuss and I was told it's not it's not a question of he not wanting it. He needs a good reason for not not wanting it. Okay, that was what I was told. So if he doesn't have a good
reason because he doesn't have he just doesn't want us to have a pool in there I I don't understand why we have to make like a smaller pool burden of proof from the applicant that they should be entitled to varianit
so I would recommend that you figure out a way you somehow comply with the side step back closer to compliance and come back. See the the ordinance the burrow ordinance in in the burough serville is
10 foot. Okay. And what you're asking for us representing the burrow serville to give you a variance and make it 8 foot or 9
foot. And we're asking you to reconsider the what you what you're asking for the 10 the eight 10 foot going down to 8 foot. So reconsider that on a carryover. So you don't have to resubmit anything
except to us and and come back to us next month and think about it what you want to do. Okay. But the burrow ordinance is 10 feet 10 feet from the neighbor. Yes. Okay. Obviously, we the board would be thrilled if you're able to at least some
kind of agreement with your neighbor, but um 10 foot from him and 10 fruit from the neighbor from the back as well, right? Not just or just from him. Yeah. For the from the back, it can stay with the garage from his side.
Okay, that's correct. Okay. All right. We we'll come back next month. Think about it. That's a big decision, but the advantage that you have, you have a a a cool company, so you you'll be able to think it over and and figure out what you're going to do.
Yeah, no problem. Okay. Okay. Thank you. Uh next month, uh what day? What time? 27th. Okay. 27. Same time. Yeah. I'll cover. Okay. Well, call the office there and set it up. But
it's the 27th of August. Okay. Just to be clear, this application is being carried to the August 27th meeting. No further notice. Uh if you want to object, you need to be here August 27:30.
Thank you. Thank you. Have a good night. I appreciate it. Thank you very much. It's 27, right? Yes. 27 register or I'm sorry. Will I get another register? No. No. Okay.
No. Okay. The next application is 259 five-star suspension parts 306 Journey Mil Road. Good morning, Mr. Chairman, members of the board. My name is Jonathan Clement,
Clement Mueller, PA. I'm representing the applicant on this proceeding. Um, and I'll be presenting four witnesses tonight. Um, a representative of the owner, a representative of the applicant, an architect, and an
engineer. Uh, with that, I would like to call my first witness, uh, Frank Farrell of Gate Engineering. microphone work? Yes, it does. Hopefully, it definitely works. It definitely does.
Uh, you swear to tell the truth, the whole truth is loving web truths to help you do that. I do. All right. Here we go. Thank you. Uh, Mr. Farrell, could you please uh share with the board your educational lensure credentials? Absolutely. Uh I graduated from Ran
University with a bachelor of science and civil engineering in 2009. I was a licensed professional engineer in 2014. My license is active and in good standing and I'm also a certified municipal engineer. I've appeared I believe I've appeared before this board and or the planning board uh and
numerous other boards throughout the state. We accept your credentials. Proceed. Um obviously you're familiar with the 306 Journey Mill Road site. Could you please give the highlights to the board of the the minor site plan application
that we're seeking approval for and why we're doing it? Absolutely. I'll try to be brief but thorough uh or complete. The property is identified as 306 Journey Mill Road. By the way, the plans that I'm referring to here on the easel are exactly the same plan that was submitted as part of the
application. They've not been edited, altered, colorized, doctorred, or changed in any way. If you'd like me to mark them as an exhibit anyway. No. Okay. already on the application. Thank you. The project is located on the westbound
or on the west side of Journey Mill Road when you're traveling northbound between Bordontown Avenue and Washington Road. The bulk standards are all compliant with the zone. Um just to go through them briefly, the minimum tracked area is
60,000 square feet whereas 181,555 square feet exists. And again, these are existing and proposed. None of these are changing as part of this application. The lot width minimum is 100. The lot is 265 ft in width. The depth requirement
is 100 whereas 767 exists today. The minimum front yard setback is 50 ft. Whereas 102 ft is between the right of way and the existing it's one story but it's fairly tall
masonry structure referring to sheet two. The one side setback minimum is 20 ft whereas 77 is provided. The total setback is 50 ft whereas 156
ft is provided. The min the maximum building coverage is 60% whereas 3.2% rounded up uh is existing and proposed and the maximum impervious coverage is 85% whereas 52.9% exists there today.
