There's a lot of people here. Probably from the probably from the letters that went out. I don't think they're all here for all these applications. >> Yeah, I think that's what they're here for. [clears throat] Oh, catch my breath.
>> [sighs] >> Cheers low. They're waiting. They're waiting for you. Not me. I'm glad. Yeah. Okay. on the team. What did I do? I sent the
iron. I was like, they didn't bother to tell me. Okay, we're having some technical difficulty. early last night. As long as it's not me, it's not me. Good evening everyone. Thank you for thank you very much for your patience.
We will get started soon. We just have difficulty with the live stream technology, not broadcasting. So, we do have someone coming in right now to hopefully fix it. We get this live stream on television and we'll proceed. So, thank you for your patience. >> Oh, we're not ready yet.
>> Oh, that's when he thought he could go home. >> Yeah. And you're the only one I know. >> What? >> Oh, okay. >> Did I give you the wrong thing?
I was afraid to look at that and go, "What did I do? I t I copied the wrong thing because I ran down so fast." Okay, >> I'm ready when you are. >> You got it, Chief. >> We're live. >> Okay. >> Okay.
Good evening everyone. I call this meeting of the township of union planning board to order on November 17th. Uh sunshine notice pursuant to the 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 star 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 here. Mr. Cohan
>> here. >> Mrs. Espinosa, >> Mr. Frame >> here, >> Mr. Miller >> here, >> Miss Perkins >> here, >> Mayor Bowser >> here, >> committeewoman Terrell >> here, >> Miss Khan >> here, >> Miss Khaled,
Chairman Le >> here. Uh, next item on our agenda. Um, can we swear in the engineer, please? Do you swear affirm to tell the truth, the whole truth will help you, God? >> I do. >> Okay. Next item on our agenda is the
minutes of the October 23rd meeting. Can I get a motion to approve? >> So moved. >> Moved by Mr. Cohan. Seconded. >> Second. >> Seconded by Mr. Miller. Roll call, please. [clears throat] >> Mr. Alexander. >> Yes. >> Mr. Cohan. >> Yes. >> Mr. Frame?
>> Yes. >> Mr. Miller? >> Yes. >> Miss Perkins? >> Yes. Mayor Bowser, >> yes. >> Committeewoman Terrell, >> yes. >> Miss Khan, >> yes. >> Chairman Lelay, >> yes. Next item up is a presentation from
Kristen Russell on the area in need of redevelopment study. >> And can we swear in Miss Russell, please? >> Yes, Miss Russell, raise your right hand, please. Do you swear affirm to tell the truth, the whole truth, and nothing but the truth? So help you God. >> I do.
>> Good evening everybody. Kristen Russell with Kier's Engineering and Design. I'm here tonight first to present um the block 2918 North area in need of redevelopment study. Um, at this point I think you're all relatively familiar with the redevelopment process, um, of
which this is the first step where we identify an area and run through a process to see if that area qualifies by the state law for redevelopment. Tonight, we're looking at seven blocks
on block 2918. Um, there are lots 3.01, 01 58 9 10 11 and 12. Combined, they are 1.15 acres and it's generally located at the southwest corner of Styverson Avenue and Roosevelt Avenue. Um there's also a
piece that is farther back on Roosevelt Avenue and this is across um Roosevelt Avenue from an existing redevelopment um project on Styson. The existing zoning at the site today is a combination of DC, that's downtown
core, and those are the lots that front on Styson Avenue and downtown transition. Um, if you're looking at the map, the downtown transition is the lighter pink, and those are the lots um fronting Roosevelt. Both zones allow for
the same uses um which includes retail sales and services, restaurants, offices and residential above the ground floor. The difference between the two zones today is that the DC zone which is the zone fronting styon has a minimum lot
area of 10,000 square feet whereas the downtown transition is 12,500. And another difference is that the building height maximum in the downtown core is 52 feet and four stories and the downtown transition is 40 ft and three
stories. So that's what the zoning is today. Just a few pictures of the history of the area because there actually wasn't a whole lot over the years that has changed. Um in 1954 um you can see that there's already development on these sites at the far
left um where there's a parking lot today. it was tree cover, but that's really the only um change over all that time. Uh once we get into present day, you can see between 2012 and 2025,
um the lot adjacent along Styverson, which is to the right, has been developed, but again, very minimal change um on on the sites and even in the area more broadly. So the local redevelopment and housing
law is the law that tells us what we can and can't do with redevelopment and it sets forth criteria that need to be met in order to qualify. Um there are you can see here is criteria A through E. Then the next page has all the way through H. Um I've
marked in bold the criteria that we'll be talking about tonight because any property does not need to qualify for all of them. it only needs to qualify for some. And there's also an exception to that, which I'll get to. Um, criterion B is the discontinuence of use
of a building or buildings previously used for commercial, retail, shopping, um, office, manufacturing, industrial, and the abandonment of such building or buildings or significant vacancies for at least two consecutive years.
um or the same being allowed to go into a state of disrepair. Um criterion C is land that is owned by the municipality, county or local housing authority, redevelopment agency. Um or unimproved
vacant land that has remained vacant for 10 years. um and that by reason of its location, remoteness so on is not likely to be developed through the instrumentality of private capital. Criterion D is areas with
buildings or improvements which by reason of dilapidation, obsolescence, overcrowding, quality arrangement um are detrimental to the safety, health and morals and welfare of the community. And then skipping forward, there's this
additional criterion which is called section three and that allows us to include land buildings or improvements which by themselves are not detrimental to the health, safety or welfare but inclusion of which is necessary for the
larger project. So I'm going to go through each of the seven lots very briefly. Um, I can take certainly as always questions at the end if you have more specific questions about any particular parcel, but I'll go
through each of them now. Lot 3.01 is actually a very skinny parcel. It was supposed to be a ride ofway at one point, which never happened. Um, in the photograph that you're looking at, it's really that asphalt surface, nothing
else. Um, it's township owned and this would qualify under criterion C. The site is limited by its undersized area, its long narrow geometry. Next door to that is lot five. It's a two-story, two family residence in good
condition, but it appears to be vacant. This one um would be looked at under section three because it itself does not appear to exhibit conditions that would meet the redevelopment criteria. But in order to devel to develop that long
narrow parcel next to it, it would need to be included in order to do that. Um lot eight is on Roosevelt Avenue. It's actually behind the um former Chia restaurant.
It's a recently demolished. It had been a residence in poor condition. Um there's a little sticking point with the local redevelopment and housing law, which is to say had this been done at the time that a dilapidated house was there, it
would have very easily qualified. Um but because it was torn down before this study was conducted, it no longer qualifies. Um, so section three, again, as I will get to the other parcels, you'll see why
this is important for the overall development. Um, it's one of those situations where timing was not in our favor. Lot nine is the former Chia restaurant, vacant restaurant with corner frontage. It's a one-story building. It has front
and rear parking lots that don't meet current design standards and it exceeds the permitted lot coverage. This qualifies under criterion D which is a faulty arrangement or design excess land coverage. Um a one-story building in the downtown core is not conducive to a
vibrant active downtown. The parking areas do not meet design or safety standards. 100% lot coverage exceeds the 90% permitted. And these factors make this site detrimental to the safety and welfare of the community.
Lot 10 is right next door to there. It's a one-story office building currently vacant. Exceeds the permitted lot coverage similar to the lot next door. The rear parking does not meet the current design standards. Unsafe circulation and it actually has shared circulation
configuration with lot 11 next door. Um, this would qualify under criterion D for faulty arrangement and design. It's a one-story building in the downtown core, which is not conducive to a vibrant active downtown. The parking area does not meet design or safety standards, and
it has excess lot coverage um of 100% where 90 is permitted. And again, combined, these factors make the site detrimental to the safety and welfare. >> What happened? >> Wi-Fi. Lot 10, I'm sorry, lot 11 is a three-story office building. It's been
vacant for several years and exceeds the permitted lot coverage. The rear parking does not meet the current design standards. Unsafe circulation and >> it also shares a circulation configuration with that lot next door which I just described. >> Okay, thank you. This qualifies under
criterion B which that has been vacant for more than two years as well as criterion D which is a faulty arrangement or design excessive lot coverage parking area which does not meet designer safety standards um and
100% lot coverage where 90 is permitted. The final lot that we're studying tonight is lot 12 and this is the municipal parking lot. The municipal parking lot seems to be in decent condition and is being used um but it is
qualified under section three um so that it can be included in the larger study area. Again, this is municipally owned and they asked that this be part of um part of our study. Um that's the the summary of what we're
looking at tonight. Again, it's seven lots combined. two of them are a little bit separated from the rest, but there's no state regulation prohibiting that. Um, and it is anticipated that if this were to be um adopted by the governing body that the next step
in the process would be to create a redevelopment plan. But as far as this evening is concerned, um it's just about making a referral to the governing body if you agree with the conclusions of this study or if you have any other recommendations to that body.
>> Thank you. Uh questions from the board, Mr. Cohan. >> So because this is [snorts] a study of an area need of redevelopment, why wouldn't lots six and seven be included as well? Well, they could have been, but um you can always include anything, but it's
always best. Well, I shouldn't say best. Union would prefer that property owners themselves be on board and there was no coordination with those property owners in this case. So, I was not asked to study it. I only studied the lots that I was assigned.
>> Got it. Thank you. >> Other questions from board members? >> [clears throat] >> I had a quick question on the lots that you cited criterion D um with regards to parking area not meeting design and safety standards factors that would
basically compromise the safety and welfare. Can you site specific examples of design design deficiencies that that would prompt that criterion to be met? >> Yes. For example, um the current zoning
code I'm Almost Positive has a parking stall size of 10 by 20 and a parking aisle width of 24 feet. Um you need to be able to turn around on your site. Um you know, if you're going to park and then you want to pull out of the
property, for example, um the two sites, lots 10 and 11 that I raised this evening, um really need to back up onto each other's property in order to make that turn. um getting in and out.
>> Okay. >> And what's going to happen with the lot that was um where the house was torn down in advance of this study? >> What do you mean? What's going to happen? >> Three. Was it lot number three? House that was in bad condition. >> Lot eight. >> Eight.
>> What's your question? >> Um does this will this be included? Then >> it will be included. So the parcels, it is our recommend is my recommendation that the parcels that are qualified as section three may still be included with
the um acknowledgement that for the greater good of the whole area in order to enable a comprehensive redevelopment that they be included. Should should this board agree? >> Understand. Thank you. >> Any other questions from the board?
Um before I ask a question from the public, if you can just indulge probably some of our newer members of the board and as well as just the public, can you just provide an overview of this this entire process >> from area need of development to the
redevelopment plan to a possible site plan and how this is not necessarily a guarantee that the land would be actually built or redeveloped. Okay. >> Okay. So the redevelopment process for anybody who's not familiar with it is
in short three steps. Um technically it's a little more than that but for the purposes of this description it's three steps and this is the first step tonight. um the area in need study which means that we have looked as I presented to everybody [clears throat]
this evening, we have looked at a identified series um collection of lots and um applied these criteria to them. Um over the course of a study such as this,
it may be found that some lots do or do not qualify. And with that information that we find, this planning board will make a recommendation to the governing body as to how they feel about the study. And
the governing body will adopt a resolution either declaring the parcels an area in need of redevelopment, declaring some of the parcels as in need of redevelopment, or saying no, we don't
agree with that. That's step one. Step two is writing a redevelopment plan. And a redevelopment plan is the zoning. It would be new zoning for the site um written with much more detail
generally than the zoning that you would find in your zoning code. So we can get um the law allows us to get a bit more specific in terms of the look of things, the design, the um architecture um as
well as things like height and um use and setbacks and parking. All of that goes into a redevelopment plan. And again that document needs to be recommended by the planning board and
ultimately adopted by the governing body. So just because if tonight is recommended and adopted, there's still the second step which would also have to be recommended and adopted. And at that
stage um the planning board and the governing body would also have the opportunity to say no. The third step in the process which is the same as for any development pretty much um which is to say that a
developer who wishes to build on the site would need to submit an application for site plan um to the township and then the planning board would have their third chance to review the proposal and
say yes or no. Of course, if it complied fully with the redevelopment plan, um they would have little opportunity to say no. But if it deviated from that site plan, the planning board would again be able to say no, that's not what
we want. Those are the three steps. What I should point out and neglected to say at the beginning is that um step one in no way covers the use or the
it it doesn't touch on zoning what what um size of buildings will be there and what uses will be there. That's not part of what we're talking about tonight. Um that is part of what happens in step two. So should this go forward that would be an eventual
you know another conversation. >> Thank you. Any further questions from the board? Questions from the public. Uh if you can come to the mic please. Uh you would need to come to uh to the
microphone. Uh just identify yourself and just make sure you speak into the mic. Yeah. >> Going to spell her name. >> Good evening. >> Uh, I'm a resident of 989 Roosevelt Avenue, which is right across I guess
it'll be I can't hear her from >> Oh, can can you state the name for the record just because >> Thank you. >> Lot nine which used to be trophies. So, I'm a little confused about how it doesn't benefit the safety and welfare
of the community when that restaurant has been in the community I think >> 40 years. >> It doesn't speak to the Yes. It doesn't speak to the restaurant at all. >> I know. But as it as far as it being not fit or not benefit the welfare or safety
of the community, that's why it needs redevelopment. >> Correct. So to have >> it's been there for many years. >> Yes. that >> which benefit the community because many people >> a business a former business had been there. There is currently no business there. Yes.
>> Um so a active vibrant rejuvenated downtown um needs more activity than a one-story building in order to um see the street life that is desired. also needs to protect the safety of
pedestrians and other drivers, which the current arrangement of that parking lot, and I can speak to this firsthand because I've tried to park there, um, just does not do. So, in a more ideal development, you would see most likely
some perhaps a restaurant on the ground floor and perhaps something above it. um that could really activate the neighborhood on a more full a full day and perhaps into the evening type of um you know scale.
