Bloomfield Planning Board meeting, November 10, 2020

3:24PM Nov 11, 2020

Speakers:

Keywords:

property

building

area

questions

zoning

library

designation

phillips

study

civic center

chairman

condition

planning board's

criteria

redevelopment

outdated

located

township

municipal

recommendation

We're live,

okay. The planning board's attention Tuesday November 10 2020, is now in session. Most of the time the location and gentlemen of this meeting extended no was provided at least 48 hours prior to the commencement of this meeting in the following manner pursuant to the provisions of chapter 231 of the law 1975. The open public meetings act one by posting session hours on the bulletin board of the municipal building and to my knowledge has lowered assistant offices in the independent press, both in life and the star ledger. First on the agenda we have first question resolutions they could read the resolution. The resolution

okay. resolution in the matter of the application of Brookside grill and banquets holding company LLC for mended fight final site plan approval and a sign variance pursuant to njsa 40 colon 55 d dash 70 C to permit the construction of an outdoor ceremony place and other site improvements for a banquet hall at property located at 41 Berlin Avenue block 813 lat one on the people that can vote on this one, our Mr. Bob EULA Dr. Hill, Chairman lapaglia. Mr. lassic Miss Richardson, Councilman Rockwell or Mr. ziggu.

Can I have a motion to accept any resolution please? What was that Greg?

Let's just say I think

this is this is like a second.

Okay, Mr. graviola? Yes. Dr. Hill. I need to unmute Dr. Hill. There you go. All right. Mr. lassic? Yes. Miss Richardson? Yes. Councilman Rockwell? Yes. Mr. Sega? Yes. Chairman quaglia.

Yes. Resolution. Okay, board members. Sorry, just corrected me. We did not do the Pledge of Allegiance. I apologize for that. Please remain seated. the Pledge of Allegiance. pledge allegiance to the flag of the United States of America. Thank you, Mr. Harvey.

Okay.

So of course not clicking in

now. Okay.

Everybody take a copy of the schedule for 2021. Anybody not get a copy? You better questions about the schedule. Can I motion to approve the schedule for 2021? I make the motion.

Mr. Steiner. And who else?

Second? Second.

I got here with all the people on.

Okay. All in favor?

Thank you, Nick.

That's fine. That's fine. He must have ran late with work or got stuck in traffic that's always

scaring them away as possible. Okay. next order of business. Are we did the schedule, new business discussion forum recommendation to the mayor and council nine condemnation area, it needs a redevelopment of property known as block 245 blocks four 710 and 31, also known as the township library, and the Civic Center, and joining us on the Forbes presentation. Hey,

everybody. I just want to make sure everybody has their copy of Mr. Phillips presentation with them. Okay. Mr. Phillips, raise your right hand. Do you swear the testimony you're about to get into the truth, the whole truth and nothing but the truth? And just state your name for the record and you're kind of delayed a little so. Okay, Okay, go ahead.

Perfect. h i ll IPS, licensed professional planner and as a peer, as a representative is an employee consultant to this board on an on a number of on a number of occasions. So it's nice to see you all again.

So the planning board's

charge this evening is to conduct a public hearing, and then to make a governing body as to what the certain properties in the township meet the statutory criteria or designation as an area in need of redevelopment consistent with the state's local redevelopment and housing law. And that is pursuant to a resolution which was adopted by the township towns which directed the planning our conduct the investing statue is to determine whether the area is john.

JOHN Dee is here but it's not jogging.

themselves. Yes, well,

everybody is muted. Anthony, and the resident needs to mute Hold on. There we go. Okay, now everyone's muted. It could be an internet thing.

I'm sorry. Hold on

one second. Say that again? Sounds

like he's having a lag because the internet is slow.

