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. 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. >> Mr. Wy >> here. >> Miss Martins >> here. >> Mr. Bentegan is absent. Miss Scott >> here. >> Mr. McNeel
>> here. >> Miss Little is absent. Mr. Graves >> present. Miss Ricketts >> here. >> Mr. Champion >> here. There being a quorum present, this meeting is now declared open at at this time. Let me see. There are no minutes
to approve. So, are there any communications, Mr. Monguso? >> Uh, there are no communications, Mr. Chairman. >> Our first order of business this evening will be the adoption of a resolution for calendar number 3466, Carnegie Place, JL
LLC. Location is 310 Carnegie Place, block 5811, lot 40. Applicant wishes to construct a two family dwelling. Board members, you've all had a chance to read the resolution. At this time, are there any board members that would like to comment, make changes, or
modifications to this resolution as it has been written? Hearing none, may I have a motion and a second to adopt the resolution. >> Mr. Chairman, I move that this board adopt the resolution as written and act as accurately memorializing the previous findings of this board.
>> Second. >> Roll call. >> Mr. Wy, >> yes. >> Miss Martins, >> yes. >> Miss Scott, >> yes. >> Mr. Graves, >> yes. >> Mr. Champion, >> yes. >> Our second order of business this evening is another adoption of a resolution for calendar number 3462.
David Pereira. Location is 2775 Meister Avenue, block 3610, lot one. Applicant wish to construct an accessory structure with lot coverage and it's um a resolution for withdrawal. Applicant has withdrawn the application. Again, board
members, at this time, are there any members that would like to comment, make changes or modifications to this resolution as it has been written? Hearing none. May I have a motion and a second? Mr. Chairman, I move that the board
adopt the resolution for withdrawal as written and as accurately memorializing the previous findings of this board. >> Second. >> Roll call. >> Mr. Wy, >> yes. >> Miss Martins, >> yes. >> Uh, Mr. Johnson.
>> Mr. McNeel? >> Yes. >> Mr. Graves? >> Yes. >> Miss Rickettts? >> Yes. >> Mr. Champion? >> Yes. >> Sorry about Mr. Johnson. written down. >> Our next order of business is calendar number 3470 JAM or JAM Investment
Properties LLC. Location is 926 Lloyd Terrace, block 2908, lot 6. Applicant wishes to construct an addition to a pre-existing two family in the DT zone. Mr. Doy, how are you? >> Good evening, Mr. Chairman, members of
the board. Attorney Rosemary Stone Dowy with the law firm of AY Strauss here tonight on behalf of the applicant Jam Investment Properties LLC. As Mr. Chairman indicated, this is an application requesting a D2 variance for expansion of a pre-existing
non-conforming two family use. Just by way of some background, which the board will hear in testimony, um the property was recently inadvertently zoned into the Dtown transition DT zone, which would make it
now a pre-existing non-conforming use um in that it is a two family dwelling. We're here tonight in front of the board to ask for relief to expand the two family dwelling that's pre-existing non-conforming. And by expanded is what we're doing is we're taking off the roof
and we're bringing the top floor more into compliance as far as ceiling heights, etc. There is no expansion of the footprint of the building. It's just the vertical going up with some minor revisions to the front access way, which you'll hear the architect explain is for
better code compliance for the property. Um, tonight, um, just so it's clear, we're asking for that D2 variance. The site also has two current pre-existing non-conforming conditions that will not be changing, which is the minimum lot
width. The minimum lot width in the zone is required to be 12,500 square ft. The lot as it exists today is 5,000. That is not changing. And the minimum lot width is currently required to be 125 ft. The current lot width is 50 feet. And again,
that is not changing. So, the only variance that we're seeking here tonight is the D2 variance. Other than that, I we hope that the board will see we've made some improvements to the property as well as bringing imperous lot coverage, reducing it, and actually
reducing building coverage as well. So, with that being said, I'll give you a little road map. We have with us tonight our engineer who I will have testify first just to go through the existing conditions and the surrounding area. Then we have our architect here with us
this evening who will show you what exists and what is being proposed. And then finally we have our planner who will provide the necessary requirements under the D2 standard in regards to the variance being sought here this evening. So with that being said, we'd like to
first start with our engineer if we could have him sworn in. >> Yes. 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. And for the record, could you state and spell your name with your affiliation? >> Uh, sure. Legal name is Giovani. GI O V
A N I. Last name Manilio, M A N I L I O. Uh, president with Mantara Design, civil engineer for the project. >> And any changes from your credentials when you were certified as an expert before this board very recently? I believe it was last week or the week before? >> Uh, no. No changes to my credentials.
>> So, noted for the record. >> Thank you. >> Mr. Mr. Milo, can you please start by pulling up the plans and confirming these are the same plans that are in all of the board members packets? Correct. >> Of course, >> for the record too, not to cut you off, I marked A1, the application as was
submitted with the supporting details. A2 is the one sheet variance plan prepared by Mr. Manilo's firm. A3 are the architectural plans consisting of four sheets. Uh, and then A4 is the one page survey. So, we're A1 through A4 for the record. Thank you.
>> Okay. And I I just have one more exhibit that we'll be introducing which is an aerial exhibit with the zoning um entitled 926 Floyd Drive. Should be terrorist but drive >> A5 for the record. >> Aerial exhibit with today's date. >> Good evening board. Uh so yeah so the
site is known as 926 Floyd Terrace block 2908 lot six as mentioned earlier in the DT or the downtown transition zone. So, it was shown on um A5, right? I'm sorry. >> Um A4 is >> A4 the aerial exhibit. Um it's just the
aerial of the of the vicinity with the property highlighted in yellow and you can see the zoning as well. So, it's at the end of Floyd Terrace is the property. Um it's a corner lot and I may butcher this, but it's at Mele uh Drive or Avenue that's on the corner there as
well. So, it's a corner lot at the end of Floyd Terrace. Uh the lot is 50 feet by 100 feet or 5,000 square feet in size. Um and it's located pretty much very at the end of of the the terrace. Um close to the parkway and the offramp
of the um parkway as well. Uh currently on the site, I'm going to go to the site plans or the variance plans. On the left side is the existing conditions. Um there's an existing one and a half story uh two family or multif family uh dwelling located on the property. And
then um on the west corner of the property that there is a twocar garage. Uh currently the garage does go past the property lines and I'll talk about that a little later that we will remove any encroachments onto any adjoining properties. Um as mentioned earlier
there's three non-conformities on the site. Uh one given the lot area of 5,000 square feet where 12,500 feet is required. A lot width of 50 feet is existing where 125 ft is required. And lastly, the use. So, a multif family use
is permitted in the uh DT zone, but only above the ground floor. Uh this one is not located above the ground floor. So, it is a um non non-conforming use on that property. Um on the right side is the proposed
improvements to the site. Um so, as as mentioned, we are going to raise the roof to make that a full second story, not a one and a half story. So that gives a little more headroom and the architect will talk a little more detail about how it's going to be brought more into uh today's standards as far as living.
Um as mentioned earlier also we're going to remove those encroachments onto the neighboring property uh which is actually the rightway of the the parkway um and reduced the um the overhang on the garage also on the east side of that garage. Uh other improvements, we are uh
rebuilding the front porch, adding new steps and a new landing and walkway that goes to Floyd Terrace. Um and we are lastly we are adding a small kind of showing where my cursor is area of pavement where that garage was just filling in that that um portion of
the garage and squaring off the driveway. Overall though, we are um as mentioned earlier reducing the impervious coverage on the lot by about 380 square ft. Um, and we're reducing the building coverage on the lot also by about 30 square feet. Uh, so not only are we uh bringing the house or the
dwelling up to current standards as far as living standards, we are actually reducing uh some of the um coverages as well, but we do comply with the coverages. Um, so stated earlier, the relief that we're asking for tonight is the two pre-existing non-conformities
for the um lot width and lot size and then for the um the use itself as well that again is currently on the site. U but it's is obviously being improved upon my testimony. >> Okay. You had an opportunity to review
um the uh board engineers uh review letter that is dated February 24th, 2026. >> Correct. >> Okay. Okay. Um, is there any uh items in here regarding um on-site or off-site grading, drainage, or approvals that the
applicant cannot stipulate will be addressed? >> Uh, no, we can comply with all all the comments. >> Okay. Thank you. And again, there's no changes to the footprint itself. If anything, we're reducing coverage by removing that lean to configuration
um off the applicant's property as well as removing that significant encroachment off the Parkway's property. Correct. >> Uh correct. Just minor minor um adjustments to the building footprint, but nothing major. U go a little more detail as far as the building improvements.