>> Okay. So you mean adding to a maybe something in a way of a same business but develop more? Well, I can't speak to um what would be allowed there, but I would anticipate that restaurants would
probably still be permitted if that's what you're asking. >> Okay. And who is the planning board? >> These people. >> And you are? >> I am a consultant that um works for the township. >> Okay. Um, and I want to add that as far as,
you know, adding other redevelopment of the Well, I want to say first that the the the house next to Trophies I guess is I don't know what lot it was. It was not dilapitated people. I mean, I I saw the
whole thing. I saw trophy coming down. I saw the house next to it that were full of renters came down. So it wasn't developed dilapitated in in any way. So there was like a lot of there were renters living happily there until it
was demolished. And then as far as going down the Roosevelt more, it's right next to a school. So I think commercial buildings coming up on Roosevelt period, it's going to interfere with talking about safety and welfare of the
community. There are little children everywhere running around >> that is and there's already parking problems now. There will be problem, there'll be congestion, there will be uh detriment actually to the welfare of
the children. And I also want to say that we wish we had known about this earlier. I I feel like everything came down and then now we're told. Uh, it would have been nice to have a previous
notification of redevelopment. We've heard rumors. I even had like, you know, I had realtors coming to my door every single day to tell me that a developer is coming and before I hear from the town. So, that's a little disheartening.
I wish I had heard something from the town. And I believe that if I may speak with, you know, people of Union is that we're generally not um very happy with these big buildings coming up. And I think that's that's
something that we need to be mindful for. I particularly don't, you know, wouldn't object to um another Trophy's another restaurant there. I think Trophy was doing very good business and it's really good for
downtown. But as far as another big um I think what people are a wary of is another huge uh apartment complex on such a small street next to a school. It just will not will not do and
will be fiercely opposed of Thank you. >> Thank you. >> Thank you. >> Uh any any other further questions? Uh yeah. Uh
good good. How are you? Thank you for coming tonight. I just want to give a reminder. Um this is a question period. There is an ability to make comments. So you have the ability to come back to make comments. But please uh as the game show
Jeopardy phrase an inform of question. >> Absolutely. Thank you. My name is uh Brian Scarpolini, 980 Roosevelt. Uh just had a quick question for you guys. Um so the first one is as uh the previous lady mentioned, we do have a school on this street and as of right now the traffic is horrendous besides the fact that you
know while people are picking up their kids, it's uh very dangerous because of how people are parking to wait for their kids as it is right now. So is there a game plan that you guys are putting in place you know for that redevelopment that will help you know that situation versus add on to it?
So I do not yet know what will be redeveloped on that site. I the the uses are not known. I do not know what they are. Um so I would say that any
when a use is decided um certainly the traffic and the parking is part of the decision-making process and part of what's decided to go there. >> Okay, understood. And then uh >> if if if I can interject and just refer
uh Mr. Dave, can you speak of the centerwide traffic flow and traffic uh parking and flow and circulation study that the town is conducting? >> Sure. >> Uh you know, I just told the board about this this this evening. Uh the the
administration has authorized a traffic study for the entire downtown, a comprehensive traffic study and parking study uh that will incorporate circulation as well because of all the different types of development that have happened over the last few years. Um
there are concerns from different neighborhoods. So they've they're undertaking a comprehensive study and um clearly it's been stated that any any development like this is being initiated now where we're talking about a an area
need of redevelopment would would happen after this comprehensive study's been completed as well as the recommendations hopefully have been implemented or they'll be implemented as part of the redevelopment plan for any any site. So,
and tonight we're talking about the Chaffi site, but there's other sites that they've they've been, you know, they've been looking at, and I think they're taking seriously the next few steps that the township undertakes any kind of redevelopment, which is really the lifeblood of the community, making sure that it stays vibrant. Um, but
parking and circulation is something that's they're taking very seriously. So, they're spending money and undertaking a separate study. Uh so this project if it moves forward beyond this area need >> will definitely have coupled with it a a
study of this neighborhood as long as as well as others and recommendations for how to take care of the traffic from the school integrated into any traffic that may be generated from this site. And then a lot of times the developers responsible for some of that fix. Sometimes the town initiates something
whether it be traffic patterns that they they um you know change traffic patterns, widen streets, put in traffic lights, put in traffic calming devices. So there's many many different uh tactics to employ. But they they're
undertaking this right now so that by the time this comes forward or any other development that's not currently in front of us comes forward that they'll have that uh to fall back on that's relevant to the to the current day situation. Uh they had done something
many years ago but it's it's become a little antiquated and some things have changed. So they're really they want to do that. So this particular development will fall under that. >> Gotcha. So, we're guaranteed that at least this traffic report will happen prior to any type of
>> planning and and I'm sure that that traffic report will be talked about in public and and the public will be notified about it separately. >> Um, so and you'll have an opportunity to look at that, but it's going to be used as a tool so that each one of these developments that come forward, we look
at that study and say, "Well, you're in a high problem traffic area, problem parking area. What are you going to do to to help take care of that? If you're adding more traffic, how are you going to remediate the current situation and make it better?
>> Yeah. So, but to answer my question, that'll be done before like you're saying that that report will be used prior to planning being approved for this correct >> this specific project, >> right? So, as Kristen indicated, this is just designating an area need
before we get to the planning side. >> Correct. Getting approved. that study that study will be completed >> guaranteed >> for that planning. >> That's correct. >> Okay, cool. >> That's I appreciate the answer. >> All right. And then um just see here. So, okay. I mean, if that's the case,
that answers kind of a couple of my questions. Um >> and then I guess who owns the project? Because, you know, coming to her uh previous comment like it was a loved restaurant in this area. So, like who's replacing like who's the ownership? Is
that >> I don't remember the Well, some of the properties are township owned. >> Um. >> Right. Right. But develop >> I don't recall the name of the LLC that owns the other properties. Um >> I don't recall the name.
>> Okay. So, we're we're doing a study on a property without knowing who the >> No, we know who they are. I don't remember the name. It's like, >> you know, somebody LLC. It's not like a person that I know. Um, is it in here? >> Sorry, did I?
>> Oh, sorry. I thought that was first. Okay. So, as of right now, you don't remember what the LLC is. So, we're just kind of voting on something, but we don't know who the developers are. As of right now, the townate, >> your mic is not on. >> Anything to clarify? [clears throat] It's it's very confusing because the
words say development whether you say redevelopment or in need of redevelopment >> the people here a development will occur I believe >> so that what has to what Kristen has been making clear and that's why the steps were offered is that this this designation tonight simply says this
cannot stay as it is. It need it is in fact in need of redevelopment for the reasons that she stated. There's criteria and you didn't make them up and I don't think that anyone in the room would disagree with the fact that we can't leave it and will not leave it as it is. Do is there a plan that has been
put forward to put something there? Not at this time. >> No plans have been submitted at this time. >> No, I mean we can't have a plan be submitted unless the area has been designated. I would just also add is
that just because an area is designated in need of redevelopment, if a redevelopment plan never arises, then nothing happens. >> If a redevelopment plan never gets approved or never sees the light of day, nothing gets touched and it could get untouched for years and years and years.
Hypothetically. Hypothetically. Now, um I just want to answer your question on the owner of the property. I do have the I brought up the report. Okay. Seven Seven Union LLC >> and from my understanding they are the longtime owners of the Chaffy property and acquire the other
properties. Okay. >> Except for the two that are township owned. >> Yes. The two. Yeah. Okay. >> Gotcha. Okay. Yeah. I just want to make clear. Okay. So, previous owners of Chaffies are the ones developing the current area. >> Yeah. Yeah. >> Or planning to. Yes. Correct. Under the
>> main, >> right? Yeah. Idea possibly. Yeah. Gotcha. Okay. Um and okay, I think yeah, I mean I guess we're just concerned with, you know, mostly lot six and seven. Make sure that it's not kind of being disrupted, but you know,
understanding how like what's the kind of game plan with that area cuz I mean that is more of a, you know, kind of familyowned, you know, single home area. So like how far are we developing past that? like what you know what's kind of the game plan. Is that whole circle
going to be redeveloped? Is that kind of like an eye that you guys are going for? >> When you mean the the circle, do you mean >> so like you see where the little Y is, right? So we have a little circle in the middle that people drive around that's kind of that airole area. >> Um so that's kind of where I was just
curious at like what's like how far down are we going? Are we just going into all the neighborhoods and kind of replacing them in that area or is this like still a single family home area that we can enjoy? just because like we have so many. >> I would be surprised if Union would want
to encroach on a single family residential neighborhood. >> I will point out that the houses along Roosevelt, meaning the one that was torn down, the one that still looks pretty nice, and the school, those are all
zoned for commercial. So although it feels like a residential district now, even if this weren't to happen, commercial uses could be built there. >> Oh. >> Um, how like not recent like it's always been that way. I thought it was a residential zone. No,
>> it's not and I >> I would have to look back to the to >> I was just curious. >> No, I mean it's not it's not super recent. I there I could go through a paper trail and find out when that changed, but it's not within the past few years. Gotcha.
>> Um, but when you're looking off to like where you talk about the circle and then off to the left is residential. Um, I mean I guess I don't know what's in the minds of other people, but I would be very surprised if they were to tread on
a residential um zoned area. >> Got it. Yeah. No, just like you know to make comments, but I completely appreciate it. I'm going to step back. But yeah, you know, we're just concerned, you know, that's all because we are seeing a lot of development happening with, you know, all the centurions and such. So, >> fair points. >> But okay, that's all I got. Thank you so
much. >> Thank you. >> Yes. Good evening. >> Doug Clark. I'm a property owner at 901 the condo unit. Um, I first have a question here. Lot six and seven. Where
is lot six and seven? Is that are there is that commercial or is that residential homes or >> they're lots six and seven are if you can see it on the screen now it's the two lots between the two areas that are encircled in yellow and they're not
part of the study. >> So it's right they're on Roosevelt Avenue then. >> Yep. >> All right. >> They're residential uses but they are commercially zoned. >> Okay. >> Yeah. >> All right. My concern is the municipal
parking lot at the end of the condo unit. Um pulling out of there onto that u avenue is a little risky if you're going out the other end. That that parking lot should remain there for the fact of trying to pull out. I know I was
I've always gone that way to uh you know make a left e left or right turn. It's just easier. It's safer that way. But pulling out the other end it's just not feasible. It's just too much of a safety risk. So that should be cons talked about or concerned about with that. Um
that's uh oh the other thing is too we have the you mentioned about the parking for the school district. I mean a lot of times the people do park we have the property at 901 and it's private property but yet people come in and park there to pick up their kids you know which is neither here nor there but it's
just a a thing to consider about that too. Um, that's about all I got to say. >> Thank you. >> Thank you. Any further questions from the public? >> Okay. Comments from the board.
>> And now we're going to go back. Comments to the public. I do. So just in in response to some of the questions that have come from the public, uh to reiterate, whatever action this board may take tonight is just to designate the area in
need of a study. But I can tell you that any future actions by this board are going to be governed by the same things that we've been concerned about by recent applications. And that is traffic is an issue. We we are all concerned about traffic. That's why the traffic study has been requested and we're
anxiously going to await the findings of that study. Uh I can also share as a member of the board of education, I'm certainly not going to be willing to approve any any application that's going to further exacerbate issues with traffic around Connecticut Farm School.
Uh I will say that our board, the board of education has discussed some preliminary plans for future uh changes that might better control parent traffic on drop off and pickup,
but that will require some capital improvements on our part. We don't yet have the financing for that. So we're still looking at that. We're aware that those are issues and we want to try to improve those conditions around schools throughout town. That's not a relevant issue for this board, but it's information for the members of the
public who are qu curious about it. >> Thank you, Mr. Cohan. This is Perkins. Do you No, no, we'll we'll do uh comments from the public. You can come up. You could come back up. Yes, you Yeah. The the reason why is
that um minutes of this are are taken and so we need it part of our part of the record. It is a public record. So, >> comment. >> So, this is Anita Sha again, 99 Roosevelt Avenue. Just wanted to know if we're going to get notices for each step
of the study as we did this time. >> Yes, >> because we heard that there three steps >> and then there's a traffic >> study. Are we going to be notified? >> You will not un It kind of depends. At a
minimum, the board and the governing bodies agendas are published in the paper and so I would keep my eye on those if I were you. Um the redevelopment plan does not have a
notice um mailed to individuals. the if it gets to that stage. If it gets to stage three, the site plan, um again, it depends. It would certainly be on any agenda that is published in the
paper or um posted at city hall. Um, if there was a variance, which means if they didn't meet all of the requirements that are in the new zoning that is written, then you would get something in the mail. But if they don't, then you
wouldn't. So, it's hard to say this early on. >> And when you say the paper, which paper are you speaking? >> Um, Vince, what paper is this published in? >> What paper? >> Star Ledger and a local source. All
right. Thank you. You're welcome. >> You know, if if I could if I could add a comment. Oh, yeah. Yeah. I'm I'm just going to add a comment and and ple please feel free to come up. Um certainly I think whenever there is an idea to redevelop a property and propose
a certain use and how it looks and what the use will be and the parking and everything like that. Obviously, proactive engagement with the neighborhood and the community, I think, are keys for for success in fostering that collaborative relationship to
ensure that concerns are being met ahead of time rather than trying to push forward with a plan and then we're hitting all all these issues because there wasn't a proactive approach. So I I would always encourage when a redevelopment plan and as well as a site
plan that that the public does get engaged uh and reached out to you find. >> I just want to put that on the record but sir go ahead. >> Hey I just want to say too uh it's a little ironic that these buildings have gone up and now the next buildings are
being torn well seem to be being torn down. Is or was there a proposal from the builder for these properties? Because it seemed it seemed why why did trophies move? Why did they move? Were they asked to move?