So, a more general description of the site. Uh, Journey Mill Road varies in width. It's approximately 25 ft wide from the shoulder to shoulder, but more generally, it varies between 30 and 50 ft in paved width. The It's also a county road. It's known as county road
675. There is an existing driveway on the site that's not being modified by the applicant. The county is undergoing certain road improvements along Journey Mill Road, but they're not expected to have any significant impact on the property. The easement that the county
took is shown on it's a temporary construction easement is shown on the various plants submitted with the application and the front of the site which is where the subject of this application is taking place is mostly a paved parking
lot and then the existing masonry structure. The structure when it was originally built my understanding is that it was intended as an uh an auto service center or truck service center. It's not that now. And we're here for a change in use from whatever the prior use was to an auto service center is the
most accurate uh description that would match a provision in the ordinance. That use is not permitted in the SED zone, which is why we're here before you this evening. It's change in use. All the other bulk requirements are met. Uh the other variance that we're seeking is a
minor variance for uh parking. The existing site has 10 paved or rather striped uh paved parking spaces along the northern property line. And as part of this application, we're expanding the
number of spaces that are striped, but we're not increasing the asphalt coverage of the site. Uh it's all there already. Now I'm looking at sheet A4. So, we're increasing the available parking, striped parking on site from 10 to 24.
This is based on the truck service and maintenance facility, and the smaller portion, the front portion of the building is slightly shorter in stature than the rest of the building. Uh, in total, the the building is about 5,700 ft², but the back portion is a taller
section where they're going to be bringing trucks in and out through an existing garage door. And then the front portion of the building is going to be converted into an office/s small retail area. The parking lot and parking demand associated with those uses is 27 spaces.
Uh and that's a conservative estimate or a conservative calculation based on the ordinance. Uh and the reason being is there's some potentially there's some discussion to be had whether this counts as one service bay or six service bays. We're clearly showing six trucks can fit within the building itself, but there's
only one door to move them in and out of. Nonetheless, we performed the calculation at uh four, I believe it's four per four per service bay. Thank you. Yes. So, 24 spaces are required uh pursuant to the again the conservative estimate
that we're considering each one of these its own individual bay. Uh, my best approximation as to why that count would be applied to this use would be something more similar to a Pep Boys or a Jiffy Lube where you're waiting on the customer in front of you to get an oil change, maybe a 20-minute turnaround.
That's not this use. As you'll hear from the applicant, this uses a truck uh maintenance facility where we're talking about dump trucks that are coming in either under their own power or on a heavy wrecker. They sit inside the garage for a couple of hours while they're being worked on and then they
leave. There's really no significant expectation that there's going to be a lot of passenger vehicle traffic to the site. The retail section in the front is mostly going to be used by those same individuals that are appearing at the site to have their truck serviced. And as a result, we really don't believe
that the the 27 spaces are required. Nonetheless, we're providing 24, which is still probably more than we're going to need when the site is maxed out, but we believe that it will be satis uh it'll satisfy the demand for this property and this project and this use in particular.