>> Okay. And as you already testified, this really is a corner lot, but in some ways with the parkway on one side of it, Floyd on the other, and the other right of way, it really abuds three right ofways. Correct. It has no immediate adjacent neighbors. >> That is correct.
>> Thank you. >> Are there any board members that would like to question Mr. Manilio's testimony? >> I do have one question. So once you rip the roof off and you're going to improve or will it be living space then or bedrooms anything?
>> Uh yes I'll let the architect talk to that but um yes so I believe there is living space already on that that that story. It's just going to be like raising it so you don't have a a pitch roof. It's going to be you know a normal >> Yeah. Exactly. Okay. >> You have a better terminology than I do.
>> Mr. Chairman I have a question. >> Sure concerning parking. Where >> where are they currently parking at or is the building occupied right now? >> I don't believe the building is occupied. Um so right now there is a detached garage is a twocar garage.
>> Um then there's enough room for two cars as well in front of it. Um so there's obviously more than more than enough room for parking. So there's room for at least four parking spaces. Uh per RSI four parking spaces are required. >> So how much of the existing garage are you going to remove though? because it's
already encroaching, right? >> Yeah. So, the the portion that's still the the twocar garage is remaining. So, it looks like the garage was presently there. So, kind of zoom in here. Uh the garage was there and then they kind of built these lean tubes onto that over
over the years. So, those are going to be coming off, but the two car garage will remain. >> I heard you say you want to take a portion of it. >> Correct. these additions that were added to the garage. I'm not sure why they were added or what the purpose was, but uh that that's not the actual
>> those additions shown on on this site plan. >> Yes. So, if you follow my cursor, this is the portion that's being removed. >> Okay. All right. >> And then two car garageages remaining. >> So, that was there and it looks like they added additions to it for some
reason. But again, that's coming out. >> So, you're not removing the garage. The garage is just being altered to fit onto the lot. >> Correct. Conforming. >> Thank you. >> What are the original walls of the garage still there?
>> I believe so. Shaking. You said yes. >> Any other questions? >> Yes. Just to confirm, how many bedrooms will be on each floor? >> I I don't have that. >> The architect will have >> Okay.
Any other board questions hearing? None. Are there any members of the public that would like to come forward and question the testimony that Mr. Manilio has given? Just what on his testimony? Not a not a comment. Do you like it? You don't like it? Just on the
testimony he has provided. >> Sure. >> Yes. Greg Lado, 935 Floyd Terrace. >> Would you spell your name, please? >> Greg. G R E G Lado. L O D A T O.
>> Mr. Lado, go. >> Thank you. Just want to make sure would there be a garage or spacing for a two family home? Now, I know that everybody says it was a two family home. I've been there for 30 years. I never knew it was changed to a two family home, but that's
okay. That's okay. Um, as far as the garage and sorry for the leadways, there is a neighbor next door to the house and that's a street that goes into a dead end and another dead end. My problem is is we constantly have problems with the
fire trucks coming down trying to make a Uturn because there's cars that are not parking where they were supposed to be but in the street blocking the street so they can't go down one dead end to turn around. It's a constant problem. Second problem is I think you said that the
source system and everything is up to par. I disagree with that. >> We actually didn't say that. >> Okay. Well, I there there is a problem with the source system that's over there because I am a lower house and I do get flooded back in because of the backage.
They did dig holes and did some remediation to the house. I don't know if they had permits to do it, but it was done. Same thing with the water lines. There's actually two holes that are in the street that they had to do because of this house,
whether it be for plumbing or water lines, but there are two new little manholes in front of the house that I want to make sure get looked at before they start building another house that's adding more people to it. >> When you say manholes, that isn't the
exterior. You know, they put the uh the shut offs outside. There two plates maybe 12 in. >> There are a lot on our street. >> Yeah, >> but this here they actually >> the other owner had a problem with the sewage where they had to go in and they
put another not for the water lines but for the sewer line in front of the house right in front of the stairways. >> What what'll happen here if they get approval tonight? the engineers for the town, the Collier's group has commented on the patterns for what they're
proposing to develop being acceptable, but they still have to meet with them uh what's called a pre-construction meeting, which will be with the engineering department, the building department, and if there's any details like that that would need attention, they would have to follow the directive of the township in implementing
something to make sure it it either improves what exists or is is acceptable to the town. >> Okay. My other problem is is I don't know if the board knows but they were re redemolishing this house before this meeting before permits. >> Yeah, that's how they wound up here is
that they were doing work without the proper notice to the town. The town found out about it. Uh as I I'm just a lawyer, but they they found out about it. They came >> to the building department realized they need variance approval to do what they were looking to do. Uh and that's why
they're here on notice to the public, etc. My other >> the two family use by the way too is in the books in the town for decades whether they use it or not. >> Not for decades. >> No in in the township records for decades. That's no doubt. Whether they use it or not. I understand what you're
saying. I mean you live there and you don't see it. >> Can I get to when that house was made a two family home? >> Well, when you have time to comment. You can't go beyond what the engineers talking about. >> That's fine. >> You'll have time though at the end. >> Okay. And next, you know, like I said, for no permit, I I can't do this, but I want to show everybody here what's going
on on the street, okay? It's a mess. How they let this garbage out there, and I want to know it. I tell you, it's comments. I want to know where that garbage went. >> You'll have the ability to offer all that information. Absolutely. >> Okay. >> That's fine. Thank you.
would like to comment. >> My name is Yolanda. You may spell my name. Y O L A N D A R U S O. I'm right next door to that house. We're going to build the street over there. My problem is >> I'm sorry. What is the address that
you're at? >> 934. I'm the house in the corner here and then there's a street and then the house that you're going to build. Now I have a lot of problem and they know they my neighbors the parking if you build a two family house which I'm in there I live over there since 1974 there was no
two family house Mr. Shaw most made that house two family I'm there 74 you could check out that I'm living there since 1974 there was no two family house there was one family house they turn into the family because I've been upstairs you
know there was there was a little kitchen that about a little table. If I may, if I may, Miss Russo, this is the time for you. Go ahead. >> You can only comment. >> Okay. All right. So, I'm going to come
give an opinion. I live there. >> 50 years. >> We're talking about justice testimony. You can make any comments at the end of the meeting. >> All right. So, now what I'm concerned is about the parking. When it's winter, you see the snow as they are my neighbors. I
live across the the truck because of the parking on that side. On the other side, the truck could not turn and clean the street. So, I'm blocked in. I'm a widow. I'm 84 years old. What am I going to do when they block me in?
They're going to be two family. They have children that they grown up and they have cars. The father's a car. The mother is a car. Good job. That's okay. >> Again, Miss M >> but I'm telling Can I speak my my opinion? >> You can at the end of the meeting. >> Okay. Then at the end of the meeting.
Okay. Just testimony and Mr. Manil have >> Thank you very much. >> Thank you. >> Any other members of the public that would like to comment on this application? I mean, excuse me. >> Not comment. Question the engineer on
testimony. He is. >> Are there any other members of the public that would like to question the testimony that Mr. Manilio, the engineer, has provided? >> Uh, Mr. Chairman, I just want to confirm that there is no off street parking proposed
in this this addition. >> Uh, yeah. So, to the testimony I provided is there's sufficient parking on the site for this development, >> right? And just to clarify, we meet RSIS standards. There's a twocar detached garage with two additional spaces in
front of the garage. Correct. >> Right. So that that would satisfy up to I believe seven bedrooms if needed, but we don't have that. >> Okay. Before we continue, are there any other members of the public that would like to
question the testimony that this witness has provided? If not, we're going to continue. Councelor, your next witness. >> Yes. Thank you, Mr. Chairman. At this time, we'd like to call Mr. Dantis, who is our architect.
>> Can I ask the witness to swear or affirm that the testimony you provide this evening is the truth and the whole truth? >> Yes. >> And for the record, state and spell your name with your affiliation. >> Sure. First name is Paulo uh Dantes. Uh P A U L O. Last name is Dantes. D A N T A S.