>> Huh? >> Oh, they want Okay. They were the one. Okay. >> All right. >> Yeah. All right. Thanks. >> Thank >> Hi there. Uh 980 Roosevelt again. I just want to say make a comment that I've was
born and raised in this town. I love this town. I think this is the most convenient well-located town in New Jersey. And I think all of you, especially our street, 980 Roosevelt, I I work in a city getting on and off the bus. I can't explain to you. I've lived
in Milbour, Springfield, and I came back to Union because this is my hometown. And it's really upsetting because Chaffi, who's was next to us for many, many years, who was part of my family. We got pizzas from there every single week >> was quite aggressive in trying to take
our property and the property next door to us. So finding out this at this stage that we're we're at how we found out the whole the whole street sorry I'm getting a little nervous >> the whole street feels that we've been
slided or if there's inferior um you know there's alternative motives behind that we're not seeing that you guys know and we don't know because we've known about this redevelopment for maybe two or three years now because he has been aggressively aggressively
trying to buy our property. So, we came here today because one, we were quite concerned because we were heard rumors that he was going to try to edit domain our property. So, I just want to make it clear, well, not make it clear, I just want confirmation that there's nowhere in this plan that
my property and my neighbors properties are being considered for this redevelopment. I know that there is a a comment that this property has always been a commercial use, but this has been my family home for 25 years. >> Is your property the one of the two in between? >> Yeah. >> Okay.
>> Yep. So, um all of the concerns about the school. I went to Connecticut Farms. I went to Kami. I went to Van High. I went to Keen. This is my town. >> Yeah. And I could Mr. Chairman. >> Yes. >> Please. Please. Ed and um the intentions of the of the
study when they do the study, it's either a condemnation or a non-condemnation study. This is non- conddemnation. Okay? But you're not even included in it, right? So So even if you weren't, it was non condemnation, that means they'd have to negotiate with you. There's no way we can condemn it or we'd
have to redo the study. So there's no no indication here that there would be any type of a condemnation. Um I think that that's one of the reasons why you were excluded. It was it was indicated that that you were not interested in being part of a redevelopment. >> What I mean by excluded is half of us on the street didn't get the notice about
this meeting today. Only one neighbor did. The neighbor then communicated with the whole >> if I if I could just speak to that a little bit. Um >> there's legal requirements for notice which we make sure we follow. This board is not responsible for anything. I just I just want to if we're here for
the open, I just want to say that that process needs to be a little bit more open and seemed so now we're in phase one for phase two. >> Um my neighbor asked how do we know what's going on and and the answer was look in the newspaper. We're in 2025. That should have not been the answer for
a town as progressive as cool as in like that's not that's not an okay answer. and maybe this board could help with putting things in place that would you know a quick link that you know steps one steps two here that is due date and stuff like that.
>> So I just want to let everyone know that this board protects you okay very much protects you. So when the proposal is made I sit in the back room before this meeting and they say I don't like this and and they really they they pour over these plans to make sure because they're
residents as well. their volunteers and their residents who live in these neighborhoods and don't want to have any kind of an impact, a negative impact to their community as you feel the same way. Um, so they very much protect you. As far as notice goes, uh, we only can
do what's legal, but at the same time, I think it's important that you make sure that, um, you keep an eye out for what's going on. I mean, we're not going to hide anything from you. I know this governing body and a few members here are want to be very transparent. This is
a process. It's got to work for the neighborhood. It's got to work for the town. It's got to work for any future developer. Um you know, so if it that all those three things don't work, it's not going to happen. So it's it it tends to be very collaborative and sometimes even as collaborative as it is, there
have been situations where there have been starts and fits on some of these projects because things change. Um, but I would say that the governing body that you have in in place right now, at least what I've heard is that they want to keep the public involved in these processes. So, if you don't hear about
it, call up the engineering department, call up the clerk's office and say what's going on with this project. Um, if there's anything going on, we'll tell you. Okay. >> So, those are my concerns. I just want to be updated in the know. Um because I
love this town and I do think that that area does need some sprucing up, but maybe not putting 75 one-bedroom apartments there cuz I don't know where you're going to fit 75 cars plus their spouse, plus the friend coming over, plus the drop off. And I've lived in the
apartments next door, too. So, like I kind of have both hands. >> Want to go check my cards? >> Nice. Be do something nice, but don't let's not go. No, but please let's approve something. That's >> So yeah, sorry guys. Bram. >> Yeah. And
>> and what I what I would also say is that if if this proceeds to step two with with the redevelopment plan, I'll reiterate again that should be a collaborative process where the community and the neighborhood should be reached out to uh to have those concerns
addressed because if it comes back to this board and it's not addressed, we're just going to simply toss it back to them. >> Yes, sir. Go ahead. >> Hi, good evening everyone. My name is Phil Levy. I'm uh resident at 971 Roosevelt Avenue across the street from
um uh the projected uh project. Um the elephant in the room is that there is going to be a development. There's going to be most likely a mixuse of residential with commercial as we saw on
the other side of Styverent from the other side of Roosevelt. Um, everybody knows it. We're here for that. There's two problems with this project. Problem number one is what we have right now, the municipal parking lot.
Everybody knows and agree here that there is a problem with parking in the in the town. Why taking this into a redevelopment lot? Second, the lot that is adjacent to the street to the school.
We already know that on Roosevelt Avenue, that little tiny street, we have a huge problem of parking. Now we taking an extra lot that is adjacent to the school and putting it into the redevelopment study.
Okay. Um it just these two lots got to be excluded if they want to be doing any development towards the sty street as they did in Centurion. That's a beautiful thing. We're not opposing that. But I think going into a
residential street that it's already very narrow and congested with the school in the morning, with the school in the afternoon and so forth and adding up another problem to the problem is going to be horrible for town. So you
take in one parking lot of the municipality and you take in a house that it's a two family house, beautiful house right next to that asphalt driveway that belongs to the town and want to knock it down too. As they knock down the other house which was livable
and not in a lapidated condition, there were tenants living there. They rushed to to buy it and knock it down. Okay. [clears throat] So the claim now that they should have left it like that cuz it wasn't livable
is kind of away from the truth. So they did that. Fine. They want to develop towards styent. I think it's acceptable for the town. The town wants to see new people coming in and having a vibe. But going into this leader street
taking a municipality uh parking lot that it's existing and helping people on stent as of speaking and adding up another problem to Roosevelt which is existing problem already and becoming worse. I think that's should be excluded
from the redevelopment study. This two lot should be excluded. Everything else that's facing Styverent, it's more than welcome for development. That's my opinion and I hope the board will listen to that and we'll call this
off because right now you're giving her the authority to do the study for the redevelopment. We don't want no redevelopment over there. There's no need for study. Thank you. >> THANK YOU. [applause]
Any other comments from the public? >> Yeah. >> Y >> So the I'm a I'm a neighbor as well that like on lot six. So >> Oh, sorry. My name is Vicilio Hikas and I'm uh one of the owners for lot six.
and the the way that the plan is laid out. Uh well, one kind of not not being very specific that you wanted to build um multif family homes there. I know that USW established that it's not
identified, but like in the same way that my neighbors have been approached with um the former owners of GIF, they're very aggressive in terms of their approach. They're very clear that they wanted to go and make um like uh I don't know if it's luxury apartments or
like some a mass of uh additional homes in that section. And the fact that they're looking at in need of a redevelopment study for two different lots that separate lot six and seven there. It it almost feels like down the line they're trying to get this approval now and then eventually once they get au
like the development approved they're going to go and try to approach on those two other properties. I can't see what something can be developed over next to the school there and like without having the other two lot the other two properties with the rest of the the lots
that are separated there. So I do I if since six and seven lot six and seven are commercially zoned would there be a way for them to possibly come back after development if development is approved for them to come and try to do some sort
of imminent domain or like get um like try to have an approval of sorts through the township of union to kind of force that. That's my main concern. I'm trying to kind of >> can I uh >> so so the developer has no ability to do eminent domain. All right. So that it
would have to be the township that would do it. They would have to redo a study specifically for condemnation. Um I'm not sure that the this community's ever done that before. >> Um I know that even in the downtown it
was resisted. They didn't want to do that. Even in areas that would make a lot of sense to do a condemnation, they let the developer go out and either get the property or not get the property. You know, market forces took, you know, this determined whether or not they were
going to be there were sellers or not. Um, so I can't speak for what future governing bodies may do. All right? But I would tell you I'd pay attention to it, but that would be something where you'd be notified. You'd have a chance to object to it. um typically they end
up in lawsuits that nobody wants. But you know, I don't want to editorialize. What I would tell you is that um the more area that you put into a study, typically the more options that you have. Not every study winds up yielding
something that makes sense. And if you don't have all three parties that agree, like I mentioned before, if the developer can't make money and the and the town, you know, doesn't doesn't find benefits to it and the neighbors don't find benefit to it, it usually doesn't
happen. You need all three to, you know, and not necessarily all in that order, but you need all three to agree or it becomes a very lengthy, very cumbersome process. All right, it's a small redevelopment area. The problem that you're having though is that a lot of
these vacant stores are not being filled. So they need a little kick, a little something to get them further. That's what's being looked at here. So I think the next step in the process, a very important step that you should all be in tune to, but you know, future
condemnation, I don't see it, but stay, you know, stay aware of what's going on and and keep asking questions. Um, I think that's the best way to to to be informed and and come and, you know, interface with this group, the township committee. Um, as we go through the
process, it'll it'll become more interesting. >> Thank you. >> Yep. >> That's all I had. Thanks. >> Thank you. >> Yeah. Uh,
>> oh, no, please. Oh, the can of worms. >> Sorry. So, you mentioned something about because the stores aren't fixed. Uh, sorry, Brian Scarpolini 980, just in case. >> Uh, you mentioned something, >> sorry. Uh, you mentioned something about
um the stores in the center of town are having issues getting non- vacant, right? Uh, so what does that have to do with this redevelopment? You said it'll help them somehow. >> No. Um I was talking in I was indicating that even those areas they did not
employ condemnation. All right. So those were non- condemnation. Even even though those were more challenging in those areas and it took many many years for the for the developer to purchase those properties um the town never stepped in
and made them a condemnation. So they didn't mandate that they were sold. didn't call it a public purpose use. So they're two separate. I was just using that parallel indicating I think his concern was that you know at some point it would be they'd be forced to to give
up their properties or it would be you know more likely to be condemned. It's never happened even years ago when there was a push to to do that and would have probably made sense to do some kind of condemnation. the township committee at
that time and up to now has not employed that as a tactic to move forward. >> Understood. Thank you. And then just one more question. So, you know, hypothetically this gets approved. I understand there's two more steps, you know, planning stage and then I forgot the third one, but there's I know
there's a third one. Um, so what's like the is this whole process just to get the plannings up and right or is there any benefits that are given by the town to the developers? Like for example, I noticed on your last couple minutes that every quarter you guys give uh Manny,
the owner of Centtory on $75,000 as like a redevelopment fund of some kind. I was just kind of curious, is that what this is about too? But after deference, I know that the governing body has certain agreements, but that's not under the jurisdiction of the
planning board for specific type of financial agreements or anything of that nature. >> Okay, got it. So, this is just planning like no addition like this doesn't affect our taxes in that capacity like you're giving funds away or anything like that. >> No, we don't we don't have that jurisdiction. >> All right. [laughter] Yeah, that's what
I wanted to clarify. Thank you so much. >> Yep. Any further comments from the public? >> Can we we'll need we'll need you to come to the mic. Sorry. >> Just so the people who are watching can hear you.
>> We want everyone to hear your voice. So >> your name, please. Hi, my name is Iva Halz and I'm the sister of John who owns the house the L six. Uh, and it's been for
some time now that he's been approached with aggressively and uh even sending whoever it was sending people over. you better accept it or they're going to take the house
from you, >> you know. So, I mean, I'm sure that other people went through that. Now, why do they keep those stores that they are great for rent and they keep them empty?
Why are they knocking good houses down? Why? They want to force the hands of somebody in, you know, taking over the people that own the properties that they have them for so many years and the
neighborhood that looks beautiful residential and the school. I mean, what are you going to do with the school? It's going to be approved also. I mean, think about it. That's all I want to
say. >> Thank you for your remarks. Anyone anyone else from the public wishes to speak? >> Is this viewable online after the fact? >> Yes. Yeah. Um, if you go on YouTube and just look up Union TV34,
you should see the channel, access it, and be able to see the live stream recording of this. >> Um, YouTube. Just just you just go on YouTube and search Union TV34. Edis, did I get that correct? Okay. Yeah.
>> TV34. Yeah. I just want to make sure if there's any other comments from the public. Yes, sir. If you can go. Yeah. If you could go up, identify yourself. My name is James Wim and uh we lived in
the neighborhood more than 20 years and the the the moment we moved here is for the reason of downsizing and this is a very nice neighborhood and all of a sudden the neighborhood changed tremendously. It's almost like a you
know it's a residential place turn into almost the center of a you know it's like a thumb square. So we are just wondering every project always have a goal. What's the goal? I
mean something is moving. It's a because the business they're going to turn this place into a business town, you know, or as someone was point out, you know, a lot of empty house.
