Welcome to tonight's meeting of the zoning board of adjustment of the township of union which is being held pursuant to the open public meeting law C231 laws of New Jersey dated 1975. 5. Notice of this meeting was advertised in the local source, the newspaper of
record, and notice has been posted on the bulletin board in the municipal building adjacent to the municipal clerk's office. Roll call. >> Uh, Mr. Wy >> here. >> Miss Martins is absent. Mr. Bethag >> here. >> Uh, Miss Scott
>> here. >> Mr. McNeel >> here. >> Miss Little >> here. >> Mr. Graves is absent. Miss Rickettts is absent. Mr. Champion >> here. There being a quorum present, this meeting is now declared open. At this time, I'll entertain a motion for the
approval of the minutes from December the 3rd and December the 10th. >> Mr. Chairman, I move that the meeting minutes of December 3rd and December 10th, 2025 be approved as written and dispenseed with their reading.
>> Second. >> All in favor? >> I >> opposed. So moved. Before we begin tonight's meeting, are Oh, excuse me, Mr. Monguso. Are there any communications? >> Yes, Mr. Chairman. There are
communications uh regarding calendar number 3467 uh that I will let council address when we call. Before we begin tonight's formal meeting, I'd just like to introduce a new member of our zoning board of
adjustment, Miss Joanne Little. And I I I speak not only for myself, but all the board members that we wish you luck and it'll be a pleasure working with you in the future. Thank you. >> Our first order of business this evening is going to be calendar number 34667,
Nicholas Jones. Location is 11 11 1 115 false terrace block 4208 lot 23 applicant wish to put a driveway in his front yard. Uh yes for the record Rob
Pansul the board attorney uh I don't think anybody here is on behalf of the applicant tonight cuz we received the communication as referenced by our board secretary. uh the applicant through council sent the letter in indicating that the application is being withdrawn. So it is something that we didn't begin
the hearing, but we did notice and made an announcement that it was going to be continued tonight. So if you're here for the case of calendar number 3467 Nicholas Jones for 1115 Falls Terrace for a driveway in the front yard area, that application is being withdrawn.
that uh project will not occur unless they come back to the board on notice uh with a new application. So there's nothing for the board to rule on. There's nothing to since we didn't start the case um the matter will not be heard uh and it will no longer be a part of our agendas.
Thank you for that clarification, Mr. Pansula. Our next order of business will be a continuation. It would be it is for calendar number 3469 USA Concession Enterprises LLC.
Location is 1160 Springfield Road Block 3401 Li adding wholesale retail to an existing warehouse distribution. Counselor >> good evening Mr. Chairman, members of the board, again, Danielle Federico from the law firm Key Shihane and Gian Tamasi
appearing on behalf of the applicant USA Concession Enterprises LLC with respect to the property located at 1160 Springfield Road, which is designated as block 3401, lot 8. um when we were back here in in December, you previously
heard testimony from the um operator and as well as from our traffic engineer and site plan engineer. You did request um clarification regarding the floor plan and for us to make some revisions which we did engage an architect. Um there
were revisions made. Um, I'll just briefly introduce it, but I do have an architect here tonight. And again, um, our traffic engineer and planner is also here, a civil engineer who's allin-one. Um, he's also here if you have any other
questions. And also the applicant representative is still here. So, just to provide some clarification, since the last um, meeting, the floor plan was broken up. So it's clear that of the existing uh warehouse space which is
46,530 approximately 14,682 square ft of this space will be for the existing warehouse distribution use. Um oh hold on I think I have an old one. I
apologize. Oh no that is it. And approximately 8,245 ft will be for accessory office space. Approximately 298 square ft will be for the mechanical space. And the remaining 23,255
ft will be for the wholesale retail use which will be the only location where the business customers who have to have those business credentials, tax ID numbers will be able to access. Again, we do have a architect here tonight. So,
unless there's any questions for me, um, I'd like to call my first witness. >> Are there any questions from the board? >> No, I did accept and noted the revisions and I marked them into the record carrying from the first session. Uh, A
five is the uh revised site plan uh which was revised through January 6th of of 2026. Uh, and that is now a part of the record. And then the architectural floor plan, which was one sheet uh dated
January 6, 2026, is A6. So we're A1 through A6 for the record. >> Councelor, you can call your first witness. >> So with that, I'd like to call Matthew Bow, who's our uh architect. If I can ask the witness to swear or affirm that the testimony you're going
to provide this evening is the truth and the whole truth. >> Yes. >> And for the record, just state and spell your name with your affiliation. >> Matthew Billow. M A T H E W. Uh Billow B I L O W. Our firm is Billow Garrick
Group out of Richmond Park, New Jersey. >> Thank you. >> And Matt, for the board, can you please give the benefit of your educational background and experience? >> Sure. So, I h I have a master's degree from NJIT in architecture. Um, I've been a practicing architect in New Jersey
since 2015 and New York since 2018. Um, I also currently reside on several boards including Ritual Park. >> The board will accept his credentials. >> Thank you. >> Matt, you're familiar with the site and the proposed use? Yeah, I've been to the site a few times.
>> And uh you prepared the floor plan that was submitted with this latest revision? >> Yeah, that's correct. I fieldverified the building and um drew the plans. >> And can you please walk through the board um what this latest revision shows and how it's going to operate?
>> Sure. So the purple area is what's we're calling the business um occupancy or the office occupancy, excuse me. Whereas the yellow is the warehouse loading and storage facility
portion. The green is what we'll refer to as the retail portion of the uh building. >> Um I can just take you through the site down on the Can I zoom in here? >> Yeah, just zoom in on the iPad. Y
>> here we go. So you would as a patron you'd enter down here between column line three and four. Um and that would be kind of your entry and check in checkout area for the building. And then you would really kind
of maintain to the green area. And the only other part I would point out is that there's going to be some cooler storage space and there's no intent of any um any occupants except for the warehouse
employees using that cooler space. So again, just for the record, other than this green area, the business customers that come with their tax ID number and and get a membership, they are not going to be able to access the yellow areas or the purple areas. Is
that correct? >> That's correct. >> And can you give an approximate percentage of what that is of the total warehouse? >> It's 50%. >> I have no further questions for this witness. Are there any board members that would
like to question Mr. Billow's testimony? Hearing none. Are there any members of the public that would like to question this witness? >> Hearing none. Counselor. >> So with that, I'd like to recall our civil engineer, traffic engineer, and planner, which is >> Matthew Suckler.