>> Any changes in your credentials when you were last qualified as an architect before this board very recently? I have not changed. >> Thank you. So note for the record, >> Mr. Dantes, once you get set up, >> you're pulling open the uh plans that
are marked as A3, your four pages of architecturals. Might open the file itself. That's fine. That's fine. I'll do it. Thank you. Uh the property is located at 926 uh Floyd Terrace uh in Union, New
Jersey. Uh the property is an existing two family dwelling. The proposed project consists of an addition and alteration to the existing two family structure. Uh the two family use is to remain. No change in the use is being proposed. The
existing >> the existing building's first floor footprint is approximately 1,227 and the proposed addition on the first floor totaling about 80 square ft. on uh sheet also A1 um A100 the proposed
basement we have an existing basement approximately 873 ft serving the two family dwelling a shared building uh for mechanical and storage area. Uh the existing crawl spaces or total are located in the front and rear and then
the basement it will be accessed with an exterior exterior located at the rear side uh portion um of the building. We are proposing existing foundation masonry wall um and the crawl spaces um
in order to square uh the building off. >> So Mr. Mr. Dantes, before you move forward from the basement and crawl space area, just so it's clear, how does um the tenants access or the homeowner access the basement >> as proposed? >> Yes, >> we're proposing it to have an exterior
stair uh which we enter from here and we uh go to downstairs in the basement. The basement is approximately 6 ft tall uh from the from the slab all the way to the bottom of the joist. And the purpose of the basement is to maintain the mechanicals.
>> Mechanicals and storage for the the two um two families. >> So there's no internal access to the basement. >> There is none. >> Right. Thank you. >> No problem. >> On sheet A uh 101, we have the proposed first floor which is our apartment uh
one. We have an existing of 1,227 ft with the addition of 80 square ft. Our first floor apartment of the two family uh dwelling on this first floor is fully self-contained residential unit with his own entrance uh through the
front. Uh the proposed layout consists of a living room, dining room, kitchen and den uh master bedroom with a walk-in closet and a master uh bathroom um double sinks, toilet and shower. And then we have the two additional uh
bedrooms each with his own closets and also a hallway bathroom uh and a laundry area. Uh the addition that we're looking just to propose to square it off is approximately 80 ft. On the second
floor, we had an existing area of 850 ft approximately and we're proposing around 400 square ft. Uh this second floor consists um as a second apartment to the two family dwelling is also fully
contained residential union um unit will be equipped on the whole second story. We're all providing um staircases which we enter from the front to access uh the the second story and has also his own private entrance uh in the front. The
proposed layout is consistent with the one downstairs which will have the living, dining and the kitchen and den master and also the two additional bedrooms, the bathroom and also laundry. The existing floor uh and the addition for raising the roof portion of our our
building is um is going to be uh proposed within the footprint uh of the first floor and we're not looking to add uh any additional. Uh the purpose of this functionality is for more comfortability for the apartment um for
the occupants as it exists. >> And then can you also explain the changes to the front entrance and for the safety and code requirements as well? >> Sure. So what we have uh on the front is we have two separate uh doors. Uh what
this is requirement by our IRC or state code which we need to have a direct access from the apartment all the way to an exit point uh without going to a common area. Therefore we have an apartment on the second floor which I'll
access the stair and eventually uh we'll go to the exit door and then down the stairs. The same with the apartment one which will directly go to the exter exterior door again down the stairs to the exit. This will give them the proper egress that the state requires us to.
>> And can you explain what the egress is now for the second floor? >> Sure. So our egress is located uh this is our second floor. We go down the stairs and then eventually we grab the uh get to the door and then eventually
leave out. uh the separation of fire ratings um as required by the code will be obtained um and also any additional elements to it. >> So again just to recap the main function here is to fix the front entryway to
make it more compatible with current code conditions and safer for the um tenants. Correct. >> That's correct. or the occupants and then also to eliminate the dormers and move up for the upstairs which is going to pick up that additional square
footage. Correct. >> Yes. So once I get it through the existing definitely the second apartment will alleviate a lot of the code um code elements that were not compliant um throughout the whole apartment.
This will alleviate not only uh a proper um egressing path but also proper uh habitable spaces uh that is required with you know the lighting um windows and all these other elements which existing did not obtain that.
>> Thank you. >> No problem. >> And then thank you. I was going to have you show the elevations next. >> Sure. So we have a total height that will be proposed below the 27 ft uh to the top of the main peak ridge and also we're also keeping with the 512 pitch
that is required by the ordinance. Our uh front side or front rear side elevations um are the picture here. What we're proposing is the addition that is it's hopefully uh is uh in our opinion is an addition that is designed to
architecturally consist with a two family uh structure that's c uh comparable with with the carrot and the surrounding of the neighborhood. Um some of the proposed materials that we're looking for is horizontal life sighting um you know um board uh shingle roofing
system uh throughout the main roof and uh columb uh complimentary trim details consistent with the existing building that has now on the first floor. We're looking to do some type of aluminum metal uh framing roof. Um with that
said, the building design is to provide uh an appropriate scale um along with the two family structure and it's also to result in aesthetics um to please a little bit the facade and also fit a little bit more into the character of
the block. our existing conditions for the purpose of what just to indicate what we're looking to do uh proposing this what is existing we have an existing two uh family dwelling condition prior to the proposal the addition the alteration uh
the existing first floor apartment consists of the three bedrooms living dining kitchen bathroom and existing floor area which is appro approximately 1,215 our existing second floor and I think is the one that's more in question
which we have uh apartment two which we're looking at two bedrooms um at times I saw even a third bedroom but uh bathroom living kitchen dining the existing floor was about 860 ft again just to notify that this seems a little
bit um in planned seems to be a little bit more compliant but as we walk through the the space itself The stairs didn't have landing. The stairs didn't have the proper risers and and treads. Uh bathrooms didn't have clearances that is required for 6'8 um
bathroom and clearance. And then some of the bedrooms also was not meeting the code. They were going to like 5 foot walls. So we were very limited and and we feel that raising the roof would make it more compliant and at this stage then
um also add uh to make the the living area more appropriate. And then I know you don't have an exhibit for it, but the applicant is also proposing to resside the garage to match the residing of the um dwelling
once the addition and renovation is completed so that the existing twocar garage will have that facelift and also match the house as well. >> So, we're looking for a total um renovation of the home along with the addition on the second floor. Um and
again we're going to go through all the mechanicals uh all the structure uh all those components uh in order to make this building to today's uh compliance. >> Thank you Mr. Dantis. >> No problem.
>> Are there any board members? Are there any board members that would like to question the testimony that Mr. Dantis has provided? >> Yes. >> Yes chairman. Just wanted to confirm. So each floor will have three bedrooms, two baths.
>> That's correct. >> Also, regarding the basement, will the basement have any living space? >> No, it's just for mechanical purposes for storage. >> It's just >> also legally I cannot make it into a liveable area. It will not give us the
appropriate. >> Mr. Ricardo, you had a question. >> Uh, yes. Uh, couple questions. Um, we're increasing um the roof coverage. Um, is there any concerns with additional roof runoff?
>> Um, I I think that if we do have it, I think the engineer will bring it up to town engineer and then that's where then they'll we'll go through the drainage calculations and if we need to provide, you know, dry wells and all those things that will accommodate.
And similar question with um with the new bathrooms and the new kitchens. Um are we uh sure that we're not imposing any additional load on the municipal system that would cause any issues? >> No. So the way we calculate the sewer
systems and all all that stuff is basically on the bedroom count um and having additional bathrooms people. Scott, >> one quick question. So, is the intent to renovate the property and sell it or
>> I would leave that more for the client, but I don't know exactly if he's going to keep it or he's going to sell it for a homeowner than >> because you like a lot of concerns. So, I think the municipality would want to have some kind of who's going to have some kind of controls over the parking. It is for that.
>> I mean, who whoever owns it, I'm sure they're going to have to, you know, deal with the tenants. Yes. And and sure at that point we have to dictate spaces and >> I have another question Mr. Chairman. Will this be owner occupant?
>> I don't know. >> Well, just from a technical nature and I'm sure council will tell you an LLC is not legally considered an owner. So even if a representative of the owner was to stay in the property, it wouldn't meet the definition of an owner occupied
property. Um so I mean the answer to that legally would have to be no. Irregardless of whether a relative or member of the LLC was to reside there. It is held currently under as the board is aware JAM Investment Properties LLC.
