Once a That's why I'm waiting for a Okay. Good evening everyone. Is my mic? I would like to call the meeting to order. Can we stand for the pledge of the allegiance? I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Can we have the sunshine notice, please? Good evening, everyone. Today is Tuesday, June 24th, 2025. This is a Jersey City Planning Board meeting with the scheduled start time of 5:30. In accordance with the open public meetings act, notice of this meeting has been given to the editor of the Bergen Record, Ellis Bito, as well as posted with the city clerk on June 18th, 2025. This meeting was also posted on the Jersey City Division of City Planning web page and all distribution materials made available to the board were published and available to the public. Thank you. Roll call. Yes. Um, Commissioner Lipsky here. Commissioner Patel here. Commissioner Stamato here. Commissioner Torres here. Acting vice chair at the core here. and acting chair Gangadan here. Okay, we have a quorum of six commissioners. Can we swear in staff, please? Eric, any correspondence? Yes. So, um item C, um item C under old business, case P 2025- 0066 um is requesting to carry to July 15th. And under new business, we have item 18, case P 2022-0047. Um, they are requesting for they're requesting to carry to August 12th with preservation of notice. August 12th. Yes, August 12th. And we have item 19 under new business case P2024-0218 is also requesting to carry to August 12th with preservation of notice. Okay. And finally, August or item 20 under new business P2024-0102 is requesting to carry to July 29th with preservation of notice. Okay. So, if any member of the public is here on any of those matters that were just called, they will be heard on the date set forth. There will be no further notice. This is your notice and you should come at that time. Testing. Testing. I'd also like to request our notice to be marked as B1 for the record. Go ahead. Let's mark it. Eric. Thank you, Eric. At this time, I would like to um do some rearrangements. Instead of going to old business, I would like to call in a case that's under new business, which is case number item number 10 under new business. Case P205-015 is a review and discussion of amendments to the Jersey City master plan regarding the housing element and fair share housing plan, also known as the 2025 fourth round housing plan. formal action may be taken. Matt. Yeah. So, uh we're going to invite up uh city consultant uh Elizabeth Mcmanis. Um and but first I'd like to uh have council look at the notice um before we hear the presentation. So madame chair uh the city has prepared or city planning on behalf of the board has prepared the notice uh with respect to this particular item which is the housing element and fair share plan. Uh it's commonly referred to as the 2025 to 2035 uh fourth round housing plan. We're going to mark it as A1 for purposes of the record. Beth, the floor is yours. My name is Elizabeth Mcmanis, MCM us. First, I'd just like to thank the planning board for agreeing to take me first. I really appreciate it. Uh my schedule is as a planner that's doing a lot of housing plans this month, uh the schedule is really quite insane and I have multiple meetings scheduled for the evening. So I really want to extend my uh thanks to the board for accommodating me. Um also just for by way of background, I'm a planning consultant to the city. I've been working with the city for the last several years on a variety of affordable housing matters. For example, I worked on their spending plan that the council adopted earlier in the year. And now uh before you this evening, I've prepared a housing element and fair share plan. This is a housing plan for the fourth round of affordable housing which begins July 2025. So just a few days from now, and extends for the next 10 years through July 2035. And so the purpose of this evening is to hold a public hearing on the adoption potential adoption of the housing element and fair share plan. And if the board does indeed adopt the housing plan, that means that uh and as well as a resolution adopting that housing plan, that means that it can be submitted to the affordable housing dispute resolution program, which is the state agency essentially that's charged with reviewing and approving housing elements by municipalities. Uh Jersey City is in uh in a different circumstance than many of the other communities in the state that are doing these housing plans. Typically, municipalities have what's referred to as a rehabilitation obligation and then a new construction obligation identifying a number of new homes that new affordable homes that need to be constructed. However, as a qualified urban aid municipality, what that means in this context is that the city does not have a new construction obligation. Instead, we only have the rehabilitation obligation that needs to be addressed. And so, your rehabilitation obligation, just to to start there, is 3,733 units. And that's a number that was calculated by the New Jersey Department of Community Affairs. and it was uh assigned to the city formally by virtue of an order that was uh filed or uh executed on May 1st of this year. That May 1st order assigned this 3,733 unit rehabilitation obligation to the city as your only fourth round obligation. And so this housing plan, the purpose of it specifically is to secure approval of your housing plan. that's formerly referred to as a compliance certificate from the court and its primary purpose is to simply address how it is that Jersey City satisfies that rehabilitation obligation. And while a lot of municipalities must create a rehabilitation program to fulfill the entirety of that obligation, Jersey City again is in a different circumstance in the sense that this city has thousands of affordable housing units. And what that does is it allows us to exercise or to utilize a portion of the affordable housing rules that allow us to use existing and potentially planned as well. But in this case, we're relying upon existing affordable units to meet our rehabilitation obligation. And so what you'll see in the plan is that I've identified that the city has a minimum of 3,993 affordable homes that will qualify for credit and that we can use against that that 30 3,733 unit rehabilitation obligation. So essentially, we're able to satisfy that obligation with surplus credits as well. In addition to that, the city does have an ongoing rehabilitation program. And included in the spending plan is an allocation of funds for a rehabilitation program, a program that's available for owner occupied households to apply and to receive funding in exchange for uh excuse me, funding for a major building system. of uh perhaps a roof, lead paint removal, HBAC systems. Uh and in exchange for receiving that funding, there's a 10-year affordability control period that's applied to the home. Meaning for the next 10 years, the home must be either occupied by that household that qualified as a low and moderate income household or it must be sold to another household that is also qualified as low and moderate. So that program remains consistent with your spending plan and it means that the rehabilitation opportunities will continue in the city. But in reality, we have more than enough affordable units that exist today to meet that rehabilitation obligation. And so ultimately, uh, your plan is pretty simple. Uh, I'm not here to suggest new zoning provisions, new sites that are necessary to meet your obligation. It's really about taking the work that the city has already done to create affordable housing and use it to meet this component of the obligation in order to secure that approval for your housing plan from the court process. And folks, that is a really brief overview, but I'm of course happy to answer any question or to go into any further detail that the board might like. Any questions from them? I just uh to to clarify, excuse me. We're just looking at this as we're Chroy City has been consistent with the re with the plan already and is what you're saying and that we have been compliant with the plan and that's what we're just absolutely uh you guys are in a great position where you've done a lot of the hard work already by creating these units and to be fair it also utilizes some of the uh the housing authorities efforts as well the affordable units created there but I'm essentially taking this bank of affordable homes that already exist in the city and applying it to this fourth round rehabilitation obligation uh and so in order to obtain that compliance. Okay. Thank you. Sure. Any other board comments? Seeing no other comments, I would like to open for the public. Anyone from the public? Seeing no public, I move to close. Second, Matt, you want to wrap it up? Uh, so yeah, there's um there's some really great data in here as well in the appendix. Um, we're happy to to comply with this obligation and fold this into our our existing housing element and land use plan and larger um master plan vision. Uh, staff recommends approval. Okay. I'd like to entertain a motion. Acting chair, I would like to make a motion at this time to approve and adopt the review and discussion of amendments to the Jur City master plan regarding the housing element and fair share housing plan aka 2025 fourth round housing plan. Second roll call. Okay. Uh acting vice chair Takur. Hi, Commissioner Torres. Just want to thank you for the work. Thank you for the work. Um, as I was looking through this and the information and everything and I'm very glad that Georgia City has been on top of it. So, you know, and the work done before, but um, thank you for getting us to this point. I vote I. Commissioner Stamato. Yes. Commissioner Lipsky. Hi, Commissioner Patel. Hi. And acting chair Gangadan. Yeah. I just want to thank you for the work that you have done so far on this. I think it's advancing Jersey City to the next level. I motion carries. All in favor. Thank you very much, folks. I appreciate it. You're welcome. We're going to go back to all business. I'd like to call case P205-04, which is a one-year extension for preliminary major site plan approval. Address is 75 River Drive. Now you're up. Is that you, Council? That is me, apparently. It was Mr. Lee fell asleep. Good evening. Uh, good evening. Good evening. How are you? Good. How are you? Acting chair, I guess, is the Yes. appropriate ter. Just acting. Council Lipsky. How are you this evening? Good to see you. I like the haircut. I'm a little jealous. Um, Elnard Webster from Connell Foley. I'm here on the uh extension for 770 Washington Boulevard, formerly 150 River Drive. Um, as you are probably aware, this is a pretty large development. Uh we've got three um kind of buildings. Uh we are in the process of building permits as of last couple of days. Uh you'll probably see a groundbreaking uh next week or two, but uh we do need extensions for the remainder of the project uh for the kind of phase two and three. Uh so we're asking for another year. Um, I think it's a it's a great project and Lefrack has a a uh a good reputation for actually doing the things they say they're going to do and uh I'd humbly ask for a year uh extension. Thank you. Any board comments, counciloman with the year run through? Do you know? Uh I'm not sure, Matt. When I don't have the resolution, actually, I can tell you. Let me see if I have it in front of me. Hold on one second. Uh it was approved. It was memorialized June 24th. Uh let's No, that's today. I'm sorry. That's for this. This is for the resolution for today. Uh it was what condition? It was November 20. It was November 11th, 2024. So um 25 26 2022. Um, so June 26th, uh, July, I'm sorry, July 26th through this July 26th through July 26th of next year. So I think that's the date. So that would be like a year and a half. Okay. A year and one month, I guess. A year and one month. Yeah. Yeah. Yes. Yes. That would be what it is. Thank you. Well, expired November. Yes. But it was originally granted in was originally granted in in 20 on July 26. So I'm thinking that the the the period the original period would expire um July 26, 2025. Okay. So I'm saying from July 26, 2025 to July 26, 2026. I thought you said November. Yeah. No, that's that was July 26. Yeah. No. So July 25 is when it expires, correct? Normally you guys are after well the other people, not you. I'm just saying. I'm just saying. I'm just saying. So July 25, 2025 through July 2026. Correct. Very good. That would be perfect. Thank you. At this time, I'd like to open for the public. Anyone from the public? See, no one from the public. I move to close. I'm handling this one for Cameron. This one. Okay. M. Uh, so staff just recommends that all uh conditions of approval remain in full force and effect and staff recommends approval of the extension. Okay. At this time, I'd like to entertain a motion. Acting chair. Acting chair, I would like to make a motion to approve case number P2025-0104 as presented to our board tonight with the conditions in the staff memo. All right. Uh, acting vice chair Takur I. Commissioner Torres I. Commissioner Stamato. Hi. Commissioner Lipsky. How could I vote no when I've been paid such great compliments? I vote I. Commissioner Patel. Hi, Acting Chair Gangan. I motion carries. All in favor? Thank you. Thank you. And I just want to say, Eric, your voice is really, really good. I was just listening to it earlier. I was like, man, the guy has a really nice voice. I'd like to call KPB 2025-000090. It's an extension for minor subdivision approval. address is 21-29 Van Van Ripen Avenue. Yes. Uh good evening. Um Charles Harrington with Connell Foley. On behalf of the applicant, um just as an administrative matter, our office actually um noticed for this, although I don't believe it's required, but I'll put them into the record since we made the effort. Well, Markhamm, since you made the effort, council Madam chair, we're going to mark the affidavit and notice proof of publication with respect to the extension of the minor subdivision approval is A1 for purposes of the record. Okay. So, uh the application before you is uh to extend the minor subdivision approval that was approved by this board back in October. So, a minor subdivision approval uh is valid for 190 days from the date of the adoption of the resolution. Uh that expired on May 1st. Uh we had made the application for the extension in April. Uh and the reason we're asking for the extension is that the subdivision includes an assemblage of lots and there's one lot that is not yet closed. So, we can't um finalize and perfect the subdivision until that transfer is over. and we anticipate that that's going to close hopefully within the next month or two. Um, so this will take this 190 days will take us to early December. Um, we'll absolutely, you know, be done by then. But I know we're I can represent we're actually working on a on a loan right now um to to that that would include the closing of that property. So, it is anticipated within the next six weeks. Any board comments? Madam chair, we've dealt with this issue in the past. Uh statutoily they have 190 days to what we call perfect the subdivision which is to get it into the county registar and recorded within the roles. Uh you know the subdivision doesn't go away if it's not recorded within that 190 days. But if council were to attempt to run down there and the resolutions outside the 190 days, depending on who you get at the county register's office, they may record it, they may reject it, and then of course when you get into loan financing, sale, etc., etc., somebody flags it and eventually some guy in a windowless room somewhere creates a nightmare for Mr. Harrington. So, uh, I've got no problem extending it the 190 days to perfect the subdivision as they're clearly working towards that. Okay. Thank you. At this time, I would like to open to the public. Is there anyone from the public? See no one from the public. I move to close. Matt, um, you know, I second what Santos said. This is incredibly routine. In fact, I passed by this site the other day and saw that the applicant is diligently under construction with the project. So, uh um with that, staffer recommends approval. Thank you. I'd like to entertain a motion. Thank you, Chair. I would like to make a motion to approve case number P2025-000090 as presented to our board tonight with the conditions and the staff member. Second. Acting Vice Chair Tucker, hi. Commissioner Stamato, I. Commissioner Lipsky, not wanting Mr. Harrington to have nightmares but sweet dreams. I vote I appreciate that. Commissioner Patel, I. Commissioner Torres, I. And acting chair Gangadan. I. Motion carries. All in favor? Thank you. I'd like to call case P2025-000085 which is an administrative amendment address is 622 Summit Avenue right there attorney. Yes. Thank you. Uh again for the record uh Charles Harrington Okonnell Foley on behalf of the applicant. Uh this is um for very nominal amendments um to the project. Uh you'll see on the agenda we are reducing the number of units from 209 units to 202 units. Uh that includes taking a studio uh eliminating the studio and creating three-bedroom units with within the project. And there are a lot of interior changes that I have my architect here, Mr. Vandermark, to to walk through. Uh this is the project that's um at the the northern end of um Summit Avenue just before Route 139. um the Singh Tower. So, it's well under construction. Um this is our I think our second or third amendment uh since the initial approval. So, um we are you know moving they're moving um forward uh uh efficiently and and and hope to complete it soon. So, with that