>> Just for the record, uh just state your name. name is Matthew Seckler. It's S E C K L E R at Stonefield Engineering Design. >> And you were sworn and qualified in your capacity last any changes since you were that occurred in December?
>> No changes. >> Okay. Thank you. >> And Matt, your firm prepared revised plans that were submitted with this latest revision? >> Yes, the site plans were modified very slightly, so I'll briefly go through that with the board. One of the changes
we made was originally all the handicap accessible spaces were where they're located today, which based on this plan is was in the top left corner, which is actually closest to the office area. So, we did is we moved some of those ADA spaces closer to the customer air uh
entrance as we anticipate there may be some customers that need ADA accessible parking spaces near their door, near the uh customer entrance. We also added the an ADA ramp to get access into the do into the building itself and just kind of reworked some of the parking spaces
as when we ran the truck template around the building, the fire truck template around the building, there was an area in which one of the fire truck uh drove over one of the old spaces. So, we've adjusted that in this up updated site plan. So, again, some very minor cleanup items, but we felt it was important to
get a proper set of plans into the board uh for their review. In terms of any other changes, again you heard from the architect uh you know the new layouts inside the building. I do want to just provide the board uh some information. While I do not have the
breakdown of space allocated within the um restaurant depot in Union, our office did actually work on a restaurant depot that's been approved and uh under construction in uh Pamis up in uh Bergen County. and I wanted to provide you uh
some information regarding their breakdown of space for customer retail versus warehouse space. And if I can find that sheet in my notes, I'll definitely give you those exact numbers. Perfect.
Um the restaurant depot in uh in Pamis, 83% of their square footage was for retail or merkantile space. Again, we're at 50% here. For storage, they were at 14%, parameters, we're at 31%.
And the business or office, the only 2% of their building was for business office, and ours is 18%. So again, you could see that this style building I know was concern of the board when evaluating this project compared to the restaurant depot. Uh clearly has a different type of operation. uh
obviously not being a national brand with 160 uh locations and not being a brand that like this one is uh you know currently kind of in a catalog online ordering form. Restaurant depot obviously was born as a come into our
store and shop type of business. Uh so really they are two different business models and we want to make sure that we differentiate ourselves from even that layout inside the building. So I know that was a concern of the board. So I want to provide those comparisons um to that site that we are working on uh for Restaurant Depot in Pamis.
Additionally with this application we are seeking a D1 use variance. Um while this uh site currently uh operates or previously operate as a warehouse warehouses are not permitted in the CI commercial industrial zone. Um in addition uh wholesale retail is also not
permitted in this zone while retail you know convenience retail or normal I would say typical customer retail is considered a conditional use in this zone uh we are still seeking that D1 use variance as it relates to D1 use variances. We are required that enhanced burden approved to show site
suitability. When you look at this site and the building itself I actually think it is quite suitable for this type of use. You have a large open floor plan with high ceilings uh and loading docks. So it does again allow itself to be utilized as a warehouse which it has over the years and this kind of addition
of wholesale we retail. We do have sufficient parking spaces per your ordinance. So again I do believe the site is uh properly suited for this type of use uh for this again additional type of retail customers. Um in addition um we do have sufficient areas for loading
on site and again it does allow us to oh and it is on a site that is significantly larger than what your minimum lot area is. Your minimum lot area is 80,000 square feet and we're at 118,000 square feet. So again, a larger than minimum required lot. So there are
I believe um definitely some aspects of sight suitability that are met with this application. Terms of special reasons, again believe I believe we're advancing purpose G, which is to provide for appropriate locations for a variety of uses. Again, I do believe this use is is well suited here. Again, a use that kind
of combines that warehouse use and that retail use, especially one that does not see that high level of traffic as, you know, kind of a open retail user. Um, I do believe that's appropriate. We look at the negative criteria. Typically, we look at items like traffic, parking,
noise, lighting, or height. I don't believe we have any issues with that here. I know we had discussions with traffic. The fact that all of our traffic exiting actually exit onto Miltown Road, I think is a benefit because vehicles that want to get back to Springfield Road get to make that access make that turn at the traffic
signal. So, we're not basically dumping traffic at our site out towards Springfield directly where you have the Restaurant Depot and other high volume users on that roadway. So I do think that's actually a well suited design from a traffic point of view terms of your master plan because we do have to
evaluate this from the second prong of the negative criteria as well. Uh we looked at land use goal number two which uh talks about supporting desirable non-residential development. again obviously uh you know re uh commercial uses like this help add to your tax base and I believe that's why that was listed
as one of your land use goals and your uh master plan identifies that um the land use ordinance should continue to respond to changes in economics and market demand and again I think this is kind of that change in demand you know warehousing especially older warehousing
is not being utilized as much people like that really high ceilings those huge warehouses you see on the turnpike uh this is kind have one of those older warehouses. It's tougher to find a new user for this type of warehouse when you have those new buildings being built. So, I think this type of site where it's
kind of a mix between a warehouse and wholesale retail on a street like this, I think is beneficial. And uh again, your master plan does talk about the economic development goal number one, which is encourage development of a diversified economic base and generate uh uh employment growth and increase tax
rateables, which I think you're getting here as opposed to a vacant warehouse. I do want to highlight also we look at the um ordinance itself uh in the purpose of the CI commercial industrial zone it the purpose is this section of the ordinance
is to permit large lots and buildings for the operations of industrial office warehousing distribution manufacturing similar businesses that generate considerable vehicle traffic require large indoor spaces and/or produce otherwise undesirable externalities now
I don't think we are producing undesirable um externalities with this type of use. But again, your ordinance does reflect the fact that you know they do have these type of uses like warehousing, distribution and business uses on these large lots is the
intention of the CI zone. So while we are seeking a use variance here, I do believe that we are not uh damaging the uh the u the ordinance and the laws itself. So again in summing up this application, we have right now what is a vacant warehouse. We're looking for a
new user to come into this site. We believe there's some significant improvements we're making to the site circulation, adding some more formal parking on the site. We do meet the parking that's required and we believe this application is one that u would benefit the the um uh would benefit
union and would also uh obviously is well suited for the site because the building itself has operated for for warehouse for a number of years. >> And I have no further questions for this witness. Are there any board members that would like to question Mr. Seckler's testimony?
