2026-10-13 - Planning Board

00:00Um, schedule meeting today is Tuesday,

00:02October 13th, with a start time at 5:38

00:07p.m. Can we all stand for the pledge of

00:08the allegiance?

00:11>> Ice

00:12to the flag of the United States of

00:15America and to the republic for which it

00:17stands, one nation under God,

00:20indivisible, liberty and justice for

00:22all.

00:28Can we have the sunshine announcement,

00:32Ben?

00:33>> Yeah, me again. Uh, good evening

00:36everyone. Today is Tuesday, October 13,

00:392026. This is a Jersey City Planning

00:41Board meeting with a scheduled 5:30 p.m.

00:44start time. In accordance with the open

00:46public meetings act, notice of this

00:48meeting has been posted with the city

00:50clerk on the city bulletin uh and on the

00:53city website on October 9th, 2026. Uh

00:57this meeting was also posted on the

00:58Jersey City Division of City Planning

01:00web page and all distribution materials

01:03uh made available to the board were

01:05published and made available to the

01:07public.

01:08>> Thank you. Can we have the roll call,

01:09please?

01:11>> Uh Vice Chair Wick

01:12>> here. Commissioner Kaplan

01:14>> here.

01:15>> Commissioner Stamato

01:16>> here.

01:17>> Commissioner Conway

01:18>> here.

01:18>> Commissioner Patel

01:19>> here.

01:20>> And Madam Chair Gongadan

01:21>> here.

01:22>> We have six commissioners. We have a

01:23quorum.

01:24>> Thank you.

01:24>> Let's just mark the sunshine B1.

01:27>> B1. Okay.

01:28>> Thanks. Can we swear into staff, please?

01:33>> I see Matt, Maggie, Ben, do you guys any

01:35testimony tonight? It's going to be the

01:36truth, the whole truth, and nothing but

01:37the truth.

01:38>> Yes.

01:38>> Thank you,

01:40>> Ben. Any correspondence? Uh yes, we have

01:43one adjournment. Uh case P2024

01:48uh-0106

01:50item 10 on the agenda at uh 120 Theodore

01:54Conrad Drive has requested to adjourn to

01:57a date uncertain and they will renote

01:59us.

02:00>> Thank you.

02:08>> Okay. At this time, I would like to call

02:09KP2026-0147

02:12review and discussion of the master plan

02:14re-examination of the historic

02:16preservation element to revise and add

02:19properties identified in the historic

02:21inventory inventory of black heritage

02:24building and sites to the historic

02:27resource inventory. Formal action may be

02:29taken.

02:31>> Good evening, commissioners. For those

02:33of you who I have not met, my name is

02:34Maggie O'Neal. I am the principal

02:36historic preservation specialist for the

02:38city. Um I am here tonight to present a

02:41master plan re-exam report for your

02:43consideration and hopefully adoption.

02:45The purpose of this re-exam report is to

02:48adopt the historic resource inventory.

02:50I'm sorry, the historic inventory of

02:52black heritage buildings and sites into

02:54the historic preservation element of the

02:56master plan. The city adopted a new

02:58historic preservation element in 2023.

03:01One of the recommendations in that

03:03master plan report was to conduct a

03:05survey of African-American history

03:07within Jersey City and then to identify

03:10sites related to African-American

03:11history and adopt them into the master

03:13plan. In late 2024, we engaged Hunter

03:16Research to study African-American

03:18history in Jersey City. Hunter Research

03:20is a firm that has performed similar

03:22surveys for other municipalities. They

03:24have extensive experience in preparing

03:26broad history surveys like this. They

03:29have a vast knowledge of Jersey City and

03:30we have an excellent working

03:31relationship with them. So we thought

03:33that they were the best firm to execute

03:34this work. [snorts] The uh Hunter

03:37Research presented a methodology to us

03:39um which is outlined extensively in the

03:41report um but at its base um it utilized

03:45a similar methodology to a 2011 study of

03:48African-American history in Trenton. And

03:50their goal was to compile a larger

03:52narrative of black history in Jersey

03:54City and then use that narrative to tie

03:57specific events and sites and people to

04:00actual pieces of land and buildings.

04:03This approach was especially important

04:05to us as the type of preservation our

04:07office typically completes is tied to

04:09blocks and lots. Jersey City's HPC is

04:12primarily a land usebased commission.

04:14Um, so this approach really aligns with

04:16our ordinance and makes it easier for us

04:18to actually execute preservation of

04:20these sites. City planning staff

04:22provided Hunter with some starting

04:23points, some known sites. Um, but we

04:25really, um, set them loose and connected

04:27them to many members of the community

04:29that they could speak to to further

04:30their research. Um, and after many years

04:33of work, the end result is the report

04:35that's in front of you this evening with

04:3743 specific sites identified. Um, as I

04:40said, Hunter worked with many community

04:42groups, but most extensively with Neil

04:44Brunson of the Afroamerican Historical

04:46and Cultural Society Museum, Charles

04:48Mayor of the Jersey City NAACP, and

04:51Jillian Sergeant Allen of Radical

04:53Solutions. They also worked um and

04:55reviewed prior documentation work such

04:57as Mayor uh Glenn Cunningham's Hidden

05:00Footprints and Martin Pierce and Deborah

05:02Haristen's Histories of Black Jersey

05:04City 19 uh sorry, 1630 to present.

05:07Before I go any further in talking about

05:09the report, um I want to mention that

05:12everyone who has worked on this report

05:14and reviewed this report is all in

05:16agreement that this report is a starting

05:18point, not an ending point. Um the hope

05:21is that this report is the basis to

05:24continue to do even more research.

05:26Hunter themselves wrote on page 10 of

05:28the report that historians are just be

05:30to quote them, "Historians are just

05:32beginning to scratch the surface of this

05:33theme and that future efforts are likely

05:35to refine or revise some of this

05:37report's findings as well as identify

05:40additional locations of potential

05:41significance. The report itself is an

05:44extensive narrative context um and

05:46individual surveys which are about four

05:48to five page pages per identified site

05:51and the tables provided in the staff

05:53report are broken into extent buildings

05:55so still standing sites um and

05:57demolished sites. The first

06:00recommendation in the report itself is

06:02to adopt the 43 identified sites into

06:04the historic preservation element of the

06:06master plan and um in the historic

06:09resource inventory. Um as outlined in

06:12the staff report, we will revise

06:13appendic appendex A of the element to

06:16include the report as a completed

06:17history survey and as a reference and

06:20then we will also add the sites

06:21individually into the survey in uh in

06:24the survey in the historic resource

06:26inventory. Um our historic resource

06:28inventory as it stands is identified by

06:31individual address. So some of the sites

06:34that are mentioned in this report and

06:36identified have are actually pre already

06:38in our historic resource inventory by

06:40address. Um we won't be duplicating

06:42them. What we do is um in that inventory

06:44we have a section for how they are

06:46identified and what their context is. We

06:48will be adding the black heritage site

06:50survey as additional context to those

06:52identified sites. So we will not have

06:54duplicates. it'll more just be adding to

06:56the context of those. We also have an

06:58entire section of the inventory for

07:00demolished buildings. So, the identified

07:03demolished buildings will be added to

07:04that list as well. Um, and the Historic

07:06Preservation Re Commission reviewed the

07:09report and staff's recommendations at

07:11its September meeting and recommended it

07:13for adoption.

07:15If you all have any questions about the

07:18information in front of you, I'm more

07:19than happy to answer them.

07:22>> Thank you, Maggie. Madam Chair, I think

07:24we should mark the notice. I note that

07:26the notices were sent to the various uh

07:30neighboring [clears throat]

07:31municipalities

07:32as well as to the county and was

07:34published in accordance with the law.

07:37So, we're going to mark those as B1 for

07:39purpose of the record.

07:41>> Thank you, councelor.

07:44>> Is there any board comments? I I just

07:46wanted to note that, you know, having

07:48read the report, having an opportunity

07:49ahead of this meeting, I thought it was

07:50very enlightening about a lot of the

07:52rich history um within the city that I

07:54personally was not fully aware of and

07:56and knowledgeable. And I I think it's

07:58important and excited to have the black

08:01history of the city highlighted and

08:02preserved.

08:05>> Any other board comments?

08:07I'd like to open for the public. Is

08:09there anyone from the public?

08:11>> I see no one from the public. I'd like

08:12to close the public portion. Second.

08:15>> Public is closed.

08:20>> Staff recommends approval.

08:21>> Okay,

08:22>> great.

08:23>> I'd like I'd like to entertain a motion.

08:26>> I'd like to make a motion to recommend

08:29um Oops, sorry. I'd like to make a

08:31motion finding the revision to the

08:32historic preservation element is

08:34consistent with the master plan and

08:36recommending city council take formal

08:37action to adopt the revision to the

08:40historic preservation element. Second

08:42it.

08:43>> Vice Chair Wick

08:44>> I.

08:45>> Commissioner Kaplan

08:46>> I.

08:46>> Commissioner Stamato

08:48>> I.

08:48>> Commissioner Conway

08:49>> I.

08:50>> Commissioner Patel.

08:51>> Hi.

08:51>> And Madam Chair Congadan.

08:53>> Maggie. Thank you so much to you and

08:55your staff and to everyone from the

08:57community that was involved in this

08:58study. Um it is very much needed here in

09:02Jersey City. My vote is I.

09:04>> Motion carries. All in favor.

09:05>> Thank you all.

09:06>> Thank you. Thank you.

09:08>> I'd like to call KPB2025-0160.

09:12Address is 89 Ocean Avenue.

09:15>> Mr. Lean, is there a preliminary and

09:18major and final major site plan with C

09:21variances?

09:22>> My planner is

09:24>> My planner is stuck in traffic. She's

09:26apparently five minutes away. Um I would

09:29request the board take the application

09:31right behind me and when she gets here

09:33we can proceed if that's acceptable.

09:35>> Sure.

09:35>> Okay.

09:38Okay,

09:41I'd like to move on to case 2026-000077.

09:46Address is 34 Leelaw Avenue. It's a

09:49minor site plan.

10:02>> Okay. after.

10:04>> Good evening. I'm Jonno appearing for

10:06the applicant.

10:08>> I have one witness with me today

10:11and um that's Martin Marino, our

10:14architect, but it is a notice case. So,

10:17we're going to submit the notice.

10:31I just want to note for the record um

10:33Councilwoman Little is in attendance.

10:38>> Well, this is a pretty straightforward

10:40application. Um it's a for a four-story

10:43building with four dwelling units

10:46located on 34 L Avenue which is in the

10:48height section of Jersey City. And I

10:50have my architect

10:52>> is the microphone on. Is the microphone

10:55on? Perfect.

10:58>> So, Madam Chairman, received the

10:59affidavit of publication proof of

11:01mailing with respect to the application

11:05P2026-000077.

11:08It does appear to be an order. We're

11:10going to mark it as A1 for purpose of

11:11the record.

11:12>> Thank you.

11:13>> Are you in?

11:16>> Okay. I'm going to swear in Jeffrey

11:18Lewis and Mareno is going to present.

11:22>> Thank you.

11:25Yes, I do.

11:27>> Jeffrey Lewis, J EF R Y L E W I S.

11:30>> Mr. Lewis, is your license current and

11:32in good standing?

11:33>> It is.

11:34>> Okay.

11:34>> And uh Martin is the project manager for

11:36this project. He's been working on it

11:37from day one. Not an architect yet, but

11:39he's in the process of taking his tests.

11:41And we're thankful that you're going to

11:43maybe let him present since he Thank

11:46you.

11:47Y

11:56Where is he?

12:34Thank you, Matt.

12:34>> Thank you.

12:40Got you.

13:07It's great when the technology works.

13:11I don't think that's

13:23[snorts]

13:25>> swear to this witness, please.

13:28>> The whole truth.

13:30>> I do.

13:32>> Martin Moreno. M A R T I N M O R E N O.

13:38>> Okay. Martin, can you share your screen?

13:40Uh, yeah. I'm waiting for it to connect.

13:43>> Mr. Marino, can you speak into the

13:44microphone, please?

13:45>> I'm sorry. Yes, of course. Councilwoman.

13:48>> Hello. Check. Check. Just waiting for

13:50this to connect.

13:55>> I think this is why Mr. Lean deferred.

13:57He knew the technology.

14:06>> All right. So far so good.

14:10>> Okay. Well, good evening everyone. Uh my

14:12name is Martin Moreno speaking on behalf

14:13of Tila Porto Architect PC. Here to

14:16present a project at 34 Law Avenue. As

14:19uh Mr. Okonnell said at the beginning of

14:21his statement, we are proposing an NASA

14:23frighttory 4-unit building located

14:25approximately smack dab between uh

14:28Palisade Avenue and its opposing uh

14:31street. The surveyor, I'm sorry, the

14:34site engineer is not here at the moment.

14:36I do have her drawing so I can propose I

14:39can show the site plan if you guys need

14:40me to but for now I'm just going going

14:42to go ahead and uh present the

14:44architecturals. So to start off on the

14:46cover page we are showing uh the design

14:48of our building as mentioned it's

14:50completely as of right we are proposing

14:53a sard setback of 3.2 ft for both egress

14:56purposes and lighting and ventilation

14:58purposes as well. Um moving on to the

15:03um just floor plans.

15:09So the first floor building we are

15:11showing two entrances. The entrance that

15:12is up here on the left hand side looking

15:14straight on from the street is at grade

15:16level that is meant to enter the unit

15:19one which is an ADA compliant unit. The

15:22other entrance which goes up to the

15:24second floor is raised and it's meant to

15:26match the neighboring building um per

15:29code I'm sorry per zoning requirements.

15:32So each unit that we are proposing here

15:34is going to be three bedroomedroom and

15:37um two baths for both the first I'm

15:40sorry three bedrooms two and a half

15:42baths for both the first and the second

15:44floor unit. Uh you enter on the first

15:47floor as I mentioned to unit one uh to

15:50an open living dining area, kitchen and

15:52then all your bedrooms oriented towards

15:54the back. We also have access for the

15:57building utilities such as the sprinkler

15:59which is accessed from the sideyard. Um

16:01and for the um upstairs entrance, you're

16:05entering from down here as I mentioned

16:08uh going up to the second floor level,

16:10landing right about here and entering

16:12into your second unit which is located

16:13on the second floor. Once you enter, to

16:16your left, you have an open uh living

16:18dining area as well as a kitchen. And

16:20similar to downstairs, all your bedrooms

16:23um are oriented towards the back of the

16:25building. Moving on to the third and

16:27fourth floor, we are proposing uh a nice

16:31feature here. We're doing a duplex unit

16:33for both the third and fourth floor

16:34units. Uh we are orient we are locating

16:38two units um as I mentioned as a duplex.

16:42One is going to be towards the front of

16:43the building. The other one is going to

16:45be towards the back of the building. So,

16:47as you enter um on the here's the

16:50landing that you're going to end up on

16:53as you're going up. So, if I just

16:54quickly go back, you're going to go up

16:56the stairs. Second floor landing to unit

16:59two. You continue going up. It dumps you

17:02off right here on the third floor

17:03landing. This one takes you into duplex.

17:07Uh that's towards the front of the

17:08building. And this entrance takes you

17:10towards the duplex that's towards the

17:11back of the building. Uh the duplex is

17:14towards the front of the building that

17:15we are locating. We are putting two

17:18bedrooms down there taking um pretty

17:21much taking advantage of the extra space

17:22that we have that resulted as that

17:25resulted in in regards to the landing

17:27being here which more with more space

17:29towards the front. We are putting two

17:31bedrooms towards the front kitchen and

17:33living dining area as as well as a Jack

17:36and Jill bathroom for both the lower

17:39level bedrooms to share. Um and a half

17:41bathroom as well. The back duplex we're

17:44just proposing on this level a the

17:47common living area as well as the

17:48kitchen and a half bath. Um given that

17:52we are essentially utilizing the front

17:55portion of the third and fourth floor

17:57for one of the duplexes, we decide to

18:00propose a sort of double height space

18:02like a bit of an atrium. Um so on the

18:04fourth floor, once you go up to the

18:06fourth level of the front duplex, the

18:09level in the front is going to be open.

18:12So it gives it a nice little feature. It

18:14allows for the big double height windows

18:15that you saw in the rendering, which I

18:17will show once again. and um just a nice

18:21like feature to the heights area which

18:23has a lot of more um scale modern uh

18:27units. So on the second level of the

18:30front duplex we have our master on we

18:32have our master bedroom with an on suite

18:35and a secondary living area. So for the

18:39for the third floor portion we have the

18:41dining and for the top level we have the

18:43living area. towards the back of the

18:46duplex. We are putting all of our

18:48bedroom spaces. So, we have all the

18:50bedrooms oriented towards the back. Um,

18:53with just sort of no double height space

18:56here, just a very standard uh nice

18:58duplex. As I mentioned, all units are

19:01three-bedroom, 2 and a half bath, each

19:03with their own washer dryer um and

19:07u mechanical space. the both the top

19:11duplexes will have access to a roof

19:13terrace. So both stairs will continue to

19:16go up and dump you off at the roof

19:19terrace here. Uh each So again, the

19:22front terrace located towards the front,

19:25the back unit terrace located towards

19:27the back. Just some more um deck

19:29details. Scrolling down to the

19:32elevations.

19:34Uh during our site analysis, we took

19:36some photo photog um we took some

19:38photographs of the neighboring

19:39buildings, the neighboring streets. We

19:41found, as you can see in the photos down

19:43here towards the left, that there's a

19:44very strong accent of beige, whether

19:47it's panels, bricks, whatever it may be.

19:49Um that was pretty common throughout

19:52this stretch of Leilaw Avenue that our

19:54um that our project is at. So, we

19:56decided to incorporate a incorporate a

19:59bridge uh a beige brick accent and just

20:03to kind of give it a little bit of a

20:05modern flare, so to speak, a little bit

20:06of aesthetics, we went with a vertical

20:08wood panning for the bumpout.

20:11These are the double height windows that

20:13I was referencing. Um, taking advantage

20:15of the fact that the duplex is located

20:17towards the front with the open space

20:19towards the bottom. It allows us for a

20:21nice big windows in the in the front

20:23facade design. This here is the rear

20:25elevation. Again, um larger windows

20:29allow a lot of light in. So, when we did

20:32our sun study, we noticed that the

20:35morning sun really hits the back of the

20:37building straight on, which allows for a

20:39lot of building, which allows for a lot

20:40of natural light to come in. Our side

20:43elevations are well as well. This is the

20:45side that's open with the rear yard with

20:47the sidey yard setback for our windows.

20:51This is the side going to be attached to

20:53our neighbor. And then I also just have

20:56some few extra things. Now, this is

20:59going to be exhibit um because we didn't

21:02get a chance to upload this.

21:05Excuse me. But this is just an animation

21:07to show the context of the building and

21:09how it sort of works with the existing

21:12streetscape.

21:13>> So, council, we're going to mark it as

21:15A2 for purpose of the record and

21:16obviously we'll upload it after the

21:18hearing.

21:20Um, I'm not sure if it's showing.

21:24>> Oh, there you go. Okay,

21:30>> it's loading.

21:32>> Your computer disconnected again.

21:35>> I don't think so.

21:47>> Oh, hold on a second. What' you do,

21:50Jeff?

21:52>> Give it a second.

21:57It's not

22:00right. Hold on. Let me try starting it

22:01over.

22:16Could

22:19you do the same? Just

22:21>> sure.

22:40>> No.

22:43>> All right. Um,

22:44>> it's okay. posted.

22:46>> Can you see the renderings? I have

22:48renderings up as well.

22:50>> We don't see your screen right now.

22:53>> Can you go back to the drawing? Will it

22:55come back up?

22:55>> Sure. Let me double check.

23:13I got the P PDFs up.

23:20>> All right.

23:24>> I would check if it's displaying your

23:27You have your

23:29>> I'm sorry.

23:30>> You have your display mode on.

23:32>> Windows key and P at the same time.

23:34Windows NP

23:40says PC screen duplicate extend second

23:43screen only

23:44>> duplicate

23:45>> duplicate.

23:46>> Yes, please

24:00change.

24:02>> Uhhuh.

24:04Um, okay. Well, unfortunately I can't

24:07share the animation with everyone, but

24:09um I'll just quickly

24:13if you like to see it, I can do a quick

24:14walk. I can come across and just show a

24:16quick uh video.

24:22So,

24:24just really showing the just showing the

24:27building in context with the street how

24:30it lies in with the existing

24:32streetscape.

24:33This is more of a panoramic view going

24:35across the street in the oneway

24:36direction going that way. Um,

24:42again, just showing that featuring the

24:43double height space, how you can put

24:45furniture, lights, whatever may be down

24:48there. There's more of a sidewalk view,

24:50more lower level, walking down in the

24:51opposite direction. Once again, seeing

24:53how the building fits in its existing

24:55streetscape.

24:57just sort of panning coming around

25:02and then just going back to the original

25:05rendering that we had with a more front

25:08straight-on street view of the project.

25:13>> Can we um can you just go over the um

25:17sighting? What material is being used?

25:19>> Sure.

25:20>> The materials you mean councilwoman?

25:21Sure.

25:22>> Yes.

25:22>> Yes. Specifically for the rear and then

25:24the side for the neighbors.

25:27The vinyl. We are proposing vinyl on the

25:29sides on the side rears and on the side

25:33elevations and on the rear. On the front

25:35we are proposing a fiber cement panel

25:37that has a bit of a wood finish. That is

25:39the material that we are proposing for

25:41excuse me for the bumpout. The darker

25:44dark gray paneling that's in the

25:46background is also a fiber cement siding

25:49with a dark gray finish and the um beige

25:52brick. And then the vinyl siding

25:54strictly to the side elevation and the

25:56rear elevation.

25:57>> So this board here does uh does not like

26:02vinyl siding.

26:03>> Well, we can replace the vinyl with

26:05fiber cement match a similar color if

26:08that's preferred.

26:09>> That is preferred.

26:10>> Sure, councilman. Of course.

26:13>> Thank you.

26:13>> I want you to know that Mr. Lewis set

26:15you up with that.

26:16>> I'm sorry, sir.

26:17>> Mr. Lewis totally set you up with that.

26:25Now he knows. All right.

26:38Oh.

26:43Um, I'll

26:45briefly I don't know if that'll work.

26:49>> Oh, there we go.

26:52Success.

26:52>> Success.

26:54>> Is there any fire escape?

26:56>> Fire escape?

26:57>> Yes.

26:57>> Um, no. Uh, council, this is uh

27:00sprinkler building with a single means

27:02of eress.

27:03>> Okay.

27:03>> Mhm.

27:04>> Thank you. Any board comments?

27:06>> Just

27:07>> and I'm sorry. Lastly, just two things.

27:09just uh once again some interior

27:10renderings to showcase the um double

27:14height space with what we hope is going

27:16to be nice journal square views from

27:18both the fourth floor that's here on the

27:21left goes up to the roof terrace. Um,

27:23this is the living area with the open

27:24space down to below. And then the dining

27:28area. Once again, what we hope is going

27:30to have some nice general square views

27:32um with double height space. You know,

27:35just kind of a nice little feature that

27:36we were able to take advantage of by

27:38having the duplex um oriented towards

27:40the front of the building.

27:42>> Okay. We're going to mark this A3 and A4

27:46upper living room area and the dining

27:49room area. council, you'll submit those

27:52tomorrow.

27:52>> That's enough to say a plan you want to

27:53go over.

27:56>> That's our presentation. I think we, you

27:58know, if you have any questions for my

28:00>> Sure.

28:01>> Please feel free.

28:02>> And we're good with the stipulation on

28:04the Hardy plank around the entire

28:05building.

28:06>> Correct. Yes.

28:07>> Okay.

28:08>> Madam Chair, just one quick question.

28:10Did you say the first floor unit was the

28:11ADA?

28:12>> Yes, that's going to be on the street

28:14level.

28:15>> Gotcha. Well, I thought I saw in the

28:16plans, was there is there a step up or

28:17an elevation change for that?

28:18>> There is a step up. It's hard to see

28:20here, sir, because uh but the the

28:23entrance to the first floor unit is

28:24going to be on the left. The step the

28:27raised um entrance is going to be on the

28:28right. That is meant to match our

28:30neighbor per the zoning ordinance. So,

28:32the quote unquote common entrance that's

28:35going to be accessible um on the right,

28:37which I'm sorry, not not ADA accessible,

28:39but the one that you access on the

28:41right, that's the one that takes you to

28:42the second and the third floor. So the

28:43the ADA level the first floor unit, the

28:47ADA unit is going to be level with the

28:49ground.

28:49>> Yes, that's the left hand entrance.

28:51>> That's the one that's level with great.

28:53Correct.

28:53>> Thanks.

28:54>> Mhm.

28:55>> Any other board comments?

28:57>> I just have one more thing. Sure.

28:58>> Can you go over that left side again?

29:00>> So basically that's accessible for AD.

29:03>> Yes, it's on ground level because that

29:05lower level unit has to be ADX

29:07accessible.

29:08Mhm.

29:08>> And then the one that's raised on the

29:10right, that's the main entrance that's

29:12going to take to the second and third

29:13floor.

29:14>> Mhm.

29:18>> Uh not on on this on this building. No,

29:21because we're going to be sprinkler and

29:23we're going to be um the main point of

29:25egress is from the third floor.

29:27>> On the ground floor level,

29:29>> I'm sorry.

29:29>> The entrance there.

29:31>> Well, the ground level, that one has

29:32their means of egress from both windows

29:34and doors. that's on the level of

29:35discharge. But by doing this duplex

29:38feature and keeping the the main

29:40entrance to the to both the duplexes on

29:42the third floor, we we have the

29:43exception of just doing one means of

29:45egress as long as it's sprinklered.

29:48>> Andy,

29:48>> um could you just uh point out the refu

29:50room and kind of how the trash is going

29:52to be handled?

29:53>> Um actually, I can go to the site plan.

29:55So, one second.

30:00Um,

30:02let me

30:03>> I think that's in China.

30:14[clears throat]

30:15So, our engineer also got caught in

30:17traffic. Um, but just to quickly go over

30:19her site plan, the refuge room is going

30:21to be located towards the back of the

30:23building and it's going to be uh

30:25screened off. So, that's where the uh

30:28refuge collection is going to be. And

30:29then it's just up to the tenants to

30:31wheel it out to the front of the street

30:32for collection.