There's some intention behind it >> and we're wondering why, what's going on, which direction we going. Nobody's really saying it to the public and people starting wondering and worried about it if you know if something you know we thought this is like a
retirement place and turn out if it's not we better prepare for it right I'm not I'm sure many people feel the same way this is creating some kind of anxiety you know the beautiful library I
commend someone is plann It's great. It's the money on the right direction for the new generation. But something else is happening. So I I just have a question. What's going up? Where are we going? I I think
someone is planning, but what's the plan? >> That's it. Yeah. Thank you. >> Thank you, sir. Any further comments from the public? All right. Mr. Cohen, did you have a
comment? >> Yeah, I just I'd like to address the the our neighbors that are here, members of the public who have expressed lots of concerns. I want to make sure that you understand
that whatever action we take tonight is to just to approve the area in need of redevelopment study. There's no proposal before us other than that. And I can tell you I've been on this board now for
almost two years. And when we hear from our neighbors about the impact of applications that are before us, we listen carefully. And I've acted accordingly uh in some instances based upon what I've heard in
testimony. Now, that testimony includes experts from applicants. It includes the experts that are employed by this board, and we take all of those things into account. But uh as was pointed out by Miss Russell when she detailed the
process, the next step is the critical step because whatever is described in the redevelopment study, should there be one, because there's at least three votes that have to take place before a redevelopment study comes before us. Votes by this board and votes by the
governing body. U we will be scrutinizing the descriptions in that redevelopment plan. And I can tell you for my part, I will bear in mind some of the comments that have been made tonight as that redevelopment plan is brought
before us. But I I'd just like to ask that some of the skepticism that you've expressed be held at obeyance because we need to see what is going to be proposed before us. The concerns about property owners that
want to remain where they are are real. Uh and yet as has been stated before, the actions of other individuals are not the purview of this board. There there's nothing that we can do about the
behavior of other people. We can only act on the applications and the the actions that legally come before us and we do so with your interest in mind because that's what we're charged to do. >> Thank you, Mr. Chairman. >> Thank you, Mr. Khan.
So you go ahead Brian Scarolini980. Sorry again. Appreciate the comment. We definitely will take in mind but also keep in mind that the reason why we're skeptical is because of the aggressiveness of the developer and the way that they've been
treated. So while I agree with you to the extent that yes, let's give them a shot to, you know, anybody who's coming in to try to make the town better, if they've already given these people so much process and problems, then by our eyes, we shouldn't have this developer
working on these like there are many developers, right? Centurion and all the other ones. So what we're basically saying is from our experience, while we understand where you're coming from, our experience has been that this developer is very aggressive, is doing all tactics
to be able to uh get these properties in their hands. And you know, you're kind of asking us like, yeah, listen, they were kind of pricks before, but let's give them a shot now. Like none of us want to do that. So yes, we'll definitely take you into consideration, but please take us as well. Thank you.
>> Oh, absolutely. Absolutely. >> [applause] >> Okay. >> All right. Hearing no other further comments. Um, Mrs. Perkins. >> Yes. I'd like to make the motion to remand this study to the town of
committee and to caution and offer the most significant of these comments to be listened to and to be considered as a township committee deliberates and accepts this area in need of redevelopment.
>> Okay. Is there a second? >> Second. Seconded by Mr. Cohan. No further comments from the board. Okay. Roll call, please. >> Mr. Alexander. >> Yes. >> Mr. Cohan. >> Yes. >> Mr. Frame. >> Yes. >> Mr. Miller. >> Yes.
>> Miss. Perkins. >> Yes. With the very clear assurance that committee will be aware of the remarks of this evening. Yes. >> Mayor Bowser. >> Yes. >> Committeewoman Terrell. >> Yes. >> Miss Khan. >> Yes.
>> Chairman Lei. Yes. And I'll just reiterate again, if this proceeds to a redevelopment plan, the neighborhood should be consulted in advance. Period. And if not, there will be issues.
So, um, Miss Russell, you have a second presentation. I do. Right. Okay. >> Not an area of red redevelopment. [laughter] Um so my second presentation before you this evening are just some code updates.
Um I think the last time actually I know the last time that I came before you with code updates was just about a year ago um this month. And so what I will be presenting to you this evening is kind of a whole bunch of housekeeping um
revisions that have accumulated over that past year. Um they've come from a few different sources. Um from administration, from the zoning officer who has kind of pointed out some language in the code or some some
regulations that make his life difficult and that he was asking for um clarification on. Um and just things that came up along the way over the course of um planning and engineering that we realized needed to be um
adjusted. Um I've I've um kind of bundled these in terms of the section the part of the code that they fall in. Um the first part is several amendments to definitions. Um
adding definitions for a deck, food truck, patio, um and salon. Salon used to be spa. We changed that for clarification based on some concerns that um were expressed.
These definitions should just make some enforcement issues easier and provide clarity as people are asking for a variety of uses. Then we move into the zoning section of the code. I'll just read through these
for you. Um clarification that garages partially below grade count as a story. Um that garages may not be expanded in front of residential facades other than at the garage. Regulations for pool decks um including their location height
and setbacks. Parking standards for automobile sales uses. um clarification for signage regulations as well as um explaining that the ex signs ex per signed permits
um expire after those signs are removed or replaced. Um regulations for outdoor storage of vehicle inventory. Um a statement that salons must have a health license. Um and a requirement that salons have a
separation distance. um townshipwide. There seemed to be some concern that they were clustering and that there were just too many in one place. Um and so that's an attempt to deal with that. Um places of assembly in DC, DT, and NC
zones have been reclassified as conditional uses. So they are still permitted in those zones, but with additional requirements that need to be met. um and increasing light vehicle size from 7 ft to 8 ft to
match existing van types. And that really um relates to the regulations around parking commercial vehicles on residential properties. um the bulk table that exists. We have
implemented several recommendations from the re-examination that this board adopted earlier this year. That included reducing the maximum building height to 27 ft, changing front yard setbacks. Um,
more or less what it says is if there's a consistent setback on your block, you need to match that. Um, rather than having a an a set number, it's better to align with what what the what the street standard is. Um, that
also for NC, we adjusted accessory setbacks for consistency. Um, same with building and lot coverage and a statement that pre-existing undersized lots um at the date of this
adoption shall be considered conforming. The um use schedule of limitations also had that related reclassification of places of assembly as conditional uses in NCDT and DC. >> And last but not least, this map change.
So, your zoning map will be updated. Um, changing the area along Chestnut Street, Tucker, Sinclair, Carolyn, and Mercer Avenue. This was all part of your last master plan re-examination. Changing that from NC to RA.
Um, I can go into any of those in more detail if you have specific questions, but that is an overview of the changes that we are um looking at modifying. >> Okay. questions from the board. >> I I do have a question. Um actually it's
this slide here, bullet point number two and and three. In practice, how if an application is put forth and they have to calculate a setback in a practical measure, how is that done? Do they
basically take an average or do they take the mode or >> so it says the um >> the prominent so it would be the most frequently occurring >> and when a person when a developer
property owner or whatever submits a site plan um how I have seen it done in the past is that site plan shows the extent of the block. It might not have all the details, but it will show where that front wall of each of the
houses is and that dimension and um it and we would be able to see what the most frequently occurring is. Now, if there was some aberration where their two neighbors on either side were
significantly different than the most frequently occurring, I think that would be a decent argument for a C variance. But for the sake of establishing some regulation, it will be the most frequently occurring. >> Okay. All right. Thank you,
>> Perkins. >> Yeah. Uh, Mr. Russell, are there any um obvious exceptions to that? I do I do believe there was a concern relative to one of the group homes and uh the the design was purposefully set back further
than others so that uh parking for large vehicles and transport transports could occur. Would that kind of thing still be allowable? Well, so there is not an exception built into this, but I think that what you've described is the reason
that we have C variances. And I know that um sometimes that's a frustration um for developers, but I think that this board tends to be pretty reasonable about that and an explanation that you know this use is, you know, such and such and our
needs are this, then you you would you would need to weigh that reasonably. >> Just want to be sure it's still allowable for the city. >> Oh, of course. Yes. >> I just have one more question. Um in the uh proposed track changes, I did
notice a section about parking of trucks and other vehicles in residential zone districts. And it was in highlight that um I'll just read it out here only one currently registered operational commercial or non-commercial light vehicle not exceeding >> what used to be.
>> Yeah. So that the only lang that language exists. The only thing that's changing is that number >> the number from seven to eight. >> Yeah. because apparently that type of vehicle in today's day and age is just a little bit taller than it used to be. >> Okay. [laughter] So, it's just basically
matching of what what is conventional and what is common for those type of vehicles now. >> Precisely. Yes. >> We it it was it was a little bit unfair to punish these vehicle owners just because whoever Ford is making a slightly taller vehicle now than they
did 15 years ago. >> Okay. All right. Thank you for clarifying. >> Yeah. Um, any other questions from the board? Questions from the public? Okay, hearing none. Uh, comments from
the board. >> Comments from the public. Hearing none, can I get a motion to remand this back to the township committee for final adoption? >> So move. >> Moved by Mr. Cohan. Is there a second?
>> Seconded by Mr. Frame. Roll call, please. >> Mr. Alexander, >> yes. >> Mr. Cohan, >> yes. >> Mr. Frame, >> yes. >> Mr. Miller, >> yes. >> Miss Perkins, >> yes. >> Mayor Bowser, >> yes. >> Committeewoman Terrell, >> yes. >> Miss Khan, >> yes. >> Chairman Le,
>> yes. >> Thank you. >> Thank you. All right. Next up for new business, we have uh what was carried over from the last meeting, application 2025-11 amended uh American Landmark. Mr. H. >> Uh, good evening, Mr. Chairman. Uh,
Steven Hail representing the applicant American Landmark. Um, and, uh, yes, at the last hearing, we had completed our presentation to the board and, uh, we're hoping that the board would move forward with uh, the approval of the project. I
hear that uh, the board is not inclined at this time to move forward with the approval. Um the board wishes to carry the application. Uh it's their prerogative. Uh but my client has commenced construction on the approved
uh phase 4 uh in accordance with the previous approvals from the board. So >> Okay. Uh Mr. Dave, if you would just want to add anything further. >> Yeah. Um it it is the recommendation that um we do not move forward at this time. Uh that we do continue this
application till December. So, we have a little bit more time um to to handle some uh issues that um have been we're trying been trying to work out uh namely there's some uh issues with naming
redeveloper and tying this to to phase six plan uh through some conditions as well as some of the parking issues um that we're trying to trying to wrap our head around. So I think another month would be would be be
advantageous for everyone. >> Okay. So I think that uh can I get a motion to carry this over to the next meeting without further notice? >> So >> moved by Mr. Cohan. Is there a second? >> Second.
>> Seconded by Miss Con. Um roll call, please. >> Mr. Alexander. >> Yes. >> Mr. Cohan. >> Yes. >> Mr. Frame. >> Yes. >> Mr. Miller, >> yes. >> Miss Perkins, >> yes. >> Mayor Bowser, >> yes. >> Committeewoman Terrell,
>> yes. >> Miss Khan, >> yes. >> Chairman Lelay, >> yes. >> Thank you. I'll advise my client. >> Thank you, Mr. H. >> Thank you. >> Uh, we'll go now to the next application. 2025-14. Diana Yun.
Can the representative approach? >> Hi, good evening. >> Good evening. there. Uh Trevor Enler from Jabberbam Warcraft on behalf of the applicant Diana UN. Um just briefly to go over the application uh it is for preliminary and
final major site plan with existing non-conforming bulk C variances. Uh none of the condition none of the project will exacerbate any of those conditions that exist currently. Uh the property is located at 2117 Springfield Avenue, also
known as block 5702, lot 3. Uh currently the property is a one-story building that hosts that holds a restaurant. Um and the applicant is proposing that to renovate that one-story building and add a second
story addition to add a three-bedroom apartment on the second floor to uh make it a mixeduse building. Um the variances that exist and are not being exacerbated are minimum lot area where 12,500 ft is
required, 3,750 square ft exist, minimum lot width is 125 ft required, 37.5 ft existing and maximum building coverage 50% permitted and 63.36 existing and proposed. Um,
with that I would like to bring up our architect Ali Keshi. >> Can we swear in the architect? >> Yes, sir. Will you raise your right hand? >> Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth will help you God? >> Yes, I do.
>> Uh, Mr. Mr. Koreshi, can you just walk the board through your uh qualifications as an architect? >> Sure. Uh my name is Ali Koreshi and I have a bachelor's and a master's degree in architecture and I've been a licensed
architect since 1996. >> Please. >> Speak in into the mic. Yeah. >> Um I've been a licensed architect since 1996 and my license is in good standing. the
board stipulates. Okay. Um Mr. Keshi, could you just walk the the board through what the applicant is proposing here? >> Sure. Um currently there are two buildings on this site.
In the front is a restaurant which is around 1744 ft. And on the back side there is a single family dwelling also one story which is roughly 567
square ft. So um in the front building which is um a restaurant right now will be divided into two spaces. One will be the restaurant 1121 square
ft and a small portion will be an office which will be 460 ft. So the size of the building will remain the way it is. And the the major part we are adding is the second
floor on top of this front building. And it's going to be a three-bedroom, two-b apartment. And this uh second floor edition will be set back um to comply with the setbacks from
front and sideyards. uh even though the current building is non-compliant but we are making the the addition compliant. Can you just walk the board so I can see Can you walk them through the uh we'll call it a site plan that was previously
provided to the board. [clears throat] So as you can see this is the front building and this is the restaurant right now. It will be completely renovated and on the back is a single family uh
dwelling very small onebedroom and the second floor will be added on top of this restaurant building. which believe which will be a restaurant and an office now and we are adding this
residential on top of it. So it will be a mixed use. >> Okay. And just for clarification, no changes are being made to the exterior or uh the foundation of the building. Correct. >> Uh yes. Um and Mr.
Have you received the review letter from Kier's Engineering dated July 22nd, 2025? >> Yes. >> Do you have any issues complying with any of the uh conditions or comments created uh in that letter? >> No. >> Okay. >> I have no further questions at this time.