>> Yeah, I do have a question. Can Can you reduce the size so we can see the entire site? >> Yeah. >> Is that better? >> That's much better. Thank you. I'm just trying to figure out the flow of traffic on on the oneway.
>> Yep. >> On on the left hand side. >> So the left hand side is an entrance only. So you have It's difficult to see. I'll now just zoom in just so you can see a little bit more because it's a little light there. You have um angled parking. So, you have a one-way drive
out with angled parking. As you go down the left side, if I can get the plan to move, you get to the bottom. You could see there's uh striping that indicates it's do not enter one way. So, so no one comes up that way. >> There's going to be pavement marking. >> There's gonna be pavement markings. We
we will put a sign as well, but we have pavement markings right now. We can put a sign there as well. And that's this thing right here that says do not enter. And then as you get to the bottom, it's a two-way drive aisle that works itself towards the uh driveway along Miltown
Road. So you could come in or out on Miltown Road. You could only come in on Springfield. >> And this curbing is not mountable, right? That's that'll prevent someone from trying to go around. >> Yes. >> Yes. >> And you can make left and right onto um
>> you can make left. Yes. Left and right. You can make a right to head towards Springfield. You can make a left to go towards the town of Springfield and a left to go towards road of Springfield. >> Where's the signal at? >> Signal is right here in the top right hand corner. So, we're on the corner.
So, traffic signal is right here at Springfield. >> Based on on the studies, you don't participate. You go back up on a busy day. No, I mean >> with existing traffic, >> it's and again we did a traffic study. I think I spoke briefly about it last time. Obviously, it's going to generate
more traffic than a vacant warehouse, but in terms of the level of traffic, we'd never see traffic that backs up towards where our driveway is. So, we can get vehicles out of our site. And again, the light, you know, does, you know, change. I think it's on a a 90 second cycle here. So, we can get our our vehicles back onto Springfield Road,
you know, basically every cycle. I I guess the real question is if you know and we hopefully prayfully this thing will take off and you guys will make a ton of money but that's going to bring a ton of traffic also uh will the applicant be willing to assist the town
if need be um you know with handling that traffic >> generated from that business. So again I I don't want to speak directly but are you saying let's say if we have a you know it's Christmas time we have a busy time period and you know we need to have police director or something like that on site >> that is you know something but again I
just want to remind you know the board that this business model right now is existing site is completely he does >> everyone orders online or you know calls in an order and they deliver out. So their existing customer base they're a successful business just as basically a
order delivery style. He's obviously wants to bring this here because from a, you know, a window shopping perspective, if you can get someone into the building, they may be able to see a, you know, a new product that they are carrying to basically add to their monthly order, but they basically have a
continuous business that they have um that they're looking to obviously uh bring here as well. >> They're looking to grow. >> They're looking to grow. They're looking to grow. They're looking to add add part of their business here. So again, I do expect and they obviously want customers, but again, I think we heard I got some nods from the from the uh
client and the applicant uh in terms of that they would have there's, you know, traffic problem, right? >> And again, we certainly have no I did look back at the client. He has no problem working with the town in if if there is any issue in the future and
there is some sort of congestion, we'll certainly coordinate. >> That's good. I'll note that for the record as a condition I know because that that really got us back here to tonight. I know the applicant did an admirable job supplying the plans as I think the board was expecting. I'll note that I've done it in the past with these
types of potential situation may never happen but just to working cooperatively not only with the potential for that instance but in in implementing the Collier's recommendations. There was no issues with any of the details in any of the reports or the departmental comments. >> Correct. >> Okay. And I could also share his contact
with you offline so that the town has the his contact information if you want to contact him directly, but you could certainly always contact. >> A lot of times they even want pre-construction meetings and stuff. I don't know you you do much construction per se, but as long as we have that cooperation, I mean that's something the union is very supportive of the business
community. So this is something that always uh is good to see, but you got to prepare and and and that's what we're trying to do. So it sounds like we've dotted all those eyes and crossed all those tees. Are there any other board questions? >> Uh, yes, Mr. Chairman. Can you go back
to that same exhibit? >> Yeah. No, the one before. >> So, I have a uh quick parking question myself uh in reference to the front of the building. I saw it labeled on the exhibit. I just want to ask a couple questions. I know you mentioned it, I
think, in your last testimony. So, the front will be for employee only. Yeah, that little loop area, >> right? The loop area in the front. Yes, >> correct. That there's parking there that exists on that loop today. That'll be employee only. And we indicated that there'll be seven employee only spaces along. >> Okay. My only issue is so it'll be a
oneway coming in and then the entrance will be closer to the traffic light close to Miltown. >> Correct. And I don't remember if there's a sign out there. We have no problem it being a right out only. >> Okay. That that was my question. So no left turn. I think she think it's a hazard like you know. So it be right only. >> Correct. That little loop should be
right in and right out. There shouldn't be any left turns into the loop. >> Perfect. No further questions. >> Any other board questions? >> Hearing none. Are there any members of the public that would like to question Mr. Secular's testimony?