The remainder of the site, which I've not spent a lot of time talking about, but uh is is subject to the application as it's a site plan application before the board is an existing lease area. that has a number of prior approvals
associated with it. And it's noted in the planners and engineers letters, the board's planners and engineers letters, that that area has uh morph shifted or grown somewhat over the years. And it's the intent of the owner to return that area back to the original approved lease
condition associated with the rear of the site. So there's an existing gravel area. That area outside of that prior approval will be allowed to return to natural conditions or generally will be uh
vacated as part of this application. It's going to be returned to that prior approval for these tenant spaces. And that's a lease contractor's yard is the way to think of it. Outdoor storage of uh of materials. just get back to the board that there is going to be no modification of the
building structure at all other than replacing the signage. Absolutely. As I'd mentioned, the building is existing. There's no plan to alter, modify, expand, or another way change the building. Uh there's an existing facade sign on the front of the building, which will be replaced with the new tenants sign, but it's not going
to be lit. It's going to be similar in size, area, shape, and whatnot as to the sign that's there now. And there is no new freestanding sign or any other signage proposed as part of this application. We also have the required loading zone
shown on the side of the building and a small dumpster area. There's a couple of notes that I'd like to refer to or comments made and we'll just address those head-on. We've submitted the application to the burrow's fire official. We've not
received comment back yet, but expecting um if there's any requirements that we add fire lane striping or other signage or requirements, we would of course agree to satisfy those conditions as or those comments or requirements uh that
may be issued by the fire official. There's a couple other whether they be they're waiverss I believe uh that are require that we're that are requested today. So there's a requirement that Belgian block curbing be provided throughout the parking area. There's no Belgian block curbing there now and
there's really no need to add curbing when the site exists and the parking that pavement is all there already. Uh it doesn't really add a lot to the site and we're requesting that that condition or that requirement be waved. There's also no sidewalk along the frontage. This site is about a thousand feet north
um of Starland Ballroom. There's really nothing else around it. There's one contractor's uh facility to the north and the the other neighboring properties are vacant. Sidewalk along the frontage doesn't really seem to be pertinent uh or provide a lot of uh enhancement along
Journey Mill Road itself. Also, the county isn't, to my knowledge, isn't adding sidewalk in that area either, and they're currently working all along the county uh their right ofway. There's also a requirement that sidewalk be provided within the parking area.
Again, parking area exists. We don't feel it necessary to it doesn't add value. It doesn't increase um or enhance the project, the property in any way to add sidewalk where there's already asphalt parking area. Uh we are however adding landscaping and lighting. So
there's going to be an enhanced landscape buffer along the property's front edge between Journey Mill Road and the existing asphalt. Uh and that'll assist in screening that parking from view from Journey Mill Road. There's also a waiver requested for the
style of striping. we're going to go with a straight line striping whereas I believe hairpin striping is required in accordance with the burough uh design standards. We prefer to stripe it consistent with the existing 10 parking spaces that are there already
rather than have mismatched or remove existing striping. It just seems more uh to have more continuity through the site. And I believe that covers my direct testimony. Would you like to reserve the questions
of all the witnesses or would you like to ask? We'll ask as they go along. So, anybody have any questions? Yeah. What's the um use that's not included that they're applying for?
The use that we're proposing is most accurately described as a truck maintenance facility. I believe that an auto service center is the most similar use defined in the ordinance. But this type of use is fairly unique amongst auto repair. Uh it is again a truck
maintenance. Think a dump truck or other large vehicle that would be serviced um at this facility. It's not uh you're not going to drive your car to this site and get an oil change. It's just not that type of use. It's primarily truck suspension like dump trucks and I'm going to give you a
formative testimony today. But it's some trucks or bobtails because it's the front end grade without the trailer that would come in if they need suspension springs or bound. But that's primarily the focus of of the adjectives business.
They have a similar operation in New York. So just service this area much better. And it's a businessto business type of uh operation. And if people if somebody's got a dump truck that needs springs or suspension, they don't want
to drive all the way to Newark, have a tow come in, get it fixed that same day, drive out, get back on the job. So it's it's it's beneficial. Why you mentioned you mentioned that there won't be any significant increase in traffic and and I believe you based
on the business model. However, the retail I have a question on the retail. What are you going to be selling? I would rather defer to to the applicant who's going to be providing testimony shortly. Whoever can speak to that, I'd appreciate it. What What businesses are on the site
now? Is it Brook Coat and some kind of concrete company? I believe the owner can tell you exactly who's there, but again, it's it's a leased contractor's yard is the best uh way to describe it probably uh in the rear. And then the existing uh structure is I believe it's currently in
unoccupied. How many lease zones will there be? There's four on the prior approved plan. Uh I believe that it's really the area that is the area of that is being leased is the biggest question. Um how much
area in total back there is subject to to being leased and it will be returned to that condition. But again the the owner of the property can tell you more about the existing leases. the service the service that you're going to do th this is going to be done if they come in like say 10 o'clock in
the morning they'll be out that same day be out within an hour the the expectation it's not going to be where they're going to come in for repair in two or three or four days it's going to be occasionally there might be a truck that needs a part but as a general
proposition it's safe in same day out the driver will either wait there and drive it back out immediately or he'll be picked up by an eer or something like that and come back to pick up the truck several hours. Okay. Are they going to do engines or is it
mostly suspensions and body works? Mostly suspensions. There is as again I'll have the operator test. Any other questions? Mr. Chairman, we had some comments on our report. A couple notes we wanted to have on to the plans. Any objection to taking?