said, I I do have uh Mr. Vandermark if you could show the board what we're talking about. [Music] Tricky council. Did we mark notice? Uh yeah, if we could mark the slide deck as A1 the notes we there was no notes for this. This is just a draft on the portal. That's that's right. We initially I I thought this was going to be approved internally. Um to clarify, council, um the scope of this type amendment would usually be approved ministerially by staff. Um but in this case, since they're reducing the unit count, it requires an a new resolution. So we thought it would be appropriate for it to go to the board so new resolution can be memorialized. Understood. Okay. Thank you. Yeah, if we can mark the slide deck as uh A1 if and if you could describe it before you speak to it, Mr. Venmark. Absolutely. I do. Absolutely. Anthony C. Vandermark Jr. That's Van Der M A R K. Principal of MVMK architecture. Mr. Van, your license still current? It is. Thank you. Thank you. Um, thank you all for being here and uh I'll try to kind of walk through these uh relatively quickly. Um, we're here uh for uh a slight change in density, an actual drop in density from 209 units to 202 units. As Mr. Harrington had previously mentioned, uh uh floors 20 through 26 uh happened to be a small reduction uh and we've added three bedrooms and eliminated some studios over there. On top of that, we've have some small amendments to the actual plan. And I'll just walk you through those. Okay. Um you know at the seal level we did a small expansion where we've added some storage space for the owner. Uh at the first floor uh as part of the original uh application we had a uh first floor leveled uh viewing platform uh in the event that the Bergen Arches uh takes place. Um we were going to open up this back corner uh where my curve serve is located um for a viewing platform that looks down into the Bergen Arches. Unfortunately, uh during construction, we had hit a large boulder uh at this location um which uh you know uh prompted us to leave that section in place, the boulder in place and not jeopardize the actual cliff line there. So what we did was we actually created a uh a second level uh viewing platform as opposed to the first uh floor viewing platform that was originally uh proposed to this board. We did move the mail room uh in some small spaces within the first floor. We've added a dog washing station under the doors to the right hand side here at the second floor. Now you have an elevated viewing platform that is uh accessed via bridge over the first floor. Um this is the current uh photo of that condition and this will be the finished renderings of that location. uh right hand side is the bridge um and the elevated side here is is an outdoor seating area. In the event the Bergen Arches actually takes place um this uh the wall adjacent to the Bergen Arches will come down. Uh glass railing as originally proposed will be there. proposed third floor. Uh the spaces of the uh commercial retail uh recreational amenity uh are now defined and we have uh some areas uh as a pickle ball court and a bowling alley and golf simulator on this level. Fourth floor, we created an opening for the pickle ball court uh towards the rear at the north side. And again, a little bit more uh definition yoga studio uh podcast uh and a lounge to the right hand side, which is the northern side. We changed some bathrooms and we added some mechanical closets on some of the middle floors. 14th floor amenity level. Uh a little bit more definition. This is for residents only. Uh there's a gym, a sauna, and a very large lounge to the northern side of the building. uh proposed floors 20 through 26. Uh the lower floors uh have nine units per floor. 20 through 26 is going to have eight units per floor. We originally had a two-bedroom at 910, a 428 ft studio, and then a 97 ft two-bedroom. Bottom right hand corner here. Uh those three units were merged into two and we have a 1,224 square foot uh southeastern facing 3bedroom. And then some of the leftover area, you know, went back to this twobedroom that expanded uh at 1,028 ft. Coming back up floors 27 and 28, just some uh really small floor plan changes. Uh kitchen moved and so forth. Um owner suite they added an additional uh bedroom which is the 29th floor. Mr. Singh upper roof uh we did alter uh some of the upper roof design. Uh as you can see now we have uh we do have some outdoor uh pedestal pavers centrally located but we have a lot of different green spaces and a lot of change of materials here. The original canopy uh has been changed to kind of match the definition of the building profile as it rotates. And in plan here, as you can see, we have some uh wood, some pavered areas, and of course, some extension uh extensive green roofing areas with elevated uh landscape plan for beds. In three dimensions, uh again a a irregular canopy set. Um this will not be solid. There will be uh louvers and as you can see here in the foreground uh some seating areas and some eating areas just as a whole. U we actually added a slightly more uh extensive green roofing um than which is originally approved. Um so therefore just noting it we we've added an additional 40 square ft of extensive green roof. So the application is actually better. Those are the amendments we have. The exterior of the building has not changed. Um and uh we hope to be completed by the end of the year. Thank you. Any board comments? And is that your completes your testimony there? Yes, it does. Okay. At this time, I would like to open for the public. Is there anyone from the public? Seeing no one from the public, I move to close. Second. Matt, that's yours, right? Um, staff just asks that all conditions from previous resolutions stay valid going forward in this new resolution. Yes, accepted. At this time, I would like to entertain a motion. Acting chair would like to make a motion to approve case number P205-000085 as presented to our board tonight with the conditions in the staff memo and the commission statement. Second. Acting vice chair Thcker. Hi. Commissioner Stamato. I. Commissioner Lipsky. I. Commissioner Patel. Hi. Commissioner Torres. I. And acting chair Gangadan. I. Motion carries. All in favor. Thank you very much. Have a good night. Under new business. Nine. Review and discussion of a certified artist Shan Lee. I will Diane and Nolan Lunsford. A formal action may be taken. Matt, is that yours? Yeah, I'll stand in for Cam. Usually handles these. He's away on vacation. Good good luck for him. Uh so um we have a certified artist that came from our our artist certification board um and they meet several criteria um laid out by the artist certification board. We asked that um the that the commissioners reviewed that item and uh that this board uh certify those artists uh so that they might may be eligible for certified artist housing. Staff recommends approval. Thank you. Anyone from public? Seeing no one from public, I move to close. Second. At this time, I would like to entertain a motion. Acting chair, I would like to make a motion to approve case number. There's no uh just item. You can go by item. Item number nine, review and discussion of certified as certified artists seen Dianago and Nolan Lunford second. Uh, acting vice chair Takur. Hi, Commissioner Torres. Just want to say if uh trying to remember these names, two of those artist oil paintings are really really nice. You know, they really do a good job and uh glad to have them in the city with us uh here because um very good artwork. Uh so with that, I vote a big eye. Commissioner Stabano I. Commissioner Lipsky I. Commissioner Patel I. and acting chair Genadan. Yeah, I just want to say congratulations to these artists and my vote is I. Motion carries. All in favor? Thank you. I'd like to call case P23-024 preliminary final major site plan and minor subdivision with the C variance. Address is 772788 Westside Avenue, Jersey City. Mr. Joseph, good evening. Stephen Joseph Casano quickly trai for the applicant. This is a notice application. I do have my notices here. If we could please mark these as A1 [Music] [Music] pad. [Music] Madam Chair, receive the affidate publication proof of mailing with respect to the application at 772 to 788 Westside. Uh it's also 461, 457445 Fairmount and 4 144 and 146 Duncan Avenue here in the city. Uh this was noticed for a prior meeting quite some time ago has been carried for various reasons through tonight. We are going to mark it as A1 for purposes of the record. Thank you. All right. Great. Thank you so much. So this is um a two-part application. So, we have a minor subdivision here with with some variances and then we have a major site plan with no variances. Um, the project itself is on the southeast side of Westside Avenue. It consists of seven different properties um contiguous that are being con consolidated between Fairmont and Duncan. So, it's it's a it's a large it's a large site. The applicant is proposing a new five-story building with below grade parking, ground flooror commercial, and 125 dwelling units above. There's there's no variances associated with the actual construction itself. The minor sub subdivision um does have some variances. This is uh there's a property around the corner, 445 Fairmont um Avenue. The rot the lot runs it's very deep and it runs the entire length of the rear yard of of the main project. So, what we're proposing to do is take off the rear yard and add it to the main project itself. As you'll see from the from the subdivision plans, um the the resulting property, which will be a single family, two-story house, is not conforming in terms of rear yard lot area um and lot depth, but it it is uh the typical lot size for for Fairmont Avenue. And what that does is it gives gives us a larger rear yard for the main project and it also gives us some more buffer between the backyards of the residential properties behind us. I do want to make clear that we we do not need the subdivision for the main project. We could build the building as is being proposed without doing the subdivision, but in consultation with planning, we thought it'd be better to have some additional buffer area and a larger backyard. Um, so we're going to start with engineering because we have the subdivision. So you can see that and then we'll jump into architectural. Get you sworn in. Yes. Melissa McIntyre. Last name spelled MC capital I N T Y R E. And Melissa, I don't think you've testified before this board before. If you could just confirm your license is current and good standing and and maybe just some very brief on your educational background. Sure. So I am a licensed professional engineer in the state of New Jersey and my license is in good standing. I hold a bachelor's of engineering in civil engineering from Stevens Institute of Technology and I've been involved in the field of land development for over eight years having worked on projects all throughout the state most notably in Jersey City Hoboken and the Hudson County area. You're qualified. Thank you. All right. So if you could um matter we Yeah, just try straighter. [Music] A little more. Try again. I hope we don't. Let's see. Stephen Joseph swag. I see. I'm derailing things already. Had to be somebody. Stephen, I know Chuck's not happy with me right now. Uh oh. Um so Melissa, if you could just uh take us through uh make note of the subdivision where where that uh Fairmont Avenue lot is and then walk us through the civil while while you're up here in Sworn. Yeah, sure thing. So starting off um with the existing conditions plan. This is sheet C2 of the site plans that were submitted to the city. Um just to provide you all with a bit of background on the project site. So we have frontage on three roadways. There is Fairmont Avenue to the north, Westside Avenue to the west, and Duncan Avenue to the south. Um, in terms of existing development on site, there are a few commercial uses, notably a hardware store, a deli, and a seafood restaurant. Um, in addition to that, there is an off- streetet parking area. Um, and on lot 9, there is an existing residence. So, to discuss slot 9 a little bit further, I'm going to be pulling up the minor subdivision plan that was prepared by our office and submitted to the city. Um, so as Stephen mentioned earlier, we are uh proposing to subdivide this lot into two lots. That way, the rear yard area can be consolidated with the rest of the project site um and provide a rear yard for the proposed building. The northerly lot, this will be designated as lot 9.01. the existing residence, the porch and the patio that are all out there are going to remain. Um, and like Stephen mentioned, we will be bringing this lot into greater consistency with the lot shape and size um, compared to the uh, neighboring lots to the west. The southerntherly lot, this is going to be annex 2 and part of lot 65. Um, and this will make up part of the rear yard for the development. I would like to note that we are going to be requesting a few variances pertaining to the lot area, lot depth, and rear yard setback for the subdivision. We do have our planner here tonight who's going to be talking about those variances in more detail, but tying in the subdivision to the proposed development. I'm going to switch back to the submitted site plans and pull up sheet C4. Uh this is titled site and landscaping plan. Um, so mentioned previously, we will be keeping the existing residence that is on lot 9. Um, and the remainder of the buildings that are on site and the associated site improvements are going to be demolished to accommodate the proposed development. Um, so this development will consist of a fivestory mixeduse building. There will be seller parking with a uh driveway provided on Fairmount to give access to the parking. Um, there will be commercial space and residential units on the ground floor and there will be residential units on the floors above. To get into the rear of the site, we are proposing a patio and a lawn area to aid in screening. We're proposing a 6ft high vinyl fence along the site perimeter. Um, in addition to that, we're proposing a mix of native evergreen and deciduous plantings. Um, also along the perimeter of the site uh to further aid in screening. Um, and one thing I would like to note is that we will be increasing the amount of green space on site as well as the amount of plantings. So, briefly getting into loading for the development, um, the city recommended that we provide an on street loading zone on Fairmont Avenue. So, we're certainly happy to work with the city to address this. Uh, to touch on the streetscape improvements briefly. So, we're providing new ADA compliant sidewalks along all of our sites roadway frontages. In addition to that, we're going to be milling and overlaying up to the curb on the opposite side of the street for all the roads on which our project has frontage. We're also going to be providing street trees along Duncan Avenue and Westside Avenue. Two street trees are provided on Duncan. Uh there's currently no street trees on West Side today. We are proposing to add eight. I would like to note that we are requesting a waiver for the number of street trees on Fairmont A and Westside A. Um again this is just due to the uh obstructions within those um right ofways. Um but we have proposed the street trees to the maximum extent feasible. Um and again I would like to note that um there's currently no street trees on Westside A today and we'll be providing eight to get into storm water management for the development. So there's currently no formal storm water management measures on the site today. Uh given that we are a major development per the city ordinance, we're proposing a green roof system uh which has been designed in compliance with all city JCMUA and D requirements. Some of the parameters we looked into for our green roof design. The first was to uh provide green infrastructure which we are doing through the proposed green roof. Another parameter we looked into was storm water runoff quantity. So we have designed our green roof so that the uh post construction runoff rates do not exceed the preconstruction runoff rates at any point in time. We also looked into storm water runoff quality which we were exempt from needing to uh comply with given that we are reducing the amount of imperous cover and reducing the amount of motor vehicle surfaces on site. Uh lastly, we looked into groundwater recharge which we were exempt from complying with um given that we are within state planning area PA1. So moving on to the utilities for the building. We are proposing sanitarian storm connections on Westside Avenue. Um we're also proposing a secondary storm connection on Duncan A and all other utility leads will connect on Duncan as well. Um, and we'll certainly work with the utility authorities to address any requirements. So, uh, Melissa, we we did receive some review letters. Um, can you just confirm that you've reviewed them? We have no issues working with the the review agents to address them. That's correct. So, we've reviewed the review letters. U issues working with the city to address those comments. All right. um if there's any specific or direct questions from the from the board about the civil um otherwise we we have uh architect and planning testimony as well. So Mr. Joseph just to be clear what we're talking about with respect to the subdivision based on the drawing that's up on the screen. The second lot from the top on the left side is the lot described as number nine and we are subdividing or annexing off the piece where those landscaping is being shown. That that's correct and you'll see that in the architectural plans as well. But