Bloomfield Zoning Board meeting, December 17, 2020
5:21PM Dec 18, 2020
Okay, some people don't have their camera turned on yet because we haven't started yet. So we're still waiting on two members and somebody who's supposed to be representing.
So we're just waiting.
This is the last one
we're waiting on and he or she.
So you tell me,
let me know when you're ready and also Gareth Baldwin and get us started. He's here. He's just waiting on us. So yes, and he's gonna pop up now and get us started. Just give us one minute.
You're on chairman.
zoning Board of adjustment in the township of Bloomfield is now in session for the regular meeting of December 17 2020. Though to set the time, date, location and agenda this meeting to the extent and notice the writing at least 48 hours prior to the commencement is being in the following manner facility, Chapter 231 of the law of 1975, which is also known as the open public meetings act one by posting such notice on the bulletin board of the national government to identify such notices to the offices and independent principles of life and the star ledger. And additional notice that is posted our agenda will read into the record. The meeting will be held via zoom at 7pm. On December 17 2020. Publix invited to attend due to multiple executive orders issued by Governor Murphy and an effort to prevent further spread of COVID-19 you may access to the use of a telephone number through video link to me will also be available for viewing I'll be streaming live on Channel 35, Comcast channel 13 Horizon YouTube and Facebook Live. The agenda for the meeting was posted in advance on the zoning board and Justin page township website please contact the board's secretary to call senza and Vicenza will field township majority.com or 973-680-4012. If you'd like to review the application materials Prior to the meeting, zoom meeting information go to attend virtually is as follows the ID 82095226773 test code 676478. And I read all this so that sometime in the future people want to know what we are doing. Why are we doing it? It's interesting. This sense of please call the roll.
Okay. Miss Brown.
Mr. Prince, and then
Mr. Bell, Nikki. Here, Miss brand. Here, Mr. Oliver as Mr. Stivers. Yeah, Mr. Puno Chairman Michalski here
takes care of the role we have a core on board. I'm going to suggest that we set a curfew tonight at 10pm board and view of the difficulties involved with conducting zoom meetings. And then what is the wish someone to travel home? Any discussion on that more? I will shoot for 10pm as our tournament time, please. That brings us to communications. Gonna take a communication the letter we received from Mr. marianske is it's related to old business six E, which is 59 dodge Street and a letter to say dated December 15, Mr. mariane ski requests that we adjourn because he is the last item on the agenda catering and doesn't anticipate we will get to him. And I think he's probably correct in that any request in a journey. So that was next regular meeting of January 28 2021. Without any further public notice, inquire by the Apple Pencil. Is there any member of the public here this evening regarding 59 dodge street? I hear no one. Any discussion board regarding German? I hear no one there have a motion to adjourn 59 dodge Street and regular meeting of January 28 2021. Without further notice. Mr.
Chairman, I make that motion that we adjourn 59 dodge Street.
Thank you. Is the price motion? Is there a second?
over seconds. All in favor? Aye.
Aye. Anyone opposed? I get no one opposed pose $59 turn to January 28 2021. Without further notice.
that brings us to resolutions and minutes. We have no resolutions to consider. This evening. We'll take care of the outstanding resolutions that Mr. RUBIN is preparing at the January game. We do have minutes for these minutes when distributed in advance for your review comment in draft form. We'll take first the minutes of the special medium of November, November 5 2020. Is there any discussion regarding these minutes for
No one may I have a motion to adopt? The minutes of November 5 2020? Mr. Johnson? Yes.
The minutes of November 9, November 5.
Mr. Johnson moves the minutes of November 5, two seconds.
Mr. Red seconds old favor? say aye. Aye. Anyone opposed? No one opposed the minutes of November 5 2020 are adopted as submitted. brings us to the minutes of the special meeting of November 9 2020. Again board received this in advance these minutes in advance for your review. Is anyone have a comment discussion? correction. I hear no one may have motion to approve the minutes of November 9.
This person's prime Chairman I move that we approve the minutes of November 9
is the principle of the minutes is there a second?
Second by Mr. Bell
Nikki seconds. All in favor please say
Sorry, everyone post here and no one oppose the minutes of November 9 2020. special meeting or approved as submitted. That brings us to the minutes of the regular meeting. November 12 2020. board. Sorry, this session we are neatness airy now one may I have motion to approve the minutes and the number 12?
is chairman, I'll move that we approve the minutes of
November 12. Mr. Donohue moves on, is there a second? I'll second. And Mr. Johnson? Yes. Mr. Johnson seconds. All in favor, please say aye.
Aye. Anyone opposed? Anyone pose. I didn't know what to post. The minutes of November 12th 2020 are approved as submitted.
All right. That brings us to item three on the agenda upcoming applications to consider for review by the board's planner and avoidance traffic expert. It's the address is 320 belville. Avenue. And the application is to renovate a building that looks like a residence that has the appearance of a residence and a proposed to create a physician's office with multiple examining rooms and with a parking lot. And this is an r1, a zoned residential single family 50 foot frontage zone. And therefore they would need a D one use variance. And they would also need some bulk variances. Our discussion they wish to engage the planner or the traffic management.
Or Mr. Chairman. Yes, that's about I think, I propose we engage both the board planner and a traffic expert since is on belval Avenue, very busy thoroughfare and it is a r1 a zone.
All right. Thank you, Miss stelnicki. Any other discussion?
Only God that I would concur with Mr. Baum. Nikki.
I think it's the press anywhere else. All right. I hear no one else. Mr. Bell, Nick. It was like the moment I move my
I move that we have board planner and a traffic expert on this application.
Thank you in a second. I'll second Mr. Chairman. All right, Mr. Print seconds, please pull the board.
Miss Brown. Yeah, Mr. Johnson?
Yes, Mr. Price.
Yes. Mr. Bell, Nikki? Yes. Miss Brown? Yes. Mr. Oliver. Yes. Mr. Stivers? Yes, Mr. p&l? Yes, Chairman Michalski?
Yes. The board hasn't selected the experts for next year. So you'll have to see what the determination is before we turn this over to them. Okay. That takes care of item three
to item four, which was deleted. That was the review of proposals from experts and that will be considered at the January meeting we expect there'll be a report from the committee with recommendations to the board and the board can adopt or change the recommendations as it sees fit in January of the organization. Moving on to item five old business item five as the application that Laurie rose for as applicant and owner for us guys at such a relief is making the required zoning ordinance attachment blofield the converting one family residence into a two family residence in a residential one family our one a zone of the premises known as map 22 block 573 watts seven better known as 31 dash three three Osborne Street. The applicant?
Yes, I am. Good evening, everyone.
Good evening. You can proceed.
So, as you mentioned, my name is Marie rose.
Just gonna say that I'm sorry. Let's were you in first raise your right hand You swear the testimony you're about to give is the truth, the whole truth and nothing but the truth. I do just state your name for the record. I do. Thank you. Go ahead.
I should. I should
also say that I have two other professionals on the zoom call with me. Mr. JOHN waters normally with my heart attack. This person is over here. Rado, who is the professional planner that I've interacted with to help with the testimony.
So as I stated, my name is Marie rose Ford, I am the owner of 31 dash 33 Osborne Street. It was previously a two family home. And I found purchasing it. I had the intention of wanting to convert it back to two family home as I was at home to my understanding that it was converting to a one family. So that so basically, before you and so I'm very happy to answer any questions that
you should have your experts provide a testimony as to what's being done and why it's justified.
So I can
put it we want to start with that. Let's start with john. Okay. All right.
I'm going to swear you in and then you could state your name. Raise your hand Do you swear the testimony you're about to give is the truth, the whole truth and nothing but the truth? And you state your name for the record? Oh, john. Can you spell your last name for me? GU A,
D, A G. Li.
Okay, I guess you can give your experience to the board so that they can
just provide it here, degree and your licensing and whether its current state reserve.
It is unwise SOC tech, state, New Jersey, this current
Bachelor of Architecture degree and
a master's in advanced building technology. I've been practicing for about 31 years. And my office is in Montclair. And I appeared before many boards throughout Northern New Jersey and
all my career so far,
anyone I'm familiar with any discussion board? affordable except the gentleman as an expert in architecture, please proceed.
Okay, I prepared the drawings from this arose for the as you stated, The house was a two family, somebody subsequently converted back to one family. And now she just wants to return it to what it was. I know it was a two family because on the second floor, there was a there's a there's a plumbing for a kitchen that was was cut disconnected and was turned into like a laundry room. And so basically, the internal alterations to the house involve, literally we replace the walls that were taken out to subdivide the house into a two family, whereby you enter what you do. And then the space splits into the unit one and Unit Two up and down. So there's no additional space or additions are contemplated for the house, it's just an interior alteration. To to divvy up the space according to the way it was at one point.
the effect on the parking involves bidding for cars in the parking lot in the driveway, excuse me, there is no garage. The driveway is fairly wide, wide enough to even line up the car that put them in the way. I was just had discussions with Mr. cusimano the planner about doing it in a tandem fashion so that we do not have to really rely on going on the neighbor's property because it's kind of informal, shared driveway setup where the neighbor can drive on as if there's no fence or anything between himself and that's how it's been for years. But any case we can avoid dealing with the neighbor's property just keeping all ours if we put the cars in attended fashion cuz I said no new additions are contemplated is just simply restoring our store. It was the standard. And the Miss was very firm. About that there were more than one leader and, and other things that tell us that it was always a two family. But I need that to her. She knows the house in that regard better than I did.
I felt that way. And Mr. Castellanos can also testify to that because in photos as well, there are a few electric dealers that are connected to the home and then essentially kept it that way with the DSPs Just
four questions for the architect, please. I have a question I noticed in the upper right hand corner of the plan, you're proposing angled parking. And you've just recently mentioned the possibility of tandem parking. For the board to properly consider this, we just need to know what you are after finally proposed.
The idea of attending the tandem parking lot was mentioned Jay actually just recently bought five of the the, the planner and I think it's a better idea, because it guarantees that we do not have to traverse the neighbor's property ever. And then that might be a bad thing. So let's
handle that. Yeah, I take it that there's no formal easement on the neighbor's property. Is that correct? That's, that's correct.
That's what I was saying. In
particular questions for the architect, please.
have Mr. Maliki with the park in your how many parking spots are the same tandem boys? And will they be marked or, you know, blind? Yeah,
this question for me? Yes. Okay. Yeah, there'll be more than one one behind the other end of the one center line. So, one tenant parks on one side, once tenant parks on the other, it's up to the tenant themselves to arrange their cars if they have more than one as they will. But if that's the way it would go, just be one cent in line for the cars, two cars on the side. And my understanding, too, is that the one of the occupants of the houses,
this works for herself, she will be living there. So
that is correct.
Parking would be the tandem parking would be only in the side yard and not in the front yard. Is that correct?
That's correct. Yep. And keep the parking behind the line of the building. Yes.
Other questions work?
Yes. I have another question. On the survey, it shows that there is an air conditioning unit on the side of the building there and after permanent would be in the, I guess, one of the parking spots there. We have a measurement on the length of that side of the house that four cars which fit and my question is with this air conditioning unit, what's going to happen with that
it'll have to be closer to the back of the house
ahead of the first car.
We'll have to measure it often fit two cars, and then you have conditioning you
And there's enough room for for cars to line up alongside of that house,
actually to and to like your house. Yeah, to be against Oh, look, you're gonna have to load more than two cars because the other two cars are next to the first day.
it's like in a box formation. Yeah. Right. Okay,
I see now.
Thank you, Mr. Chairman. I feel Mr. And Miss to the architect. Have you had an opportunity to review the plan our planners? submission?
Yeah, honestly, it
was quite some time ago.
It was Yeah, I
did. That was a while ago. Sure. Yes. One
of the things he asked me that I like to ask you about is the density of the property in the zone which you are planning to you know, remember the house How do you reconcile the czone with your intentions to increase that density?