Well, I think the one thing that we like to put into the resolutions when the board considers these kind of details, especially on a site that has some current maintenance issues and parking is an issue in the area and we've done this with past approvals
uh to assure the use of the parking that you have on site for the tenants. I mean, it's an encouragement factor. It's something that appeases the neighbors in terms of coming into the neighborhood not realizing there might be a problem. uh for maintenance as well. I know that the I believe you said the garage I the
garage is going to be renovated for the siding. It's an existing two-car garage. Sometimes using that garage for parking rather than storage of equipment, etc. goes a long way to actually put cars in the garage as well. >> Well, that's why kind of we gave the basement. So, we had an existing
condition uh on this house where we had um we actually had the first floor have accessibility to the basement. So we eliminated that. So we're looking for the the basement to put bicycles and >> so it'll be common. >> How about that? >> Common area for each
>> exactly >> each unit will have the ability to store >> Yes. >> Uh kind of like shed materials down into the basement area >> and then along with all the the furnaces and hotters also >> with no access to the internal area. So that's alleviates the concern for living
space. >> We'll be able to access. >> Was there attic space too? I I don't remember. I think you mentioned The attic space is the apartment itself. >> Okay. So just there's no area there to access even for storage or crawl space nothing. Okay. >> Thank you. >> And council certainly there would be no
objection if there was some type of similar condition that since the um RSIS standards are met by using the twocar garage and the two parking spaces in front of it that two spaces be allocated to each apartment. That would certainly
not be an objection to that. >> So noted. Yeah. I mean that's the encouragement factor that I mentioned that we like to see especially when neighbors come out and are concerned and have experiences over lengths of time especially this winter with the snow and everything else. So anything we can do
to have in a resolution that this new neighbor that's coming into the neighborhood while improving it and upgrading it which is all favorable can work in conjunction with their soontobe neighbors whether it's this LLC or someone else that they sell to in the future.
>> Understood. Any other board members that would like to question Mr. Dantis? Hearing none, are there any members of the public that would like to come forward and question the testimony only that Mr. Dantis has provided?
Mr. Lado, >> uh, again, just a question. You weren't going over the footprints of the old house. It was going to be the same. They weren't adding. But when I heard him speaking about them adding 80 square foot, I just like to get to an idea.
>> That That's correct. To square off the building. >> Where is the 80 foot? In the back, the front, the side. No problem. So, this this slither right here, which is uh um approximately what that bump out is on the side,
>> that's where they took the trees down. >> I'm not sure, but it has a bump out here on the existing building. I don't know if you know, >> is this to the side street? >> Yeah, >> not to route 22, but to the side street. >> Yeah. You see this bump out here? >> Yeah. >> So, what we're doing is we're extending
this and just square it off. That's it. It actually looks like you're coming out. Okay. >> No, no. Um, so I'm keeping in line with this. Correct. And then line it with the back and then this edge here. Just squaring the the building the box. Okay. >> Or right there. >> Just a question too on the exits for the
back side of the building because you need two exits. Correct. >> No. >> What if there's a fire in front of the house? How do they get out the back? >> Well, I'm not sure. >> The windows. I'll answer that question. That's a co That's a code question. You only need single one and two family
homes need one exit. That's why they put emergency egress windows in. That's the code, standard code. >> Yes. All bedrooms are required to have egress windows. >> Okay. And again, I thought I heard you say
second floor was a twobedroom. It is a threebedroom. >> That's the thing. I saw three beds, you know, and that's what is it? >> Mr. Dr. Dantis, can you talk into the microphone? >> Sure. I apologize. So, I saw two rooms that had beds and then I saw another room that was in the open area with a
bed. So, to me, it felt like a twobedroom, but then I saw three beds >> in different rooms. >> Legal three bedroom >> that that I don't know. I don't know the technicality. >> Okay. >> Again, the application is for three bedrooms, correct? And again, the three
bedrooms per each floor meet RSIS standards for parking. Correct. >> That's correct. That's what we're proposing. >> Thank you. >> Okay. Thank you. >> No problem. >> And and that standard is four vehicles, right? >> Correct. Yes. >> Mr. Dantis, do you want to see I know um
our wonderful uh tech person was able to help get your flash drive working. There was one more exhibit. So on this exhibit which will be the new one is what we're trying to propose. >> So council this would be A6. This is the uh rendering of the two
family home. >> A6 for the record. Arc architect's render. So again, I know you went through some of the materials already um but if you could just point those out again for the members of the public and the board as
far as the materials and the um dual front entrance and the windows. >> Sure. So what we have on the first floor um with the roof uh we try to do the the aluminum uh standing seam uh roofing all on the first floor. Uh the sec the
second floor will have the shingle roofing. Uh we're looking to also put hardy board um siding clap board. Uh we're also uh proposing you know black windows, black gutters and and leaders. And then in the front, we do have uh two
doors, but we're looking to kind of simulate uh as a double entry uh doorway with columns, a peak, and then our stairway tower. Um just showing for the second floor. Um again, you see the stairs with the limestone, and also we
have the walkway leading to the the sidewalk in the front for the street. And again, just to clarify the testimony, it's not an exact vertical straight up as the elevation shows,
there are some intentional changes in the front elevation to break up massing and also give depth to the home. Correct. >> That's correct. So, we're we're not creating we're not trying to um fit all the corners, but then at the end of it, we're not trying to create a box either.
>> Right. Thank you. Are there any other board questions for Mr. Dantis? >> Yes, Mr. Dantis, if you could just confirm access to the basement. Is that in the back? >> Uh, let me It's in the back to the right side. So,
it's in the sideyard and towards the rear on the >> way side, I would say. >> Is there like a walkway to get to those stairs or how is that >> I'm sure our engineer may have a walkway. No. >> Okay. >> So, it's just going to be grassy area or
something like >> we were trying not to keep it, you know, so much impervious, but it's just usually just a landing. >> Thank you. >> U Mr. Dantes, I have a question for you. I just wanted to make sure that we get on the record. That is not a habitable
basement, correct? Because of the ceiling height. So the ceiling height uh when I went there from the finished uh concrete basement to the bottom of the joist is 6 ft. Uh even if I finish it which we're looking to do for storage
purposes only is not a habitable space. >> Okay. Cuz obviously you know that code that's doesn't meet the height other than for storage. >> Uh we really tried to make this more into um I I think we went through this
more of a breakdown. Tried to storage to the tenants and then try to actually keep the garage for the purpose of the parking that >> okay just wanted to make sure that >> any other board >> confirm off your rendering that the
the what's not shown is the detached twocar garage that's in the corner that we don't see right the left >> that's correct but I think the intent of the materials and the colors hopefully is just the >> All right you did mention you're going to look to mirror that or match the structure
>> throughout >> number one. And then number two, I guess the driveway area, what we're seeing on the right side is not the driveway. That's the paper street or the street >> on the corner as it were. Correct. >> That's correct. >> So the driveway that's not shown in the
rendering exists as a leadin all the way to the back of the property. >> So we have we have a street and then eventually then it leads to the garage in the back of a driveway. >> Mr. Dantes, can you put up the uh survey? It might better explain
>> just on the rendering too. >> Can can I have the applicant commit >> uh you're showing a rendering and and it looks very nice. Uh but a lot of times, you know, we lose touch with the rendering when we actually put shovels in the ground to commit to some of those amenities as it pertains to landscape
and uh site beautifification because one of the concerns and problems that currently exists >> is for me if if we had to commit to that, I think that's fine. I don't see a problem >> some sort of landscape. I'm not asking for a mirrored landscape architects, but that's a nice rendering and that's a
nice look. A >> absolutely. And the um applicant was already planning on preparing a landscaping plan as well. >> Um so that would go through um as part of preconstruction meeting. >> Mhm. >> So our driveway is actually located here
>> and then the street is on coming from side. >> Okay. So what we are looking at from the renderings which made me think of it >> actually driveway It it's technically a right of way. It's
just not fully improved the right way. >> That's the way you access the driveway for the garage is what I'm getting at. >> Correct. >> There's nothing on the left side >> that is a driveway area to lead to the detached garage. That's >> No, the left side were on um parkway
property. >> Right. Right. >> That's what I just wanted to be clear on that that it looked like a big driveway. It wasn't, but it's the access point to the driveway. >> To the driveway in the rear. Yes. That's where your parking will exist >> in Nevada, >> right? >> Not on that street because there was
some testimony we heard ahead of time from some of the public about concern of blocking some of these areas, you know, for the no offriite, no off-site parking is expected because you're compliant with what the code expects to be parking on the property.