that that's correct. The top portion of the site plan where you see the uh the the greenery designations, the landscaping that um is formerly the the lot that's being subdivided. Does it go all the way to the building or not really? That's correct. It goes all the way across. It's It's a very deep lot. Okay. And you're lining it up obviously with the backyards of of the adjacent properties on Fairmont. That's correct. And and again, the subdivision is if we did not do the subdivision, we would still not need any variances for the proposed building. It it adds some buffer area and a larger backyard. No, it makes sense. And obviously, you control that and are able to maintain it. Question for uh uh the witness. Um the can you confirm the sidewalk along Westside Avenue, the width between the trees and the building face? Yes. So, we did see that comment come through in one of the review letters. We are providing at least 5 foot sidewalk width between the um tree street tree pits and the building. Um if the board looks favorably on the application, we can certainly update our plans to show those dimensions. Yeah. What is the width though between the tree pits and the building face? I would have to confirm, but it is greater than 5 ft. Is there a setback from the property line to the building phase? To confirm the setback from the Is there a setback along Westside Avenue from the property line? I would have to confirm with the architect. Is their office repaired the zoning analysis? I know they will be um providing testimony tonight as well. The the dotted line on this C4 is indicating what? That's the overhang. The overhang. Okay. Thank you. Any board comments? Yes. Um going back to the subdivision part where you saying um I'm looking at 8 June 5 through the trees there. That is the property on Fairmont Avenue. That's right behind that line. So if if you go back I don't see on this where is the line that goes to the property that's over on fair for the subdivision on this drawing. I can see it on the other drawing that you have that you showed the Thomas Miller. Um so I'm okay going back to that. Where is it? Where is that other fairmont property at? It's going right to Yeah. So, it's roughly along where I'm tracing with the the mouse right about now. Yeah. So, Commissioner, this this uh site plan drawing doesn't show the division line because this is associated with the um it's a site plan for the larger development. The other drawing is the subdivision drawing that shows the dividing line. Yes. But I was just want to make sure how far back it goes through. Okay. Now, now I can see it. Thank you. Any out of board comments? No. All right, let's get Will uh sworn in. [Music] 2020. The whole truth. Yes, I do. Thank you. It's uh William Wackenman. Last name W C K E N M A N. Mr. Beckman, I know you um testify before this board here. Is your license still current? Yes, it is. Thank you. proceed. Uh, just to answer Matt's previous question, there's a zero foot front yard setback for the the building and there's 6' 8 and 12 in between the tree pit and the building line. Thank you. Okay. Thank Thank you uh again for your time this evening. Um, This is a project that we've been working on for almost three years now. So, it's uh I'm happy to be here tonight to present it to you. Um I I won't touch on the the site work. Melissa gave a very uh detailed presentation, but um I'm happy to answer any questions that that come up. Um the only thing I'll add um with regards to the site plan is just a general comment about the building layout. So um the building is oriented north south. It runs parallel to Westside Avenue. Um and then it extends back towards the rear property line and then out over to uh Duncan. And um we looked at a variety of configurations for the building. We looked at um a U-shaped building um and possibly extending up into this this area of the site. But um we felt that uh this this increased buffer between the residential uh the residential houses on Fairmount and the back of the building were was was a nice and unique feature. You don't often see um buildings that have 110 foot rear yards, which is what we have here. So, this is a nice um uh unique amenity to the project where we're situating the building away from the residential block um with with the frontage um along west side and the other uh highdensity block on on Duncan. Um these are just our standard details. Uh so I'll I'll start um with the uh going quickly going through the the floor plans for the uh proposed building. Um starting with the seller level. So um the the lower level of the building is is predominantly uh parking. Um there's 45 parking spaces, 20 of which will be designated as as uh open to the public. Um we have our utility and trash rooms located on this level. Um as well as a uh a bike room and then a um a public entrance uh to the garage uh located on the fairmount side of the project along with a a management office for the uh operator, the future operator of the parking garage. And will just before you move on from that page, I think it's worth noting that um the reason why there are 20 parking spaces here that are open to the public um at at no charge during business hours is because there was a deed restriction on one of the seven parcels that that made up this lot. And that deed restriction was because the property was formerly owned by the city's parking authority. In order to have that deed restriction released to allow us to develop the property, um we negotiated a revised ordinance and restriction with with city council. It was adopted by city council which uh among other things required us to have 20 spaces in the garage open and available to the to the public. So with that though, with that, how are you going to manage that? I mean, so we will can say a couple words on that. Um the primary thought is to have a a parking company. Um there's a sister building across the street that also is going to have a garage, but um have a Well, Will, why don't you show where the parking spaces will be? I I think it'll make more sense that way. Yeah. So So the parking um spaces are here um immediately adjacent to to the garage entrance. Um and um yeah, the plan at this point is to have a a third-party parking company operate uh operate the garage. Um so they'll have a management office on site. It'll be fully staffed and they'll be responsible for um managing the parking and um the uh designation of the spaces. But so if it's if it's 20 free spaces, is it 247 365? Is it it? It's during retail hours. Okay. Yeah. And and this parking arrangement and there's also a a lease agreement with the city needs to be con there has to be a separate agreement with the city um after approval of this application. So that's a condition obviously. Yeah. Currently there's a deed restriction on the property. Well, currently we have an ordinance authorizing everything that we're proposing. City council has adopted the ordinance. Um, but it's subject to working with city attorneys on the lease agreement, which means the deed restriction is still there until that's done. It it was released and replaced with the new one that allows the development with with those conditions that was already recorded. It was adopted by the city. Um, the the ordinance was adopted by the city right? that ordinance. Uh the parking spaces are in perpetuity, but the commercial space is for 10 years. Correct. We didn't Yeah, that's on the next page. Well, we could uh talk about that a little bit too on the when we get to the commercial space. Understood. Yeah. So, okay. So, that parking spaces Mhm. that 20 of them are for the public, not for the commercial spaces. They're they're for the public to use to access the commercial spaces and and but they don't there's not a validation to How about the workers that work in these spaces? Are they going to be using those parking spaces or it doesn't No, they're not for they're not for employees. They're not for the employees. How does the public know there's parking spaces available for them? As I drive down Westside Avenue, how would I know that? Uh question, Eddie. Yeah, there there would be signage. Um Will could talk a little bit about that and also about um entrance as well. Yeah, we we do have we're proposing uh signage on the building. This this is like any um any parking garage in the city um private parking garage where there'll be signage uh both on the entrance and then entrance to the garage and then the the public entrance on on Westside Avenue. So that's the the idea for the garage is that it would operate just just as any most most likely they'll be charging people to park there. No, no, it's it's free. Free parking and uh there'll be signage letting people know that there's free parking there. Sure. Yep. That's correct. But to Eddie's point, how do you distinguish between an employee, a run-of-the-mill person who just wants to park to go to Lincoln Park or go in and use the commercial facilities? So again, that's why we are looking to have a third party management company with manage the garage as opposed to say using a park mobile type setup where you know it's it's an unmanned um it's an unmanned garage. So that there would be somebody there um responsible for you know making sure that people were caring. It wouldn't be it wouldn't be I'm going on vacation let me put my car there then I could go away type of thing. Correct. Okay. But I think, you know, not to belabor this because I think the application's moving fine, but I think if you just did it as a first come, first serve for whomever because I think if any management company tries to ID and go through that process, it's going to to me I just can envision chaos. I mean, I think the idea is we restrict the leases as well, but it it was very important um to everybody that we spoke to to make sure this is available for for the public to use for for your charge. So, we're trying to honor that. So that I think presents the to me the quagmire is is that if you say you're presenting it to the public and yet you're talking about possible deed restrictions. I mean I don't know what that encumbers but I think if it's just a first come first serve then the management person says okay you get spot one you get spot two 3 20 lots full and then whenever retail shuts down they're not out then the management company does what it does. Yeah I I think that's a good idea. Yeah, I think ultimately it's going to be whatever um city council wants us to do in terms of uh terms of the spaces. Okay. All right. Thank you. So, um moving on to the the first floor plan. Um uh the entire uh Westside Avenue frontage uh is uh there's four commercial spaces along Westside Avenue. Um this uh space here, space 3 is designated as the um uh will be designated to the city. Um this is the space that's available to them. It's 2,000 square feet um per the ordinance. Um this was so another request from the city to release the deed restriction was a commercial space in the building for the city to use however they see fit. This will be rent free not expense fee. City has to pay their own utilities and things like that but rent free for the first 10 years and then 50% rent for the um I think the next 10 years. And that's part of the same ordinance about the parking and and again that's subject to final lease agreement with um with city council. Um we also have a uh the entrance to the parking garage on on Fairmount and then a uh a public uh elevator and vestibule here uh on west side uh to to access the parking garage uh you know if you're coming from one of these retail shops. Um, we also have the the main building lobby, uh, mail room, package room, and amenity spaces, uh, in this in this area of the building here. And then wrapping, uh, the interior, uh, courtyard, we have, uh, 10 10 dwelling units. Um, moving on to the, uh, typical floor plan. Um each floor has um 30 units per floor. Um I just want to correct Steve that we do have 130 units um in the project which was down from 135 um originally. Uh the typical floor is a mix of uh onebedrooms uh studios and and and two bedroom uh units. Um, floors three through five are exactly the same. The the only difference is that we're the floor plate is a little bit shallower in the back. So, we pulled it in a little bit to again open up the the the rear portion of the lot as the building uh increases in height. Um, the roof plan um we we have uh an amenity space, a rooftop amenity space located at the center of the roof. Um and we also have a a roof deck for the resident's use. Um all of those functions are kept towards the uh Westside Avenue side of the project. So again, keeping that these more public um uh rooftop spaces um away from the residential side of of the building. Um we also have a a fairly large uh green roof on the main roof as well. the um elevations for the building. The exterior design is is pretty pretty simple. Uh we're using uh a brick as the uh primary facade material with aluminum accents. Um and then we have a uh u GFRC or concrete panels for for the base of the building. So we have a very well- definfined um base uh for for the retail spaces um uh with the residential floors above. Uh one of the other things that we felt was important was breaking up the massing of this very long linear building. So we have um sections that are brick and then we have recessed areas um uh which are using the aluminum panels and uh expansive uh glass uh to help break up um the massiveness of the building um and uh reduce the scale uh a little bit. Um design is consistent all the way around the building. The only difference is once you get to the interior facads, we're replacing the brick with a uh uh fiber cement lap siding, but the the window pattern is is generally the same. Uh and as I said, the design concept is is generally the same. These are just uh two additional elevations. Um one of the the Duncan Avenue facade and then the um the the back of back of the building here. Here we have uh a few details just showing again some enlarged uh areas um of the facade. Um one other unique design element that we have is this uh linear this curved linear canopy which extends along um the entire frontage of the building. Uh just kind of a a nice a nice feature over the the retail entrances. Um and it acts sort of as a cornice or a transition as you between the residential floors above. Uh this is our uh sun study and it um again just illustrates the point I I made earlier about how the the sighting of the building u was designed to to maintain this uh the buffer space at the center of the project. So um the uh shadows and the effects of the sun on the uh adjacent properties are are minimized to the greatest extent possible. Here we have our standard materials um which you'll see a little bit greater detail on the uh on the renderings. Um, I would like to enter this as an exhibit because I the renderings were not part of the uh original submission. A2. Is it just one rendering? Two renderings. A2 and and will just email that to me after the hearing. Sure. So, the the difference between what was uh in the set that was um up on the on the portal was that the project previously had had balconies that ran uh between these recessed areas. So we um in conversation with the neighborhood and and some feedback that we received, we removed those balconies um and we added some uh extensive uh green roof plantings along this uh canopy projection um which we think is a nice feature. And then this is just a an additional view of the building uh from the intersection of Duncan looking looking north. And will I think um something else we discussed discussed is bird safe glass on the windows. Yes, we did discuss that and we will specify bird safe glass for this project. That concludes your presentation. Well, yes. Thank you. Any board comments? I have a quick question for you. Um, I'm liking what you're doing. You got me with the balconies. That's cool. But you did have a little space there that things wouldn't fall down above the doors. And then you got rid of the balconies. I'm like, okay. But, um, just your garbage refuge. Uh, I see that every floor has a recyclable area and then the garbage that's going to go. Somebody's gonna bring that downstairs uh that works for the building to the garbage area that you have downstairs. Yes, correct. Then you have two yard containers downstairs which is like the opposite end of the garage. Uh are they wheeling those out to Fairmont or are they um trucks are to go inside and pick them up? Um that is a a good question. And I mean the the plan now is for the refugees to be removed to Duncan to Duncan and then picked up on scheduled uh pickup days on on Duncan. Um yeah, sorry. Let's see. Okay. Sorry. West Westside Avenue. you you're West Side Avenue and then the entrance to the garage is on Fairmont. Correct. Right. So there is no entrance to the garage on Duncan. There's Correct. The staircase that services the garage the refuge room is is located here which is kind sort of in between uh Duncan and Westside. So the electrical room there has double doors I see. But that wouldn't be accessible for the go the garbage to be taken out. No, the refues will come um will be removed from the main refu room here or from the floors above if um you know they're not over capacity and they'll be brought out through this staircase to the staircase and brought out to the street Fairmont Avenue West Side. West side. I don't see in the garage area. You have the two yard dumpsters. Mhm. How do they come out on Westside Avenue? I don't see a uh an opening. I just see it. So, they'll they'll be brought um up the ramp where the parking garages