What was the other side's line the player will get a will speak to that but I could just just in general like this is an oversize lot. And so, the density was addressed by him recording right. So, you know, this there are arguments that you make like to suggest we did the same density, but the other side's life kind of
helps us. Okay. All right. Thank you have
any other questions for the architect
one's experts at Have any questions at all?
There's Chairman, this development I just
for clarification. So the proposed first floor plan is a one bedroom. apartment. And the second floor is a three bedroom apartment.
No, one of the bedrooms on the second floor belongs to the first one. So it's a two bedroom, two bedroom. It's just that one of the bedrooms on the first floor is upstairs. It is fire separated from the others. But it is upstairs
of the bedroom on the on the looking at the proposed second floor plan a bedroom, rear left, which would be over the existing kitchen down below.
That is why you can see the stair going down. Yes, it can join with the rest of the apartment. Yeah.
So it's a tool over two.
three over two over one. But yeah, it's a two to values. That's it.
Anyone else? Mr. Johnson?
is Anthony maroochy.
the Murphy sorry.
Is it appropriate to ask some questions at this time? And we're glad to be sworn in first or not for questions.
don't go ahead. Yes. I may end up getting into comments. That's why I just wanted to okay.
That's fine. Make your right hand? Do you swear the testimony you're about to give us the truth, the whole truth and nothing but the truth?
I do just a name for the record. Anthony
To the architect. You said that there is no agreement. On the survey, though. However, it actually states that, well, it's not your it's on your plan. And it's an existing common driveway. Now, if you change the parking, to make a tandem, you have 19.8 feet from the house to the side lot line. If you make two parking spaces side by side, a normal parking space is nine foot wide. So that's 18 feet, you're right up against the property line, basically. I was like, how are they par is going to get out from the neighbor's property. It's so tight over there. I don't have a dimension just by scale. We're talking about nine feet on this side. And again, this is a common driveway. I brought this up in my report that I'm concerned about that, that I've had situation where neighbors start arguing and fighting want to put a fence up between properties. We need to clarify that before this board makes a decision here. Is there an agreement? If not, maybe you need an agreement? Because I think you're gonna have a problem later on if you start parking two cars side by side, right, right up against the property line. So as I said that I'm probably commenting more than asked me a question, but I'm going to put into a form of a question Mr. Bell, Nikki asked me for the driveway today, based on the survey is not paved right up to the property line. But you're going to have to pave it up. I'm not sorry, up to that up to the building line. And to get two spaces, one behind, the air conditioning has to be removed, because the space is gonna come right down to the front of the house. And so you have to make some adjustments there. I'd like to see those adjustments. But I'm more concerned on the first floor more than 30 of this but I'm concerned with this common driveway as to any agreements to be used in Congress. Like my other answer that person's
Well, again, I'm
not aware about it. Are they legal? You know, driveway easement. I think it's just been that way for years. And if there's a reason we can't do it, then we'll go to the other way. We'll go to the to the angled parking that you see. And that case, we are we leave a lot of room for the neighbor to get through. And you know, that's another way to do it.
But the angle parking here, you're backing out. You're backing four cars out on an angle, that's the Osborne street I I am
so sorry. That I think there was some concern over the language that was used in the drawing there is that there is not a common driveway. There are two driveways that are adjacent to each other. And so I think the terminology is maybe what's throwing everything off. It is not a common dog word which is why there's no Eastlands in place because My neighbor and I, we've been able to come in and out of our driveways. In fact, we haven't really had any issues, even when I've had guests over, and so on and so forth, we've had no problems. And now,
if you look at the search again, what I'm saying though, is if you start parking for cars, tandem, you're going to be right up against the property line, your neighbor is gonna have a difficult time getting in and out, your driveway goes beyond goes, goes up to the job and the property line, and I believe your neighbor uses that area to be able to turn to come out. I'm only bringing this up because the board has to make a decision on this. And if you're going to park two cars in tandem right up to the property line, I think it's going to be a problem for your neighbor. That's just my opinion.
Well, let me let me state that.
Even though a parking spot is legally nine feet, the car does not occupy the home nine feet, that occupies about five and a half feet, which leaves almost two feet to the side. So really the neighbor's drive the neighbor's airspace, if you will, on width, available width is not to the bucket it is even more than that. Because unless the car a lot of these cars are parked right
on the line
right there, but
they're also just centered. I
mean, you know, I have
a nine foot driveway becomes an 11 foot driveway very
quickly, the board makes the final decision. I'm bringing this out because of issues that I've had in the past. None of the board's engineer but as the zoning officer, so I bring it out. My my next question is regarding the basement, it's in my report, is there a finished basement, there is a direct access to the basement from the beer is what's in the basement. I've been down there
I don't know. Nobody thinks
it's semi finished. If there's a laundry space, a large living space of actor than a workshop. It's semi finished and I had HPLC technicians, there was a markdown in there, but it's not completely finished. But it has walls flooring, and as I mentioned the bathroom, it would need some more sprucing up to get it to fully finish space,
the access to the base, but there was a direct access from the outside. Right?
That is correct. There's actually three ways to get into the basement, there's an access point from the front of the house, there's an access point from the first floor kitchen. And there's a direct access, as you mentioned, from the backyard through what I would call a shed of some sort that was built over the back back stairwell from the basement that sits adjoining the the backyard deck.
I have no further questions at this time. All right. Mr. RUBIN,
anything to add regarding the driver situation
it goes for if you like conversations with your neighbor about the possibility of stalking cars side by side. And whether or not definitely restrict the ability to get into and out of the parking or the rear of the house.
I haven't had to deal with Well, I should say I've had most of my family's local. And so I have had visitors to the home and we have parked it in various different ways whether it's from five farms or even side by side. And the neighbor to my left is Kevin Johnson. And he's been I've actually witnessed him be able to get in and out of his bag but without without any issues. But as we do ourselves a formal conversation with them no I have not but in just reality and in living in se he's been able to get in and out and we have a pretty horrible relationship as it is until we have a good understanding as to
and calmly As you may know, the
way I view it is
given that there's no easily it's better to assume that you can use his driveway in if there was a problem with you. Assuming the poor wants to allow you to do this, just to handle stack your vehicles it seems to me as a performer alternative from a legal point of view Because you're not expecting you use anybody else's plan. Now, Anthony needs to determine whether or not you can actually, to what extent you have to remove all that sidewalk. I can't scale it, definitely going to make improvements, or extend during the course building or being able to fit for vehicles there.
I'll also state that there wasn't Sree actually that might be the the pocket of non paying on the volume that you see actually had that tree removed for the purposes that you mentioned, because it allows myself and any of my visitors to be able to use the park closer to the building, which is opened up a lot for my neighbor, which is again, he speaks to basically our understanding of wanting to be able to utilize their own property separately without encroaching on other one of our property lines and being able to get our vehicles in and out without using each other's property. So absolutely, I agree. And I've already essentially started that process by having that tree window.
I have nothing for the future.
Just already have any obligation to preserve the adjacent landowners. Ease of use of his driveway,
if there's no formal agreement, I don't think they have the the obligation or right to ensure that he can use the applicant struggle. Thank you. Now, he said it's nine scales of nine feet, which in theory is enough for them to get by the house into the merrier.
I agree it's bass fields about 90. But unless unless I had measurements like I can't guarantee that. Okay, any
other any other questions
for the architect?
I know that the public was a question for y'all.
I have a question. Where we're talking about the entrance to the basement semi basement, on the plan just shows a shed. So we'll have to shed one to the rear of it. That's obviously not close to that. So there is a canopy over that in the doorway going in there. I don't. Yes. And that goes directly to the seller or their steps that then go up to the first floor unit.
So the way it works, if you're in the backyard, there's like an a shed, there's a door that goes into that, essentially this enclosed space, then in front of you, there are steps that go down, and where you need the basement door. From there. It's essentially like the laundry space. And then there are stairs. In front, that's the angle, of course the left and the left to the limitations.
So the only way to get down to the lucky one would be to go outside into this shed. Now it is not shown on the diagram on really
to know once you get into the basement, it's all one big space is connected. And so the
highway, let's say, tenants on the first floor, get to the basement, gee, let's say they want to use the one your facilities
in the second floor or my mother, because I will be getting my first and second
for how would you know if that's if it's if those laundry facilities in the basement or for both units?
You know, the first one, the basement access will only be for the first one.
And how did they get access to stairs
to the rear directly to
From the kitchen there's
a there's stairs that go right down into that same space where the laundry area will be on which also is where the backyard entrance also nice. And then there's also an entrance from the back of the home under the main stairs, which would essentially be the Chelsea existing home to the main area of the basement.
If I made the stairs to the basement, there's one supplied from the common hallway. Correct. The main staff that goes down the common hallway when you first come in, that that stair goes down to the basement as well.
Any other questions? Mr. Chairman, I
have a question.
that conversation just kind of led me to another question here. Regarding washer dryer, the second floor units,
I don't see the architectural
drawings where there's a washer dryer present or where there's a hookup available. Would that be available to the upstairs? Or is it expected that the tenants upstairs will just use an outside? Well, hello. Yeah.
Did you hear my question at all?
I do. It's really
maybe something for the owner for the selected? Correct.
There is currently a washer and dryer on the second floor. But I did not want to keep it up there. For the purposes of I have concerns about potential leaks. I've had washer and dryers leak in the past, and they can release quite a bit of water. And so I didn't want to deal with any washer dryer units above which could potentially have issues with water damage. Shouldn't any issues happen? So my intention was to remove washer and dryer from from the second level, just have one in the basement and the expectation will be there's, I believe about three laundromats within the walking distance of the home on brush Street.
Understood. Yeah, I totally agree that second floor washer dryer can present. Yeah.
Any other questions for the architect? Is there any member of the public who has a question? Is there any members of public here? Well?
Not for this I
don't think now.
I'll thank the architect for his testimony and we'll move on to the planners testimony, please.
Okay. I'm going to swear you in raise your right hand. Do you swear the testimony you're about to give is the truth, the whole truth and nothing but the truth? I do state your name for the record.
And everyone hear me? Yes. Yes. Okay.
Michael J. s Elia spelled p e. s s o. l l a n o, licensed professional planner in the state of New Jersey. license in good standing practice as a professional planner since originally licensed before, serving roughly half that time, the early part as misspelling house planner, and then moving on to the consulting room realm for the second half, which is still underway. Today, I've served roughly half a dozen northern jersey municipalities as the board planner, and city planner. And I've also recently appeared almost nightly before boards such as this one from expert witness testimony, hundreds of times actually qualified as an expert planning witness, if you remember the master room painting degree from a City University Hunter College, and my lessons for planning is in good standing. And also remember the American Institute of certified planners, I have been called by by this board.
Any discussion board? a discussion? Well, except the gentleman as an expert in planning. Please proceed.
Thank you, Chairman for that kind compliment. appreciation. Let's open stays there, but
you only get one one such assessment. So
with that, I'd like to share my screen to present a planning exhibit I prepared for the benefit of the board.
You should be able to go
on vacation. Okay, bear with me. Take your time. While I try to find the right frog.
Look at the theories and everyone's seen a theory. Oh, yeah, yes.
So we're gonna mark this as one. Okay, I'm
going to stop sharing this because I've opened up the room file. Okay. Okay, once more Does everyone see an aerial image? Yes, it was a screen. Okay, I marked this as a one with today's date. That's perfect.
