Uh, good evening everyone. I called this meeting of the Township of Union Planning Board to order. Um, sunshine notice please. Pursuant to the POP open public meetings law, notice of this meeting stating the time and place was satisfied by the
filing of an annual notice with the local source and the store ledger, newspapers of general circulation within the township of union and posted on the bulletin board of the township of union municipal building. Roll call, please. Mr.
Alexander, Mr. Cohan, Miss Espinosa, Mr. Frame here. Mr. Miller here. Miss Perkins here. Mayor Bowser here. Committeewoman Terrell here. Miss Khan here.
Miss Caleb here. Chairman Lee here. Okay. On our agenda, the first item is just the approval of the minutes from the February 27 meeting. Can I get a motion, please? So moved. Moved by Miss Perkins. Seconded. Seconded by Mr.
Cohan. Roll call, please. Mr. Cohan, yes. Mr. Frame, yes. Mr. Miller, yes. Miss Perkins, yes. Mayor Bowser, yes. Committeewoman Terrell,
yes. Miss Khan, yes. Miss Kid, yes. Chairman Lee, yes. All right. Uh, just going to slightly moved around move around on our agenda just on some housekeeping items. Um with regards to application
2025-04 CRF development LLC 1307 Styson Avenue um we first heard this application and there was an intention initial intention to continue the matter uh at this meeting. However, we received a correspondence on May 13th from
Rosemary Stone Dory, uh the representative for the applicant for CRF development for 137 1307 Syson Avenue just uh saying that they um the letter is the formal request for the applicant to withdraw the application to the
planning board. So as a result of that uh we will no longer be hearing the application uh for for CRF development uh 1307 Styson Avenue. So the next matter up um with regards to application
2024-09 A1 uh Chestnut Street, may the representative please uh come forth. Good evening, Mr. Chairman, board member. Steven Hale representing the applicant in connection with 811 Chestnut Street. It's not on. I think we
hear you now. Better. There you go. Um, we did receive a correspondence on May 22nd to request that the hearing for 811 Chestnut uh be carried over to the June 26th meeting uh without uh further
public notice. Um, I don't believe anyone on the board has any questions unless you have anything other than want to explain at the last hearing there were uh requests to have uh updated plans showing the the light uh traffic
light and some other changes to the plans. We did have those uh plans revised actually I delivered them last I think it was last Thursday but what we obviously needed to now give an opportunity for collars to do their report fire department and police department and we did submit the revised
plan to the county. So rather than pushing to try and have all that done for tonight, we'd like at least to have your professionals and police and fire have a look at that. So figured let us uh request the adjournment. Okay. Wonderful. Can I get a motion to adjourn
the application to the June 26 meeting with further public notice? So moved. Moved by Mr. Cohan. Is there a second? Second. Seconded by Mrs. Khan. Uh roll call, please. Mr. Mr. Cohen. Yes. Mr. Frame. Yes. Mr.
Miller. Yes. Miss. Perkins. Yes. Mayor Bowser. Yes. Committeewoman Terrell. Yes. Miss Khan. Yes. Miss Kalid. Yes. Chairman Lei. Yes. Thank you very much. Appreciate your time. I'm looking at the I have to
change my Mr. Chairman. Yes. Um, I just realized that the motion to approve the minutes were of the February 27th meeting. I was not in attendance, so I'd like to change my vote to abstain. Can we have that
reflected on the record? Okay, Mr. Right. Mrs. Reich, I think I I was looking at another piece of paper when I entertained the motion for the minutes for the February 27th meeting. I was looking another paper. It seems like
there's another sheet that says minutes for the May 22nd meeting. April 2. The minutes should be from April 24th. I'm sorry if there's a typo on any the minutes of the April meeting. Correct. Well, there's one. That's what we we'd be approving the minutes from
the last meeting. Oh, okay. So, the last meeting is April 24th, right? Okay. Um, so I think with that I think Well, let's let's make the motion again.
Um, can I entertain a motion to approve the meeting minutes from the April 20th meeting? Yes, I make that motion to approve that. Uh, moved by Mrs. Perkins. Is there a second? Second. Seconded by Mr. Cohan. Roll call, please. Okay. Mr.
Cohan, yes. Mr. Frame, yes. Mr. Miller, yes. Miss Perkins, yes. Mayor Bowser, yes. Committeewoman Terrell, yes. Miss Khan, yes. Miss Kaylin, abstain. Chairman Le, yes. Okay. Uh, next we will
have a presentation from Kristen Russell uh with regards to the municipal lot of redevelopment. Okay. I'm sorry. Um, before we do that, I forgot to ask to swear in the engineer. Thank you, Mr. Jet. Will you raise your right hand? Do you swear the testimony about to give is the truth, the whole truth, and nothing but the truth? Yes, I
do. Um, do we also need to swear in Mrs. Russell? Mrs. Russell, would you raise your right hand? Would you swear the the testimony about to give is the truth, all truth, and nothing but the truth? I do. Good evening, everybody. Is this working? Okay. Um, Kristen Russell here with
Collier's Engineering um to present to you a municipal lot redevelopment plan. So, as context, back in 2015, um the township adopted an area in need study for a number of lots in the
township, inclusive of the if you're looking at the screen, the largest lot there, that's block 2906, lot 17, and the right of way that runs perpendicular behind it. More recently in 2023, we did
another area in need study and that study included the two lots um at the bottom of the screen as well as um the rectangle that would fill in the jog at
the um front of the Morris Avenue frontage. um at this time. What so when you have an area in need study, you can use any or all of the parcels that were designated in a redevelopment plan. So
at this point in time, what we've done is we have combined those two earlier area and need studies and eliminated the front parcel. Um so we are proposing a
redevelopment area of four lots really three lots and one um right ofway. That fifth lot that was designated can at a later date um become a redevelopment area or be incorporated into this as well, but that's not part of the
discussion tonight. Um just as a refresher, those two area in need studies that were done were qualified under criterion DE and section three. D is to put it briefly
areas with buildings or improvements which by means of by reason of dilapidation, obsolescence, um so on and so forth are detrimental to the community. E is a growing or total lack of proper utilization of those areas.
And section three allows inclusion of parcels that may not otherwise qualify but that are important to the furthering the development of the area and omitting them would make that problematic. All redevelopment plans
need to show consistency with your master plan. And so I've um demonstrated a few ways in which that is um accomplished on the screen here. Your 2021 um comprehensive master plan has a goal of supporting desirable
non-residential development. Um identify zoning ordinance improvements that can respond to changing economies and market demands. Um it has a goal of establishing realistic marketdriven and financially feasible redevelopment plans
that attract new development and encourage redevelopment or rehabilitation of existing properties. Um encouraging improvement of properties in disrepair and a goal of encouraging sustain sustainably and sustainability
and resilience as part of redevelopment. Um and that's done with um approaches such as EV charging. We also are required to look at consistency with adjacent communities. The only community that is somewhat
approximate to this site is Kennallorth. However, the Kennallorth Union border near this site happens to be the um the golf course, Galloping Hill Golf Course. So that is zoned P in Kennallworth, but
that golf course um works as a great buffer between what is going on in Union and what is going on in Kennallorth. Um that being said, I don't anticipate that what we are what I will present to you in terms of what we are um proposing for for the um zoning on this site would be
problematic to Kennallorth. I think it would still be consistent. Um and in fact, beyond the golf course in Kennallorth is an industrial district. So um in fact their master plan states that with the exception of the industrial zone adjoining
union adjoining union residential zoning the districts are compatible with each other and I don't expect that this will change that. Um, the county master plan has goals and objectives to facilitate development of Union County by directing
new growth to environmentally suitable areas and to revitalize the urban centers and corridors. Union Township is one such area and to promote new development and redevelopment that is consistent and compatible with existing
settlement patterns. In Union County's 2025 cross acceptance report, it was recognized that Union will most likely experience growth through redevelopment. And the state, we also show consistency with the state. Um, Union Township is located within the
metropolitan PA1 planning area, um, which is intended to provide much of the state's future growth. Um, we will advance goals including promoting redevelopment and diversification of land uses, promoting economic development, and encouraging a
broad range of uses. So, now down to the part that um is probably most interesting to you. Um, what do we propose allowing on this site? We have a um moderately long list of permitted principal uses um not dissimilar to a
lot of what we see um in the NC zone. Hotels offices, medical offices, um indooroutdoor wreck. I'm not going to read them all to you. Restaurants, retail, sales and services. So, kind of um commercial uses, but the interesting
um component here, I think, is is the hotels that may be permitted on the site. Just a summary of some of the bulk standards that are established. Minimum lot area is 4 acres. So they would not be able to the the site is larger than 4 acres, but they really would not be able
to subdivide it into smaller lots. Um minimum lot coverage is 65% and building coverage is 20%. Maximum building height four stories and 55 ft. um minimum required setbacks from the
right of way 30 feet and from interior lot line 10 ft. So this ensures that there will still be um some distance between the existing adjacent properties um and anything that's developed on this site. And for parking and loading
requirements, we defer to the municipal code standards that already exist. Some other guidelines that we have established are the requirement that sidewalks be included. This means both along the right ofways and from those
right ofways to any building entrances. Signage to comply with the municipal code. Parking lots and parking lot perimeters and islands must be landscaped. A six-foot solid fence shall be provided on all property lines. ab
budding residential uses and zones. And um something that will be new to you is that one billboard would be permitted um facing the Garden State Parkway. Um it has a maximum sign area of 532 square feet. I didn't just pull that number out
of the air. I did some research as to um what billboards um in New Jersey and along the Garden State Parkway tend to be. And that's the most common size. Um to further um control that um we've
established some controls on lighting, landscaping at the base to keep it attractive and uh an engineer safety analysis is required um in advance of any approval on that to make sure that no sight lines and there's no um danger
to to vehic vehicle travel um when that billboard if if and when a billboard is proposed. That's really what I have to present to you tonight. Um, obviously, as you know from my past presentations, I give you a
a summary of what I think are the most interesting points, but I'm always happy to take um questions on anything else or provide clarification. So, um, I'm here for for any questions. Questions from the board.
questions from the public. Oh, wait, Mr. Cohen. Thank you, Mr. Chairman. So, given the the long list of permitted uses, I mean, to me, it looks like anything can go there. Well, just about anything.