30:34>> So is that indoors or outdoors? Where

30:36>> outdoors? It's going to be outdoors.

30:37Correct. So this this is our site plan.

30:40Um as mentioned, we're providing a

30:42setback on the side for both egress and

30:44lighting and natural air. And the refuge

30:48um waistband is going to be located

30:49towards the back of the building. So,

30:51actually, now that I have this up, this

30:54um the backyard is going to be split

30:56into an uh into an exterior space for

31:00both the first floor and the second

31:01floor units. So, the third floor and the

31:04fourth floor duplexes, they have their

31:05exterior space upstairs on the roof deck

31:08and the first and the second floor are

31:10going to have their space to in the

31:12backyard. It's going to be split for

31:13both of them. So, then that way pretty

31:15much every single unit gets some sort of

31:16outdoor amenity space.

31:18>> Question for you, getting back to

31:21uh my fellow commissioner over here when

31:23he brought up about the garbage that'll

31:25be taken out what towards the front.

31:27>> Yes sir.

31:28>> Okay. And that's both for that'll be

31:30both for uh garbage and recycling.

31:33>> Yes.

31:34>> City collection.

31:34>> Yes sir. So it's going to be the quote

31:36[clears throat] waste and recycle

31:39collection area and everything's going

31:40to be wheeled out. So this sideyard um

31:43this sideyard here is going to be a

31:44common sideyard. It's going to be

31:46accessible by everyone u in the

31:48building. And then the private the

31:51private backyard terraces are um are

31:54fenced off.

31:57>> Okay.

31:58>> And how would folk folks would need to I

32:00guess exit the front door of the

32:02building and then walk it back around.

32:03>> Yeah, pretty much take your refugees

32:05back there. It's going to be handled by

32:06the tendants. That's the idea.

32:07>> Okay.

32:08>> Mhm. C

32:09>> could you elaborate a little bit on how

32:10the terrace um backyards work and how

32:13the second floor and first floor each

32:14access?

32:15>> Yeah. So again, so the first floor has

32:16the

32:18first floor has the um the quote unquote

32:21advantage. They can just walk straight

32:22out to the backyard. As far as the

32:24second floor unit, they're pretty much

32:26going going to have to walk downstairs

32:27and then go around towards the back if

32:30they want to access their their backyard

32:32space. But the plan is to have um a

32:35space reserved for the second floor

32:36unit. That way it has exterior space.

32:39>> And the maintenance of both of those

32:41spaces would be

32:42>> that will be up to the um to the

32:44tenants. Yeah.

32:47>> Okay. Thank you.

32:49>> Thank you.

32:52>> Thank you, Mr.

32:55>> At this time, I would like to open for

32:56the public. Is there anyone from the

32:57public?

32:58>> See no one from the public. I'd like to

33:00close the public portion.

33:01>> Second.

33:03>> Public is closed.

33:05>> Yeah. And I'm going to be presenting on

33:06this item today. This was reviewed by

33:08Sophia Pereira. Um I also reviewed the

33:11plans and uh application materials in

33:13prepare preparation for this evening. Uh

33:17a memo was dated uh was prepared and

33:20dated October 9th, 2026. Uh there are um

33:25there are seven standard conditions in

33:28addition to the one that the the

33:29commissioners put on the record with

33:31regards to the change from vinyl to

33:33fiber cement. Um this application is

33:37relatively straightforward. It's also

33:39utilizing the new RC3 zone that was

33:42applied to this uh area as a result of

33:44the latest master plan element. Staff

33:47recommends approval.

33:48>> Thank you. At this time, I would like to

33:50entertain a motion.

33:51>> I'd like to make a motion to approve KP

33:542026-0077

33:56as presented to the board with all staff

33:58recommendations and conditions.

33:59>> Second,

34:02>> Vice Chair Wick,

34:03>> I.

34:03>> Commissioner Kaplan,

34:04>> I. Uh, Commissioner, Council Person

34:07Little,

34:08>> I,

34:08>> Commissioner Stamato,

34:10>> I.

34:10>> Commissioner Conway,

34:11>> I.

34:12>> Commissioner Patel,

34:13>> I.

34:14>> And Madam Chair Gongadan,

34:15>> I.

34:15>> Motion carries. All in favor?

34:17>> Thank you.

34:17>> Thank you.

34:18>> And just for the record, we agree with

34:19all the conditions.

34:20>> Thank you, Mr. Connelly, as you're here.

34:22We're going to call in your other case.

34:24Id like to call in case P2025-0270,

34:29preliminarian final major site plan.

34:32Address is 35 Wegman Parkway.

34:55Gino Okonnell appearing for the

34:57applicant for 35 W Parkway and this is a

35:00notice case.

35:07>> Thank you councel.

35:16Madam Chair, receive the affidavit of

35:18publication proof of mailing with

35:19respect to the application P2025-0270.

35:25Does appear to be in order. We're going

35:26to mark it as A1 for purpose of the

35:28record.

35:30>> Thank you.

35:32>> So, this application is for a rehab of

35:34an existing two family building on

35:37Wegman Parkway and to make four units.

35:40And like the last application, these are

35:42all four bedroomedroom units. I know

35:44there's been a der of threebedroom and

35:46fourbedroom units in the city. So these

35:48are units that a family could reside in.

35:51And my witness tonight is Jeffrey Lewis.

35:53And

35:55Jeff is here.

36:21might download faster if you come to the

36:23podium.

36:26[laughter]

36:27>> Absolutely.

36:48See, Mr. O'Connell, no good deed goes

36:50unpunished.

36:51>> I know.

36:57I thought as I get older I'd get better,

36:59but doesn't seem so. [laughter]

37:02>> I blame Mr. Lewis, not you, Mr.

37:04Okonnell.

37:06>> It is my fault this time. I'll take it.

37:21>> Is it loading, Mr. Lewis?

37:29I blame your internet too a little bit.

37:32>> Completely blame the internet. It should

37:34be downloaded already.

37:40>> We all know the internet doesn't really

37:42work.

37:49>> We'll just sit here.

37:53No,

37:57>> I'm good.

38:04>> Let's see if you can plug it in and

38:05project it.

38:08>> You're just tempting fate, Santa.

38:09>> Okay. I apologize, everyone.

38:14>> Yes, sir.

38:16>> Thank you.

38:21>> Okay.

38:23So, I'm here to present 35 Wegman

38:25Parkway. Um, I'm sorry. Is Mike here,

38:31[laughter]

38:34>> site engineer?

38:37>> Mark. Geez. Mark, are you gonna do the

38:39site stuff?

38:41>> He should be going first.

38:43[sighs]

38:44You

38:44>> want me to go first?

38:45>> Yeah, I think you should go first with

38:46the site.

38:47>> Really? Know how to build?

38:48>> Really? I'm sorry.

38:56Give me a second. I just closed it.

39:13Okay.

39:17It's on this side.

39:28All righty.

39:32>> I don't see anything there. There we go.

39:34Here we go.

39:37>> Yes, I do.

39:39>> Mark Chisvet. C H I S V T. And my

39:44license is still current and in good

39:46standing.

39:46>> Thank you. You're qualified. You may

39:47proceed. All right. So, this is the site

39:50plan I'm I'm showing you right now. Um,

39:53Wegman Parkway is at the top of the

39:55screen on this. Um, you can see that the

39:59And I'll zoom in a little bit to help

40:02visualize. And I hope my battery didn't

40:04go on this. Um, oh no.

40:10Maybe I won't zoom in. Um,

40:15here we go.

40:18That's better.

40:22>> Okay. So, the the the left portion of

40:25the building is the existing structure

40:28and it will be uh there will be an

40:30addition vertically on that and then

40:32there is an addition to the right of

40:34that which is the rectangle that says

40:35proposed addition. Um there is a

40:41garage on the neighboring property with

40:43a party wall and there's an additional

40:45garage and you can see on the existing

40:48conditions plan that is on the you know

40:51subject property that will be demolished

40:53up to the party wall. Um there is a

40:57shared driveway between the two lots and

41:00that will remain in active and in fact

41:03it it's going to be re that the half

41:05that's on the subject property will be

41:07resurfaced with new concrete. So so the

41:10neighbor will still have access from

41:12that driveway into their garage. Um the

41:15the area where there was originally a

41:18garage will be a lawn with with one

41:21shade tree being planted in that area.

41:24And in addition in that rear yard, we

41:26will be proposing a bio retention area.

41:29Um we move down to the um grading plan

41:33and you can see that a little bit better

41:35here. The tree is not shown on this plan

41:37but the grading is. So the roof runoff

41:40from the proposed building and the

41:41existing building will be directed into

41:44this bio retention area. When that bio

41:46retention area overflows, pipe will

41:49carry around the side of the building

41:50and that pipe will then merge in with

41:53the existing sanitary line that's

41:55already carrying sanitary flow from the

41:57existing building and that will remain

41:59in service. But instead of it being a

42:01combined pipe, um it will carry only

42:03sanitary flow until they get beyond the

42:05curb and then is the typical MUA

42:09requirement. The sanitary and the storm

42:11join beyond the curb line. Um, so the

42:15connection, uh, there will not be, uh,

42:17the need to actually cut a new

42:20connection into the, uh, storm sore

42:23that's in the street. It's an 18-in

42:24vitrified clay pipe, and there is a

42:27concern with always the MUA always has

42:30concerns with cutting the the clay pipe

42:33because they tend to they tend to break

42:35very easily. They're very brittle. So,

42:36this this uh eliminates the need to u

42:40cut into the existing main. Um there

42:43will be a new uh water service. There's

42:47an existing water service that'll stay

42:48active, but that would become domestic

42:50only. And a new service will um actually

42:55um I'm sorry, I misspoke. The existing

42:58service will be abandoned. It will be

43:00cut and abandoned in accordance with MUA

43:02requirements. a new combined water

43:04service 6- in um which will also carry

43:08fire suppression will be constructed uh

43:10next next to where the original uh fire

43:13service was located. Um I apologize for

43:16jumping back and forth between plans,

43:18but I'm going to go back to the site

43:20plan. As you can see, uh we are prop in

43:24the sidewalk area will be reconstructed.

43:26We are proposing two new street trees uh

43:30along that frontage that that would

43:32comply with the required tree plant

43:34street tree ordinance for the for uh um

43:38number of trees per frontage. And um in

43:42addition to the new tree tree in the

43:43rear um and then I'm just going to move

43:47down to the lighting plan. We are

43:49proposing a wall-mounted lighting

43:51fixture in the front of the existing

43:52building. um that light that that

43:55fixture has been sized so that it will

43:58project out to the to the curb line and

44:01provide the one foot candle minimum

44:02that's required for municipal cur for

44:05municipal sidewalk areas. Um and u there

44:10will be um some landscaping I saw on the

44:13site plan. Sorry, I went the wrong way.

44:15Back to the site plan. Um the rear will

44:18be lawn with the bio retention uh area

44:21and then there's lawn along the side of

44:24the building on the on the easterly side

44:26and uh planting areas and in between the

44:30right ofway line and the fronts of the

44:32buildings.

44:35Um the this project is a u a minor

44:39development under your storm water

44:40ordinance. Um and um the requirement

44:45that the calculations are shown on on

44:47the drawing uh C5 which is the grading

44:50and drainage plan um because of the uh

44:54additional uh impervious area uh is less

44:58than 5,000 square ft. So that put but

45:00more than 1,000. So that puts us in the

45:02minor development category. Uh minor

45:05development category has a sort of

45:07simplified calculation. It requires a

45:106.6 6 gallons of storage retention for

45:14every square foot of additional

45:16impervious and and so that that

45:18calculation came to uh 1536 gallons or

45:22205 cubic feet. We are proposing a

45:26combination of the bio retention and

45:28some green roof. Uh the green roof in in

45:31combin in combination with the by

45:34retention volume will provide a total

45:37retention of 232

45:39cubic feet. So that is 27 cubic feet

45:42beyond what's required by the ordinance

45:44and so this is in compliance with the

45:46stormwood ordinance for minor

45:47development.

45:49Unless you have any questions that's

45:51>> Yeah, I have a question madam chair. Um,

45:54explain the the bile retention uh pond

45:58or whatever you want to call it.

45:59>> Okay.

46:00>> Go over that with me again. And then the

46:01other thing is the driveway. I'm just

46:03curious about the driveway.

46:04>> Okay. Sure.

46:05>> Let's start with this.

46:06>> So, the bio retention pond, it's it's an

46:08excavated pond into the into the rear

46:10yard. It's not going to be very deep.

46:12It's going to be about um a little more

46:15than 18 inches in depth.

46:16>> Okay. Um, and the idea there is that it

46:20gives an opportunity for rainwater to to

46:23penetrate back into the ground a little

46:25bit, but when it when it fills up to a

46:27certain height, there is a there's an

46:29inlet, but instead of the inlet being at

46:31the sur at the bottom surface of the of

46:34the bio retention, it's it's a few

46:36inches higher. And so there's the

46:38storage below that grate. Once the water

46:40level reaches that grate, it overflows

46:42into the two foot by two foot catch

46:44basin and then flows out through gravity

46:46pipe in a conventional manner.

46:48>> On that grate, where you have some type

46:49of filtration uh type of filter or

46:52whatever due to the fact that between

46:54the there's a lawn back there also.

46:56>> It is lawn. Yes.

46:57>> Okay. So, so that we don't get any uh uh

47:03mud or dirt or whatever going into that

47:05pipe because it's all going into the

47:07sewer. Correct.

47:07>> It is. It is going into Yes,

47:09>> we can have something just to cover that

47:10cover to let the water through but not

47:12the

47:12>> Well, it'll have a conventional grate

47:14like a like a typical inlet would have.

47:17Um any any sediment that would would go

47:20into the pond would would settle to the

47:22bottom of that pond.

47:23>> So, it wouldn't it wouldn't go.

47:25>> I'm just thinking it's a heavy raintorm.

47:27>> You know how everything gets kicked

47:29around and you usually get a lot of

47:30solid material. I would just like to see

47:32something that would protect that from

47:34happening. allow the water to go

47:36through, but nothing any type of solids

47:38or cut grass or what have you.

47:42>> Yeah. Generally

47:44something like a trash rack or some kind

47:46like that, but that would not really

47:47stop any kind of sediment that would go

47:49in there. Um the thing with if we put a

47:52filter fabric across the top of it, uh

47:54they they have they require a lot of

47:56maintenance. They would have to be

47:58cleaned out

48:00regularly. and and if you if they get

48:03clogged up then this thing would

48:05overflow onto the neighbors property. It

48:07wouldn't

48:07>> Yeah, we just can't afford to have that

48:08type of material going into the sewers

48:10because we're running into a problem as

48:12you already know in the city of Jersey

48:13City with our source system between you

48:16know solid material going through.

48:18>> So this is not a traditional seepage

48:21pit. This is exposed on the top. Yes,

48:24it's going to be landscaped. It'll it'll

48:26be it would be no different than runoff

48:28from of lawn going out into the gutter.

48:31It's the same. It's the same. It's

48:33>> all right. So, you're telling me and

48:34most of it is roof solids going into

48:36this.

48:36>> What's that?

48:37>> There's not going to be any type of

48:38solids going into this.

48:40>> There shouldn't be because it's it's

48:42mostly well roof runoff really. Um

48:44there's a little bit of lawn as you can

48:46see the rear yard, but mo most of it is

48:48roof runoff and that's that's generally

48:50considered clean. In fact, um, if you

48:53had a if this was a major development,

48:55you wouldn't even be treating roof

48:56runoff because it's considered clean.

48:58>> Yeah,

49:00>> I I understand what you're saying. I My

49:03concern is that's all

49:04>> my concern is that if it does clog up,

49:08yeah, that the owner can go out there

49:10and clean it, but he's not going to do

49:11that till the next day. In the

49:13meanwhile, there is no there's no place

49:15for that water to go otherwise. And

49:18>> all right. Can you go to the driveway

49:20again? Explain that to me. That's

49:22>> Yeah, the driveway is actually split

49:25right down the middle. I see

49:27>> the property line spans. So So only 5 ft

49:31of that, as you can see, the building on

49:33this side bumps out a little bit. So at

49:35its narrowest point, the property is

49:37only 5 feet from the from the building

49:40edge. Um, but there's about 10 ft total

49:43within that driveway to to the adjacent

49:45building. and both both owners utilized

49:49that driveway in the past because they

49:52both had garage doors. So, um our

49:56proposal, as you can see, I'm going to

49:58pan just a little bit so you can see at

50:00the street line, there is an existing

50:02planter uh that we are respecting and

50:05not not going to touch. That's going to

50:06remain the a new curb cut and a new

50:09driveway apron is going to be

50:10constructed at at the street. um

50:14twothirds of it or so is on the subject

50:16property side and about a third of that

50:18is is on the neighbor's side. And then

50:21once you get past that um and you can

50:23see the the concrete hatching is might

50:25be a little misleading. The other side

50:27of that property line is already

50:29concrete.

50:30>> Um would you but we're going to replace

50:32the concrete on the subject side.

50:35>> Is that a shared driveway? So basically

50:37you can handle one one car is going to

50:39back be in front of the other car or in

50:41back of the other car or whatever

50:42>> which is exactly how it operates now.

50:44>> They'll have to work the neighbors will

50:46have to work that out.

50:47>> Yeah. And I don't know they've been

50:49doing that for years. It's been this

50:50way. So I'm not sure how that

50:51arrangement is. I'm not even sure if

50:53there's an actual easement for that or

50:54not.

50:55>> There is there is

50:56>> there is an easement.

50:57>> So there's a recorded easement with

50:59respect to the driveway.

51:01>> She has drive. Now, is

51:05your client as the developer of the

51:07subject parcel going to have access to

51:11that driveway?

51:12>> Both both of the owners on either side

51:15of the driveway have access,

51:16>> but you're removing the garage that the

51:18driveway goes to

51:20>> on your property.

51:21>> You're calling it a garage, but it's

51:23smaller than an actual garage. It's more

51:26like a a storage area.

51:30I mean, I'm looking at the picture in

51:31the staff report and it looks like a

51:34looks like a garage.

51:35>> Mr. Connor, can you speak into the mic,

51:36please?

51:38>> Looks like it's got two garage doors,

51:44but you're removing your half of that

51:46because that's on your property and

51:49you're removing it. I understand you

51:50have to grant the neighbor the access,

51:52>> of course. But

51:56I guess the question is it's an existing

51:58easement.

52:01Where are your people going down the

52:03driveway if there's no garage to go to?

52:06They're going to park there.

52:07>> Well, they can park on It doesn't have

52:10they don't have to park in a garage.

52:11They can park on the on the uh

52:15in the rear rear yard area.

52:18>> Well,

52:21it's proposed now. There's no no parking

52:23space provided in the rear yard. It's

52:25going to be long.

52:26>> So, how are they then getting back out

52:28if they're going in head first to the

52:32driveway and then

52:34>> they would have to back out. That's what

52:35they're doing now cuz there's no place

52:37to turn around.

52:38>> I see.

52:39>> I hope they like each other.

52:47>> And how many

52:54So, Madam Chair, if you look at the

52:56photographs in the staff report as

52:59testified to

53:01on the existing condition, it appears to

53:04be a

53:07twocar garage with a garage on the

53:12subject property and a garage on the

53:15neighboring property detached in the

53:18rear of the structures.

53:20The proposal would be to remove

53:23uh the garage on the subject property,

53:26leaving the garage on the neighboring

53:28property.

53:30If there's an easement and everybody has

53:32the right to access the garage, they

53:36have the right to access the garage.

53:39That that's an established right.

53:43I don't know what more to say about it

53:45other than that

53:47the concerns are are valid.

53:49>> We're certainly not going to restrict

53:50the neighbor from using his garage. He

53:52has he has an easement for the shared

53:54driveway.

53:59>> Understood.

54:03>> I think the concern is kind of just the

54:05practical nature of the neighbor

54:07accessing that garage. if member

54:09residents of of this site were to park

54:12in the driveway or vice versa. Um, in

54:15terms of playing the Jenga game of of

54:17getting one vehicle out if there's, you

54:20know, now this is going into a be a four

54:22unit, you know, with families, right?

54:24Multiple bedrooms per unit. So, if they

54:26all have vehicles, you know, what would

54:28the coordination be between

54:31both properties and then the units

54:33within this property in terms of

54:35utilization of that shared driveway?

54:37include

54:44>> speaking to you some type of

54:46>> sorry

54:48possibly have them get into some kind of

54:51a

54:53>> they have an agreement in place.

54:55>> Okay.

54:55>> So according to council there's an

54:57easement in place that gives them both

54:59access. It exists. Uh parking

55:03requirement. Is that an issue? that

55:06>> I don't think there's a parking

55:07requirement.

55:09>> I could make a suggestion that where we

55:11have the grass and the tree,

55:13>> we could put pavers there and so that a

55:15car could park in that area and it would

55:19be just the same as

55:22of uh he would have access to his rear

55:25yard and he could park the car in the

55:28same area where the garage was.

55:32>> All right. So, I don't think that solves

55:34I I'm not sure what the

55:37>> concern is. I understand the practical

55:39aspect of the fact that we've got

55:40neighboring properties using a shared

55:42driveway. That's what exists today.

55:44>> Correct.

55:44>> But going forward, we're increasing the

55:47number of units.

55:48So,

55:51the concern becomes, are you increasing

55:53the number of vehicles? The reality is

55:57there's no parking requirement. Mr.

55:59Jordan,

56:01>> we are looking into it. We actually

56:02believe there might be cuz the the lot

56:05width at 52 ft and change. So, we're

56:09just confirming.

56:12>> You know, I didn't realize if I could

56:14say something. I didn't realize.

56:17[snorts]

56:18>> Yes, you can.

56:22>> Go ahead.

56:23>> Oh, god. Yeah. All right.

56:26And you might

56:26>> I'm looking at this right now and I'm

56:28seeing part of a garage. I'm not seeing

56:30the whole detail. But when I saw it on

56:32the on the photo, then you I can

56:35understand how it's working.

56:37>> But like it was also brought up, you

56:39have other residents living here. So,

56:41you know, you're going to have to drive

56:42I guess they're going to have you're

56:43going to have a parking attendant there

56:45getting the cars in and out.

56:48>> I mean, how many units are go how many

56:49people are going to be living here? I

56:50mean,

56:51>> parking is required.

56:54>> That would change. We're going from two

56:56to four on the subject site.

56:57>> Okay. So, they're going to be parking

56:58their cars there. I guess they're going

56:59to have to work that out.

57:02>> So, there is a parking requirement due

57:04to the lot width being above 50 ft. Uh

57:07it is a ratio of.3 spaces per bedroom.

57:11So, in this case, that would be a uh

57:14required parking count of 4.8 spaces,

57:18meaning there would be a variance with

57:20the current plans as shown.

57:25So that was a variance not previously

57:28listed.

57:29>> Correct.

57:30>> So does it need to be renoticed?

57:33>> We can review their notice but uh and

57:35hand it back to the council to answer

57:37that question.

57:38>> So clearly was not noticed. Came up

57:41during the hearing. Mr. Okonnell, I

57:44don't know where we're parking vehicles,

57:47how many vehicles we're parking. This is

57:50something that

57:52you want to I have the staff report uh

57:55that was dated 92826 and the staff

57:58report says there's no off- streetet

58:00parking space will be provided. It

58:02doesn't say there was any variances

58:05>> but we've just identified a variance Mr.

58:08Okonnell.

58:11>> Well, of course I didn't I didn't notice

58:12for variance. I understand

58:21>> during your presentation

58:24a variance now is required.

58:27>> So then we'll have to withdraw the

58:30application and renotice.

58:31>> Correct.

58:32>> We're going to carry the application and

58:35renotice. know this

58:39>> and

58:44>> Mr. Okonnell, you may not need a

58:46variance if you can park the cars on

58:50site. Right.

58:51>> Right. So,

58:54the requirement based on the number of

58:56bedrooms is 4.8.

59:00>> Correct. Yes.

59:05All right. So, you're going to carry

59:07>> carry it to

59:08>> and we'll see.

59:09>> That's a new date that we can carry to

59:11>> Well, he has to notice. So, we're going

59:13to carry it.

59:15And if there's going to be a revision to

59:17the plan, you'll submit a revision. And

59:20if not, then you're just going to notice

59:22for a parking variance.

59:26I don't know how you're going to

59:27calculate what you got versus what you

59:29need.

59:29>> Okay. Well, of course, we'll reook at it

59:31and, you know, thanks for your time and

59:33once we have a chance to review it.

59:35>> Carry it to a date uncertain.

59:36>> We we we recommend Oh, that's fine, too.

59:39But we recommend if we're going to carry

59:41it to a date certain that it be November

59:4210th. But they're going to have to

59:44renotice anyways.

59:44>> They have to renotice. That's the

59:46purpose of the adjournment,

59:47>> right? So date uncertain.

59:50>> Yeah.

59:50>> Okay.

59:52>> Thank you, Mr. Ok.

59:53>> Thank you.

59:57>> Okay. I'd like to call KP2025-0160

1:00:01preliminary and final major site plan

1:00:03with C with variances. Address is 89

1:00:06Ocean Avenue. Mr. Lean.

1:00:13Good evening, commissioners. For the

1:00:14record, Tom Lean from Connell Foley. Uh,

1:00:17this is a notice case. I did upload my

1:00:19affidavit to the portal. However, I will

1:00:21provide my originals to your council.

1:00:24>> Thank you.

1:00:36Madam Chairman, receive the affidavit

1:00:38notice proof of publication with respect

1:00:39to the application 85 to 89 Ocean A and

1:00:43110 C view A. Does appear to be the

1:00:46original of the notice that was uploaded

1:00:48to the portal. We're going to mark it as

1:00:50A1 for purpose of the record.

1:00:51>> Thank you.