Hearing none. Are there any members of the public that would like to come forward and make a comment on this application? Hearing none. Councelor, would you like to sum up? >> Yes. I just would like to thank the board for their time and consideration. I think you heard um what's being
proposed, which is the warehouse and wholesale retail model, which is on an oversized lot, and you heard the testimony from our planner and our architect of how that's going to be broken down. And we believe that the uh testimony presented shows that this site and the business model that our
applicant is proposing is well suited for this um property. And we we would respectfully request that the board approve our vote. I do know I believe there's we do have obviously use variances. So we do need five votes. Um,
so if the board is inclined to vote tonight, I would like to see if there's any concerns before consulting with the client to see if they do want to take a vote because my hesitation always with the D1 use variance is I need when
there's only five members, I need a unanimous yes. Um, so if there are any concerns, obviously we're more than willing to work with you all, but I don't uh also want to put my client in a difficult position where, you know, if someone does have a concern, I don't want to tell them to vote in a situation
like that. >> I think that's a fair request, Mr. Chairman. I think the board can deliberate and then since she is entitled to a full complement of members, if the deliberations go smoothly, it's something the applicant can choose to have the vote tonight and we can be completed. Well, at this time, are there any board members with any uh
concerns or comments? Hearing none, >> then we'd like to take a vote. >> Okay. >> Okay. We could cancel this now. >> I'm not much of a gambler. You had to do a count >> making me laugh. U
we can counel we can conference this now. Uh Mr. Bentea, would you please begin? >> Yeah, thank you Mr. Chairman. Uh based on a testimony tonight along with the revised plans including the ground floor plan. Um this is a good application. I
like the fact how you guys broke everything down. in sections. And um I'll be voting yes tonight. >> Miss Scott, >> um I'd like to concur with my colleague. The professionals did a great job explaining and coming back with revised
plans. Everything looks good. I don't see any negative impact. So I will also be voting yes tonight. >> Mr. McNeel. >> Um thank you, Mr. Chairman. I I would also agree um that it's a good application. professionals did a fine
job addressing some of the concerns that we had. Um I believe the site is well suited um for this for this uh application and I will be voting yes. >> And Mr. Wy. >> Yes, Mr. Chairman. I think the site is
well suited for this use and I think it's a good application. and positives outweigh the negatives and I think it's a benefit to the town as well and the applicant is willing to comply with the town's concerns when it comes to the traffic issues. So, I'm going to vote
yes as well. >> As for myself, based on tonight's testimony, which I felt was very clear and concise, the witnesses did an excellent job. Uh the variances requested uh are justified. The property is well suited for the proposed use of
the building. I like the uh floor plan and uh I too will vote yes for this application and I wish you well. >> Thank you very much. Thank you for all your time as well. >> Can I have a motion and a second to
grant the application? >> Mr. Chairman, I move that the board grant the variance applicable to this application and that council is directed to prepare a resolution consistent with the board's decision session. >> Roll call. Mr. Wy, >> yes. >> Mr. Benagana,
>> yes. >> Miss Scott, >> yes. >> Mr. McNeel, >> yes. >> And Mr. Champy, >> yes. >> Good luck to you. >> Thank you. Have a good night. >> Good luck to you. >> February 4th, it'll be on the board's agenda to pass the resolution. February 4th. Continuing with tonight's meeting,
our next and final order of business this evening is calendar number 3464, Patternest Construction LLC. Location is 20 Windsor Avenue, block 4803,
lot 24. Applicant wishes to construct a two family dwelling with insufficient setbacks and lot depth. Counselor >> uh Gary Goodman on behalf of Eternis Construction whose principal is Daniel
Sanon who will be one of the witnesses this evening. Uh this is a application that faces a C1 hardship variance. Uh given the fact that the depth of the lot is only 70 foot, the U zone permits a
two family house and the applicant proposes a two family house. The current house uh that sits on the property is a dilapidated uh uh house that's in poor condition. Uh Mr. Sanon through his
company has purchased this house and wishes to develop it into a two family house. Um my witnesses this evening are our engineer uh Daniel Davies Davies Engineering and Bruce and our architect
uh Bruce Brat Bratstrom. Uh and I would like to call my uh first witness uh Daniel Davies. >> For the record, council and board members, I did mark A1 the application as it was submitted. Uh A2 is the site
plan that was proposed and that consists of two sheets. That's A2. A3 is the architectural plans which consists of four sheets. So A3 is the arc plans, all four sheets.
And then A4 is the onepage survey. So A1 through A4 for the record. Uh the details were summarized in the January 8th, 2026 Collier's report which I assume council you received and your professionals address tonight. Yes. >> As well as the other departmental comments. I think there was a fire
comments and even the assessor had a question. Uh so if the first witness, this is Rob Pansul, the board attorney, if I can ask you to swear or affirm that the testimony you provide this evening is the truth and the whole truth. >> I do. And for the record, state and spell your name with your affiliation.
>> Yes, my name is Daniel Davies. D A V I S. I'm the owner of um Davies Engineering located at 615 State Route 94 South in New Jersey. I'm a licensed engineer in the state of New Jersey in good standing. I have a bachelor of engineering degree in civil engineering
and a master in infrastructure planning from Benji. I have not presented before this board before. I um primarily present in Sussex, Warren, and Morris counties. The board will accept his credentials. >> Okay. >> Thank you. >> Um, Mr. Davies, could you describe for
the board Well, first, you've been retained by Mr. Sanon uh to put together this site plan. >> Yes. >> Could you please uh uh um tell the board the present conditions on site? >> Yes. So, what I have up on the screen
right now is a zoomedin um image of the survey that was presented in the application package that was prepared by Morgan Engineering. Uh this shows uh an existing dwelling uh single family dwelling twotory on the front lefthand side of the property, an ashefelt
driveway, a garage. The garage itself has been pulled down, but the floor slab itself is still there and an open space off to the right hand side. So today the property is 84x 70 foot in dimensions. The zone calls for a 100 foot depth
dimension and that leads us into several of our variances. Actually three of our variances that are bulky variances based on lot depth. So today the property is essentially a single family dwelling that is in a state of disrepair and our
applicant or our client the applicant has purchased the property with the intent to put up a new twostory multifamily two unit um structure. Um both would be um it'll be two stories,
three bedrooms each on the on the second floor, living space, garage on the first floor and a basement. Uh the basement is not a daylight basement. It's not a walkout basement. So it's only a true twostory structure. The rest of the property uh it will be serviced by a
driveway. So parking would be on uh shared with that and we can go into that now. So the property today it needs to be fixed. It's dilapidated. It's it's in a sorry state of disrepair. So we're going to jump over to the variance plans
now. And I am going to look at uh sheet number two which are existing site photos. So just bear with me as I >> Daniel just to clarify the college's report refers to uh a request for a three-story building and that is just an
incorrect u uh reference. Correct. >> That is correct. It is a two-story structure proposed twotory structure. So what we have shown here is um uh some photos which are located on sheet V2 which is the second of our two sheet
submission. These are the plans undated uh unrevised dated 9625 as submitted to the board. Um photo number one shows looking across the property from the left corner towards the existing dwelling. You can see it is
in a a sorry state. Uh, photo number two looks directly on onto it. Um, oops. Uh, and then we go across. As we move across the front of the property, you'll see the existing driveway. You can see a grass area to the right. And again, it's
continued over to the adjacent property. And then uh as we move down to the uh following photos, these are taken at the back of the property looking towards the street, you'll see there's some open space um in photos number five and six.