Residential isn't on the list, nor is industrial. I don't think uh but that's a pretty broad do we have any sense whatsoever what whether there are any developers uh of interested in the space yeah there is
um there are conversations going on and I am not at liberty to share some of that information um well I guess if if there are conversations going on I My question would be why isn't the list of permitted uses
somewhat narrower? I expect that in the coming mid later this year, maybe sooner than later, the um the plan may be amended to prune that list down. Um because those conversations that are
happening with officials, and I'm not trying to be secretive, I'm not in the room. I'm not in the room with those conversations. Um, I think they're still trying to massage what um may or may not be be developed there. And in the
meantime, they want to keep those conversations going without um too much limitation in order to keep everybody kind of interested and negotiating. Okay. Thank you. Yeah, I I I'm not I'm not trying to understood a avoid your
question. Any other questions from the board? All right, hearing none. Any questions from the public? Hello, board. Eric Oes, 1083 Mayfair Road, Union, New Jersey. Um, I just had a question in regards to the location. Yeah. Um, could you zoom out on that
map? I sure can. I saw Mars Avenue, but Oh, well, the map is Does that help? No. Well, I don't know the area. So, great. It's a stagnant image, so I can't zoom out, but could you go to the um the drawing the tax map? Yeah, that. So, I
So, I see Mars Avenue at the top and then the Garden State is there. The Garden State Parkway is down on the bottom. All right. I I think I have a good idea. I'll drive by that. What's the cross street um of Mars Avenue? The intersecting um over there. Floyd Grand View. And I
see Floyd. Okay. All right. I was just curious. I couldn't tell where exactly this was. I can talk to you in the hallway with our phones if that would help afterward. That'd be fun. Sure. Okay. Great. Thanks, Kristen, if it would help. Uh block 2904 is essentially town hall, right? Oh gosh. I don't know.
Because Yes. So that's Is that correct? Yeah. Like basically right here. Oh, okay. So, yeah, thank you. Okay, that's that was it. Is that what's across the street? Is that what you're saying? No, just off the drawing. Oh, just off the drawing. Yeah, off the drawing to
the left of uh Burke Parkway. Oh, okay. Yeah, that gave you a frame of reference. Yep. Okay. Uh any other questions from the public? Okay. Hearing none. Um, I do believe the motion is uh to concur with
the recommendations of the municipal lot redevelopment plan um for a recommendation for final adoption from the township committee. So, can I get a motion, please? So, moved. I'll defer to Mr. Miller. Okay. Uh moved
by Mr. Miller. Is there a second? Second. Seconded by Mr. Cohan. Uh roll call, please. Mr. Cohen, yes. Mr. Frame, yes. Mr. Miller, yes. Miss Perkins, yes. Mayor Bowser, yes. Committeewoman
Terrell, yes. M Khan, yes. Miss Khaled, yes. Chairman Lee, yes. Okay. Uh, next on our agenda is uh 1331 Management LLC
um for 1331 Stson Avenue. Uh, may the representative please uh approach Natasha Montalo on behalf of the applicant LIN1 1331 management. Um, give me a second while I set this up please.
I didn't see See if I see good evening chairman and members of the board. Um we are here today for preliminary and final site plan approval for 1331 1335 Stephen Avenue block 2210
lot 2.01. The property is located in the township's downtown transition zone, which permits what we're proposing, a mixeduse building. It is currently improved with a one-story commercial building that was the prior Titan
Engineering building. Um, the applicant is seeking to renovate the interior and make it mixed use with retail and a laundry mat. Um, the operations of the laundry mat would be 7 days a week from
7:00 a.m. to 9:00 p.m. And just want to do some operational testimony up front. Um, trash will be picked up by a private hauler for a laundry mat. Right now, trash is just empty laundry uh laundry detergent. Nothing really big or toxic
or anything except when you know when moving in and there'll be big boxes, but other than that, it's just normal trash. Right now we do not have any tenative tenants for the retail. That will be um something down the line. We are currently seeking existing variances um
such as minimum front yard, minimum sideyard, minimum rear yard, um distance from the sign from the rideway, the width of the sign, uh and the ground sign height. you will go uh our engineer will address those in his
testimony. And we are also seeking two design waiverss. Um the mounting height of light fixtures and the height of the block wall that are on the plans. Again, our professionals will go through the plans and point out those variances. Um if there are no preliminary questions, I
would like to call our engineer. Just as uh just how many witnesses are you calling tonight? Two. Two. uh your engineer and architect. Correct. Okay. We do have the applicant here available for any questions if needed. Okay. Okay. All right. Please proceed. Thank you. John, can you go ahead get sworn in and
give your credentials? Uh, sure. Yeah. Can you uh raise your right hand? Uh, can you spell your last name for the record? Uh, sure. Legal name is Giovanni Manilio. M A N I L I O with Manta Design. Mr. Milanio, do you swear that testimony about to give is the truth, the whole truth, and nothing but the
truth? I do. Can you please uh provide your credentials to the board? Uh, sure. So, I have a bachelor of science and civil engineering from Syracuse University. Have been licensed in the state of New Jersey for the past 16 years. Uh, licensed in good standing, testifying
through front of numerous boards, and I believe I was in front of this board last month as well. Board stipulates. Thank you. Can you go ahead and take us through the plans? Uh, sure. So, I have a couple exhibits that are are new tonight, so I I will I guess mark them in. Uh the first one is entitled uh Lynn
1331 Management LLC. Um aerial exhibit with today's date. Um it's just an aerial of the general vicinity of the uh propert of the property with the property highlighted in yellow. Um and I'll just mark that as A1 and the zoning
districts in the surrounding area as well. Uh so as mentioned earlier, uh the property is uh 1331 1335 Stson Avenue. uh the old Titan Engineering um building um and located in the DT or downtown transition zone. Um the property is a
little peculiar in shape. It's almost like a rhombus shape uh with a uh frontage of about 136 feet along Styson Avenue and then along the rear yard it's about 81 ft um in width and the depth is about 125 ft. Uh currently there's an
existing building that's on the site. It's a one-story building, a low building. Um, I believe it's only about 13 feet tall um in an L-shaped configuration uh with a parking lot on the uh south side um that has 13 uh
parking spaces. Um I did go through historic aerials and it appears that the building and the parking this configuration was built somewhere in the late 50s or early 60s. So it's been there for for a while. Um, for the most part, the the site is
relatively flat as as far as where the um uh development is, where the parking and the uh building, but there is a a pretty good slope uh from the parking lot uh to the uh neighbor uh to the to the south uh with about a 9 ft difference in elevation change
there. Um as far as uh surrounding uses, uh to the north, uh there is a residential uh dwelling. Uh to the south is a medical office. Um on the opposite side of Stson is mostly commercial and then as you get along Ernest Ernst and um Marian Way um you do have more
residential as well. Um as mentioned earlier there's there's several pre-existing non-conformities on the site as is um mostly with the setback. So you have a front yard setback of 5T is required where the existing setback of the building is 4.59 which is off by a little bit. A
sideyard setback of 5T is required where the existing setback is 4.68 ft. Um a rear yard of of 20 ft is required where 18.21 is currently out there. And then the ground sign that's currently out by the street. Uh there's three um
non-conformities with that. Uh the height, the width, and the location. and we'll go over that a little bit later because the intent of the application is to reutilize that sign and just reface it. Um, next exhibit that I'm going to reference
is a colored rendition of the site plan entitled Lynn 1331 Management LLC. Can we mark that as A2 uh site exhibit uh with today's date? And we just colored it a little bit so it's easier to uh see what's going on
out there. Um, so as you can see here in the color, the brown represents the uh current building that's out there. Um, the dark uh gray is the parking lot and the green represents uh open space, lawn or landscaping. Uh so the the intent is
to convert the building into two tenant spaces. And you can see with the hatching, we have one going one way and one going the other way. Uh the portion that's on the upper portion over here uh would be considered the uh new laundromat. And then the portion closer to Stson would be the retail space for
future tenant. Uh which we're calling a vanilla box because right now there's no tenant. Uh but it will be utilized for some type of other uh retail use. Um as far as site changes, there's not much that we are proposing, but we are proposing some cleanup. Uh so um our
review of the site showed that the ADA space was not conforming with regulations. Uh so we are proposing to restripe that and then make that uh a van accessible ADA space up to code. It's actually I think a little bit bigger than what's required. Um it's 9 ft and 9 ft is where 8 ft and 8 ft is
required and I believe there was a comment in the board engineers u review letter that um to to update the detail and we will but that is in compliance. Um there's a total of 13 spaces the same that was out there originally. Uh we are not proposing any EV uh parking on this
project. Uh reason being it is exempt. It's under 25 parking spaces and it's a commercial so it's not required and and it's not being uh proposed as part of this application. Um along the uh I believe the north side of the property we are
proposing a 4ft ornamental fence a black fence um along that side with a gate. It's more just to have a little more um protection and not have anybody kind of sneak in through that alleyway and get to the back. Um again there was a comment in the um Calier's uh review
letter stating that that fence should be minimum of two inches from the property line and we'll note that that it will be a minimum of 2 in off that property line. Um additionally there are going to be some changes to the building. There are going to be um new entrances um put in.