1:00:53>> Thank you, council. Uh the application

1:00:55before you is for a project in the Ocean

1:00:57Avenue South redevelopment plan area. It

1:01:01is a fivetory

1:01:03building containing uh 40 uh residential

1:01:05units with ground floor commercial and

1:01:08eight parking spaces. Uh there is a

1:01:10requirement under the redevelopment plan

1:01:12that all units above the fourth floor,

1:01:14excuse me, 5% of all units above the

1:01:17fourth floor in a building be

1:01:18affordable. The calculation here results

1:01:20in one affordable unit. Uh we are asking

1:01:24for two variances. Uh we do have uh some

1:01:27issues with the sideyards of the

1:01:28building that are created by uh some

1:01:30existing uh lot conditions. We also have

1:01:33a rear yard variance we're seeking uh

1:01:35related to the depth of the building

1:01:37from each of the roadways. Uh I do have

1:01:40uh three witnesses this evening. I'm

1:01:42going to start with uh Daphne Galvin who

1:01:45is my civil engineer.

1:01:46>> Thank you.

1:01:55>> [cough and clears throat]

1:02:14>> I do.

1:02:16>> Daffhany Galvin. D A P H N E G A L V I

1:02:21N.

1:02:22>> Miss Galvin, is your license current and

1:02:23in good standing?

1:02:24>> Yes.

1:02:25>> Thank you. You may proceed. Great. Uh so

1:02:28I'm going to start by utilizing as a

1:02:30display our grading drainage and utility

1:02:32plan which is sheet five of 12 of the

1:02:35site plans that were submitted to the

1:02:36board. It's dated June 6, 2025, revised

1:02:39through September 17th, 2025. Uh on the

1:02:43plan, North is generally up where the

1:02:45arrow is. Ocean Avenue runs uh along the

1:02:48bottom of the sheet in an east west

1:02:50direction and See Avenue is along the

1:02:52left side of the sheet running in a

1:02:54north south direction. property is known

1:02:56as block 29301,

1:02:59lots 20.01 and 22 through 25. It's

1:03:03located on the northerly side of Ocean

1:03:05Avenue with a street address of 85 to 89

1:03:08Ocean Avenue. It's a generally

1:03:10rectangular shaped property containing

1:03:12about 2/10en of an acre. It's located in

1:03:15zone one neighborhood mixeduse zone of

1:03:17the Ocean Avenue South redevelopment

1:03:19plan. Ocean Avenue is a two-way roadway

1:03:23with parking on both sides. C View

1:03:25Avenue is a one-way roadway headed south

1:03:28with parking on both sides. The

1:03:30surrounding area is a mix of uh mix of

1:03:33uses including residential, commercial,

1:03:35and educational.

1:03:37With respect to what's on the site in

1:03:39the existing condition, the site's

1:03:40vacant. There is a an old gravel parking

1:03:43lot in the northerly portion of the site

1:03:45that used to service the previous

1:03:47mixeduse development. The rest of the

1:03:49site is lawn area and in general the

1:03:51property drains uh towards the

1:03:53intersection of ocean and sea view.

1:03:58Access to the site is provided with an

1:04:00existing driveway along C view near the

1:04:02northerly end of the property in this

1:04:04location here. There's also a second

1:04:06driveway along Ocean Avenue near the

1:04:08southeasterly corner. The proximity of

1:04:11the adjacent buildings to the site

1:04:13creates some setback issues along a

1:04:15northerly property line. This is the

1:04:17northerly property line. The windows of

1:04:20the adjacent dwelling are about 1.8 ft

1:04:22from the property line. And then also

1:04:24along the easterly property line in this

1:04:27area right here, the existing dwell or

1:04:29the adjacent dwelling encroaches the

1:04:31subject property by about 610 of a foot.

1:04:34These conditions impact the required

1:04:36building setbacks and will be discussed

1:04:38further by the architect and the

1:04:40planner.

1:04:41Continuing along with to discuss what's

1:04:43proposed. Project proposes to remove the

1:04:46gravel parking area and construct a new

1:04:47five-story building that will contain 40

1:04:50residential units, commercial space and

1:04:53garage with a garage access along se

1:04:55View near the existing driveway. The

1:04:57second existing driveway along Ocean

1:04:59will be eliminated.

1:05:01The building proposes parking for eight

1:05:03vehicles. There are no minimum parking

1:05:05requirements. Uh the curb cut for the

1:05:08garage access is 10 ft wide and then it

1:05:11widens once it gets inside the building

1:05:13to allow for access to the parking

1:05:14spaces. Uh loading is not required for

1:05:17the project. The proposed building

1:05:19covers the majority of the site. There

1:05:21are some small gravel areas on the

1:05:23northeast corner and then along the

1:05:24northerly property line. Uh the project

1:05:27is classified as a major development

1:05:29with respect to the city storm water

1:05:30ordinance and it will address those

1:05:32ordinance requirements as well as the

1:05:34JCMUA reg rules and regulations. Storm

1:05:37water controls include a 2588

1:05:41square foot green roof and an

1:05:43underground detention system located

1:05:44within the garage or located below the

1:05:46parking garage. Discharge will be to the

1:05:48existing combined sewer in C view. Um

1:05:53utilities all new utilities are proposed

1:05:54for the site. water, sewer, gas,

1:05:56electric, telecom. Um, all new services

1:05:59will be provided. Preliminary locations

1:06:01are shown on the plans and will be

1:06:03coordinated with the utility companies

1:06:05along with the JCMUA.

1:06:08Going to go to one other sheet here. I'm

1:06:10going to go to sheet six for the

1:06:12landscaping and lighting.

1:06:14Um, we have um three street trees

1:06:17proposed. Two along Ocean, one along

1:06:20Seeview. Um they'll be planted in

1:06:22accordance with the J Jersey City

1:06:24forestry standards. The standards would

1:06:26require a total of seven trees based on

1:06:28the length of the streets. One tree for

1:06:31every 25 ft. Um so such that seven trees

1:06:34would be required. The applicant will

1:06:36make a monetary contribution um in lie

1:06:39of the additional four trees. Also at

1:06:41the request of forestry, we're going to

1:06:43update the tree species that were

1:06:45proposed along ocean.

1:06:48Uh with respect to lighting, we are

1:06:51going to add one light fixture along se

1:06:53View to supplement the existing lighting

1:06:55in that area. Um and no additional

1:06:58lighting is required along ocean. The

1:06:59lighting levels are adequate along

1:07:01ocean. Um we have four uh review

1:07:05letters. Uh we have the city division of

1:07:08planning dated November 25th of 2025.

1:07:11There's no site plan revisions required

1:07:13for that letter. Uh we also have the

1:07:15division of transportation planning

1:07:17letter dated December 2nd of 2025. We

1:07:20will address those outstanding comments.

1:07:22We have the division of forestry

1:07:24comments which I me mentioned before uh

1:07:26with respect to changing the species of

1:07:28the trees along ocean. So we'll take

1:07:29care of that. And there was also a JCMUA

1:07:32letter issued July 15th of 2026 and we

1:07:36will address those outstanding comments.

1:07:40>> Uh just one question. And uh there is a

1:07:42comment in the uh transportation letter

1:07:45uh asking us to pursue a loading zone

1:07:49with the uh with the city. Uh that is

1:07:51something that we can work with planning

1:07:53staff if planning staff feels that's

1:07:55appropriate. Um and we can accommodate

1:07:58that. Correct.

1:07:58>> Correct.

1:07:59>> Okay. I have no further questions.

1:08:07>> But I don't know if you have somebody

1:08:08else coming. Yeah, it'd be better if our

1:08:10architecture.

1:08:11>> All right, no [clears throat] problem.

1:08:12>> Yeah,

1:08:12>> quick quick question. Uh, the

1:08:14transportation memo also, I guess,

1:08:15references um corner bumpouts. Is that

1:08:18something that you'd be amendable to

1:08:20adding?

1:08:20>> Yes.

1:08:21>> Um, and it also references a request to

1:08:23install an a rectangular rapid flashing

1:08:25beacon.

1:08:26>> Yes.

1:08:28>> Thank you.

1:08:28>> That was easy. [laughter]

1:08:30>> Yes, it was.

1:08:31>> One quick question.

1:08:32>> Is there a reason behind the decrease in

1:08:34the street trees versus what is

1:08:36required? Yeah. In general, what happens

1:08:38is because of all the various um

1:08:40constraints associated with utilities

1:08:42and driveways, we just can't squeeze

1:08:45them in.

1:08:45>> Got it.

1:08:46>> So, we get in as many as we can and then

1:08:47we then we offer the payment in lie of

1:08:49the other trees.

1:08:50>> Okay. Thank you.

1:08:55>> Good.

1:08:55>> All right.

1:09:07Uh, my next witness is my architect,

1:09:08Jeff Lewis.

1:09:20>> Okay. And I am still under oath.

1:09:23>> And your license still current?

1:09:24>> Yes, ma'am.

1:09:25>> Thank you. My person.

1:09:26>> And if I could just add, the streets are

1:09:28usually more difficult at these corner

1:09:29lots because there's so much stuff at

1:09:31the corners with all the street lights

1:09:32and stop signs and everything. I just

1:09:33the clearances that they need make it

1:09:35very difficult.

1:09:37Okay. Uh with that 89 Ocean Avenue,

1:09:40we're proposing a fivestory mixeduse

1:09:42building. Uh on the ground floor, we

1:09:45have two commercial spaces. Uh one of

1:09:46them is 1354 ft. The other is 690 as

1:09:50well as uh eight parking spaces in the

1:09:52garage. Uh on the four floors above, we

1:09:55have 40 total apartments. There's one

1:09:57three-bedroom apartment, three

1:09:59two-bedrooms, 24 one-bedrooms, and 12

1:10:02studio apartments. Uh, I do want to

1:10:04briefly touch on the variances. Uh,

1:10:06Daffh needs to discuss them a little

1:10:07bit. These are some of those variances

1:10:09that it actually wasn't possible for us

1:10:11to comply with. So, the ordinance says

1:10:14we have to have a zero foot sideyard

1:10:16setback for the first 10 ft of the lot.

1:10:19That's impossible on uh the Ocean Avenue

1:10:22side because the building that is next

1:10:24to us is actually built 6 in on our

1:10:26property. So, we can't have a zero foot

1:10:29setback because there's a building there

1:10:30already. We're built up right against

1:10:32that building, but that's a 6-in

1:10:34setback. So, we're not complying with

1:10:35that sideyard. The other sideyard, we do

1:10:38have uh the building that's closer and

1:10:40we are um respecting those windows. Uh

1:10:42but there's also a second reason for

1:10:44that and that's the uh the rear yard

1:10:47setback requirement which says you can't

1:10:49be more than 95 ft away from any street

1:10:52frontage. So we're providing 95 ft

1:10:55setbacks each way and when you get to so

1:10:5895t setback from Ocean Avenue is

1:11:01actually this 2.33 ft. So the rear yard

1:11:04setback says we need a 2.33 foot setback

1:11:06here and then the sideyard setback says

1:11:08we need zero foot. So we can't do both.

1:11:10So, we decided to do the one that's a

1:11:12little more um conservative, give the

1:11:152.33 ft and give some more space uh for

1:11:18the building next to us. It's kind of a

1:11:21setback that wasn't thinking about

1:11:23corner lots as much. It makes more sense

1:11:24on an interior lot than a corner lot. Uh

1:11:27that being said, let me jump into the

1:11:29the ground floor here. We don't have a

1:11:30basement or a cellar here. Uh at the top

1:11:33of the building, uh we do have that

1:11:3410-ft uh garage door as well as a

1:11:38regular door into the garage. Uh there

1:11:40are eight parking spaces in the garage,

1:11:41including uh one handicap space. Uh we

1:11:45will of course also have the pedestrian

1:11:46warning system at the garage door. It is

1:11:49right at the um sidewalk uh frontage.

1:11:53Um we have bicycle storage for 20 bikes.

1:11:56This is covered in the garage. Uh off

1:11:59the garage, we also have access to our

1:12:01sprinkler room, our meter rooms, as well

1:12:03as the trash and recycling room. Uh the

1:12:05trash recycling room is also accessed

1:12:07from the lobby over here. Um the front

1:12:11lobby is accessed from Ocean Avenue.

1:12:15It's a large open space with access to

1:12:17uh stair number one as well as the

1:12:19elevator. Uh we also have a second

1:12:21staircase. I apologize. We also have a

1:12:24second staircase which provides access

1:12:26directly outside as a emergency egress.

1:12:29Uh and then we have those two commercial

1:12:30spaces. The smaller one is to the right

1:12:32here and then the larger one is right at

1:12:34the corner of Ocean and C view.

1:12:39Uh moving on to the second floor. Uh

1:12:42this is our typical floor plan. It's the

1:12:43same for the second, third, and fourth

1:12:45floor. And then there's just one minor

1:12:46change on the fifth floor. Uh all the

1:12:48apartments in the building are ADA

1:12:49adaptable. They all have washerd dryers

1:12:51in the units. We're using uh PAX for

1:12:53heat and air conditioning. Each floor

1:12:55has uh three studios, six onebedrooms,

1:12:58and then for the second, third, and

1:13:00fourth floor, one two-bedroom apartment.

1:13:03Uh we do have this large window well cut

1:13:06out here. This is above the parking

1:13:07area. It's also notable that this is uh

1:13:10cut out in the section that is closest

1:13:12to uh that existing building next to us,

1:13:14which is right here. So, we are trying

1:13:16to uh give them as much light as air as

1:13:18we can. There's also a second window

1:13:21well next to the other building on the

1:13:23right here. Um, and that's just because

1:13:25there are two windows here that are

1:13:26actually small bathroom windows. So,

1:13:28these aren't egress windows. These

1:13:29aren't bedroom windows. There's some

1:13:31small uh bathroom windows, but we're

1:13:33still providing a window well there to

1:13:34give them the light and air that they

1:13:36would need as well.

1:13:38Um,

1:13:40I might as well deal with the trash

1:13:41right now.

1:13:43>> Could I just ask what's

1:13:44>> We do not have a trash shoot, but we do

1:13:46have room for a trash shoot, and we will

1:13:48add a trash shoot. Before you move

1:13:50sheets, could I just ask you about

1:13:52what's going on on the roof in the

1:13:53courtyard?

1:13:54>> It's open.

1:13:55>> It's open.

1:13:56>> This is open.

1:13:57>> Okay.

1:13:58>> So, it would provide some ventilation

1:13:59for the garage as well.

1:14:02>> Yeah. We're not using it as a outdoor

1:14:04space.

1:14:05>> And this will be done privately. This

1:14:07will be private collection

1:14:08>> for the trash.

1:14:09>> Yes. For both trash and recycling.

1:14:11>> Yes.

1:14:11>> Yes.

1:14:12>> Okay. Great.

1:14:12>> And there's drains in the parking garage

1:14:14then?

1:14:15>> Yes. They would be pitched and drained.

1:14:17Yes.

1:14:17>> Okay.

1:14:19Uh this is the fifth floor plan. Again,

1:14:22there's just one small difference. It's

1:14:24this back apartment here, which was

1:14:26changed from a two-bedroom to a

1:14:27threebedroom on this floor. I think

1:14:28that's what we needed to have.

1:14:30>> Mr. Lewis, as you're at it, the

1:14:32affordable units, where is the location

1:14:34and um is it a one-bedroom, two-bedroom?

1:14:36>> What is the affordable unit? I'm

1:14:38actually not sure.

1:14:38>> It is a moderate unit um because we only

1:14:41have the one. So, that complies with

1:14:43U-Hack. And yes, it is the three-bedroom

1:14:44unit that's required. Yes. And the

1:14:47buildout is all the same

1:14:48>> that it will use the same materials,

1:14:51same fixtures, same everything as the

1:14:53market rate units.

1:14:54>> Okay.

1:14:56>> Okay. Yeah. So that's why we have a

1:14:57three-bedroom here because that's the

1:14:59affordable unit on the top floor.

1:15:02Moving on to the roof deck. Uh this is

1:15:04accessed by both stairs as well as the

1:15:06elevator. We have a 440T amenity space

1:15:10which has its own ADA bathroom and then

1:15:12access to uh the outdoor roof deck. The

1:15:16roof deck is 1,550

1:15:18ft and it's located along Ocean Avenue.

1:15:21Most of the rest of the roof is used for

1:15:23green roof trays. It's actually 3,528

1:15:26square ft. So, there's a lot of green

1:15:27roof here, more than twice as much as we

1:15:29have roof deck area. And then we do have

1:15:32some condensers in the central area

1:15:34here. Those are just for the hallways

1:15:35and for the commercial areas. And

1:15:37they're screened with uh corrugated

1:15:40metal screening that you can see images

1:15:42of down at the bottom here.

1:15:46Uh moving on to the building elevations.

1:15:48This is looking at uh the building from

1:15:51Ocean Avenue. To the right here is that

1:15:53existing building next to us. Uh our

1:15:55main finish that we're using. Uh you can

1:15:57see it is a modern building. Uh we have

1:15:59a couple mostly using fiber cement

1:16:01siding and a couple different finishes

1:16:02in color to give it some variety and

1:16:04depth. Uh so the main finish I would say

1:16:07is a cedar siding. We're using that at

1:16:10the ground floor as well as the infill

1:16:12for all the upper floor in between the

1:16:14windows here.

1:16:16Uh the second finish that we're using is

1:16:17a kind is a medium uh gray cement color.

1:16:21We're using that for the sign band

1:16:22between the first and second floor for

1:16:24the corners at the top of the building

1:16:26as well as uh along the side here as the

1:16:28main finish. And then the third uh

1:16:31finish that we have is a dark gray fiber

1:16:34spent siding which is used as accents

1:16:37between the windows. You can see them

1:16:38here uh vertically as well as here where

1:16:41we don't have PEX. Um at the bottom we

1:16:44have black storefront doors. Uh we have

1:16:47black aluminum frame windows with

1:16:48matching black PTA grills.

1:16:52Uh moving on to C view avenue. This is

1:16:54wrapping around and these all these

1:16:55finishes are literally wrapping around.

1:16:57We do have a rendering that'll show that

1:16:59a little better. Um the only thing

1:17:02different on this side that we have

1:17:04added is the door and the garage door

1:17:06which are located here. And both of them

1:17:08are solid and would be painted to match

1:17:10the same color of the cedar siding.

1:17:15This is the uh left side elevation.

1:17:18Uh what you can see is we are wrapping

1:17:21uh those uh fiberment panels around all

1:17:24the way back to where the um where the

1:17:27courtyard the upper level courtyard

1:17:28starts which is right here.

1:17:31Um, after that

1:17:35we have here's what I'm going to make

1:17:37our second change.

1:17:38>> Yep, I saw that.

1:17:39>> Cuz we have light gray fiber cement

1:17:41panels at the base of the building

1:17:42>> and then a darker gray what was

1:17:44previously vinyl siding, but we will

1:17:47provide fiber cement siding at the upper

1:17:49levels. Uh, this is on the side. We'll

1:17:52use those same finishes on the rear and

1:17:54the right side as well. Um, and then the

1:17:56bulkheads. Are we doing vinyl on the

1:17:59bulkheads? Is that okay? So we fi white

1:18:02white fiber cement siding on the

1:18:03bulkheads as well.

1:18:04>> Perfect.

1:18:06>> Uh this is just the interior courtyard

1:18:08and again this was vinyl. We will change

1:18:10this to fiber cement siding.

1:18:13Then here we're looking at the right

1:18:15side of the building. This is the

1:18:16existing building. We're wrapping uh

1:18:19that front fiber cement uh panels around

1:18:22about 15 ft or so. And then behind that,

1:18:25again, we'll have the same finishes as

1:18:26the right side with a light gray fiber

1:18:28cement siding at the base and a darker

1:18:30gray fiber cement siding on the upper

1:18:33levels.

1:18:36And then, as I mentioned, we do have

1:18:37this rendering which shows kind of the

1:18:39corner, how the elevation wraps around

1:18:43uh that corner there.

1:18:45Um, and with that, I can answer any

1:18:47questions.

1:18:47>> I have a question.

1:18:48>> Yes.

1:18:49>> You mentioned cedar.

1:18:51>> Yes. You're talking actual cedar.

1:18:53>> No, no, no. It's fiber cement. It's

1:18:54imitation cedar.

1:18:55>> Okay, good. Yeah, I was going to make a

1:18:56suggestion. What's it going to cost for

1:18:58cedar? Your mouse mouse.

1:18:59>> Yeah. No, it's fiberment.

1:19:01>> Okay, great. Thank you.

1:19:02>> Is there a a loading zone?

1:19:05>> There is not a loading zone. Um

1:19:09>> I I can Yeah, that that was I had

1:19:10brought that up during um Miss Galvin's

1:19:12testimony. There is a comment in the

1:19:14transportation comments for us to pursue

1:19:16a loading zone. That obviously can only

1:19:18be approved by the city council. So, we

1:19:21will work with city planning. We can

1:19:22have that as a condition of approval,

1:19:24but at the end of the day, that that is

1:19:26up to the city council to approve that.

1:19:28>> Okay.

1:19:31>> Could you provide some testimony on the

1:19:33bike parking and how that whether that's

1:19:36enclosed and how that would operate?

1:19:38>> Sure. I mean, technically the garage is

1:19:41open in the back, but it is covered.

1:19:45So, just getting back to the ground

1:19:48floor.

1:19:50So, it's in the back area here. You can

1:19:52see it's open to the back. Uh, but

1:19:56again, it's it's it's enclosed. It's

1:19:58gated, so it could be locked up and

1:20:00secured. However, and it's covered, so

1:20:03there's a roof above it. However, it's

1:20:05open to the back. So, there are multiple

1:20:07ways for you to get out with your bike.

1:20:08If you needed to use the side uh

1:20:10walkway, you could. Or you would just,

1:20:11you know, use the garage door or the

1:20:13regular door. So, you have a couple

1:20:15different ways out. And what are the

1:20:17devices in inside the bike room to affix

1:20:19your bike to?

1:20:20>> Oh, these are just going to be standard

1:20:21bike racks. We have a lot of room here.

1:20:24>> Okay, gotcha. It's not anything fancy.

1:20:26>> Yeah, we don't have any hanging or

1:20:27anything. It's we have enough room to

1:20:28just do regular bike racks. Make it nice

1:20:29and easy.

1:20:30>> Great. Um, could you speak a little bit?

1:20:32I know you mentioned kind of the rear

1:20:34yard versus sideyard set back, but what

1:20:36is the space um along C view between

1:20:39your building and the neighbor and

1:20:40what's going to be in that space?

1:20:42>> This space here, it's really just a a

1:20:45walkway. It's just going to be I'm not

1:20:46sure if we're doing a gravel finish or a

1:20:48or a concrete finish, but it's really

1:20:50just going to be unused space on our end

1:20:53really.

1:20:53>> And what's the width?

1:20:54>> It's 2.3 ft. So, it's two two two feet 4

1:20:58in.

1:20:59>> I might be wide, but that's pretty

1:21:01narrow for a walkway,

1:21:02>> right? It's it's not a legal walkway.

1:21:04It's not It's not a legal means of

1:21:06egress. Um,

1:21:09but it it was used we were combining

1:21:11that with the separation between us and

1:21:13our the building between us to give them

1:21:15actually like I think four feet they

1:21:17have between

1:21:18>> is that going to be secured

1:21:21>> street? I I um Daphne that's more of a

1:21:24site plan issue. I'm not sure what we

1:21:26did for fencing there. I don't think we

1:21:27have any fencing on the sides.

1:21:30>> There's no fencing proposed right now.

1:21:35So I I guess my question maybe more more

1:21:37broadly is what's the intention in terms

1:21:39of maintaining that space? It would be

1:21:41on your property and ensuring that you

1:21:44know unwanted uses not by your residents

1:21:47but by others in terms of security and

1:21:50and otherwise.

1:21:51>> Um

1:21:52>> Mr. Lewis, I don't know how you could

1:21:54answer that question. You're an

1:21:55architect, are you not?

1:21:56>> I am an architect. Thank you.

1:21:58>> Okay.

1:21:58>> Council, obviously the applicant is

1:22:00responsible to maintain and provide safe

1:22:03correct. We're always responsible to

1:22:04maintain our property. I think your

1:22:06question more goes to can anybody enter

1:22:09or exit it? Is is it secure? Is is that

1:22:12correct?

1:22:12>> That's correct.

1:22:13>> Okay. Um I mean we are dealing with some

1:22:16constraints as we talked about with with

1:22:18trying to respect the light and air of

1:22:20the neighboring property. Um, I think it

1:22:23would be very difficult to gate that

1:22:26small area in

1:22:28um without turning it into

1:22:32a very kind of scary narrow long way

1:22:35there. Um, you know, it's something that

1:22:38we can try to work with staff to

1:22:40address. Uh, or we can put um some form

1:22:44of fencing on the on the on the lot line

1:22:47with a with a gate when it gets to the

1:22:48street level. Uh, I mean, I'm I'm open

1:22:50to suggestions from the board or staff.

1:22:52>> Commissioner, what's the concern that

1:22:53somebody's going to come on the property

1:22:55and

1:22:57go into the bat? I'm just

1:22:59>> I I just I mean, two feet void at street

1:23:01level in between properties. Could it be

1:23:04a collection of litter and trash or, you

1:23:06know?

1:23:06>> So, I don't think it's really two feet

1:23:08at the front property line based on the

1:23:12way the neighboring building.

1:23:15Is it two feet between you and the

1:23:17neighbor?

1:23:18Well, it with within our property, it's

1:23:212 feet 4 in.

1:23:23>> The neighbor the neighbor has a sideyard

1:23:25separating us their building from ours.

1:23:27>> How far is that?

1:23:28>> Their building's on an angle,

1:23:30>> right?

1:23:30>> It's 1.8 ft at the closest and probably

1:23:32at the street it's about 8 or 9 ft.

1:23:34>> I see.

1:23:34>> And then it pies back to that point

1:23:36which is where that 2T

1:23:38>> 4 in is measured.

1:23:40>> Correct.

1:23:41>> That's correct.

1:23:42>> Well, yes.

1:23:44What we could do, there is an existing

1:23:46fence running on their property. We

1:23:49could match that fence, just bring it

1:23:51right tie that back to our building so

1:23:54that people wouldn't be able to get to

1:23:55there from the street. The only access

1:23:57would be from our property in the back.

1:24:00>> That's better.

1:24:01>> That makes sense. That's good. Thank

1:24:02you.

1:24:03>> We can agree to that as conditional.

1:24:04>> Yeah.

1:24:05>> Okay.

1:24:06>> Any other board comments for

1:24:07>> Yeah. I have one more in reference to

1:24:09the garage area. Can you go over that?