And in photos seven and eight are actually standing at the front of the entrance road, which if I go to the cover sheet, I can show you the aerial. So, we have Springfield Avenue that our street ties into, which is Wilson
Avenue. Our property is highlighted in red. The photos that we're looking at seven and eight, one is taken at the intersection looking down Wilson, and one is in the same vicinity, but is zoomed in looking to the corner of our property. As you can see, uh Wilson is a
very congested roadway. Um based on these photos, um everybody seems to park on the street and um only the stop bar and the exit out of Wilson allows through traffic. Um our proposal as we
go up into this does allow for and I'll zoom out parking on the property with no on street parking. So we did accommodate that. So let's go to the bulk conditions so we can step through those for you. So
we are in the RB residential B district. Uh we currently have a single family residence. Uh we are going on multif family and that is a permitted use. The minimum lot size is 5,000. We have 8 uh 5,880 ft. So we're in compliance. Our lot
depth um sorry our lot width required is 50. We have 84. Our lot depth is 100 is required. We have a pre-existing non-conforming condition of 70. So there is no opportunity to buy any more land to make our property bigger. We are
surrounded by multif family to the left, a single family to the right, a single family to the rear. Um no opportunity to add land or add depth to this property. The u maximum building coverage uh permitted is 45. We have about 20% today
with the single family and the garage and tomorrow with the single structure we have 40%. Total impervious coverage today we have 53. Tomorrow we will have 53. So we're balancing and not increasing impervious coverage. Therefore we're not increasing storm water runoff and we are in compliance
with the 65%. The principal structures today the existing structure is very close to the front property line very close to the side property line and just will be coming down. Our proposed structure is uh 17.1
ft to the facade and 14.5 ft to the canopy. Our setback when the uh required is 25. The average setback with the adjacent structures on the right and the left of the property is 15.4. So our variance is for a.9
foot variance. So we're looking at about 11 in or so. The sidey yards are five and we comply with that in the proposed condition. Our rear yard is 25 or 10% um lot whichever greater and so we're go we
are with the 25 and we are at 20 on the proposed and the architect will talk further about the the functionality of the building and uh our building is 31x 74 and how it works and how it fits onto the property and we have centralized the
structure to minimize any variances in the sideyards in other words being closer to our neighbors to the side but we are a little bit closer to our neighbors in the rear and we are elevated and we are closer uh based on the average um setback to the front yard. No accessory structure is
proposed. Each dwelling unit will have a a singlecar garage and the driveway can accommodate one based on the uh comment um the engineers report. It does indicate that we are required to have four for the development and we do have four for the development. There is no
proposed on street pathing for this development. So just going over the variances uh again for you. So we are talking um bulk sebulk variances that are related to the existing condition of the property
directly related to the depth of the property. So the lot depth required is 100. We have 70 that's a pre-existing non-conforming condition. Our front yard set back to the principal structure we uh are required to have 25. The average
on that side of the street is 15.4 and we measured to the canopy is 14.5. Measured to the facade we are 17.1. So we are only um in uh front yard
setback violation because of the coverings to the entrance into the structure for each dwelling unit. We have um oops I'm sorry and we have a reard variance where we are required to have 25 and we are providing 20. So,
going to the plan itself. Uh, oops. I'm sorry. My mouse is a little bit finicky on me. Okay. So, to the left of the property, we have an existing multif family
structure which is very similar to what we are proposing on this property. And I can draw attention to photo number Oops. Down here, photo number eight, you can see that it
has a it's a two-story structure. There's a two twocar garages and it's parking in a driveway. That's the exist the same make and model that we're proposing on our property. Uh that property does not have the ability to park in the front of its um building
because all the parking on the opposite side of the street prohibits that. But as they demonstrate, same as what we're demonstrating, we do not need or require on street parking. So going back to the uh plan itself. So we do have a driveway
that is 24 foot wide. Two cars can comfortably park on that. And then there is a sidewalk going into each dwelling unit. Uh you come into the living space with stairs going down to the basement, stairs going out the back door, stairs going to the second floor where the
three bedrooms are. It's a mirrored uh design. So what's on the left is on the right. Um we do have a seepage pit in the front corner that is for the footing drain. We do not have any increase in impervious. We're balanced. It's 53
today, 53 tomorrow. There's no increase. But because of the basement, we have a footing drain around the basement and we don't have the ability to daylight that pipe. So daylighting means if you've got a slope to the property, the pipe can come out and go on its way. We don't
have that capability. So we tie it into a seepage pit, therefore relieving any pressure build around the foundation. And the architect can talk further on that if need be. So the seepage pit is not rooftop storm water related. It's footing drain related. The uh there are
a couple of minor um stone walls to offset grade differential as you go across the property. The building itself is a big plane. There is a little bit of slope and um the rest of the property is open space. Um the uh the applicant will talk further about his intent with the
property, but right now we were uh understanding it's a small property. We didn't want to put too much landscaping and have a maintenance concern with that. So, right now we have a strictly open space lawn area, but if the board would like, I believe there was a comment regarding landscaping that if