cars come in. They'll be brought up through the the the staircase. No, I think Well, I think the commissioner is asking if the You got in the in the in the parking garage area. So, people take their garbage down, they're going to be throwing them inside those dumpsters. They're about this long. Sure. Up this high. Uh, how do you you know, you going to wheel those to Fairmont and then wheel them on and leave them on the sidewalk of West Side? No, I think the plan is to bag the refues in the the trash room and carry it up. I don't think that's going to work. That's not what they're showing. No, that's that's Yeah, there you're showing you're showing um one, two, three, four, five two yard dumpsters for trash removal. It show It shows you the Oh, yeah. It does show you the path up the stairs. So, they're going to be taking them out of there, bag it, and Yeah. Um, I mean, we I I suppose they could bring it through the elevator as well, but it's um the with this being a public garage, we don't want people walking up the, you know, trying to push these things up the ramp. Um, so when they get upstairs to the next level, then the plan is to Now you're on the next level. Well, the plan is to pick them outside on West Side Avenue. Correct. Through the main entrance. Through the side entrance. To the side entrance. There is a side um entrance. I see that over here. Okay. Now I see that. And a sidewalk that connects to um Okay. to the the West Side Avenue here. So, somebody's got to dive into those dumpsters, take out the garbage, and bag it. Correct. I mean, somebody's got to bag it for, you know, take the individual unit owner bags and put them into um, you know, proper collection bags. So, um, we felt that it was reasonable to do that in the refuge room and then carry it out as opposed to um, you know, wheeling the dumpsters out and then doing it on the street. So, or on the sidewalk. I hope the bags don't break. Got a question for is this everyday pickup? Is that what you're planning on doing? Uh, every day or um, other words, you're gonna have you're gonna have somebody service this on a daily basis, days a week or I I believe the plan is to use uh, municipal pickup on a regular scheduled pickup days and you're going to run into a storage problem. The commercial would have uh, private pickup. The commercial space would have private pickup. And so the residential pickup would be um bagging it there and then bringing it out in the street. So on Westside Avenue, we're going to have commercial garbage being picked up every day or whatever couple times different than what the city is picking up. That's what you're saying. They'll have because this is not a private company that's picking the garbage up. This is going to be the city judge cities. Correct. For the for the commercial, it's it's typically private and that would be for the for the individual tenants to arrange that. Correct. I think they I think you really need to take a hard look at that again. Um because you got recycling and then you have garbage pickup and I just can't imagine this going out on Westside Avenue and then you're going to take you're going to have floors where you have storage capabilities for garbage and recycling. Bring it down, repackage it, put it into a container, and then wheel them out. Right. No, I'm getting totally confused. No, they're going to bring it downstairs. Uhhuh. Repackage it and then carry it upstairs a flight and bring it out of the building in bags. Oh, that's not going to work. No, that's not going to work. Well, is it is it possible to get a a truck into a garage? Well, uh Well, I don't I that's my question. I don't I don't know if it poses it. I mean, you have a storage space on the opposite side of the garage that has room for garbage bins. I mean, that's closer to the Fairmont Avenue. But that's not the point. That's not my question. My question was I'm not going to design the building. My question is, how do you They're going to be bringing down the garbage once a week from all the recyclable all the floors. Yes. And put them in. Yes. I think the plan is to utilize the refuge rooms on each of the floors as the primary refu. Okay. So then they'll be removed on select uh pickup days from the individual floors and brought out to the street. The main refu room in the basement we have designated as as overflow as space for bulk items such as you know you get a furniture delivery or something that would be stored in the basement refu room but we have again we have um an oversized refu room on each floor with several bins and a separate recycling area. Okay. So the the main plan u and I'm sorry for the confusion is to utilize the refuge storage on each floor and then if additional storage is needed in the basement that would be utilized for but it's not to bring everything to one location and then bring it out. Oh okay. Okay. So the tenants on each floor will take their garbage bags bring them into the refues and recycling on each floor. Correct. Correct. And then some attendant, somebody is going to then collect those garbage bags and bring them to street pickup. Correct. On whatever day there's street pickup. Is that going to be in a in a container or is just going to be out in the street? Um, no. I I don't have I will say that it will be um I did you have I don't it whatever is required I don't think we do containers I don't think that's permitted for for buildings of this size but I I don't not going to wheel a container through the lobby and into the side of the door. So it would be bags. That would be bad. Mhm. Especially if something you're going to pile bags outside. Yeah. That's what you're going to do on Westside Avenue, right? So, is is there going to be a container in at Westside or it's going to be pile of bags sitting outside? I think it was just stated that it's going to be piles of bags. I don't know how everything's going to get into the bags because you're going to have all different bags in these refuge containers on each floor. Now, if the attendance is the attendant going to compile and separate separate Okay. I mean, if that's they're not going to use the elevator to bring the material down. Um, it's I I got to I suppose uh that's not the intention. Um but um from the basement that's not the uh from the basement that's not the intention. Um but it's hard to get judge on each four depending on occupants and use of how much refuge will be generated recyclable or otherwise. And I can imagine that um the maintenance person, custodian, whatever, go around and check and then when the bag gets filled, just tie it up and then take it out and put it into some kind of cart or something because you don't want it dragging through the halls because if it pops, then you got a problem and then get it down to that room that you've indicated that's on Duncan. So, to me, the only rub in all this, I mean, that makes sense to me whether they take an elevator down and clear it out. But to Pat's point, uh, Westside Avenue is a pretty busy thoroughfare and there's bus stops you're proposing changing and Duncan is also a major thoroughare to get down to, uh, Tunnel Avenue. I think if you backed out a door, built in a door off of that room on Duncan so you could line it up on that side of the building, it makes a whole bunch more sense. Sure. To me, I I I think that's a a legitimate a good comment. So, um Will, can you go back to the site plan? Sure. Site plan or first floor? The uh do all these garbage rooms line up? They do, but with the exception of of the seller at the basement. That's all right. But all the top units, all the garbage rooms line up. Correct. I'd like to make a suggestion. I would have you take a look at that and do something with shoots and get it down to whatever level is street level and bring it out that way because I just can't imagine 130 units, people throwing food matter and everything else and if it sits there for twice uh twice a week collection, you're going to have definitely an odor problem. I know. I used to be in the business. Yeah. Yeah. Um so I I um so well I think I think what the board is asking if is if we could relocate the trash pickup to Duncan. see if we're able to do that and um add a trash shoot into the trash rooms. You think that's something we're easily able to do with the compactor? So, if it gets down into shoot, compact it, put it into industrial bags and then and then just wheel it out. Sure. Uh that's that's certainly uh certainly feasible from an architectural standpoint. You wouldn't have to go to two yardage. You could use with a compactor, you could go to like a yard and a half or yard one yard container. Mhm. Sure. And then wheel it out. Take two guys. But if you're gonna if you're going to have different How many garbage rooms do you have altogether? It's on each floor, right? Four. Um, so you got four five. So you got two guys basically. You're going to go in there and try to straighten them out on a daily basis. Correct. That's that's Yes. I think you're throwing labor for nothing. I would throw it down to shoot. Do it that way. maybe recycling because the recycling really you're going to get people do they'll do recycling but not to the extent where they're generating garbage but I would look at that sure I think these are uh I think these are great suggestions um will did testify that they're feasible and I I think we can agree to make those changes um as a condition with with final approval by staff if the board is okay with with that I got you know I'm in favor of your project. I like it. I like the way I like the way you set it up. I'm very impressed with it. But the only concern that I have is the double handling and everything else and dealing with residents and expecting them just to get them to that room is going to be an accomplishment. Sure. Understood. And then taking You need a shoot program. That's what you need. You need a regular shoot program into a like a a floor like a compactor and then wheel them out. And what's the overall width again of the sidewalk on West Side Avenue is 6'8 and 8 that I saw? 6 feet 8 and 12 in. 6' 8 and 1/2 in. There's not a lot of tree pits. Not a lot of space when you bring it out the garbage. Eddie, I think I heard Mr. Joseph say that they would consider and or be open to in the architect putting the uh disposal on Duncan, which is less dangerous. I mean, Westside Avenue in that particular part with the park over there, you got a gas station, Duncan coming into tunnel. If you put those bags out there, I think it could be bode for trouble. Yeah, sure. I think we could easily, like I said, extend a hallway, make, you know, some kind of safety door. Yeah. Steel, some type of steel door. I mean, architecturally approved, I guess. Um, you know, for an example, if you go downtown and see how they put it out with some of these units, I can't imagine that happening over on Westside. No, I can't either. Yeah, I live in a high-rise and I see it all the time. We and I live, my building has 300 occupants, but uh I mean, the amount of garbage we put out is pretty substantial, but it goes into a compactor. We smell nothing. And in our compactor room, we separate, we put our recyclables, and they get picked up every day. And I would look at the days that you're collecting. You might just have somebody come in, private guy come in for two days a week and then you have the city for two days a week. That might be enough. But you just need to work that out. So I think the consensus on the board here is to reook on your um garbage disposal. Sure. Santo, you have anything to add to that? I know that Mr. Joseph had indicated that he would make that a condition of approval and work on it with city planning. Madame Chair, I don't know if it's something that that the board wants to see or if they're willing to delegate that authority to uh to city planning with a condition as suggested. Council, I would not have a problem with that. You know, I have no problems even working with uh city planning if I'm allowed to. I don't know whether I'm allowed to do that or not. So, I think if city planning is going to do it, city planning is going to do it. I think if the board wants to see it, you know, I don't think uh to Commissioner Torres's point, it's not our job to design it for them. Although I can appreciate your expertise in the field. I think uh the comments have given them the direction they need. But if the board wants to see it before they're comfortable uh moving forward, that's this board's prerogative. If the board is comfortable with a condition and city planning addressing it, they can move that way as well. I think I think we will have city planning uh work with city planning to address it. Yeah. And and just a summary, I think it's pretty specific, too. Right. So, we're we're relocating trash pickup to to Duncan. We're incorporating a shootute program and we're incorporating a a compactor into the into the building. Perfect. Okay. One two three. Understood. Thank you. I withd it. All right. Um I think that was commissioner's first question. Is there? Okay. Um we have a traffic engineer which I'm not going to call up unless there's any specific questions from the board, but we do have a a planner to come up and talk about the variances. So we'll have your planner. Thank you. Great. Thank you. Thank you. [Music] Yes, I do. Yes. My name is Marchella Traina. First name M A R C E L L A last name Trina T R A I N A. Miss Trina, did we qualify you here before? No, you have not. Okay. Um, you want to give us a brief background? Yes. So, I am a licensed professional planner in the state of New Jersey. I am also a member of the American Institute of Certified Planners. Uh, both my license and certification are in good standing. I received my bachelor's degree from the Ruckers Blousein School of Planning and Public Policy. I previously served as the reviewing planner for the Hudson County Planning Board. Uh, and I've been accepted by an expert uh before over a dozen over other boards throughout the state of New Jersey. You qualify. Thank you. You may proceed. [Music] All right. I would like to um introduce this exhibit and mark this as A1. Just make sure you're talking to the Sure. So, this would be A3. A3 council. My apologies. Uh so, here you have an aerial exhibit that was prepared by uh my office, Stonefield Engineering and Design, located at 92 Park Avenue, Rutherford, New Jersey. Uh it is an aerial exhibit that was prepared on March 25th, 2025. Um so I'm going to speak very briefly to the relief that we are seeking this evening. Um we are seeking a few C variances in relation to the uh proposed minor subdivision uh which includes minimum lot area depth and setbacks. So as you can see on this aerial, we are subdividing existing lot 9 to be nearly identical with lots 4 through 8. All of these lots, including lot nine, are part of a traditional rowhouse development. And these types of developments have buildings that are similar in scale in building scale and setbacks. So, we're proposing to subdivide lot 9 to main consistency in lot area width and depth as those neighboring lots. Uh, so from a neighborhood impact standpoint, excuse me, neighborhood impact standpoint, the this lot is going to look nearly identical to its neighboring lots while allowing for a larger rear yard and landscape buffering to lot 65. Uh, we are not creating any new bulk variances as a result of this application. Uh, but I do briefly want to touch on one of the waiverss that we will be seeking. Uh, and that is for lighting. Um, I want to note that the areas that we are seeking relief for are just along the property lines. um and that is to um and that's for security purposes uh there will be no spillover over to the adjacent properties. So um seeing as how we are comp compliant with building height setbacks and parking uh I believe the proposed development is in alignment with the ordinance and promotes the intent of the NC1 zone which is to recognize the existence and importance of neighborhood business districts and provide groundf flooror commercial and mixeduse buildings to promote walkability. The project also meets the city's master plan goal to create a balanced housing supply and restore and establish the traditional street grid with commercial space rather than another surface parking lot. As you can see on this aerial, that's exactly what we're doing. We are replacing this surface parking lot with a a brand new uh mixeduse building. Uh and because the project is mostly compliant with the zoning ordinance, master plan, and is in character with the existing neighborhood, we don't anticipate any substantial detriment to the public good. These minor variances can be granted um under the C2 benefits versus detriments criteria. And I believe that this project carries out MLUL purpose A, which is to promote the public health, safety, morals, and general welfare. And that concludes my testimony. I'm happy to answer any questions board might have. Thank you. All right. Thank you. That does conclude our direct testimony. Thank you. At this time, I would like to open public comments. Eric. Eric, we put the lights back on. Good evening. I do. Kayla Burl, K A Y L A B U R E L L 197 Duncan Avenue. Miss Burl, you have three minutes. Thank you. Uh, good evening. Uh, I am speaking tonight as a vice president of Lincoln Park North Neighborhood Association and chair of our construction committee. Uh this project was first presented to us nearly two years ago and while we recognized some potential neighborhood benefits, we also raised um serious concerns, chief among them was the lack of clarity around how those 20 public parking spaces within the garage