So the one for the laundromat, the main entrance would be right here where my cursor is. Um and then there's two other um entrances on the um I guess south side of that building. uh facing the parking lot as well and the architect go a little more detail regarding the layout of the uh
building. Uh additionally, we are proposing to um expand the refuge area. So, the way that the refuge area is constructed today, it's just a small little kind of um I want to call almost like a bunker. It's it's it's built into the hillside and it's enough to fit kind
of like two residential uh trash cans uh which might have uh sufficed for the office building, which I still think was a little small for the office building. Uh but for the retail use um we we envision that there's going to be a little more trash generated. Um so we are making that bigger. It's big enough
to hold two five um cubic yard dumpsters. We anticipate one would be for refugees and one will be for recycling. Uh in order to do so again this is still going to be built into the hillside because there is that that hill that goes up to the neighbors. Uh we are going to build a retaining wall um along
both sides here uh that that face the resident. Um and that wall is approximately at the highest point six and a half feet tall. Um and that's one of the design waiverss we're requesting where six feet is permitted. So it's a slight deviation but it has to do with the grade. In order to catch the grade we need to have that wall slightly
higher. Um so that is the garbage and then additionally we are proposing a new light pole. So uh currently the site has actually two little almost like residential kind of light posts um that flank this ADA parking space. again there could be no obstructions in the
ADA parking space to begin with and two that that doesn't provide enough uh light for the parking area. Uh so we are proposing a light fixture as you can see here this black square on the other side of the parking lot. Um but we are asking for for a design waiver on the height. Uh so the way the ordinance reads is
that the maximum height of the light fixture could be 25 feet or the height of the building. Um in our case the building is only about 13 or 12.8t tall. Um, so that would be the maximum height for a light fixture. Uh, we are
proposing a light fixture that's 18 feet tall. Um, I I think in this case, um, I'm not too concerned about the the neighbors to the south. Not that it um there's not going to be there there there's not going to be any light that goes over there. But as far as the height, um, they're 9 ft taller to begin
with. So in retrospect, they're almost at the height is almost uh 9 ft compared to their property. Um, and again, there's no spillage. We'll go over the lighting. Um, actually I could show you the lighting right now. Um, foot candles. Um, you can see the the the
lighting here. This doesn't model that hill. Uh, but if they were at a level plane, the light spillage on the property would be 0.1 foot candles, which is essentially uh moonlight um type of quantities. And then again um in the engineers review letter um they had
request that we modify the lighting to provide a little more lighting along the uh building. um sidewalk. We are providing.3 foot candles uh which is the minimum per the uh town ordinance, but we have no issues providing another either wall pack or a light on the uh
overhang there to provide more illumination along that sidewalk. Uh so we'll work with your professionals on designing that lighting as well. Um, so as I I still have this plan up, we are proposing um, so three new building mountain signs on the building
and I'll talk about the ground sign after we talk about the wall signs. Uh, so the three signs that are being proposed uh, one's on the main facade of the laundromat facing Styverent. Uh there'll be another small sign uh facing the parking lot on the I guess south side of the building and then another uh
sign on the uh styson side on the other side of the building uh which is in conformance with the town code that we're allowed to have um one sign for business uh per wall. Uh so we have three walls and and and three signs. Um,
as far as conformance, they they will be fully conforming with the town ordinance. Uh, regarding projection from the face, less than 8 in mounting height that they're going to be greater than 8 ft from the ground. Um, all signs will be a maximum of 3 ft tall where 4T is
permitted. Uh, the sign width, so sign one, which is the sign right here, will be 9 ft in width where 23 feet is permitted. Uh sign two, which is um this sign back here, is 20.3 feet wide where 36 feet is permitted. And then sign
three, which faces the parking lot, is 6 ft wide where 49.5 ft is permitted. As far as sign areas, uh we are permitted a sign area that's 10% of the building facade. Um signs one and two are 10%
exactly 10% of the building facade. And uh sign three is closer I don't have that exact number but I believe it's uh 3% of the building facade. Uh so all smaller than what's um permitted uh by
code. Um lastly uh we are going to talk about the existing sign that's right here. Um and I'm actually going to I think show another exhibit. I do have um a street view. Um, can't believe the sign is that high. And you can see the
building. This will be A3. A3. Uh, so I think this is a good visual to see what's what's going out there today. Um, you can see the existing improvements. You can see that hillside where the um the lot grades up 9 ft. And you can see the sign that's that's currently out
there. Um, so per the ordinance, uh, no ground side could be more than 4 feet above the grade. The current sign is um 6.33 or 6'4 in above the grade. Uh additionally, the bottom of the sign could be no more than one foot above the
grade and currently it's 2' 4 in above the grade um as we measured it out in the field. Um the width of the sign maximum of 5T is permitted where the existing I mean I'm sorry maximum width of of 4T is permitted uh where the sign
is 5T um that's out there. And then um there's a minimum distance from a property line or rightway line of 15 feet uh where the sign is actually located in the rightway. Um and our only take on that is that if you look at the um the property there is a jog in the um
property line you can see right here. Um so I don't know at one point if there was a taking from the county uh but there is a unique situation there where the property line does jog into the property. Uh in order to make this conforming uh the sign would have to move 15 feet uh inward from the property
line which would be probably three parking spaces into the site um which would u not be visible from the traveling traveling public. Uh so that is the relief we're asking on the existing sign that's going to be refaced and that sign is um currently internally illuminated and it will be maintained as
internally illuminated. Um, as far as bulk standards, um, there's no changes to the bulk standards with the exception of, um, impervious coverage. Uh, there is a slight increase in impervious. Um, 80% is permitted. The current site is
71.5% and what's being proposed is 72.3% or an increase of 64 square ft. And that's just due to the increase in that refuge area. Um, as far as uh drainage, we anticipate that there's going to be any negative impacts to the neighbors or the surrounding area as
this area drains directly into a catch basin which does go into the storm system in the counties right away. Um, and it doesn't flow into any of neighbors uh properties. Additionally, um after reviewing the review letter from uh Kers, uh the applicant has no issues with tying in the roof leaders
into the existing storm system. uh currently they just uh discharged I I believe two grade uh so we will take care of that. Uh so that will be an improvement as well as uh for uh storm water purposes. Uh lastly we are going to propose u a new water service to the
building. Uh it wasn't shown on the plans but that is something that's going to be proposed uh because of the laundromat use. Uh we don't know the size of that that line right now because the MEP or the the plumbing drawings weren't designed yet. And um as as we'll discuss a little later as far as the laundromat, uh we do have a maximum
number of machines and um dryers, but that is all um not hashed out yet. Um once we have a designer that comes in and actually designs it, there's an actual laundromat designer, uh they will come up with the uh final count for for those. Um that concludes and then you
have no problems complying with the rest of the Collier's letter or anything in the fire report. Correct. Uh correct. And I just want to note for the record that the fire um report that we have is still from the prior first submission that was proposing a restaurant. So
there's some comments in there that doesn't pertain to this because we're no longer doing a restaurant. We're doing a laundry mat. I just want to make that clear says we have not received an updated fire report. All right. Thank you. I have no further questions.
Thank you. Uh questions from the board. Yes. I have two questions. Um first one is what what do you propose to do with the sign that does not comply? Uh so the existing sign that doesn't comply the the intent is just to reface the actual sign itself. So the the let bring a A4
is it? Yeah. Uh yes. Yeah. A3. Oh sorry. A3. Uh so where it says tighten that blue area that would be res refaced with um the new tenants the laundromat and the future tenant. But the size and the um elevation of it, you're going to leave it. Correct. You're asking to
leave the same way. Yes. I see. And the second question I have is you you began to reference the uh plan that has not been finalized relative to the maximum amount of I was we do have a maximum amount. The question is it might
be actually less washers and dryers. Are you comfortable that the maximum amount will be covered sufficiently with the parking spaces that you have? Uh correct. Yes. So we did I didn't state that but so
there wouldn't be more than 13 machines. Uh so typically yeah it's not one machine per per person. Um usually there's a machine that's being used or they use a couple machines at a time. So the basis on this was based on uh retail use and do you have any sense of
what the sign the laundromat sign will be what it will say or no not at this at this moment obviously it would say laundromat but the name of it I'm not sure there's actual tenant itself that or end user that it would be a
laundromat. Any other questions from the board? Can I just ask a question about the sign? Sure. Back to the sign. So, I know you don't want to move back for the reason that you stated, but but is there an opportunity to adjust the size of the
sign so that it is in in compliance with the ordinance? Um, I don't I don't think we have an issue yet. As long as the location stays, I think we can make it conforming as far as the width and height. Yes. And make it close to performance. Yes. that
that shouldn't be an issue. Okay. Thank you. You're welcome. Any further questions? So, just to understand the part that included the kitchen and the hood ventilation are th those are both taken
out. Correct. Okay. That was pertaining to the original um application which was for restaurant and retail and then we amended it just for laundry mat and retail. So, there will be no hood bend or anything in there. Okay. Thank you.
John, just one one quick clarification. That picture that's up there is good for the board to see. That 18 foot high light standard that's going to be put in. Um, can you just give the board a sense on where that's going to hit? I
know that you have the slope there and the height of that slope plus the fence. the neighbor behind really is going to have very little visibility of that. Is that is that accurate? Yeah, that is accurate. So, like I said, this is about
where my cursor is right now is about nine feet. Um, our light is going to be 18 ft. So, essentially double that. So, right about where my cursor is right now would be the height of the of the um light. And I believe that the neighbor that's directly affected by it is really
the medical office as well. Um, there is the other neighbor on this side, but they're actually further away from that light. Thank you. May I ask the a follow-up question on that then? Why did you decide or can you explain why you feel
you need an 18t light? Uh that was to meet the minimum requirements within the parking lot. There's a minimum requirement of.3 and we are going to ask for that relief of 18 ft for the design waiver. But I I think once we work with maybe putting another light on the building, we'll be able to reduce that height a little bit. Um, unfortunately
we haven't done that exercise. So I can't say that we can lower it to 15 feet, but we will do our best to to lower it from the 18 ft because in in the rendering in the photograph that we have in front of us, there appears to be a house with a deck and so forth that that's a private home. Uh, correct.
Yeah. And I saw that you indicated that would be no more than like did you say one foot candle? Um, point one foot candle. I think a neighbor might be concerned and I'm sure you'll work to make it compliant. Yeah, if we can get it down to 15 feet, we'll get it down to to 15
ft. I don't like to go any lower because if you know a truck or or somebody comes in, it could hit the the light. So, you want to keep it above 14 ft. Any other questions from the board? Questions from the public? All right. hearing none. Would
you like to call your neck next witness? Thank you, Mr. Iman. Oh, yes. Thanks, Can we swear in Mr. Iman, please? Sir, can you raise your right hand and spell your last name for the record?