None at all. Thank you. We believe we can satisfy any notes or other plans uh changes requested by either the board's engineer or the board's planner. I just covered a couple of those uh waiverss or loose ends that may have
been in the report. To the next proceed to the next witness. This is going to be Mr. 17. Can you spell your name before we You can use that microphone there. Tan the representatives of business.
Yes. Uh could you please describe the types of repair work to and the types of trucks that you anticipate working on in this new location? Yeah, essentially it'll be dump trucks, tractors, you know, went out the trailers, anything suspension work in
and out, replace a piece that needs to be replaced in order for the truck to get back out on the road. What's a typical duration of of most of your repairs? Uh, it could be 15 minutes worth of work. It could be three hours
worth of work. It can it depends on on the severity of the what's going on. You don't anticipate like uh servicing automobiles? No. Absolutely not. Um, and is this similar to an operation
that you have with your partners up in New? Yes, correct. Could you describe for the board how many employees you envision initially and at maximum that will be working in this game? Yes, initially we want to start off with
about five employees. Um hopefully be able to grow to up to about 10. How many trucks do you anticipate servicing in a day to start? And and at a maximum, I'd say anywhere from 5 to 12 trucks
daily. Uh that's basically uh do you intend to make any modifications to the building? No, absolutely not. Okay. I think it's a question about engines. Are you No, no, strictly suspension. Sorry.
Oil changes. Sorry. No. No. It's just trucks and trucks. No. No oil changes. No. How many bays are you going to have? There's about six to six. There's six vehicles inside. Yeah.
It's all It all comes in through there's one large door in the front of the facility next to where the office is. It's It is a big open. And if you look at the plans that that Gat Engineering prepared, you can see they can you can
fit up to six of this size truck into the what was originally a truck service area, then was a warehouse, and now it's going to be a truck service area. Again, it's basically the same thing. It's a very similar use, and the owner will
testify as to what this structure was built for. So, the the trucks that come in, they have an appointment, correct? Beforehand or not? No, we do get walk-ins as well. You know, um something happens on the road that same morning, they'll shoot right
over to my facility and get repaired and be back out on the road. So, most of them will be walk-ins. Yeah, not most. Um I would say 50/50. Uh there are certain things on trucks that people do know that they have to address and yes they will make an appointment
but if something happens that morning of you know they they can just come over and get repaired. I have a question. You just said that it was a truck service center and then it went to a warehouse and now it's going
back. So, the first time did they get a variance or I I don't think it was a prohibited use at the time. It's it's been around a long time. The owner's representative will be speaking to the fact that it's been in his family for an extended
period of time. They bought it as is and converted it to a materials warehouse usage uh in connection with some sort of brick facing, but he'll testify to that. But originally it was a service area for
a a company that had a trucking fleet. But it was allowed at that time. Mr. Chairman, I provided a copy of the original resolution in 1981 is when the original approval was granted. It was a planning board application which means it was a permitted use and the
resolution called it a uh uh trucking business. That was the and there were trailers I think that they had stored in the back of the property. And I believe it was Sustrial at the time also. What are the hours of operation? Um during the week 8 to 6 uh 8 to 1 on
Saturday. And it's not oil changes. It's oil repair. I mean it's repair suspension repairs. Yes. Suspension work. Yes. Any other questions? I proceed to the next witness. Thank you.
I'd like to call the uh the owner's representative, Mr. James Pollock. Mr. Pock, could you please? Did you spell your name for James? P O P O L A K.