1:24:11>> Sure. Uh, what exactly do you

1:24:14>> Well, I'm I'm interested in possibly

1:24:15having something warning people that a

1:24:17car is coming out or going.

1:24:19>> Oh, yeah. Yeah, we're going to do the

1:24:20pedestrian warning system. There'll be

1:24:21there'll be a light and a noise right

1:24:22here that when the garage door opens.

1:24:24>> I'm fine.

1:24:25>> Thank you, Mr. Lewis.

1:24:26>> You're welcome.

1:24:28>> Your next witness.

1:24:29>> Yes. And my final witness is Carolyn

1:24:31Worcell, who is my planner.

1:24:33>> Thank you. And council, if I'm

1:24:34understanding it, the variances being

1:24:36sought are because you're providing

1:24:41>> sideyard on the one side where you're

1:24:43not allowed to have a sideyard setback,

1:24:46but then on the other side, because

1:24:47their building encroaches,

1:24:50you're claiming you have a negative

1:24:51sideyard.

1:24:52>> That's correct. For the sideyards, we

1:24:54also have an issue with the building

1:24:56depth. There is a requirement that u all

1:24:59buildings with parking be are only

1:25:01allowed to be 95 feet from the street.

1:25:03Above that, it's 70 feet from the

1:25:05street. So that's that's the other

1:25:07variance relief that we're requesting.

1:25:16>> The whole truth.

1:25:17>> I do.

1:25:19>> Carolyn Worst W.

1:25:22>> Carolyn, is your license current and in

1:25:24good standing?

1:25:24>> Yes, it is this evening.

1:25:25>> Thank you. you're qualified.

1:25:27>> Thank you. Good evening, board. Um so

1:25:29yes, so we're here for a couple of uh

1:25:30bulk variances, C variances. Um so the

1:25:35first one again um relates to that

1:25:37sideyard setback. Um again, as was uh

1:25:41has been discussed uh specifically uh

1:25:45we're looking at these really as sort of

1:25:46um

1:25:48sort of hardship criteria. So the first

1:25:50one is going to be that C view avenue.

1:25:52So that's going to be the one up here at

1:25:54the top of our page. Um and again, so

1:25:58that one um is we have um a two 2.2 foot

1:26:04or 2.2 foot setback from the side

1:26:06property line. Um and that was as as

1:26:08discussed for a couple of reasons. One

1:26:10is to provide um the necessary

1:26:12clearances and light and air to the

1:26:13adjacent property at that point where

1:26:16their building is the closest to ours

1:26:18and we have a a lot line or a window

1:26:19that's close to us. Um so we need to

1:26:21provide the setback necessary for that

1:26:23window but also because um there is

1:26:26language in the the plan that talks

1:26:28about building depth and you can't have

1:26:30a building depth greater than 95 ft from

1:26:33uh a right of way. So when we looked at

1:26:36um this ground floor uh from Ocean

1:26:39Avenue, if you go back the 95 ft uh that

1:26:43gets you the building line at the the

1:26:45far side. So, um there's a little bit of

1:26:47a conflict between the two requirements

1:26:49and regulations within the redevelopment

1:26:51plan as to um what has to sort of happen

1:26:54with that sideyard setback. And um as

1:26:56was said, we we chose to create the open

1:26:59space, not put a building there. And so,

1:27:01we're requesting the variance because

1:27:04we're not and the requirement is that we

1:27:06have a zero foot sideyard setback at the

1:27:09first 100 or first 10 ft. So, we're

1:27:12asking to create more open space versus

1:27:14less open spaces. I normally have to

1:27:17make a judge a justification for

1:27:20um the second one again relates to um

1:27:24this uh property line here again where

1:27:27we are required to have zero foot

1:27:30sideyard setback um along uh along a

1:27:35side a side lot line. um the adjacent

1:27:37property does have a building that uh

1:27:41encroaches into our property. So, we are

1:27:42going to be meeting it right up along

1:27:44their property. And so, we're meeting

1:27:46the intent here, which is that you are

1:27:48sort of um building to building and not

1:27:50creating those spaces between buildings.

1:27:52So, we're meeting the intent, but we're

1:27:54not fully compliant with the letter of

1:27:56the ordinance. Um, so I would look at

1:27:58both of these as hardship criteria just

1:28:00given the uh the conditions and the way

1:28:03that the site has um has the push and

1:28:06pull of of where we uh can and cannot

1:28:08provide uh building uh for those two

1:28:12variances.

1:28:15The uh second variance or or rather I

1:28:17guess it's the deviation um is for the

1:28:19maximum building depth on upper floors

1:28:21without parking.

1:28:23Um so um

1:28:29again we are um there's a a requirement

1:28:33that we can only provide a maximum of 70

1:28:35ft building depth from a right of way.

1:28:38So, uh, when we sort of look at this on

1:28:40a corner property, again, we sort of

1:28:41take from, uh, one, uh, property line,

1:28:45we'd go back 70 ft. We'd go from the

1:28:47other property line, we go back 70 ft,

1:28:49and you sort of create an L-shape here.

1:28:51Um, with this building, um, because of

1:28:54some of the unusual configurations and

1:28:56and the way the lot, uh, fell and and

1:28:59some of the other conditions on the

1:29:00adjacent properties, we've created

1:29:03instead of having the setback, creating

1:29:05sort of the space here at the rear

1:29:07portion of the lot, um, we've done it so

1:29:09that we're actually creating an open

1:29:11space here where we are closest to this

1:29:14adjacent neighbor, um, where they are

1:29:16closest to us. Um, so we are providing a

1:29:19it's a 33 and a half by 25 ft um sort of

1:29:23courtyard at those upper floors. Um, and

1:29:25it's it's not going to be open space in

1:29:27use, but it's just sort of open like a

1:29:30very large open um air and light well um

1:29:34that's going to be along that property

1:29:36line. So again, we're providing the

1:29:38light and air to this adjacent uh

1:29:40property through that courtyard. Um and

1:29:44then um

1:29:48here on um along Ocean Avenue, we are

1:29:53providing light and air well again to

1:29:54the adjacent uh property where there is

1:29:57um a uh a light well. So again, we're

1:29:59providing the necessary light and air

1:30:01there. Um

1:30:04when we sort of look at what the intent

1:30:06of the ordinance is to providing these

1:30:10uh building depths, um the intent is to

1:30:13sort of create uh it's similar to a rear

1:30:16yard setback. Um and that it's intended

1:30:18to provide that light and air towards

1:30:20the rear of the property. Um, and I

1:30:23think that what we've tried to do here

1:30:25with this this uh development is to

1:30:28respond to some of the sort of unusual

1:30:31configurations of this block um to

1:30:34provide light and air to the adjacent

1:30:35properties and to the adjacent

1:30:37structures. Um

1:30:40so again um with this property here we

1:30:42we are providing the light and air um

1:30:44where there are adjacent windows. And

1:30:46then again here uh when we looked at and

1:30:49evaluated how the adjacent property or

1:30:52how our building was going to impact

1:30:54this property um the substantial um

1:30:59amount of the the light impacts they're

1:31:01coming from the building that's located

1:31:03within this area uh where you are

1:31:06permitted um the additional uh square

1:31:09footage and less of the impact is coming

1:31:12here because if this is north we don't

1:31:15cast shadows directly to the south of

1:31:17us. So, we're getting less of our shadow

1:31:19impact um on this adjacent property from

1:31:21this portion of the building. And the

1:31:23majority of the light and sha uh shadow

1:31:26impact is coming from this portion of

1:31:28the building um which has that

1:31:30conforming sideyard setback of zero

1:31:32feet.

1:31:34So we think that um overall um the the

1:31:37project um provides adequate light and

1:31:40air um through the various setbacks that

1:31:42have been provided. Um and that again

1:31:45overall the the the project uh the

1:31:48benefits of the project outweigh the uh

1:31:50the negatives of having that um

1:31:53additional or having requesting the

1:31:56deviation for the building depth.

1:31:59Um I think overall the project advances

1:32:01the municipal land use law um you know

1:32:05it's providing an appropriate mixed use

1:32:08um consistent with um the uh

1:32:12redevelopment plan. Um it's providing uh

1:32:15density consistent with the

1:32:16redevelopment plan um as well as having

1:32:19that additional um affordable unit um in

1:32:22accordance with the the uh provisions.

1:32:26Um we're providing a more desirable

1:32:28visual environment through this overall

1:32:30development. Um you know this is uh this

1:32:33is right now a fairly rough corner. Um

1:32:36there's uh you know it's vacant um and

1:32:41this is going to be providing new

1:32:42mixeduse retail at the corner. Um it's

1:32:46going to really sort of activate what is

1:32:48right now a block that is um

1:32:52uh vacant and a corner that is vacant.

1:32:55Um, we're going to be adding, you know,

1:32:57new, uh, sidewalks, new street trees.

1:32:59We're removing a curb cut on Ocean

1:33:01Avenue. Um, so again, it's going to make

1:33:03for a better, um, uh, condition along

1:33:05Ocean Avenue. Um, so I do think that

1:33:09that advances a more desirable visual

1:33:11environment.

1:33:13Uh, I don't see this resulting

1:33:14substantial detriment to the general

1:33:16welfare. Again, it's a 40 unit uh,

1:33:18mixeduse residential development on a

1:33:20vacant site. uh that's really in

1:33:22accordance with what the um the

1:33:25redevelopment plan is looking for. Um

1:33:28and it is consistent with the intent and

1:33:31objectives of the redevelopment plan. Um

1:33:34it is reestablishing Ocean Avenue South

1:33:37as a neighborhood commercial corridor

1:33:38and neighborhood destination. Uh it's

1:33:41removal and rehabilitation um of vacated

1:33:45uh and uh deteriorated and obsolete

1:33:47structures and lots. creation of new

1:33:49employment, housing um for the just

1:33:52residents of Jersey City and um

1:33:56really sort of uh coordinating uh uh

1:34:00consistent attack on blighted,

1:34:02dilapidated and obsolete structures in

1:34:03the area. So again, I think this is

1:34:05going to be um a really uh key project

1:34:08on a corner um of this block and I think

1:34:11overall it advances the objectives of

1:34:13the Jersey City master plan to continue

1:34:15to enhance residential neighborhoods um

1:34:18create balanced housing uh for future

1:34:20residents.

1:34:22>> Thank you.

1:34:23>> And so that is uh my testimony unless

1:34:26anyone has questions.

1:34:27>> Thank you. Any board comments?

1:34:29>> No.

1:34:30>> Thank you, Mrs.

1:34:34Uh that's my presentation. Just a couple

1:34:36things to put on the record. There is a

1:34:37community notice requirement in this

1:34:39redevelopment plan. We did meet that. Uh

1:34:41we did I did upload an affidavit to that

1:34:43effect to the portal. Um and finally, I

1:34:47am receipt of the November 25th, 2025

1:34:51um report from planning staff with the

1:34:53and I've reviewed the conditions

1:34:55therein. They are acceptable. We are

1:34:57also adding the three additional

1:34:58conditions related to the trash chute uh

1:35:01related to the removal of the vinyl

1:35:03siding and replacement with fiber cement

1:35:05paneling and uh fencing on the side of

1:35:08the property uh where the pathway is.

1:35:11>> Thank you.

1:35:12>> Thank you,

1:35:13>> Madam Chair. I believe there's also two

1:35:15additional uh one for the bumpout, one

1:35:17for the rectangular rabbit flashing

1:35:18beacon.

1:35:19>> Yes, there's a comment in the plans to

1:35:21comply with conditions of the letters

1:35:23which we will accept. Yes.

1:35:24>> Perfect. Thank you.

1:35:26At this time, I would like to open for

1:35:28the public. Is there anyone from the

1:35:29public?

1:35:30>> See no one from the public. I'd like to

1:35:32close the public portion.

1:35:33>> Second.

1:35:35>> Public is closed. Matt, is that you?

1:35:37>> Yeah, this is in the Ocean Avenue South

1:35:39redevelopment plan. Uh Cameron Black was

1:35:42the primary uh reviewer on this. Uh I

1:35:47reviewed the plans in preparation for

1:35:49tonight's meeting. Uh the application

1:35:51does not trigger the ICO although it

1:35:54does have some variance floor gained

1:35:57through the request for variance um more

1:36:00specifically the rear yard variance uh

1:36:03but it does not exceed the 5,000 square

1:36:06ft. Um however they are still providing

1:36:10a one affordable unit pursuant to the

1:36:12redevelopment plan. Um

1:36:16they've gone through the uh the

1:36:19variances that they're seeking uh the

1:36:21proofs

1:36:23um and

1:36:25the project overall is meeting the goals

1:36:27and objective of the redevelopment plan.

1:36:29Um we recognize the three conditions

1:36:32that were put on the record in in

1:36:33addition to those recommended by staff.

1:36:36Staff recommends approval.

1:36:37>> Thank you. I'd like to entertain a

1:36:39motion. I'd like to make a motion to

1:36:40approve case P2025-0160

1:36:44as presented to the board this evening

1:36:46with all staff recommendations and

1:36:47conditions.

1:36:48>> Second.

1:36:50>> Vice Chair Wick

1:36:52>> I.

1:36:52>> Commissioner Kaplan

1:36:53>> I.

1:36:54>> Commissioner Council person Little

1:36:55>> I.

1:36:56>> Commissioner Stamato

1:36:57>> I.

1:36:58>> Commissioner Conaway

1:36:59>> I.

1:36:59>> Commissioner Patel

1:37:00>> I.

1:37:01>> And Madam Chair Gongadan.

1:37:03>> Yeah I think the variance requested is

1:37:05uh very minimal. Um my vote is I.

1:37:08>> Motion carries. It's all in favor.

1:37:09>> Thank you.

1:37:11>> We'll take a 10 minutes break.

1:37:48What?

1:37:51New man. New

1:37:54place.

1:38:13It's something.

1:38:15>> It's something

1:38:22bad. I'm so bad at the accounting. So

1:38:24bad,

1:38:26>> right? You have so

1:38:30Yeah, for me it doesn't matter.

1:38:39>> Oh wow.

1:38:40>> Yeah. No, they take it easy on us.

1:38:45>> I don't think I'll get anybody.

1:38:50>> Oh, okay. I was say if I got

1:38:53[laughter] no paperwork for anything be

1:38:55a disaster. Just start making up numbers

1:38:57like I do. You know, when I pay my

1:38:59taxes, they want to make sure.

1:39:02>> Sure.

1:39:04>> It seems to be in vogue lately.

1:39:06>> Not just attorneys, everybody buy the

1:39:09Lakers insurance money. It's fine.

1:39:11>> Needs to be a certain amount of money,

1:39:13right? Like you're going to do it. You

1:39:15need

1:39:15>> You should have some money, right?

1:39:19>> Some of it should be yours. Some of the

1:39:20money should be yours.

1:39:21>> A little bit.

1:39:23>> That's what happens now. They just they

1:39:25buy and they like just put a bunch

1:39:27of debt on each team. So now it's like

1:39:29seems to pay off. Maybe they did that to

1:39:30Manchester United. Like they're still

1:39:32paying off.

1:39:34>> Why buy with your own money when you

1:39:36could buy with the team? Like literally

1:39:38buy with their crazy

1:39:42own.

1:39:44>> Why not?

1:39:45>> Where's your office?

1:39:48That's right.

1:39:51>> You just take the train.

1:39:58Okay,

1:40:04>> that's easy enough.

1:40:05>> Yeah.

1:40:10>> All right, I got a second.

1:40:12>> Yeah, you do or not.

1:40:40Friday.

1:40:47They're

1:41:17missing.

1:41:23No, no,

1:41:45she

1:42:44Yeah.

1:42:56I checked.

1:43:04>> Yeah.

1:43:35You're

1:43:40>> Oh, yeah.

1:44:24Okay.

1:45:00Yeah,

1:45:07that's

1:45:22What's a good

1:46:46Have a good night.

1:46:59Charles

1:47:14everything

1:47:32And then

1:47:43you have no responsibility.

1:47:45I guess

1:48:00they made it over.

1:48:20All right.

1:49:00That's right.

1:49:48So employer

1:49:54>> Oh yeah.

1:50:21This is just this is just

1:50:48I would argue

1:51:07that

1:51:18I like the fact that they were kind of

1:51:19like short projects, you know,

1:51:31>> right? But that's always the catch like

1:51:33what makes a story.

1:51:34>> Yeah, I know.

1:51:36>> See, like I thought like a black

1:51:37heritage thing. Get some nice pretty

1:51:39pictures.

1:51:41>> She didn't have any pretty pictures.

1:51:45>> Can I make a screen of pretty

1:52:24I bought my house.

1:53:01Yeah.

1:53:51David Cyberstein.

1:54:15All right. Come on.

1:54:35Oh gosh.

1:54:39>> HDMI.

1:54:40>> Yeah.

1:54:42>> Mic is hot.

1:54:45>> It's okay. HDMI.

1:54:50What is that?

1:54:58>> Oh, you're charging. You're charging up

1:54:59the charger.

1:55:01>> Oh, that's pretty cool.

1:55:06>> Oh, okay. Cool.

1:55:11>> Okie do.

1:55:32Don't we have to go back to something?

1:55:33No, I guess not. Right.

1:55:36Done.

1:55:38We got this one to do, right? 13

1:55:42>> 107 Morgan Street.

1:55:53Santa,

1:55:59>> I can work anywhere in the room.

1:56:12But I'd like to call the meeting back to

1:56:13order. When you're sitting,

1:56:18>> you're our security blanket, Santa.

1:56:21>> I'd like to call the meeting back to

1:56:22order. I'd like to call KP2026-0126.

1:56:27It's a site plan amendment. Address is

1:56:30107 Morgan Street. Mr. Le.

1:56:33>> Uh, yes. Again, for the record, Tom Lean

1:56:35of Connell Foley. Uh, this is a notice

1:56:37application. I did post my affidavit uh

1:56:39on the portal, but we'll provide same to

1:56:41council.

1:56:54Thank you, council. I may receive the

1:56:55affidavit of publication proof of

1:56:56mailing. It does appear to be the

1:56:58original of the document that was

1:57:00uploaded to the portal. I did have the

1:57:03opportunity to review it. It does appear

1:57:05to be in order. Mark, it is A1 for the

1:57:07record.

1:57:08>> Thank you. Uh the application before you

1:57:10this evening is an amendment to a

1:57:12project that was approved uh by the

1:57:14board uh back in 2025. Uh it is a

1:57:1835story tower that is located within the

1:57:21powerhouse arts uh redevelopment plan

1:57:24area. Uh overall the project has 633

1:57:28dwelling units, 210 parking spaces, uh

1:57:3118,000 square ft of ground floor retail

1:57:33area, and there's also an open arcade uh

1:57:36that will be publicly accessible. Um the

1:57:39project is currently under construction.

1:57:42Um the uh applicant is the designated

1:57:44redeveloper for the property. Um the

1:57:48amendments that we're asking for this

1:57:50evening are essentially uh to decrease

1:57:52the total unit count. We're changing

1:57:54around some of the units to make them a

1:57:56little bit larger uh based on market

1:57:59conditions. Um, additionally, uh, once

1:58:01we commenced um, construction drawings,

1:58:03we realized that we had a little bit of

1:58:06height to play with as far as the

1:58:07building. We are still within the

1:58:10permitted height of the uh, the

1:58:12redevelopment plan. Um, we are not

1:58:14asking for a deviation for that height.

1:58:16It's simply to make some of the u floor

1:58:18to ceiling heights in the building a

1:58:20little bit better and also to

1:58:21accommodate uh some of the um

1:58:23mechanicals that are on the roof. Um I

1:58:26only have uh one w uh witness this

1:58:29evening. It's my architect and I am

1:58:31going to have him present. Uh if we can

1:58:34get this up on the screen. Okay,

1:58:41>> Mr. Lean, we're going to be looking at

1:58:42the actual changes that are

1:58:44>> That's correct. What you have before you

1:58:46is a sidebyside comparison of the

1:58:49building as approved and what is

1:58:51proposed. Uh the areas that are

1:58:53different will be marked and bubbled in

1:58:55red.

1:58:55>> Thank you.

1:58:55>> Thank you.

1:59:01>> I do.

1:59:03>> Uh yes. Paul Albano ALB an o

1:59:07>> Mr. Albano. Is your license current and

1:59:09in good standing?

1:59:10>> Yes it is.

1:59:10>> Okay. You're qualified. You may proceed.

1:59:12>> Okay. Thank you for for having me today.

1:59:15Um, as Mr. Lean stated, we are looking

1:59:18to uh receive two amendments that have

1:59:22been um proposed. Uh, one of them is a

1:59:24reduction in unit count and the other

1:59:26one is a building height. So, I'll walk

1:59:27you through and we could look at the

1:59:30both of those changes. Um, the unit

1:59:34count really changes from the 12th to

1:59:36the 31st floor. What we did was looking

1:59:39at the units as they were arranged, we

1:59:41uh revised a four bedroomedroom unit and

1:59:44reduced it. Um we excuse me we we

1:59:47revised four zero bedroomedroom units

1:59:49into three units. So we took a net loss

1:59:52of six units for floors 12 to um 17. And

1:59:56we did similar on floors 18 to 31 where

1:59:59we took um a revised onebedroom

2:00:03and onebedroom plus and we combined it

2:00:06to make a threebedroom. So we lost an

2:00:07additional 14 units. So for a total loss

2:00:10of 20 units. So our unit count went from

2:00:13633 units down to 613 units. And I'll

2:00:17walk you through those those changes

2:00:19now. So

2:00:22um on the 12th through 17th floor, we

2:00:26highlighted the area where there were

2:00:28the studio apartments. You can see they

2:00:30were highlighted in in red as I'm

2:00:32highlighting here. So there was um

2:00:36studio apartments there. What we did in

2:00:39the sideby-side analysis is show that

2:00:41the difference in the four studios turns

2:00:43into the three units netting one unit

2:00:45per floor for six floors is minus six.

2:00:49That happens on 12 to 17. Going to the

2:00:51upper floors

2:00:54which are 18 to 31. Um we also revised

2:00:58that corner unit and as a as a

2:01:02comparison you'll see it went from uh

2:01:05two units to a single unit netting a

2:01:08loss of one unit per floor for 14 floors

2:01:11and that's the total of 20. Where the

2:01:14height comes in is where after we

2:01:17started doing the construction documents

2:01:19and after we were working with the

2:01:21mechanical engineers, we realized that

2:01:23we were having a tough time getting

2:01:24mechanical offsets at the upper floors.

2:01:27So, being that we had some height, like

2:01:29Mr. stated, "We took an additional

2:01:32approach to to take one foot on the 33rd

2:01:35floor and one foot on the 34th floor,

2:01:38raising the building height from 340 ft

2:01:41as approved to 342 feet. Uh, still

2:01:45within the 350 ft height limitation. So,

2:01:48it really just was a matter of

2:01:51coordination with the trades and seeing

2:01:53where we needed the height. Uh and

2:01:55therefore that raised everything above

2:01:5833 to feet including the bulkhead which

2:02:00is in the permitted height for a

2:02:02bulkhead which is 30 feet but we wound

2:02:05up raising that to um a to 26 ft. Um and

2:02:11it really just came from coordination

2:02:13and the effort with the design team. Um

2:02:16so it's a net reduction. Just to state

2:02:18one thing that I didn't state although

2:02:20we have a variance for the parking

2:02:22count. We did not change the parking

2:02:24count. So although the units went down

2:02:2620 um 20 units, the parking count

2:02:28remains the same.

2:02:31>> Number of parking spaces.

2:02:32>> The number of parking spaces remain the

2:02:33same. The the factor changes obviously,

2:02:36>> right?

2:02:37>> Mr. B, is the overall height that I'm

2:02:41looking at on the agenda 362 ft to 364?

2:02:46>> That's correct.

2:02:47>> Okay. So it's not 340.

2:02:50>> Well, that's to the bulkhead. It's 342

2:02:52to the measuring to the building height.

2:02:56So here is the building.

2:03:09Measuring the building to the roof is

2:03:11the 342 which is

2:03:17measured from the 12 foot elevation mark

2:03:21which is uh designed flood elevation

2:03:25to 354. So if you subtracted two that's

2:03:30sorry

2:03:33354.

2:03:36Yeah, the proposed 342. Did did was

2:03:39there something different in there?

2:03:40>> Uh my notice just calls out that 350 is

2:03:43the max permitted height. I I I don't

2:03:45know if there's a mistake in the but

2:03:47that it might be referencing what is the

2:03:49to the bulkhead and that's exempted from

2:03:51our calculation on height per the

2:03:52ordinance.

2:03:53>> Okay.

2:03:55>> Yeah. If you if I look at this again, it

2:03:56looks like it was measured 364

2:03:59feet minus

2:04:04to 12 ft. [clears throat]

2:04:06>> Right. So, you increased it 2 feet, but

2:04:08it was to elevation 364

2:04:12>> from elevation 362.

2:04:15>> From 362,

2:04:16>> but of course, you have to measure from

2:04:18the flood elevation.

2:04:19>> Elevation, right,

2:04:20>> for the actual height of the building.

2:04:22>> Exactly.

2:04:23>> Thank you.

2:04:25So, Madam Chair, this is pretty standard

2:04:27in terms of after an approval happens

2:04:30and we're going through the construction

2:04:34drawings and we're starting to put the

2:04:37meat on the bone in terms of what is

2:04:40happening with the project in in real

2:04:43life and time that there are certain

2:04:45changes and modifications to make the

2:04:47project uh better. The mechanicals

2:04:51obviously is a a significant thing. If

2:04:53they need more room, those types of

2:04:56things make a lot of sense when they're

2:04:58actually designing out those those

2:05:00systems in totality, dealing with the

2:05:01trades as was testified to. This is the

2:05:05way the process is supposed to work.

2:05:07They're supposed to recognize it, come

2:05:09back before the board, amend the site

2:05:11plan, and then continue with the

2:05:14project. So, um, this is the the system

2:05:18working the way it's supposed to work as

2:05:20opposed to we've built the building and

2:05:21now we need the relief. Uh, this is how

2:05:25it should be. So,

2:05:26>> and noticed that

2:05:29>> I said we do appreciate that.

2:05:32>> Any board comments?

2:05:33>> Just one question. Um, are there any

2:05:35affordable units uh in the building

2:05:37under the prior approval?

2:05:38>> Uh, there are no affordable units. It's

2:05:40not a requirement under the

2:05:40redevelopment plan.