And and when you have time, just forward me a hardcopy for
Okay, we'll do anyway, thank you. So, this is a four page photo exhibit prepared by myself and did not take the aerial image. But it was downloaded from Google Maps. And the top of the page is north, west to the left, the right course. And the subject property is shown with a solid yellow border, you can see the swimming pool that belongs to this restaurant for its property and the principal dwelling here and then come back to this image. But for now that provides the the overall neighborhood context of all of the buildings along the street frontage and Osborne street are residential, including the one on the corner. Broad Street is just off to the right you can't see it here. But this is a apartment building of some 34 units on the corner and then commercial uses alone they edge of both sides of roads through all across the north of property, subject property neighborhood, our dwellings and Waverly terrace and same thing. filings are getting into these dwellings passed to me as far as an inbred character. But that's the general setting for this analysis. This is an excerpt from cheat 22, the municipal tax map, channeling and again, the subject area with the subject property highlighted in yellow in the center. And then these boxes, they're not houses they are gray backgrounds to highlight the numbers within the boxes. And these orange numbers indicate the number of dwelling units in the prompt on the property if they are not a single. So all those parcels that lack of this an orange number are properties that have a single dwelling including the subject property over towards the right of the screen is a depiction of the split between the two. Shown on Broad Street here in this image, you can see Broad Street running generally north and south the dividing line between the properties running on Broad Street and residential neighborhood constituting this portion of the r1 eight district. Now these photos I did take by myself, I'm
here to mark that as a to please.
The item I thought we were marking the whole packet is eight, a one. It's a packet of four pages.
So it's a PowerPoint presentation essentially,
guy Yes, kind of
file this room. Okay.
But I want to be one exhibit. Okay,
thank you. Thank you both.
So and then enlarge this image now so that you can see it better. Image two on the screen now shows the subject property of nice Victorian architecture patients Street and here's the driveway that serves both the subject property and the neighboring property to the west. Also to family dwelling in a scene in the pavement. If you want to get out of the mortgage and a little bit more chose the property line and Roseburg can verify that if he did, but I asked her on site, it's Appleton city property line, which she was. So here the vehicle parked in the driveway in the distance away from the dwelling. I can visualize two cars side by side, fitting well within the perimeter I have this scene of the driveway. But that's just me the board needs to be satisfied that arrangement for the work force, the compressor unit that was mentioned earlier by just about making is generally behind this vegetative barrier here up against the dwelling. Moving to image three in the upper right, this is a view of the east side of the transcriptome, and it shows a side door going to a deck that faces the rear yard fence in between the rear yard and side yard. Image, excuse me image for showing from the ramp in the driveway area now looking towards Osborne Street, in the distance is that same arrangement would exist that same vehicle parked in the same location, the shed that one of the sheds on the property that was discussed earlier. And then going to image five in the lower right hand corner of sheet two, I'm sorry, sheet tray of of a one is a view of the rear of the subject dwelling. And this is the access way to the basement that was discussed earlier. Obviously, it's going to cover in one space. It is English, I'm going to now go to sheet four of four and show or performing property photos and these now capture the land uses of the subject property starting with the rest. As I mentioned in existing two family dwelling, you can see the two legged fingers here. Two mailboxes by the side door. Painting now to image seven single family dwelling exists to the east. But notably in this photo uncommon distance between uses here a very generous yard 24 feet from this closest point to property line, and then the neighbor's driveway in his house. So this is generous spacing. According to the ordinance expectations, were a minimum side yard of six feet is required in aggregate side yard or 14 feet. This is well exceeding that dimension. And the same thing is happening going back in the six same thing is happening on this side with 19.8 feet I believe going to the property line on that side. So those are the parameters of what was described earlier. Understanding only as an oversized lot, I'll come to that later in my booking now at image eight, showing a couple of dwellings to the beyond leaving the terrorists in rear facades facing the subject property in the shadows on Israel's rich property in the northwest corner of it. And then finally, image nine showing a couple of dwellings single family dwellings directly across Osborne street from the subject property. So this constitutes the setting from which I derived my conclusions in part. So we can come back to this if needed. I'm going to chair a second document which speaks to the density as it was mentioned earlier.
a concern that was raised by the issuing group properly so in speak to that next. stop sharing and reshare images please look at me I'm gonna take it. The learn to do just
by one mark, this is a two.
This is a two thank you for that.
Anything we mark just remember I'm going to need a hard copy sent to me later on. Okay. Thank you.
In turn, is an identity diagram that I compiled taking data from the SPL pored over the townships website that features the online GIS mapping and tax assessment data. So to put this in proper perspective, let me enlarge it and tell you a little bit of the subject property as shown in this blue rectangle. Roughly representing the dimensions of the property, there's a little notch under the corner on the survey, which is not captured here on the tax map record, but is in fact, how the property looks in a survey. So these numbers that are within each of these representative boxes have structures pertaining to the number of dwelling units for gross acre of land, rounded either down or up to the nearest whole number. So for simplicity's sake and didn't include the decimals, it just goes better that way to absorb it. So here interestingly, the subject property is relatively low density and current state as a one family use at six dwelling units per acre. Meanwhile, the neighbor to the west is heading team as to family use single family uses nine and nine this 17 units per acre is a smaller live featuring in two family dwelling on it. And so that explains the bump up and density for these two because they are two family dwellings as well as one that's a 33 is a two family a very small point of six acres by the tax record. And the remaining are single family dwellings a good walk around the entire block, taking stock of the land uses to be able to compile the lease information for this discussion. And so these have been in 12 units per acre densities and for for two family dwellings located in this area, these eight units per acre or single family dwellings. That's 14, and this 1418 units per acre constitute also two family dwellings. So that to me, is instructive for the analysis people in Florida because we're at an unusually low density for the surrounding neighborhood. But based on this analysis, to add a second unit would put the density at still only 11 units per acre. When will the same time because this is a generous lot of little bit over 8500 square feet, where the other lies around it is indeed the largest detached residential property on this entire block framed by leaving the terrorists in the street. I didn't do the calculation for the multifamily that would be obviously inappropriate because the type of dwelling different type of setting so this to me, expresses the density character of this particular portion of the art one a zone. So we can come back to that if needed. But I will in turn out to continue with my testimony and master questions about those exhibits. Okay. Okay, you can come back to our question. So the application before the board tonight is for a use variance, commonly called a D one variance for us not permitted in the zone or as a single family residential zoning district, as you know, which does not permit me to fend drones accidentally for for the record, the middle of the life size in this district is 5000 square feet. And so our claim that this is an oversized slide is based on that very fact and we have 8500 square feet of change, which puts it at almost a double wide Not quite. But it is unusually large. And in its current state, as with the single family dwelling on it,
somewhat over utilized compared to the neighboring properties around the application tinny satisfies special reasons in particular suitability criteria that are requiring findings of the board for the one variance and briefly and going through them. The special reasons are there are six of them purpose Haven is fully useful as an institution of general welfare with in addition to the townships housing stock and the appropriate location part of the master plan, emphasis is on providing a balanced supply of housing throughout the community, purposely at the municipal made useful is to combine adequate light and air this generous sized parcel provides ample room on the property for generous side yards from the rear yard, certainly emphasizing the intent of the purpose of the statute and certainly suitable for to family occupancy as well. Purpose he is advanced by this application, which is to establish appropriate population densities of the site is, in my opinion and appropriate location for a second unit by virtue of its general salies proximity to the commercial area and other transit resources. Purpose G is advanced, which is to provide for a variety of residential uses in appropriate locations, and similar to purpose in business in an appropriate location, or helping to balance the pinch of housing supply. Purpose M is also advanced promoting the efficient use of land. This is a property that has access to other facilities. And indeed, it's one hand washes the other kind of arrangement when dwellings are within proximity of employing shopping and transit facilities. This also enhances the state plan for developing the redevelopment to direct growth into pa one areas which entirely worth your attention is on the state plan, which is where the state plan suggests zoning. But as to the particular suitability, and by that they're very rarely found combination of factors here that demonstrate particular suitability. One, by virtue of its oversized, generously for committing 72, by virtue of his condition was already adequate space for accommodating the second unit simply by dividing up the space differently. And it's coming in a range now. So no, exterior evidence of change would result from frame to three, and you're unsure of the location again, and easy walking distance to shopping on the transit, and forward by virtue of its history, by our use, as a two family, as confirmed by Mr. Murray's excellent research into the tax records, which I take a look at. As to the negative criteria for the request to use relief, I find that this use pets very nicely within the neighborhood context, again, with no construction evidence, really a very nominal change on the landscape. Even with the parking in the end up with a different configuration and historically current there but I take some parts and photos, I don't have them to show you that that did show angle parking up against the subject building on time. So this parking area has been utilized to support to family occupancy in past so the converging here with existing within the existing building space and adequate parking and tasteful appearances of preserved return facade. And the beautiful grounds adjacent to a new square this property might be most nervous, which is the parking sign is where the activity becoming and then you will have to use would be more noticed on the west side of the building versus the east side. And so that side of the property is up against two family configurations as well. With no garage on that property either.
The negative criteria as to that was probably one of the negative criteria. I don't find any substantial detriment to the surrounding area from integrating a second unit back into this building an after plan sermons as to the second problem and the negative criteria, the master plan clearly articulates concern, as most master plans do for protecting the character and existing residential neighbors, this project demonstrates very squarely that character is going from same as the same, and with other occupancy of the building, perhaps but the surrounding community will not change in its perception of this building by virtue of this conversion. So to me that speaks towards preserving the existing character of for the next era of his life here. And I see that as certainly consistent with masterfan vision for the area, certainly not at conflict. As far as the absence of any new construction to produce the element of change, I find it's consistent with Master Plan vision for the neighborhood also important with its plans in front of it. And the ability to ask questions of the applicants team is much more detail information than the governing body may have had. So I can easily conclude that the enhanced quality proof is satisfied and there will be no substantial impairment to the song. So important ordinance from grant of excuse me, the the new Shuang report identified that the property lacks one enclosed parking space as this requirement. And so this is a preexisting condition. And I find that qualifies for a C one relief in partnership. The property owner inherited this configuration, perhaps in a garage, and it is this property that way, but the price of Thailand is. So I can see now, negative impacts that will rise to the level of substantial from continuing that pre existing condition. And again, similar condition on the lots of the west where there's no garage. They issue a report also highlighted where we have parking a woman West property line, not five feet away from that property line. That would constitute the need for a variance since this property is a detached two family property, it's subject to site plan review, and under site plan review was favors can be created. So it has thus become a damaged item, in my opinion. So when proposing in Canada of arrangement, two cars side by side, and two cars behind each of those two side by side, we would end up with less than five feet from the actual property line here. But in this particular situation, I see no harm or foul, because we have a long standing configuration of parking, curving and parking and access by the neighbor appearing concurrently with this same set of St. Patrick's Day, but that's on demand today. So in reality, because it's part of an overall positive project and has been in the benefits as a UTM, and a description of the special reasons for ad sales or public benefits. All those benefits carry forward into both variants variance analysis here, find that pursuing two way analysis under c two for the benefits of the application as a whole, independently or substantially outweighed the detriments I find that clearly the case here. The five foot setback in the parking is commonly not commonly known as probably overall and relatively minor relief to be considered.
As for the negative criteria for the Viking relief, I don't see anything rising to the level of substantial here from a basic continuation of the functional fighting arrangement for the subject property as well as the adjoining property. A neighbor to me benefit neighbor to the west actually benefits from keeping in the planting age of the parking area. The ordinance would like to see, I don't see that as a very situation here, but I think it's better left open and unimpeded for that it's a circulation that that comes from that arrangement as to any impact on the zone plan or zoning ordinance for granting the bulk relief, I find that the proposed physical arrangements track with the typical side parking arrangements that can be commonly found, and that are going to require it I'm sorry, the police stepping on the probation on parking in the front yard, I provided adequate spaces for two years in a total of four spaces in the side yard and not in the front yard. So to me, this kind of denotes no substantial impairment of some claim or some organix from the proposed bulk relief overall, with this spunky saying that I noticed that this is a specific piece of property and oversized interior lot in a developed area with a history of two family groups. That makes it very specific, indeed, in the application, for the reasons I stated satisfy one of the criteria statutory criteria for granting the relief needed. And I submit to you that that approval is warranted. With that I will be quiet and standby for your questions
go ahead, please.