Okay, john, he says it sounds like it's a lagging Mr. Philips internet. So that could also be possible. If I will take our time and do the best we can here. Can't hear you, Alan, you're on mute. Okay,

thank you. So the area under consideration, consensus you voted for pass laws that are located between Broad Street and State Street to the north of liberty place. Our firm was retained to conduct the investigation on behalf of the planning board. We conducted that investigation as part of our work scope, we physically inspected the

four

properties that comprise the study year and we focused on conditions occupancy, and ownership status. We looked at municipal tax records, we reviewed zoning health and property maintenance files police records, we review the underlying zoning and master plan designation. We reviewed a report on existing property conditions. And we also met with township staff. And ultimately, we prepared and submitted a written report which summarizes the findings and conclusions of our investigation. And we have up on the screen basically the outline of the four properties, and this is directly from our report. So again, there are four attacks lots on 245, lat four and seven, which comprise just over two acres. Then there's about 245 block 10 that is roughly about a third of an acre that has frontage on Broad Street, and then the remaining property, which is about 245 lakh 31. On State Street, that's about a 1.13 acre property. The entire study area consists of about two and a half acres, two acres of which about 80% of which are the municipal properties, which as you heard, it consists of the public library of the Civic Center. And the two additional properties consist of a property that contains predominantly multiple businesses that would be the property on Broad Street. And then there is a surface parking lot for a that is used by the State Street diner, which is located about 400 feet or so. To the south. As you can see from the area of the surrounding a uses in the city really consists of a mix of both residential and non residential uses. There are houses of worship nearby their offices, childcare, residential uses, and a number of mixed use. buildings will also add that the entire study area is located within the Bloomfield green Historic District. And that will be together with a number of adjacent properties and blocks that surround the green. This district was listed on the state Register of Historic Places in 1977. In the national register in 1978. I would add that none of the buildings and properties in the study area have been individually designated as local state or national historic sites for for landmarks. Very briefly, the zoning of the properties the municipal properties are located in your PR public recreation zone. The adjacent bar on George Street is located within our P o slash our zone that's a professional office residential zone which is intended to allow a transition from residential to commercial use. And the State Street lot is located in the RV one zone which is essentially a single family residential district. And in the master plan designation designations essentially mirror the zoning or if you look at it another way or vice versa, the zoning is basically consistent with the foundation provided in the in the master plan.

In terms of the statutory criteria, necessary for establishing an area need to read a document designation on this board has been through that drill before on several studies that I prepared on behalf of the board. I won't belabor it, but essentially under the local redevelopment and housing law area can be determined to be in need of redevelopment. If after the investigation which has been done Notice and a public hearing, which is the subject of tonight's meaning that any, for a fall for some of the eight criteria that are listed in the statute are met. And let me emphasize that only one of the criteria needs to be met in order for a study area to qualify. And again, we've gone through the criteria they they're known as the H or H criteria. They cover everything from areas with substandard and unsafe buildings, buildings that have been discontinued in terms of use, mostly non residential properties that are in disrepair have been abandoned, vacant land that has been in that condition for at least 10 years, and has other locational and physical issues, which basically preclude the private market from intervening. In order to rehabilitate those properties. The D criteria, which is the one more often than not that we find, to qualify properties would be areas with buildings or improvements that are either obsolete or overcrowded fault that we arranged that or any combination of those factors, and that there would be a detriment to public health, safety and welfare. areas where there is diverse title, and cloudy title, we should basically prevent land assemblage, there's areas which have been destroyed by natural disaster or fire, that where the aggregate assessed value has basically materially depreciated. There's urban enterprise zones, which would basically be pertinent here. And then there's an H designation, which has to do with the designation being consistent with advancing Smart Growth planning principles, I will state for the record that h really cannot stand on its own to qualify an area, it can only be used in conjunction with one or more of the other criteria. And then lastly, on this, because we've been through this before with other areas, a study area that has multiple parcels of where that condition exists, you can include individual properties that did not that do not by themselves, meet any of the criteria, if there is found that their inclusion is necessary for the effective redevelopment of the area of which they are. So without background, let me just go through our analysis on the individual properties. And we basically included the two municipal lots.