would actually be implemented and accessed. Those spaces um as uh Mr. Joseph mentioned are codified by Jersey City Ordinance 23-057 and were approved um in June on June 7th of 2023 as a restrictive covenant of that parcel. Uh when the project returned to the agenda in January with no visible changes addressing those concerns, we were disappointed. It felt as though our input particularly on the public parking issue had been overlooked. We do appreciate the developers willingness to meet with the community following that meeting to incorporate some of our feedback like the green canopy and reducing the number of units. Um we do thank them for those revisions. The inclusion of the green roof and municipal space was also a step in the right direction and contributes positively to the broader neighborhood. That said, we still believe there's room for meaningful improvement on a project of this size and visibility. Specifically, we urge the developer once again to ensure that the proposed co-working space within the municipal area uh is accessible to the public. That would be a tang tangible benefit for the residents and a more equitable use of shared space. We've also asked for that mature tree on Fairmont near the entry to the garage to be preserved. That has not been mentioned this evening. We have concerns about the function of the commercial spaces. Unloading, loading, customer egress, as well as refues, all going in and out of just four doors onto a narrow sidewalk uh Westside Avenue will likely create unsightly and potentially unsafe congestion. Like the board mentioned, we're concerned about the continued lack of real of a real developed plan for managing those 20 parking spaces. This is not a minor detail. It's a critical piece of community infrastructure that was promised and remains vague. Without a clear and enforcable plan for access, retail hours, signage, and oversight, these spaces risk being functionally unusable for public. Uh we look forward to welcoming our new neighbors. We hope this project can still evolve to include the changes necessary to make it a true asset and not a burden to the surrounding community. Thank you. Thank you. Anyone from the public? Seeing no one else from the public, I move to close. Second. Mr. Joseph, would you like to respond to the questions asked? Sure. So, um, the tree can't be saved because it's it would obstruct the driveway and the views from the from the driveway going in and out. Um, the co-working space, it's it's not it's not open to the public. um that's not something my client wants to do is it's an amenity for the building. Um and the the parking spaces uh we have to continue to work with city council on that. That was something um that was negotiated and done as part of the the closing on the property. Um it wasn't done as part of the the planning board application. It was done to release the deed restriction. Um and it's very difficult to make any progress with um city council right now. Um we plan on picking that up along with the lease agreement for the commercial space in the new year. Um, you know, there's no there's no variances for the for the building it itself and and we feel we've made substantial concessions even though we don't have variances including reducing the unit count um and and the ample greenery. Commissioners may suggest that uh to address maybe concerns about parking and accessibility is the signage. Um maybe the applicant can work with staff on signage that reads as public parking. Um there is both a lobby for the garage which is at along west side. So there's ample opportunity there and then there's probably an opportunity at the garage entrance as well. Happy to do that. And and anything else that city council may suggest once once we get to to that stage. The only thing with that, Matt, and to the uh Miss Burrell's point is to the extent that we've defined public. I mean, it's still a vague concept. I mean, we're I mean, we're leaving it in council's hands. So, if we say public, but yet it means some negoti negotiated out, you know, say public accept or public just. The intention is for it to be open to to anyone who wants to park there, whether it's someone just parking there and walking around the neighborhood or utilizing the the commercial space as a as a patron. I made that point earlier. I think a first come first serve basis during whatever hours are deemed retail is fine, but that's not in our purview. Right. And right. So I think commissioner the what everybody has to understand is there was a deed restriction on a portion of the property. So when a rest a deed restriction gets placed on the property the property is burdened by that restriction. Thereafter the person that has the benefit of the restriction on the property can remove that restriction. So, it is possible that there's a restriction on property. You can never build a single family house on this property. I put it on my property. I decide I own this piece of property. I'm going to restrict it that you can't build a single family house on this property. If in 15 years I decide I want to remove it, I can just file the appropriate paperwork removing that restriction from the property. If I sold it to you and you wanted to build a single family house, you would have to come back to me as the person with the restriction and get me to remove it. So, there was a restriction that on one of the lots that the entire project is affecting, there was this parking restriction. City council was the benefit of that restriction and city council through ordinance has now modified that restriction and the ordinance speaks to how it's been modified. So now it has been modified to a minimum of 20 parking spaces shall be available at the property for public use during retail hours at no cost. That's what city councils modified that restriction to. Enforcement and interpretation remains with the city, not this board. Obviously, I think all of the comments, all of the concerns are absolutely valid, but that's for city council and the property owner to figure out how that's actually going to look along with all the other modifications to the restriction and considerations as set forth in that ordinance. I don't know why it hasn't been further explained in the two years, but I think I can guess. Well, I think you I mean reading a city audience or ordinance is pretty straight out, you know, and that's what we got to abide by. So, if it's 20 spaces open to the public during retail, then end the story. Council, I have a question. If you put a time limit 30 minutes, 45 minutes on those spaces because really they're going to be used for the commercial entity that commercial entities that are in this building. It's just not this isn't our perview. It's not our purview. And it's already been decided that it's 20 spots public use during retail hours at no cost. Period. End of story. That's the agreement. enforcement the city enforces. Thank you, Santa. Matt, this is your you're stepping in for Yeah, I I reviewed I'm stepping in for Tanya. I reviewed the application materials. Um the staff memo prepared by Miss Marion. Um we've put, I believe, two conditions on the record. Uh but there are in addition to those five uh recommended conditions uh in the staff memo dated February 25th, 2025. The applicant, do you comply with those? Uh yes, the applicant uh agrees to those in addition to the uh to the forestry and transport to transportation comments as well. Correct. um and to the other to what we discussed here this evening as well. All right. Thank you, council. Well, Matt, what does your understanding will that transcribe into the ones about refuge? Refugees. Sorry. Yes. So, it's my understanding that there was uh there's a condition about uh about refugees that was multifaceted looking at shoots. Sure. Looking at the moving it to Duncan. moving it to Duncan and just basic efficiency beyond what they might have already proposed and a compactor shoot compactor exit to Duncan. I just want to add on to that and it will be um you're looking at a not a major compactor you're looking at basically an apartment compactor that they hook up a chute to where it really goes into it and it'll push it into the container. So this way you can have a twoman operation to wheel it out. That's what you need. Understood. Matt, I'd like to see that signage about the parking. Yes, I think that's the other one in the in the melee of conversation. I think uh that maybe didn't get closed up, but council that can be met as well. Yes, absolutely. And that resol that condition is going to be reviewed after 6 months of completion to see that the signage isn't problematic. Sure. So, that would bring it to seven conditions. That is correct. Uh staff recommends approval of this application. Uh we've heard a succinct u u testimony and planning testimony from their team uh for this this project uh that will obviously also include some uh community benefits. Thank you. Thank you. At this time, I would like to entertain a motion. Acting chair, I would like to to make a motion to approve case P23-024 as presented to our board tonight with the conditions in the staff memo and the added conditions stated. Seconded. Acting vice chair Takur I. Commissioner Torres. The building is a beautiful building. The design is really great. Um, but you know, you growing up in Jersey City, you kind of get attached to certain things. And I still miss Duncan Hardware, you know, uh, a hardware store that had all the old stuff that you needed to fix something, you know, with the old buildings of Jersey City. So, agree. Um, so sometimes development kind of hurts, you know, but it's going to bring up the neighborhood. It's going to make it look good. Um just um it's long overdue with those parking lots there like that too. It's that something else got built on that site. So with that I vote I. Commissioner Tomato. Commissioner, I agree with you. I vote I. Commissioner Lipsky. Yeah. I think the uh project is great. I think it's transformative and that's Tric of Duncan and Westside. I mean, people coming up off of Tunnel will get a great view rather than some of the things that are there now. And I appreciate your Mr. Joseph and your team's ability to listen and to take some practical suggestions into consideration. I vote I Commissioner Patel, acting chair Gangan. So, I want to thank the public for coming out and um voicing their concerns as well. Um I encourage you to continue to work with the community. Um this is a great addition to Westside Avenue um beautifully um architect building as well. Um my vote is I motion carries. All in favor on a motion approve with Thank you so much. And and Commissioner Torres, my client does own Duncan Hardware. It's not relevant to the application, but we're going to My client owns Duncan Hardware, so they're going to try to save the business as part of this de as part of this development as well. get him an application for Lowe's or Home Depot. Don't worry. All right. Back to order. At this time, I would like to call in case P2024-0207. Address is 89 Neptune Avenue. Mr. Higgins. Hello. Good evening. Uh, filling in for Mr. Higgins tonight. Steven Joseph Casseniguami. Um, this is not a notice application, but we did notice, so I might as well mark that into evidence. Uh, A1. I confer council. However, since you've made the effort, we will make the effort. A1 for evidence. Greatly appreciate that. Thank you. Um, 89 Neptune. We'll keep this quick. It's a a new four-story mixeduse building, ground for commercial, eight dwelling units. Um, we need minor site plan only. No major site plan, no variances. And I'll let Jeff uh get sworn in. Thank you. Hey, the whole truth. Yes, I do. Jeffrey Lewis. J EFF rele. Mr. Lewis, you're a licensed current. It is current and in good standing. Yes. Thank you. Thank you. Okay, so 89 Neptune Avenue is currently a vacant lot. It's a 25 by100 lot located in the Ocean Avenue South redevelopment plan. As was mentioned, we are propos proposing an as of right fourstory 8-unit building with some ground flooror retail. The apartments break down as six two-bedroom apartments and two one-bedroom apartments. Uh so I want to start walking through the site plan here on the right. Uh Neptune Avenue is at the top of this drawing. Uh we are proposing a new concrete curb and new concrete sidewalks. There's an existing curb cut here that we we will be removing and uh building a new curb. We're also proposing one new street tree on our property. Uh our building is built on the front property line. Uh we have sideyard setbacks of 2 feet and 3 feet. The 3-ft sideyard setback is used as a walkway uh to this building's secondary entry as well as to the backyard of the building. Uh the backyard is 10x 25. It's uh a totally a lawn area which will be used by the building tenants and it's enclosed with a 6ft wood fence. Uh moving on to the floor plans. I'll make this a little bigger. Moving on to the floor plans. At the top here we have our seller plan. There is a seller in this building. At the front of that seller space we have a trash room for the residential tenants. uh meter rooms as well as a sprinkler room as this will be fully sprinklered building. The back half of the seller is uh dedicated to the retail space. This is storage for the retail space and has a stair that goes directly up from here and you can see it come up here into that retail space on the ground floor. Uh the retail space itself is 443 ft on this ground floor. It has its own ADA bath as well as of course entry and windows from the front of the building. Uh the remainder of the building besides that is residential. There are two residential entries. The first is at the front of the building and that entry leads directly to stair number one. The second entry is at the side of the building here that leads into a lobby area which gives access uh to our mail area, a bicycle storage room for four bicycles. Uh a stair that accesses the cellar here. Um and then also stairs that go up to the second floor. Uh the last on this floor, we do have two apartments. These are both one-bedroom, one bath apartments located in the back here. Uh these are our two ADA adaptable apartments. And then as I mentioned, we have the backyard which would be accessed from this walkway. Oh, sorry. Uh looking to the second floor here down below, we have uh two stairs and a central corridor. And then there are two apartments on this floor. They're each two-bedroom, one bath. uh one in the back of the building, one in the front of the building. Uh these apartments also have a stackable washer dryer in the apartment. The third floor and the fourth floor plans are exactly the same as the second floor. No changes. And then here we're looking at the roof plan. We have mostly a flat roof. It's accessed by one stair, but it's not for the tenants. This is just for um maintenance. There is um a utility room which use which is used for our water heaters as well as 557 square ft of green roof trays. Uh moving on to the building elevations. I want to start at the front elevation here where we're proposing a bit of a modern twist on a traditional A-frame building. Uh the main finish is fiber cement siding on the front elevation in two different colors. Uh the first is a night gray which is a dark gray color. We're using that at the base of the building. We're using that for this the sign band across between the first and second floor. And we're also using that for this outside border that outlines the A-frame on the upper floors. Uh the second material is arctic white fiber spent siding and we're using that as the infill on the upper levels. Uh at the base of the building we have all black aluminum windows and doors. And then on these floors above, we also have black frame windows with matching black PEX below them. Looking to the right, this is our rear elevation. Uh we're proposing vinyl siding on the rear. It's again two colors with dark gray at the first floor and then a lighter gray for the upper three floors. Um and just like with the front elevation, the back has black frame windows with matching PTAs below them. And then here we're looking at one of the side elevations. This has the same finishes as the rear. Same windows and P tech rails as the rear and this is the front. Uh the only difference what we can see here is that the first 10 feet of the building we actually have an a gable roof which gives us that A-frame in the front. Everything from there back we have a flat roof. So we do have gray metal siding, excuse me, uh gray metal roofing for that roof in the front of the building. And we see the same thing on the uh right side with no windows. Um, that actually would conclude my presentation of the building. If anyone has questions, I'm happy to answer them. I have I have a question for you. Yes. Um, I just I want to look at something real quick. Um, the units on the roof, the hot water heaters, that's in a closed room. You got to put them on the roof. Eight hot water heaters. How many How many units are together? There's eight eight apartments and eight water heaters. Yes. No elevator in this building. No elevator. Well, so if I was going to change that hot water heater, I got to go up five flights of stairs. Yeah. Well, they're light when they're empty. They're light. When they're empty, they're light. I can tell you by this drawer, they look like more than 55 gallons. Well, no. They're only one bathroom in each. So, these should be 30, 40 gallons at the most. It's only one bathroom in each apartment. So, these should only be 30 or 40 gallons. 