This is the person who is on here on behalf of George Williams from initially so she's Should I let me swear her in just in case it turns into testimony. Okay. Do you swear the testimony you're about to give is the truth, the whole truth and
nothing but the truth? Nothing, you just state
your name for the record?
Frank, my name is Katherine Gregory. I'm a licensed professional planner in the state of New Jersey.
Just so everyone knows I'm familiar with Miss Gregory. She and I have crossed paths on many occasions over the years. I think she's been perfect for 40 years in the field several times,
I can vouch for her as being a more than competent player.
on the discussion board,
the board will accept me greatly as a question. Go ahead.
Great, thank you. And my goal. Your testimony was very comprehensive. But could you just go back to how you reconcile the omission of motion between family
from one family zone?
Thank you. Good question. I see that this is a very unique piece of property, again, with the particular conditions that apply just to this property. If I were a governing body member, considering the zoning for the community, I probably wouldn't be aware of those distinctions for this particular piece of property. And so with that, I think that had the governing body actually dumped into these particular aspects that I brought forth in my testimony. If I continue with the absolute prohibition, on such circumstance, that's speculative on my part, but it impressed me enough that the characteristics of this particular piece of property, because the careful review board is giving that and always gives the applications careful review. So I no doubt about that. So that led me to conclude that the application is not inconsistent with the overall vision for this neighborhood or the community despite the proposed use.
Okay, second question. Would you be able to share your screen again and show us your your density analysis?
Yes, I'm here with the please. Can everyone see that actually? Yes.
Okay. Could you just identify which are the homes that are two families?
Yes. I will start going with the subject property is not in two family now. We're going around the clock and the one immediately to the west, is a two family. The property on Porter is a two family owned restaurant. are one family and then coming back around this property and giving address of
record can recognize and address spacing this. That's number 23. US foreign terrorist, the 17 dwelling units per acre, density air filling across the street. This is actually 18 dwelling units per acre at number 18 has been strict about that. mandate two family, the ones the rest of it is a two family, skip a home, and it's a single family. And the next one is at number 24 is going straight to family and strangers single family dwellings, and then for two families at the end of the run. I was born straight. And then these three drives are single family. I believe that this one on basic ethics, and having too much influence in this mix is also to form.
Do you have any information as to when those those parcels became two county homes? Meaning like, you know, if they were before an ordinance was enacted, or if they were granted us variances? Or any any kind
of that was?
Okay, well, it
does appear that there are a number of T families in there. But that was just another question because obviously when people talk about the house, to the left of the subject property was built in a different time frame.
Okay, those are
the only questions I had as of right now. Thank you.
Any other questions for the planner? Any other questions for the planner? So remember, the public was the question for the time. Now. Once All right, thank you,
thank you for your testimony.
I will no longer for your attention. I appreciate it very much.
We'll move on to the board's experts and traditional we'll take this motion first and then we'll hear from Gregory regarding additional analysis. To end the board's expert
testimony. Mr. maroochy. Mr. Chairman, my only concern is the parking arrangement that as presently shown, they would have to cross the property line with the neighbors. I do understand that property owners get along. But as Mr. RUBIN said, we don't know what will happen in the future. That was my concern with the backing up onto the utilizing the other property for for parking. I do like the recommendation of keeping the parking on the subject property by creating the tandem spaces. So if the board should approve this application, I would like to see the parking layout changed for the tandem spaces at the time that the architect submits the plans for construction permits, because there's some interior work to be done there also. And, and that's when I'll be able to review it when it comes in for permits. As the zoning officer
any questions for Mr. merici. Mr. Prince,
Mr. Chan, especially with the with the problem with a property drive driveway be alleviated by the applicant expanding her apron to to to access her driveway directly and with avoiding the neighbor's property or would that create another issue as she will present be looking for front yard parking?
Oh, well, that's a good question. Mr. Prez. I tried to avoid that because if the ordinance says the driveway can be the curb cut to be a maximum of 22 feet wide or as wide as the garage, there is no rush here. I would rather leave the curb cut as is there's plenty of room on the applicant side of the property with the curb cut as it exists. They just need to refigure the parking area by by eliminating or by relocating the air conditioner and putting the spaces in
Mr. Well, I have a question for Mr. Murphy, Mr. Buchi, do you feel with this parking arrangement that it would be to both the applicant and the neighbors advantage if there was a legal easement made between these properties. So in the future is the parking is defined legally.
if the applicant changes the parking arrangement to vacate the Nathan tandem spaces there, then the two property and then the two driveways and as far as I'm concerned are independent. My concern is, without an easement, if the someday the future of the property next door wants to put up the fence as the zoning officer, I wouldn't be able to stop that. So I'd rather see the tandem parking in this way eliminate that situation complete.
And I believe that the testimony given was that the by testimony, the plans are being changed at this meeting place like tandem parking.
And that's what I recommend.
And these two in these tandem parking spaces, there'll be a legal size.
One, the architect has to show me that I believe there's enough side yard to allow that there's almost 20 feet, their regular parking space are nine foot wide. So I believe there is sufficient room. Yeah. Thank you.
Is there any member of the public who has a question for Mr. Murray? Anyone? Any other questions?
I have one more question for Mr. murky. In your report. Mr. maroochy, you will alluded to the basement? And did was it established that there's no there's no bathroom in the basement. It's just the storage areas. And it's a semi finished.
I believe that was the testimony. Is there anything?
Bathroom in the basement? There is a bathroom in the
basement? Who's saying that? Thank you, Mike.
And is there is there a kitchen or kitchen hookups in the innovation form?
Just the laundry. Thank you.
Mr. cabinets. Miss Nikki raise another question too. I had when should is concerning the attic on the plan. There's no indication of use of the attic. So like to know, from the planner or from from the applicant? Will there be any news of the ag as a living place? Thank you.
Mr. Chairman. I have a question.
of circling back to Mr. maroochy points on the the tandem parking just so I understand. Are we recommending them that the driveway to the existing driveway be extended back a few feet or several feet. And I see that there's a shed right there at the end of the driveway. With removal of that shed or movement from that shed an extension of the driveway with amps accommodates the parking matter. That's not
Mr. Johnson is not necessary, the driveway has to actually be increased where the air conditioner is. It has to make a turn there. The parking will be almost even with the front of the house.
So I guess I'm not clear where is the air conditioning unit that is in the way
or that is blocked? It is shown on
the survey. It's not on the architect's plans as shown on the survey. Oh, I
All right. So they just have to make a little bit of a booth over there and relocate here.
so you don't feel that it's because there's obviously the the amount of property given the size of the dwelling unit, the primary dwelling unit is quite generous. There would be there would be ample space to extend the driveway if needed. I'm not generally in favor of, you know, increasing driveway sizes, but in this particular case, I'm wondering if that might be beneficial.
I don't think it's necessary there's plenty of room again once the air furnace is located. Again, the architect will give me a revised plan when he submitted for construction permits. You can make that a condition of approval. But I believe there's sufficient space up to the front of the house.
Any other questions for Mr. Murray? Anyone? And we no one. Thank you very much. Thank you very much, Mr. maroochy. And if we could now hear from Miss Gregory, and give us a synopsis of your review and initial aims, go to report, please.
Certainly, applicant is here for ideal use variance. I mean, applicant has provided both a positive and a negative criteria. restricting about this application, I think is pretty telling in terms of the history. And so you have to prove that this is particularly suitable. When you take a look at the line pattern, it does appear that this is one of the largest loss in that neighborhood. So in terms of reconciling it with the mission, the use of the zone, I feel more comfortable with this law than I would probably with other blocks. And to that end, I also feel more comfortable because it does appear that there are eight or so other two families that are located in the direct vicinity, which technically have a greater density and what the applicant is proposing.
So I do
feel that the applicant has met the burden of proof.
I think the issue really comes down to the fact of parking. And I know that's already been talked about on because the building is the same, that's not going to change. So in terms of what changes in the character of neighborhood, there's going to be a couple of cars that are accessing property. So that's really what it comes down to. And from for traffic and parking what I'm saying traffic, but I don't mean that there's going to be so much traffic from one extra family living in a home. But I think that that's really what it comes down to, you know, what are the impacts due to the direct neither. So that's obviously what the board is considering, and that's already been talked about, and conversations with Mr. Richie, in terms of how, you know, how do we make that better? Because we have these two driveways that happen to be joined? And apparently, it seems like it's worked in the past. And so if if the board chooses to prove this, I don't know if there's a monitoring situation that can
happen or something. But But anyways,
in terms of that. Well, one thing straight into poor is very comprehensive.
I think that Mr. customer
want to do a fairly good job at addressing the issues that were raised in the report.
All right, thank you Miss Gregory a questions for Miss Granger please. Any questions for anyone? I failed the public? I can say no one Thank you very much. This friendly. All right. I think that's the end of all the testimony. Is there any member of the public who wishes to be sworn in and make a statement? No. guarantees Seeing no one. Let's see.
This was short. And you have the
opportunity to summarize if you wish to do so
with your four dental offices.
Absolutely. Again thank you so much for allowing me to come in for you I know what's going on typically once they get in the letter but again my deliverables for it are 31 bathroom to outdoor food I ended affordable is even simpler beyond use parents in order to have a return the company back to the people mistake. It appears that there's a higher incentive before that with a purpose with the tandem parking.
So we wrote to the best option to alleviate any concern about issues with money there. And again, thank you so much authority.
Thank you. Miss Rose for time for public hearing is closed the time for discussion has to be done. borago we'd like to begin this session.
Just terminate I guess I would want to start by just getting confirmation from Miss Rose first. If we need to move that air conditioning You know, we talked about
our Would you like me to reopen the public hearing?
I'm sorry, my, my Wi Fi is cutting in and out here. Would you like me to reopen the public hearing? Yes, we closed. Yeah, please. Just for 10 seconds.
reopen the public hearing.
Yes. So my question still stands for regarding the air conditioning units, would you be agreeable to moving that unit if needed in order to accommodate parking? Thank you.
Questions public as of time is open, I have a question is Do Is there any concern about lighting? With these four parking spaces? Does there have to deserve to be any lighting on this?
If I may, this is a one fan vehicle to family homes site 10. Approval is not required. So I need didn't get into lighting. In fact, it's not it's not a site fan application.
I can just say that there is a large floodlight that I can install this motion
in the public ledger question versus make a comment. All right here we know what the public hearing is closed for. Please continue the discussion.
So we like to speak.
I would regarding the parking. I was a little uneasy, without you know, with the angled parking app, but with Mr. maroochy New Revised plan of the parallel parking there in history route she's explanation of it. And without the need of a legal easement. Okay. I think that would be a good application.
Right. Thank you, Mr. donahey. Anyone else?
Mr. Chairman? Joseph, go ahead. Yeah, I would like to concur with Mr. Bell Nikki's comments, and add that, you know, given the generous size of the locks, you know, this LOD is significantly larger than most of the last surrounding it. And the dwelling itself. We're not changing the footprints. We're essentially returning it to a former state as a two family house. And so I don't think that there's anything that would be a detriment to the neighborhood. With this bigger property. My only concern was with the parking, and that has been addressed.
Thank you, Mr. Johnson. Anyone else?
Anyone else? On board?
Anyone else? Hear me no one all getting the motion.
I'll make that motion. Mr. Chairman. I move that we accept the application as as stated, with the proviso that the architect and the applicant, Miss roadsport will provide Mr. Buchi, the third plan of the parking and as well as that, it'd be understood that the air conditioner will be also removed so that it can accommodate the parking as well. All right.
Is there a second?
Second, motion to approve the agenda, please
call the roll. Mr. Johnson?