And treated basically those properties as one you'll you'll hear there is a there is a connection between the two lots, and we just thought it made sense to treat it as one some of the parking is shared. So that's how we basically analyze blog 245 watt, four and seven. So as I've indicated, this property is developed with the library in the Civic Center. There is also as you can see a large accessory surface parking lot for both of uses, as they indicate in the total acreage is a shade over two acres, and there's frontage on both broad and State Street. There are two buildings on lot four, which would be the Civic Center, and the more recently constructed or larger or library building, the original library building, which was constructed probably about 100 years ago in the 1920s. That's located on lot seven although as I mentioned, there is a connection to the existing library by a stair tower. The original library building currently accommodates the children's library, as well as the Museum of the Historical Society of Bluefield, which is located on one of the floors. So it's one of the key pieces of information that we use, in addition to the survey and site inspection was a study that was done for the largest building, which is the new Upper 40s, the new library film that was done by the township two years ago, they commissioned a study to look at your physical needs assessment, if you will on the building and provide recommendations with regard to whether or not it needed renovation and what the cost might be in order to do that. You were and by the way, the building is about 15,000 square feet of ground floor area as they lean over a 500 square feet, but even after 14, and just briefly there would be issues such as lack of ADA compliance, there are some building code issues, the windows are energy efficient need of replacement, there are some of the walls are deteriorating. In other cases, it's more cosmetic there they need to be repainted. The roof membrane of the building is in fourth condition, and the entire roof exists and was determined they needed replacement. On the interior floors wall and ceiling was basically indicated and being quarter fair condition. And that was due not only to age, but also due to the severe water infiltration has occurred over the years, the restrooms were determined to be in need of upgrading and cooling. In some cases were placed in the piping, the air handling system was in need of replacement electrical system was considered the past its useful life and in need of replacement. The lighting system was determined to be outdated in need of redesign, fire alarm system and ear replacement. And generally, the study authors which we both the engineer and architect indicated that the interior configuration was sort of outdated enough. So we put also some issues on the exterior with the parking lot, the sort of more cosmetic, but the parking lot not in great condition, some of the sidewalks needing replacement as well. And while

the study did not also include specifically the original two storey library building, which is connected, and that building is, as I mentioned, about 100 years old, it was not part of that study, we didn't know that. As far back as your 2002 master plan, community facilities plan element, they had indicated that the public library and this would be basically both structures, the one where the study was done two years ago, and the the original library building that they were considered to be in need of repairs, structural improvements and new mechanical systems. And that was back as long as 18 years ago. We also did an inspection of the Civic Center building that was constructed in the 1950s. And as you're probably well aware, it's a three level building, and it houses the offices of the Parks and Recreation Department. The building is also used by a variety of organizations, including senior organizations, television studio, and cultural and civic groups, based on our interior inspection, as well as a meeting that we had with the director of parks and recreation, who has a long history, as you know, with this building, and with bloom the recording field. It was also apparent in this building that there were significant issues with, with some of the existing systems given its its age, and they were both physical issues and as I explained functional issues with this particular building as well. So in this building, the HPA systems are essentially outdated. There's no central air conditioning, no thermostat controls, the building's electrical system is outdated. There's been a history of roof leaks on this property as well. And the result of which has been some water water infiltration into the building. There are no bathrooms on the upper floor. The windows are single pane windows, they're also retain the floor and ceiling tiles are deteriorating or lightnings outdated. And they're generally a signs of deferred maintenance that they own all the building. It's over 60 years old, it's in need of major upgrades. The other issue that I mentioned is that there are some functional issues with the building in terms of its current use, and probably most importantly is that if you look at the layout of the building and the space, there's little opportunity to accommodate sort of recreational activities that would normally be associated with this type building such as fitness in sort of a gym with sports courts, even so much as a swimming pool and property. Very fanatic about The space with the interior spaces that it's essentially rooms off a interior central corridor, which makes it sort of difficult to use the space for some of the intended purposes. And one example is that the rooms in the building, again, as I mentioned, they used by multiple community groups, senior groups, they it requires multiple breakdowns on a daily basis for various group functions, which is highly inefficient. So the programming is basically constrained by the functional limitations for obsolescence of you, if you will, in the build. So, in song, when we look at the minute or two minutes for lots of municipal properties, the library, the old library and the Civic Center, we've concluded that the buildings and improvements they're in various stages of disrepair and deterioration, not quite in a dilapidated state, as you probably well know. But they are in some level of disrepair and deterioration, they're largely obsolete, in some cases, probably, specifically with regard to systems that describe beyond their useful life. The interior layout layouts are outdated, in some cases fault that we arranged for overcrowded. So for all those reasons, we think that this, these properties would meet criteria date of the statute. And then for all of those based on all those factors, there is detriment to sort of a community welfare in connection with the municipal profits. The the property at 98 of Broad Street. That property, as I mentioned, is just over a third of an acre. It's developed with what appears to be a former residence, it's been converted for multiple business uses. The tax records indicate that there's also an apartment on the premises.