>> Correct. >> Okay. But but council just keep in mind that that is a street that is governed by the police department and not the building department >> accordingly. Right. So there's signage or I do you know if there's parking permitted >> yes
>> or or restrict it in any way right now and I'm asking the witness >> do we know? >> It's my understanding from the engineer that parking is permitted. Okay. Um certainly guests, visitors, you know, um we're not aware of any restrictions to
overnight parking, but again, the application um >> is compliant. No, I guess I'm just trying to, you know, cut to the chase on some of the comments we heard initially >> and the applicant will be bound to follow whatever signage and rules and regulations are put in place by the town.
>> Correct. Correct. They have to comply just like every other house on the street. Correct. Got it. >> Mhm. Any other board questions? Hearing none. Any members of the public that would like to come?
>> Mr. Lado, >> I love the drawing. I just need to That house is the actual footage of the house that's there already. >> Just want to make sure cuz that looks awful big. >> Yeah, it's uh I was saying the perspective. Can you hold the picture up again?
>> All right. Just just for the members and stuff. >> The there is permit park. >> So we are permitted. >> Microphone. Speaking of microphone. >> It's permitted parking there. We do have to have permits to park. Each tenant
gets two, you know, two permits. So that that there, you know, would work as long as, again, there's a number of people that live in the house >> and drive. Uh, but like I said, I just want to make sure the footing was the same. That look
awful big. That was >> ahead. I'm not sure how many. >> Would you Okay. >> Mrs. Lado. >> Um, the street was just address. >> Name and address. >> 935 Floyd Terrace. Anna Lado. A N A L O
D A T O. >> Okay. Um, our street was just paved two years ago, three years ago, >> and it took years for it to be paved. >> All this work being done, the street gets ruined. Who's responsible for it?
>> Cuz we love it now. It's nice and smooth. >> The contractor, >> uh, I had the same problem. >> That would go through the engineering department. >> Yeah. You usually any damage that is done during the building, um, they they're responsible for. So, uh, if they're doing curve cuts, they usually
have to take, uh, a bond and all these other things. So, >> I'll make sure of that. >> Yeah, absolutely. >> They put a hole. >> Oh, yeah. When there were three trees taken down and there's a hole in the street. She fell.
It has nothing to do with this conversation, but >> we're up in arms with this. >> We'll hear comments. >> A dead end. >> We'll hear comments. >> All right. >> Any other members of the public that would like to question the testimony?
>> Okay. So, hearing none, your next witness. >> Yes. At this time, we'd like to call Mr. Dowardy, the professional planner. Okay. Ask the witness to swear or affirm that the testimony you provide this evening is the truth and the whole truth. >> Yes, it is. >> And for the record, state and spell your
name with your affiliation. >> Alexander Dowry. Uh, last name is Dou G H E R T Y. uh professional planner for the applicant >> and any changes from your credentials when you were last certified recently before this board. My license are good and current. >> Thank you,
>> Mr. Dy. While you're getting set up, you had an opportunity to go out and visit the property in person. Correct. >> Correct. Every site I testified to, I make it a point to visit the site personally. >> And in visiting the site, I believe you prepared an exhibit for us this evening.
I did. I'm pulling it up now and it's of the existing conditions. Um, >> Mr. Dowy, it's not coming up right now. I'm saying no sir. >> I'm opening it. >> Okay. >> So, the uh council this will be an exhibit >> A7 for the record.
>> I'll put planners exhibit. How many is there multiple photos or >> it's uh consists of four slides of photos and then the last slide the fourth slide is mod tax. >> Okay. We'll do a planner exhibit A7 number of photos. >> I'll zoom in a little bit. Um slide one
is the existing condition. This is just what's out there today. Um and for purposes, this is uh 926 Floyd Terrace. Um and as we've discussed in extensive detail, the project really um is about
lifting that roof line, making that smaller um second uh apartment more habitable, consumer expectations, modern living arrangements, a total revamp. With that extensive work, obviously, you know, the um the design
team is is um hoping to square off as as they uh indicated um you know, these areas here around the house um to square that off and and around the back um and uh redo that front porch. Um this is
that garage area in the rear here, the detached garage as the uh engineer uh articulated. there's some lean tubing um or uh um other add-ons here over the years. Uh we're getting rid of that. It's going to open up some of the impervious coverage, actually reduce
that on site um and and you know, clean up the overall property as relates to that uh structure. Um but this is the twocar garage as indicated. Um this is a um I would call it a a rightway. Um this shows on the tax cards the tax map uh
continuation I would um but this is public um and the driveway is uh uh over here. So as they indicated twocar garage um with two in the driveway and really the extent of this project is that roof
line to bring u a more modern living arrangement and a positive reinvestment into uh to the site. The next slide here, um, just spin the drone around so you really see what we're dealing with here. Um, again, the it's all about the roof line. This is what's out there. This is how the
application landed before this board. I guess some work had started uh prematurely. Um, this is a pre-existing two family. Um, this is just a top down. Um, as the architect indicated, uh, we're going to clean up a lot of this uh, here with that garage um, and that
access there. But um that's the site. Um it's going to be a lot of upgrading from a curb appeal perspective and flow and and just the overall of the property as well as the uh interior complete renovation um of of the interior. Um the
last slide here, this is what we call mod 4 data. This is your tax card. Again, 296 floor terrace up here at the top. The red arrows indicate this is being taxed. It is as board counsel and applicants council mentioned this is a two family dwelling on the tax card.
It's been that way for quite some time. Um so with that what we're here for relief wise is in the planning world a D2 variance an expansion intensification of a pre-existing non-conforming use. Uh
we uh as we've mentioned before, two two apartments are permitted in this DT uh zone, the downtown transition zone. If it's over retail from a planning standpoint, being in this neighborhood, it's tight. Um I don't think that's the right fit for this property. If a retail
store was down there or coffee shop, that would just be in my opinion a negative effect on that on that area. It's a tight street. It is still a dead end. um whether there's that right right away there, but nonetheless, that's the overlay zoning today. Um it's
residential neighborhood. It's a residential structure that's existed there for, you know, quite some time. This is telling me that this property was constructed in 1929. So, we're going on 100 years. This this house has been standing there. Um so,
long overdue renovation to the to the property, and that's really what this is. And D2 is all about sight betterment. Um, we're going to clean up this site, uh, modernize it to applicable building and, you know, consumer expectations, uh, address a lot of the concerns that have happened here and and just really give it a clean
look. And I think from an architectural standpoint, um, softening those those two front doors and bringing them close together does give that appearance of a double door that one may have on a single family residential dwelling, but the site can be parked. It is residential. It is technically a residential neighborhood. I know we are
in that D that D2 uh, that DT zone. Um, from a planning standpoint, I do not see any negative effects. It's existing. Uh, there's benefits here. Blowing out the roof and making that top apartment, you know, more habitable and and and and livable for tenants in the community.