2:05:41>> Okay. Thank you.

2:05:44Thank you, Mr. Albano.

2:05:46>> Thank you. I have no further witnesses.

2:05:48>> Thank you.

2:05:49>> Thank you.

2:05:49>> I'd like to open for the public. Is

2:05:51there anyone from the public?

2:05:53>> See no one from the public. I'd like to

2:05:54close the public portion.

2:05:56>> Second.

2:05:57>> Public is closed.

2:05:59>> I'll take it. Yeah.

2:06:01>> Uh so I reviewed this application in

2:06:04preparation uh for tonight. Uh the

2:06:08review planner was Sophia Pereira. She

2:06:10prepared a memo dated October 9th, 2024.

2:06:14Um there are existing conditions part of

2:06:17the prior approval that said two

2:06:20additional conditions are recommended

2:06:22that their expert witness uh their

2:06:25testimony of their expert witness be

2:06:26binding and that uh and regarding

2:06:29utility meters, does the applicant

2:06:31comply agree to

2:06:32>> I've reviewed I've reviewed the memo and

2:06:34we agree to the conditions therein.

2:06:35>> Staff recommends approval.

2:06:37>> Thank you. I'd like to entertain a

2:06:38motion. I'd [clears throat] like to make

2:06:39a motion to approve case P206-0126

2:06:43as presented to the board this evening

2:06:45with all existing staff conditions.

2:06:48>> Second.

2:06:49>> Vice Chair Wick

2:06:50>> I.

2:06:51>> Commissioner Kaplan

2:06:52>> I.

2:06:52>> Commissioner Council person Little

2:06:54>> I.

2:06:55>> Commissioner Stamato

2:06:56>> I.

2:06:56>> Commissioner Conaway

2:06:58>> I.

2:06:58>> Commissioner Patel I.

2:06:59>> And Madam Chair Congadan I.

2:07:01>> Motion carries. All in favor.

2:07:03>> Thank you.

2:07:03>> Thank you very much everyone. Have a

2:07:04good Thank you.

2:07:17I'd like to call KP2026-000099.

2:07:21It's a minor subdivision. Address is

2:07:24364th Street.

2:07:26>> Mr. Joseph,

2:07:29>> Madam Chair, I have to recuse. I do have

2:07:30a conflict on this matter. So, I'll step

2:07:32away from the deis. Obviously, if the

2:07:35board is uncomfortable proceeding

2:07:36without me, uh we can carry the matter

2:07:39and we will get a another attorney to

2:07:42handle the matter while there is a

2:07:44conflict. Of course, Madame Chair, the

2:07:47board has handled matters in my abs and

2:07:50it's uh and has been comfortable moving

2:07:53forward with the applicant agreeing, but

2:07:56I leave that to the board to make that

2:07:57decision.

2:07:58>> The board is very comfortable.

2:08:00>> The applicant consents for the record.

2:08:04Uh, good evening everyone. Stephen

2:08:06Joseph S. Joseph Law LLC for the

2:08:09applicant. Um,

2:08:11>> this is a little bit of a strange

2:08:13situation. So, my uh my client, the

2:08:16developer, owns two parcels side by

2:08:20side, undersized lots. We had obtained

2:08:23zoning board approval to construct the

2:08:25single family home with variances on

2:08:28each one of these two parcels. In

2:08:30between getting the approval at the

2:08:32zoning board and the resolution being

2:08:34formally adopted, the uh lots were

2:08:36automatically consolidated by the tax

2:08:39assessor, creating one lot, which

2:08:41prevented us from pulling permits to

2:08:43build the two separate buildings because

2:08:45they would then be two buildings on on a

2:08:47single lot, which is not permitted. So,

2:08:51what we're trying to do this evening is

2:08:54get a subdivision to put the property

2:08:56back exactly how it was before uh the

2:09:00lots were consolidated so we can get our

2:09:03permits approved and build the two

2:09:06single family structures that were

2:09:08approved by the zoning board. So, 364

2:09:12Fifth Street, it's located near the

2:09:14corner of Brunswick and Fifth Street.

2:09:16It's in the RC3 zone. We're subdividing

2:09:19the lot. It's currently 1,250 square

2:09:23feet. It's going to turn into two 625

2:09:26square foot lots uh 12 a.5 by 50 each

2:09:30unders sized. We need a handful of

2:09:32variances for each of these lots. Uh lot

2:09:35area lot width building coverage, lot

2:09:37coverage, rear yard setback. A lot of

2:09:39these the coverage variances are going

2:09:42to go away very quickly. There's a demo

2:09:45per permit that was pulled. The existing

2:09:48improvements on the site are coming down

2:09:50Monday and my client's prepared to move

2:09:52forward with their permit application

2:09:54for the approvals um that I previously

2:09:57mentioned. We have surveyor here this

2:09:59evening. We have a planner to testify

2:10:01about the variances. Let's get Michael

2:10:04Sworn in. He'll walk you through the

2:10:06survey, explain what's going on, and

2:10:07then we'll have some testimony about the

2:10:09variances.

2:10:10>> Okay. Thank you.

2:10:10>> Right before that, do you want to

2:10:12>> Yes. I'm sorry. This is also a notice

2:10:14application. Council's not here. I did

2:10:16turn my notices in uh to Ben. We could

2:10:18mark those as A1.

2:10:21>> Thank you very much.

2:10:22>> Thank you.

2:10:22>> Thank you.

2:10:29>> I do.

2:10:31>> Uh Michael Nicholski.

2:10:35M I C H A L. Last name N I C Z E W S K

2:10:42I. Michael, is your license current and

2:10:45in good standing?

2:10:46>> Yes.

2:10:47>> Okay, you're qualified.

2:10:49>> Thank you. All right, let's get uh your

2:10:52computer plugged in here.

2:10:56>> It's plugged in. I don't know if it'll

2:10:59take a just a minute.

2:11:07There we go. All right, Michael. So,

2:11:11explain the current condition of the

2:11:13site, explain what we want to do to the

2:11:15property, and if you could just

2:11:18list the variances that we're seeking

2:11:20that are associated with the subdivision

2:11:22as well. But let's start with the

2:11:24current conditions.

2:11:25>> Sure. This is 364 uh

2:11:29street.

2:11:30>> Uh it's currently occupied by a

2:11:35uh two and a half story frame house. Uh

2:11:37it is attached to another uh two and a

2:11:41half story frame house separated by a

2:11:43driveway. Uh

2:11:46it's neighboring a two twotory masonry

2:11:49house separated by a driveway and it um

2:11:53to the rear there's a community garden.

2:11:56Uh there are a few uh encroachments or

2:12:02the visible party wall uh between the

2:12:05two neighboring attached homes is across

2:12:08the lot line by

2:12:11uh 4T

2:12:15and 8 ft respectively. Uh that's the

2:12:18visible outside seam. Uh the neighboring

2:12:22house to the

2:12:24to the west uh is on the property line.

2:12:28Uh

2:12:29>> and Michael, the give us the dimensions

2:12:32of the of the current consolidated lot.

2:12:35>> Yeah, the the lot as it stands now is 25

2:12:38by 50.

2:12:42>> Great.

2:12:43Um and we're proposing to

2:12:46>> uh we're proposing to bring it back to

2:12:48how it was. uh a 50 foot a 12 and a half

2:12:54by 50 foot lot and a 12 and a half by 50

2:12:57foot lot.

2:12:58>> Right. And the the adjacent parcels are

2:13:00of similar size to what we're proposing.

2:13:04>> Yeah.

2:13:04>> Great. Um if you could go into the

2:13:07zoning table and just uh briefly mention

2:13:11the variances that we're we're seeking

2:13:13for each of the new lots.

2:13:16Uh, no variance on residential. Uh, a

2:13:19variance for the minimum lot size, a

2:13:23variance for minimum lot width, uh, a

2:13:27variance for the maximum lot coverage.

2:13:31I think that's it, right?

2:13:32>> The building coverage

2:13:35>> and and the rear yard setback,

2:13:38right? But as previously stated, uh,

2:13:40those are all going to get cleared up

2:13:42once the building gets demolished.

2:13:44All right.

2:13:45Are there questions for Michael about

2:13:48the actual survey? I think this piece of

2:13:51it relatively straightforward. There'll

2:13:53probably be more questions for Carolyn.

2:13:56>> So, as is the lot size currently,

2:14:00is that 25 by 50 or 12 by 50?

2:14:04>> It's 25 by 50.

2:14:06>> Okay.

2:14:12It used to be 12 1.5 by 50.

2:14:15>> It's Say that again.

2:14:17>> It used to be two 12 and 1/2 by 50 lots.

2:14:20>> So, you're combining both lots. They

2:14:22>> no it used to be two 1250 lots uh and

2:14:26then they were consolidated uh after uh

2:14:29the mortgage was paid

2:14:31>> and then now we're applying for uh them

2:14:34to be subdivided.

2:14:35>> Subdivide again

2:14:36>> to be returned to their state

2:14:38>> to 12 by 50.

2:14:40>> Yes.

2:14:41>> Okay.

2:14:42>> Uh yeah to two 12 by 50s.

2:14:45>> Any board comments?

2:14:49>> No. Thank you. Thank you. Should I leave

2:14:52this or

2:14:53>> you can leave it there? Carolyn's going

2:14:55to offer some testimony about the

2:14:57variances.

2:15:01>> I do.

2:15:03>> Thank you, Carolyn. You may proceed.

2:15:05>> Thank you. Um, so we're here again um as

2:15:08was stated because we're sort of in an

2:15:10unusual situation which is there were

2:15:12two uh existing lots. they were combined

2:15:16um as was I guess sort of the standard

2:15:18practice by the tax assessor's office

2:15:21without understanding that there had

2:15:23been approvals for two new buildings on

2:15:26these properties. So we're essentially

2:15:28trying to return this lot to the state

2:15:31that it was in previously. Um so

2:15:35essentially uh there are a couple of

2:15:37variances that are associated with this.

2:15:40Um and some of them are related to

2:15:43what's currently on the site and some

2:15:45are related to the subdivision. So I'm

2:15:47going to focus on the first two which

2:15:48are related to the subdivision. So each

2:15:50of these uh lots are going to require uh

2:15:53variances for minimum lot area and for

2:15:55minimum lot width. Um so again the zone

2:15:59standard is for a 25 by 100. Um these

2:16:02were both 12 and a half by 50. Um and

2:16:08while that is undized uh for the um R1

2:16:12district um they it's not uncommon along

2:16:15this block frontage uh to see that type

2:16:19of development. Um there are existing uh

2:16:2212 and a half by um 50 lots um on lots

2:16:2628 through 35 on the same block

2:16:29frontage. Um let's see. Can is there?

2:16:33Oops.

2:16:36No, it doesn't show. Okay.

2:16:39Um, but if we were to look at a a tax

2:16:42map, you would see them further down the

2:16:43block that this is a common condition.

2:16:45And if you look elsewhere in the

2:16:47historic uh districts throughout

2:16:48downtown Jersey City, this is not an

2:16:51uncommon thing to find are these smaller

2:16:53lots. um they do allow for the smaller

2:16:56townhouse um developments that that we

2:16:58see has historically uh developed in

2:17:00these areas. Um so again, so that what

2:17:03we're essentially seeking to do is to um

2:17:07restore the the the lot separation that

2:17:10was there so that the approved plans for

2:17:13the two town houses can be developed. Um

2:17:16and all the variance associated with

2:17:18those approved plans have already been

2:17:21granted by the zoning board. Um there

2:17:24are a couple other um bulk variances

2:17:26that are associated with this again

2:17:28because we do have an existing building

2:17:30that extends across the property line

2:17:32and we have you know a driveway with you

2:17:34know impervious coverages. So um there

2:17:37are several other bulk standards um

2:17:40associated with this that we are going

2:17:42to request relief. Um so the first one

2:17:45is proposed lot A which is where the

2:17:47driveway is. Uh we do have a maximum

2:17:49coverage uh where there's approximately

2:17:5286 and a half%

2:17:54uh on lot A in terms of coverage where

2:17:5680 is the maximum permitted. As stated

2:17:59previously, all of that um coverage is

2:18:02slated to be removed um as part of the

2:18:04demolition.

2:18:06on proposed lot B which is the building

2:18:08that has the majority of the existing

2:18:10structure. Um

2:18:14there is uh

2:18:1781.5%

2:18:19um building coverage where 70% is

2:18:22permitted. Um again that structure is

2:18:25proposed to be removed. Um there's a

2:18:27maximum lot coverage of 100% on lot B

2:18:29where 80% is uh the maximum permitted.

2:18:33Again, we we are proposing to re be

2:18:35removing um those improvements that

2:18:37exist on the lot. Um

2:18:41there are also, I believe, a couple of

2:18:43setback variances

2:18:46uh that are existing non-conforming

2:18:47conditions for the most part. Um but

2:18:50again, these are all items that will be

2:18:53um removed uh and demolished as part of

2:18:56the approved site plan application for

2:18:59the properties.

2:19:02uh in looking at uh a you know I believe

2:19:06this this uh project advances the

2:19:08municipal land use law um it's promoting

2:19:11appropriate population density and

2:19:12concentration

2:19:14um it's that is uh consistent with the

2:19:17overall character and scale of this

2:19:19neighborhood consistent with purpose E.

2:19:21Um, it's promoting desirable visual

2:19:23environment consistent with purpose I um

2:19:25by allowing for the two uh the two new

2:19:30uh residential developments uh to

2:19:32proceed um as approved by the zoning

2:19:34board. And it would also remove that

2:19:36asphalt driveway and um parking area

2:19:39which again is would not be permitted on

2:19:41the lot even at 25 ft wide. Um

2:19:45and so that that will be removed as part

2:19:47of the application. Um

2:19:52and then I think uh there I don't see

2:19:53this resulting in a substantial

2:19:55detriment to the general welfare. Um

2:19:57again it's proposing to restore previous

2:20:00uh lots uh that existed for decades

2:20:02prior to the recent lot consolidation um

2:20:05and consistent with the existing

2:20:07character of the surrounding

2:20:07neighborhood in scale. Um, it's

2:20:10consistent with the purpose of the RC3

2:20:12district

2:20:14uh to protect the historically low-rise

2:20:16nature of the neighborhood with an uh uh

2:20:20and allow for an appropriate uh infill

2:20:22development. It's great uh

2:20:27um that would allow for inappropriate

2:20:29infill development. Um

2:20:32I don't see this resulting in a

2:20:33substantial impairment to the intent and

2:20:35purpose of zone plan of the zoning

2:20:36ordinance. Um, you know, again, it's

2:20:38consistent with the RC3, um, goals of,

2:20:42you know, allowing that protecting the

2:20:44historic character. Um, and it advances

2:20:47the goal of the Jersey City master plan,

2:20:49uh, to provide unique, attractive, and

2:20:51high quality, uh, residential areas. So,

2:20:54I think overall the variances can be

2:20:56granted in that both the positive and

2:20:57the negative criteria have been met.

2:21:00If anyone has any questions, I'm happy

2:21:02to answer them. [clears throat]

2:21:05Any more?

2:21:06>> Um, being that you're doing 100% lot

2:21:09coverage, would there be any concern on

2:21:12uh drainage runoff?

2:21:13>> So, right now the lots are close to 100%

2:21:16lot coverage. The the plan is to remove

2:21:19all the existing improvements and that

2:21:21there would be um future development

2:21:23that already went through an approval

2:21:25process at the zoning board. Um, and all

2:21:28of the necessary approvals were granted

2:21:30by that board. There's a stormwater

2:21:32detention system that's proposed as part

2:21:34of each of those approvals.

2:21:37>> Okay. And that would just tie right into

2:21:39the you're not doing like any access

2:21:42runoff drainage. It's just something

2:21:43that ties right into the current system,

2:21:45the subsystem.

2:21:47>> Yeah. I I mean, we don't have the

2:21:48architect here that worked on those

2:21:49those other approvals, but there was a

2:21:52system contemplated as part of part of

2:21:54each of those.

2:21:55>> Thank you for your clarification.

2:22:00I'm, you know, if I could jump in, I

2:22:03just try to get an understanding. What

2:22:04are you doing with this?

2:22:06>> You're going from one size, which is a

2:22:08larger size, down to a smaller size.

2:22:11>> So, what what's the plan? What's the

2:22:12final plan for this property?

2:22:14>> So, the plan, which is already approved,

2:22:15is two fourstory single family homes on

2:22:18on each of these lots. Um,

2:22:22like we tried to explain before, these

2:22:24were two separate properties exactly as

2:22:27as we're proposing for decades. The

2:22:30applicant paid off his mortgage in

2:22:32preparation to start doing construction.

2:22:35The tax assessor got got a notice of

2:22:38that, consolidated the two lots

2:22:40together.

2:22:42We didn't find that out until we went to

2:22:44go pull permits and we weren't able to

2:22:46pull permits because the lots were

2:22:48consolidated together.

2:22:50>> So, we're trying to separate the lots

2:22:51again so we could act on on the

2:22:53approvals that we got from the the

2:22:54zoning board last year.

2:22:57>> Okay.

2:23:00>> The approval that was um granted by the

2:23:02zoning board, is it based on

2:23:04[clears throat] 25 by 50 or 12 by 50?

2:23:07>> 12 1.5 by 50. So yeah, we we're we're

2:23:10trying to and we we have to put the lots

2:23:13back exactly the way they were where

2:23:15those approvals aren't valid. The lots

2:23:18have to be the same as they were when we

2:23:19got the approvals.

2:23:24>> And what is proposed to be built?

2:23:26>> Single family.

2:23:27>> Single family on each lot.

2:23:29>> Four stories.

2:23:30>> Four stories each

2:23:31>> which is permitted in the in the zone to

2:23:33RC3 zone.

2:23:36Matt, do you want to comment on this?

2:23:38>> This is all checks out and I know this

2:23:41very well.

2:23:42>> That's why I referred to you there.

2:23:44>> Um, it has been a long go longstanding

2:23:48ongoing application. In fact, even the

2:23:50neighbor at 366 has a zoning board

2:23:53approval. So, these potentially three

2:23:57row of three properties would all

2:24:00undergo uh new additions or new

2:24:03construction. Um

2:24:06the uh the reason why they were before

2:24:08the zoning board is because they're not

2:24:11minor site plans but have variances

2:24:13because of the undersized nature of

2:24:14these lots. Um but as testified to that

2:24:18is uh that's a

2:24:22established condition on this block of

2:24:24fifth street especially on this side of

2:24:26the block.

2:24:27Um

2:24:30does that answer your question? So Matt,

2:24:32were you saying it's normal for this

2:24:34area or for this street or whatever?

2:24:37>> Yeah, absolutely. Construction. So from

2:24:3933 338 to 344 Fifth Street and then at

2:24:44366

2:24:46uh Fifth Street right next to this

2:24:48property. Um there is this this this 50

2:24:52foot depth by 12 and a half

2:24:55>> feet wide. [clears throat]

2:24:56>> Correct.

2:24:59Is the property attached?

2:25:01>> Correct.

2:25:03>> Is it attached to another building or

2:25:05detached?

2:25:06>> It's proposed to be attached with the

2:25:07new structures.

2:25:09>> The two 12 12 and a half 12 and a half

2:25:11will be attached

2:25:12>> to to each other and to the the

2:25:15properties that are on

2:25:16>> both sides.

2:25:17>> Correct.

2:25:17>> Gotcha.

2:25:18>> All right.

2:25:19>> Townhouse style.

2:25:20>> Get a better picture.

2:25:22>> Okay.

2:25:23>> So, just to confirm, we're not here to

2:25:25vet those development plans. were

2:25:27cheered here to talk about the

2:25:28subdivision.

2:25:29>> Correct.

2:25:29>> Correct.

2:25:30>> Okay. Sounds like

2:25:30>> I just want to have a better

2:25:31understanding.

2:25:33>> Of course. It it sounds like you guys

2:25:35got all your approvals through the

2:25:36proper process and then entered some

2:25:37sort of Kafka like um circle that

2:25:41brought you back before us.

2:25:42>> We we had the option of filing for a tax

2:25:44appeal or or to come before this board

2:25:47and and we'd much prefer to be in front

2:25:49of you, I think, than than spending time

2:25:51with the tax appeal.

2:25:52>> Okay. Got it. Is there any other board

2:25:55comments? No. Thank you, Mr.

2:25:59>> Thank you. That concludes our direct

2:26:00testimony.

2:26:01>> Thank you. At this time, I would like to

2:26:03open for the public. Is there anyone

2:26:04from the public? Come on up.

2:26:12>> Swear me in. Sure. Which hand? Right

2:26:14hand.

2:26:17>> Yes.

2:26:19>> Amy Vickers. Amy. Amy Vickers. A m y v i

2:26:24c k ers 3615th street.

2:26:28>> Amy, you had three minutes.

2:26:30>> Okay, I will try to speak fast.

2:26:34Um, so first things first, uh, thank you

2:26:36all for hearing me. This is my first

2:26:38time doing anything like this, so I'm

2:26:39not quite sure about the protocols. Um,

2:26:43I live across the street from this

2:26:46proposed property. I'm also a new

2:26:47homeowner in Jersey City. Um the

2:26:52the I have a couple of concerns about

2:26:55the lot and even some of the facts that

2:26:57have been discussed tonight. So just to

2:26:59give you guys an impression um and again

2:27:02I will try to speak quickly. This is a

2:27:05twostory single family home. I think

2:27:08it's single family currently and it has

2:27:10a driveway and so if you look at the

2:27:13city tax maps it is two lots. Um, it's

2:27:17gone like I don't know when exactly that

2:27:20was created, but there's one house and a

2:27:23driveway on the lot with the embankment

2:27:25behind it. There's new construction

2:27:28um, uh, renovation on another twostory

2:27:32that's currently being made a fourstory.

2:27:35Um the concerns that we have uh across

2:27:39the street have largely to do with the

2:27:42complexion of the block as well as flood

2:27:46um uh flooding and drainage that are

2:27:49kind of happening within the

2:27:50neighborhood. Um so this isn't actually

2:27:53that common on the block. Um less than

2:27:5630% of the units on the block are 12 and

2:28:00a half uh wide. The majority are 14 and

2:28:05a half are or up on that north side of

2:28:08the block. There's a set all the way

2:28:11towards um Mammoth. It's Fifth Street

2:28:13between Brunswick and Mammoth. And

2:28:15there's a set of those lots that are the

2:28:17smaller ones. Uh the majority of the

2:28:20block are not actually um that that

2:28:23narrow. Um, in terms of the coverage and

2:28:28runoff, as I understand it, I I wasn't

2:28:32able to find engineering plans on the

2:28:34portal, but we did look at the

2:28:36architectural plans, and there's um

2:28:40there's like 16 uh 600 cubic foot

2:28:46retention uh water retention that seems

2:28:49to be planned for runoff. um which seems

2:28:53to be like very minimal for like that

2:28:57would accommodate like I'm not a

2:28:59certified engineer but I've done the

2:29:02math and I've done a bunch of research

2:29:04because I didn't want to come here

2:29:05foolishly um and that would be enough to

2:29:07accommodate a small storm but certainly

2:29:09nothing major and these are homes that

2:29:13typically take on a lot of water like

2:29:15I've reported neighbors that have sump

2:29:17pumps getting drained into the street

2:29:21during heavy storms storms because these

2:29:23homes across the embankment are taking

2:29:25on that much water. Um, and this is a

2:29:28flood zone like AE, right, which I know

2:29:32from my own insurance, it's a difficult

2:29:34area from a flood perspective. Is that

2:29:36my time limit?

2:29:38>> Okay.

2:29:39>> Um, so do I have can I just finish like

2:29:4230 seconds? Sure. Is that okay?

2:29:44>> That's okay. Um, so I know that you guys

2:29:48are just about um saying whether or not

2:29:52the lot should exist.

2:29:55If the lots are going to exist, my

2:29:58request would just be that adequate

2:29:59provisions be made for the drainage and

2:30:04the maintenance of the water and the

2:30:06sewer, you know, systems within that

2:30:09neighborhood. Um there are a couple of

2:30:11other like challenges that we run into

2:30:15um in terms of parking uh construction

2:30:19on an already really tight block and

2:30:22power lines. I don't think I have enough

2:30:24time to address those, but the flooding

2:30:26is the main issue and the water

2:30:28drainage.

2:30:28>> Thank you. Understood. But this is just

2:30:30a minor subdivision of the lots right

2:30:32now. They would have to come back with a

2:30:34full application when it's that time.

2:30:38>> Yeah. So, we we have the approvals

2:30:40already from the zoning board, right?

2:30:42And that's that's not being presented to

2:30:44this board this evening.

2:30:45>> Um I I will say with regard to the

2:30:48drainage system, you have to multiply it

2:30:49by two because there's two lots. So,

2:30:51it's if it is the 600 cubic foot, I

2:30:54don't know if it is, but there's two

2:30:56lots. So, it's that system times two for

2:30:58each of the 625 square foot lots. Um not

2:31:02just one, but

2:31:04>> Okay.

2:31:05Is there anyone else from the public who

2:31:07would like to comment on this

2:31:09application?

2:31:11>> I see no one else from the public. I'd

2:31:12like to close the public portion.

2:31:14>> Second.

2:31:16>> Public is closed. Matt, that

2:31:18[clears throat] gives us your summary

2:31:20there.

2:31:21>> Yeah, I think uh what I would just like

2:31:23to add is um

2:31:26there's two lots proposed here. They're

2:31:28identified on the subdivision plat as

2:31:30lot A and lot B. Presumably those would

2:31:33be uh should the board make a motion to

2:31:36approve the subdivision

2:31:38364 Fifth Street and 364 and a half

2:31:43Fifth Street that should be confirmed

2:31:45with the tax assessor and updated prior

2:31:48to uh sign off on a subdivision plat.

2:31:53Are you in receipt of the memo dated

2:31:55October 9th?

2:31:56>> I I am the applicant accepts all those

2:31:58conditions. Um we we did get the lot

2:32:00numbers and the addresses from the tax

2:32:02assessor after we noticed so we'll we

2:32:04will update the the plat with that

2:32:07information.

2:32:07>> Okay. Regarding the the comment put on

2:32:10the the comments put on the record uh

2:32:12from the neighbor Miss Vickers. Uh I do

2:32:15want to remind that this is uh this

2:32:18would facilitate the those two approvals

2:32:20to move forward which will be improving

2:32:23uh the imperousness of of the area by

2:32:27also installing storm water detention.