There are

multiple ability entrances in the front and side yards. There's also a onsite surface parking lot to the rear of the building and along the municipal side of the site down the line, but they've municipal properties. The building was constructed around 1900. According to tax records, there is a detached garage in the rear which is in dilapidated condition. We looked at permit data, there are no applications for permits in the last five years, there was one violation on this property and no official complaints recorded for this property. As we look at this property, it's developed with a building that is occupied, the building appears to be in generally good physical condition. And again, while the detached garage is in poor condition, if you look at the property in its entirety, it's our conclusion that it does not meet any of the statutory criteria for area need of designation. And then lastly, we have the property at 37 State Street. As I mentioned, that's just about an eighth of an acre. The property is basically used for surface parking for the State Street grill. As I mentioned, the property appears to be 100%. Wide coverage is secured by changing perimeter fencing, I would characterize the premises in a fair condition could probably use the benefit of some continuing maintenance and just kind of cutting overgrown weeds along the fence and basically coming up out of the parking lot. What is sort of somewhat critical here is that we looked at approvals and back in 2008, the Bloomfield zoning Board of adjustment granted an approval to the State Street grill to utilize this property for as many as 22 parking stalls to serve the off site diner facility. We also did permit data there were no application permits or violations in the past five years. So as we look at this property, it serves as an offsite parking lot for a nearby restaurant. If the use was sanctioned by the zoning board 12 years ago, currently has continued to be used for in that capacity. It's certainly sign that way. And every time we visited the site, both pre and post covid there were cars parked there. And I will say that although The current use may not be considered ideal, or even the highest and best use in light of the zoning and the surrounding development. We think that notwithstanding that the condition sort of fails to rise to the level, that it would need a one or more of the statutory criteria for designation, show. Overall, the results is that the visible properties as I mentioned, which comprise about 80% of the study area, we believe they would qualify for designation under the D criteria, the two other privately owned properties, again as our conclusion if they cannot qualify. And we'll just leave you with one last thought. And that before I take questions, I just want to remind the board and the public that the issue for consideration this evening is limited solely to whether any or all of the properties the governing body directed the planning board to study the statutory criteria for redevelopment area designation, consideration as to what may or may not be part of any prospective redevelopment plan for this property, not open for discussion doors that appropriate in terms of the the this particular hearing. And it could also take the record is Mr. RUBIN can elaborate on as well. The two of us both had some experience with this. So with that said, I thought too much for the time being be happy to take any questions from you for the

people.

There we go.

Thank you. Are there any questions from the board? Mr. Phillips, I'm going to go across. So the first question from Mr. Phillips.

And me question by your comment then. I guess at a later time or,

of course, okay. Counselor. Questions? Hold on, give

him a second.

No.

He said, Hold on, give me a second.

To get my nails done yet. Sorry.

I just have one question. If you

could just give a brief recap.