We're turning over the aging housing stock in in Union Township and and bringing that into uh, you know, a competitive market and consumer expectation. Um, I will say that um, comments that were made, there was a stop work order on on the site. Uh I
know um from my understanding um they'd love to clean up the site, get this project, you know, get a roof on it and stop the elements from going in there. Um so if if approved, I can tell you the site will be cleaned up. Eyes are on this site. Um you know, it has to go through design reviews and engineering
department. Uh but I do not see any negatives here. It's a two family today, whether it's a small or two family, modernized and cleaned up. And and that's the balance and that's the essence of the D2. Um again the zoning is the DT downtown transition. This is a
residential neighborhood and when you come on the floor terrace there are a few incaps uh right at the entrance that are also multif family um from you know a D1 of sight suitability. We're at the end of the block kind of an island by oursel against the parkway. If there was an opportunity for a two
family I would venture to put them at the ends of the street versus the middle where you know it's brownly ones. Um it it's often in the back and it can be parked. So um I think as we indicated before, one unit gets a garage and there's parking garage and the parking
um there adequate on street parking as you heard through permitting as well um and regulations, but um it's a it's a pre-existing two family dwelling structures from 1929 to 2026. So uh they're looking to modernize that two family and you know
kind of clean up the unit block if you will. So again, I see no negative here. >> And Mr. Dowy, just also for clarity of the record, it's actually in the board members application packets. When the property was sold to the applicant just recently in November of 2025, the
municipality came out, they did an inspection and they did certify on the CO that it is a legal pre-existing two family dwelling as well. Correct. >> Correct. And when we talk about not seeing any negatives, I do from a planning standpoint think we can adv advance purposes of the municipal land
use law. Purpose A is to encourage municipal action to guide appropriate uses of development of all lands in the state in a manner that uh will promote the public health, safety, morals, and general welfare. This 1929 structure will have to comply with building codes, best engineering practices. It's going
to get more eyes and hands on it. So safety and the general welfare I know we talked about egresses and it will be code compliant. Safety is paramount in every application. Um you know we are not expanding the footprint in that regards. Um we are on an island by ourself. I would argue that we can advance purpose C provide adequate light
air and open space. um advanced purpose e to promote the establish uh establishment of appropriate populations and densities and concentrations that contribute to the well-being of persons, neighborhoods and communities and regions in the in the preservation of the environment. It's two family like to
keep it a two family. Um um having that there it works. Um it's a modest three threebedroom units on each. I think we can certainly agree we're going to advance purpose I to promote a desirable visual environment through good development techniques and good civic
design and arrangement. Um and with that I would also say purpose M to encourage coordination of various public and private procedures and activities shaping land development with the view of lessening the cost of such development and more efficient use of land. We can fit two two dwellings here.
It's always been two dwellings on the tax cards. Um, it's been inspected recently and and and reviewed again as a as as a two two family dwelling. Um, which makes it more efficient use of land. Uh, we can provide that missing middle housing. We go right from one
single family home right up to the big apartments. Those two, threes, and fours in the planning world are missing. Not everybody wants to live in the big apartment. You know, they like the idea of a residential neighborhood. The kids can play on the street, live in a detached dwelling. That missing middle um certainly more efficient use of land. um the site can accommodate those those
separate apartments and I do think the architectural layout when we talk about what could be there from a parking population the second floor having its own kitchen and two separate bathrooms that's taken away from a potential you know buildout for bedrooms so I do think
on a balance here um this site works it's always worked and we're going to modernize it and beautify it with the board's approval so I'll conclude with that >> okay thank you Mr. Mr. Dowy. >> Are there any members of the board that would like to question the testimony that Mr. Dowardy has provided?
>> Uh, I have a quick question. Can you go back to that uh the drone footage? >> Yes. Let me delete these marks. >> Uh, let's go to let's see if we can go back to the other one, which is a little bit more of a closer view. >> This one? >> Yes. Uh,
yeah, that'll do. So we are maintaining the 27 foot height. Correct. Uh 27 foot height from ridge to >> I believe that is the architecture I guess. Yes. >> Okay. Just want just want to make sure.
So maybe I should ask this question to uh the architect. >> Please just I just want to make >> I mean both can answer but if but let's just have you up there just in case. So we are keeping at 27 and also the pitch at 5 on 12.
>> Okay. The pitch is 5 on 12 and it's 27 ft which is consistent with the rest of the township cuz we changed it. It used to be 27 ft went to 32 ft and now we changed it back down to 27 ft height to the ridge. Corre Okay. So, is it fair to
say the reason why it looks so bigger is because we are now extending it but still staying within the envelope at 27 feet. >> That's correct. I would agree. Yes. >> Okay. So, it just looks bigger because it's doesn't it we're putting dormers on
both ends but staying within that 27 ft. >> We're not having a a 12 on 12 pitch. We're having a 5 on 12 and then obviously pushing the perimeter walls out a little bit. Okay, thank you. That just wanted to make sure that's why it looks so overowering
sometimes. Any board members with other questions for Mr. Darity? Hearing none, are there any members of the public that would like to come forward and question just the testimony that Mr. Dowardy has provided? Hearing none.
Okay. >> Thank you. >> Is that your last witness? >> That's our last witness. At this time, I just would ask to be able to reserve my summary. >> Okay. I just want to Are there any members of the board that would like to comment on this application?
Hearing none. Are there any members of the public that would like to come forward and comment on this application? >> This is your time >> hearing. This is your Yes, you can, Mrs. Russo. >> Okay. It's not building a two family house. This building is building a three
bedroomedroom upstairs, three bedroom downstairs. Do you know how many people are going to be in that house? Do you know how many car are going to be there? I live alone. I have one family and I don't bother anybody. I live in 51 years. I have nothing but trouble with
that block. The owner, Mr. show at a and a business over there. I'm tired. I don't want 20 people to be in that 20 cars. I have a driveway. I park my car in the driveway. My daughter comes, she has to turn the rest. I want space for
my family too, not for the house that they're going to build. Did not build another build the same house that was there. Two bedroom a bedroom, a living room, a dining room, and a kitchen. That's what you got to build upstairs. Don't build like six room. So you have 30 people. You don't mean one family has
four cars over there. That's our house. Imagine two familys over there. The rooms that you you you say you're going to build. You know, I'm I'm ignorant now. I don't know nothing about construction. Okay. I know a lot of thing about cooking at work. That's what
I know. But I want him no problem. I'm there. I don't know how many more years God has given me. I'm 82 years old. I do not want no problem with the parking. I don't want to be disturbed and I don't want my family to sacrifice like I've been sacrificed 51 years because Mr.
Shaw and his own business. He had people living in the basement. There are people living on the first floor and he have people living on the second floor. I'm tired in the back. There's no fence. I'm on a fence in the back. People coming with the with the motorcycle. The deers are all over the place. What is this?
Why am I paying $9,000 tax? a while. I have all the people at their convenience at me. I got to be all in. I got to worry about everybody. My problem is the parking. My problem is the snow, the drive, you know, this sh this snow
was up to here. It fit my waist. I have nobody to clean it for me. And there's nobody that I have to pay because they won't come. I had to go outside that police because the the the guy that came and clean the street when I he
my driveway. So what do I do? I want attack with that's what I want. I want I don't I'm telling you if there cars over there, you're going to see me every day. Come over here. Four cars in the meantime. You know
where the garage is at the end of the garage? That's not your property. That's a city problem because I have a little bit of the city problem too. That's a city. I don't want nothing back then built. I don't want nothing back then. I want to be nice and proud. You look
what what kind of house they going to build. They build in a mansion, not a house. They build three bedroom upstairs. Three bedroom as a bedroom, the living room, the dining room. How many people they live in three bedroom? Can you explain
it to me? Explain to me because I'm stupid. Explain it to me. How many people are living in in three bedroom? How many people? Well, one person going live in my bedroom. Even if there is six people living in there. Okay. How many car a teenager
they were car whatever they want. I do not want anybody on my side because I don't I don't want to be bothered. And for God forbid an ambulance has to come. We're all scared. the ambulance and not fing the in the block. Do you understand?
So this is my problem and that's it. You know, you got to see what is the decision. They want to build a house. I'm happy they making the house better. BUILD A HOUSE the way it wants. Not not
not a mansion. They want to BUILD A MANSION. I WAS there since 1974. 51 years. There was no upstairs. There was a a young lady with three kids and her husband was a cop. Her husband got killed and she sold THE
HOUSE. MR. SHAW, I KNOW 51 YEARS HISTORY. OKAY, that house was never to family. They made it to family because there are people living in the basement. There are people living on the first floor. There are PEOPLE LIVING UP CLOSE. They had a business. They had a
landscape. I had every single day I at 4:00 THE BIG TRUCK two trucks with landscape come back and forth. You know what I could report because Mr. Show on Union and I'm sorry whoever hears me that's what I'm saying. All right. So
this is my problem. I I want a house. There is a house but not a man. And the problem is the park put one over there with seven car because the street doesn't over there
and two in your garage. They do that to go build your mansion. But if they building a house and 20 cars are going to be there, it's going to be she going to have a problem. I'm going to have a problem is going to have a problem because we don't need Thank you. I I didn't say my
>> Thank you for your comments, Mrs. Russo. I I'm know I'm very upset when I saw that big. They build they build an that house doesn't belong there. >> If it rains that is going to slide right
on 22. Amen. >> Are there any members of the public that would like to come forward? Mr. Lado again. My biggest problem is I personally don't trust what they're saying. >> Yeah. >> Because when they can come to a town and do something like this,
they got holes in the back that are 4 ft deep going on towards 22. They dug it. They dug it out. Who cut electric? Who cut gas? I I I'll give you these pictures. If you look at these pictures, you're going to tell me that this is
legal. I what I really want to know and my biggest question was >> you got to mark the pictures if you're going to present them to the board so they >> that's fine with me. But the thing is >> well before you explain them you got to present them so they know what you're talking about. >> Okay. >> We'll mark it 01. How many pictures are
there? >> Sorry. It's okay. >> Take your time. That's I'm going to give you 10 pictures. >> Okay. >> You just hand them to Mr. Wy. >> If I may, council, can we um find out
who took the pictures when they were taken? >> I took them. We got to authenticate them. Let's get them to the board first. >> Okay. >> Mr. Lado, no cover on this or anything like that. That's how it exists. No cover or anything? >> Nothing. Just like that.