Yep. Mr. probably this property has been in your family for some period of time. Is that correct? Yeah, probably about I would guess 35 35 plus years. Okay. So, you can use that microphone.
Okay. 35 plus years. So, based on your personal knowledge and experience with the property, could you describe the usage over the years? Well, we had what we had used it for, we were in the uh Stuckco construction business and we primarily stored some of our
vehicles inside there, but it was mostly materials, cement, um different dyes, different tools, and we closed the business about 3 years ago. So, the building's been vacant. Could you describe for the board your
arrangement with these tenants? Those tenants are primarily, like you said, construction supply. I believe there's a um guy that has a little dumpster business there. Um there's a fencing business there. And
then there's a a guy who does like road paving work and such of that nature. And as part of the technical compliance review for this application, was it brought to your attention that you your property was not operating consistent
with the prior approvals? Yes. And since that meeting, have you addressed that situation? Um, and could you We're addressing it now. We've already removed some of them and we're we're making the adjustments uh to be
compliant with what was approved. I guess over the years uh when we when my father got I remember there were all trailers back there so it was kind of unclear what was going to be going on and I was uh just a kid then and he bought the trucking company out and over
time we just got rid of the trailers and there were a couple of those tenants already back in there so they kind of just stayed there and over the last I guess 5 10 years my father's health really went down and he was no longer coming around the yard like he used to do weekly and it kind expanded. So once
it was brought to our attention that day, I went down there and I started telling people they would have to leave and started making necessary adjustments to comply. And it's your intention as part of your lease arrangement with both those tenants and the current tenants to
comply with the prior approvals for those parking. Yes. Um, do you have any questions for this witness? Yeah, there's two buildings. One that says brick code on it and then there's another one that I think today it said
concrete work. I I missed the name. Uh, my the neighbor next to me because it only says uh brick coat on our building on the top. Is there another building on the on the property? No. There's a little office in the front, but that's attached to the
warehouse. There's no name on that. Chairman, I think the adjacent property is Z Brothers Concrete Contractor. That's a different lot. That's maybe that's maybe what you're referring to. Yes. Yeah. It's hard to tell where the founding that would be to the north of this property.
And that's where they have been moving. I guess that's what business has nothing to do with us. That property that you're looking at is the adjacent property. It's not this property.
So the way your property is shaped then is you have some frontage that goes in front of the brick coat building, right? And then when you go past the big per coat building, it actually widens out. Yes. The yard and back
widens out. And then there's a little section or not so little right in front of that back section that that's a different lot, right? Okay. Thank you. Any other questions? For my next witness, I'd like to call Planner. Um,
Mr. uh I'm gonna Kevin O'Brien of Shamrock Interfont. I do. Thank you. Mr. Mr. O'Brien, could you please share with the board your credentials and lensure and experience? Yes, good evening. Um, I've been before
this board uh not since co however. Um, in addition to this board here in Middle Sex County, I've had the pleasure of appearing in Carterette, Tanellen, Highland Park, Middle Sex, Miltown, Monroe, New Brunswick, North Brunswick,
Perth, Amboy, Piscatoaway, Sville, South Amboy, South AM, South Brunswick, South Planefield, South River, and Spotswood among the 275 boards I've appeared before in 14 of New Jerseys 21 counties. Accept your commitments.
Thank you very much, Mr. challenge. So, you've worked with uh GT Engineering and you've reviewed the site and the proposal. You understand the variances that we're seeking. Is that correct? Specifically, the use variances. Yes.
Could you please speak to the justification for the application? Certainly. Uh the applicant is here tonight seeking the D1 use variance for a use that is not allowed in the zone. So that's why we're before the zoning
board and not the planning board, but we require the D1 use variance, which is the uh most difficult variance to get. Requires the super majority of the board. We're requesting a truck maintenance facility here. Uh they're going to be doing suspension work and
that's it. Susp suspensions are us. That's all they're going to do. Uh the truck business existed as recently as uh as far back as 1982. As you've heard testimony, your engineer put on the record the
resolution of the planning board for an allowed use for a truck business back in 1982. And I believe that truck business was far more intense than what we are suggesting today, which is a truck
repair business limited to suspensions. We're also requesting waiverss for front yard parking and hairpin striping of parking spaces. As Mr. Frell has uh listed in his testimony.