Mr. Price? Yes. Mr. Bell, Nikki? Yes, Miss Brown? Yes, Mr. Oliver. Yes, Mr. Stivers? Yes, Chairman Michalski.
Yes, application is approved. And at this point, let's take a 10 minute recess, and we'll reconvene at 845 and that would be with the application new business six The which is 55 more minutes and 2024 hours a day. So we'll be back for that pretty quick. Chairman, if
I may, Mr. Chairman, my own little bit if I may. I don't think we're going to reach 145 Washington Street. And while I know they have the same attorney, they likely do not have the same
experts. So if Mr. Casio is available, Michael, I was just texting my client and mentioned at the end, but I'm waiting for his response. When you come back.
I will probably adjourn I think know your comment.
Thank you very much.
Thank you. And is 71 eaten place here today?
Yes, no? Yes, yes.
Yes. I'm on
you wish to remain and see if we get to you or would you like to join him at this time?
all right. That's fine. Thank you. Well, we'll be back four plays that he gave me five. Thank you. Thank you. We are in recess.
You make sure you guys are muted
core data on the phone.
in the parking lot yeah, that's what I think at least
it was like
Now like very little
tiny spots maybe somewhere but nothing major So, but it is now
I can't do that because I didn't want to because
I'm fine with just a down jacket. I'm good to go. And I got my hat and I got my gloves.
But I can't stand all the clothes. Okay, I'm
usually always hot.
You're probably here
for a specific application.
Hold on hold on one second hold on
for adjustment is back in session from regular meeting of December 17 2020 we're moving down to new business items six days the application three x dot LLC is applicant and owner for a luminary and final major site plan approval of variances a use variance a conditional use variance and any such other relief as may be required from the zoning ordinance and management will be able to construct a new four story mixed use building in both a neighborhood
is this D tos
and the residential should family RS two D zone and the premises known as map six block 94 watt one. And block 94 block 40 better known as a 55 Lawrence Street and 22 dash 22 excuse me 22 dash 24
And I see before me virtually, Mr. Gaston.
Good evening, Mr. Chairman.
This is stupid suggestion that I return my next case. And I would like to see that 145 Washington Street, the turn to the next regular scheduled meeting of the Board, if that's possible, because it doesn't appear it will be reached tonight.
All right. That would be January 28. Is the next scheduled meeting any discussion board? I hear no one. May I have a motion to adjourn 145 Washington Street to the regular meeting of January 28 2021 at 7pm. With no further need for notice, and
And I waited. And I waited the time constraints with
Chairman Mr. Garcia with time constraints and just let me ask is there any member of the public here for this? One from the Washington Street once every morning? I get no one. So hello fit then.
It's Oliver. Oliver moved in.
Is there a second? Oh, second it Mr. Chairman,
Mr. Prince seconds it. All in favor, please say aye.
Anyone opposed? Is there anyone opposed? Just there's no one opposed. 145. Washington Street is insurance to January 28 2021. No further notice. All right. Mr. gaseum. Proceed with 55 Warren Street.
Thank you, Mr. Chairman, members of the board, as you will counsel them is Robert Casio the firm is Casio Camacho 524 Union Avenue in Bellevue. I represent the applicant in this matter three x dot LLC. My clients are owners of 25. Lawrence app. They are seeking preliminary and final major site plan approval in addition to fault and use fairies really, in order to construct a four story mixed use building. The ground floor includes 4780 square feet retail space and the building has 15 proposed residential units 27 or one bedrooms and 23 are two bedrooms. The property is located at the two and the our dish to a zones. The next use is not permitted in the art QA job and is a conditional use in the beat to zone there D one, D three, D four and D six. Also, there are both
The witnesses you'll hear from tonight are Eli Stoll of the applicant anything. Bruce Stein of the architectural burn, Mike Petri, the traffic engineer, who's also the site engineer, and Steve widen the plan. I would like to call my first witness, you know, I stole? Okay,
I'm going to swear amendments. So please raise your right hand. Do you swear the testimony you're about to give is the truth, the whole truth and nothing but the truth? Can you please state your name for the record? You want this to stall? You're a little low, can you maybe turn the volume on? We'll do thank you.
And you better
use a little more volume yet, Eli? Let's try give your full name again. While
we put there, Eli's stole
your business address. And this
address is 211 Main Avenue, Suite one to save New Jersey 07055 and rock to patient. My occupation is real estate investment. I've been doing this for almost 18 years. Prior to forming my own company. I served as the Chief Investment Officer of a national real estate investment development firm. Throughout my career, I completed over 100 transactions and developed more than $500 million in real estate.
Are you a member of three x dot LLC? I am those three x dot LLC a 150 5055. Dillard street?
And can you tell the board what it is that you were seeking to do at this property? Sure.
We plan on building approximately 4780 square feet of retail parking approximately 70 parking spaces and the plan of building 50 apartments of which 27 or one bedrooms and 23 or two bedrooms.
And if this is approved, will you and your members of your LLC be the developers?
And when you shop you're going to developing remain as the owners.
That is our plan.
No further questions of this witness. Mr. Chairman,
or questions from if the sole
developer have a question
now. Anyone else? A member of the public have a question.
Nobody's raising their hand.
Here we know. Thank you, Mr. skull.
I like to call my first professional witness Bruce, Stevie.
Okay, Mr. Steven, can you raise your right hand?
Do you swear the testimony you're about to give
us the truth, the whole truth and nothing but the truth? said you. Can you please state your name for the record?
Yes. My name is Bruce. Stevie. St. ie.
What is your occupation?
I am the principal in the firm of marshadow. He gets to be architects. I am a licensed architect in the state of
and my children graduate and how long I do practicing in the field of architecture.
Sure. I have a Bachelors of architecture and a Master's of architecture from the Savannah College of Art and Design school building arts.
I graduated in 1989. I've been a licensed architect in the state of New Jersey since 1996. That's approximately
24 years. Have you appeared before blaming boards and zoning boards on previous occasions?
Yes, I've appeared to planning boards and zoning boards in Montclair, South Orange. Morristown Florham Park, Hoboken, New Jersey City, they own West New York longbranch Asbury Park.
And have you been accepted as an expert in the field of architecture on each and every occasion? Yes. Can I submit that Steve is qualified in the field of architecture as an extra organizing discussion.
board with Mr. Stevie as an expert in optical.
TV, would you give us a brief introduction to North art and what you do?
Sure. I'm going to start by sharing my screen. I have a PowerPoint exhibit. I've actually converted into a PDF.
At some point, if you could send that to me even the PDF version to my email address at work here, after the application, that
would be great. Absolutely.
Mr. Marcus. Oh, wait, you guys did send this already. I apologize.
Yeah, I think Michael said
I apologize. Yes. You guys sent all this stuff already. Nevermind.
Yeah. Just recently the goal.
So can you Can you all see my screen? It says 55. Large street? Yes.
Yes. And this PowerPoint presentation is marked as a one correct?
make that bigger so we can see it. I'm happy to be here tonight to share this exciting project. And I wanted to start out by sharing some of the work that our firm is in neighborhoods very similar to this boss, but obsessing neighborhood in the
grove where aware that the project we're presenting
tonight requires a number of key variances. But it is our opinion that the variances that we are seeking are appropriate for the site. And this location, and the development being presented is consistent with the development that is happening in this desirable element also supports the town's vision for this neighborhood, as it provides shopping, employment, and a variety of Mark modern housing types within easy walking distance to the train station. Our firm specializes in both urban and suburban projects that are located in downtown's. And that take advantage of proximity to transit and shopping and are walkable is your most transit oriented developments are two V's and many towns are looking to turn project properties that are underutilized in areas of their communities. That could take advantage of proximity to transit three to these ones like the one that we're going to show you tonight. The first project that I just want to show you a couple projects that we've done in communities like yours, and the first project I want to show you is this project in Montclair. It's called Seymour street redevelopment plan. This project is currently under construction. We work very closely with the township of Montclair to produce a project that fit within the architectural context of build Avenue. The project created a public space that was fronting on the wellmont Theater, theater as a prime cultural facility. And this brought a new life and vigor to the shopping district. And this project is currently under construction and anticipates being completed early in the spring. The next project I'd like to show you is a proposed project that we're working on on a train station in Morristown, New Jersey. This is a former New Jersey Transit parking facility. It's adjacent to the historic downtown train station. This side of the building is designed to have the appearance of a Grand Hotel facing the train station. While the back of the building has a modern design that addresses the rest of Morristown. The next project is 45. Market Street. This is a project that is adjacent to the Morristown green. It's located close to the shopping district. It's a mixed use mixed use building that has two floors of retail, and then four floors of residential on top. This project is also in construction just about to be completed. Again in Morristown, New Jersey. This is another multifamily building in Morristown, New Jersey, again, a block away from their main shopping street, multifamily residential project with retail on the ground floor. And this project also had to provide access to Morristown parking authorities parking garage, which is located up behind this building. This is a project that we did in Madison, New Jersey, it's one block from the train station. It's a mixed use residential project. Retail on the ground floor residential above. One of the unique features of this site is that we created a welcoming street that brings presence.
Good evening ladies and gentlemen and welcome to our regularly scheduled coordinating for this evening. Let's get started the Dave occasion and this time the regular meeting remains the independent press group via live star ledger township clerk at the township of blue and posted on Munoz coalition website on January 3 2020. for that event venue change Media Center I've looked at my school for inversion, or for members only, which has now been amended to just administration, the Book of Life independent press that on the website on October 16 2020. If you've all been rise for the Pledge of Allegiance. I pledge allegiance to
the United States of
America and to the
nation, under God, indivisible, with liberty, liberty
and justice for all.
Welcome everyone. Whoa,
Sure. Mr. Anderson. Here, air. Mr. Berger.
Mr. Heller Mr. Moore's prison. Miss Rogers. Here,
Miss Salinas. Here.
Vice President Walker.
President Fishman here. Thank you. Okay. Thank you very much American executive session.
Hearing the resolution be resolved that little bit more education and journey to close meeting to discuss damn fishbowl is an exception of our Open Meetings policy and grievance board in a private discussion to deal with specific exceptions contained in nj sa 10 colon four dash 12 v. Specifically matters rendered confidential by federal law, state law or court rules and collective bargaining agreements man has a motion please vote. Thank you. Thank you, Mr. Haney. While his favor. Beautiful. We will see you all in about an hour. Ladies and gentlemen, welcome back to tonight's board meeting in a public session. Before we start with our regularly scheduled agenda, I just like to read for the people out in TV Land or on Facebook, that we have added a feature and a policy Oh 164 point six to allow the public to dial into our meetings and participate for the public comment via telephone. That being said, I'd like people to kind of pack their patience as this the first time we are doing this. So if it does not go 100% smoothly, we will make adjustments as we move forward. But I just want to give you the number it is posted I believe on the agenda. I'm not sure if it's posted on Facebook or just on the website. But if you grab a pen real quick, I will give you this number I will review the hand prior to the public comment both the first and the second one. So a number of the telephone number that you would dial into your phone would be 186689 is 94679. That number again is 1-866-899-4679. Once you dial that number you will be given a first prompt to the enter an access code. The access code is 967907277 and then the pound signal they will give you an answer for if you have a audio pin which is not necessary. So you just press pound again and you will be placed into a queue to allow you to be one of the speakers during the public comment. When it is your turn you will hear the caller has been unmuted. You will need to state your name and address just as you would if you were standing in front of the board in person. And you will have your three minutes in front of the board. What I would like to advise people is when they do call them, especially while you're waiting in queue. that you might want to use your computer or television, whatever you're watching us on, because you will get feedback and that feedback will come through on our end as well, we will not be able to hear you. So, again, the number is 1-866-899-4679 and is 967907277. And then we'll take it from there, you'll also have the ability still to keep down this flow through her inbox. And that will also be addressed as it has been over the past few years.