40, I would say. Long showers. Okay. 40. Sure. Correct. Okay. Just want to be clear. Anything else? Is that your presentation? That concludes our direct testimony. Okay. If the board has no other questions, thank you so much. Thank you. At this time, I would like to open for the public. Is there anyone from the public? Seeing no one from the public, I move to close here. Second. Thank you. Um, this is Joseph. Can we hear from you? Uh, sure. Um, first I would just like to confirm with um, Mr. Joseph that the applicant has gotten a chance to uh, go through the staff's recommended conditions. There are five conditions and they are acceptable to the applicant. Great. Uh, thank you. Um so in reviewing the minor side plan application um I found that the uh plans um comply with the de applicable devel development standards of the neighborhood mixuse zone of the Ocean Avenue South redevelopment plan. Um the mass of the building seems appropriate for the neighborhood and um yeah and yeah all applicable standards are complied with. So uh yeah staff recommends approval. Thank you. At this time, I would like to entertain a motion. Acting Acting Chair, I would like to make a motion to approve case number P204-0209 020789 Neptune Avenue uh as presented to our board tonight with the conditions in the staff memo. Second. Okay. Acting Vice Chair Ther. Commissioner Torres. I Commissioner Stamato I Commissioner Lipsky I Commissioner Patel I acting chair Gangadan I motion pass. Thank you. Thank you. I'd like to call case B2024-0173 which is a preliminary major site plan with variances 359 Johnston Avenue. Good evening Joseph again Steven Joseph Kasanquami for the applicant. tonight. This is the trifecta. This is a notice application. I'd like to answer this is A1. Thank you so much. Feel like there might be a judge. Madam Chairman, receive the affidavit of publication proof of mailing with respect to the application at 359 to 361 and 409 to 411. 360 359 361 Johnson and 409 of 411 Pacific here in the city had the opportunity to review it. This matter had been previously scheduled and carried to tonight with preservation of the notice. We're going to mark it A1 for the record. Thank you. Thank you. All right. 359-361 Johnson and 409 to 411 Pacific Avenue. This is a new six-story mixeduse building. Ground flooror commercial, 35 dwelling units, seven parking spaces that are accessed from an alleyway in the rear. Uh there was a prior application and approval way back in 2022 for a portion of the site. And what happened is the client acquired adjacent property. That's why there's a new application before this board today. So in order to construct this building, the applicant does need preliminary and final major site plan approval with variances for building coverage and landscaping. Uh Russell is our architect this evening. Let's get him sworn in and then let's walk through the plans. The whole truth. Yes, I do. My name is Russell and last name is Bodner Bod N. I reside at 52 Long Hill Road in Long Valley, New Jersey. Um I've been um an architect since like 195 and I've been before this board before and my license is in good standings. Thank you. All right. As you can see here, um uh it's not up on the screen, right? There we go. Okay. As you can see here, this is a project uh in the uh zone called Lafayette redevelopment zone. Um it's 7,500 square feet is a lot. It's a 75 by 100 lot. It's a corner lot on the corner of council. Do we have to mark a rendering? This actually the rendering is actually in the in the set as well. Yeah, it was just pulled out of the set, but it is in the set for this just for this meeting. Um the building itself is uh 35 units. Like I said, it's on the corner of Johnston and Pacific. Uh there's a commercial space on the ground floor. The 35 units consist of 25 two-bedroom units. I mean 25 one-bedroom units. Uh eight twobedrooms and two threebedroom units. The uh three-bedroom units are 1023 ft. The eightbedroom units are 966 and 1023 ft. And the 25 units are onebedrooms and they are about there's average around 650 square f feet. Uh the building as you can see in front of you was a six-story building. It is 60 ft from base flood elevation. Base flood elevation here is is 7 feet off the ground at elevation 13. Um so that means that um we are compliant with the height. Um we are compliant Oh, that just moved here. We are didn't show back up others. Yeah. Uh we are compliant with the um height regulations. Um if we want to take a look at the outside building, our building's constructed of brick and metal panels. The metal panels are a light metal panel on the bay sections and on the upper section. It's a black uh ribbed metal panel. And we have some other uh lighter metal panels underneath all the windows. Let's just jump right into the plans. real quick here. This thing goes fast. Um, as you can see, let's just uh go down a little bit. Uh, on the ground floor, we have the commercial space, which is actually located on Pacific Avenue, and that's uh 20 that's 1820 square feet. And that actually um um goes around the corner as well to Johnson Avenue. Our our main entrance for our lobby is on Johnson Avenue. We come in on this level. We have an upper level which is at elevation 13. Our grade our ground level is around elevation six. Uh you come up, you go up in the elevator. You get to the upper level. The upper level has the amenities rooms and some of our um equipment that needs to be raised to that elevation. Behind on the lower level of that space, you actually have the 18 parking uh 18 bike parking spaces. Behind on that section over there, there's a garbage um and recycle room on that level. and in the back section of the building and there's an alleyway on this in this lot. So there's a 11 foot section of our lot is part of an alleyway and then adjacent to that on the other side is 11 foot easement. So there's a 22 foot alley basically and the back part of this building to access the parking. Uh we are looking for two variances and that's why I wanted to come to this plan first. as we go to um on the corner, we're only allowed we're actually only allowed to have 75% lock coverage with building coverage, I meant to say. And we're asking for 80%. Um one of the reasons we're asking for 80% is well, two reasons. Mostly in Jersey City, we do get a you do have a little bit more lot coverage on the corner building to fill out the donut. So you don't see the sides. you don't actually see down into the um the center of the donor of of the of all the our properties here in Jersey City, but actually the 70 the 80% helps me with blocking all these parking um the seven parking spaces from Johnston Avenue. So you actually when you're walking down, you primarily will not see those parking spaces from the side of from the side of the building. Um so that's one of our our our reasons we're doing that. Um, as well as since we do have the parking in the back, the seven parking spaces, we we don't comply with the landscaping. We're supposed to have 50% of the remaining area left over that's not part of the building as landscape. We're only providing 17% of that landscaping area as well. So, our two variances again are the landscaping and the um the 80% uh building coverage. So, as we go down to adjacent the other floors here, um you can see our layouts. Uh like I said earlier, we have the threebedroom units. Again, we have an affordability clause that we're going to be needing due to the fact we're allowed to have 16 units on this site as of right. So, we are going to use the um the overlay the um affordable housing overlay and provide So, Ross, sorry, just it's not the it's not the overlay. There's a affordable housing bonus in this particular redevelopment plan that requires uh 15% of all bedrooms uh be affordable. Correct. It's 15%. I sometimes forget that the um it's 15% of all the bedrooms. So I think it comes out to we need to provide six bedrooms. Um seven uh is it seven? Seven seven bedrooms and we're proposing three uh three affordable units. Three affordable units. Yes. Correct. So, um, as you can see, we do have the threebedroom units. We're probably going to provide the three bed those three bedrooms and then an additional one-bedroom unit. So, the three-bedroom units are actually located on the second and third floor, and they're 1023 square feet. And then one then one of the onebedrooms, whichever one the town requires us to give, that will be on our requirement list. Um, if we go down a little bit further, we do have amenities area on the roof and we have a substantial roof deck that is,20 ft and we do provide 1710 square ft of green roofing which is a significant amount of green roofing for this project. I believe that's um pretty much the entire application. Any questions? Any questions? No. Any questions? Oh, okay. I thought you did have one. Thank you. Thank you, Russ. Uh, we do have some brief uh planning testimony this evening on the on the variances. Good evening, Sam. Good evening. Tonight's going to be the truth, the whole truth, and nothing. Yes, I do. Sure. Samuel Bellamy. Last name B E L L A M Y. Mr. Bellamy, your license still current? Yes. current and good standing. Thank you. All right. So, um we are in the Lafayette Park redevelopment plan. As Russ mentioned, we do have two bulk deviations. One for building coverage and the other for landscaping. Building coverage. We're at 80% where 75% is permitted. Um I agree with Russ's testimony. Um this is a corner lot. It could accommodate the additional building coverage we're proposing. It's one of those conditions where the setbacks don't exactly match the the lot coverage that's permitted because of that corner lot condition. So, we are compliant with all the setback requirements here, the front yard setback, sideyard setbacks, and the the rear yard setback requirement. Um, we're proposing our yard along uh Johnson Avenue to go up into that easement area, and that does block the parking spaces. So, I think it provides a more attractive uh building frontage and and covers up that parking condition. Um, we're also providing for a mix of of units within this building. Uh, one, twos, and threebedroom units, as well as providing for the required affordable units as part of the uh the bonus here. Um, as far as the landscaping, we're proposing uh 173 square ft of planting beds along Pacific Avenue. That accounts for 11.8% um the requirements 50% of the the lot not used for for building area. So um a lot of most of that area accounts for the alleyway which is a little over 56% of the lot area not as part of the building and that area is required to be um paved area as part of that that easement and then the remaining lot area is used for the uh seven surface parking spaces and that does meet the minimum parking requirement here. Um we actually have seven spaces where five's required. Um, in addition to the planting beds along Pacific Avenue, we also have 1,600 square feet of green roofing. Um, and we'll be adding three new street trees along Pacific Avenue, one new tree along Johnston, and expanding the existing tree pits and keeping the existing trees along uh Johnston um to meet all the current forestry standards. Uh in addition, we are meeting the minimum green area ratio and that's a combination of those uh landscaping elements I mentioned. Um overall overall I think we are improving the conditions on the property. Um with respect to both deviations, the benefits here do outweigh the detriments and the purposes of the redevelopment plan are advanced. Um we are also advancing the purpose of the municipal land use law. this is an appropriate use and development of the property consistent with purpose A and it is a permitted density and I think we are um providing a a anchor building at the corner here um consistent with purpose uh E and I of the MLUL um I don't see any substantial detriment to the public good here I think we are providing adequate light air and open space and with the landscaping improvements and green roofing uh we're we're minimizing storm water impacts here and improving the existing conditions uh I likewise don't see an impairment to the intent and purpose of the zone plan or zoning ordinance. Uh this project is directly in line with the redevelopment plan and master plan by providing for diverse housing options uh and strengthening the neighborhood uh commercial area here at the corner. Um so with that I think the posit uh positive and negative criteria have been met and that the deviations can be granted. Thank you. Any board comments? No. No, Eddie. No. Okay. Thank you. Thank you. So, that uh that does conclude our direct direct testimony. Thank you. Is there anyone from the public? Come up. You have three minutes. I do. Elaine Hansen. E L A I N E H A N S E N and my home address is 378 Johnston. Yeah. Thank you. Hi. So, I'm not sure uh the issue that I the main issue that I um I'm here for concerns the planning, but um there are three uh buildings on Johnston that have um suffered foundation damage because of pile driving. Um and my building is one of them. Um, so I'm requesting that this building use helical piles as opposed to the pounding piles. And it would be great if the city could adopt helical piles in that neighborhood requirement because there've been so many um buildings damaged from it. Uh there's a city electric on the corner of Grand and Johnston. Uh I'm at 378 Johnston and then the building at 304 Johnston across from the light rail. So the whole span of Johnston has buildings that have been damaged from the driving while driving. Um and you know it's it's a burden for the homeowners who have to deal with this. You know you have to get a lawyer, you have to get an engineer. um you have to deal with all the problems. This is three years that I've been dealing with this already and there's still no resolution. So um and um you know the it's just an unfortunate setup with the alleyway. I mean that's what's going to happen when the other homes more in the middle of the block get sold and demolished. It's just going to be it's a weird it's a weird thing now. It looks pretty bad, but um again, I don't know if the planning board can do anything about it. I'm just bringing up that issue. Um and I do have one thing about the design. I Why is the dark top on the building? I think it would look better without the the dark topping on the building, the cladding. That's just a my aesthetic. I think that's all. Thank you. You Thank you ma'am. Is there anyone else from the public wish closer to speak or anyone else from the public? Seeing no one else from the public, I move to close. I second. Mr. Joseph, do you want to address any of those comments? Uh I I don't Yeah, I don't think so. I think they're construction related issues and the structural engineer will determine uh what sort of of piles. Um I I don't have the ability to agree to any condition about the how the structure of the building is constructed and that's not this board's perview obviously. Uh can you address the choice of coping at the top of the building? Was that a design element that obviously the team felt I mean we could do we could look into a different color. I mean I'm I'm okay with that. That's not a problem at all. Um I think it was the color that the client chose but we're I don't think anyone's really attached. It was actually more their his designer chose. I'm actually happy to change it. [Laughter] All right. So can you work with staff on that? Yeah, we're we're we're happy to work with staff on uh selecting a a lighter color for the top of the building. Okay. Um any other comments? That's it. Mhm. Okay. This is true. Yeah. Um staff agreed to the applicants professional testimony. Uh I would just like to ask the applicants um have you review and grade uh review the conditions in the staff memo and are those acceptable? Yes. So there are um eight conditions in the staff memo. Those are acceptable. I also did neglect to mention that there's also um review memos from uh from the city review agents and and our professionals have reviewed those and there's no issue addressing any of those comments as well. Okay. Thank you. Uh sequent approval at this time I would like to um ask for a motion chair I would like to motionless thank you case number P204-0173 as presented to the board tonight with the conditions and staff me acting vice chair Takor I commissioner Libsky I commissioner Patel I commissioners Stamato. Hi. Commissioner Torres. Hi. Acting Chair Ganton. So, I'd like to thank the public for coming out and voicing your concerns. Um, based on the variance requested, I feel that it's not detrimental to the project. So, my vote is I. Motion carries. So, in favor? Thank you. Thank you. I would like to move case number number 17 which is case number P2024-0227. It's M. It's a minor site plan with C variance 209 Holiday Street. Stephen Joseph. Yes, Stephen Joseph. Uh for the applicant, um this is a notice application. I do have the notice package and we will enter this into evidence. Okay. Thank you, sir. Thank you, council. Proof of mailing with respect to the application at 207 to 209 Howard Street here in the city. Had the opportunity to review it. Again, this was another matter that was listed previously. It does appear to be in order and one for purpose of the record. Great. Thank you. Uh thank you so much. So 209 Holiday Street. Um it's a minor site plan. Uh we have two C variances. We have Ahmed here, our architect. He is pulling up the plans as uh as we speak. Um we're going to try to run through this one fairly quickly for you. Yeah, the only various we have. Um, so while we're getting that set up, this is a new three-story four-unit building. It's in the residential zone of Morris Canal. Uh, in order to accomplish this, we're requesting a minor site plan approval with a C variance for the front yard setback. Um, that's the only variance we have. And I think after looking at the plans, you will uh see that makes sense in the context of the block. Okay, this should be showing up any minute. My slides. All right, this is uh we'll enter this as A2. It's a presentation set. Everything in here is in the plans, but it's 22 slides uh for the purposes of presentation. 