2:32:30Um

2:32:31this application

2:32:34uh this application that was before the

2:32:36zoning board is a result of the zoning

2:32:38that was put in place which I believe is

2:32:40RC3.

2:32:42Um

2:32:46I I appreciate uh a new neighbor coming

2:32:49out to these meetings and appreciate

2:32:50your comments. Uh this application

2:32:53though it's in keeping with the pattern

2:32:56of development of of its of its neighbor

2:32:58at 366 as well as some down the down the

2:33:01street. The master plan does emphasize

2:33:05uh that lot width is more important uh

2:33:10from a character defining uh uh sense

2:33:14than uh perhaps uh lot depth. And this

2:33:18is a move to establish a row of three

2:33:21lots that used to exist at 12 12. Staff

2:33:25recommends approval.

2:33:27>> I'd like to entertain a motion.

2:33:28[clears throat]

2:33:28>> Um I just I just have a question. So, so

2:33:31we are just voting on the subdivision.

2:33:34Um, so we're not, you know, able to take

2:33:36into account from a legal perspective

2:33:38the the storm water concerns and as as

2:33:41Matt said, um, this will make the lot

2:33:45more pvious than it is now. Um so so

2:33:49that should be a positive thing. But um

2:33:53you know given given that we're not

2:33:56voting on that in planning board if um

2:33:58constituents do have concerns what is

2:34:00what is the available um you know place

2:34:04for them to voice them?

2:34:07>> Matt, would you like to answer that? uh

2:34:09I would have to reach out to the JCMUA

2:34:11which is the the agency that is uh

2:34:16charged with uh with storm water uh

2:34:21management in the city. So I think if uh

2:34:24I haven't gotten that specific question

2:34:26before, but if I had to, I would have I

2:34:28would recommend they reach out to JCMUA

2:34:30and I would need to find uh the correct

2:34:32contact to pass along um about kind of

2:34:36constituent inquiries. Okay. Thank you.

2:34:39>> Okay.

2:34:40>> Just to clarify though, because

2:34:42[clears throat] the other development

2:34:44applications are already approved by the

2:34:45zoning board, there's not another public

2:34:46forum to discuss them. Correct. Because

2:34:48the approval's been granted.

2:34:49>> That's correct.

2:34:50>> That's correct.

2:34:50>> Just wanted that.

2:34:52>> Thank you.

2:34:53>> I'd like to entertain a motion.

2:34:56>> I'd like to make a motion to approve

2:34:58case P2026-000099

2:35:02as presented to the board this evening.

2:35:04>> Second it.

2:35:06>> Vice Chair Wick.

2:35:08Yeah. Uh, thank you for coming out and,

2:35:10um, all heard and understood. I think

2:35:13when I'm focusing on the subdivision of

2:35:16the law as proposed to the the planning

2:35:19board, I I will vote I.

2:35:22>> Commissioner Kaplan.

2:35:24>> Yeah, I agree. I appreciate coming out

2:35:26speaking. You did great. Um, but I do

2:35:28think as it relates to the specific

2:35:29question before us about the

2:35:31subdivision, it's restoring a previous

2:35:33condition that existed. Um and I don't

2:35:37see any detriment to the variances

2:35:39sought. So I I vote I.

2:35:41>> Commissioner Council person Little.

2:35:43>> Um voting on the subdivision. I

2:35:47>> Commissioner Stamato.

2:35:49>> I'm voting on the subdivision. I

2:35:51>> Commissioner Conaway.

2:35:53>> Same. Voting on the subdivision. I

2:35:56>> Commissioner Patel.

2:35:57>> Same voting subdivision. I

2:35:59>> And Madam Chair Congadan.

2:36:01>> Yes. So um as as you explained to us

2:36:04Matt, it's very common within the um

2:36:07area as well and based on the variances

2:36:10in the subdivision. Um it all falls

2:36:14within the other property line as well.

2:36:17Um what I would suggest if you the

2:36:21developer can work together with the

2:36:22neighbors and be good neighbors at the

2:36:24same time. Um, no one wants to see

2:36:27what's happening currently with the

2:36:29flooding issue and so working with the

2:36:31neighbors would be would we would

2:36:33appreciate that as well.

2:36:35>> My vote is I.

2:36:36>> Motion carries. All in favor?

2:36:38>> Thank you all. Have a good night.

2:36:40>> You too.

2:36:42>> Um, let's get back our attorney.

2:36:56Andy,

2:36:59>> did you find him?

2:37:03>> Here he comes. Here he comes, Andy.

2:37:09>> We thought we lost you.

2:37:14[laughter]

2:37:15>> Looking for you,

2:37:16>> but also we're very proud that we did it

2:37:18without you.

2:37:21>> [laughter]

2:37:30>> At this time I would like to call KPB

2:37:322026-000063

2:37:35preliminary and final major site plan

2:37:37with C varianc's address is 176 H

2:37:41holiday street Mr. Wine.

2:37:43>> Yes. Good evening, Madame Chair,

2:37:45commissioners. For the record, Benjamin

2:37:46Wine of Prime Tube Balmi on behalf of

2:37:48the applicant Pacific Luxury

2:37:50Condominiums LLC. Uh for the record, um

2:37:54actually I'll start by uh indicating

2:37:56that this is a notice case and I have

2:37:58prepared the notice. I'll hand that over

2:38:00to council.

2:38:01>> Thank you, council.

2:38:22Madam Chairman, receive the affidavit of

2:38:24publication proof of mailing with

2:38:25respect to the application. It does

2:38:27appear to be in order. We are going to

2:38:28mark it as A1 for purpose of the record.

2:38:31>> Thank you.

2:38:32>> Thank you, councel. So, the property uh

2:38:34in question and before you here this

2:38:36evening is located at we've got several

2:38:38addresses, but primarily 213 Pacific

2:38:40Avenue on one side and 176 Halliday on

2:38:43the other side. This is a through lot in

2:38:45an interesting configuration. Um and uh

2:38:48and so we'll proceed with our our

2:38:49testimony here this evening and show you

2:38:51the plans as to what we ultimately

2:38:53propose. Just by way of a little bit of

2:38:55background and some overview, we are

2:38:57here seeking approval for preliminary

2:38:59and final major site plan approval

2:39:01within the mixeduse a subd district of

2:39:04the Morris Canal redevelopment plan

2:39:06area. Um we do have an almost fully

2:39:09conforming application uh for you this

2:39:11evening which I I give a lot of credit.

2:39:13This is a plan that has been in place in

2:39:14Morris Canal for um a couple of decades

2:39:17at this point and only now is there a

2:39:19plan being put forward to actually

2:39:20realize the concept. and we fully

2:39:22conform with all of the regulations of

2:39:24the redevelopment plan with the

2:39:26exception of signage. It's kind of an

2:39:28interesting one, but the redevelopment

2:39:29plan specifically calls for one

2:39:32residential sign for the building. Since

2:39:34I mentioned in my opening that we have

2:39:36frontage on Pacific and on Hall, we feel

2:39:39it's uh mostly it's most appropriate and

2:39:41safe to have an address uh listed on

2:39:44both frontages. And that's that's the

2:39:45only deviation we have from the

2:39:47redevelopment plan. We're otherwise

2:39:48entirely an as of right application. Our

2:39:51proposal is for a five-story mixeduse

2:39:54development that will consist of four

2:39:56stories of residential development above

2:39:58a ground floor with approximately 1,800

2:40:00square ft of commercial space as well as

2:40:0225 parking spaces. Within the

2:40:04residential portion of the program,

2:40:07there are proposed 96 residential units,

2:40:1010 of which will be affordable housing

2:40:11units. So just over 10% approximately

2:40:1411.8% I believe are affordable housing.

2:40:18uh again compliant with the

2:40:19redevelopment plan as well as the ICO.

2:40:22Um there is a good mix of units as

2:40:24you'll see from our project architect

2:40:26and uh since we are in the Morris Canal

2:40:28redevelopment plan, there is a

2:40:29requirement for a community outreach

2:40:31component. We did uh check that box. We

2:40:33did reach out a couple of times to

2:40:35Morris Canal um by email. We actually

2:40:37even sent them a set of plans as well by

2:40:40mail and um and we did upload an

2:40:42affidavit to that effect to the portal

2:40:44as well. Just to preempt a couple of the

2:40:46questions we know we're going to get. Uh

2:40:48there is no vinyl siding associated with

2:40:50this application whatsoever. Um there

2:40:53are railings to the bases of the

2:40:55balconies and the roof deck. There are

2:40:57trash shoots on all floors. And finally,

2:41:00the affordable housing units will be

2:41:02constructed with the exact same fit and

2:41:04finish uh as the market rate units in

2:41:06the development. So I think I can

2:41:07probably rest at this point.

2:41:10[laughter] I have to leave you one

2:41:12question to ask, right? Yes, it is

2:41:14assume it is assumed. It will likely be

2:41:15private collection. We'll coordinate it

2:41:17obviously with DPW and uh and and

2:41:20depending on ultimately

2:41:20>> it'll be with both recycling and garden.

2:41:23>> Correct. Whatever DPW recommends, we're

2:41:24we're not going to stand in their way.

2:41:26>> Um so with that, I do have two witnesses

2:41:29I intend to call this evening. I have a

2:41:30third in the wings. um our project

2:41:32architect Kieran Kelly of MVMK

2:41:35architecture will present the

2:41:36[clears throat] overall plan and our

2:41:38professional planner Carolyn will speak

2:41:39to that one uh deviation we have with

2:41:41respect to the signage on both frontages

2:41:44and if there are any engineering

2:41:45questions that come up I do have our

2:41:47civil engineer Brian Labiscin from

2:41:49Dresnner Robin who is present to answer

2:41:50any questions you may have with that

2:41:52madam chair unless you have any

2:41:54questions of me I'm happy to proceed

2:41:55>> sure you can proceed

2:41:57>> okay that I'll call up Kieran

2:42:00>> hello everybody Hello.

2:42:14>> Yes.

2:42:17>> I do.

2:42:19>> Uh, Kieran Kelly. C I A R A N K E L L Y.

2:42:23>> Mr. Kelly, is your license current and

2:42:25in good standing?

2:42:26>> It is.

2:42:26>> Okay. You're qualified. Proceed.

2:42:28>> Thank you. Okay. So, forgive me. I might

2:42:31repeat a lot of the things Ben just said

2:42:32because that was quite a very it was a

2:42:34great opener. Um but let me walk you

2:42:36through the building and of course if

2:42:38you have questions uh you know by all

2:42:40means feel free. So uh brief summary

2:42:43once again

2:42:44>> real quickly we're not seeing this on

2:42:45our screens.

2:42:47>> I don't know

2:42:49>> behind you click view large. Oh

2:42:53>> there you go.

2:42:55>> Okay there it is. Thanks.

2:42:58H

2:42:58>> you have a separate file for the

2:42:59presentation or is that this?

2:43:00>> This is the presentation. So we actually

2:43:02is a good uh point. So the presentation

2:43:05I'm about to give perhaps we should mark

2:43:07it as an exhibit because it is the

2:43:09content of the original submitted

2:43:10drawings but for ease of presentation.

2:43:12I've colorized some of the drawings uh

2:43:14and I've moved some of the information.

2:43:15I've also removed some of the sheets

2:43:17which typically you know just

2:43:20>> So we're going to mark it as A2. Does it

2:43:22tell us how many sheets it is?

2:43:25>> It's 18 sheets.

2:43:27title or date?

2:43:29>> Uh, today's date.

2:43:31>> Very good.

2:43:33>> And Kieran to just confirm that it

2:43:35everything we're going to see here pulls

2:43:36from the plans that were submitted and

2:43:38on the portal at least 10 days ago. Is

2:43:40that correct?

2:43:40>> Correct.

2:43:41>> Okay. So, it's just a demonstrative

2:43:42presentation.

2:43:43>> Correct.

2:43:44>> And for purposes of record, we will

2:43:46identify it as the 18 sheet titled 213

2:43:51Pacific A. and we'll date it as of

2:43:54today, October 13, 2026. A2.

2:43:57>> Thank you.

2:43:58>> Okay, I'm going to enter as a slideshow.

2:44:00So, occasionally it might automatically

2:44:02update, so forgive me if it does. Um,

2:44:04I'm going to start by describing the

2:44:06site to you. So, it's an interesting

2:44:08site. It's irregular in shape. It's kind

2:44:10of like a skewed Lshaped site. Uh but

2:44:13what's perhaps most interesting about it

2:44:14is that even though it's in the middle

2:44:16of the block, uh it actually has three

2:44:18frontages because this block, block

2:44:201990, is split down the middle

2:44:22diagonally by the uh New Jersey Transit

2:44:25light rail line. So we have uh about uh

2:44:29108 foot frontage uh on the west side,

2:44:31which is Holiday Street, and then we

2:44:33have 228 uh feet of frontage on the

2:44:35light rail to the south, and then we

2:44:37have 123 uh feet of frontage on Pacific

2:44:40Avenue. Um so the lot size is 24,261

2:44:46square feet which is just over half an

2:44:48acre. Um and currently there is in this

2:44:51photograph which admittedly is taken

2:44:53about a year ago there was uh an

2:44:55assemblage of of three distinct

2:44:57one-story masonry structures which in

2:44:59the interim uh two of them are partially

2:45:02or completely demolished at this point

2:45:04but uh the original set included uh

2:45:08sheet Z19 which was site photographs at

2:45:10the time when the set was originally um

2:45:12submitted. So to bring it up to date, I

2:45:15visited the site yesterday uh and I took

2:45:17pictures uh of the current condition. So

2:45:20let me just talk you through the site

2:45:21context and the the the surrounding

2:45:23buildings. Top left corner are the

2:45:25buildings directly adjacent to the

2:45:27property on Pacific which are threetory

2:45:29residential buildings and opposite them

2:45:32opposite on Pacific are newer new more

2:45:34recently built but again threetory uh

2:45:37residential town homes. Um directly

2:45:39below them are the uh residential

2:45:42buildings which currently exist on

2:45:44holiday. So again it's a collection of

2:45:46two and threetory residential buildings.

2:45:48The building in the center to middle is

2:45:50our adjacent neighbor uh on the holiday

2:45:52side. And then uh top right is the

2:45:56existing there's a different context

2:45:58across the light rail. Uh immediately

2:46:00you enter into a semi-industrial

2:46:02commercial zone and you have a

2:46:03four-story industrial building uh

2:46:05directly across the light rail. And then

2:46:07bottom right corner is the current

2:46:08condition of our site which as you can

2:46:10see uh those one-story masonry

2:46:12structures have uh at some point been

2:46:14demolished. So there's a series or

2:46:16there's a collection of rubble as well

2:46:18as kind of broken concrete slab on grade

2:46:20and the rest of the property is kind of

2:46:22semi overgrown uh just a derelic site.

2:46:25So the property sits as was described it

2:46:28sits within the Mars Canal uh

2:46:30redevelopment plan area specifically in

2:46:32mixeduse A. So the what you know it's

2:46:35it's a nice thing and I think you

2:46:36touched on it Ben often times uh you

2:46:39know the buildings that are presented as

2:46:41redevelopment buildings are uh you know

2:46:44kind of designed with planning staff and

2:46:46then the redevelopment plan is kind of

2:46:48tailored around the resultant building.

2:46:50Uh in this case the redevelopment plan

2:46:52was developed many many years ago and

2:46:54sometimes when you have an irregular log

2:46:55like this it can be difficult to

2:46:57consolidate the two. Um but actually I

2:47:00think it's a testament to the planning

2:47:01staff because it worked really really

2:47:03well. So, we're proposing a fivestory as

2:47:05of right uh building, four residential

2:47:07floors uh over uh the first floor of the

2:47:10podium, which is parking, uh residential

2:47:12uses, and retail. Uh we conform to all

2:47:15of the setbacks. Um and so with that, I

2:47:18think I'll walk you through the first

2:47:19floor plan.

2:47:22So, this is a colorized version of the

2:47:24first floor plan, which is in your set.

2:47:26Um in order to speed things up tonight,

2:47:28Ben suggested that I also touch on some

2:47:30of the civil aspects of the application.

2:47:32So I will do that and then if you have

2:47:34more questions our civil engineer is

2:47:35here but just to describe it to you

2:47:38briefly and orientate it. Uh so across

2:47:40the bottom of the sheet uh running

2:47:42horizontally are the light rail tracks

2:47:44and then on the right hand side of the

2:47:46sheet uh running you know they're

2:47:48slightly skewed but you have Pacific

2:47:50Avenue and all the way over to the left

2:47:51you have Holiday. So again you see that

2:47:54uh L-shaped uh site that I described.

2:47:57One of the requirements of the

2:47:59redevelopment plan uh for this specific

2:48:01site was that we provide a 10-ft setback

2:48:05uh along the frontage for the light rail

2:48:07so that we could create a landscape uh

2:48:09public access walkway. So, a sidewalk

2:48:11essentially. So, we have uh provided

2:48:14that 10-ft setback. Now, it's worth

2:48:16noting that the southern edge of that

2:48:19the the light rail you're not on the

2:48:20tracks. There's an additional 20 ft or

2:48:2225 ft or so to the tracks themselves. So

2:48:25as it's in closest condition, the

2:48:27building's about 30 ft from the tracks.

2:48:30Um in addition to that, if you if say if

2:48:34we continue around counterclockwise onto

2:48:36the Holiday Street, we're providing a

2:48:395-ft setback from the property line, a

2:48:405ft front yard setback. And the

2:48:42requirement there is that we meet the

2:48:44predominant prevailing setback on the

2:48:46block. Um so uh the the buildings uh

2:48:49further up along the street are at 5ft

2:48:51setback. As we then continue around the

2:48:54property where we have a sideyard

2:48:56setback to that neighbor, uh we have a

2:48:58five foot setback which provides an

2:49:01access an exterior access walkway uh two

2:49:05or 15 ft uh what is what we're calling a

2:49:08rear yard setback condition. Um, now

2:49:11because we're a through lot, I guess

2:49:12it's questionable whether we even

2:49:14require a rear yacht, a rear yard, but

2:49:17because we're backing onto the rear

2:49:18yards of other properties, we provided

2:49:20the required 15t setback at that

2:49:22location. And in that location, we're

2:49:24providing a landscaped outdoor common

2:49:26area. Now, all of those conditions where

2:49:29we're adjoining neighboring properties,

2:49:30we're providing a sixoot high privacy

2:49:32fence. Um, when we continue around, we

2:49:36come to I guess what would be the

2:49:37northern property edge. We have a zero

2:49:39lot line condition there. Uh and I

2:49:41believe we have a zero lot the neighbor

2:49:43is also at zero lot line. And then we

2:49:45continue on to Pacific where we have a

2:49:48zero front yard where zero is required.

2:49:50So in terms of our building footprint

2:49:52and our setbacks, we meet all of the

2:49:54required setbacks. Um I'm just going to

2:49:56grab a water.

2:49:59So the uh building footprint uh occupies

2:50:0480.19%

2:50:06building coverage on the lot. The

2:50:07impervious coverage is 94.6 I believe.

2:50:11Uh both of which are uh permitted under

2:50:14the requirements of the redevelopment

2:50:15plan. So let me talk you uh through the

2:50:18building a little bit. The first thing

2:50:20I'd like to point out is uh the yellow I

2:50:22guess triangular shaped element at the

2:50:24corner. That is the main residential

2:50:25lobby and it's of course intentionally

2:50:27placed at that corner condition, the

2:50:29corner of Pacific and the light rail. Um

2:50:32that uh residential lobby is 2300 square

2:50:35ft. It includes a package room, uh, you

2:50:38know, uh, mail rooms and access to the

2:50:40double elevator bank which serves all

2:50:42floors. It also gives you direct access

2:50:45to that landscape rear yard space I

2:50:47discussed, but also there's a corridor

2:50:49here that branches off to what I'll

2:50:52probably it's an orange color. That's a

2:50:54firstf floor residential amenity space.

2:50:57So there's 2207 square ft there, which

2:51:00would be made up of a lounge room, a

2:51:02fitness suite, and also a golf

2:51:03simulator. to the blue fronting on to

2:51:06Pacific we have an 18,800 square foot

2:51:08retail space and then behind that in

2:51:10white are some of our service or backup

2:51:12spaces. So we have a required

2:51:13transformer room for example electrical

2:51:15rooms as well as secondary egress for

2:51:18our residential units above uh out to

2:51:20the street. So uh on the other side of

2:51:23the lobby the majority of the remainder

2:51:26of the footprint is taken up by our

2:51:27parking garage. So uh there is a parking

2:51:31requirement. Uh any lot over 60 ft wide

2:51:33is required to have parking because of

2:51:36the nature of the breakdown of unit

2:51:38types. Our parking requirement here is

2:51:40actually only three spaces. Uh but we're

2:51:43providing 25 spaces. So we have 25

2:51:45spaces within a parking garage that is

2:51:48access from Holiday. The access being

2:51:50from Holiday because the plan requires

2:51:52it to be from the lesser of the streets.

2:51:55It's a two-way 23 foot wide drive vial.

2:51:58Uh spec the spaces are obviously

2:51:59arranged either side of that drive vial.

2:52:02Um we also have bike parking of course.

2:52:04Uh we're required to have 0.5 for our

2:52:07residential count. We have 96

2:52:09residential units. We're providing 49

2:52:11bike parking spaces. Now the bike

2:52:13parking spaces are um kind of placed

2:52:15around the garage. Um all have been

2:52:18vetted by the uh planning staff. uh all

2:52:21are protected of course by ballards to

2:52:23make them safe and accessible. The

2:52:25majority of them are uh vertically

2:52:27stacked bike racks. So they're

2:52:29wall-mounted. The bikes are attached to

2:52:32their individual racks and then there

2:52:34are lockable. So each one of them has a

2:52:35lock. And then also at one location we

2:52:38have floor mounted racks. So they're for

2:52:40perhaps if people just found it easier

2:52:42to access them. But also for heavier uh

2:52:45uh you know scooters or what have you,

2:52:46they can they can use those. So we meet

2:52:48the bike parking requirement.

2:52:50To the top left of the parking garage is

2:52:52a 704 square foot secondary lobby. And

2:52:55so that relates I guess to the signage

2:52:58uh variance which I'll discuss later.

2:53:00But because we have the two street

2:53:02frontages, we wanted the ability for

2:53:04people to access the building from uh

2:53:06the holiday side and we didn't want it

2:53:08to be through an exit door or kind of a

2:53:10secondary entrance. So we created a

2:53:11separate lobby and it also helps to

2:53:13activate that street frontage. In terms

2:53:15of an active first floor, we're required

2:53:18to have 25% of this floor be active use.

2:53:21Uh we are at I believe just over 29%. So

2:53:24again, we meet that requirement. Um

2:53:27street trees. I now is a good time to

2:53:29talk about these civil uh items. So

2:53:31we're providing six uh street trees,

2:53:34three on both streets. Uh there is a

2:53:36requirement for eight, I believe, but

2:53:38we're going to make a finan financial

2:53:39contribution for the other two. And

2:53:41again, the reason for that is because of

2:53:43just limited access along the sidewalks.

2:53:45When you take into account of sight

2:53:47triangle from the garage entryway

2:53:49utilities being proposed, uh we're

2:53:51providing uh six trees. Um it's it's

2:53:56okay. So, I'm going to read from here.

2:53:58Excuse me. Um so, we are providing new

2:54:01curbs and sidewalks across both street

2:54:03frontages. We're going to mill and pave

2:54:06both streets. We have uh new underground

2:54:09utilities. All utilities will be

2:54:10underground. Uh the storm water, the

2:54:13sanitary and the gas will be on Holiday

2:54:14Street. The water, the electric, and the

2:54:16telecom will be on Pacific. Um because

2:54:19it's a major development, greater than

2:54:2010,000 square ft. We are providing storm

2:54:23water detention and there's a tank

2:54:24proposed under the garage slab and

2:54:27that's in addition to an extensive green

2:54:29roof, which I'll talk about in a minute,

2:54:31which of course also helps mitigate the

2:54:33uh the storm water runoff. Um I

2:54:36described the the six street trees. And

2:54:38then the other thing just relating to

2:54:40civil is we are proposing five new uh

2:54:43New Jersey signature street lights. We

2:54:45have three of them on Pacific and two of

2:54:47them on holiday. So with that I'll move

2:54:49up to the building or or up through the

2:54:51building rather.

2:54:53So this is a typical residential floor

2:54:55plan.

2:54:58Floors through or two through five are

2:55:01all the same. Um it's a pretty standard

2:55:04residential configuration you're all

2:55:06familiar with. It's a double- loaded

2:55:07corridor. We have in the center of the

2:55:09building at the hinge point, we have two

2:55:11fully ADA compliant stretcher compliant

2:55:13elevators which serve a a corridor which

2:55:16runs in both directions. Two egress

2:55:19stairs at either end. Either side of

2:55:21that corridor, we have arranged 24

2:55:23resident residential units per floor. So

2:55:26on four floors, that's 96 units in

2:55:28total. Just to give you a breakdown, 16

2:55:31of those units are studios and on

2:55:33average they are 455 square ft and they

2:55:36make up 16.7% of the total. 44 of the

2:55:40units are one-bedroom units at 660 ft on

2:55:43average and they make up 45.8%.

2:55:4824 of the units are one bed plus dens at

2:55:50850 ft uh on average and that

2:55:53constitutes 25% of the total number. 11

2:55:56of them are two bed units at 981 square

2:55:59ft which is 11.5 uh% of the total. And

2:56:02finally, we have one three-bedroom unit

2:56:05uh and that measures uh 1,044 ft and

2:56:08it's essentially 1% of the of the total.

2:56:11Now, as was mentioned again previously,

2:56:13we are providing 10 affordable units.

2:56:15So, the breakdown of the affordable

2:56:17units uh so we can put it on the record

2:56:19is four studios, five one beds and one

2:56:21three bed. So, that one three bed unit

2:56:23is an affordable unit.

2:56:26And Kieran, just to y uh stop you in

2:56:29quick correction before you go on. Um

2:56:31you mentioned all the floor plans are

2:56:32the same. Just to confirm, the second

2:56:33floor actually has the three-bedroom

2:56:35unit in place of a two bedroom.