So every project starts with a sketch. This is one of the early study sketch we did for this project. And then I now have a series of images. These are the same site plan drawings that we've submitted. However, we have added some color on these images just to make them easier to present to you tonight. So the first image that I'll present is the basement floor plan. The basement floor plan is parking this floor. As the parking is accessed off of Lawrence Street, there's a garage door entrance coming off of Lawrence, you come down to ram into a basement level of parking there 36 parking spaces located in the basement. Six of them are compact parking spaces, and two more handicap parking spaces. The parking spaces in this basement level garage are going to be assigned parking spaces, and they will be accessed with a thought all of the parking levels will have certain security cameras and security systems in place. The next image that I'll show is the ground floor plan. Let's see if I can zoom in a little bit. So on the ground floor plan, as Robert had mentioned earlier, we have 4780 square feet of retail. This could be a single tenant or it could be multiple tenants. We have that retail front on dodge Street and wraps the corner on Lawrence street similar to the retail that's happening across large Street, there's a retail that wraps the corner. It's important for us as as urban designers and planners and architects to create an active street front. And how we do that is by wrapping the street front with use. The generator generates highs on the street and desperate activity. So the retail fronting on DOD continues the character of retail on dodge Street. And then coming down Lawrence Street, we have the presidential entrance to the building. And that's going to have a series of functions. It's got a lounge area. Now women package room, there's a small storage area and bike storage area for residents. There's some utilities, we're putting all of the utilities inside the building. So there'll be a transformer room in the building and electric room in the building. And then as I mentioned before, there'll be a garage door that will access the basement level parking. In addition to the basement level of parking, there's a level of parking on this floor as well. That parking is accessed off of our street. So there'll be a driveway and in our driveway coming in off of Arch Street and then there'll be a garage door access to again, parking will be 33 parking spaces on this level. Six spaces again a compact and two spaces are handy. Also on this level is Trash Room. That Trash Room is for residential trash. I'll talk about how that happens. But on each floor up above there's a chute and a Trash Room. The trash comes down to shoot into the compactor and then it's stored within the Trash Room. And then trash is brought out to the street from grudge for picked up on designated days. Building Management will handle that transportation of trash in and out of the building. It's not anticipated that retail trash and residential trash will be in the same room. It's anticipated that as the retail tenants come in, they'll have a trash holding room as part of their tenant fit up. And they will probably have access to the garage for cash pickup as well. So trash pickup for the retail will come through the garage and out to the street, pick up
a bed and knees on that level.
There are the only amenities will be sort of lobby centric and amenities. So we'll have a lounge area. So if you're going to, if you're going to get an Uber ride, you can wait down in the lounge for your Uber to come pick you up. But the but the amenities are located on the upper levels. There was a comment. In one of the reports, I believe it was in the engineering report regarding street trees. And we have street trees were showing the street trees within the property line. But there was a comment that perhaps some street trees should be located out of the st age, which is a traditional town planting. And that's something that we definitely consider. And if we did that we would work with the town's shade tree commission. So that we can be sure that we select the proper species of trees, shade trees that on the on the street edge need to be more hardy varieties, so we'll work with them at the correct street trees.
So the next slide is the second floor. This is the first floor that has residential units, the building becomes a modified C shape. So it's a double loaded core building. What that typically means is that the corridor in the center of the building that provides circulation and access and egress for residents. And then units are on both sides of that cool border where there are opportunities for Windows. on this floor, the second floor we're showing this Florida 16 units. There'll be seven two bedroom units and eight one bedroom units. There is also the first of the amenities on this floor on this floor or showing about 1060 square feet of amenity space, there'll be a gym area, and then a lounge area. And those will open up onto a roof terrace on the roof of the garage structure. There'll be opportunities for private terraces for the units that open out onto that space. And then there'll be a common amenity area that's shared by all of the tenants in the building, we would anticipate that this area would might have opportunities. Sitting and socializing might have an opportunity for a fire pit or a barbecue area. This area would have a 48 inch Arabic solid pair pin that wraps around that terrorists area people save on the terrorists and also to provide screening of the people on that chairs from the neighbors. These are some photographs of amenity spaces that we've done that might be similar to this so this is an amenity space on parking garage roof, where we have lounge areas and seating areas as barbecue spaces and see how those look. And then this is a picture of what the gym and the lounge area might look like opening onto that space. And then here's another quick look at how that space might look up on the move space. The next two slides are basically the same thing these are the two upper levels we have the third floor and a fourth floor. You can see that the amenity space now becomes another two bedroom unit. So on these on these floors, we would have 17 units on a floor so it would be second we have eight two bedroom units and nine one bedroom. Total number of units in the project is 50 units of which 23 or two bedrooms and 97 or one, but
if you're done reviewing he and carrier, Can you discuss the facade of the building,
I can, I would like to just sit state that we also have a rooftop entity. And that's shown here on this image. So the elevators will come up to a small vestibule up on the roof. And then there'll be an outdoor terrace on the roof. All of the mechanical systems for the building are located on the roof. So we have up AC condensers. And we tend to to to center those HVDC units over the corner of the building. So they're, they're at the center of the building. The building has a 42 inch parapet that wraps around the building. And that's there to protect firemen who are up on the roof. And also it will provide screening for the mechanical systems that are up on the roof. In addition to that screening, there's also screening that goes around the mechanical units themselves. That screening provides some sound attenuation, it also can provide screen for other neighboring buildings that might be the same height so that they don't see the mechanical equipment. We also have a an emergency generator up on the roof that will be screened within the same screening, there will also be a have a sound attenuation enclosure. And it's anticipated that that generator would only operate once a week, during afternoon hours. Another feature of the roof, that's a kind of I'll call it a green feature, the roof is anticipated to be a high lpo roof. And basically what that is it's a white roof instead of a black roof. And what that does is that it helps with reduced the heat island effect, the light color reflects the heat. dark colors tend to absorb the so this is a it's a new roofing system, and something that we think is beneficial. This is just so now I can go into the building facades. So I mentioned earlier the project that we did in Jersey City that was a gateway project. One of the things that we feel about this location specifically on at the intersection of DoD and learn street is that this is an eight way intersection or pedestrian into vehicles that are approaching the white sassing Plaza space. And the train station does have sort of an entryway to retail corridor leading into that Plaza space. And so the and it just so happens that the building of the street also has a slight turn at this location so that this corner becomes very visible. So when we were working with the clients on the design of the building, there were a couple key things that we were thinking about. One, we wanted to have a very responsive pedestrian streetscape to we wanted to take advantage of the site's location, and its prominence as a gateway to the accessing Plaza space. And then the other thing that we're considering was that somehow we make a nod or gesture to the church that was previously it would be removed, but that was on the site. And so we borrowed some of the detailing of the classroom building in the architecture of the proposed building. So this is looking at the intersection. And again, you can see that great, great attention was paid to the retail frontage that faces on to dodge Street. And then the tower element becomes the novel at the corner of God and moorings. The other thing that we tried to do was break the scale of the building into vertical proportions. If you remember some of those images of the postwar apartment buildings that I showed you that are on dodge Street, they have a very vertical and regular rhythm. So we tried to replicate that in this new building design.
We've used the bay windows to help break the length of the facade into components that are recognizable. We've used a variety of materials, we have a break as a primary material There's cast stone that provides the detailing that harkens back to the church classroom building. And we use metal panels at the bay, Windows and cornice lines. And the only thing that we did was use a variety of window types on the project so that it has some extra in the building. So some of the windows will have mullions, and some won't. And, and then we've also used a horizontal coursing in the building to reference the scale of the neighboring projects, so so that they blend into the neighborhood. And then there's even a material change. This is a view looking more on Lawrence Street, showing the residential housing on Lawrence Street and how we've changed the material coming around the building to adjust to the scale of those residential building. These are the architectural elevations that were included in your set. It give the vertical dimensions of the building, one of the things that we're looking for a variance for is building height, we're proposing a building on 50 feet tall. That's going to allow us to have a slightly taller ceiling in each of the units. These units are are anticipated to be modern units that are similar to units that you might find in the parkway, lofts. Their units that are being designed to be attractive to people who commute on the one that's assessing a train station. So a lot of those things were taken into consideration in the design of the building.
But not the square footage of the units where they basically
I can go back and attack etc. Here. So one bedroom units range in size from 770 square feet to 825 square feet. And the two bedroom units range in size from 965, all the way up to 1100 square feet. So these are
market rate units that are popular now.
Further with regard to the description of the exterior of the building.
No, that's just I just had the last image that I have is a rendered image of what the project would look like. I have a materials lookbook that was submitted with our sample package that shows the actual physical materials that will be used on the project. But again, I think that this image shows very clearly the idea of creating an active street front all along the wrapped up the base of the building, and how we've used the materials in the project to relate to materials that are found in the context of this neighborhood.
Any further comments with regard to this project?
Again, we think that this is a very exciting project. We think that it's in keeping with the development patterns that are happening around it, we realize that the developments that are happening around it are done through redevelopment plans and not necessarily variants. Again, we think that this is a very exciting project and a great gateway project leading into
what setting you
here. No further questions in the studio. Mr. Stevie,
can you unshare the screen or? Mr. Stevie? Can you unshare the screen so
we can see everybody? Yes. Thank you.
Gemini question. Oh, and so my question is, you mentioned that some of these are for sale and some are for rent, what's the percentage of for
I know that. I'm not that.
These are intended to be rental units. These are not meant to be for sale. I showed you a project that we had. done in Madison, New Jersey that had a mixture of rental and for sale product that these are intended to be rental units.
Okay. Great. Thank
you. That's all for now.
Oh, I got one more question before you someone else
is there a front lobby for the tenants is there 24 hour someone's receive packages and solet in visitors and things of that nature. A concierge desk.
I don't know if they'll be a concierge with this building. Normally, those are four much larger buildings, there will be package room package storage room package for package deliveries, there will be a mail room, there will be a lounge area. And my understanding is that there will be a building manager that will be responsible for the maintenance and care of this building.
I have a question how you delineated the parking on different levels? And where would the parking be for employees?
Or employees of the building?
It will be anticipated that there would be one parking space assigned or allotted for an employee parking space within the building. There's 69 parking spaces and 50 residential units.
And also on
your plans with all the anemones and is there any area of that will allow for people moving in, you know, their furniture and you know, that type of thing on the elevators. And I didn't see that.
Yes, there is a vestibule at the back. Can I share my screen again? Sure. So so there is an area. In the back that's called the vestibule. This is anticipated where movements will come in through the building and then back to the elevator. So it'll be an area in here that you can stage events. And
that did not come up on the screen. If
I was just gonna say that.
My apologies. I forgot to hit share.
Okay, there it is. Okay,
so here you can see. So some movements are anticipated coming through the building into this back vestibule area, and then load up into the elevators and move up. So if you were bringing furniture in, come through here into this vestibule area and go off into the building.
The movie would be from the rear, like where the garbage goes out. That's correct. Yeah. Okay.
Are you have that screen up? Miss Brown had a question about the lobby area, and mailroom and that kind of thing. Can you redo that before, please? Sure. So
again, lobby fronts on large Street, you would come in, there'll be a small vestibule. And he would come in to the left of the vestibule area would be a lounge area. And to the right of vestibule area would be a mail room, and then a large package room behind that.
Good Brown. Any further questions about that?
Oh, well, thank you.
Mr. Chairman. I have a quick question on that exhibit on that same exhibit, if you could skip over to the second floor. Second, Yes, please. Right. And so that rear entertainment area or common area that you have there? Is there any what type of screening would be involved, since that is literally overlooking the backyards of some residential houses. Is there any kind of screen along that rear wall?
Right. As I mentioned before, we would provide a 48 inch parapet at that edge That would be a solid wall that would provide screening. If it would please the board, we could also introduce a planting buffer at that edge. We use planters to separate the common area from the private terrace areas. So we could wrap that planting area around that to provide additional buffering.
right. That that might be an important.