>> Questions from the board? >> I have a question. Um the the apartment on the there's an apartment in the back of the building. Is that apartment being renovated or no? Uh they're going to keep it as it is.
>> Okay. So, and then just one apartment upstairs. >> Yes. >> Okay. >> That would be new. >> Okay. >> Any further questions from the board? >> Sir, how how will the increase of the
size of this building affect parking? Well, actually the owner is going to discuss the parking issue. There is currently no parking on the site and we are just adding one uh apartment.
So it will uh definitely the parking requirement will increase. But since uh this site doesn't have any parking, uh the owner has some ideas how to tackle that issue. >> Okay. Thank you. >> Yeah, I can also just to clarify, we
have a report that we'll uh address when when the applicant is up, but the existing restaurant is there and there is no parking currently on site. The addition is one three-bedroom apartment, so it's one effective unit. Um and the
we'll show you that there is sufficient parking currently on site and there's no um increase in there's no large increase in the parking demand that will be requested for this uh project.
>> Mr. Co. >> Yes. Could you go back to the uh the other plate that showed the the top down? Yeah. So to the left of the property, it indicates
adjoining asphalt. Is that a driveway? >> Um, this is uh the adjoining property you're talking about. >> Oh, that's not part of this property. >> No, it's not. >> Got it. So what is that used for by the
other property owner? Okay. And and one last question. The area between the existing restaurant and the current dwelling in the back, is that an open area? >> Yes, it is. >> And it will remain open. >> Uh, yes. >> All right. Thank you.
>> And then to the right of the building, there's property there. Is that property owned by the owner of this building or No. >> No. We are just the the thick black line. Just the building. Yeah, that's that the
the reason for the variances is because the current building is set up pretty much right on the the setback line or on the property lines. So that's why we're the addition is smaller than the existing building. But yeah, the property is just that thin rectangle
that you can see up there. Any further questions from the board? >> Yes. Um I believe that this design then was commented upon by our fire department, your architectural design. Um were are you aware of that and have
you are you able to address any of their concerns and remarks? >> Uh well um uh I don't have that. Uh >> can I see that because I'm not sure that I've seen that. It specifies what must be uh built and
then considered within the architectural plan. I believe it's a safety document there because I don't believe we've seen this document before. >> If you haven't seen the document, then you can't verify whether or not it can be done or not. >> Correct. Yeah, I I have not seen this document.
>> You certainly make but I I don't expect you to make uh definitive remarks on it until you revisit your design. plan. >> Um, we should be able to uh uh actually address all these issues during the
permit process. >> I know someone else >> like uh fire separation of >> Thank you. I'll take it back. Perhaps I've made an error. >> No, Springfield. I gave him one. Okay. I >> um
>> Okay. Any further questions from the board? >> I have questions about the park. There's a giant billboard right next to that building. Is that is how is that going to impact the um the redevelopment
>> or will it? >> We'll we'll have the applicant address that when she comes up. >> Okay. Thank you. >> I I think to touch upon the committee woman, would would you maybe um as a followup, would that billboard be
potentially obstructing like a window or a view of from the apartment or something to that nature? >> Yeah, we we can have you come up. We just need to swear you in as well. So, >> yeah, we'll just we'll need you to come
to the mic, swear you in, and and >> yeah, >> yeah, you will have some. >> Let's swear you in first. >> Yeah. Could we swear you in first? Raise your right hand, please. >> Your name. >> Do you swear affirm to tell the truth, the whole truth, and nothing but the truth will help you, God? >> Yes. >> Okay. Please, please. Yeah.
>> So, it will have some obstruction to the windows. that's uh that's on the second floor. But however, the the second floor will be pushed back to I believe 5T from the property line. So So it's not like
the billboard's going to be like right in front of the window. There is fair amount of space. >> Okay. All right. >> You can imagine that. >> I can't. >> Okay. Any further questions from the board?
>> Sir, by code, do you need a uh a fire escape for that? Addition. >> Uh no, not for the second floor. >> Okay. Thank you. >> Questions from the public? >> Okay. I don't think we have any further questions for the architect. Thanks.
Then >> at this time, I would like to bring the applicant, Diana. um forward so we can discuss sort of the operations of the site and her investment in the Vauhall community. >> Okay. >> Good evening. >> I would like to begin by saying that I'm
not a real estate developer. [laughter] I'm just a senior citizen. Uh I'm a local business owner. I do have a business uh in Box Hall for the last 11 years. So I do know the neighborhood pretty well. you know, being there that
long, I know all the neighbors, all the other business owners, and so I do have a good understanding of this neighborhood. I bought this property um about a year ago.
>> That I saw on realtors.com. >> So, this is my first and only investment property. And the reason that I bought this property is because I need income for my disabled child.
And in order to have lifetime income for him, I would need to do some modification to this property. So, I do need to um have another unit of income.
Um, and I only I'm only adding one more apartment because basically that's all I could afford. I can't go into a lot of debt. Um, so I just want to say that this is this
project is not wealth building. I'm just a regular person that has regular problems that I am trying to um resolve. So, with that said, um I understand uh
parking is an issue for as I'm listening to the other projects. Um, one thing about this Springfield Avenue is that it's a county road, so there's heavy traffic, but on this stretch of
Springfield Avenue, there really isn't that many stores or any too many residential properties. So, in terms of parking, um, there's a lot of street parking.
Um, on the side of I did a little report Um, and I just kind of walked where there's actual businesses and where there's um a residential unit. >> So, where the site is, there are basically four spaces on that block. Um
the on the right piece of paper >> of the um site well right next door we have a convenience store >> and there's foot traffic but they cars never seem to stay long. It's convenience store. They stop with
cigarettes, a lottery ticket, cup of coffee and they're gone. The average parking time is like maybe five minutes if that. Um and then the [snorts] unit next to them is a um electrical company. So, they have no foot traffic
whatsoever. And they have their own parking area uh for their uh employees. And to the left of the building is a um parking lot being used by a landscaper. So, there's no real building there. They
they just park their trucks there and they do have um garage space. So on that particular block, there's really very little foot traffic. It's really the convenience store and um the
uh restaurant right now. And the restaurant is more of a takeout restaurant. Again, nobody really stays that long. It's just in time for them to park their car, get their food, and then they're gone. Um now on the other side of Springfield
Avenue which is across the street um to the left uh there are two businesses there. Uh it's a um one is a adult dance studio. Um they don't really get a lot of foot
traffic either. It's it's adult. So if they have classes it's most of the time is you know after six o'lock. And then next to them is a woman's boutique. They don't really get a lot of foot traffic there either. And on that block um there
are five uh hawking spaces. Um because next to them is just an empty lot right now. On the directly right that corner is also a vacant lot. There's no building there. So there's a
lot of available parking there in that corner. and next to them is a single family home. Um, and they have parking in the back of their house. And I would say that that block you have at least
seven available parking spaces. I mean, it goes all the way down to to the end of the block, but but as you know, people won't really go that far too far. So, I would say I'm, you know, I'm
pretty comfortable with um the extra. I'm guessing that for one apartment, I think the most cars they will have is two, if that with the price of cars these days. I don't know how anybody can afford more than two. So, I'm really
thinking that additional apartment really is just going to add two more parking, street parking spaces. Now, in addition to that, there's also additional parking down tower,
which is to the left of the uh block. And if you go down another block to the right, there's actually a municipal parking lot there. And that has uh I believe like 26 parking spaces, and that's down the block.
And I also took some pictures of um of the popping situation uh different times and different uh dates. Um so the photos on top uh is the actual um
site. So you could see there is um you know there's a spaces available at different times of the day and different days of the week. Um the one the pictures in the middle um that's across
the street to the left and that has the dance studio and the u women's boutique. And as you could see, the the empty lot provides a lot of uh empty spaces. And the bottom is the building that's uh
diagonally white. And that also is a vacant lot. And that provides a lot of uh vacant property uh parking spaces as well. >> I only see street parking. >> So during the day, this doesn't really seem to be a problem. And I even took
pictures at night uh 9:00 10:00 and it's pretty empty by that time. And Miss Huen, just for clarification, the intent for this project is the current restaurant that is on property
is the same restaurant that you intend to keep on the property if this project were to be approved. Correct? >> Yes. >> Is there a tenant in the um in that first floor apartment? in the back of the property. Yes, >> there's a tenant. And where does that
tenant park? >> Uh street street parking. >> What street do you know? >> Uh well, it's the same. Either they park in front of the um the restaurants or they park across the street or they park
uh downtown. So, the pictures that I took includes them parking and they do have one car So that apartment is going to, you know, if you're assuming that they're going to take up two spaces, I still feel that
there's plenty of street parking available for the extra two cars that this project is going to bring. >> Um, just one housekeeping thing I forgot. Um, this report was previously provided to the board, but just to be
clear, uh, we can make this exhibit A1, uh, a parking report of the surrounding area. >> Um, and then again, same thing. The tenants that are in the apartment behind the building are the same tenants that
you intend to keep since there's no renovations happening to that apartment. Correct. >> Correct. Um, and in one of the reviews, um, there was a comment made about the intensity of the plumbing and the utilities. Um, based on your experience
with owning the the building, do you anticipate any issues with the plumbing by adding this second floor apartment? >> Uh, no. Um the plumbing as far as I know is um in working order and there's no issues. And
when I bought this building um February 2024, I did have a building inspector performed a sewer scope and um it was uh and he said the sewer lines were all
clear. I have no further questions at this time. Questions from the board. >> So, I This was probably a question for the architect, but I'll ask you. How are people going to get into and out of the apartment? Where will the entrance be? >> Oh, in the front.
>> In the front. >> Uh, it's on Springfield Avenue next to the restaurant. >> We're going to bring up the site plan again to show you how the first floor layout works. So yeah, that that stairwell right there that is being circled is the entrance to the apartment unit,
>> right? So to the left of that staircase is the entrance to the restaurant, >> correct? >> Yes. >> So you're going to basically be carving out a stairwell in the current footprint of the restaurant. >> Yes. >> Got it. Thank you. Any
other questions from the board? >> Mr. Nav, >> Mr. Chairman, can I >> a question? >> Um, >> yes. >> Miss you. The >> the current one uh the apartment in the back of the restaurant, is that a
restaurant employee? >> No, >> it's not. This the single family dwelling that's behind this. Is that restaurant employees? >> There's there's another building behind this building. Not not subject to this
application, but it's on the same property. >> For cl for clarification, there's your original question was whether the second floor unit would get was going to be >> No, no, there >> there's the there's the singlestory apartment building in the back of the property. >> Okay. That's that's what you're talking
about. That's the rental, correct? That's not that is not a an employee there. >> No. No. >> Okay. Um and they and you feel comfortable they're they park on the street right now. >> Yes. Overnight and everything >> when >> Yes. >> When the the business How many how many
employees are there in the business? >> The restaurant. >> Yeah. >> I don't know. They're my tenants. >> Well, just you have any idea? Three, four, five. >> Uh I would say maybe four. >> Four. >> Yeah. >> And they don't have any issue finding
parking? They park? >> None that I know of. >> Do you know where they park? >> No, I don't. >> Okay. >> Um, >> but again, if you look at the photos that I took. >> Yeah. No, >> this is during the day when they're there. >> Mhm. >> You know, 6:00 they're there and you
still see there's empty spaces available. >> Okay. I mean, you've heard you heard before this the the residents come out about parking. Um, one of the concerns that this board always has on all the applications is that uh there's adequate
parking before they allow a new a new use to go in. Um, so I mean it's helpful that we have the pictures. Um, but how when you when you add this apartment, you should have at least two spaces. is I think residential
site improvement say 2.1 uh spaces for any new um uh for a three-bedroom apartment. So how do how does the board get comfortable with the fact that you have those additional spaces as you're just
you're saying there's no agreements with anyone. It's just you're relying upon on street parking. That correct? >> Yes. So before can I just respond quickly? Um just with a review of the ordinance that is here. There is actually no parking requirement required
for this neighborhood. So technically it's not a variance that we're asking for. We understand the town's concern about parking and we take that very seriously which is why we went out and did the parking report to check to see if there would be available parking for
adding the new uh three-bedroom apartment. But under the ordinance, there's actually no requirement for parking in the uh DT zone. >> Understood. >> But it's also two things that I'd like to uh point out. Uh there's a the bus
line that goes down Springfield Avenue. So some of the employees from the businesses on Springfield Avenue, they do actually take the bus. Um so to answer your question, I think some of the employees may that's how they commute. And um down the street is also
by wise auto parts. Um a lot of their employees also take the bus because it is very inconvenient. The bus is like literally you know down the corner. So you know so I think uh you know that's
one way people can get to work without a car. >> Bye also has a parking lot. Then >> she said the bywise has a parking lot. uh not enough for all the employees. Yeah. So, their employees, they park on
the street, they park in the municipal lot. Uh but they are a little bit further down from this immediate area. Um, and the second thing that I like to mention is that that uh single family that's next to the to
the um corner there with the empty lot, that's actually Jack Schultz's house. I don't know if you know Jack Schultz, Michelle and Jack. >> Yes. >> With the six kids. [laughter] >> And if you know Jack, if talking would
be a problem, he would be here. right now sitting in the front. So when I saw him a few weeks ago, he said he said, "I got your letter. I know you're doing it." I said, "Yes." He said, "Jack says to me, "Whatever you need,
Diana, you let me know." And I thanked him. So I'm just saying this because if ping was an issue, I mean, he would be here. You know, I I think I think people know that it's really not that, you know, that big of an issue. I mean, yes, I
understand Springville Avenue, County Road, a lot of traffic, but the businesses that we have here in this immediate area really doesn't draw, you know, that much of a need of parking spaces. >> So, are you saying he agreed to to allow
you to use his parking spaces? his his >> No, he doesn't seem to be too concerned about uh lack of parking spaces. >> Well, he if if >> okay >> if there if it would help the board, we can look into uh working on a shared
parking agreement uh with the neighboring property owners or uh business owners or even the municipal lot that's around the corner uh as a condition of approval. >> Okay. I just have one quick question. um citing your your exhibit A1 with the
radius showing the um the on street parking. Um I just want to confirm are there any signs on that street of Springfield A that restricts any parking overnight parking? >> No. Okay. No restriction. >> Okay. Thank you.