The truck maintenance facility is compatible with the other in existing industrial uses on Journey Mill. The property is isolated and surrounded on three sides by wetlands and open space. The former truck business dating back to
1982 performed maintenance on the site. They also stored tractor trailers. They had drivers. They were very intense use on this property. Vehicles idling, repairs to trucks and trailers, drivers
reporting for duty, parking their cars for long periods of time, uh trailer repositioning and long hours, including weekends. We're not suggesting any of that. We are a much less intense use, as you've heard from the owner and the operator, limited to weekdays, Saturday
mornings, and only suspensions. That's it. No changes to the building are proposed except for renovations. There'll be no change to the neighborhood as a result of this application. The only thing you're going to see if you drive by this place is a
new sign. Uh the application is completely conforming for bulk requirements. No bulk variances are requested. Uh we're only here for the use variance. As a use variance, we have to meet a burden of proof. We've got to show you that there are unique circumstances
surrounding this application. Got to show you that we meet the master plan. We meet the goals of the municipal land use law and that we have no negative impact upon the area or the community as a whole. So discussing the special circumstances
which we which I've just done in addition to that the site is particularly suited for this use having been a truck facility previously. So, what does the master plan say about this application? It calls this area a
special economic development zone. And although truck uses are not allowed here, it's an industrial manufacturing site. They are throughout this area, whether by variance or pre-existing. There are
other truck repair facilities. There are truck other truck businesses in the area. And what the applicant is proposing is taking a vacant isolated property in an industrial area for a compatible use with what has both
existed on site and compatible to the existing uses in the area. The municipal land use law gives us guidance in the goals and we've got to show you that we meet a number of those goals and I believe that we do. Uh item
A alpha encourage municipal action to guide the appropriate use or development of all lands in the state in a manner which will promote the public health, safety, morals and general welfare. Item B, secure safety from fire and
other disasters. Uh this is going to be a code compliant building. Hasn't been touched in quite some time. The fire inspector is going to have comments about this and the applicant has already said they're going to comply. Item G, provide sufficient space in
appropriate locations for variety of commercial and industrial uses. Item I, promote a desirable visual environment. The applicant is proposing to clean up the back of the site, letting it return to nature, as well as
providing landscaping in the front, which is currently non-existent, and cleaning up the front of the site. We also meet goal M to encourage coordination of the various public and private procedures and activities
shaping land development. I believe that this application does meet those goals. in terms of negative impact. So the applicant has got to show you that there's not going to be a negative impact on the area upon the community.
And I can't identify any negative impacts. In fact, I can only see positives from this. It's a positive for the neighborhood uh by meeting the character the existing character of the neighborhood by putting good economic
activity and a vacant property providing a ratable for the township and employment local folks. So I see that as a positive for everybody. So I believe we've met the burden of proof for use virus.
There are a number of unique aspects to this application that we've talked about. Um the application conforms to the master plan and will have a positive impact throughout the area as it maintains and
preserves the existing neighborhood character. The application conforms to goals A, B, C, G, I, and M of the municipal land use law. and the application meets the negative
criteria. There are no negative impacts and the benefits of granting this application outweigh non-existent detriments. It will be a positive in generating a ratable unemployment. I conclude that this application can be
granted without substantial detriment to the public good and without substantial impairment to the zone plan and the zoning ordinance. Sir, I think you covered the waterfront. Um, good. If there are any questions,
specific question, any questions? I just wanted to touch on the retail space again. How big a footprint is it? And then do you anticipate people coming from within say South River to go purchase? I'm gonna hand this over to the engineer to answer that question. The footprint and I'll probably pass it
off to the operator to describe the uh expected clientele, but the area associated with the retail is noted on the plan as 400 ft² and that's in that smaller front uh total of about 700 ft² portion of the building. Uh that's going
to be split roughly 50/50 slightly maybe slightly more in favor of the retail. The the products being sold are Yeah. It'll be essentially suspension truck parts. So they go there to get their truck fixed and they're going to buy
No, we have there's other um shops in the surrounding neighbors, you know, neighborhoods that can come to me and I could supply them with suspension parts in order for them to repair their own vehicles in their facilities. Okay. And how much can how how much
traffic do you think is there? I know there's no traffic study. How much traffic is that going to uh cause in that area? Customers, you know, maybe 10 15 people, you know, a day to to parts. Yeah. Okay.