the uh board would like us to put some landscaping in the front yard, I'm sure the applicant would be um more than happy to put some shade trees or something of similar nature there. Um other than that, uh each unit will have their own service connections. They will
act independently. Um, >> and there's not much more to it. It's simple. >> Mr. Davies, just a couple questions. Um, follow up. Uh, uh, could you talk a little bit about the slope, which I think, uh, uh, serves as a natural
buffer in the rear and, um, I mean, we only have 70 foot going back, but, uh, there is, uh, this slope in the back that goes down. >> Yes. So in the back right hand corner there is a a wall there that differentiates the rear property from our property. We are not touching that
wall. We are elevated by several feet. Um so to pick up our there is a grade across the property. I'll bring up the survey which will help us. Actually that one didn't have the contours on it. So um we have a gray drop as you can see
kind of in the middle of the structure here from the edge of the existing driveway to the property line. We have about a three and a half foot grade drop as it goes across the lawn area that's there today. So when you put a big plane in, that is what a building is, we have
to pick grade up somewhere. So that's why we have these stone walls to pick those up so we can respect the property owners in the rear without having to replace a retaining wall or encroach on their property. >> Okay. Yeah. And just following up on the seepage pit. So there was a uh I believe
a comment about moving to a two seepage pit. Uh and your uh I think your testimony uh uh said uh sets out the reasons why the the one seepage pit works best. Correct. >> Yes. Uh it is not storm again
reiterating it's not storm water related and we understand the question uh actually the comment that was made that not understanding how this property is going to function how the the applicant would like it to be um as ownership and rental or or independent units and who
has access uh maintenance responsibility. If this was a storm water, I would agree with two sepage pits because it's uh rooftop runoff and roof leaders and things like that. This is buried 8 feet in the ground as a as a
it's inherent to the structure. Uh you don't put a footing drain in for no other reason but to relieve pressure around your basement floor and that goes into the seage pit. If uh the board is inclined to still request that, we would be more than happy to put a second one in. though I believe it's not
necessarily required. >> And finally, Mr. Davies, the Collier's comments with regard to off-site uh and on-site improvements, documents, permits, appraisals, there's nothing there we cannot comply with. Correct.
>> That is correct. Uh we are uh removing any ashalt um and and other site improvements on our property. Anything that's between our property line and the existing curve will be will be maintained unless the board has any comments regarding that.
>> I have no further question. Mr. Chairman, >> are there any board members that would like to question Mr. Davy's testimony? Council, I'll just note for the record, the Collers also referenced as a pre-construction meeting. And if you don't mind, I suggest the conditioning
the uh pre-construction meeting. They can go over that seat pitch pit issue and work cooperatively with engineering. I think the board normally would defer to engineering on that. I know there was a question from the assessor. I don't know if this witness would be ready to address it. >> Assessor's question on uh on ownership.
Uh, I think the the owner the applicant will address that. >> Okay. Thank >> Okay. Thank you very much. >> Any I'd like to call our architect. Oh, I'm sorry. Are there any members that would like to question his testimony?
>> Oh, I'm sorry. >> Any members of the public that would like to question the testimony? Hearing none, councelor, your next witness. >> Yes. I'd like to call uh Bruce Bradstrom give architecture testimony. Use a combination.
Okay. Can I ask the witness to swear or affirm that the testimony you provide this evening is the truth and the whole truth? >> I do. Yes. >> And for the record, state and spell your name with your affiliation. >> Bruce Bradstrom. B R A T S T R O M. I'm
a licensed architect in the state of New Jersey. I'm also a certified interior designer in the state of New Jersey. I'm a graduate of Kain College and a graduate of NGIT. I'm a licensed architect and my architectural firm is located in Newton,
New Jersey and that's Studio One Architecture. We'll accept his credentials. >> Thank you. Uh Mr. Mr. Bratstrom, you've been retained by Mr. Sanon to uh provide
architectural uh plans for this project. >> Yes, that's correct. >> Uh could you please uh walk the board through your design for this uh two family house? >> Okay. I'd like to speak a little history about the uh project. Alex, if you want to pull up the survey, the original
survey there. Okay. Now, this is the original survey of the property. I want to pay particular attention to the existing house that's there and then the garage. Now, when Daniel and I were going through the project, that's Daniel, the
owner. Uh we actually investigated the existing house that's there. We looked at it, but from a structural point of view, it was just so dilapidated that you pretty much would have to, you know, take most of it down and then to build new. And in that case, you'd have to come back to the planning board because
you'd probably take more than 50% of the house down. So with that in mind, Daniel and I said, why don't we from a cost point of view actually build a new building. So that's what we were thinking. So part of the things that we were looking at is we wanted to do a two
family. And we actually wanted to, if you zoom into the front part of where the house is, see how close the house, the existing house is right there. You got all that concrete. >> Okay. Sorry. Um, so you got all that concrete. You're close to the to the
street and it didn't really work out well. Plus, the the house itself is set like 2.3 feet in the bottom leftand corner. Now, if you zoom up a little bit, Alex, you're like three feet at the top. So, one of the things that we wanted to do,
we wanted to adhere to what the zoning or ordinance is, and that's 5T. So, keeping that in mind, we're looking at that. And then, if you look at the back, you see the garage there, detached garage. Well, actually, it's attached. That's about 7 ft off the property line.