Sure. Um, my my um first name is Iman A Y MN. My last name is Cedra. S E D R A. Mr. Cedra, would you do you swear the testimony about to give is the truth, the whole truth, and nothing but the truth? I do. Thank you. Can you give your um background to your credentials
to the board? Uh, sure. Um I have a bachelor in architecture from faculty of engineering uh from Egypt and I am a licensed uh architect in the state of New Jersey, PA New York and state of Tennessee as well. Um my license is in a
good standing and still current. I haven't testified in front of this board before. I I did testify in many boards with many boards in the state of New Jersey. Board CP. Thank you. Um can you I know um you did not do the plans but
can you explain how you are covering for Mr. Dantes and have reviewed the plans? Yes, I have reviewed the plans with him uh and the design with him and his associates as well. Uh I'm just here to fill in for him because he's not uh present. Um but I am familiar with the
design and all the aspect of the design. Perfect. Can you take us through the floor plans please? Sure. Um the the floor plan is the the building as we as the civil engineer mentioned it's a a singlestory structure. Um not a very
high building maybe like 13 to 14t high uh with a flat roof. Um the building the existing building was used as an engineering office. Uh now we're converting this building uh for uh for two spaces. So, we're going to use it as
a retail and uh the other space will be a laundromat. Um the retail space will be um the the closest part from the street uh which is this section here. If you look at the
plan, it's that that part goes from the street. Um it'll be allocated for a retail business. We don't know what it is now. Um uh and this space is just going to be like one big open space. It's also equipped with a mechanical
room, storage room and two bathrooms. Um the bath the two bathroom are existing. Uh this space also is equipped with two uh exits and two entrances. Uh one facing the street almost facing the
street and the other one is uh on the side uh facing the parking lot. Um the the the other space is the laundromat. Um um obviously the count of the washer and
dryer is still not specified 100% but uh the laundromat we we going to have the layout for the washer and dryers as it's shown in the drawing. behind the dryers will have a a service area uh like a service corridor behind the
dryers to service the the the dryers. Um um also uh we have some waiting area here on this side. Um we have uh five seats. We have uh all the accessible bathroom. We have two handicap
accessible bathroom and one uh for the employee or the the owner of the the the space. Uh we have an office. Uh and on this side also we have more uh washer and dryers. Um as the also the civil
engine mentioned this this laundromat is equipped with uh two new doors that will be installed um uh to access the space and also be used for exit and also we have uh another door at the back. So
this this unit is uh equipped with three uh exit doors. Um, regarding the square footage of the space, the the total square footage of the retail space is
1,341 and the total square footage of the laundromat is 3,420 ft. Um, the next sheet here shows the exterior. We not doing much with the exterior except installing the new doors that I
mentioned, but the the whole building uh stays as it is with the brick facade that we see and also there is a a small roof like a skirt roof that dresses up the front facades. Um again the roof is a flat roof. Uh this building is a slab
on grade. It's not doesn't have a basement. Um the the next image where you see the rear elevation, the rear elevation is the existing uh rear elevation which shows the cinder block walls, painted
cinder block walls. Um and uh the next sheet also shows the the two sides of the building uh with mix between uh brick on the the facads that uh sees the street or sees the parking lot and the
cinder block on the hidden uh side uh elevations. Thank you. And you have reviewed the fire department's comments and the callers letter and there should be no issues complying with everything. Correct. Yes. No, she's no further
questions. Questions from the board. The space was originally used for um offices. So now being used as a laundromat. Um can you speak to ventilation? Oh yeah, we will confirm with all what's
needed ventilation wise for we haven't designed the system for ventilation yet but uh when the time comes we will address all the ventilation that's needed. It will be compliance with building codes. Correct. Yes. Any further questions?
Hearing none questions from the public. That was your last witness. Would you like to sum? Thank Yes, I would. Thank you. Um, so we're again this is for mixeduse project, a laundrymat and retail space. Um, the existing uh variances we're the variances we're
seeking are currently existing nonconformities. As we stated, we will try to comply bring the sign into compliance. However, we will not be able to relocate the sign, but we will bring it into compliance. And
um we will address all the comments that callers and the fire department have addressed and we hope that you guys approve this application and thank you for your time. Thank you. Can I get a motion to approve application 2025-06 1331 management LLC for 30 1331
Sentin Avenue. Motion moved by Miss Khan. Is there a second? Second. Seconded by Mrs. Khaled. Uh, roll call, please. Mr. Cohan, yes. Mr. Frame, yes. Mr.
Miller, yes. Miss Perkins, yes. Mayor Bowser, yes. Committeewoman Terrell, yes. Miss Khan, yes. Miss Kalin, yes. Chairman Leight, yes. Thank you. All right. Last on our agenda is application
2025-05 RCG realy 1200 um Springfield Road. Uh Mr. Hail. Yes. Uh good evening. Stephen Hail representing the applicant uh RCG Realy LLC. Um and Natasha did a good
job, didn't she? Yes. Um, so and thank you and it's great to welcome someone else that just bought that building and invested in the township of Union. So any say hello to everybody. Congratulations. Sorry, but I thought just always like
that little personal touch. So this and this one is another one. Um Rich Gley, who's going to be coming up and speaking briefly. Uh Safeway Contracting has been in union for many many years. that were on originally on Rowway Avenue and now over on Iorio and Richie bought 1200
Springfield Road uh that used to be uh Beyond uh trucking for years uh at that location then was acquired as part of Bed Bath and Beyond and I was in front of this board. I don't know who was on the board at the
time, but there were quite a few iterations of what they were going to do with 1,200 because if you recall, Bed Bath had 650 uh Liberty 700 Liberty 650A across the street on the corner of Rawway Liberty
1,200 again they acquired at some point in time from Beyond and it was going to be a maintenance yard at one point. Then they were going to demo it for additional parking. And eventually with the bankruptcy of Bed Bath, these properties then became on the market and
Mr. Gley actually purchased the property and uh is looking to relocate his business to this location. Uh and uh again, he's excited about utilizing this property for his business. Um, again, he's in the roof contracting
business, has done a lot of work in the township of Union, probably doing almost all the school uh roofing projects throughout uh again throughout the township. Uh the I think you'll be impressed by the plans. You'll see that there's going to be uh along the the
front of the property enhancing the landscaping and uh the building itself will be uh uh redone and beautified. new windows in the building. Uh we have received the review letters from Collers. We'll address them, but
essentially no problem with that and no problem at all with the uh fire department. They obviously uh Mr. Greatly wants to maintain a a safe and efficient operation at that location. So again, we're uh he's excited to uh further invest in the township and I'd
like to he doesn't like to talk much, but I told him he's got to talk a little bit. So Rich, why don't you come on up? He wanted to know if he could avoid talking. I said, "No, you're going to have to fine." I I guess I was here about a year and a half ago. Yeah. Well, we're going to swear you in first. So,
and it's pleased to see everybody again, sir. Hey, can can you raise your right hand? Sure. And spell your last name for the record. G R E E L E Y. Mr. Gley, do you swear the testimony about to give the truth, the whole truth, and nothing but the truth? I do.
Thank you. Okay. And Mr. Gley, you're now the owner of uh the property at 1200 Springfield Road. Yes. Okay. And again, this is part of a redevelopment area with the Bed Bath and Beyond property. Um and yes, you were before we were before this board on his project over on
Aorio a couple of years ago when he purchased that and had his business there. So, tell us a little bit about your history in the township union and then what brings you to to this property? Uh we've I started out on Rowway Avenue. It's got to be maybe 18
years ago. And then we purchased a smaller building in Kennallorth. We outgrew that and then we moved to Union to 2461 IO. And that's kind of an odd shaped lot for us as a a contractor yard. So it was a little bit difficult. And then we
actually found out that the uh that 1,200 was available. And it took us probably about a year just to get in contact with a person to who knew what was going on with it and and and we purchased it. It was a long road
and and start really cleaning it up and making it look nice and we really want to make it look uh present our company very well. Okay. Union Yep. When your site contract talks about you're enhancing the landscaping along the front, cleaning up the building. I think
new windows. Yeah. new windows. We'll paint it. We're going to put panels on it. Uh new roofing, a new facade. The whole front of the building is going to be all rellandscaped. We want it to look like a like a nice pretty building for our
company also. And it was it was an arduous process dealing with the bankruptcy of Bed Bath and trying to pin them down on the sale. Uh tell us a little bit. We know your roof contracting business. Generally, what what are your hours of operation? We we
usually operate probably between 6:30 and 5:00 Monday through Saturday. Very rarely do we have a work on Sunday. We don't usually work holidays. Okay. And I know uh your number of
employ total number of employees, but then focus on how many will be at the site in the probably in the winter time. we have about 35 and in the summertime we probably have about 90. Okay. But how about at the site? I know when we were talking
about it, in fact, when we were discussing even which had much much less parking. Yes. Many of your employees go directly to the job site. Yeah. Our office staff is probably six people and then we have like two yard guys. Okay. That's it.
Everybody else goes right to the job sites. Okay. and uh discuss briefly deliveries to and from the site. Most of our deliveries go right to the site unless it's a situation inner city where they don't
really have a lot of room. We'll we'll take some of the material into our site and bring it there every day with with rack trucks and stuff like that. Okay. And you've had an opportunity, I know, in discussing this, preparing for the hearing. We had the May 16th letter from
Collars and fire department. Any problem complying with any of those? I know a lot of some are technical, but no, no problems with complying. And you know, we have other people here that'll explain what we're going to do. And as we've said, you've already purchased the property and are looking forward to
relocating here. Yes. Okay. Great. Excited. Very excited. Yeah. I have no further preliminary questions of Mr. Greatly uh questions from the board. What's going Sorry, what's going to be on the division too? What's on the second floor? What do you have on the second floor?
Probably it it probably eventually might turn into offices, but I really don't even need the second floor right now. We have no You'll rent that out or No, no, I'm not going to I'm not going to rent it out. The second floor. No, no, that Yeah. And it's it's only a partial
second floor. But yeah, it's very small. Yeah. And just to clarify that, Mr. Cunningham when he test the the survey said one-story building, but the architectural and that's going to clarify the square footage and uh Collier's picked that up in their review, but yeah, no changes to the size
of the building, but good point. Yeah, if anything, just some office space. Okay. Right. Okay, Mr. Chair. Thank you. Yes. Yeah, if I could, Steve, one of the one of the questions, Mr. Gley, um, one of
the questions that I think is on everyone's mind here and, uh, is really the details of which this, uh, this yard, how it's going to be used, right? So, you have 35 up to 90 employees, but
you got a whole lot of parking out there. Uh, and and the question becomes, what are you going to park out there? and what is the public going to see of what you're parking out there because we're proposing a fence around this site.
Um, and I know you're going to have some landscaping and stuff, but you have some racks that are 14 ft high. How high is it going to go and what's going to what is going to be what materials are going to be stored there? You have some palletized stuff, but we have we have roofing materials. We have insulation.