>> Let me say I'll tell you that is in the back on 22 side. Route 22. >> Council Campbell. Yeah, we we can't do it this way cuz I don't know what he's looking at. The applicant doesn't know what he's looking at. We got to do them one at a time >> and try to authenticate what it is you're showing
>> and how you feel it ties into the application tonight. >> So, let's start one at a time. We may have to do one picture at a time now that I'm thinking about it because I don't know what you're talking about. So, let's mark A1 through A10. >> Okay. I think for the record and start with one called A1 and write it on it,
Gary or somebody on there now one at a time. >> A2 >> 01 I'm sorry, not A >> I'm sorry. Sorry, you're correct. 01 02. Um 03 has writing on the back so it's just the front.
>> May we take it? This is still existing. But let's let's wait until they get marked so we know we're having too many conversations in a blender here and I'm not sure the photos are helping anybody until we can authenticate them because some of what's happening on that
site has been ceased. That's why they're here. So hopefully what we're going to be we're seeing I anticipate that the code official was addressing that. That's why they're here. That's why that situation hopefully will change, but we'll hear. I'm not sure. I'm just
speculating. >> I suggest once we get 01 through 010, give them back to the witness. >> Yes. >> And have them go over one at a time. The writing on the back gives you the number. Now, Mr. Lovato. And then as you will authenticate, then hand it to the board member if you don't
mind and then they can look at. >> Okay. And picture 01, it's showing that they dug a hole in the back, cut some electrical lines. The holes are still existing. They're there. Nothing covering them. It's all open.
>> Um, if I may, council, um, with we're authenticating them. I know we said he took them. Do we know when they were taken? >> Do we know? >> Well, look, look, I don't we don't need to reinvent the wheel. It seems to me a lot of these photos are showing current
conditions. You took the photos recently. As I explained, you realize that the code official in the township got involved for that reason. There was work being done. >> The pictures were taken. >> I understand that. But >> the code officials came down. They're here because of the reaction of the town
to what you're now showing the board. That's part of the process that we're dealing with right now. >> Nothing else has happened since because they have a stop work order in place from the code official who's sitting here tonight to say stop it until we figure out what it is you're looking to do on notice to the property owners.
That's why you're here and this board has to consider it. So, just I understand the frustration and what you're looking at and it's problematic and it needs to be addressed and cleaned up. Tonight's hearing is the first official step in that process. >> I can understand what you're saying, but
when the code officials came down then I understand stopping them from doing what they're doing. Okay. I don't understand if you got electrical wires hanging draping down the middle of the street that it's let go. Just like that. Forget. Let it go. >> I assume it's not a hazard. That's why
at the time it doesn't happen. I don't know what it looks like. >> And if I may, none of the pictures have snow in it. That's why I'm thinking they were earlier. >> Regardless, it predates it seems like it's conditions and the conditions on the property are legitimate for this board to consider.
>> Yes. >> I think what we're we heard tonight from the applicant and he and the applicant has completed their presentation. They're earmarked to fix some of this. So that's you know, I understand what you're complaining about and rightfully so. I'm not trivializing it, but but
hopefully what we're looking to do tonight is take a step towards fixing some of that. >> I can understand fixing it. What I'm trying to get to tell you and what the pictures we're going to trust somebody to come out and build a house when they did something like this to the town
>> well permits >> here. Here they got caught and now they're on notice and they have a notice from the official. So yes, I do expect that because they have to. And if they don't, then they go back into court and they go into the municipal court and
then they would have to address that all over again. And there's fines involved. That's all we can do. >> If nobody called the township on these what's going on here this day, okay? They would have knocked that house down or the roof down and would have built a new roof because all the wood is there. >> All the wood, all the materials are
sitting in the street. It happens since people do that without permits at their peril and then they try to sell the house someday and you know what the town says? Knock it down. Can't sell that house. You never got permits. So you people do that. You know when you do a reassessment, people tell the town, I
don't want the assessor in my house cuz they've done a number of improvements without permits. Happens all the time. >> Okay. >> Fortunately here, code official found out about it through whatever due diligence of the neighbors. If you see it, report it. Absolutely. I'm sure the applicant's representative would be in
agreement with you. He bought the property in November of 2025. So, he's earmarked to make it better, not do the step. Now, if he did it fullheartedly, if he did it fraudulently, I don't know. But all I know for this board's purposes
is to hear the application. Your information's in the record. That's why I had you mark it. And you can continue with whatever photos you want to authenticate. >> So, I can finish a little bit here. All right. I have O2. The picture shows that they knocked in the foundation. They were going to keep the foundation, but here it shows that it was knocked in in
the back of the house. When they dug the hole, they actually hid the foundation under the house. Knocked it in. It's in. before they build, if the board approves it tonight, they are obligated to to sit with the township's engineering PE
professionals for what's called a preconstruction meeting to ensure the safety and proper standards would be imposed to build. I mean, so that's something that hopefully will be fixed. >> Not part of these pictures, I can give you all the pictures, but not part of
these. What I like to know from the township, what did they do with the interior of the house, walls and stuff that they took away in this pickup truck, which is 010? >> What what they what the township does
with the applicant or the property owner goes beyond what this board does with the applicant >> around a corner in somebody's street. If if the demolition or if there's been some process that's been violative of what the standards are to do demolition
or construction, they will be dragged into the municipal court and fined appropriately. This board does not have a say in that at all. >> All right, I got you. So, there's really nothing that >> Well, no, no, I'm not, as I said, I'm not trivializing your complaint. what
you should do I if it persists or if you see a problem in the future or >> what I see is a problem with the bill >> is complain did well if they did this I'd like to know what they're going to do come forward >> that I can agree with you as says the lawyer for the board because you know why I can agree with you that's why
we're here so the town is in agreement with you on that sometime the town needs eyes from the public so if you see something going wrong see something say something that's like a commercial that I think that the state uses and and that's what you can as as a good neighbor really because that's what the
town hopes you would do. >> Okay. >> Well, I I if I may add something, I I can tell you that it might not not have started out the right way. To your credit, 100% correct. But I can assure you whichever way this board votes, if
it's for it, the the construction department, all the inspectors will be on that property pretty hard, pretty tough. that I can assure you and that that's on that that will that is on the record right now. >> My next safety question really is real
quick and I don't have a picture. There is one fire hydrant on that block in the middle of a block. What happens if there's a fire with this two family home >> that that okay two family homes are are treated exactly in the state as a single
one and two family homes are are are looked at in the code completely the same. I looked for the fire department comments to see that is above this board's they they don't make that decision. They we we rely not we they
rely >> they rely on the uh engineers and and and the fire department. If the fire department had no comments, which Mr. Pansula just said that they didn't because it's not in the packet, then they don't believe it's a problem. then
there's enough water flow. That's way beyond beyond this board's, you know, perview. They they don't they don't wouldn't know that. But to your concern, I can get that answer for you. If it was approved and it was being built, I can
find out which I would go back to the fire department and say, "What did we base this on?" >> I'm good. I'm good. >> You know, like again, you have a problem. you have no problem to contacting me. I have no problem at all. But again, to your credit, yes, it
started out on the wrong foot. It's not going to finish like that regardless the way this board is. And the minute this board makes a decision, it tomorrow morning, that's when we will we will see some movement on on cleaning it up, whether it's tomorrow morning or
Thursday. As soon as they can get there, that's it. But I gave the stop work order as the construction official to uh the township. I told them to stop. >> I thank you. >> Thank you, Mr. Lado.