That was just too close for us. And also that area that's hatched, which is to the left side of the garage, that's all concrete. You see how much concrete you have up there? So, what we were thinking is we want to do a nice
project and give grassy areas. Grassy areas in the back of the project and grassy areas in the front, nice lawns because it's going to be a uh a duplex, you know, two-unit uh house. And uh we wanted an area for kids to play. It's
most like children, stuff like that. So, with that in mind, we started to develop some plans. Now what I'll do is I'll walk to the plans. I'm going to go to this. So this drawing drawing A Z is the first
floor plan. Excuse me. One second. So to walk you through it, we got two units, unit A and unit B. So I'll walk you through unit A. So as we come in, we have the front entrance way, which is a covered portico. It's not enclosed. So,
so you know that got a couple nice columns. You come in, you have an entrance way. To the left side, we have a dining room. To the right side, we have a living room. Over back here, we have a nice little powder room. And then coming around here, it's like a nice U-shaped kitchen with an even bar. Back
here, we have a pantry. And then, of course, a closet here. As you walk around, as you walk around here, you've got a closet and then this goes out to the to the garage. Now, I made the garage deep enough so you got plenty of room. So, if
you have like say a garbage can or a recyclable, you can keep that in the garage. You got plenty of room for that. I also stepped the garage back 2 feet. So, I modified it this way. So, then the the driveway itself would be a little
bit longer. Now, if you on the original survey and also on the updated ones, I pretty much located that driveway where the existing driveway is. So, it's kind of like in the same location. And then, of course, this would be unit A, which
is the same as unit B, but it's just flipped. So, this is the first floor. This is the uh first floor over here. And the building footprint for this is actually 30 ft by 74T, which is the length.
I didn't propose any decks in the back so you don't have to worry about the encroachment of the property line. But in the back here will be all nice grassy area. Remember the garage was like right here which is very close. So you're not going to have that. Okay. And then of course as you come
down the stair here which takes you to the basement, you actually come out here. You got a full basement. This area here is actually the garage area but it's a slab. So it's nonusable space. Of course, you've got a nice little bathroom down there with some windows.
So, as we walk to the second floor, so here we'll go to the second floor. The units are basically the same. They're identical. Um, except they're just mirrored. You come up the stair here, you have a nice hallway. You have a nice little laundry room with washer and dryer. And then of course here you come into this and this is a nice
primary bedroom which is very nice as far as the size goes. You have a walk-in closet. Then of course you got a nice full bath closet, double vanity, water closet, big shower, another closet. Coming out here to a hallway. You have an open railing. Then of course you got
another bathroom here which is full bathroom. And that's really for these two bedrooms. And these bedrooms are nice sizes. You've got nice big closets. So, this works out well for the kids. Um, and of course, you have the same that's over here. We bumped it out a
little bit here just to give a little little interest as far as the elevation goes. Now, if you look at the front elevation, which is the streetscape, this is the kind of idea you'd have. So, basically, here's your entryway with a covered portico. You've got nice
bumpouts there with windows, you know, like for the dining room, for the living room. And then, This is the garage. Now, the garage area is set back 2 feet. So, it breaks up the wall a little bit here. On the second floor, we've got nice windows in the bedroom. And then, of
course, I bumped it up a little bit like this. Make it kind of interesting for the street. You know, people, you know, rather than being just a straight roof, which would be kind of flat and too long. So, I wanted to give some interest. So, I did it that way, which I
thought worked out rather well. Now, this will probably have horizontal vinyl siding um you know house throughout. Now moving to the next drawing. Okay, this gives you an idea here. So we
have your elevation as you walk around the house. This would be the right side. Okay, so there's your portico going in. This is the side. Dressed it up a little bit. You see I have a little bit of an overhang. That's that short piece. That's the overhang. And of course it
steps back a little bit that way. Then walk the rear elevation. This is kind of a look. So of course you got the doors that go into the garage. And this goes into the house. These are like the bedrooms. And I also bumped it up a little bit. I gave a
couple little dorm rooms to give it kind of interest, give a little pizzazz, you know, make it look nice on the rear of our And then of course this one here is kind of like this, but it's the other side as you walk around. So that's kind of seeing the ideas we
came up with. So it works out kind of nice. >> Mr. Batram, from um an architectural standpoint, looking at the street in the neighborhood, how does your design and the proposed development fit in? >> I think it fits in very well. As a
matter of fact, compared to what's there now, the house and so forth, it's really in bad shape. Um this will make it look nice. And there's some other projects too around the neighborhood that are very similar to this. You'll see. And there's one um if you want to go back to uh I don't know if it's on the site, but
it's probably on Daniel's drawing, but the one that's up on the far corner. What street is that on Daniel? >> The one that's behind you, >> which Yeah, that's very similar similar project. >> And and Mr. Credstrom, uh, you mentioned
vinyl. Is the whole, um, facade in the front vinyl or is it set off by anything? >> Well, we're still working on that. Daniel and I work on that, whether we want to do siding or maybe some stone in the front, a lower section. That would look nice.
>> Okay. >> You know, like maybe like a way here, which would be nice in the lower area. >> Okay. So, that's too big. up a little bit. You know, >> I have no further questions for the Arctic. >> Are there any board members with
questions for Mr. Bradstrom? >> Mr. Champion, I might have one. One second. I just want to look at something if you don't mind. >> Um, that basement. Okay. I'm I'm um >> is going to have It doesn't have its own
entrance. Correct. >> There's a question question. >> Yes. >> Does not have its own uh entrance. Correct. >> No, you actually come up the stair, right? And there's a share exit at the top. So, in other words, if you go to
the first floor, come around this way, right? You go down one step and then out, but then you turn left and you go down the stairs down. >> So if you have to bring something out of the basement, bring it to the backyard
and stuff like that, you could do that. >> Okay. Well, >> it's really a a shared kind of entrance. >> It It's uh Okay, but there there's two separate. Correct. Like one side got one, one side got the other. Go ahead. >> Just the one that's in the rear that goes to the basement.