On

the ABA compliance issue was in the library, the new library as well as the Civic Center, I believe, you know, but they don't have elevators and things of that nature simply to recap of the ABA issues of this

shortly. So the key issues for the lack of an elevator and also not ADA compliance in the bathrooms, those were the main issues, there was issues with regard to door hardware, which I don't see is sort of as significant. But those were the main issues that the architect engineering engineers found with regard to that their study of the of the larger, newer library building bus, again, based on my inspection and discussions with regard to the Civic Center. Many of those issues can be translated there as well.

Thank you. Miss Richardson. No questions at this time. Mr. Stern. Just administrative,

the presentation that was shown we have to enter that

market, or

that's up to Mike. I mean, this was given out to everybody in advance. I don't know if I can give him a minute. He's unmuting.

The Korean

I thought you were yelling out bite for being muted. Um, that's up to my knock it off. That's up to Mike because this was something that was handed in ahead of time. So I don't know how he wants to work that out.

Yeah, as a general rule, we'll mark the studies because they go with the record.

Right.

That's what I thought. All right. Good. Okay,

that's, that's an okay. Okay.

Any questions? Okay, Dr. Hill. Mr. Harvey,

I no questions at this time was chairman

of the board members. I'm trying to look at all the board members. Okay. All the board members.

Miss that Miss.

Miss prompt Trump. You have a question for Mr. Phillips.

Give her a second.

Okay, Mr. JOHN, john Fallon, do you have a question, sir? yourself?

Yeah, no,

no questions at this time. Thanks.

Okay. I see Brandon Downey. I call them Brandon.

Okay, there's one other resident I'm sorry, sir. 98. Brian, what was your name again? Tom,

you have a question?

Yes, I'm the owner of 98 Broad Street

98. Okay.

Okay, first of all, build a big team. It's not like, you know, it's got six guys, six, I in that building had one resident, not six businesses.

Sure, sure.

This is a question period. If you want to get a statin, you need to be sworn in first. So right now, this is simply questions for Mr. Phillips.

Why do you need my property? And why is my property involved in this? redevelopment?

So, Mr. Chairman, shall

I was pleased.

So sir, the, essentially, the way the process works is the governing body basically indicated

that

for properties to determine whether or not they're neat, I was retained by the planning board, as the consultant to conduct the investigation give testimony to see the results of my analysis would indicate that your property which as I've indicated consists of multiple businesses, as indicated by the tax records, and apartments, it's my finding that your property does not qualify for an area need to redevelop. And that is not in the same category as the municipal properties that my conclusion indicates does qualify for an area theory develop? The issue is, is that because the governing body directed the playing board to study your property, it had to be studied, and it had to be addressed as part of this of the care, this planning board basically determine whether or not they're going to make a recommendation to the governing body as to whether your property qualifies for or not. And I've indicated as the board's consultant that it's

it's not good. So what's the next? What's the next step here? I mean, as far as I'm concerned.

So the next step is that if I can jump in, Mr. Chairman,

the next thing I have is that the board is going to hear from the entire public, they're then going to presumably deliberate with regard to the findings that I presented and ultimately they are going to make a recommendation to the governing body as to whether song all or none of the properties qualify for read about

my stuff. You should stick around.

Okay. Keep the key signature name is Tbilisi and Mr. Phillips doesn't mind me saying this is any or all. So it's not just a one shot everything else? Okay.

Mine, my mic now is not considered spot if if the whole package is then then my property.

Mr. Chairman, please Mr. RUBIN, yeah,

basically, all those properties which are designated will be included within the redevelopment area and can be subject to a new development plan as to how they might be developed your property if the governing body agrees the planning board's recommendation and if the paper recommends this the Philips is recommending then you will not be a redevelopment area, you'll have nothing to do with this. And you will be still subject to existing you know our zoning which you are subject to to death.

Very good. Okay, are a lot better yet. Right. So

it shows the planning board says you're not included and the governing body agrees. Then you have anything to do with this ever again. Okay. Okay.

Anybody else trying to get in on it? I don't see any pictures on

I don't see anybody raising their little electronic hands.

So I wonder one time if anyone from the public wants to chime in here. Now's the time.

Now I don't either.