We have adhesives. uh roll goods for roofing, mainly roofing and sheet metal type stuff. Most of the sheet metal stuff will be inside the building. It's flat flat stock aluminum that we fabricate with to do the edge of the buildings and the
copings and tops of buildings and stuff like that. Um, we are planning on putting, as you'll see on the, uh, the drawings, uh, I think 10 foot evergreens and stuff like that to try to so people can't see
directly into the yard. We're also proposing automatic gates that you can't really see through, stuff like that to to keep it, you know, nice and neat for everybody. So along those lines, are I know you
said you're not going to lease the building or or rent out space in the building, but contractor yard in in general, do you have equipment to fill that whole space, or do you imagine renting that out to other contractors? At at this point, I have no reason to
rent any of it out. Um, we we've been using uh we're probably going to use a good portion of it. We have a lot of our own trucks and vehicles and rack trucks and rolloff trucks and asphalt trucks, dump trucks,
that that kind of stuff. And I think you'll when you see the the the engineering plans and exhibits the extent of the landscaping and I we also and our engineer will testify to it. We get to that uh on the which is always a sense
of impervious. There's there's an area black top in the front that's just striped that uh when we when we reviewed the letter were slightly over on impervious. We're actually going to remove that and put make that green space along again along the
frontage. So, one more question regarding regarding the uh the storage. Are you willing to to put a height restriction on on whatever you're going to do back there as far as um you know whether you're going to have
piles of anything back there or your storage bins? Um could we could we put a cap on that? I mean I'm not sure what your tallest vehicle is. I think we could surely discuss that. Yes. I don't know now what height we're at.
Um I don't know what my shelving is to be honest. I've never measured one of them. I could measure one of them and we can come to some sort of compromise. Yeah, there wouldn't be a problem with when these when these my experience is that when these sites go bad, they wind up getting rented out to a lot of other
contractors and then the maintenance of which it becomes a stockpile yard for construction debris and and other vehicles that you know the booms are up in the air. And I think that one of the concerns are I mean you're here you're a
known entity and that's wonderful but this approval isn't for you it's for the site right so um God willing you're there for a very long time and we have you there as a tenant but if you're not we I think they want to be have some
restrictions on the site so that we can put a lid on it right and I'm not trying to I'm not trying to hurt your business but if you know you understand your business plan and you can work that within the aesthetics that I think are very important to this board and the township. That's kind of what we're
looking for here. Okay. You can we can discuss that if we need be and we can uh agree to a stipulation on that. Not a problem. Mr. H to whom will we um address questions relative to the height of the
indicated um units that will be placed in this park in this back lot. To whom will I ask those questions? I'm sorry. To whom will I ask the questions relative to the height and the actual location
and in the report it indicated that there'll be some storage materials and some containers and so forth. Yeah, that's our next witness. Our engineer will have a layout, a site layout. Yep. Mr. Chairman, I have a question for Mr. Greley. The the proposal makes reference
to a hot tar tank. Yes. Do you take any um safety precautions to make sure if that tank ruptures or if there's a leak that it'll be contained? How how do you manage that? Well, it's it's uh it's not like completely 100% liquid where it's
just going to run all over the place. It's only heated up enough to pump it. So, it's actually pretty thick. It if it did rupture, it wouldn't like the whole tank wouldn't go all over the place. No. Okay. Thank you.
[Music] Any further questions? I have a question about there concerns about the smellers. It it it it has carbon filters on it. It it was actually in the other facility
and there there was no complaints of smell over there because we we just have to change the filters every once in a while. It's not a problem. Any further questions? All right. I think uh we're good here. Uh if you want to call your
next witness. Sure. All right. Cool. Thank you everyone. Thank you. I not to but there's no public but I guess I just want to I don't see anybody. All right. I'd like to call upon Robert Cunningham, our site engineer. See, it's a good thing Natasha stage.
She can help out with it. I would never be able to do this. I don't know which one's which. Actually, it might be this one. get my glasses on, but I can tell you. Um I don't know what that is. Model two. Yeah, this one. Yeah, that you just have
to rotate that. Those are my drawings. Okay. Um it's one page. So each plate is on its own. Yeah. Okay. You got Give me a minute. Sorry. So that's one, two, three.
And then there should be there should be another one on there too. And then what's he calling it? Landscape. No, that's the planters. Okay. Um there's going to be two right
here. Landscaping. Yeah. Okay. So, this I'm going to make this easy. I have it first and then the pages following after. Okay. Okay. And it's
touchscreen. You can zoom in and you can move it around cuz sometimes it's difficult with the mouse. Okay. Mr. Cunningham, would you raise your right hand and spell your last name for the record? C U N I N G H A M. And sir, do you swear
the testimony about to give the truth, the whole truth, and nothing but the truth? I do. Thank you. Okay. And uh Mr. Cunningham, if you could please give the board the benefit of your work, educational experience, area of expertise, and licenses you hold, and when you've qualified before other boards or courts of the state of New
Jersey. Hey, so I received my bachelor of science degree from New Jersey Institute of Technology in 1979. Um after that I worked for three different municipalities in Essex County. The last assignment in the
municipal end was as a township engineer in um in Milbour uh which I left in May of 1988. I've been licensed as a professional engineer since 1986 in the state of New Jersey and my license is in good standing. Board stipulates. Thank
you very much, Mr. Chairman. All right. Uh Mr. Mr. Cunningham, uh, if you could I know there's an exhibit up there. First, a little overview of, uh, and I perhaps we can go to this first exhibit and can touch on some of the issues that were raised. Uh, perhaps we can mark
this as A1, Mr. Chairman. It's ordered. All right. So, uh, based upon this, uh, this exhibit, uh, uh, Mr. cutting if you could take the board through uh existing general existing conditions and then
what's proposed here by enhancing landscaping in the areas there's a question as to the areas where the storage would be and the like. Okay. So the the site uh configuration basically has been the way it is for for quite
some time. Um there's a there's an existing building which at one time was a trucking terminal. Um there's a there's two separate two-way driveways that that provide ingress and egress from Springfield Road.
Um building is located somewhat near the center of the property and is totally surrounded on the right left side and the rear by quite large parking lot. Um there's a a grass front yard and there is
um just around the perimeter of the site there's um about a 12t wide uh non-paved area between the curb and the property line. Um the uh the site is essentially
uh sloping from front to rear. Uh there's no formal drainage system at all on the property. it just drains overland to the back right corner and eventually into the into the adjacent stream. Um uh the applicant is proposing to
reuse the property without any major changes to the really to the site except for some um deletion of parking spaces to create access aisles for for delivery trucks and emergency vehicles and to and
to um provide the uh the storage area that he requested. We're um proposing uh let me just float this up a little bit. So in the
approximately at the both front corners of the building and extending sideways in both directions. Um the applicant is proposing an 8- foot high um fence with um
uh motor powered rolling rolling gates uh that would uh would be uh would be able to be opened from the keypad and um uh some of these uh devices even in the case of like if the fire alarm on the building goes off these gates can be
wired to automatically open. There's a lot of different combinations of way these these things can be set up. Um and uh on the street side of of the proposed fences um u we're proposing uh a a
mulched area with a staggered row of 6 to 8 foot high um arborites. Um uh the plan shows um I guess if you Yeah. If you get a little closer, you can see the plan the plan.
If you if you look, there's there's what appear to be green circles in the in the tan areas and those are the proposed arborite plants and there are also some some trees that show through in black and those are the the existing plantings.
Um we we didn't do a detailed planning plan for right across the face of the building. uh just in the in the mulch area there. It just says existing shrubs and um just recently Mr. Gley informed me that he wants to design some new
plantings for that area as well in front of the building. Um if you could also touch on while we have that zoomed in and this was what I mentioned uh before about removing asphalt and bring us into conformity with the impervious. If you
could point out that area and and show that. So, um, where I have my cursor right now, this is an existing paved area that goes pretty much all the way out to the rideway line, but it's been striped out um to to indicate that
there's no parking to occur there. So to be able to comply with um with the uh the total lot coverage requirement, we would have to remove approximately 8600 square ft of pavement. And we would propose that that
would start right at the very front edge of that and be somewhat of a an even width all the way across, which would um of course provide for an additional landscaping opportunity. Okay. And then uh if you
could take us through there's a question as to where uh the storage would occur in the rear of the of the lot side and rear of the lot. So the storage the formal storage is
basically is proposed for along the right the right side basically the right side of the building and the right rear um rear yard. And and this area that's shown in the hatching back here, um
that's proposed for different nonselfpropelled um pieces of equipment that are used in the business. Um trucks and anything that is um readily ambulatory would probably be parked in the the rear area
more straight behind the building. Um, this where I'm pointing now with the cursor, that's the location of the the hot tar tank that was discussed. Um, and um, what we got
here? Um, there's a an area that's hatched in here where there would be palletized type of materials. Um, and these heavier lines that go vertical on the page, those were the storage racks
that were that were discussed when Mr. Gley was speaking. Um, those are um in their present configuration uh in the other yard. They're approximately 14 ft high. Um, and then we have a series of
rectangles here that are perpendicular to the side property line. And those um would be sealand type enclosed containers. Um and where I'm outlining now with the cursor um is a proposed concrete pad for
some um small uh diesel fuel tanks which um are used uh to to fuel up fuel up equipment before it would go out to a job. Um so uh
essentially the reason for these shapes is that we have a this is this line that I'm tracing now is the approximate limit of the the uh 100red-year flood plane as indicated on
the on the FEMA mapping. And what we were proposing that nothing would be stored beyond that line closer to the stream. Uh stuff that only stuff that could be readily just driven out in the
case that that you know we knew that there was going to be a bigger storm event coming. Um and then from this space in here, this is the space between the hundredyear flood line and the 500year flood line. And then anything that would be on the on the ground
uh or on racks or anything like that that really aren't you know readily movable would be would be outside the 500year flood line. Okay. And if you could again point where that line is and the point here is uh to the board. This was a challenge even when the property
was being acquired in the sense that redevelopment this project this property is a challenge when I guess essentially half of it is uh in in the flood zone. Um more than half of it is in the flood zone. Um I would say slightly less than
half is in the hundredyear okay flood plane. But um um but this the line here that I'm following along now with the cursor um is is what is presently mapped as the the uh the flood hazard area or
the flood fringe that and which is the the what nominal 500year flood. What that really means is that statistically there's a 0.2% chance of that storm occurring in any given year. And then
the line that I'm following here now um is the 100year flood which has a statistical chance of occurring approximately um 1% in any any given year. And there was a question before as
to the visibility of that storage area. Uh perhaps you could zoom in again and the abroades there's the the uh in essence privacy fence and then the abrades along the so
um and they don't exist now correct no they do not they do not there any uh the the arborites that are shown in the with the green circles those are all proposed there's we have 41 of them proposed um and the planting initial planting Excuse
me. The initial planting heights uh 6 to 8 ft. Okay. Um so right at at the edge of the existing parking lot, the the fence is proposed. Um and this is this is at an elevation
that's a few feet lower um than the road. Um and these so it dips down. It's it's dips down. So effectively from the street um you know this is going to
provide the same screening as maybe a 10-ft high fence would if it were all flat. Um and you're not going to see much of it from from the road because you know eventually these plants they fill out and and um you would basically
the only place you would see the fence would be where the gate is. Um, and just for aesthetic purposes, I mean, that can be um that could be done in black fence fabric just to to look a little softer instead of the bright uh silver looking.