Mr. Johnson has. Yeah,
he has that issue with his Wi Fi every now and again was just give him a second. The
other window though? Oh, yeah.
Mr. Johnson. Now he's still frozen. I
guess I don't know if you want to.
And now he dropped off on.
Explain a little
bit more about that 48 inch wall and any potential screening, you could have Grigory? Sure. So
I code we're required to have a 42 inch guardrail around the edge of the of the common area, we've increased that a little bit to provide a little bit more privacy, also to allow for the finishes that are going to go in on this deck area. So that's one way of creating that screening. So it's a solid wall that can't be seen through. It'll keep it'll keep people that are in the the arts below that are looking up, it'll screen, the activities that are happening on that roof deck from those yards. And I mentioned also that, if necessary, we could provide additional planting areas, when we would provide a small planter that might wrap around that we could put some some greenery and that would provide additional buffering, if that would be desirable.
That'd be required. Could you get that greenery to the level of five and a half feet, shall we say? Is that possible? Sure, that
would be very possible. One other thing I can mention, too, I mentioned quickly that each floor would have a Trash Room. So that Trash Room is located here in that Trash Room, that there would be a chute that connects down to the main trash in the second, the first floor level, the ground floor level. And there would also be room in here for recycling containers and things of that nature. So that residents could bring their trash and recycling to this room. And then building management would take the recycling, collect it and bring it down to the garage level
storage. system. I think we've tried to answer the question Mr. Johnson add, if you have any further to follow up on each question, please proceed.
I'm banking and I heard most of the most of the testimony there and I was quite satisfied with the with the recommendations. Thank you.
For the questions for the article for
now, forget it.
I don't know if this would be for
the owner or for the
Thank you, Mr. Chairman. To the architect. I'm sorry, I did forget to name
you see me receiving.
Thank you, Mr. Speaker. My question is, again, as Mr. Johnson started to raise was the parking. Will there be accommodations for visitors of residence to the property? Yes.
We do have a
traffic person that will speak a little bit as well. But our experience in buildings like this is that, especially with this proximity to a train station is that not every building residence is going to have in this case with the 69 parking spaces and the 50 units that everybody in the building had one car, that would be 50 cars that would leave 19 spaces that could be shared. But we would anticipate even that some units wouldn't have any cars. And so the new the therapy, adequate parking for visitors
as well. What are the requirements for this type of muted That's the terminal.
If you could wait till the chat advocate for testifies, I would appreciate as a board member, you can ask whatever you want. But I do have a traffic expert who will be both while the engineer is also the traffic expert tonight was prepared to complete EMG. Well go forward engineering testimony. And there's some things he has to follow up on based on Mr. Cheese letter show he'll come on as a traffic expert as of next year.
Okay, no problem. The other question I do have as well, if you can, will there be a connection between the second floor RAM and the first four ram internally will be able to access both both parking areas from one
level to the internal to the building. And that's one of the things that are one of the reasons why we would assign the parking spaces. That way we control and people would know which entrance they're going to go in or go out.
Okay, thank you.
Mr. Chairman. I
got a question. Go ahead. And
so maybe I missed it. But is there a laundry room or is each unit going to have the wrong laundry?
Each unit will
have a laundry in the unit. Okay.
I have a few. Mr. CV. Could you tell us what the proposed density is dwelling units per acre?
I can I would need a minute to pull that up. But we also are going
to have a contest winner would be prepared to testify to that, Mr. Chairman, if you're willing to wait to be tested already.
I can wait. Could you
the relationship of proposed building in terms of height I believe it's 40 is allowed and 51 feet of hose how does that compare to the dwellings immediately adjacent to the next several dwellings on Warren street?
I can go to so this is a view looking north on Lawrence Street. So you can see there are building is a 50 foot building in the background. And the buildings coming down Lawrence street are approximately two and a half stories. So they may be in the range of 35 feet.
And you're 51 feet the top of the parapet than
other 50 feet to the line of the so the PowerPoint would be above that. But the dimension it would be from average grade around the building. And to the roofline into 51 feet from average grade to refine it
and refine it.
Arif, it's a 42 inch parapet so that if the just above the windows on the upper floor, a section of
the ribbon is that when we measure to to the roof rather than to the top of the character.
Yes, the answer is yes.
The plan the sorry, the engineer, please show the Hey 51 feet.
Yes, I believe that they were dimensioning to average grade.
Is that how it's both being measured?
I believe so.
So it's actually 51 by average grade?
visually, it would be 51 feet plus 42 inches, is that right? If I'm visually comparison instructions, so that would be 54 and a half See that's over half of the parapet
and the neighboring houses you said 35 feet or so approximately
30 I don't know the exact height of the name.
So in your opinion, how does that how does that fit into the neighborhood was a residential house is 35 feet and the apparent height to the eye of this proposed building about 54 and a half feet thick that blends in? Well.
Again, I think that I look at the development patterns that are happening in this in this region at this neighborhood. I look at I take into consideration the development along God's Street and the existing context along God's Street, I would say it's characteristic of those developments.
Okay, could you look at the industry immediately, as we look at standing on God's feet, look at the proposed building, look at me leave to the left, how does that scale compared to the height of the buildings to the left compared to your proposed
building? And that's,
that's a four storey building versus a three storey building. So again, I probably would assume that that's about a 35 foot tall building with a four and a half foot parapet on
top of it.
So about the 39 foot building next to the 5051. All right.
And what what buildings are to the rear of what what do we have to the rear of this? Behind the parking
to the rear of the property are residential buildings,
and they will be comfortable.
I don't have the height of those buildings.
less less than 40 feet.
They may be less than 48. All right.
The question for
Yes, was Chairman, I do have one more question for your architect.
Go ahead. Mr. Chairman.
I'm going to be the what is the width of the setback on Warren street from the curb to the building that you're proposing
is approximately 22 feet.
And if you weren't to put in small light trees along the curb How would that affect the movement of traffic on the on the sidewalk since you want to have both retail as well as residential activity on the street as well?
Sure, if we were to put street trees on the on the sidewalk, that would there's still plenty of room to have enough room for pedestrians, the street trees had even a small planted yard
in front of the building
at the residential portion, and then a substantial setback for the retail component as well.
The modern street is a fairly narrow street, in that we've both two way traffic and and now you will be having a little bit more intense activity occurring. Hopefully regularly on that screen. Do you feel as if more visual clutter ness for lack of a better word? Will having trees so close would be effective in terms of safety and openness? Will Adam detract from the openness that you're attempting to?
To show I believe
street trees would improve the quality of the street. I think that it would provide a beautification to the street. I don't think that it would clutter in the street. think that it would actually, it would provide separation between pedestrians and the park vehicles, I think it would be quite a nice feature.
will make sure that in the near takes a look at the sight line based on your question.
It's not a problem, I do actually like that you will have your trees set back away from the street. To me, it wouldn't give you your retailers and your shoppers as well as residents. A bit of a separation, you know, from the casual Walker along the street, and also to field not having it's so close to the street on Warren Street. Because of its with, I feel as if that were cars and vehicle as well as pedestrian that would help keep that clutter away. Praise the very it's a very tight street at the moment. And there's isn't a way to improve it. And that's my only reason and concern with having a treat that close to occur. I definitely want plantings but so close I would see that to be a little bit too cluttered for that street. And thank you
questions for the architect.
Miss Herman. I go ahead and of course, yeah, with with kind of circling back on the building height here. On the front
where you have, I don't know if you're calling it a tower at the corner of the building of Donald Lawrence, they're kind of go back to a rendering or a drawing of that.
Shoot the screen. There we go.
Yes, I see it. So yes, so there they are corner of oncologia. Our for lack of anything else does that approximates the height of the church tower?
how they how they compare?
It's very close to the height of the church tower.
but that is that is a be considered a roof of permanence. So height above the room. There's oftentimes allowances for spires, hours, chimneys, things of that nature. And that's what considering this an
apartment. Right? Okay. All right.
Thank you. Thank you.
Mr. Stevie, could you comment on the choice of making a building 11 foot higher than permitted versus reducing one storey and perhaps placing it in scale with the neighboring structures
in a more harmonious nice
searching for the necessity for the 11 foot variance and 40 pivot
the reason that reason so we're looking for the height variance is again for the residential for the residential style units that they're looking for there. We have a slightly higher floor to floor height. So we're providing a 10 foot ceiling height within the units. So that is one of the contributors to to the height of the building.
Would it be possible to maintain a 10 foot ceiling height with one less story and have 10 foot ceiling heights in their main story?
Anything is possible okay. There's no
other questions worse. Any other questions for Sarang? Remember the public this evening who wishes to ask the question of the art
fair in my office with 30? professionals? Every question?
Yeah, Mr. Fishing guards raising his hand. Oh, I
don't see. I also have some questions.
I excuse me for not seeing the professional they don't like Mr. Fisher. Go ahead. I'll see you. Thank you, Chairman.
There you are.
First of all, I noticed in the rendering that there looked to be some outdoor seating is that what is the purpose of that seating? Is there a restaurant propose? What is that ceiling for?
Right now, there is nothing, there are no 10 inch proposed for that space.
wide enough to accommodate some form of outdoor seating if it was preferred, but it was just there for illustrative purposes.
Next question, can you go to the I guess it's the lower level parking plan and explain again, how the transform the retail gets to the street, and does that affect any of the parking spaces in that level of the garage.
So we would anticipate that, again, within the retail space, there would be back of house and service. If this was a single tenant, the trash area for the retail might be here. And they would come out through here and service out through the back of the building. If this is multiple tenants, there may be a service corridor that ties into this space in the back. And that would be the area that they would come out, they come
back with it.
Is there enough room for that trance from the retail to come through without affecting them to parking? I guess they're compact parking spaces.
We may need to make a slight adjustment in this location to allow that to happen. But we will be sure that it does without interfering with this parking space.
Next question regarding the layout of the residential units, will there be any dens inside the individual units?
I will say this that based on the experience that we're having right now, a office space that home office space is becoming desirable. And these units could accommodate that. If in fact there was an office space, though it would be a space dedicated to office use, it wouldn't have learned necessarily and it wouldn't have a closet in it. So if
in the event that there was something like
that, that's how I would see that shaking out. We don't have a unit layout specifically for this project yet, but but some of the one bedroom units could accommodate an office space. So someone could work from home.
And feel free to vary this one to the site engineer or their bike racks proposed. Outside I thought I saw on the rendering some outdoor bike racks. I know there's a storage facility in the building. Is there any bike bags proposed outside?
I will defer that to the site engineer. But yeah, it's anticipated that there will be an indoor storage facility for residents to add bikes.
And my last question, just to clarify the pictures you showed at the beginning of your presentation, are they similar projects done by this applicant in this developer or are they just similar? designs?
Those are similar projects that we have designed.
Over there, not
not buy this application.
That's all I have for now, Mr. Chairman.
Thank you, Mr. Fisher. I think I heard Mr. maroochy had a question.
So yes, for the chairman, but I tend to make comments and ask questions. So I'd rather be sorted if possible.
Sure. Go ahead.
Raise your right hand. Do you swear the testimony you're about to give is the truth, the whole truth and nothing but the truth?
I do stand for the record. Anthony Marunouchi. Thank you, Anthony.
clarification on the building height, our ordinance states that it's measured on the average grade, up to the roof height. Mr. Steamy, isn't there a penthouse on the roof for the elevator?
There is an elevator bulkhead. Yes.
I don't know if you can answer this or miss the room. But that's a there's a roof on top of that bulkhead. So isn't that the height of the roof? And that's the highest part?
No volcanics there's a specific exclusion for that
for height measurements in the word.
Okay, so the height is the roofline. Okay.