2:56:37>> Correct. Correct. Thank you. Thank you.

2:56:38Yes. So, uh you'll see the unit which is

2:56:41kind of floating out there by itself.

2:56:42That's the three-bedroom unit that

2:56:43occurs at the second floor. Above that,

2:56:46it's the corner unit. Above that, that

2:56:48is a uh two-bedroom unit. So, you know,

2:56:51same number of uh units per floor, same

2:56:53demising wall locations on every floor,

2:56:55but that one unit is a three bed on the

2:56:57second floor and a twobedroom above.

2:57:01Okay.

2:57:03Uh just one last thing on the typical

2:57:05residential floor, but it relates to the

2:57:07entire building. There are uh there's a

2:57:10trash shoot. There's a trash shoot on

2:57:11all floors which serves a uh trash and

2:57:14refuge storage and compactor room on the

2:57:16first floor. The room has been sized

2:57:18based on the New Jersey standards for

2:57:20what would be required for a residential

2:57:22building of this size. And I'll just

2:57:24jump back because I do want to touch on

2:57:26it. I know trash is always a very

2:57:27important question. The trash room is

2:57:29the gray room next to the corner lobby

2:57:32and there's two doors in it. One door

2:57:33opens directly to the garage which then

2:57:36can lead to Holiday Street or the other

2:57:38one opens directly to the exterior on

2:57:40the 10-ft setback right at the Pacific

2:57:42end. So building maintenance staff will

2:57:45have an option uh and it'll be

2:57:46determined I guess how trash uh pickup

2:57:49will be orchestrated but they have the

2:57:51option of going either way to either

2:57:52street

2:57:53>> question

2:57:56>> the blue the blue that's the retail

2:58:00>> yet to be determined yet to be

2:58:02determined I don't honestly know

2:58:06>> commissioner it would be one of the uses

2:58:08that are permitted in the redevelopment

2:58:10plan

2:58:12>> so Now we'll go to the roof plan. Uh the

2:58:14vast majority of the roof plan as you

2:58:16can see is is the green color. So that's

2:58:17extensive green roof. Um the orange area

2:58:21is a uh 1797

2:58:24square foot uh common amenity lounge. Um

2:58:28so that combined with the uh the

2:58:31elevator access corridor next to it um

2:58:34makes up no more than 10% of the overall

2:58:36roof coverage. So that's again within

2:58:38what we're permitted. And that space

2:58:40opens out onto a 3580 square foot uh

2:58:44roof terrace. Um and then the remainder

2:58:47of the roof are just the mechanicals.

2:58:48Those mechanicals are roof mounted

2:58:50condensers for the units below. All

2:58:52visually screened and acoustically

2:58:54screened from all sides.

2:58:58So then to touch briefly on the look of

2:59:00the building and the aesthetics um you

2:59:03can see it here there you know because

2:59:05the uh irregular and extensive I guess

2:59:08linear frontage of the property uh we're

2:59:11proposing that this facade treatment be

2:59:14repeated on all sides so we don't have

2:59:17backs of the building where we're trying

2:59:18to value engineer it. Uh this is the

2:59:21look at a building as you can pretty

2:59:22much see it from all directions and I'll

2:59:23give you some views but this is the the

2:59:25view standing across the light rail on

2:59:28the Pacific side looking at the corner

2:59:30of the building. So at the bottom of

2:59:31this is the main residential entry

2:59:33lobby. Uh I should mention I I forgot to

2:59:36mention it but both lobbies have uh 3

2:59:39foot6 projecting canopies above their

2:59:41entryways. Um so in terms of materials

2:59:45the I would say the primary material is

2:59:47the beige brick. Uh so you'll see that

2:59:50used repeatedly up to the fifth floor

2:59:52level. And then we changed the material

2:59:55to a combination of two types of fiber

2:59:57cement board. One is a horizontal lap

3:00:00sighting cement board in a mist gray.

3:00:03And then we have a darker uh black uh

3:00:06fiber cement panel um which which works

3:00:09with that. And then everything is kind

3:00:11of accented with this uh cedar lab

3:00:13sighting. So it's interesting one of the

3:00:15other uh projects earlier talked about

3:00:16the same material. So, it's a fiber

3:00:19cement board, but it has a cedar green

3:00:21and a cedar color. And it actually has a

3:00:22really good characteristic that um there

3:00:25there's not repetition. So, you don't

3:00:27see a repeating pattern the way that

3:00:28sometimes you do. So, it looks very

3:00:30natural and it's very good in terms of

3:00:32durability. So, we're proposing the same

3:00:34material.

3:00:34>> I'm familiar with what you're talking

3:00:35about. I think you got a beautiful

3:00:37building and um I'm glad to see that

3:00:40you're getting away from the vinyl

3:00:42siding and putting that type of material

3:00:44in. Yeah,

3:00:45>> it's beautiful building.

3:00:46>> Thank you. Go ahead.

3:00:47>> So then no, no, anytime you want to jump

3:00:50in and say it's beautiful, please go

3:00:51ahead. [laughter]

3:00:52>> Um the only other material then to talk

3:00:54about is the floating cornises. And so

3:00:58that's a a an aluminum um sighting. So

3:01:01it's a metal wrap and then that's

3:01:02replicated on the balcony edges. Now

3:01:05just to talk about the balconies

3:01:06briefly, you know, when the clients

3:01:08originally came to us, they really

3:01:09wanted a lot of outdoor space for the

3:01:11residents of the building, private

3:01:13outdoor spaces. Um, and so 60 60 of the

3:01:16units, so the majority of our overall

3:01:19unit count, they have these private

3:01:20balconies. The redevelopment plan

3:01:22doesn't permit them to stick all the way

3:01:24out of the building. So where we're

3:01:26limited by our frontage, those are

3:01:28recess balconies. They're 60 square ft

3:01:30each. Uh, where we front onto the the

3:01:33light rail and we have that 10-ft

3:01:34setback, which permits us to project, we

3:01:37project 18 in uh as is stipulated by the

3:01:40redevelopment plan. So, you'll notice

3:01:42the balconies are quite a big feature on

3:01:43the facade. The street facing facades

3:01:46all have glass uh railings, but they

3:01:48have an aluminum rounded cap handrail on

3:01:51top. Note that it's rounded. You can't

3:01:53put a glass on top of it. And those

3:01:55railings also come all the way down to

3:01:57uh the walking surface. So, there's no

3:01:59ability for something to slide out

3:02:00underneath. uh on the other sides the uh

3:02:03rear of the building where you are set

3:02:05back from the perimeter uh it is a

3:02:08picket type railing which I'll show you

3:02:10on the next image.

3:02:12So this is the other view taken from

3:02:14Holiday. Uh you can see the beautiful

3:02:17historic home to the left. We have uh a

3:02:20set book setback there where we're

3:02:21proposing planting and to reconstruct

3:02:24the existing uh privacy fence but also

3:02:27there's a sign significant amount of

3:02:28planting on the property on that

3:02:30property line which I kind of I haven't

3:02:33shown to a full extent here because you

3:02:34wouldn't have seen our building. Um but

3:02:36again you can see the the repetition of

3:02:39the facade materials the way it wraps

3:02:40around the building on all sides. You

3:02:42can just see here on the left hand side

3:02:44where our building returns from the

3:02:46street the way we transition from the

3:02:47glass railings to the black picket

3:02:49railings. Uh just to talk briefly about

3:02:52the signage variance. So again we're

3:02:53requesting one variance and that's for

3:02:55signage. Uh the redevelopment plan I

3:02:57guess envisions one frontage, one street

3:03:00frontage, one sign. Uh we have two. So

3:03:02we're proposing minimal signs in in both

3:03:05cases. I'm going to go to a drawing to

3:03:07help you see this. So, this is uh the

3:03:10building frontage on Pacific. And just

3:03:13down at the bottom here, uh you'll see

3:03:15there's two signs. They're kind of

3:03:17wall-mounted, and all they are just

3:03:18lettering. And the detail is up here

3:03:20above. Uh the retail will have one

3:03:23retail sign. It's just says whatever the

3:03:26future name of the retail occupant will

3:03:28be. It's wall-mounted. It's less than 8

3:03:30square ft. Uh over here at the lobby

3:03:33entrance, again, we've said 213 because

3:03:36we've always thought of this project 213

3:03:38Pacific, but depending on what the

3:03:39eventual address will be, those numbers

3:03:42will be used for the signage at that

3:03:43location. So that's the one side. And

3:03:46then on the other side, because we have

3:03:47that separate secondary lobby entrance,

3:03:50we have the same sign wall mounted at

3:03:52that location. Again, just letters

3:03:54mounted on the wall, less than eight

3:03:56square feet. So that's the extent of the

3:03:58variance that we're requesting.

3:04:01Um and and that's really that's really

3:04:03it. The rest of them are just a lot of

3:04:05facade drawings to show the extensive

3:04:07facade. Um that ends my direct

3:04:10testimony. If anyone has questions, I'm

3:04:11more than happy to do

3:04:13>> Mr. Kelly, if I may. Um in regards to

3:04:16the affordable units, I know the number.

3:04:19Are the buildout the same?

3:04:21>> Absolutely.

3:04:22>> And the location?

3:04:23>> Yes. And I have indicated on the plan.

3:04:25I'm happy to go back if you wish.

3:04:26>> Sure.

3:04:27>> Yeah. And as you do that, I I was meant

3:04:29to put this in my opening, but I was

3:04:31going to put it in my closing and now

3:04:32I'll put it in now. We received actually

3:04:34our Division of Affordable Housing

3:04:35approval today of all the units that Mr.

3:04:37Kelly will show you exactly where they

3:04:39are. The division has specifically seen

3:04:42those exact units and those exact unit

3:04:44numbers and has approved them as of

3:04:46today.

3:04:46>> Okay. Can we take a look?

3:04:48>> Yeah, sure. So, the plan is it on your

3:04:49screen?

3:04:50>> Yes.

3:04:50>> Okay. So, the the ones which are

3:04:52highlighted in yellow are the affordable

3:04:54units. And so again, just to touch on

3:04:56the one which is floating by itself,

3:04:58that's a three-bedroom affordable unit

3:04:59which is at the second floor. So one

3:05:02more time to summarize, 10 in total,

3:05:04four studios, five one beds, and one

3:05:06threebedroom.

3:05:07>> And Kieran, they're not all at the same

3:05:09foot. This is one floor.

3:05:10>> This is one floor, but this is a typical

3:05:11floor. So they're not all on the second

3:05:14floor. They're evenly spread out and

3:05:16they're stacked.

3:05:17>> Okay. Um if we can go back to the um

3:05:22trees.

3:05:23>> Yes. on the site.

3:05:24>> Is there is there any way to have the

3:05:25shade trees along the walkway next to

3:05:27the light rail?

3:05:29>> Um,

3:05:31so I I didn't design the street trees

3:05:34because it's in the perview of the civil

3:05:35engineer whom you may wish to speak

3:05:37with, but 10 ft is a narrow amount of

3:05:40space in which to, you know, have a have

3:05:41a tree of any maturity, I would say. Um,

3:05:45>> yeah.

3:05:45>> What's your thoughts, Sento?

3:05:47>> Well, council, if I understood

3:05:49correctly,

3:05:51where's the property line? cuz I believe

3:05:53that walkway goes there's another 20 ft

3:05:56to the light rail.

3:05:57>> Yeah. So, so this lower red dash line,

3:06:00if you can see my cursor, is the

3:06:01property line. Our building is set back

3:06:0510 ft from that here. And then all this

3:06:08space below is NJ Transit property.

3:06:11>> Right. And I'll I'll just indicate as

3:06:13well, it's going to remain our pro

3:06:15everything between the two red hash

3:06:17lines is our property, but it's uh the

3:06:19redevelopment requires that we grant an

3:06:21easement to the city of Jersey City for

3:06:23that 10 ft. Um it actually doesn't

3:06:25require that we particularly landscape

3:06:27or hardscape it with any particular um

3:06:30attention or material. We have shown

3:06:33what we anticipate the city would like

3:06:34to see in that space and obviously have

3:06:36offered to plant all those plantings and

3:06:38do so. But that easement area will be

3:06:40granted and I'm happy to share with

3:06:42council a draft of that easement once I

3:06:44prepare it. And it will be ultimately up

3:06:46to the city to somewhat decide and

3:06:48regulate um how that space is

3:06:51constructed so to speak with the with

3:06:53the vision that it would be a walkway.

3:06:55That's the intent and purpose. Um so it

3:06:57is an easement granted to the city but

3:06:59that is the extent of our property line.

3:07:01So, council, my question was, where is

3:07:04the property line for purposes of

3:07:05planting street trees? What's going on

3:07:07the property line? Is there a fence to

3:07:09prevent anything from going into the

3:07:12light rail or it's it's going to be

3:07:14natural vegetation over there?

3:07:16>> So, if I may answer, yeah, it's it's

3:07:19natural uh vegetation. There's a linear

3:07:22planting strip as you can see, right,

3:07:23>> with with low-level shrubbery. So,

3:07:26that's the deterrent. I don't think that

3:07:27we had planned a a fence

3:07:31So, council, I think as a condition to

3:07:34the chairwoman's point,

3:07:37I think if you could discuss with

3:07:40transit the planting of some shade trees

3:07:44in that area. I think anytime we have an

3:07:46opportunity to plant shade trees in the

3:07:49city, that's that's a benefit to

3:07:52everybody. So, I can appreciate that you

3:07:54can't fit the shade tree with the pit

3:07:56within that 10-ft easement, but if maybe

3:07:59we can discuss that with transit, I

3:08:02think that absolutely and also it's a

3:08:04it's more of a safety there as well for

3:08:08anyone who has small children running

3:08:09around in the vicinity area as well. So,

3:08:12>> yeah. So, I think the best way to to

3:08:13address that is exactly council, as you

3:08:15said, is to discuss it with transit. I'm

3:08:17not sure if since we haven't approached

3:08:19them yet, I'm not sure what they will

3:08:21and will not allow within certain

3:08:22distances of their tracks. Um but that

3:08:25we have no issue with with approaching

3:08:27them with that suggestion. Again,

3:08:28assuming that's also what uh city

3:08:30planning and the city itself would like

3:08:31to see there given that it will be an

3:08:33easement um for you know for them to

3:08:36ultimately um you know propose what's

3:08:38there. That said, and I should stipulate

3:08:40this as well, it will be for us to

3:08:42maintain. So even though it is an

3:08:43easement for the benefit of the city to

3:08:45to create this walkway that's envisioned

3:08:47um maintenance of that area will be on

3:08:50the building owner.

3:08:51>> Okay something I'm just surprised that

3:08:55uh transit wouldn't put up some kind of

3:08:57a fence or have you put up some kind of

3:08:59a fence as a barrier for you know you

3:09:02hit kids. I mean somebody coming across

3:09:04chase looking for their ball and all of

3:09:06a sudden they're train. That's item one.

3:09:08Item two. It's surprising that um you

3:09:12guys didn't even think about approaching

3:09:14them in reference for I guess you're

3:09:16going to but making this a stop for your

3:09:19residents to utilize the light rail

3:09:22which would be a total home run. Got a

3:09:24beautiful building. You got great

3:09:25access. I am happy with the trash door

3:09:28being on the side of the tracks rather

3:09:30than run through the building having

3:09:32that go right out to Pacific. I think

3:09:34that would be perfect. But anyway,

3:09:36that's just my comments.

3:09:37>> Yeah. Yeah, it's a it's a good point.

3:09:39You can certainly ask the question.

3:09:42>> Sure. They would love a light rail

3:09:44station right in front of the building.

3:09:45>> Absolutely. So, it's a plus.

3:09:47>> I

3:09:49can imagine.

3:09:50>> That in front of my house as well.

3:09:52[laughter]

3:09:52>> What the hell? It'd be perfect.

3:09:54>> I believe there is considerations of a

3:09:55light rail station there as part of the

3:09:57um redevelopment plan to the south of

3:09:59the tracks there, but

3:10:01>> there is.

3:10:02>> I don't know exactly where, but

3:10:03somewhere along the stretch.

3:10:04>> That push, guys.

3:10:05>> Sure.

3:10:07Very good.

3:10:08>> Any board comments for Mr. Kelly?

3:10:10>> Concerns?

3:10:11>> Yeah. Uh, could you just speak to um,

3:10:13and forgive me if this is for someone

3:10:14else, um, but I know there's some mature

3:10:17street trees along Holiday Street. Are

3:10:19you looking to retain those or relocate

3:10:20those or replace them?

3:10:23I believe that there are mature trees

3:10:25that we are looking to maintain and and

3:10:27keep but I I didn't I I don't want to

3:10:31speak in too much detail about the

3:10:32street trees because I wasn't really

3:10:34involved with the you know with the

3:10:35discussions but I know from the civil

3:10:37engineering plants there are existing

3:10:38trees which we are planning to retain.

3:10:41>> Gotcha. I'd be curious to understand

3:10:43which ones are retained and which ones

3:10:45are new plantings

3:10:47whether it's you or other

3:10:49>> if you'd like us to call up the

3:10:50engineer. I think it is in our

3:10:51demolition plan which was in the actual

3:10:53set of plans. I can I can have Mr.

3:10:55Labiskin answer that directly if you

3:10:57would like a question that answered.

3:11:00>> I don't see why not, but I'll defer to

3:11:02Madam Chair.

3:11:02>> No, I would like your questions to be

3:11:04answered. Absolutely. So,

3:11:05>> sure.

3:11:06>> We want to call them.

3:11:06>> Any other questions for Mr. Kelly before

3:11:08we let Mr. Kelly go?

3:11:10>> No. Okay. Thank you, Mr. Kelly.

3:11:12[clears throat]

3:11:13All right. So, my pleasure. Thank you.

3:11:15>> Or did Brian go? There he is.

3:11:23testimony tonight. The truth, the whole

3:11:25truth, nothing truth.

3:11:26>> I do.

3:11:28>> Brian Libiskin. L I E B S K I N D.

3:11:32>> Brian, is your license current and in

3:11:34good standing?

3:11:34>> It is.

3:11:35>> Thank you. You're qualified.

3:11:36>> Thank you.

3:11:37>> Proceed.

3:11:38>> So, Brian, you heard the question from

3:11:39Commissioner Kaplan. If you can please

3:11:41address the street trees.

3:11:43>> Uh, yes. And and the rendering that's on

3:11:45the screen um prepared um for Mr. Kelly

3:11:48actually, you know, depicts the the

3:11:51difference between the um existing

3:11:53trees. Um so there's one um directly

3:11:56adjacent to our our curb cut on Holiday

3:11:59Street. Um so, you know, we are

3:12:02providing a 5x10 tree pit around that

3:12:04existing tree. Um and then um slightly,

3:12:07you know, off um you know, our frontage

3:12:10on on Pacific, you know, is um another

3:12:13existing tree that would be maintained.

3:12:15So um in in total we have you know six

3:12:18trees um uh you know that are are

3:12:20counted towards um you know the eight

3:12:22that are required. Um I now that I'm

3:12:25being sworn in I can I uh regarding the

3:12:28u you know planting along the tracks

3:12:30when we we have reached out to transit

3:12:33uh and have you know initial review with

3:12:36with them have also uh talked about you

3:12:39know general requirements for spacing u

3:12:42between the tracks and planting the

3:12:44their general rules is 25 ft. Um so it

3:12:47is sort of you know around that uh that

3:12:50threshold. Um even the the one tree um

3:12:53on the the you know southwest end of of

3:12:56Pacific we're we're showing it I you

3:12:58know airing on the side of um you know

3:13:00of more trees um you know but the

3:13:03expectation is you the the planting you

3:13:06know along the that light rail corridor

3:13:07probably you know would would not be per

3:13:09permitted uh by uh NJ Transit. Um but

3:13:13again we we're you know open to that um

3:13:15that conversation and um and then also

3:13:18would would not know there is an

3:13:19existing chain link fence that runs

3:13:21along that um you know the the transit

3:13:25property um so that would be you know

3:13:27maintained um you as part of the

3:13:29>> Is that your fence or their fence? No, I

3:13:32mean it's uh if I can maybe zoom in,

3:13:34it's it shows on

3:13:38um on the

3:13:38>> It shows inbound to the property line or

3:13:41outbound to the property line?

3:13:43>> Yes, it's it slightly off our property.

3:13:46Um so I mean we have no intention of um

3:13:49>> But is it your fence or is it their

3:13:51fence?

3:13:51>> It's it's on the the transit property.

3:13:54>> Yeah,

3:13:54>> that doesn't answer the question.

3:13:56>> Well, I mean legally it it belongs to

3:13:58transit if it's on their property.

3:14:01It's It's not something we installed.

3:14:02>> Is it yes or it's no?

3:14:04>> So, it's it's for all intents and

3:14:06purposes, it belongs to them.

3:14:09>> So, you're going to have a meeting with

3:14:10transit, correct?

3:14:11>> We'll have to.

3:14:12>> So, bring that issue up with transit and

3:14:14then get back to our planning staff.

3:14:16>> You're not going to put up a nice fence

3:14:17on your property line.

3:14:18>> What a shame.

3:14:20>> On that side, again, we can we'll have

3:14:22that conversation with them. So, we're

3:14:23happy to include that as

3:14:25>> I assume it's not their fence, but I

3:14:30mean, I'd be interested to go out and

3:14:31look, but

3:14:33>> put it this way. I think when whoever

3:14:35pull maybe a permit wasn't pulled to put

3:14:36up that fence, and then therefore

3:14:38there's I don't know the answer, but

3:14:39assuming a permit was pulled, a permit

3:14:41can only be pulled by the property owner

3:14:43to put a fence on. So, if a permit was

3:14:45pulled, it would have been by NJ

3:14:46Transit. If it was not, I guess Matt,

3:14:48you could be correct. It could be our

3:14:50fence just installed off our property

3:14:51line. So then we'll make it a condition.

3:14:54If it turns out that it is your fence,

3:14:56you'll get rid of the ugly chain link

3:14:57fence and make it a nice fence. Sure.

3:15:01>> Again, or whatever

3:15:04says we can put there

3:15:07>> within x distance of their tracks.

3:15:09>> Correct.

3:15:09>> Correct.

3:15:10>> Yes.

3:15:12>> So you'd upgrade the fence and whatever

3:15:14>> again to whatever

3:15:16>> whatever that means.

3:15:16>> Whatever. We're going to put the

3:15:18condition in to help you convince

3:15:20transit

3:15:21>> that they should do this on this site.

3:15:24>> Now, you guys keep saying six trees.

3:15:27>> I'm counting seven.

3:15:28>> Seven.

3:15:29>> The the seventh that's that's slightly

3:15:31off is not accredited towards the

3:15:35>> on Pacific.

3:15:36>> One on the top right is beyond the

3:15:38property line, right?

3:15:39>> And I mistakenly colored it in.

3:15:42>> Okay.

3:15:42>> Which means it'll be there.

3:15:44>> It is there

3:15:45>> and it's going to stay there. It's that

3:15:47is definitely off our property. That is

3:15:50>> But it's not on your property.

3:15:52>> As long as it stays

3:15:53>> counted towards the

3:15:55>> Okay.

3:15:56>> Okay. I'll call it six and a half.

3:16:00[laughter]

3:16:00>> Half in here and half there.

3:16:02>> Looks more like six and three/4.

3:16:06>> Um,

3:16:07>> okay.

3:16:08>> Question. And forgive me. I'm not sure

3:16:10who I should ask this to if it's you,

3:16:11Brian, or or the architect, but um

3:16:13you're showing the 5ft setback beyond on

3:16:16the north the top side of this drawing

3:16:19that is that going to be gated walkway

3:16:22or is that you know to it looks like it

3:16:25goes into that amenity space rear yard.

3:16:28>> Uh yes, that's a good question. It's

3:16:29something that um was discussed earlier.

3:16:32I think yes the the intent will be you

3:16:33know there'll be a

3:16:35>> um you know a panic button bar gate um

3:16:40you know for for rest out of that the

3:16:42private amenity space

3:16:46thank you [snorts]

3:16:48>> um go ahead

3:16:50>> sorry can you speak to what uh bike rack

3:16:52or bike maybe it's for the architect but

3:16:56what is um what what's going to be for

3:16:59bike parking inside the garage sort of

3:17:01>> better Karen.

3:17:02>> Yeah, I might I might go to a different

3:17:05exhibit

3:17:07or rather just to the actual drawing.

3:17:14>> Can we go through this already? Can we

3:17:17go through this?

3:17:19>> Council, while he's looking that up over

3:17:21the garage, vehicles coming in or coming

3:17:24out, there'll be a light up above there

3:17:25to basically as an indication that the

3:17:27garage is a pedestrian warning device.

3:17:30Absolutely. Perfect.

3:17:31>> Yes.

3:17:31>> Thank you.

3:17:32>> So, regarding the bike parking, I'll

3:17:34just uh show you this sheet. Uh first of

3:17:37all, there are two types of bike rack

3:17:38proposed. The majority of them are the

3:17:40bike rack which you see on the left hand

3:17:41side, which is a vertical um it can be

3:17:44freestanding, but in our case, it'll be

3:17:46a wall-mounted bike rack. So, the bike

3:17:48the bikes are brought in, they're stood

3:17:50vertically, they're hung on a hook, and

3:17:51then they're locked in position. Um it's

3:17:54the best in terms of uh the efficiency

3:17:56of space. So we can get as many bikes or

3:17:59far more bikes to fit in those space.

3:18:00But then we are also providing a

3:18:03different type which is this which is a

3:18:04floor mounted type bike rack. Um so

3:18:07again there's a I believe we have three

3:18:10of those so people could use them and

3:18:12just wheel their bike into position or

3:18:14if somebody wanted to chain a scooter

3:18:16they could do so. But in terms of the

3:18:18location on the floor plan, um the bike

3:18:22racks are kind of spaced evenly

3:18:24throughout the floor in the garage.

3:18:29Just trying to find the first floor

3:18:31plan. Excuse me.

3:18:33Maybe page seven. There we go. So, uh we

3:18:37have we have a a ver a

3:18:41bank of bike parking here and then also

3:18:44directly adjacent to it here. We also

3:18:47have a a long bank of wall-mounted

3:18:49spaces here and a long bank of

3:18:51wall-mounted spaces there. And the three

3:18:53floor mounted spaces are here at that

3:18:56location right there.