Or there are even um like semiopaque um like vinyl meshes that can be applied um to provide a visible barrier. And that's u we didn't get in that much detail with the with the owner yet. And
the abroad is also on the other side of the So, so yeah. So, um we come on. This one doesn't like my fingers. So, at the lower end of the um of the site or the the left side of the site,
there's a 12 foot wide section between the curb and the neighbor's property line. And there is along the neighbor's property line, there's a chainlink fence that's existed for quite a while. It's approximately four feet high. Okay. And again those same arborites. Yeah. So
we're proposing three three arborites in that in that 12 foot span. And then on the upper portion of the site on the drawing anyway I call it the upper portion. Um there's there's a an
opportunity here to provide some screening in the in the area between the driveway. There's presently a a 16inch spruce tree at this location and then there's an area we could visually close off here and then um 19 19 more to be
planted. So where this um this bank of planting is proposed over here there's presently a curved island there. So that would be um that that already exists. Okay. All right. And then uh as far as
the uh there's a I think there was a a question on lighting and I believe that these are fairly new new lights LED. So yeah, at at some point the former owner upgraded the lighting.
Um, and what what these are, they're the majority of these are are uh poles that were put on existing foundations. And there's four light fixtures on the
ones that are in the interior of the of the parking lot. And around the perimeter, um, there's a number of them that have two fixtures. And these are all um specifically aimed. They're approximately 3 and 12 to 4 foot long
um uh rectangles. Um they're LED type fixtures and they're they're aimed. We didn't have any um information on what they are without actually putting a ladder truck up there or a boom truck and seeing what they
actually are. But um but they are modern LED lighting. They are. Yeah. This this these are definitely newer newer type fixtures. And what I what I proposed was that once um uh Mr. Greley took over the property and we were able to get these all turned
on that I would go out there with my lighting consultant and and take some measurements just to make sure there's not any excess spillage. And you would be able to adjust them with shielding and the like. No, they can be they can just be aimed. It's a matter of loosening up a couple of set screws and
reiming them. Um, and to tell you the truth, I haven't been able to get to that because I'm I'm just back to work last week from a knee replacement. So, we'll be getting out there and taking care of that. So, great. And, uh, again, that's the limits of what's being done
here. I've had you have had an opportunity to review the Collier's letter of May 16th. I I know I have. Yes. uh any problem complying with terms and conditions? I I don't believe there are no Yeah. And again, I think a lot of
it is uh uh technical the nature storm water. Again, very minimal changes as as you've indicated. Uh so we will be able to comply with the the the request for the few additional
handicap parking spaces and like that. And where would the there's plenty of room to um provide those additional spaces? Right now there's there's uh then these were existing before as was this ramped sidewalk and all. was um
um apparently done intentionally in in the past and I don't know whether it was done by Bed Bath or or or the trucking company or whoever had it before then but um there is a
a a ramp sidewalk that that appears to be anyway at appropriate grades and we can confirm that by taking some additional spot elevations and all but they they had a bank of handicap parking spaces in this location and they they
didn't have enough hatched out areas. So they they were in the past they were showing them as more handicap spaces than than were actually there. So um so we wind up here now with having to have parking spaces that share
um that share the accessibility aisle between them. So essentially what we have here now are four van accessible spaces just because of the size of the space. Um but no problem complying with ADA requirements. No, we may maybe uh
right across the the driveway where this maybe over here where this number six or this number five is. We could we could put those additional in and then stripe out a stripe out an access way. Right. And I know it's always a concern. It's nice to see a large uh double uh inout
driveways. No problem with access by emergency vehicles. No, there's um there's on this site there's definitely no problem for access circulation for emergency vehicles. Full-size tractor trailer can come in here um and just
loop around and and go out. Um, if you see this the shape of this arc over here on this that I have on the storage area because of the location of where this light pole is
that we have this as the the um we would envision with the tractor trailers and then the way Mr. really explained his operation works that the tractor trailer would come in on the opposite driveway, come around the back of the building and
and and exit on this side and would be unloaded by a forklift from the ground. um smaller um come on where the proposed loading dock would be on this
on this side. Um that would just be to back up like maybe a 20ft box truck or a straight rack truck or something to a to a small loading dock. Um it we're not intending to try to get tractor trailers backed up to this to to this what called
a loading dock on the on the architect's plans. So but we could certainly strike that out. Um and that would be no problem. Great. And I I uh and also the comments of fire department. I think most of those will
be for our architect but from engineering standpoint I assume no issues. No. Okay. We we didn't actually show a proposed fire line on our plans. We didn't know what size it would be, what the design would be or anything like that. So that's something that Yeah.
Whatever comes up. So great. I have no further questions at this time. Mr. Cunningham. Questions from the board. Thank you, Mr. Chairman. Um, so could you zoom out just a little bit? Well, that's good enough. That's
fine. So, you talked about the concrete pad for the diesel fuel tanks for refueling. Um, if there are vehicles refueling there, won't that restrict ingress and egress from those driveways?
Um it it would but um my understanding of the of the operation is that um there's very few people actually come to the site and the somebody might be there three or four minutes. Um,
okay. The the other question I have regarding the driveways is the the the main driveway uh at the top of the drawing, the exit lane would only allow for a right-hand turn. So, anyone exiting the site needing to turn left
would have to be at the bottom of the property. Yes. So, I would assume that any traffic needing to go left on Springfield Avenue towards Morris Avenue would well, if they're only going to be there for a few minutes, I suppose it's not as big an issue. I also have
questions about the storage containers. Um, how much space is between those containers? Um, I I can't tell from this exactly from a scale of, but by let. So four
feet and and they would be single. There are four of them, but they would be single containers at ground level. There wouldn't be any stacking of containers. Yeah. And we'd agree to a condition that there not be stacking. Okay. Okay.
All right. Thank you. Thank you. Yeah. I have another question that maybe is obvious to others, but u relative to the height, it seems like 14 ft is a magic number. Um is there any particular reason for that? The
uh hot tar container is proposed to be 14 ft high. Um the I the storage area for materials and palletized materials is also going to be 14 ft high. Is there any reason for those that that has been
offered? Those are all existing items that from the other location the applicant pres presently uses at the other location. Yeah, I understand that. Thank you. And I think that you've done a fabulous job relative to the uh beauty enhancement. I'm just concerned
that the 14 ft thing um it seems like a high high spot. What will be in the palletized materials? I mean he mentioned that some of the things will be stored inside sheeting and so forth for the
roofing. clarifying what's on the palletized 14t high and must they be 14t high here is 14 here you got to come to the mic sorry our equipment is 14 ft high a lot of our trucks are 14 ft high so that's kind of
the number that uh we picked I mean some of the stuff on the actual racks could be a little bit higher than that but I don't I I I'd have to measure it to actually see where it's at. We
can we can make these a little bit higher need be the lands. Yeah. And another thing I I noticed is where those are, they're going to kind of be on the downgrade, right, Bob? Yes. The trees. So if we put
a 4 foot retaining wall behind the trees, it would almost level the grade and then those would probably be what at that point 12t up. We could do that. It would and then it would be very difficult now to see stuff. I'm here,
you know, to I want everybody here to be happy. I want to be happy. I want you guys to be happy. even on the other side, it's really not nothing for me to do that, you know, with with with my own forces. And I just think it would, you know, because I was over there myself
looking and I said the same thing. If you really don't want people looking in here, we we could just put a little kind of knee wall up, back fill it, and now those trees would be if they're eight feet, now they're 12 feet high. Mhm. And
it would just it would just look nice in me. It's kind of hard to see in this yard because when you're coming around that turn, I've tried to get in here and people are doing 40 miles an hour around that turn. I was actually I need to call to get the road restriped because
there's no line there. So, I kind of stayed to my left when I want to get in there because it's dangerous and people are going the other way. They're going the same into that turn. I don't really see him stargazing to the left, but you you could, you know, you you possibly could, but you take your life in your
hands on that corner. So So for the record, you'd be willing to work with our engineer relative to the height of some of these? We can we can we can do that. Yes, that's that's great question. Thanks for Thank you. And then just the
hours of operation relative to traffic um on Liberty Avenue and Liberty Springfield Road. Um it he it's indicated that the hours of operation could be 6:30 to 5:00 p.m. Monday to
Saturday. Um but at 5:00 p.m. there formerly was quite an issue with traffic relative to that time and space. Um so that might be an issue relative to bringing several trucks. Yeah. Again clarify because I think again most of
the activity is is not at this location. Just clarify. Okay. At busy times, the busy time would be is we would probably have four trucks leaving at 6:30 in the morning. Mhm. My guys are done at the job at 3:30. Okay. So, those trucks will
be leaving the job at 2:30. So, they're back in the yard at 3:30. Okay. Yeah. Thank you. Why don't you sit here in case I'm getting tired of you going back and forth? Okay. Any further questions from the board?
I had a few questions with regards to parking. Um so according to uh the engineers letter um the required spaces
for said lot is 39 spaces. You do have um proposed 232 spaces. In addition to that, based on the testimony that we've heard from Mr. Greley, um I think there's six office staff plus
two yard people. So my question is what will comprise of the vehicles taking up a majority of those 232 spaces?
So th those are all existing striped spaces. We're not obviously proposing to go out there and stripe parking spaces that we don't need. Um so um um so there are a number of of trucks
that the business owns and um um again like I said before it was it's our vision that they would be parked more behind behind the building um not not so much up towards up towards the front.
Um, I know there is one of the one of the vehicles um is a is a small tar tank that can take uh a product out out to the job. There's a um there's a crane that folds down to
just under 14 ft high and that's the way it gets parked. It doesn't get parked with the boom up or anything like that. There's a couple rack trucks, there's a few pickup trucks, a dump truck, a couple of tag along equipment trailers.