I have a question about the suspension parts. Yes. Say it can't be repaired. You have to get a new suspension or whatever. What happens to the old part? Um, the old parts, they're steel. So, we
will have a steel container for a steel company to come and pick up to be recycled. But, don't you like grease or oil the suspension? Very, very, very little oil or grease. It's huge. They don't have any
barely barely barely any at all. One question. Is there a place I might have missed it. Is there a place for the dump trucks to park while they're waiting in case there's a little bit of a quue? That's a question asking to
There are we've identified three slightly oversized parking stalls, 10 x 25 parking stalls in the front and an additional two uh in in an area to the rear or to the side of the building, but more toward the rear of the site. So there's five
truck parking spaces, right? That would be size for a dump truck or a similar cab large vehicle. And then we also have, I believe it's 19, yeah, 19, no, I'm sorry, 16 spaces for passenger vehicles, which may be employees or the
retail user. They'll be noted as this is for trucks or is it pretty obvious what's going on? strength. Yeah, they'll they'll be notably larger than a than a conventional parking stall. Um I don't believe that at the moment there's a there's a sign that
that would indicate passenger vehicles are prohibited from parking in them, but clearly that the way the site is laid out is all the all the customer parking or all the employee parking would be along the northern property line. One more question. Yes, ma'am. Um, on the plans it says 27
spaces required and you're proposing 24. Yes. We actually spent a significant amount of time with the the city's professionals talking about whether it's
one service bay or six service bays. If it's viewed as one service bay, we have way more parking than would be required. But leaning to the be on the conservative side, we said, "Well, even though there's one bay entrance, if we
can service six trucks at a time, we're going to do the calculation based on six. We're never going to need that extension." But the rationale was come to the board and say that accident is going to be 27. We don't anticipate
anywhere near that amount being used. We don't anticipate the trucks parking on the site in the areas that have been set aside for truck literally unless there are six trucks in the building truck would just come in and be serviced.
So we believe there's way more parking than reality uh in reality should require because then the ADA space comes into uh play as well. Right. We are providing an ADA compliant parking stall. It is noted as stall 22.
And there's also an inset on sheet four that includes grading information to demonstrate that the accessible route from this stall is nearest to the egress door associated with the office which is the most appropriate location for that individual to uh enter the enter the
building. So I believe question more was that if you're providing the 27 spaces that were required by ordinance, do you have to provide two space? Yes. So between 1 and 25 spaces, we'd need one 88 parking stall. If we hit 26
or 27, we'd need an additional parking stall. Um we it it could be in theory located approximate to this one. Uh we just don't we just don't see a lot of value in adding additional uh striping
to the site. Uh if if it's the board's uh request that we provide an additional ADA parking stall, we could probably flip this accessible aisle with the stall next to it. Um but based on this layout, it's not actually required.
Just as one of the members had mentioned that I think it's probably a good idea. It doesn't hurt where the truck parking is to put up one sign similar to what you put up for handicap parking souls as truck parking area so it's not used by sure to reduce confusion and and
encourage the passage of vehicles to park along the northern property line. I believe that the applicant owner would be agreeable to providing uh truck parking uh signage to that effect. Probably not to you, but is there any repair work that's done outside?
No. No, no. Everything will be done inside. Correct. Okay. Is it is it noisy? Is there a lot of banging or anything like that? An ear gun in order to remove the tire, you know, does make noise.
You're you're far away from it. The the northern property uh is Z brother's concrete and southeast and west are trees, vacant wetland. Mr. Cornell, do you have anything to add on your checklist that you provided to
No, Mr. Chairman, the waivers that are being requested are basically existing conditions based upon the layout of the existing parking space. And the applicant is dressing up the site. He's installing landscaping. He's providing lighting. He's going through and addressing the problems with the expansion of the rear yard lease area.