With respect to your testimonial on the trash removal, all those projects that you mentioned, surrounding the sign, whether they're already constructed, or a construction, or redevelopment project, where there were designated trash areas on site on all these projects, where the refuse truck would go in to pick up the trash and recycling. In your case, you have an interior Trash Room, but you're going to bring the goat and the trash out to the curb. On Arch Street. You only have 34 feet of frontage on Arch Street, and 24 feet of that is taken up by the driveway,
which leaves you five feet on each side. trash from 50 units, I don't think it's going to fit into a five foot area, you're going to be in front of the other residents in front of the other residences. And that's not something that that the town has been looking at. We've been looking at the trends been picked up on site. Now that the curb especially for a large building like this. In terms of the question you do you have no room to put the trash at the curb? Well,
the way it was anticipated, what would happen is that it would be coordinated with building management. So building management might have carts or something like that, that they would bring the trash out on, they would contain it within the driveway area and then load loaded into the trucks. But that's something that we can consider.
Again, again, I am not to be repetitive, but all the other projects have actual screen trash areas on site, yours in the in the within the complex. And again, the refuse off for 50 units at the curb. I don't it maybe it can be done with managers, I just bring that out to the board as a concern.
My other is between this merger between now and next thing which will obviously add I'll discuss at that
point with my clients
and get an answer to your by the next year.
Yes, that's quite right. My last question actually deals with lighting on the rooftop areas. Could you just please explain any kind of lighting that would be proposed in the amenities portion on the roof?
It's anticipated that any lighting that we would have would be built into that power pick and shine down on the surface only.
So there wouldn't be any kind of light poles sticking up that would have exposed lighting. It would be contained within the parapet walls around the around the outdoor seating areas. And it won't shine on
the other properties because you do have rear yards behind us.
Mr. Johnson has said you have residential yours, you know, yeah, these these lighting fixtures are typically built into the parapet wall, and they light down onto the locking surface.
Therefore the questions I have right now
this query interactive screen saver, Mr. Stevie. Yes, green screen share where we go. Sorry. is Craig reading any questions? So I normally Miss Chairman I just have a couple of questions. I'll have the TV on the ground floor level which is accessible from art street in the UK they that you thought that moves could take place through that driveway and then into the rear vestibule which leads to the
What's the clearance high on that drive on a good one that garage door away.
It's a nine foot tall garage door.
box can fit into a nine foot
no box structure would have to be outside. They'd have to bring the equipment, the materials through the garage on the doll,
too. But from a practical point of view, you don't really expect moving trucks to come in to the garage area because they can't fit,
right? That's correct.
Small vans and pickup trucks and things like that can
get into the garage, I could then move on, like we use a box truck move,
that probably would have a moving service. It's there, there are moving services and moving companies out there, they work in urban areas where they have a warehouse that they would take a box truck and loaded into smaller vehicles, to bring to buildings that don't have the ability to service large vehicles. That's an option that we can work with.
And, again, I
think it would be have to be coordinated with building management, move ins and move outs for that
ongoing to difference Luciano because he is much more knowledgeable about stereotypes and whether nine feet is efficient. But I just wanted to make sure I knew what it was and how this might work for movies, and they can't go wrong.
If I made the knife clearances is appropriate for the dolly, like like the lightning Stevie said, but where will the truck actually park? You have a 24 foot wide driveway
and resin Google winner now periodically, so will they be parking in the driveway?
That's one option. And again, if it was scheduled through building management, I could have a flag person there that could handle the traffic and control the traffic
while the truck is
located in irrigation. That would be one way to handle it.
Just Just to be clear, Mr. Stevie, there's no proposal to request a loading zone of the township on public streets. Is that correct?
No, but I don't I don't know.
I don't know if that's an option. It would be a good option for the front of the building, if that was possible. But I think that we could also handle a movement on site.
So your your plan is all the move is handled on site and the parking of a moving vehicle would be conveyed on site by
name building management.
And he had a question from our experts.
The board experts? Yeah,
it's Chairman I do just along the lines of moving in and sharks in vehicles. What do you propose? or How are you proposing that your retailers will be able to load and unload their vehicles? Will they be using the same ramp? Or will they be using the streets? There would,
I think could have the same opportunities at the back of the building? Again, I think that that's something that we need to discuss with our client a little bit more so that we can get a better answer for you on that.
So just so we understand better, the type of retail could be commercial goods, or it could be a restaurant or it could be something else is that the exact nature of the of the retail space is undefined.
Right? Is that right? That's correct.
So the the services needed to supply such as a business could be variable, depending on what it is a restaurant, for example, would have different servicing needs. If it was a retail store was drivers it might have another requirements yet. We all expect all these various possible businesses can be served through the garages that way.
The chassis, obviously, my clients heard your concerns, the one about the loading and unloading and a couple of others that you mentioned. He certainly has time to consider them between now as an ex regular scheduled meeting, and we will consider the items you have mentioned very seriously.
Thank you, Mr. Benson. Hey, the questions for the architect. Any member of the public here tonight?
So the question for the architect is Chairman, Mr. Johnson. Yes. On the roof of
worth is presently configured is 4700 square feet or there abouts is it right now? It appears in the rendering that is a single open retail space. Is it possible to solve that by that? Is that up to the developer as to whether they choose to subdivide that into smaller spaces? Or is what has been proposed one single retail space? Yeah, I
think it's, I think it's, it could be one space, it could be multiple spaces. That would be tenant driven.
Whatever, you're seeking an approval for that amount of retail space, but not designating a particular amount of space for any particular business at this time.
So we are looking for a room for 40 780
square feet of retail space, the broken up to one, two or three, whatever it is in the number of retail.
So Mr. Feeny what are the what is the plan for accommodating parking for the retail space?
Can we have a
chat? It's it'll speak more to the parking issue. But we're really anticipating that this isn't destination type retail that this is neighborhood retail, and that most people would walk for this and use this retail
from the narrow.
room. And since this is new construction, if there is a parking requirements
associated with retail, well, it would be true. It's a conditional use permit uses a conditional use. And one of the conditional use standards is to have meet parking requirement and both uses and that's why the higher i think is another reason I don't remember, density is another reason is a deep three variants. Because they deviate from some of the conditional use standards, both in terms of the density and in terms of the parking requirement.
And that's one of the variances we are seeking in this room is definitely different.
Yes, it is.
If I may, that's why they need a total of 127 parking spaces, that's including the retail portion.
That's not quite what I see on the plans and the variance table. So
in my report, under the d3 various, the combined parking has to be met for both both the retail and the residential uses. And 127 parking spaces are required. And 69 are proposed. And that includes the retail spaces.
Mr. Chairman, I can do agree, generally with Miss witness maroochy shame, but I'd rather leave that for my traffic expert. I don't want to put my foot in my mouth. I think we're in that general vicinity of a shortfall of parking space. Well,
I understand that Thank you, Mr. murky your your observations are well taken. But the site data chart listing name acquired variance doesn't stack up as what we just spoke about. So that leads me some work.
If I if I may, if the board approves this application, obviously, the beat zone allows almost any type of retail. If I put my zoning officer hat on, I would not be able to deny any type of retail or restaurant that they weren't permitted uses. And they could divided because the space is based on the square footage. But once it's approved, they could divide it up.
And we were looking for that type of problem. We don't have a particular user at the present time. So we effectively couldn't divide it up. I hope that's not a surprise.
I think I said that a red.
Can we just confirmed that all retail space will be in the beach to zone?
Bruce. Can you answer that is always company tree probably can't wait. But he hasn't.
Well hold that question for another word that Mr. Beatty.
Yes, we're going to come on next. But unless you may be breaking into
I don't know if I could answer that either. I mean, this is such a complicated case with the split zone of I don't know where the pizza would end and the art of being starts.
You probably can see where the where the zone line is. No, there's no cheat. I was saying Michael,
I think you can superimpose azomite over the peepees layout plan
so that he could show us
Where and how the building is split between the two zones?
I get I agree, I think the speaker is doing a need yours does she done the stream?
It's good. Well, we'll we'll hold that question until we get into
the other questions for the architect.
alright, so it's nothing else.
No, yeah. I guess the question is the
aim quite catch what Mr. Stevie said when asked by believers Mr. Friends about the building. So he said it was 20 feet or something, I believe Mr.
We can't hear you, Mike.
I'm trying to play shows 11 feet 18 in our to a zone and four point something in the b2b zone. b2b zone has no setback requirement. But the r1 feet guys are our guys. And one of those setback requirements is a prevailing setback obligation. So it would be helpful to know how this building will align with the adjacent buildings on Warren Street. Know how those setbacks are and whether or not whenever the state i think it's 20 feet in that zone is required setback. But there's a prevailing setback provision in the ordinance that supersedes that number. And so it would be helpful to know what those adjacent setbacks are for the
relative to what's proposed the victory hey, here's
your question. He'll be prepared.
Any other questions for the architect? Going once going twice. Thank you, Mr. Stevie. Thank you. And I promise the board will be done by 10. It's 10 1112 minutes after 10. So I'm going to propose that we adjourn. And the session regarding assignments for this you guys see on our next meeting is January 28.
Got to do that before. I will
When I completed the first case that night, Mr. Chairman?
There are a number of vacancies on the board and the appointments required. So I'm not sure how many members will mythbuster that night. But just just as a word of caution here that that may be the case,
oh, can I get a transcript for any new members to read? Or will they listen to a tape out if you're going to work that job?
Like how many? How many vacancies do we have?
I don't have it in front of me. Um, but we can always get a copy of the channel 35 recording and have that to any of the members that might be new or have you know, everybody that's here is present tonight.
So as long as everybody's
reappointed, we don't have new members, that's not an issue. But if we do have new members, we can always get a recording from channel 35.
Thank you again,
Mr. Jesse Jones, some
some members are retiring, so you won't have a full?
I've heard you mention that one.
Right. Miss Miss Brandt was retired. That still leaves us with a eight members.
tire. I'm the guy who should be retired.
SEO and you speak about
whether we have seven members eligible members to vote prior to the 28th of January. Okay. Thank you
know, hopefully because the meeting is later in the month. Hopefully, everybody's reappointments will be done. Right.
With that? as there's no no further discussion regarding this board.
Here no one man has an a motion to return the application for that we're hearing 55 Warren street etc. to the regular meeting on January 28th 2021. No further notice is required. Thank you This
journey over application.
We're gonna we're gonna do we can do that one more. Let's just get a motion on
Remember that we will
begin. We need a motion on this gentleman first?
Yep. Mr. Chairman, I will move that we adjourn 55 Lawrence Street to the 28th of January.
Thank you in a second
I'll second it, Mr. Chairman.
Mr. Fred seconds are in favor, please say aye. Aye.
Anyone opposed? Anyone opposed? I hear no want to pose 55 warrants germane to January 28 at 7pm no further notices required.
Thank you for your time and attention and happy holiday to everyone.
Thank you. That
brings us to 71 easy place to place Miss Miss saboteur.
gonna test the curfew for tonight. So we're going to have the majority to a future meeting. The next meeting is January 28th. Or if
because there's going to be this continuation where you've heard tonight right ahead of you. We've been a journey to February. It's up to you
in January, all right.
This is the legal notice that you will not have to notice. Is there anyone here regarding 718 in place, and you're no one? So for that motion to adjourn 71 Eaton place to the meeting of January 28 2021. Without further notice be required.
Oh, I'll make that motion.
Mr. Dolan, if he moves is a second. I'll second that Mr. Stivers?
Thank you, Miss cybers. All in favor, please say aye. Aye.
there anyone to pose? I hear no one opposes. Therefore. Everyone places journ to January 28th 2021. with no further ado, welcome. Thank you for hanging out with us tonight. I can no no one may have motion to adjourn and
in the new year.
I make a motion to adjourn. But they'll make your move in a second.
By George Howell.
The second All in favor please say aye.
Sorry, we're closed. Here we no one opposed. I'll say Happy Holidays and Happy New Year