So, are you saying that those type of vehicles would not be taking the striped parking spots that well to I Yeah, they would be in the area of the striped parking spaces, but more in in the back of the lot, not up like the ones over on
the When you mean back of lot, can you just point me into it? back at a lot meeting in this area back here. Got it. And how big are those? I'm I'm not a expert in the area. How big are those vehicles? Okay,
so the crane truck is probably 32 feet long tops. Um they fold down pretty compact. Um, the rack trucks are anywhere they have anywhere with a body from 10 to 18 foot long on them. So,
they're going to be tops 27 feet long. You know, your typical pickup, a mason dump size type of type of vehicle. They're they're not going to be parking like tractor trailer size vehicles that can also be used as as
storage that that you don't know about. Um Okay. Yeah. And so ever since um and I'm just referencing to the first page of of the letter here and it says here after receiving site plan approval.
I think this was in reference to April 26, 2018. The applicant decided to leave the existing building but change the parking space with um from 9 ft to 8 1/2 ft. Um, so I'm assuming that the current
parking spaces reflect parking for vehicles that are typically not industrial uh construction type of vehicles, but more so your typical compact vehicles or
um SUVs or things of that nature. Correct. Correct. that they were they this lot from what I understand was used by Bed Bath and Beyond for parking for its other buildings and people would park here and then walk to their to their to their jobs. Um, okay. So, it
wasn't they were they were intended for uh like one one time a day use. You go there in the morning, you park, maybe you go out for lunch, you come back. You know, it it's not like it was set up for retail like somebody be going in and out of these spaces all day long. At that
point, you know, nine foot spaces would be more appropriate. So, with what you're saying with some of these construction type of vehicles that would be taking up the space essentially, some of these vehicles would be taking potentially
multiple spaces. Oh, yes. Absolutely. Yeah. It's not the intention to try to park these things in a particular striped space. We're just not proposing to eradicate any more any more lines than we have to. So, got it. Um, is it
the intention at all? Uh and I I if I'm think if I'm understanding of what basically the intent here is not to necessarily restripe for the sake of restriping but
um but to utilize the existing space for the construction vehicles. Is there any intention of utilizing any of the spaces for typical vehicles? Well, yeah. the we're envisioning that and when I mean
typical vehicles like consumer vehicles, compact vehicles, sedans, things of that nature. Yeah. So, we're envisioning um so the office staff might be here on on a day when there's not even any need
for these gates to be open and we have parking spaces available over here um for the cars um or um the people who like the what was
referred to as the yard guys. There's a couple's parking spaces right here where I assume they would be parking when they come to work. Um and um uh if these spaces were were full and these spaces were full and maybe a a
client or somebody came came to the to the site for a for a meeting or something that you know there's they could make use of these spaces in this area over here. And essentially um based on the number of spaces you
would have and the intended use of the property, you wouldn't expect that um a majority or even more of a majority of the proposed 232 spaces would be dedicated
to typical consumer vehicles like compact vehicles, sedans, small SUVs, things of that nature. That's correct. Okay. Because your office staff is quite minimal and the number of employees are even I think he
said I think Mr. Greley said even in the summer there's only up to 90 employees. So you wouldn't be exactly having 90 or 100 typical consumer uh consumer vehicles on the property, right? the the men and ladies that do the actual
roofing work. They go from their homes, right? That they don't come here. Okay. Maybe like you said, four people come load up stuff on rack trucks or pickups and take them for for the day's use at one of these jobs, but um it would be it
would be rare that I would think that more than a dozen employees showed up here on a given morning. So, just want to establish for the record that Basically, the intended use of the parking lot is mainly for the construction vehicles and not
necessarily going to result in this um for lack of better word, chaotic mess of bunch of vehicles just stored in a yard basically. And so based on your testimony, it it's mainly construction vehicles. And based on the office and
yard staff that would be there, they would mostly be taking up the front um the front parking spaces. And basically the remainder is is really for those construction type vehicles. Yes. Okay. All right. Thank you. I have no further
questions on my end. Uh any other questions from the board? Good clarification, Mr. Chairman. questions from the public. Okay. Hearing none. Uh, yes. Thank you, Mr. Cunningham. I'd like to briefly call up uh Corey Fernandez, our
architect. Mr. Fernandez, can you raise your right hand to spell your right name? Spell your last name first. F E R N A N D E Z. Mr. Fernandez, you swear the testimony about to give is the truth, the whole truth, and nothing but
the truth. I do. Okay. And as uh Mr. Cunningham, if you could please give the board the benefit of your your work, educational experience, area of expertise, and whether you've been accepted as architect before the other boards or courts of the state of New
Jersey. Sure. Uh so um I am a licensed architect in New Jersey. I've been licensed since 2016. Before then uh I received my bachelor of architecture from uh the New Jersey Institute of Technology. I'm also
licensed in uh New York and South Carolina. I've appeared before this board um for Richie's last application and I've also appeared in neighboring communities um Morris Summit
um and I am the owner of the company Toll Architecture and prepared to plan to present word stipulates. Great. Thank you, Mr. Chairman. Uh all right, Mr. Fernandez. and we've uh just briefly described this essential adaptive reuse
of this building. Uh if you could take the board through general floor plans and then touch on elevations and improvements that are being made to the building uh by Richie. Sure. Okay. Uh so I'm zooming into um
what's essentially the uh office of the building. The building is split into two halves currently right now. The whole front half of the building is used as office space. I believe that Bed Bath and Beyond was using it as office space. Um or at least we're preparing to use it as office space. The whole back of the
building is um the concrete floor tall open garage style space. Uh so the applicant's intent is to uh use the building for both his office operations and some of his uh fabrication operations. he uses with his roofing
business. So, uh most of the the front of the building is going to remain office space. We're converting about 3,000 square ft, which is in uh this area right here. Um from what's currently offices and conference rooms,
to uh a machine shop. Uh so this is got a few machines for um rolling and shaping metal uh for the roofing company. Uh the uh existing garage in
the back at some point all the garage doors were removed for Bed Bath and Beyond overflow parking so that even their employees could park in the garage area. Uh so uh we're going to close that area in uh as it was originally. Uh and
uh the applicant will use it as a garage space for the business uh in the front half of the building. Uh it's kind of a typical office layout. So, you come in through the the main vestibial here, which is the uh handicap accessible entrance with
the ramp that goes down to those six parking spots or so that um Mr. Cunningham uh represented in his plans. You come in, there's a reception area. There's a few offices for the key office staff and um ADA bathrooms. Um the
applicant wants to display a large saltwater fish tank that he currently has. So that's kind of the uh main focus point of the reception area. And towards the back um uh open offices, file rooms, uh typical type of spaces you would find
in an office building. there's some uh that uh and typical of of Richie, there's going to be modernization of this area and yeah, right now it's like 60s style office, you know, like paneling, things
like that. Uh so we're going to Richie plans to or the applicant rather plans to modernize it, right? So it's going to have some uh nice um glass fronts in the offices, all new finishes, new ceilings, um new paint. So, it's going to be a modernized office space compared to what
it is today. Great. Similar for the machine shop. And uh the garage is going to get um tidied up as well. So, uh I do have plans of the second floor uh which are being shown here. So the
second floor is existing office space and uh the applicant tends to use it as office space as necessary. It's as he mentioned it's extra. It's not critical to his operations but the space is there. Uh he's going to utilize it
the best he can. Uh I'm representing elevations here. So, um, try to zoom in on the front of the building here. So, uh, the front of the building has a, um, typical kind of
common brick, red brick facade. Uh, there's ribbon windows in the front. So, uh, the applicant is planning on doing general masonry restoration to the front. So, acid wash, repointing, clean up the front brick. Uh he's going to replace every window in the building,
including the front ribbon windows. So, uh not only will it be more aesthetically appealing, uh but also it'll be uh more energy efficient as well. Um the current building's not insulated, so we're going to be insulating the buildings uh to also
increase the energy efficiency. And then the rest of the building on the back and sides is is CMU and some paneling. So the paneling, the metal paneling will be replaced and the CMU which is block essentially uh is going to get
um uh scraped and and painted to be modernized. So we can see the side the brick ends at mostly what's currently the front shorter portion of the building now. And then the rest that you don't see any really material is all
black. I think um the one comment we got from the uh the fire department is they're requesting that the applicant add a fire alarm system and a sprinkler system. Um the applicant's ready, willing, and able to do both of those. Um of course,
we'll have to make sure that there's enough water in the street to provide a sprinkler system for the building, but as long as there is, then uh we'll do it. Great. And no problem complying with any other comments from the fire department or the collier letter from an
architectural standpoint? No. Great. No further questions, Mr. Chairman, board members. Questions from the board. Mr. Fernandez, the exterior stairs, has there been a load test on
those stairs recently? No. Do you plan on having one conducted? Um, no. Generally, they look in good shape. They're solid steel. They got, you know, four posts. I don't see any reason to uh nothing occurred to me that
they would be unsafe, but you know, I'm sure if something occurs to Richie, he's got to protect his employees. So, if it's not safe, he's going to take care of it. Aren't they supposed to be tested every 5 years? I'm not familiar with that requirement.
No, whatever requirements there are, certainly comply with them. Okay. Thank you. So this is more curiosity than than technical relative to the application. There's you're doing a lot of renovation to the building. Are any of the
mechanicals going to be upgraded or replaced? Yes. Fire alarm system, sprinkler system. Um HVAC. HVAC, right? Um it's going to have new roof with uh insulation, HVAC system. Uh you're going
to have new units. Yes. Throughout. Thank you. Any further questions? Questions from the public? Hearing none. Yes. Just briefly then our last witness, uh, John Tina, our professional planner.