Okay, so now a portion of the meeting is closed. At this point, I would like to urge you to give us the comment if you have to swim index

shark, 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. Are you doing just a name for the record?

Anthony? Thanks. Mr. Chairman and members of the board. I just wanted to comment that I concur with Mr. Phillips findings. As most of you know, I served as township engineering director of public works from 1988 until the early 2000s. So it was my chores to maintain those public buildings. I can tell you, they were difficult to maintain then. So over the last 20 years now I'm sure that they're more deteriorated than before. So I just want to say I concur with the with a fine.

Thank you never would have missed the last comment. Well, I will definitely concur. And this is an illusion. And I could assess to that whenever he says how they weren't back then.

They have most definitely gotten worse. They're getting literally nightmares to maintain, and keep active when dealing with it's not easy.

All right, thank you, Michelle asik. This point, is there any comments on any board members? I see nobody raised their hand here. So are there any comments from the public? You can make a comment at this time is amazing. If you'd like. I see how many can you see anybody trying to get in here? I don't see anybody now. Mr. Phillips, which portion is closed, close? Mr. filters, make a closing statement. Now

that I think you've heard the benefit of my findings, and my conclusions, I now leave it at your good hands to get the right.

I think you got to the point. So thank you, Mr. Phillips. Very nice presentation. Thank you as usual. discussion. Anyway, I just want to clarify the status of the children's library. This is false, it is or is not that personal. Included in redevelopment or not. This developer, please.

Is it is

it is included. He said, Councilman?

Councilman, two lines, one line contains both the Civic Center and essentially the newer library. And that's like, one, and then like seven is the older library and those two lines, which

Mr. Phillips is recommend

the designated area need to redevelop?

Okay. All right. So, Mr. Philip, I got a quick question for you. And sure everyone understands this correctly. In your determination to watch over the town that the library and the library Civic Center in the library, we're putting on launch four and seven, in theme in need of redevelopment, but the two private lives not in need of development. Is that correct, sir.

Exactly. As the chairman, he said, Yeah, I know. It's a little bit of a lag.

Okay. Any other discussion? All right, at this time. So we went to the public array, right? Yes,

we did.

I think, Mr. Robot, correct me if I'm wrong, but we can make a recommendation that just be sent back to the council, but only with lodge four and serving as purpose a fill of study.

And I think that the board recommends that the council adopt Mr. Phillips report and the conclusions reached in that report.

I'll make that nomination myself and we will cancel that they adopt because the both report as is at all his recommendations, said the same thing. Can I have a second on that? So

that was Mr.

Ford, please

give me one second. Okay. Dr. Hill Okay, Mr. zeca. Yes. Sir Harvey Yes, Mr. Bob EULA? Yes. Mr. lassic? Yes, Councilman Rockwell. Mr. Stern?

Yes.

Miss Richardson? Yes. Chairman Luke quaglia. Yes. That's everyone.

Everybody.

Yeah. Nothing,

though is knowing nothing.

Yep. So

we'll send this back up to the mayor, council as permis develops recommendations. Thank you. Again, this develops very good presentation, and I study done.

Thank you so much. And hope all of you have a good night.

Thank you. Anything else? No, that's all I have. I don't have it in front of me for December. I will we have? As long as they advertise correctly in there, and is there anything else do have another application coming your way? You're going to be getting it in the mail. Okay, that's also put on December. So we have to for December. And I'll just send out a reminder to everybody when the next meeting is tomorrow.

All right, great. Anybody else have anything to say? fabula is

raising his hand one, wait a minute, this fabulous raising his hand

on a North for a random morning, you know what the purpose of the shipping that's

what we're supposed to do with that information,

nothing

for your knowledge. And that's why

we go back and forth with the other neighboring towns.

If they're within if they're within 200 feet of a neighboring this power, they have to notice the municipality, even if the property does not impinge on this valley or sigma misspelling anyway. It's a pro forma thing.

Anybody else? Everyone have a happy Thanksgiving healthy,

happy birthday, and a happy birthday November 29. I think flowers at a time.

Motion.

Good night, everybody.