>> Any further questions from the board? I would ask if you would entertain um coming to the board with some sort of an arrangement that would make us more comfortable >> that that would be a condition of approval that we would need to in order
to get final resolution compliance. We would have to provide the board with a parking arrangement. It would be a that's I'm requesting that it be a condition rather than having to reappear just to hash out a parking agreement. that's going to be
>> then it it's a condition. If the condition isn't met, then the the resolution is not finalized. >> And how many spaces would you require? >> How many spaces would they require? >> I'm sorry.
>> For a three-bedroom apartment. >> Yeah. So, so in typically Trevor's right. There's no there's no specific requirement, but it would be it would be 2.1 or round up to three. Three is a requirement. Um, you know,
so I I think that um some kind of a shared or some kind of a parking arrangement or even you know, looking at municipal parking uh being being an option that would be that would be great if you could find something like that or or at least inquire about that.
>> Yeah. No, we definitely will inquire about it. But just also to reiterate again, under the town's ordinance, there is no parking requirement. We understand that parking is an issue in town. We are fully cognizant of that issue, but the
pictures provided demonstrate that as the site exists currently, there is ample parking on the street. And the only addition to this is the three-bedroom apartment, which even with
the RSIs rounding up to three, that the pictures show that there's clearly at least three parking spaces available at across three or four days and three or four times of day and night. Um, so that would just be my only push back is that
there is no actual requirement. So, we're not actually requesting a variance for parking. Um, we understand the concern and take that seriously, but just want to reiterate again that there is no parking requirement for this
property or for either of the uses that um exist currently on the site or are being proposed. >> Any [snorts] further questions? Questions from the public? Hearing none. comments from the board.
>> Yes, Mr. Cohen. >> So, as um as some of the members of the public who are present or watching at home know, I I'm always concerned about parking, but
u based upon the testimony that I've heard, I'm satisfied that there is adequate on street parking available for this particular application. I I would prefer to see an some type of agreement. I think that should be a condition. Uh if if there you're able to
get an agreement for parking um just because it's a tenant and >> Springfield Avenue is just, you know, there's tractor trailers up and down Springfield Avenue all the time. You know, I just feel like if if I'm a tenant,
I would rather not park there on Springfield Avenue. And I and I know um as the owner, you said you uh you've owned a business in Voxall for 11 years, and you feel like you know the neighborhood. I've lived in Voxall a lot
longer than 11 years. Um so I know the neighborhood very well. Also, I know the congestion on Springfield Avenue. Uh, and I would just I would just be more comfortable if there was a condition uh with regard to parking for that tenant
and and quite frankly the other tenant as well. Um, if that tenant is parking on the street, I mean do it all at once if we could if you could. >> I would agree Mr. And I believe that one
of the things that surely you will take into consideration when you begin to work with others perhaps to get make an arrangement agreement is the practicality of it. You know, so people are going to have to carry their groceries, bring their personal items
and so forth from wherever you arrange to allow them to park. >> Yeah. from wherever the arrangement is that you are able to put together
to then use the staircase safely transport their goods, transport themselves in in other uh situations so that practical so that you get a tenant that's happy and doesn't give you a hard time and can actually live there in
comfort. >> No, we will we will certainly look into um >> because there's nothing for the restaurant. and there's nothing for this department. >> Understood. But we we will certainly look into working with the municipality specifically because of the municipal lot that is nearby and that would be the
best off- streetet parking. Um since as discussed there's not a lot of off- streetet parking in the area. It's all of the parking in the area is on street parking. Um so that would be the next safest space would be the municipal parking lot. We we'll certainly reach
out and can work with the municipality to figure out something >> or or an arrangement with one and I don't know if this is possible an arrangement with one of the other businesses that that's there. You know, I know the dry cleaners is there. I don't know if that's the business that you own, but there's a huge lot there.
And then the family that you mentioned that lived across the street, that's a huge lot. Maybe you could make an arrangement with them. Uh just a suggestion. >> Not sure Mr. Dav. I know they cited um shared parking municip with the municipality. I'm not sure if you have
any additional thoughts to that or any further advisement on your end. No, I think we're we're in a little bit of you know uncharted territory. I know we're we're trying as a board to to legislate this parking issue a little bit. Um, I
think that given the testimony that there's some on street uh parking available, I think a condition would still be would be prudent to have to say especially in the event there's some kind of an issue um that there they
should be rem required to do at a minimum municipal parking lot parking or or seek municipal parking even if it's a little bit further away. Um, give them the opportunity to find it. I mean, it's going to be Mrs. Yun's issue uh trying to rent a place with no parking. Um but
I do believe that we're we should be looking to pinpoint where the where the folks park when we're doing something new. Um, and I and I know what the ordinance says, but if we could if if the applicant's amanable to a condition
that um explores the possibility of shared parking and in and in the instance of a problem, you'll be required to to use a municipal lot. I think that would be something that makes sense. >> Yeah, that that condition is not an issue.
>> Okay. So, can I get a motion to approve the application with the language of the conditions just put forth by Mr. Dave? >> So, moved. >> Moved by Mr. Cohen. Is there a second? >> Second. >> Seconded by Mr. Frame. Uh, roll call, please.
>> Mr. Alexander? >> Yes. >> Mr. Cohen? >> Yes. >> Mr. Frame? >> Yes. >> Mr. Miller? >> Yes. >> Miss Perkins? >> Yes. >> Mayor Bowser? >> Yes. >> Committeewoman Terrell? >> Yes. Miss Khan, we make the condition is met.
>> Okay. I'm sorry. I didn't mean to. >> Okay. >> Miss Khan. >> Yes. >> Chairman Leight. >> Yes. >> Thank you so much. I appreciate your time. Thank you. >> Thank you. >> All right. Next on the agenda is application 2025-1700
Liberty Avenue. >> Good evening, Mr. Chairman and board members. Hale representing the applicant 700 Liberty A LLC. Um and pleasure to be here and thank you for staying to hear this exciting redevelopment application.
Uh just by way of background uh yeah this is essentially uh retrofitting this building uh to a permitted use uh consistent with the redevelopment plan that was adopted with the input from this board as part of the Liberty Avenue
redevelopment plan. Um, and uh, just again a little bit by background, I'm sure the board is well familiar with this property. uh for years it was Breeze Eastern and then became part of the uh part of development of Bed Bath
Beyond and actually was also part of if you recall Breeze used to own that hole back where Autumn Ridge was and we're before this board many years ago and there was a subdivision allowing the roadway back to uh Autumn the Autumn Ridge project and then uh development of
that uh adult community behind. So uh what we're looking to do now uh while it's a and surge for our client will explain in more detail uh the it is look and we'll explain there'll be
operational testimony but basically to make this company called crossroad blends which uh is a I don't want to use the sister of Kustians now up the street Kustians uh has been a fixture in union
for many years. Again, not to sound old, but if you remember, it was Griffith Labs uh years ago and uh and then became uh was acquired by Kustians. The this is a little different. Kustians does
basically manufacturing spice grinding and I was before I think the board of adjustment many years ago where they introduced a liquid nitrogen tank in the front so they could do cryogenic grinding to actually freeze and it it
grinds the spices better u when they're when they're frozen. uh and uh so it's great to have uh a a an existing business in the community make a further investment in the township of Union. So enough from me. What I'd like to do is
Serge is here. You've been patiently waiting. Come on up to the mic. Uh Serge Carakash from uh well the applicant owner of the property and they did purchase the property from the defunct Bed Band and Beyond. So why don't we
you're going to be sworn in and give a little history. >> Sir, will you raise your right hand? Do you swear affirm to tell the truth, the whole truth, and nothing but the truth? So help you God. >> Yes, I do. >> Hello everyone. My name is Serge Caresh. I'm the owner of Crossroads and Kustian.
Uh I just want to give some context to start off of of what we do. Um so I'm I'm going to give context of what we do at Crossroads and then Kucian because I don't want to conflate the two as as the same operation. Um, so what we do at Crossroads is we take food ingredients.
So it's usually raw dried powders, whether it be salt, flour, spices, or flavors. We mix them together to make seasonings. Uh, these these products are mixed in big barrel blenders. So it's basically a barrel with a mixer inside.
So we put the ingredients in, which is our raw material like the salt and flour. We mix it and then we pack them in 50 lb 30 lb boxes bags and we palletize them and we sell them to our industrial customers as bulk product. So
uh in essence the the nature of the operation is um has no sound. It has no smell. Uh it doesn't disrupt or emit any sort of um tox anything toxic. Everything we use is food grade. Um, we
currently do operate at 1835 Bernett Avenue. So, uh, we lease a building there, about 35,000 square feet. We've been there for about 12 years or so. And we haven't had a single complaint. We haven't had anyone come and complain
about any smell or or um sound or traffic. The the nature of our business is very um industrial. We don't do retail or anything. So we have large the the we have 53 ft trailers that show up, pick up a bunch of product a few times a
day and then leave. There isn't a continuous traffic. We're not a distributor of any sort. So um there is some truck traffic which is under under two double digit number per day. And in terms of people traffic, we currently
have about 30 employees uh at Crossroads. And um we do not get uh visitors which is like people that are coming in and out of the property because we don't sell to the public, we sell to industrial companies. Now our
plan is to move this operation to 700 Liberty um to a building that we now own. And uh the plan I'm going to let my team talk about the technicalities, but from a quick overview, our plan is to raise the the ceiling to an operable
height where we can um blend our spices better because we do need some height. Currently, the building is a little low for that. And we certainly will not be using the the entire space because we are only a small company. Um but what
and then I'll I'll talk about what we do at Kustian which is the spice factory. Uh what we do there is we take spices just straight spices and we grind we mill we clean the product. So uh that operation is about taking ingredients,
grinding them and uh that is an business that does emit odor uh because we're naturally grinding the product and that creates heat. The volatile oils have smell so uh it does create odor but crossroads does not have any odor. We've
not we're we don't like to think of ourselves as a factory. We're light assembly. We're essentially taking dry ingredients, mixing, packing, and then shipping them out. Um, and let me see if I missed any points here.
>> Well, just briefly, your hours of operation, >> our hours of operation from Monday to Friday, we operate from uh 8 to 5. So, we do not operate on weekends. We in fact at 700 Liberty what we plan on doing is um putting gates in place to
not allow any entry on the weekends because we do we do realize from Kucian that truckers do like to loiter and they like to park on the sides of the streets and we have certain people on the weekends coming and parking their car in the parking lot. We don't want to cause
any disruption to the neighbors on the weekends. So, we will be gating off the property um on the weekends, but as well as after 5:00 p.m. So, there is no truck traffic after 5:00 p.m. In fact, there is no trucks that wait overnight um after 5:00 p.m. We do not want to allow
that. We don't want the trucks to to be idling there with with the neighbors around. So, um is there any points I missed, Steve? That's sort of the overview of our business. It it's not it's completely disconnected from Kucian. It's it has its own staff. It
has its own management. Uh it I'm the owner of both of them uh with my family, but um there will be no intermingling between the operations. So the any of the sounds or smells that that Kustian may generate, Crossroads will not. And
um we expect under double digit trucks per day. Uh again, we have 30 employees. So in comparison to my team's going to explain more into that but in comparison to the operation that was there we are a
very small business uh operating a large building essentially um and there will be also no long-term storage, no truck parking. We don't have a fleet of trucks that will be sitting in our in our parking lot. We have a single trailer
for our own use. Uh so we can we we we won't expect any sort of um the sound of moving trucks and parking trucks throughout the the period of after 5:00 p.m. or or during the day. So uh the entry and the exit of the trucking also
will will be um minimal sound because we don't have a queue of trucks waiting because we have such few trucks per day. Um, so trucks will be in, they'll be get loaded up, and they will go out uh with with minimal congestion. So,
>> and also you've had an opportunity to review, and I know we did in our preparation, the uh September 10th, 2025 letter from Collier. Thank you, Vince, and Cheryl. Um, any problem complying with any of those terms conditions?
Okay. And I know that your engineer and architect will touch on that in more detail. So, Uh, no further questions at this time, Mr. Chairman. >> Questions from the board. >> Uh, Mr. Cohen, >> just one question. Given the fact that the, as you testified, the building is
larger than your current needs. Do you anticipate any potential expansion over the future if your business thrives? We don't plan on adding any sort of different products or different offerings to to cause large expansion. There will be natural growth
we hope but it will not be in the form of of diversifying our business to the point where suddenly we we have overnight expansion or we got new mach machinery suddenly we need to double our workforce or anything like that. It will be the natural course of business and
the nature of our of our business is is very bulk products. So the the ratio of size to the amount of of employees will never come close to that of a distribution facility or facility with with hard labor. We don't have the our
blenders do the majority of the work. We're just packaging them after they come out of the blender. So I would say even if our business were to expand double of what it is today, uh which I would not expect for maybe 20 years, um
our employee count will probably be somewhere around the 50 or 55 mark. Okay. >> Of currently. >> Thank you. >> Any further questions from the board? >> Mr. Nav.