Thank you, Mr. Benz. You always tell me briefly. Can Can you spell your last name for the record, please? T is in Thomas. A I K is in Kelly. I N is in Nicholas A. Sir, do you swear the testimony about to give is the truth, the whole truth, and nothing but the truth? I do. Okay. Hi. And I know you've
testified before this board, but briefly confirm you're testifying as a professional planner and provide the board with your credentials. Certainly. Hi, John Ta. I'm professional planner in the state of New Jersey. Have been since I completed my studies at Ruckers University in 1992. I've spent the last
32 years doing this, testifying before uh planning and zoning boards throughout the state and around the country on behalf of applicants just like Richie and I'm pleased to be here. Word stipulates. Thank you. Right. Uh Mr. Tina, thanks for uh being here this evening. You've heard the testimony well
familiar with the application. Uh any there's uh if you could briefly discuss any relief being sought in connection with this this project. Certainly. So, um I'm not going to repeat anything that uh anybody else said. Um we are see I'll
go right to to relief in question. Um we need some relief for really a lot of existing nonconformities. Uh we're a little bit unders sized at 4.8 acres where 5 acres is required in your redevelopment plan. Uh lot coverage of 80% is required. We're uh the existing
is 80.69. Uh we've testified that we're going to remove the 069 to actually eliminate that that relief. Uh the parking stall setback from Springfield Road is 30 feet where the existing and proposed setback is 18.2. Um this existing non-conformance is considered
uh conforming in your Liberty Avenue redevelopment plan. I guess that's the most important thing I can say. This is part of the Liberty Avenue redevelopment plan um that was adopted uh in response to the Bed Bath and Beyond um bankruptcy and vacation. Um, so this is kind of the
the edge piece, if you will. We're kind of the end of the redevelopment uh plan area. Um, so again, your redevelopment plan recognized if you're rehabbing an existing building, your existing nonconformities are permitted. Um, so our front setback at 70 ft. Likewise,
our existing setback is 65.7 is considered conforming in your redevelopment plan. Uh the new ones are the accessory use uh siding rear setbacks uh which are 12 feet uh where 30 ft is required. Uh so we have a C variance that is required for those and
using my cursor that that relates to the uh to the proposed um asphalt tank uh that is there and we are um and and the storage that exists along this side property line here. So the green area is the 12 ft in question. Um, and we uh, so
we're we're kind of lining up along that 12- foot existing curb line. Um, I'm considering this actually a C1 variance. It's a very strange site because we have 4.8 acres, but we can't use 4 acres of it uh for the outdoor storage, etc. The
flood plane really pushes us into this uh into this southerntherly corner of the corner of the site. Um, so that's why we're kind of hugging uh that existing condition there. And then you asked you asked why 14 feet? Um because that is the accessory uh structure
height limitation both in your ordinance as well as in the redevelopment plan. So that magic number of 14 ft kind of carries itself across the township. Um so that's kind of where it comes from. Um so uh I'd submit to you that two variances that we do need are related to
the uh unique condition on this site with our flood plane that is a C1 variance where by the recent of an except exceptional topographic condition or physical feature expect affecting this specific piece of property. Uh we have a bit of a hardship there. Um so we
will uh still have uh the rest of our requirements. So, we're going to need to put our positive criteria on. Uh the benefits as a whole, the existing bu building is being substantially rehabilitated. The site is being improved with additional uh landscaping and screening and the reuse springs
activity really begins uh really the activity in the in this redevelopment zone and and finally allows it to break free uh from the constraints of Bed Bath and Beyond and let this part of town uh start to get back to active use. It's interesting. You talked about the traffic at at 5:00 and everything. the
traffic left and and we kind of want it back. Um so that that's a little bit of that, you know, we don't want it back the way it was, but I think by and large we're not going to get it back with your proposed uses and your redevelopment plan. Uh we would expect that that we'll have uh more of that warehouse
distribution use that'll be more off peak etc. as set forth in your plan. uh in terms of our purposes the municipal land use law I'll submit to you there there are three uh G to provide sufficient space in appropriate locations for a variety of uses uh in accordance with their environmental
requirements um I to promote a desirable visual environment through creative de development techniques and good civic design arrangement and M to encourage the coordination of the various public and private procedures and and activities affecting land development with the view towards lessening the cost
of that development and to the more efficient use of the land. Again, I think that this 4.8 acre site uh is large enough for the proposed use. I think it's actually very well suited to the proposed use where um we have we have a need for the office space. We have a need for the manufacturing space
and we have a need for some outside storage uh that is going to be very well screened um with the uh with the arborite. I think the idea to kind of pick the ground up a little bit to level it out and and lift that screen a little bit even helps a little more. But again,
these are green giant green green giant arborit uh at literally staggered six feet on center. Uh exactly how you'd want to do an ice green. Um and I'm doing a little experiment in my yard. I have 12 green giant arborite that I planted at 4 feet 3 years ago and now
they're 10 feet. So they're growing 2 feet a year and I only fertilize them once uh once a year. So um my own little experiment is doing very very well on how green giant arborite grow. Um and then finally uh encouraged in coordination of the various public and
private procedures. Again the challenge with these sites is we have so many masters here. The the real constraint is the flood plane. So we have to make sure we comply with all of our flood regulations and rehabilitating this new building. We have all of our mechanical uh obligations particularly with fire
safety. So we have new uh we have new fire safety going in there in terms of our sprinkler system. We have new HVAC. we have additional um we have additional uh installation that's going in there. So again, all going towards um really
the overall improvement of this of this site. Uh in terms of your um your master plan goals that are supported by the redevelopment. Uh first of all is to support desirable non-residential development. Secondly is to encourage sustainability and resilience as part of redevelopment. So again with all these
environmental things we talked about uh the additional landscaping new V HVAC these are all the additional light the new windows all those things that go directly to the sustainability talked about in your redevelopment plan and to establish realistic market driven and financially feasible redevelopment plans
that encourage the rehabilitation of an existing property and again it's exactly what we're doing here we're really kickstarting uh the Liberty Avenue redevelopment plan here in terms of we always have a negative criteria to look at so um that we don't have substantial detriment to public good that really our
neighbors were talking about. Uh so the bu bless you the building is situated in a way that it's set back far enough from Springfield Road that we have a nice area to buffer. We're able to put additional green in the in the front yard as we talked about have our substantial screen have our limited
parking that'll be there uh for our employees that come to the site. And what's nice about these sites, especially when you have, you know, very few employees that come every day. They're going to pick their favorite spot to park their car, whether somebody wants to be shaded by the building or or whatever it is, and you know, those six or eight people are going to pick, you
know, exactly where it is. Maybe somebody doesn't want to walk as far, whatever. They'll pick their spots. They'll be close to the building, everybody know where it is. And then for the parking in the back, Mr. Lee, you talked about really we want to lead the lines because it's going to help um the employees kind of organize things. If it
were unlined and open, it's chaos. And you talked about chaos from from other cars, but here the lines are going to give them an ability to kind of, you know, put a piece of equipment, you know, roughly in each line spot, even with a spot in between so that there's area to work around them. But it
provides an opportunity to kind of organize that lot. Again, I think being screened the way that it is is going to be appropriate. We have the Subaru building to our south to our left and we have the Milstone Road building to the far side. So this this building you see at the edge. Um this is literally a 20
foot high blank wall that is our adjacent neighbor. So literally they're not looking at us. We can't look at them. They can't look at us. Um but that that 20 foot high blank wall runs the entire rear rear end of the property. So again this this rear area is is very well screened. I'm not worried about it
from a a negative criteria standpoint in terms of having any impacts on our surrounding neighbors. Um and uh as I said, the existing building is getting rehabilitated and improved and the lighting will be confined to the site. Bed Bath and Beyond must have done a lighting program before before they left
because these lights and the lights across the street on the the park big parking lot, the lights on their main headquarters next door, they're all the exact same lights, new LEDs. They must have done them literally right before they left. So, uh, we're fairly confident they'll be able to, as Miss Scunningham said, they'll be able to be
aimed and make sure we don't have any negative impact. And then finally, um, that we're not going to impair the intent purpose of the zone plan or the redevelopment plan in this instance. And again, we're supporting desirable non-residential development, encouraging sustainability and resilience, and we're
having uh, marketdriven, financially feasible plans that encourage the rehabilitation of these exist existing properties. In no way is this side your variance uh impairing that intent at all and I believe the board has the ability to grant the relief requested available for your questions.
Thank you. No further questions from Mr. Tain at this time. Any questions from the board? Questions from the public? Mr. Hail, would you like to sum? Thank you. Yeah. And we have no further witness. Yes. And uh this is a great adaptive reuse of of this building, this piece of
property. It's great to see Mr. G really further investing in the township union. His business has been at this uh in the township for many years. Uh I credit this board with working uh there's a struggle after Bed Bath left what to do
with these properties whether it be 650 700 or this 1200 site. And this board uh worked with the uh township committee to formulate the Liberty Avenue redevelopment plan. And here you have a
project that fits well into that plan. The use, the layout. Uh you have a an applicant that uh first offered to take an area, make uh a paved area into green space and complying now with the
impervious coverage requirements, putting a substantial landscape buffering in the front and and the idea and thank you Mr. Burketts. Uh with that idea and Mr. really came up with the idea of the retaining wall and and enhancing further the buffering up front. Uh so I think it's it's a a
win-win and the challenges of this site. I know uh Bed Bath struggled and this was before more recent D regulations what to do with this site because with the constraints of the flood. So here you are utilizing the existing building
uh and uh avoiding the severe flood area in the rear portion. So, it's to me it's a win-win and a benefit to the uh township of union and uh we would look forward to the board approving the application. So, thank you again for your time and and uh and work not only
on this application but on the redevelopment plan. Okay. Thank you, Mr. Hale. Can I get a motion to approve uh application 2025-05 RCG Realy LLC? Mr. Chairman, I'll make that motion and I'd like an opportunity to comment after before the vote. Okay. All right. Uh moved by Mr.
Mr. Cohan, is there a second? Second that vote. Seconded by Mrs. Kh. Um, Mr. Cohan. So, Mr. Gley, I just want to thank you for your investment in the community. Um, all of I believe virtually all of our
questions were answered and the representations you and your witnesses have made uh are going to help us to help you to comply with all of the requirements. And we need good neighbors like you. Thank you. Thank you. and thank you for continuing to invest in
our town. All right, so with that, roll call, please. Mr. Cohen, yes. Mr. Frame, yes. Mr. Miller, yes. Miss Perkins, yes. Mayor Bowser, yes. Committeewoman Terrell, yes. Miss Khan,
yes. Miss Kalin, yes. Chairman Le, yes. All right. Uh, I don't think we have any further correspondence or agenda items. So, can I get a motion to adjurnn, please? Oh, yes. Just want to thank you all and enjoy the holiday weekend. Meeting the Thursday before
Memorial Day. All right. Wonderful. Yes. Thank you very much, Mr. H. Can I get a motion to adjurnn? Motion to adjurnn. Moved by Miss Khaled. Uh, is there a second? Seconded by Mr. Miller. All those in favor say I. I. Meeting adjourned.