So, all the issues that we raised during technical review, he's taken care of. So, you're satisfied? Yes, Mr. Chair. Uh, Mr. Fowler, I'm also satisfied. It's only really improvements of the site and the operation and the Mr. Far said he's going to comply with my comments and my
report so on. And and also too the the owner says he's going to the rental uh things. You're going to get rid of that and that's going to be taken care of too. Okay. You mentioned air guns. I just want to
get it on the record. You're not rep placing any tires, right? You're not you're not doing tire work. Okay. we get it on the record. Thank you, Mr. Chairman. With regard to that lease area, there are notes on the plan that indicate the limits and that way the zoning officer for some reason in the
future there are problems, he'll have a plan that refers to the specific areas that are agreed to be used just for that lease area. Any other questions? All right. At this time, I'm going to open it up to the public. Is there anyone from the public who wishes to
speak in reference this application? Hearing none, I close the public portion. You have a summation that you want to make. I believe that both the owner, the applicant, and the professionals have addressed all of the helpful comments
from the municipal professionals. very very helpful to us in understanding the scope of what applies to work and what we do at the site based on the testimony I believe criteria not only
what is the pleasure of the board in reference this application. Make a motion to approve the application. Second. I have a motion to approve in a second. Roll call. Mr. Green. Yes.
Mr. Kazinski. Yes. Yes. I'm sorry. Mr. Emma. Yes. Castle. Yes. Ella. Yes. Yes. Okay. Your application's been approved.
At our next meeting in August, we will memorialize it and you're set to go. Thank you. Thank you very much. Appreciate I have I have three resolutions here. The first one is uh
24 Roma Street. Has everyone had the opportunity to read the resolution that was put into the packet? Yes. What is the board's pleasure concerning the
resolution on 24 Roma Street? Motion to approve. Second. I have a motion and a second. Roll call. Yes. Yes.
Yes. Yes. Yes. The next application or the the next resolution is 40 Price Street. Uh has everyone had the opportunity to read the resolution there? Just to be clear, if
you vote to approve the resolution, the resolution uh does deny the application. If you vote yes, that's a denial and and that's what was voted on the last time we we heard it.
I need a motion on this one. Mr. Chairman, I move resolution be adopted. Second. I have a motion and a second. That is a denial application. Roll call. Mr. Yes. Mr.
Kazinski. Yes. Mr. Esta. Yes. Mr. Hannah. Yes. Yes. Mr. Bella. Yes. Mr. Yes. The next resolution I have is the appointment of a zoning board RLIPA
attorney. Has everyone had the opportunity to look over this resolution? Yeah. So, just for the board's edification, um, and our call it our loopa attorney, religious land use institution practices
act. Um, basically this is for standing attorney for any uh issue any religious land use site the board may encounter throughout the year. So when uh if we approve this, is he
going to get hired immediately or do we wait? He'll be hired immediately. Okay. For the rest of the year. Is he on retainer? Um the council, I believe, already approved funding board. A letter was sent to the mayor and
council and I believe that uh they had an executive session on this Monday night and reference this. Uh and we do have uh applications that are going to be in
the future. So uh we're trying to stay ahead of the game here. So, and sorry, how does it work with you, Alex? You're still our attorney. Yeah. Yeah. So, um the Arupa attorney will basically sit next to me and
address any issues that arise regarding the religious land use institutional practices act. Um and I will still be the attorney for the board. Any other questions?
Nope. The chairman, I move a resolution. Second. I have a motion in a second. Roll call. Mr. Green. Yes. Mr. Yes. Mr. Espaz. Yes. Mr. Yes.
Yes. Yes. Yes. Next one. Has everyone had the opportunity to look over the minutes of uh June 25th? Yes. What's the pleasure of the board
concerning the minutes? Make a motion to approve. Second. I have a motion in a second. Anthony to approve the minutes of June 25th. Roll call.
Mr. Yes. Mr. Kazinski. Yes. Mr. Yes. Yes. Hello. Yes. Yes. Motion for adjournment. I have a motion, a second. We're
adjourned.