Sure. Um just a few items uh with the limited truck traffic just a question. What's the need for uh seven loading docks? Is that for future need? I mean you you're cutting on it's really going to be like four areas there that you're
going to be loading from or three or three or four areas, but you're going to have actually seven loading docks. The ability to load seven trucks. Um do you anticipate more traffic in the future? >> Um we don't. the seven loading docks is also we're trying to use the space that
we have as opposed to trying to prep for some sort of high traffic. So, uh our primary decision to go with that was because uh with the with the appendages that we made, it was appropriate to add that many. It's not a reflection of what
our business proposes to use in the future really. >> Would you be willing to uh agree to a condition? And I know you you indicated that you were going to only have uh hours of operation. You're not going to have any anybody come on site after
5:00. And you know, I'm not sure if the board is even looking to be that restrictive to 5:00, but um some restriction that if you were to exceed that, you'd have to come back to the board. So, if you said 6:00 or 7:00, um, you know, whatever the board wanted that
if if you started operating later that you'd have to come back here and and and reopen the, you know, the ability, we we get another another shot at uh at looking at the amount of traffic and things like that.
>> Yeah. What we're certainly open to is is uh definitely coming back in front of the board if we exceed 5:00 p.m. on truck traffic. What we do have is we do have sort of sometimes a skeleton night crew that just cleans, but that doesn't involve any traffic. That would just be regular. >> Yeah. No, I I I'm talking about some
major change, right? So major I wouldn't I'm not talking about a cleaning crew or even even employees in there. But if it's something that generates noise, if you find you have a lot of track truck traffic or or or something, if your hours or operation extend, let's say you add a sec another shift where you say,
"Hey, we're we're wildly popular and and and doing great," which we hope you are. Uh if you add another shift, you'd have to come back in front of the board just to discuss it. I'm not saying there's going to be any new big big uh just if if circumstances change based on the fact you have a big building and could
potentially grow into that. If something major changes, you you'd be willing to come back in front of this board. >> Is this from a noise perspective >> or disruption? >> Yeah, I think it I think it's noise. There are residents uh you know on one side of the property. Um, so I think that yeah, it would it would be based on
that more traffic um more longer hours of operation than you've indicated to the board. Um, >> yeah. Yeah. I mean, we're if something changes in the future and it's going to be generating more disruption or noise, we're certainly open to coming back in front.
>> Okay. and and I leave it to the board for what what they want those parameters to be, but you're indicating certain things like not really working on the weekends or only working at certain hours. And I I think there's some flexibility there. We're not holding you to 5:00, but you know, there's some some
hour that probably makes sense that if it if you're going to trigger that, you you probably come back. >> Yeah, we're very cognizant of the sound and the disruption in that area. Kucian right now is about five or six times larger than Crossroads and after 5:00 pm
it's it's dead quiet. So we suspect that that will continue. We do have a night shift at Kucian but um they arrive 5 or 6 p.m. and then there the >> there is no truck traffic after 5 p.m. There's nothing that generates sound essentially. >> So we suspect that this operation will
be the same for the next many decades. >> Okay. Maybe just by way of suggestion if it's focused on truck traffic because obviously they have you know cleaning and the like. So maybe add a little flexibility maybe say 6:00. So it's it's
>> yeah I mean I I think we can come up with a number that you're comfortable with. Um but but any substantive change and I'll leave that to the board to decide what that winds up being. But, you know, just so no one looks at these minutes and says, "Well, he said he'd only be here till 5:00 and they really
now that at the 10:00, you know, if there's a major change, and I'm talking 5:30, 600, 6:30, but uh you know, anything beyond where someone may reasonably go to sleep, >> right? >> Makes sense." >> Um, so the other question I have was involving screening and landscaping. I
know that some of the when they did the redevelopment plan, they said that a lot of landscaping should be on this property. Um it looks like the screening is substantial on the neighboring property. You know, they talk about the fence being on this
property with very specifically having planting on the neighbor's property. So, um I don't I don't find that there's a there's an issue with the screening out there, but would you be would you be open to doing a walk through with the you know to make sure that we have
adequate screening for the neighbors and if we find that something's dead, dying or diseased, you'd remove that and replace it to to add adequate screening. >> Absolutely. >> Yeah, we anticipated that and Mr. Styiger who is going to be testifying will indicate on behalf of you know our
team surge and dynamic to meet at the site and review uh a landscaping enhancement if needed. >> And one other thing and it's it's kind of in that gray area but uh the governing body adopted an ordinance for
solar on on the roof. I don't believe there's solar on this roof. There is currently. Okay. >> Yeah. there. Um I don't know if Bed Bath installed it, but it's about 12 or 13 years old. >> Okay. Um they they say for over buildings over 100,000 square feet. So you're taking this roof off. Would you
be willing to look? >> We're actually not taking it off. >> Oh, you're going to just elevate. >> What they're going to do is they're going to take the walls down. They're going to put the columns on jacks and actually jack up the entire >> So you're still going to have You're still going to have solar on? >> Our intention is to fully keep the solar. Yes. >> Okay. All right. That answers that
question. That's all I have. I have a question just cur out of pure curiosity about how long does it take to load a truck of that of that size. >> Uh a truck is about 24 pallets. It takes probably about um 30 or 40 minutes.
>> Just curious that because they're big trucks. >> Yeah, they're they're certainly big trucks and uh it's 24 pallets. So it's 24 trips the forklift has to make. um you know that trip can be made in in 10 minutes but typically there's they're
trying to >> arrange the pallets in the truck so 30 30 minutes is a safe >> any further questions from the board questions from the public okay we have no further questions >> great I'd now like to call upon Thanks
Serge our architect >> Thank you Brada sir, will you raise your right hand? Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth? So I help you, God. >> I do. [cough] Okay. And Flutter, you're going to have
to speak right into the microphone. So, if you could briefly give the board your credentials, expertise, licenses you hold. >> Sure. Uh, so I'm a architect and I've been in the field for over 23 years. uh graduated from Pratt Institute in New York. I'm licensed in the state of New
Jersey as well as 12 other states here on the east coast and I've appeared before various planning and zoning boards throughout the state. >> Board stipulates. >> Great. Thank you, Mr. Chairman. Uh all right. Uh Mr. Ba, if you could take the board through the architectural aspects
of this project. We heard uh Mr. Caresh indicate that you're actually going to be lifting the roof. interesting >> uh construction project but take us through uh the floor plan elevations. >> Uh sure. So as noted um the project
essentially entails uh alterations and renovations to an existing building. As you can see here I mean the building is really split between what we're calling the the east and the west building. So, these buildings primarily the the office function which is a two-story building
plus a partial basement which is really that dark uh shade that you see on the plan. Um the east building is pretty much remaining intact. We're doing some exterior improvements or facelift if you will which I'll talk to when I get to
the elevations. Um but the the main scope of the the project is really on the west building which is um as noted earlier we're raising the roof uh to meet the um the criteria the operational requirements for the the blending of the
different spices within the building. Uh the footprint is essentially remains the same. It's untouched but we are replacing the exterior walls as a result of lifting the roof to to the new height. Um the only items that we are uh adding beyond the existing footprint is
the the appendages of plan south which are really the the loading bays which were um accommodating six uh excuse me seven uh loading bays uh for for the trucks to uh come in and out. Um, you see also on the the building there's an
electrical room. Uh, and the goal is to keep that electrical room because that already has all the switch gear and the utilities come into the building. So, we're not planning to touch that or or demolish that. Um, this plan also you can see on the top
corner you see a shaded L-shape if you will. Uh that's a proposed um equipment platform and it's really just to access the some of the equipment for the the process of the blending of the spices. All right. So this is the second floor
as I noted earlier. On the right is the the office component which again pretty much is remaining as as what it sounds. The office really not changing other than some cosmetic improvements. Uh and really this is just uh on the west the
looking down uh to the floor below and really highlighting the the equipment platform. So here you can see some of what's being proposed for the elevation. So obviously the the big piece or the the tallest piece is what we call the uh west uh
wing. Um the new materials that we're proposing um is uh a base of pre-cast or insulated concrete with about a height of 10 ft. And really this is just meant to take some abuse if you will within the the activities within the the
building. And then the remaining height uh maximizing as per the zoning ordinance uh it's going to be insulated metal panel. And the design is really just to make the building sort of disappear into the sky. As you can see how starts from dark and stars going to
a light tone. Um because the goal is really not to be an eyesore with the surrounding neighborhood due to the increased height. Um the office building is primarily brick and we're keeping as brick. Again, we're doing some minor cosmetic upgrades, mainly to the main
entry, which you can see here. Zoom. Um, just to enhance the entry with some new stucco, which is has a gray tone, just to have a little bit more curve appeal. And we're proposing new canopy.
Um, and also, uh, adjusting some of the the materials between all the windows, uh, just to break up the the existing brick that was there. Um, and then last but not least,
that's really a real perspective what the building would look like. Again, you see the the office in the forefront. Just some minor cosmetic upgrades. And you can see there the main entry with the new canopy and the signage above. And in the background you see the the
the operation facility with the increased uh roof height. And from architectural standpoint any problem complying with any of the terms and conditions of the collier review?
>> No. Great. Uh Mr. Chairman, no further questions at this time. >> Okay. Questions from the board. Sir, how many fire department connections will you have in that building? >> That's a good question. That's why I asked it.
>> Yeah. I don't know. >> Okay. >> No, we didn't. >> You got fire department comments? I just haven't received it. >> They have I think you I mean, most of these items, if not all of them, are code required anyway. So,
we have to meet the criteria. So, I'm sorry. All these items listed here are code requirements. So, we have to meet them anyway. >> Okay. All right. Thank you. Seems like they have a letter.
>> Any further questions from the board? >> Just uh one question and I'm not sure if if we might have to refer back to to the applicant. the the the act of the grind um not the grinding the blending uh and and I don't know exactly how much noise
it would produce but would the material that is used in the facility be able to effectively buffer that noise from going out into
the exterior and out and to neighboring areas sufficiently. >> We'll get Serge back up here. >> Yeah. >> Talk about that. But essentially the new exterior materials that we're proposing are actually better than the ones that we're demolishing or removing because again like I said it's insulated
>> pre-cast panel at the base so has a enough density and mass to absorb sound and then the panels above are also all rigid insulation panel. >> But I'll let the applicant speak more. [snorts] >> Yes, the the blenders are are uh very
low volume. It's like a loud vacuum. So, it's not >> it's it's certainly quieter than >> um even a small lawn mower. These are not loud machines. It's it's really just a imagine um like a bakery mixer just in
large form. So, the motors don't make sound. Um and so from the from the exterior, you will certainly not hear any of the the machinery. >> And is it just like one one huge blender or do you have like multiple? >> There is multiple blenders. Yeah, there's different sizes. We It ranges
from like 300 kg to to 5 ton blenders. So, it really just depends on uh how much of the seasoning we need to make, whether we're going to do many small batches or or one large batch. >> Okay. >> Um so, yeah. Okay. All right. Thank you. >> Thank you.
>> Excuse me. Is this all dry blending or we have liquid blending as well >> there? It's it's dry blending. We don't have any liquid blenders. What we do sometimes do is uh spray the dry pow powders with like an like an oolio resin or like a sunflower oil. That's mainly
just to some some customers prefer we we spray those products on there. So it's a it's a mist spray that we sometimes put on some products but we do not do any liquid blends. It is after all the the finished product that is coming out is completely dry powder blend.
>> So no liquid waste flowing through. >> What was that? No liquid waste. >> No liquid waste. No, it's fully absorbed by the product. And the the sprayer that is actually applying this onto the product, it's it's misting. It's a like a mist. So, it is fully absorbed by the
time the the blending is done. >> And how do you handle discharge into the environment as far as uh blending? >> Um smells and odors and things of that nature. >> So, the the nature of blending doesn't have any odor because we're not generating any heat. Uh the so pretty
much there's there there's very minimal sound of the blender. The odor is is very negligible. The all the blenders have dust control systems on them as well. So any odor that were to come out when you're opening a bag of of some flavor or spice uh that the dust
collecting system will will absorb as well. So yeah, we don't we don't expect any um leakage into the environment in terms of product smell or anything like that. Thank you. >> Thank you, Mayor. >> Where where you store the raw product
before it is blended or the where where will that be in the unit? >> Um the raw product is stored in the rest of the warehouse. So in that picture there was the L which is our platform to put the blenders and then the rest of the warehouse is is product storage
really and the we were specifically going with the insulated metal panel because we like to lower the temperature which will further dampen the smell as well um of of sitting spices but sitting spices don't typically generate heat sorry smell. The the smell is generated
when there is heat. So when you start to to to rub the product together like in a grinding process. So even the storage of spices doesn't have a very strong smell. So our current facility that we operate in, when you walk into it, there isn't a strong smell of of of anything really.
>> Really? >> Wow. It's amazing. >> Yeah. >> Mr. Cohen. >> So the the product storage in the the warehouse, is it on racks or just floor storage? >> Just floor storage. Thank you. >> We don't So the the we don't plan on putting any racking system simply just
because we don't need it. the the the building is plenty large for our use of of floor storage. So, we don't we store typically two pallets, three pallets high >> and that's that's all we really need. >> Thank you. >> Any further questions
for both businesses? [laughter] >> All right. Uh hearing none questions from the public. Okay. I think we're ready for your what? Next question. >> Yes. I'd now like to call upon Joseph Stiger. And Joe is going to be wearing three hats. Engineering, traffic
engineer, and planning. And we'll qualify him as all three other way. I think he's testified before this board wearing all three hats in some capacity or another. >> Sir, we raise your right hand. >> Yes. >> Do you swear or for affirm to tell the truth, the whole truth, and nothing but
the truth? So help you God? >> Yes, I do. >> And Mr. Stiger, I you heard my my introduction. uh you're going to be testifying. If you could just confirm your qualifications on in all three of those aspects. >> Yes, I have a uh a bachelor of science,
master of science degree in civil engineering, New Jersey Institute technology and an professor of civil engineering courses uh in uh at NJIT um professional engineers license, professional planners license. I've testified before this board many
occasions as a site engineer talking about layout design and so forth drainage as well as traffic parking and as a professional planner as well >> board stipulates. >> Great. Thank you, Mr. Chairman. All right. So, Mr. Striker, if you could take the board through, I guess first
the engineering aspects and we can touch on traffic and then on on planning. >> Yes. And I wish I knew how to uh put up the site plan. Um, get one of the young people. >> Yeah, >> I have it open.