3:18:58>> Thank you. Could could you just confirm

3:19:00for the hanging device? Um are you able

3:19:02to individually lock the bike to not

3:19:05just hang it but a fix like a security

3:19:07lock for

3:19:08>> Yeah, you can do it either way. You can

3:19:09affix your own lock between the bike and

3:19:11the hook or the it actually has a a

3:19:14latch which can if if the landlord

3:19:17provides a key it can be locked.

3:19:19>> Perfect. Thank you.

3:19:24>> Um is there any consideration for a

3:19:27loading zone in front of the lobby um to

3:19:29work in conjunction with the city on?

3:19:33>> So I will say that we have no objection

3:19:35to that. It's obviously not a

3:19:36requirement for the redevelopment plan,

3:19:38but we have no objection. We if that's

3:19:40what the city would like, it would

3:19:42likely be located along Pacific Avenue

3:19:44as our curb cut is on Holiday. Um,

3:19:47again, no objection on our front and and

3:19:50you know, again, I would just caveat

3:19:52that with I'm not sure at this point if

3:19:54NJ Transit might also have some comments

3:19:57about uh loading areas, you know, within

3:20:00proximity of their rail line, especially

3:20:02because obviously that that's that's

3:20:05directly where you would cross over the

3:20:07rail line. Um, but again, we have no

3:20:09objection to it. It's just not something

3:20:11that we outright considered as it wasn't

3:20:13required.

3:20:14>> Gotcha. My my only piece on that is I

3:20:16know you're providing more parking than

3:20:18is required, but there's still a large

3:20:19number of units that will be utilizing

3:20:21transit, bicycles, andor Ubers, or other

3:20:25means to get around. So, a loading zone

3:20:27or a place to have those transactions,

3:20:29those curbside transactions may be

3:20:30beneficial as opposed to double parking

3:20:33and and blocking the street um to load

3:20:35or unload your residents.

3:20:38>> But of course, that would need to be

3:20:39worked out with

3:20:41the city,

3:20:42>> right? Right. So, I would say we could

3:20:43certainly as a condition inquire about

3:20:45loading um with both the city and uh and

3:20:49uh transit.

3:20:50>> Perfect. And then one last question I

3:20:53guess regarding that easement and that

3:20:54that walkway. Um is there and maybe this

3:20:58should be best directed towards staff.

3:20:59Is there a vision or or a concept where

3:21:03this walkway would extend beyond this

3:21:05where, you know, I see a pedestrian kind

3:21:08of being funneled into Pacific and

3:21:11Holiday Midblock um parallel to the

3:21:14light rail tracks without really kind of

3:21:15an easy crosswalk. The nearest

3:21:17crosswalks to cross Holiday or Pacific

3:21:19is is a little bit far.

3:21:22So, the plan does have a vision for a

3:21:26trail that

3:21:27uh continues along the light rail tracks

3:21:31um parallel to the tracks. But the

3:21:35district's requirements don't other than

3:21:38this particular project don't really

3:21:41codify how that's going to happen or

3:21:43where.

3:21:44Um,

3:21:46now this particular link is is helpful

3:21:49because it connects into Bram Hall and

3:21:52then over on Holiday can connect over

3:21:54into Forest Street which will eventually

3:21:58uh continue all the way to Garfield

3:22:00Avenue uh across the street from the

3:22:03station. So this is a critical

3:22:05connection but there really isn't a

3:22:07detailed uh vision for how or standards

3:22:11for how this is going to happen. Uh it

3:22:13also take uh an immense amount of

3:22:16coordination with transit because unlike

3:22:20this location, other segments would have

3:22:23to be within their rightway that 30 that

3:22:2630 foot or 25 ft as been testified to by

3:22:29uh Mr. Kelly. Um,

3:22:34and I know that the station was

3:22:35mentioned earlier, but in past meetings

3:22:39with them, speaking about this location,

3:22:42um, they've given all sorts of reasons

3:22:44why they can't put a station at this

3:22:45location. Um, so creating this path is

3:22:48very crucial in trying to get, uh, a

3:22:51better connection in uh, from this

3:22:53location to Garfield Avenue light

3:22:55station.

3:22:56>> Thanks, Matt. My my only thinking and I

3:22:58don't know that I have the right answer

3:22:59here, but you know if it would be

3:23:02beneficial or or desirable or important

3:23:04to provide a crosswalk at either end of

3:23:06this segment of the trail. Um, for

3:23:09example, if someone is on Holiday Street

3:23:10on the opposite end or on Pacific on the

3:23:12opposite end, there may be a desire line

3:23:15for pedestrians to kind of cross

3:23:17midblock here.

3:23:20Um, but I also understand that gets

3:23:22complicated because there's light rail

3:23:23crossing gates there and and it's not a

3:23:26straightforward

3:23:27um

3:23:29crosswalk.

3:23:30>> Yeah, I'm um

3:23:33not entirely sure how that would work.

3:23:35Um

3:23:37I'm sure there's devices to do that and

3:23:39facilitate that. Um it might need a

3:23:42special permit from uh DOT or NJ Transit

3:23:48um being right next to light rail

3:23:50tracks.

3:23:51>> Would the applicant be open to that

3:23:52conversation? Understanding there's

3:23:54complications with transit and others.

3:23:56>> Again, anything that you'd like, we're

3:23:58happy to engage with them on. Um I I

3:24:01just, you know, can't promise you what

3:24:02the result will be of course, but if you

3:24:04wanted to where specifically

3:24:06commissioner were you looking for? So I

3:24:08I think what would be beneficial to

3:24:10align with this walkway would be ADA

3:24:12ramps and crosswalks across both Pacific

3:24:14and Holiday to the other side of the

3:24:16street to provide public access to this

3:24:19this walkway.

3:24:20>> Got it. Across so from our site across

3:24:23the other frontage AC got it under both

3:24:25sides. Okay.

3:24:26>> Um

3:24:27conditional on transit and everyone

3:24:30else.

3:24:31>> So you want it on the transit side? No,

3:24:34I I to be able to cross Pacific Avenue.

3:24:37So, if you're to to go from this walkway

3:24:40to keep going straight across the

3:24:42street, I think people will be doing

3:24:43that.

3:24:44>> Yeah. I mean, again, we have no problem

3:24:46requesting that of them and also

3:24:48obviously the city and division of

3:24:49transportation as to what they think on

3:24:51that issue as well.

3:24:52>> Of course.

3:24:53>> Yeah.

3:24:57>> All right.

3:24:58>> Okay. Any other board comments at this

3:25:00time?

3:25:01>> Okay. Okay. So, with that, I'll call my

3:25:02next and final witness, Carolyn

3:25:03Worstelle, to speak to the deviation for

3:25:05the two-sided two sides of residential

3:25:08signage.

3:25:11>> Let's just focus on the sign.

3:25:14>> Sure.

3:25:15>> Yeah, just Yeah, definitely.

3:25:18>> Good evening.

3:25:19>> Good evening.

3:25:20>> Uh, so I'm I'm here. I'm still under

3:25:23oath. License is still in good standing.

3:25:25Um it's always a pleasure to go before

3:25:27the board when I have a fairly simple uh

3:25:31application before me. Um so yes, so

3:25:34we're here I'm here tonight only for the

3:25:37one sign. Um

3:25:41so

3:25:43essentially the project is proposing two

3:25:44residential signs um where only one is

3:25:47permitted. Um, so the redevelopment plan

3:25:51requires properties located within the

3:25:53mixeduse a district to refer to the

3:25:56neighborhood commercial the NC district

3:25:58signage standards in the LDO.

3:26:01Um, the NC district standards only

3:26:04permit one side per per residential

3:26:07building.

3:26:09So it doesn't, you know, allow us to

3:26:11have a second sign even in a situation

3:26:13where we have two frontages or we're on

3:26:15a corner or anything like that. Just one

3:26:16sign. Um there is however language

3:26:19within the redevelopment plan that

3:26:20states that a maximum of one side per

3:26:22occupant per street frontage shall be

3:26:24allowed. Um so we are before you asking

3:26:27for the one sign because the NC district

3:26:30signage standards don't allow us to

3:26:32second sign even though there's language

3:26:34in the redevelopment plan which

3:26:35indicates that we should be allowed to

3:26:37have that second sign. Um, so we're

3:26:39going to be um, you know, look at this

3:26:42conservatively and just ask for the

3:26:44permission to have the variance from the

3:26:46NC district signage standards. Um,

3:26:48again, we do have two primary facads,

3:26:51one on Pacific, one on Holiday Street

3:26:53with two residential lobbies. We think

3:26:56that it is a better planning alternative

3:26:58to make sure that both of those lobbies

3:27:00are signed for um, the ease and and uh,

3:27:04wayfinding for everyone. Um,

3:27:07you know, again, I I think overall the

3:27:11project, you know, obviously advances

3:27:12municipal land use law. It's an

3:27:13appropriate use consistent with purpose

3:27:15A. It's in a mixeduse development um

3:27:18that is specifically uh envisioned

3:27:20within the redevelopment plan. Um, we're

3:27:22obviously providing um conforming

3:27:24setbacks. We're providing adequate

3:27:26light, air, and open space consistent

3:27:27with purpose C. Um and then obviously

3:27:29it's a vastly uh more desirable visual

3:27:32environment consistent with purpose I uh

3:27:34with the substantial improvements both

3:27:36to the property and the the surrounding

3:27:38um right ofways. Um I don't see

3:27:41obviously a substantial detriment to

3:27:43this uh variance. It's it is just for

3:27:45the one sign. Um and again uh I don't

3:27:48see res a substantial impairment to the

3:27:50intent and purpose of zone plan or

3:27:51zoning ordinance. Um so I think overall

3:27:54the project or the variance could be

3:27:55granted and both the positive and

3:27:57negative variant uh criteria have been

3:27:58met.

3:27:59>> Thank you Carolyn.

3:28:00>> Thank you.

3:28:01>> Any more comments?

3:28:04>> No.

3:28:04>> Thank you.

3:28:05>> So madam chair that would conclude my

3:28:07direct presentation. Uh obviously if

3:28:09there's any reason to sum up at the end

3:28:10or respond to any comments I will do so.

3:28:12>> Okay. At this time I would like to open

3:28:14for the public. Is there anyone from the

3:28:16public who would like to comment on this

3:28:18application?

3:28:30testimony tonight is going to be the

3:28:31truth. The whole truth and nothing but

3:28:32the truth.

3:28:32>> Yes.

3:28:33>> For the record, can you explain your

3:28:34name and give us your home address,

3:28:35please?

3:28:35>> Yes. Mary Web Miller, M I L L E R. Home

3:28:39address 255 Pacific Avenue.

3:28:42>> Mary, you have three minutes. Good

3:28:45evening.

3:28:47>> Good evening.

3:28:503 minutes and I've sat here for I don't

3:28:53know how many hours and to hear what

3:28:56will happen to my neighborhood.

3:28:58I own the house at 177 Holly Street and

3:29:02I live at 255 Pacific Avenue

3:29:05and to hear that now where the trees

3:29:09were is going to be 50 residents or

3:29:12however many that's in that building and

3:29:15I don't know the role specifically. It

3:29:18seems that you're governed by what

3:29:20redevelopment tells you and you go

3:29:24through the uh uh the dot the eyes and

3:29:28force the tees to make sure everybody's

3:29:30doing what they should do but tell me

3:29:32where someone should speak for the

3:29:34people to go from a residential

3:29:36neighborhood. There was nothing nothing

3:29:39down there but uh two buildings that

3:29:42were not being utilized. And when they

3:29:44were utilized in a bunch of garages that

3:29:47have 50 people on that corner the in

3:29:50front of the house at 170 my house at

3:29:53177 Holiday Street that faces 176. The

3:29:57history of those houses were that large

3:29:58red house that you saw belonged to the

3:30:00McConnell fuel oil company and the one

3:30:02family houses on the other side were

3:30:04built by McConnell for his workers.

3:30:06those all residential homes and no

3:30:10consideration to the people who have

3:30:12lived there for generations what their

3:30:14homes just to drop in this project.

3:30:19I don't have anything else to say. It's

3:30:21your responsibility and for me it's just

3:30:24the fact that the home that was bought I

3:30:28can't go home and park tonight. I'll go

3:30:29three blocks to find a parking space.

3:30:32And to think that 50 more uh uh

3:30:36addresses will be added is just

3:30:38unbelievable.

3:30:40And and if it was just this one project,

3:30:43it would be something else. But all

3:30:46night I've sat here in the last three

3:30:47times I've come here, all I've heard is

3:30:50people uh apply for even the two little

3:30:53lots on I forgot what street it was to

3:30:56join the lots and on Fifth Street and

3:30:59make just build build. You can't leave

3:31:02the city. I tried to go to Newark. It

3:31:04took me an almost an hour.

3:31:07I tried crossing uh 440. You can't leave

3:31:10the city. You can't drive.

3:31:13and it just goes on and on and no

3:31:16consideration for uh the quality of

3:31:18life. Once that building is built, then

3:31:21the neighborhood is gone.

3:31:24But you do your job and thank you for

3:31:26listening.

3:31:26>> Thank you.

3:31:30>> Anyone else from the public

3:31:33council? Could you make a few comments

3:31:34in reference to what she had said?

3:31:38>> Sure. I mean, you know, explain about

3:31:40the law and everything else that we're

3:31:42governed by.

3:31:45So I think the member of the public

3:31:49understands that

3:31:51this body is in charge of development in

3:31:55the city. That's that's what your charge

3:31:58is. This is permitted at this site. Uh

3:32:04and you're required to follow what's

3:32:07required within the development plan for

3:32:11the site. So if anybody comes here, they

3:32:14are going to hear people coming before

3:32:16the board with development projects.

3:32:19That's what we do. This isn't the

3:32:20municipal court where you would show up

3:32:22because you got a parking ticket.

3:32:24>> You're here because you're trying to

3:32:26develop property in the city under this

3:32:29board's jurisdiction.

3:32:30>> So every other Tuesday, we are here

3:32:33going through the agendas.

3:32:37I would advise the board that this is

3:32:40what is envisioned for this site.

3:32:43The only deviation is the second sign on

3:32:46the second entrance since the property

3:32:49has two street frontages.

3:32:53That's the only thing that is not on all

3:32:57fours with what's required under the

3:33:00redevelopment plan. So, uh, all of you

3:33:04are seasoned enough and have been doing

3:33:06this long enough that you you understand

3:33:08the ask, you understand what the plan

3:33:10requires and you understand the nature

3:33:13of the project. So, uh, I think the

3:33:15questions and and what the board looked

3:33:17at and wanted to make sure was gotten

3:33:20right,

3:33:21>> right,

3:33:22>> uh, you know, is is what matters and

3:33:24what this board's supposed to be doing.

3:33:26And just so everybody understands, this

3:33:29board doesn't create the rules. The

3:33:32rules get created in city hall. This

3:33:35board plays with the rules. And we're

3:33:39not allowed to to color outside the

3:33:41lines. We're here calling balls and

3:33:43strikes. That's that's the charge of

3:33:45this board. So, uh I think you guys do a

3:33:49great job of doing that. And I would

3:33:52urge everybody whatever issues you know

3:33:54or legislation you don't like this body

3:33:58doesn't legislate.

3:34:00>> It's not what we do.

3:34:12Thank you, ma'am.

3:34:13>> Thank you for coming.

3:34:13>> There's no one else from the public. Uh

3:34:16>> I see no else. So, no one else from the

3:34:18public. I'd like to close the public

3:34:19portion.

3:34:20>> Second.

3:34:21>> Public is closed.

3:34:22>> Ben,

3:34:24>> uh yes, uh staff agrees with the

3:34:26testimony provided by the applicant and

3:34:29uh the planner, Miss Worstelle. Um, I

3:34:31would add that the uh plan as provided

3:34:35does advance some of the redevelopment

3:34:37plan goals um such as providing

3:34:40opportunities for the growth of

3:34:41neighborhood level retail um in the form

3:34:44of the uh retail square footage they're

3:34:46adding. Um there's also a goal of

3:34:49creating opportunities for the

3:34:51development of additional park areas. I

3:34:53feel like the easement is in the spirit

3:34:55of that. Um, so staff recommends

3:34:59approval provided that the applicant

3:35:02agree to the conditions in the staff

3:35:03memo dated uh October 6th, 2026 with I

3:35:08believe four additional conditions if I

3:35:10was counting right. Um, one condition to

3:35:14obtain forestry permits prior to zoning

3:35:16permit. That's something that Mr. Wine

3:35:18and I discussed prior to this meeting.

3:35:21um the fence condition, the loading

3:35:23space condition, and then the uh

3:35:26crosswalk condition. Um so if the

3:35:29applicant agrees to all of those

3:35:30conditions, uh staff recommends

3:35:32approval.

3:35:33>> As set forth on the record, yes, we do.

3:35:35>> Um Mr. Vine, um you know, it did not

3:35:38escape my attention that there's a lot

3:35:40of really beautiful historic buildings

3:35:42around this. Um, and I was just

3:35:44wondering if you could speak on the

3:35:46record briefly about, you know, what

3:35:48what measures you tend you intend to

3:35:50your client intends to take to make sure

3:35:51you're being a good neighbor during the

3:35:53construction process. Uh, especially

3:35:55considering the age of some of these

3:35:56neighboring buildings.

3:35:57>> Sure. It's it's a great question and you

3:35:59know, I could give I will give the

3:36:01standard answer, but I will also enhance

3:36:02that. So the standard answer is

3:36:04obviously we're governed by the

3:36:05demolition ordinance and demolition

3:36:07requirements um which require safety and

3:36:09stabilization of neighboring properties

3:36:11and buildings and all that. That is the

3:36:13standard answer and I would hope that

3:36:15every developer in the city whether

3:36:16they're before this board or or filing

3:36:18for permits only would follow that. I

3:36:20think what's what's different here is

3:36:22typically you see applications that have

3:36:25minimal or no setbacks at all from

3:36:28property lines. You often see attached

3:36:29buildings. You saw several of them

3:36:30tonight. This is, as you heard from Mr.

3:36:33Kelly, in addition to the enhanced

3:36:35setback. So, sideyards here have the

3:36:36requirement of even 5T, which again is

3:36:39on the larger side for most most zones

3:36:42throughout the city. Typically, they're

3:36:43they're between zero and three. So, that

3:36:45enhanced sideyard is going to help that

3:36:47coupled with the fact that on the one

3:36:49side that we were actually concerned

3:36:51might even be a considered a rear yard,

3:36:53we went to 15 ft um because it directly

3:36:56abuts a neighboring property's rear yard

3:36:58as well. And so, we took that extra

3:37:00conservative step. So, this project I

3:37:01think in and of itself and how it's been

3:37:03designed is particularly curated to take

3:37:06into account um some of those

3:37:08enhancements. And just beyond that, I

3:37:09would just say again when you're dealing

3:37:11with historic properties, what I said to

3:37:14start kind of the standard answer and

3:37:15the demolition requirements, you

3:37:17actually do organically have to take

3:37:19extra protective measures because some

3:37:21of those structures may not be as stable

3:37:23as something that is uh is more, you

3:37:25know, newly constructed.

3:37:28>> All right. Thank you so much.

3:37:31At this time, I would like to entertain

3:37:33a motion.

3:37:34>> I'd like to make a motion to approve KP

3:37:362026-0063

3:37:38as presented to the board with all staff

3:37:40recommendations and conditions.

3:37:42>> Second,

3:37:44>> Vice Chair Wick.

3:37:45>> I think it's a gorgeous building. Um I

3:37:48think in a lot of categories you guys

3:37:49went beyond the standard. So, I'm going

3:37:51to vote I.

3:37:52>> Commissioner Kaplan.

3:37:53>> Yeah, I concur. Great building, great

3:37:56plan. um and aligns with the vision for

3:37:58the neighborhood in the redevelopment

3:38:00plan. So with that I vote I

3:38:02>> Commissioner Council person Little

3:38:04>> I.

3:38:05>> Uh Commissioner Stamato.

3:38:07>> Great job. Your team did an excellent

3:38:09job. I vote I

3:38:10>> Commissioner Conway.

3:38:11>> I also think you guys did a great job.

3:38:13You guys went above and beyond what was

3:38:16you know listed. So I

3:38:18>> Commissioner Patel

3:38:19>> very nice I

3:38:20>> and Madam Chair Congadan. Yeah, I just

3:38:22want to touch um I'm happy to see the

3:38:24affordable housing in particularly in

3:38:27that neighborhood there. Um this is a

3:38:29changing for that neighborhood. Change

3:38:32is always good. Um and it's much of a

3:38:35growth within that area, especially that

3:38:38the light rail is right there. Um

3:38:40beautifully designed. So my vote is eye.

3:38:43>> Motion carries. All in favor?

3:38:44>> Congratulations.

3:38:46>> Thank you. Have a good night.

3:38:47>> Thank you.

3:38:48>> Mike, you want to take a 10?

3:38:50We'll be quick.

3:38:56>> One more.

3:39:00>> I don't think it's council.

3:39:03>> Do you want us to take a break or do you

3:39:05want to get

3:39:12>> Yeah, I don't see any of his witnesses.

3:39:13So,

3:39:14>> I learned from the last time I didn't

3:39:16want to speak before I came to the mic.

3:39:18Um, I I don't

3:39:20>> state your name for the record, council.

3:39:22>> Good evening, commissioners. Gerard

3:39:24Pizzill from GOVA Burns on behalf of the

3:39:26Applicane 500 Summit Avenue Owner LLC.

3:39:29>> Well, Madame Chair, I think it's only

3:39:31right that we call the case and

3:39:34>> Okay.

3:39:35>> allow councel to make his comments.

3:39:38>> Sure.

3:39:38>> Agree with you.

3:39:39>> At this time, I would like to call case

3:39:41speed 2025-0169.

3:39:43It's a preliminary and major site plan.

3:39:46address is 506 Summit Avenue. Um the

3:39:51attorney is Cheryl Pazello,

3:39:54>> council, it's a preliminary,

3:39:55>> correct? Preliminary only, not final. Uh

3:39:58so just preliminary only. Uh good

3:40:00evening, chair, madam chair,

3:40:02commissioners, Gerard Pizzillo, uh on

3:40:04behalf of the applicant. Um as you have

3:40:07seen, this is an application that's been

3:40:09carried a number of times. Uh I think

3:40:12probably eight. Uh I think we were first

3:40:14on the agenda in April. Uh we did appear

3:40:17last week or two weeks ago. Uh we almost

3:40:20got there. Uh we were one off. Uh and

3:40:23then we you know we're towards the

3:40:25bottom again this time. Uh we've had a

3:40:29number of conversations for a number of

3:40:31months with a number of stakeholders.

3:40:34Um one of the reasons why we've

3:40:36continued to carry is to allow those

3:40:39conversations to happen. Uh they did

3:40:42happen some sporadically.

3:40:45Um

3:40:47but I think there was conversations

3:40:48earlier this afternoon

3:40:51uh between my client and members of the

3:40:53administration. Uh and I think there was

3:40:56an agreement uh that we would agree to

3:40:58carry tonight to a date certain of

3:41:01October 27th. uh we would agree to uh

3:41:06consent to wave the time to act to that

3:41:09period of time. Uh and I would just put

3:41:12that on the record and just ask if we

3:41:14can you accommodate the or at least

3:41:17schedule this for the date certain of

3:41:1910:27

3:41:21>> with that you know with those consents.

3:41:24>> So council we're going to do that then

3:41:26we are going to carry this matter to

3:41:29October 27th. It will be listed on that

3:41:32agenda uh with the understanding that

3:41:35the applicant has waved the time on

3:41:37which this board has to act until

3:41:39October 28 since the meeting is October

3:41:4327th.

3:41:44>> That's correct.

3:41:46And there will be no further notice for

3:41:48this matter. Thank you council.

3:41:51>> Thank you. Thank you all. Have a great

3:41:52night. Appreciate it.

3:41:54>> Will work.

3:41:58At this time I would like to have the

3:42:00resolution memoralization of resolution.

3:42:03>> Yes. Uh corrective resolution of the

3:42:06planning board of the city of Jersey

3:42:08City applicant team Walker Incorporated

3:42:10for preliminary and final major site

3:42:13plan approval 373 through 379 Communa

3:42:17Avenue case number P2024-0206.

3:42:22Resolution the planning board of the

3:42:24city of Jersey City extending

3:42:25preliminary and final major site plan

3:42:27approval submitted by Newport Associates

3:42:30Development Company 535 Monmouth Street

3:42:33aka 354 10th Street block 6902 lot 27

3:42:38and that's case number P2026-10

3:42:420. Applicant Harborside unit A, urban

3:42:46renewal LLC for minor site plan approval

3:42:48with C deviation signage 200 Green

3:42:51Street, Jersey City, New Jersey, block

3:42:5411603,

3:42:55lot 31.03. And that's case number

3:42:58P2026-0018.

3:43:02Applicant Rohei NGA Sha for preliminary

3:43:05and final major site plan approval. 300

3:43:07Central Avenue, Jersey City, New Jersey,

3:43:10block 3801, lot 26. And that's case

3:43:13number P2024-0198.

3:43:17Resolution planning board of the city of

3:43:18Jersey City approving approving an

3:43:20extension of preliminary major site plan

3:43:22approval with a variance. Applicant is

3:43:25PAL Maul's Venture for extension of

3:43:29preliminary site plan approval with a C

3:43:31variance 381 route 440 block 26102

3:43:36lot 3. And that's case number

3:43:37P2026-0133.

3:43:44Second roll call, please.

3:43:46>> Vice Chair Wick,

3:43:47>> I.

3:43:48>> Commissioner Kaplan,

3:43:48>> I.

3:43:49>> Commissioner Council person Little,

3:43:50>> I.

3:43:51>> Commissioner Stamato,

3:43:52>> I.

3:43:52>> Commissioner Conway,

3:43:54>> I.

3:43:54>> Commissioner Patel,

3:43:55>> I.

3:43:55>> And Madam Chair Congadan, I

3:43:57>> motion carries. All in favor?

3:43:58>> Thank you. Any other board business to

3:44:00discuss?

3:44:02>> If not, motion to journ.

3:44:03>> So move.

3:44:04>> Second.

3:44:06>> Thank you. Thank you.

3:44:10The agenda.