22 22. It'll be quick, I promise. All right, let's get you sworn in. Yes, I'm with you. I do. Sure. Ahmed Emara, last name E M A R A. Mr. Mar, is your license current? It is and it's good standing. Thank you. You may proceed. Uh project I'll I promise I'll keep it short. Uh 207 209 Holiday. It is located in um on Holiday Street between Commun and Bram Hall. This is the proposed uh building that we're going to talk about uh in a next few minutes. Uh it's within a residential neighborhood. The heights of the building are all between two and three stories. We are located in the Morris Canal redevelopment plan in the residential zone. The use is conforming. The building mass is conforming. Um the the building footprint is also conforming. Um as well as the uh number of stories. Uh the setback is the only thing is the only variance we're asking for here. Uh while 6 ft would be um we're between the two buildings on either side of us is at zero and 6 ft. And we're asking to align basically with the uh the most predominant uh setback on the street which is be 10 uh feet between 8 and 10 ft. And we're asking for 10 because we do have residential units on the ground floor. And we believe just a certain um gap and and buffer in the front would be um provide more privacy along with some greenery that we're providing. This is the site plan and you'll see that there is a uh proposed patio in the front and proposed greenery that separates the units on the ground floor from the street. This is the front elevation that we're proposing. Uh there is brick um on the front along with uh composite wood panel. The rear is a siding finish that matches the color of the brick along with the same composite wood. And these are the side elevations. These are the three materials that we are uh proposing on the building right here. The the the slim brick, the composite wood panel, and the beige uh vinyl sighting. The the site plan, the the floor plans are are pretty straightforward. Uh the gray here is the common entrance on the ground floor, which leads to the first unit in the building. To the left here in blue is a one is a one unit. It's a onebedroom uh unit on the ground floor. This is the unit that has access to uh the front patio. Uh the unit in the back is a two bedroomedroom unit that has access to the rear yard. Above that there are two duplexes between the two the second and third floors. The second floor is the uh main prayer uh main main uh living space. The third floor is the uh uh sleeping areas. We have three bedrooms on both sides of the building. And then that takes you up to a um the roof deck of the building. We did perform the the shadow studies as requested and there's no um addition really of shadow based on the building since the building next to it is slightly higher than what we're proposing. And this is the uh final product right here. I'm happy to take any questions. The uh one side of that building that's a a small church there. That's what that is. That's what I'm looking at. The No, there are two residential buildings on both sides of us. Oh, that's a residential building. Yeah, there this one here is a residential building and as well as this one is a residential building. This is an older building on the right side. The left side is a newer one. Um that's I think like maybe the the left side is where you have all the windows too, right? We have windows on the right and the left. Yeah, because because we have setbacks on both sides. But you have one window. Yes. Yeah. Are these going to be rentals or they're going to be uh I I don't think a decision's Yeah, I don't I don't think he's like the owner has made a decision whether he's going to sell these or or rent them. Okay. And commissioner, it's not really what side you have. It's not really relevant either. I just Okay. Just the fact that I can I can show the side elevations if this is what you're asking. Yeah, that's the one that caught my attention. That's what I was looking at, you know. Yeah. All right. It doesn't matter if somebody blocks builds up higher and blocks you. We have a Yeah, I I I fully understand your point. I'm going to show the site plan. We have setbacks on both sides to allow for the windows for legal windows. So, they're not lot line windows. Okay. Yeah. So, if somebody were to come build it would have to set back on on their side based on also the rebound plan. They have to match the setback on our side. Okay. I touch it. That's all. No. Thank you. Any other questions? All right, we do have some very brief planning testimony. So, let's get uh Sam up here. And Sam, if you could just confirm you're uh confirm you're still under oath. Yes, I recognize I'm I'm still under oath. Thank you. All right. So, this project is just requesting the one bulk deviation. Um we're asking for the 10-ft front yard setback. 6 feet is the uh adjacent setback and 23 feet is the average on the block frontage. Mr. Mara provided the setback diagram and as he explained we are matching the uh average setback of the block and I think it's appropriate and consistent with several other properties. Um from other bulk perspective we're meeting the sideyard uh and rear yard setback requirements and below both the um building and lot coverage requirements. So this this the bulk of the building is in line with what the redevelopment plan calls. Um overall benefits of the application would outweigh the detriments. for removing inc current encroachments into the right of way, adding a street tree, uh removing a curb cut. So, there's several beneficial aspects of this application we're proposing. Um we're also advancing the purposes of the municipal land use law, purpose A, C, E, and I. And then with respect to the negative criteria, I don't see any substantial detriment to the general welfare or uh impairment to the purpose of the zone plan or zoning ordinance. Um, and with that, I think this the bulk deviation can be granted. Thank you, Sam. That does conclude our uh direct testimony. Is there any questions from the board? No. Thank you. Thank you. At this time, I would like to open for public comments. Anyone from the public? Seeing no one from the public, I move to close. Second. Public close. Matt. Uh, yeah. pinch hitting for Cam today while he enjoys some well-deserved rest and vacation. Um um Cam authored a report dated April 2nd 2025 that listed five staff recommended conditions. The applicant agree to abide by those conditions. Those conditions are acceptable. Um great. And just to add to that, um so the predominant blockf front standard that um uh Mr. Amarus mentioned here mirrors what is in our standard R1 language now. And this area in the Morris Canal redevelopment plan was originally modeled after the R1 standards as they existed several years ago, but we've since made changes to the R1 that haven't been reflected in the plan. So they're us utilizing standards elsewhere in the code and recommended in our master plan, just not um in this particular redevelopment plan. Um, furthermore to add, one of the key reason um, limits to front yard setbacks in Jersey City is to make sure we don't have illegal parking in front yards. And just to note that, um, it seems in the design there's plenty of landscaping that would prevent that. Um, that's all from staff. Thank you. I'd like to entertain a motion. Acting chair, I would like to make a motion to approve case P2024-0227 as presented with the board with the conditions on the staff memo. Second. Acting vice chair Tucker. Hi. Commissioner Stamato. I. Commissioner Lipsky. Hi. Commissioner Patel. Hi. Commissioner Torres. Hi. and acting chair gangadanin I motion carries all in favor thank you thank you like to call in case speed 2024-018 0185 item 15 on the agenda address is 933 Avenue we'll come back to it later thank you thank Let me know when you need a break. Okay. 11:00. 11 o'clock. No problem. That's way too late. Need to wrap this up earlier. What's our cut off time? 12:30. Kidding, man. Leaving here 9:30. 9:30. We're going to whip all these applicants into shape. Shape. HDMI. Yeah. I like I don't know. Oh, come on. I just plugged it into the fast. Okay. I was just testing you, man. Uh good evening, commissioners. Tom Lane from Connell Foley here on behalf of the applicant. Uh this is a notice case that was carried from uh uh April 8th to uh to the bay meeting and uh is now before the board. Uh I did post this packet to the portal but I will provide a copy to council. Thank you, Madam Chair. Receive the affidavit of publication proof of mailing with respect to the application at 927 933 Communal Avenue here in the city. Does appear to be the same one that was posted to the portal. It was previously scheduled as mentioned by council. We're going to mark it as A1. Thank you very much. This is the record. Thank you. Uh, as mentioned, this is 933 Communai Avenue. Uh but the board might know it better as the Hudson Subaru uh which is part of the series of uh car dealerships that are on communod leading down to uh Route 440. Um those those dealerships are all under common ownership. Obviously they are leased to different dealerships who who run those uh those uh car dealerships. Um, the application before you is essentially an expansion uh for a a drop off area uh for cars that will be serviced uh by Subaru. Uh they are not serviced in the dropoff area. They're actually just brought there. There's an intake and then they take them off the property. Uh that's currently being done by Subaru on the property. This is really just to enhance the customer experience and give them a a better place to drop it off with a cover. Uh it has been requested to the dealership and the owners of the property by Subaru. It's essentially they're they're asking them to do this to enhance the customer experience. Um it is a small uh area that we're adding on to the building. Uh so we just have very limited architectural testimony. Uh our civil engineer and our planner will really be the ones uh providing uh the bulk of the testimony this evening. We are asking for two variances. Uh, one relates to parking, which might sound a little odd for a car dealership, but uh, essentially the way all these car dealerships work is it's almost like a valet system. These cars coming in uh, that are put on the site for uh, people to purchase. Uh, sometimes they're moved off as part of the inventory. There's very little actual customer parking because there's not a big intake and and a big flow of customers coming in all day. Uh, the other variance relates to uh, signage and uh, Miss Welleell is here to testify to that this evening. Uh so first I'm going to bring up our architect uh Scott Nickel who will just briefly run through the architectural plans that were provided. Thank you. Good evening. Good evening. Tonight the truth I do. Uh Scott Nickel S O T N I C H O L L. Um student Nickel, you're licensed current and in good standing. It is. Yes. At Techtown Architecture Studio. Thank you. You may proceed. So, it's a pretty straightforward design. A pre-fabricated building in the back with uh for service as described earlier. 60x 46 ft, one story. The only work on the existing is this small area here in the back where we were required to add more fixtures for restrooms uh to make for the uh for the service area. But let me show the elevations which is the fun stuff. So despite this only being a one-story um pre-fabricated building here in the back um we did bring the cornice all the way up to the existing height which is plus or minus uh I believe 24 ft. Um it will be exact same facade that is existing now along the bottom uh gray stucco and above that uh gray ethus panels. Um the cornice at the top will be uh blue metal coping. Um obviously that being just a one-story building there in the back, there is a very deep parapit there. Uh what that allows us to do is screen the um the rooftop unit that'll be uh required there. And it allows us also to keep the windows if you can see here dashed for the existing second story which is being untouched at the existing building. And just a little more of an understanding, you would enter here on the two bays out on one. And this area here, which is just a 13 ft block of that 60 foot wide pre-fabricated building, will be offices and uh small lobby area waiting room. No questions. Any questions? No. No. Thank you. Thank you. Uh next is uh Rich Rick Aden who will come up and describe the existing conditions on the site and the improvements we're making there. Uh one thing that um I did fail to mention in the beginning that this is the uh commercial automotive zone. Uh it has been for a long time that was maintained uh when we updated the master plan. So the intent here has been to keep these car dealerships here and obviously the intent here is to to update a use that is continued to be permitted here. Want to switch computers or just use the site plan you have loaded? Why don't we just use the site plan we have loaded? testimony tonight. I do. Richard Adlesen, A D E L S O HN with the firm of Frank Hair, L E HR Associates, 101 South Harrison Street, East Orange, New Jersey. Did we qualify you before? Not in a lot of years. A lot of years. Wow. You want to give us a brief? Sure. I have a bachelor of science and a masterers of science in civil engineering from New Jersey Institute of Technology. I'm a principal at the firm of Frankie H. Lair Associates. Oh, for I don't know almost 40 years now. Well, not 40 years as principal, but practicing for 40 years. Um, I'm a licensed professional engineer in New Jersey as well as eight other states and my license is current. You might proceed. Okay. So we are talking about 933 Communip Avenue. It is located between Commun and Roosevelt on the um east side now south side of Commun. Let's change this to the next slide. Doesn't work that way. No. Huh. Sorry, Mr. Lean's fault. He didn't let you use your own. I was going to use my own, but it's okay. Okay. So, we have again we have on the site we have the existing showroom building that is about 6,085 square ft facing on commun presently located on site is about 65 parking spaces. That right? Yeah. 65 existing parking spaces and the proposed construction is in addition to the south side of the building as was just described. If you look at the plan, the built the parking spaces that are circled in blue are being removed. So we are eliminating approximately 38 parking spaces. Now the way the parking works at the dealership, the bulk of the parking spaces are used to queue for new cars with a handful of parking spaces available for customers. that is somewhat of a dynamic layout where the customers depending upon which cars or which spaces are being used there's customer parking. Sometimes customers park in front of cars for sale. Otherwise, they're available as regular parking. Not a high volume dealership. So, we're not talking about a lot of customers in any given time. It's not like a highway dealership where they got 30 people in the showroom all at all times. This is a relatively low volume dealership in that regard. Scrolling down. Aha. You see the addition on the back of the building as described is about just under 2,800 square feet. It is a service is a service receiving area. That that operation currently exists on site as was described. What we're proposing to do is to create a two-lane drive aisle to pull in for service, four spaces for drop off. Customer comes in, is met by a service writer. Um, service writer writes up the vehicle. A employee of the dealership then pulls the car out and takes it to service. Um, customer can then go into the waiting room and wait for their car to be serviced or arrange for pickup or whatever, however that works. um site is currently 100% impervious. That doesn't change. Um building we swap building area for um existing pavement. When we are finished, as I said, we lose 38 spaces. That leaves us um 55 spaces. I'm sorry. We lose we we wind up with 30 uh 55 spaces. I'm sorry. We wind up with 38 spaces when we're done. 585 spaces are required. Um the dealership has multiple secondary lots around the area that they currently use for store inventory. They'll just redistribute how those lots are used to make up for the spaces as needed. When I drove through today, there's plenty of space on all their various lots in the area. Um, we are adding a fence, a gate along the um, south side of the property as requested by the staff and suggested by staff. Um, we've also received staff comments um, that the staff is requesting a curb along the north side on commun. We have no objection to that. We are proposing one sign. There's an existing sign um there's an existing medallion and the Subaru sign that's about 118 square f feet that's on the building currently. We're adding a second sign that just says service. It's a 7 foot 1in long sign 12 in tall 7 square ft. Um that's the extent of the proposed signage and that is a variance. Uh my only question is uh we did receive both a planning memo dated April 3rd and a memo from uh traffic and engineering uh dated April 1st. I believe you reviewed both. We have. And we can comply or work with uh with the city on all the comments within. Yes. Correct. Thanks. No other questions. Any board comments? Thank you. And I