>> So, this is a site plan. And then this is that one. And that's >> And then let's make it bigger. >> Better stay over there, Natasha. >> That's fine. >> Yeah, you better stay here. >> Let's make it. We can go. We need it bigger or smaller. Okay. How do
>> I How do I skip to the site plan? Oh, >> switch. Yeah, that's it. Um, so what's what's being depicted on the screen now is um uh sheet number well with the the site plan um for the uh development. Um the
changes to the site plan are relatively minimal. The building is being increased about 3,000 square ft. We have uh 178 approximately 178,000 square feet. We're adding 3,000. So we'll have 181,000
square feet with the with the building uh as proposed. The other major change uh as well is that we've um reoriented okay we reorient oriented the site layout in terms of the parking and
circulation. The parking field is up in the I'll call it the upper leftand corner of the site, the northwest corner of the site uh for employee parking, visitor parking and so forth. And then beyond that, we have the uh the loading
dock on the on the on the bottom end as well um along the south southerntherly side of the of the building itself. So that's the major change. You've heard from the architect some of the exterior changes to the to the building relatively minor. As I said, 3,000
square foot difference in in the square footage of the building. So, essentially that building will look the same other than the loading docks on the south side. There is a I'll call it a truck court. Uh a place where uh temporarily
uh trailers and or trucks can can uh stage themselves. And then we have a saw to uh uh aspect to the um uh truck loading with uh uh multiple multiple of uh loading docks. So you'll fit two
trucks, let's say, in the in the mo most easterly uh loading dock and then three in the most westerly uh loading dock for a total of seven uh loading uh docks. Um access will remain the same. Uh the main
access to the site is the intersection of Raway Avenue and Liberty Avenue signalized intersection. Um I personally worked on on the design of that intersection when we reallized it and and widened it to accommodate the much
heavier volumes that Bed Bath and Beyond the former use of the property uh experience versus what's being proposed here. And as a matter of fact, what we did, we compared the trip generation uh of the two types of uses. The former use
was essentially an office use and we use the IT 12th edition uh trip generation rates. Um uh and the that existing building of 178,000 square foot office would generate over 200 trips per hour
during the AM and the PM peak hour. Um in addition to that uh comparing it to an industrial use uh using the IT trip generation of about 45 trips AM and PM.
So there's a vast reduction of over 200 down to 45 um peak hour trips. Um the intersection particularly the signalized intersection at Rawway Avenue certainly handle that aspect or that magnitude of
traffic without any negative impacts to the operation. But overall you see what was experienced previously uh on this site uh [cough] a vast um uh decrease. Um the number of parking spaces is
177 are proposed and 174 spaces are required. Uh taking in taking credit for the eight um uh EV spaces that's being provided as well. So we have a little bit of excess of parking that's required
per your per your ordinance. Even though we know we're not going to need those parking spaces, um we're not we're not really physically adding uh any parking spaces. It's really just designating some EV spaces of which by statute, state statute, you can take credit for
it. So, it's just a it's it's a comparison of what you what you're required versus uh what you're being what is proposed. And as I said, there's an excess of what's uh what's required. We designed the uh aspect of the uh
layout. Let me get down to if I can get down to the um Yeah, that's what I figured. Natasha, how do I Oh, here we go. All right. Uh we laid out the uh the design
here. We have um a tractor trailer. This is a um a wheelbase uh a wheelbase 67. So, this is a 53 ft tractor trailer with an extended cab. This is the the largest vehicle that's allowed on by by uh motor
vehicle law uh allowed on the uh on the uh roadway. Um there is one slight error in the layout of this. As you can see, that truck is being accessing the site from the north. There's no trucks allowed on Liberty Avenue north of
Rawway Avenue. So that truck would e either be making a left-hand turn into the site or coming straight across from Rawway Avenue. As you can see, as this vehicle does make that right-hand turn into the site, it takes up all of that
driveway space that if anybody was trying to exit the driveway, um they would uh have a come conflict with that truck. But as a lefthand turn, it's a much easier movement because you're making a much wider swing to get into the site or obviously as a straight
movement uh as well. You from Rawway Avenue, it's a it's a straight maneuver that you would not impact uh that exit uh lanes of of the intersection itself. And then the circulation of that truck would be in a counterclockwise direction
uh to get into the uh the loading loading area and back backing into the loading docks and then front out of that and then make the uh the turn again either either a a right-hand turn or a straight move in onto Rowley Avenue.
Uh we took a look at the fire trucks. Uh your your your township fire trucks ensure that we have adequate circulation uh for uh for those uh largest vehicles, the hook and ladder uh vehicles, ladder trucks. Um as well as single unit trucks, garbage trucks and and so forth.
Um so this site basically works very well uh in terms of safe access uh minimal impact to the roadway conditions in the area uh and adequacy of uh of parking. All the parking spaces are in accordance with the your ordinance
required requirements of 9 by 18 uh and 24 foot aisles minimum aisle uh uh width as well. Um there are a couple of um oh let me let me mention one other thing. There is a
reduction I'll go over the um that is one of the defic uh deviations from the uh redevelopment plan. Um there is a um a decrease in the amount of imperous cover and when we design the uh storm water drainage on the site as well we do
decrease the amount of water. the quality of the water is improved and each discharge point of uh that leaves the site into existing catch basins and so forth um there's actually a reduction in peak flow. So there is a benefit of
uh by by reducing the amount of imperous cover we're able to decrease and control better the uh the outflow from the site as well to to uh to in order to incorporate those attributes of improved uh discharge storm water discharge.
Um that's that's the main points of the of the site layout. Uh it was a rather easy engineering design. Uh basically the build the the site doesn't change much at all other than the loading docks
being uh being obtained. Um the next step I probably would like to go through your engineers comment letter because it discusses the the um deviations from the redevelopment plan and points out um a few items uh several
items I should say that uh Mr. Denavi was looking for testimony on as well. So, I'll jump into that unless you want me to stop for questions. Let's keep rolling. >> Okay. So,
there are uh four um uh deviations from the um from the redevelopment plan. One is maximum lot coverage. Um 80% is your maximum per ordinance and uh we're providing 83.6%.
However, that's a decrease of approximately 3% because the existing imperous cover is 86.7. So the you're allowed 80% the existing site has 86.7%. We're dropping it down to 83%.
If we were to do any any f furthermore, I think it would have a detrimental effect on the circulation. It would reduce the parking. So then we have a parking variance. So there that was the limitations that we're dealing with um uh for the site. But as I said, we're
making things better and we're reducing um the storm water generation of this site. One other aspect is the landscape of the loading areas. There are we are landscaping it to a degree. Uh it still
will be visible from uh from um Liberty Avenue. Um but we've done as best we can for that area. We do have a fence line, a vinyl fence, solid vinyl fence 6 ft high along that uh that southerntherly edge as well as the westerly edge. Um,
as I think was discussed um, a bit, we're more than willing to work with your engineer to fill in any landscape spaces that we can enhance that landscaping and improve the buffer even further. Um, so we ask we're asking for that again dealing with an existing site
doing the best that we can in terms of what we're able to deal with without having a clean slate. Another aspect dealing with landscaping is that 200 square ft of landscape islands are required for every 30 parking spaces. We
do have um if we were to take uh take out some pavement, even though we have some striped areas, they're rather narrow. Uh you need to 200 square feet, 18 foot parking spaces, you need a width of 5 and 1/2 ft, a little more than 5
and 1/2 ft. Uh we would have to then restripe we if we if we were going to widen uh that um that we would have to restripe the whole parking area, we would probably need to lose uh a couple
of parking spaces as well. Um so what we would prefer is to enhance and which we've done to a degree willing to do some more uh the perimeter of the site as well. I think it'd be more effective in in providing screening and buffering
to to uh align that landscaping uh along our neighborhoods neighbors property lines as well. So again we have we have a hardship here dealing with an existing site providing uh adherence to that requirement providing for the um 5 and
1/2t spa wide spa landscaped islands we lose spaces we would have to restripe the whole parking lot um so rather than do that I think it much more effective if we provide that perimeter landscaping and buffering and last but not least um
there Um it it's I think it's rather uh ambiguous, but the um refuge area needs to be located adjacent at so excuse me, located in or adjacent to the loading area.
Essentially, it is it's down in the uh I'll call it the um southeast corner of the site. There's an existing um uh refuge area with a compactor. It's going to remain. It's adjacent in my mind uh
to the loading areas. Uh but if there's any degree that well could you could have done better. Again, we're keeping it where it exists today. Um it's it's um it's away from uh let's say the properties um residential pro or residential neighbors. It's the furthest
distance away from them. So, it's probably the best location that it should be be belonging. So if there is any deviation in anybody's mind, I think it's justified that it's worked before. Uh we're leaving it in the same same position and I believe it is um uh not
um uh very visible at all to anybody um passing by the site or or living near the site. So those are the four devi deviations that um that we uh are are asking relief on and I believe providing
the justifications for them. Um there were several um and I'll leave to Mr. Denav if I I'm missing any uh where he asked for for uh testimony regarding some of the issues and the first one
that jumps to me is on the third third page uh three number three traffic and parking in the center of the third page um [clears throat] significant there the traffic report indicates a significant reduction in both AM and PM peak hours
testimony should be provided to discuss the impacts that the loading and unloading of trucks and the turning in and out of the site may have on the motoring public and adjacent neighborhood. As I said before, this intersection was designed for
tractor trailers um when Bed Bath and Beyond was there and made the improvements to that intersection. So, as I pointed out before, making left in or through movement in or through movement out onto Rowi Avenue uh creates no negative impact in in uh in affecting
the movements um at that intersection itself. And then the the perimeter um counterclockwise direction through the property is is a safe uh attribute. there's a separation between the u the
employee parking and the truck traffic itself. So it's segregated in terms of um where those movements are going to um going to occur. Jumping ahead in Mr. Dave's report, I'll
jump to u section 5.2 two um talks about the perimeter um I'm sorry the landscaping predominantly along the perimeter of the building uh that are acceptable to this office. However, there are deviations from the parking lot landscaping uh which I which I
talked about as well. Um let's see jumping down to 6.2. Um, oh, this again I um um Mr. Dami made a good point of providing the landscaping if and where
it's possible on the I'll say the outside of the fence or the or the residential neighbors side of the fence. More than willing to work work uh with with him on that and it's good idea that we do provide that as well.
Um 6.3 talks about the um same thing uh residential side of the of the of the fence and jumping down to uh 8.2 two talks about the flood zone, the FEMA map, and we
certainly are outside of any flood flood plane. Uh so there's no effect u effect there. And I think that's uh >> but the 8.1 uh I think on a large site like this, there's plenty of area for staging of uh
snow. Just >> 8.1. Oh, snow removal. >> Yeah. >> Yeah. Snow removal. We we do have areas well a ton. We have 177 parking spaces. You heard from the testimony we've only
got 30 employees there. So, we're going to have large areas of of I'll call pavement that unused uh that we could provide for storage. Not that and if it's ever needed, we we do have perimeter areas, landscape areas. It needs to be trucked off would be trucked
off as well. But I think we have way more than than sufficient parking that we can cordon off some of the pavement areas for storage of uh for snow. >> Great. I have no further questions at this time uh for Mr. Siger.
>> Questions from the board. I have a question relative to which it's not really relative to your testimony sir but the um area where refu what what kind of refu is generated from this particular manufacturer
>> I you know I'm I'm not sure either >> probably have the applicant uh we'll >> talk about that >> drag surge up here for a second >> not trying to >> and being it's an existing business you have a [clears throat] history with this >> yes so the the only waste we generate really is empty bags from our raw
material, >> uh, broken pallets or, um, really just floor sweepings. We don't generate any any sort of toxic or anything like that. >> Thank you. >> Thanks. >> I would assume typical office supplies too, right?
>> Yeah. >> Yeah. I mean, typical stuff like that specific to our business, it's really just bags and pallets and >> and we we compact that stuff anyway. So the delivery, the waste management coming and picking that up, it's not like a daily thing. It's once a week.
>> Okay. >> And that would be private pickup. >> Yeah. >> Any further questions from the board? Questions from the public? Okay. We have no further questions. Any >> We have no further witnesses obviously
that we could accept after 10 o'clock >> are here [laughter] to uh but no, we appreciate the board's time and consideration. Okay. Uh, can I get a motion to approve the application? >> Moved by Miss Khan. Is there a second? >> Second. >> Seconded by Mr. Frame. Roll call,
please. >> Mr. Alexander? >> Yes. >> Mr. Cohen? >> Yes. >> Mr. Frame? >> Yes. >> Mr. Miller? >> Yes. >> Miss Perkins? >> Yes. >> Mayor Bowser? >> Yes. >> Terrell? >> Yes.
>> Miss Khan? >> Yes. I want to thank you for bringing in business into union and supplying um jobs for union nights. >> Okay. >> Yes. >> I'm sorry, Chairman Lelay. >> Yes. >> Yeah. Well, again, thank you very much
for your time and excited to have uh Serge and his family as as M said, make further investment into the township. >> I think we all second Mrs. Khan's sentiments there. Uh can I get a motion to adjurnn? >> So moved. >> Moved by Mr. Cohen. Is there a second? >> Second.
>> Seconded by Mr. Frame. All those in favor say I. I. Meeting adjourned back down.