Yes. But each This is a two family, right? Duplex. >> Yes. Matter of fact, if you look at the center here, >> that's the demising wall. >> Correct. >> So, this is unit and then this is unit. So, you have one over here and there's and one over here. >> Mhm. >> And then if you look at
two >> Yep. >> This is the door here. So, they actually go into the house. Okay. Well, I just want to make sure that like if there there is like a separate like an entrance that you can go downstairs or go out. I don't want
that to be expanded into like uh an an apartment. >> I just want to make sure cuz I've seen crazier things done in this town. So, >> I want that on the record that it will never be used as an apartment or uh >> No, it's a two family two family dwelling. I I know what it is and I know
what you designed it as, but sometimes, you know, I have to put things on the record to make sure that >> No, I know. >> The other important thing, too, is down the road if they want to do that in the basement, like say a wreck room, kids room, media room, have an exit door. >> No, that's fine. But,
>> you know, this in case of a fire, I mean, it's going to be a sprinkler building, but I've always felt the more safe you can make it for the kids, the better off you are, you'll be, you know. Like I said, >> have you have a basement with a rec
>> and you'd be surprised a lot of the project I do basement people put the recreational areas they put media rooms down there they put uh offices down there all kinds of things >> I just don't want it >> no no no bedrooms in the basement areas that's
>> and I will tell you in my experience seeing going out there and seeing other projects not this project, but I've seen people put bedrooms in crazy places. >> You know, >> in addition to the Collier's report, there was a number of comments from the fire department. Did you see them? You
have no >> people comply to that whole list. I went through that list. >> Just wanted to note that for the record. >> Absolutely. >> Matter of fact, usually when I do smoke detectors, I go above and beyond what's really required >> because I think about the thing, you know, people that are staying there,
kids and stuff. So, Any board members with questions for Mr. Bradstrom? Hearing none. Are there any members of the public that would like to question the testimony Mr. Bradstrom has given this evening? Hearing none. Councelor, do you have
another witness? >> Yes. I'd like to call Daniel Son. Okay. >> Thank you, Mr. Chairman. Members of the board, >> thank you for your testimony. Can I ask the witness to swear or affirm that the testimony you provide this
evening is the truth and the whole truth? >> Yes, sir. >> And for the record, state and spell your name with your affiliation. >> Daniel Shannon, last name S N O N. >> Are you going to have to speak louder? I couldn't hear. If you can pull the mic up a little maybe. >> Yes, sir. >> What? How do you spell your last name?
>> S O N. >> Thank you. And what's your capacity? You're the representative of the owner. Yes sir. >> Mr. Sanon Iteris Construction is your company. Correct. >> Correct. >> You're the principal. >> Yes, sir.
>> Uh you're also a resident of union. Correct. >> Correct. >> Uh you've heard the testimony of your architect and your engineer uh and you confirm that uh uh that is what your intent is here with regard to this project. >> Yes. family dwelling.
>> And uh with regard to the question that was posed earlier about your uh future plans, should this project be approved by the board? Have you made up your mind whether this is going to remain as rental or you're whether you're going to offer it for sale?
>> Um that's to be determined based on market conditions. >> Okay. I have no further questions for that. Any board members would like to question Mr. Son's testimony >> just because the the assessor that was
addressing the assessor's comment, right? >> I think that was where the comment came from. Yeah, >> I'm not I guess for assessment purposes if it's a duplex broken down officially into two, there's certain things that they need to do. So So the only thing I'll note, it's undetermined as of now, but there may be certain criteria that
they'd have to fulfill to implement a duplex. >> Well, my my experience, Mr. Pensula is that as soon as a decision is made to do a a condo, you notify the assessor of that fact and he takes it into account when he goes to reactate.
>> Exly. That's what I'll note for the record since he asked a question. We don't we don't usually get questions from the assessor. So, I just wanted to make sure I was covered. >> Since there's no more board questions, are there any members of the public that would like to question Mr. San's testimony?
hearing none. Do >> you have any other witnesses, counsel? >> That's that's uh our total witnesses. Yes. >> Right. Then I just have to ask this question. Um are there any members of the public that would like to comment on this application? >> Hearing none, would you like to sum up?
>> Yes. In some um uh we have a a young developer. I think this was his first project, a union resident wanting to invest back in the community. He's found a property that's in bad uh disrepair. Uh he is proposing um a project that's
in keeping with the zoning. Uh there are some C1 hardship variances based on uh the dimensions of the property. Um and I think as the architect said uh this project will blend nicely and should enhance uh the uh the neighborhood and
be a be a positive uh addition to the neighborhood. Uh we are the property is properly zoned so we're in keeping with the land use ordinance and I um ask for your consideration. Thank you. >> At this time I'd like to conference
this. Miss Scott, would you like to begin? >> Sure. Good evening everyone. Thank you chairman. I thought it was a pretty good application. are going for a substantial amount of money if you're interested that also did
a good job what actually look like. So I think it would be a positive impact over that neighborhood. It would definitely improve the value of the home over there. So I think it was a good >> Mr. McNeel. >> Thank you Mr. Chairman. I would agree
with my colleague did a very good job in presenting this application site as well for this use and I will vote yes >> Mr. Wy >> uh yes Mr. Chairman I agree with my
colleagues as well I think it's a good application and was presented very well I think it's going to be a good improvement in the area and I'm going to vote yes >> Mr. Mr. Beng. >> Yes, Mr. Chairman. I also agree. I think the professionals did a great job. They
were very accurate and thorough about the plan. I believe it's going to bring an improvement to the area. I'll voting yes myself. >> Miss Little. >> Yes. Yes. As for myself, this is a very positive application and based on
tonight's testimony, the applicant really proved uh and justified both the positive and the negative criteria associated with the application. Uh this this dwelling will really revitalize uh the lot and the neighborhood. Uh Mr. Davies and Mr. Bradstrom, you did an
excellent job with your testimony and uh I too will be voting yes for this application. At this time, may I have a motion and a second to grant the application? >> Mr. Chairman, I move that the board grant the variance applicable to this application and that council is directed
to prepare a resolution consistent with the board's decision. >> Roll call. >> Mr. Wy, >> yes. >> Mr. Bentovagen, >> yes. >> Miss Scott, >> yes. >> Mr. McNeel, >> yes. >> Miss Little, >> yes. >> Mr. Champy, >> yes. February 11th will be on the board's
agenda for the resolution. February 11th. Mr. Chairman, there be no further business coming before the board this evening. I move we adjourn. >> All in favor? >> Second. >> Opposed.
>> So, can I have a second? >> Oh, all in favor? >> Opposed? So,