Any other comments from the uh public? >> Miss Mrs. Lado. >> Yes. >> Um will there be dumpsters and the body porton? Because there's nothing there now construction. >> That's the question for me. Yes, there
will be. >> There will be. I will make sure that there is a portaotti and dumpsters on that property. >> Okay. >> Okay. >> I trust you. I've been here 31 years >> and we had this conversation in my office. >> Well, I know we did.
>> Okay. I told you any concern you I said any concern you come to me. >> All right. >> Any other comments >> from the public? >> Hearing none. councelor, would you like to sum up? >> I would. Thank you very much, Mr.
Chairman, members of the board, members of the public. We're here tonight in summary to ask that the pre-existing non-conforming to family hound be granted a D2 variance to do all of the
improvements that you heard on the record from our professionals, starting with doing upgrades, making the house code compliant. The house is almost a hundred years old and certainly needs a renovation. You heard from Mrs. Russo
that there's a long history with this house. A previous owner apparently had people living in the basement, the crawl space, the main house, the upstairs, you heard her say, and operating a business out of the home. This application is
going to bring it back to what it is and what it's taxed on the tax records, what it shows with the CO and that is an actual two family residential dwelling. This property is going to be beautiful when it is done. It's going to be code
compliant. It's going to address safety issues and the applicant is reducing impervious coverage. We're reducing it from 69.4% 4% to 62%. And we're actually even reducing the
building coverage just a little bit even though we were squaring out that little sliver of the property and around the back from 38.7 to 38.3%. You heard the applicant stipulate that they would make sure that the detached
garage once that lean to and that encroachment onto Parkway property is removed gets a brand new faceelift to match the characteristics of the dwelling itself, which will help beautify the garage as well. You also
heard them say and stipulate that the only access to the 6-ft high basement is from that exterior rear door. There is no bathroom or any other facilities in the basement. It's mechanicals. It's storage to alleviate the issue of people
putting storage in the garage. You heard us stipulate that we would also have that as a condition of the approval that each unit gets dedicated the two spaces attributed to it. So there would be no concerns that one unit maybe has four
cars etc. You heard members of the public say the street does allow permit parking. That is allowed. The applicant can't fix things that are beyond the applicant's property. We can't fix the width or the rightway of Floyd. We can't
fix that it doesn't have a beautiful culde-sac at the end of it and that we are up against the parkway. But is what we can do is we can fix what's existing at 926 Floyd Terrace right now. Yes. the
applicant's contractor certainly screwed up. There's no doubt about it. And that's why the contractor themselves aren't here in front of this board, right? But the applicant is the one who has to pay the price for what the contractor has done. The applicant's here. The applicant wants to do things
the right way. The applicant is certainly going to work with the township and that's why the applicant went the extra step to do the other improvements that the applicant would like to see happen to the property to again bring it into code compliance,
bring it into more modern living standards and be something that the neighbors are proud of versus the history of what clearly the neighbors are not happy with which has been going there. But let's talk about conversely, if the board doesn't agree with us,
we're in a bit of a quandry, right? Because we're in the DT zone. So, we either literally rebuild what was there right now, which would not be code compliant, which has all those same safety issues and problems with it, or
we comply with the DT zone, which would put some type of use on the first floor that would make zero sense to be in this residential neighborhood. You heard the neighbors. Who wants a landscaping business? Who wants a coffee shop? Who
wants any of those things on the first floor? It doesn't make sense. And this property is somehow in that DT zone, which is why we're here in front of this board tonight looking for that D2 variance. We understand the concerns.
I'm certainly going to report them back to my client loud and clear. I know board counsel writes amazing resolutions that are going to put all of those conditions in there. And then you have your construction official and zoning secretary who's going to make sure that
they're complied with. This is an opportunity to do something with this house, with this property, and make it code compliant, make it safer, make it have the aesthetics, better the neighborhood. And that's what we're asking the board to vote yes on. Thank
you. At this time, I believe we can counsel this. Um, Miss Scott, would you like to begin? >> Thank you, chairman. Good evening, everyone. First, um, I did hear you say, counselor, that your client would be
cooperating with the mun with the municipality. I also hope that he cooperates with the residents. Um, I don't think that they would just be out here just to come out here on a Wednesday like they had nothing else to do. I commend you all for coming and
sharing with us what you are currently witnessing. You want to make sure that the character of your neighborhood is maintained. I respect that. I can appreciate that. However, I do think the professionals did a great job in terms of articulating what the potential what
the property looks like now versus what the potential property could look like. And that the the negatives are there, but the positive outweighs the negatives. and that this application should go further. It should be rehabilitated. The property has been
there for 100 years. We all want to see things modernized. And so, you know, um the the rendering you should have had up from the beginning. Maybe we would acquired some of the comments and um so I will be voting yes on this application. Thank you,
>> Mr. McNeel. >> Uh thank you, Mr. Chairman. I concur 150% with my colleague. Again, I do thank the the public for coming out and showing uh the interest in your neighborhood and union in general. But I too believe that the professionals have
done an outstanding job. It is an existing nonconforming uh piece of property and I do believe that this renovation or this rehabilitation would improve uh the character of the neighborhood and
I too will be voting yes. >> Mr. Wy. >> Yes, Mr. Mr. Chairman. I do agree with my colleagues as well and I also appreciate the uh concern that the uh residents have. I can understand their
frustration from looking at that uh render that the resident had provided to us. And I think though that the rendition of the new project is
going to be very good and it it is uh plan that is adequate. It's uh professional. The renovations is due. It's going to make the appearance look a lot lot more better. It's an improvement
to the neighborhood and uh I just think it's overdue for modernization and uh it looks a lot better. It's going to be something that they'll probably be proud of once this gets done. And I'm going to vote yes as well.
>> Miss Martins. >> Thank you, Mr. Chairman. Uh before I start, I do want to thank the neighbors for coming out as well. Um, it's always important for us to hear your concerns and your comments. So, thank you for taking the time to come out tonight. As well as to the professionals, you guys did an outstanding job as well. After
hearing the testimony today, um, I take into account that it is currently a pre-existing two family. And after hearing the planner as well, I do think that this is the best current use for the property. Um, just based off of knowing that it is in a diff in a um in
a different zone. Um, I don't think that this will have any negative impact to the site. Um, and after hearing that the parking is adequate as well, um, and that the actual street does provide permit parking, um, I'm going to have to vote yes for this application.
>> Miss Ricketts, >> thank you, Mr. Chairman. Thank you all for coming out as well, voicing your opinion. It's great to see when neighbors do come and stick together, especially when they care about their neighborhood. When they've been in their neighborhood so long, there is a sense
of family there. As my colleagues have explained, the property, the existing property is long overdue for some type of um renovation. And with everything the professionals has pre presented, which
they have done an incredible job doing so, I too will vote yes. Mr. Graves, I understand the community concerns. However, is a major renovation. It's going to look beautiful, I believe, if
it's approved. And since it is a legal two family, I will be voting yes. As for myself, uh I feel the D2 variance uh is justified by tonight's testimony, showing that the property is particularly suited for the proposed use
and the uh proposed improvements and renovations are quite positive thing. Uh I want to thank the public for coming out. You really did a great job and I want to thank you for your comments. You really did your homework. We don't see that a lot at some of these meetings.
So, I commend you and I also commend the witnesses. I too will be voting yes for this application. At this time, I have a motion and a second to grant the application. Mr. Chairman, I move that the board grant this variance applicable to this
application and that council is directed to prepare a resolution consistent with the board's decision. >> Second. >> Roll call. >> Mr. Wy, >> yes. >> Miss Martins, >> yes. >> Miss Scott, >> yes. >> Mr. McNeel, >> yes. Mr. Graves. >> Yes. >> M. Rickettts. >> Yes.
>> And Mr. Champy. >> Yes. >> March 25th. I have the resolution of approval. >> Thank you, Mr. Chairman. Members of the board. Thank you. >> Thank you, Mr. Chairman. There be no further business coming for the board. I move that we adjourn. >> Second.
>> All in favor? >> Opposed? So move.