do have Carolyn Worstell who's going to go up and talk very briefly about the two variances we are requesting. Saying that we're briefly briefly. Oh, hold on. Okay. Why is this not opening? All right. Anyways, I will uh this is fine. Okay. Yes. I do. Uh, my name is Carolyn Worstelle. W O R S T E L L. Your license still current and in good standing. It is still current and in good standing. Yes. Thank you. Um, okay. So, we're here this evening uh for two variances. The first one is for that uh parking. Um, so there are a um uh see 55 spaces are required and 38 will be provided on site. Um, as was sort of uh mentioned and discussed that this application uh is really about improving the customer service. So, we're really not changing how the site functions, what we're doing is changing how the site um looks and uh feels to the uh customer. So, when they come in on the site, instead of parking in a space and going into a building that really isn't um you know, just parking anywhere in the lot and going into building, they're now going to enter the site, they're going to go through and they're going to see a new service sign and they're going to know that's where they're supposed to go. They pull into this new structure. Somebody comes, they take their car, feels kind of like a valet. So, it's it's an improved customer service experience, but it doesn't really change how the site functions. Um, however, when we do this, we are going to be removing those parking spaces. As has been testified, this site is uh part of a larger operation. Um, and so those cars are going to be redistributed throughout the various different properties um that are under the same ownership. Um, and that's sort of how the the the operation still functions today is that a lot of cars move in and out. They're moved from different spaces, and that's typical of this type of operation. So overall, you know, I don't think that there's a a substantial detriment to that. Um, I think the benefit here is that you're providing an improvement uh to a permitted use in a district that is designed for this specific type of use. The second variance we're looking here today is uh for that signage. Um, and I I don't know if it was made clear, uh, but so the signage that we're being is requested is going to be on the new portion of the lot. So it's going to be on the western facade of this building. So it's not the facade that is facing commun. It's not the side that is facing the other street. It's part of the the side of the building that's sort of facing that sideyard. So you're really not going to see that signage until you enter the property. And so really functions more as a wayfinding sign rather than uh like here's the business. Um so it's really that's its function. Um so I think overall that the benefit of having that additional sign even if we have to for the the variance for it um is that it improves wayfinding here on this property and it helps people know once they enter the property where are they supposed to go? How is this service supposed to happen? um versus today where people may end up parking wherever and sort of wandering around not quite knowing where they're supposed to go. So I think again it overall improves the the uh functioning of the site and the service provided on that site. Um so I think overall uh if we look at this this is very much C2 the uh benefits here of the improvement to the site outweigh the detriment in that loss of the parking and the additional signage. um looking at whether or not um I think this advances the purposes of the municipal land you saw. It's consistent with purpose a it's advancing an appropriate use for this site. Um this is going to be an improvement to an existing dealership in that commercial zone, the commercial auto district. So this is really the meeting that intent. Uh it's uh consistent with purpose um I think it's let me double check. I don't use this one very often. I think it's purpose G. Um yeah, purpose G. Um we're providing a appropriate space and an appropriate or sufficient space in an appropriate location. Um so again, we're providing more of that uh space for that commercial automotive use in a district where it's really designed for it. And then I think it's consistent with purpose I um as was uh testified um the design of this building is really designed to be seamless and integrated with the uh existing structure. You know they're maintaining the materials they're maintaining that cornish line. It'll be a seamless design. Um and I actually think it will actually improve the view of the building from the rear. uh because now you're going to again have a I think an a more seamless design around the building. Um when we look at the negative criteria, I don't see this as a substantial detriment to the public good or general welfare. Um as I mentioned again, this is just enhancing an existing use of the site and really won't be changing those operations, but it really will uh make it a better uh experience for the customer. Um, and I don't see that this will be a substantial impairment to the intent and purpose of the zone plan or the zoning ordinance. Um, it's consistent with the the purpose of that commercial automotive district to upgrade appearance and function on commun um with and through screening and buffering, sensitive site planning, uh, selective acquisition of properties and relocation of parking. So, I think really here that we are upgrading that appearance. um we are going to be providing a a much nicer uh uh service to for those customers. Um it's a sensitive site planning. Um you know they're tucking it away in the rear of the building. Um you know and then again improving the overall design of the building with the enhancements and um I think it also uh you know enhances the city's master plan. uh again it's permitting that com existing commercial use to expand uh which promotes development and diversity economy and strengthening um those commercial areas. So I think overall this project is meeting both those positive and negative criteria and that the the two variances can be granted. Thank you. Thank you. Any board comments, Eddie? Just show that the signs don't light up. No. No. Signs do not light. No. Uh I do have Lee Klein here as a traffic uh expert if you have any questions. Other than that, that is the uh that is our presentation. Thank you. I don't think we do need the traffic. So, Mr. Lean, all the service actually takes place at one of the adjacent sites. They'll queue here and then report. That's correct. Which is what happens currently. It's uh it's basically it's just a a it was dropped off in the same location on the property before. Now they're just dropping it off in a uh and yes in a box essentially. Correct. The this I do have a question then. The spots that are being left over that are going to be made dirty certain spots. Uh cars are going to be there so people can look at um are there going to be spaces available for someone to drive it. not using a service department. Yes. Right. Yeah. That I want to go look at a car. Yeah. Yes. So, so there there will be customer parking. Um uh as we the testimony stated, it's really kind of a dynamic situation. Cars are coming on and off the lot uh as inventory comes in and goes out. Uh our client does own uh several properties along this area that those cars will be moved to. But yes, some some cars will be there on display and for sale, but there will also be spaces for customers, for the employees. Um, so nobody has to stop on commuter, pour, pull over. There'll be none of that. No, no. Okay. It's Thank you. Thank you. At this time, I would like to open for the public. Is there anyone from the public? Seeing no one from the public, I move to close. Second. Uh, staff agreed to the applicants professional testimony and I heard that the applicants has uh reviewed and agreed to the conditions from the staff memo and also the review agents memo. That's correct. So, uh, staff recommend approval. Thank you. I'd like to entertain a motion. Acting chair, I would like to make a motion to approve case number P2024-0185 as presented to our board tonight with the conditions in the staff memo. Second it. Acting vice chair Takor I. Commissioner Lipski I. Commissioner Patel I. Commissioner Stamado I. Commissioner Torres I. Acting chair Ganton I. Motion carries. All in favor? Thank you so much. Thank you. Number 16. I would like to call in case 2024-0208 158 Van Wagan Avenue Charles Hart. We will we'll get to 14. Mike Harrington said he can do this in 30 minutes. Is that so Mr. Harrington? 30 minutes. Yes. Good evening. Good evening. Uh for the record, Charles Harrington of Connelfolia on behalf of the applicant there. This is a notice case. Uh although it is an as of right application, so I did provide those for count to council for review. Thank you, Mr. Harrington. Uh, madam chair, I am received the affidavit of publication proof of mailing with respect to the application at 158 to 166 bandwagon here in the city. I've had the opportunity to review it. This matter was scheduled back in April and has been carried through with the preservation of that notice to today. Does appear to be in order A1 for purpose of the record. Thank you. Okay. Thank you. So, uh, the project before you tonight has has been before this, uh, board in the past within the last year when the the Lafayette Broadway, uh, redevelopment plan, uh, was passed, it was, uh, presented to the board, and at that point, we gave a brief presentation as to what those zoning amendments would result in. And tonight, you're going to see what they they ultimately resulted in. Uh I can um represent to the board that my client has been designated as the redeveloper by the JC. Um he has a fully executed redevelopment uh agreement in hand and that that is a requirement uh as part of this uh uh bonus uh zoning within the redevelopment plan uh because it also requires them uh to do two things. Um one the the project will have 10% affordable housing. So, uh, we have 321 residential units. So, there will be 32 affordable housing units within the project. And they also are required to make a contribution. Um, it goes to the JC and the JC makes that contribution to the Port Authority uh for the renovation and rehabilitation of the pedestrian bridge that crosses over at the end of Venwagonin uh to North Avenue. Uh, so that that will be an improvement um as well as ultimately as part of this project. my client is not building that. They they're going to leave it to the port authority uh to take care of that. So, we have here a 15story building, 321 residential units, 10% will be affordable units. We'll have 123 spaces. Um and there's also a public plaza you'll see at the front of the the building as it fronts on Tunnel Avenue and then and then uh the elevation goes down to Van Wagon. And that public plaza is also part of the uh the bonus uh proponents or requirements within within the redevelopment plan. Um so again it's uh it is as of right. We're not asking for for any deviation or variance uh relief. Um I do have um uh three uh uh witnesses tonight. Our engineer, our architect, and our landscape architect. We also have our traffic engineer here. In the event there are any questions, uh I can also represent we've been working with the planning department even after working with the community. Uh so some of the improvements tonight you're seeing are a result of working with the community and planning. We also met with the traffic department and I only point that out because on the plan you'll see when we present there was a proposed uh fence on Tunnel Avenue in front of the pedestrian uh plaza. Uh and that was a result of working with the community. Uh the idea was to try to um prevent a lot of Uber uh uh drop offs and pickups. Traffic uh indicated that they didn't want that. They didn't want to set precedent. So they they they asked us to basically take remove that and take a a wait and see approach to see if if that becomes an issue and then we'll address it at a later point. We did go back to the community uh and discuss that with them and they understand as well. So that that is the one comment that um we're not it's kind of a compromise. Like I said, it's a wait and see approach and then all the other comments we address with the uh the traffic uh department and the uh the MUA will comply with. So with that said, um I'm going to start off with our engineer. Chuck, you said 16 stories. Is it 16 or 15? 15. 15. 15 here. Okay. you give the truth, the whole truth. I do. Sure. Christopher Bednarski. B D N A R S K I. Did we qualify you in the past? Not here. No, not here. Okay. Can you give us a brief Sure. I have been a in the industry for 17 years, the last nine years as a professional engineer. I received my bachelor of civil engineering from the University of Delaware. I've testified before dozens of planning and zoning boards throughout the state of New Jersey, including in Harrison and Hudson County, and I have uh my license in good standing. Thank you. You marking this, Mr. Har? Yes, that's what I was just going to say. If we could mark this uh slide deck is A2. How many slides? eight. I guess this was this is page two of Thank you. Dated 4825. Yes. 82. Thank you. The block is 9301 lots 4 and 17. the it's 29,495 square feet. 68 acres where 25,000 square feet is um required for for the lot area. The air the property is bounded by Tonaly Avenue. I went to the next slide. Tunnel Avenue to the west, I'm sorry, to the east, Van Wagman to the west, the path and the Conrail uh to the north and existing buildings and Broadway to the south. The site currently exists with an existing um building that's going to be demolished and some sloped open space um over here on the east side. It is located in the FET uh Broadway redevelopment plan zone one as a permitted use and as uh our attorney had mentioned there are no variances as a part of this application. Uh this would be this is stage two of that slide set. Uh, as our attorney mentioned, it is a proposed 15story residential building containing 321 residential units with internal parking. We have a residential lobby over here and public plaza on the eastern end on Tunnel Avenue. There's also a parking garage entrance over here on uh Van Wagnan. We also have a loading space internal to the building on the lower level of Van Wangen at this culde-sac. We have streetscape proposed on this and our landscape architect will will discuss the the streetscape and the new sidewalk that we're proposing. And there is a small ground level public sidewalk easement at this culde-sac bulb just to allow uh pedestrians to to walk along the entirety of the sidewalk. Uh the green area ratio is not applicable in this area because we are not located in a flood zone. Uh regards to parking, we are required to have 123 parking spaces and we proposing 123 parking spaces, which is the.3 spaces per bedroom unit. We have a total of 409 bedrooms. Um for bicycle parking, we are required 161 spaces and we're proposed 161. And for EV, we're required to have 19 spaces, which is 15% of the 123 required and we are proposing 19 EV parking spaces. Uh in regards to storm water, we are a major development uh in the JC regs uh because we are increasing or we have more than 10,000 square feet of impervious coverage and we're going to meet the quantity requirements by having two underground subsurface detention systems and recharge and quality uh requirements are not applicable because we do not disturb more than an acre and we're located in the urban redevelopment zone. Uh in regards to utilities, all the utilities are along the frontages. Um, we're connecting an 8 inch uh to 8 inch water mane to the uh water line to the 12 inch on Van Wagnen. A 12-in connection for sanitary on Vagna Van Wag Vagw Wagnon as well. And storm water, we have an 8 in connection on Van Wagnon. And then there are two transformer rooms uh located here and here that are fronting on Van Wagnet as well. Um and we agree to address all the city review letters. I've reviewed all of them and we don't have any issues with them. Any questions for Mr. Sparkski? Any questions? No. Thank you. Thank you. Okay. Then uh my next witness is going to be uh Mr. Raker, our architect. We're going to have an additional uh slide deck or a separate slide deck for this presentation. And we'd ask that that be marked as A3. And do we know 23 slides? I do. My name is Jack Rker. R A K E R. Mr. Rker, did we qualify you in the past? Yes, you have. Your license still current standing? Yes. Thank you. You may proceed. Thank you. So, I'm going to start off with a just an overall view of the uh the slide. You're looking at uh the building from the Tenelli uh side sort of sending over the path. You're looking back. What you're seeing in that foreground is that threestory uh front park that parks on Tenelli Avenue. Um and all 15 stories of the building. And you can see some things up at the top roof. We do have some mechanical equipment up there and we do have a roof terrace. Our landscape architect will go into detail exactly what's going on with the park space in the front and that is a pedestrian entry in the front. Um there's no vehicular entry on Tenelli Avenue. Um so you can see that nice threetory uh lobby space uh that's that's fronting that front park. This is a view again from the path side looking back at that drop off area. And I'll go through the floor plans. One of the things that we took advantage of on this site is we have about 20 ft of grade change between Tenelli and Venwagen. And so we're able to utilize that to sort of bench our parking and and then from Tenelli Avenue, you don't see any of the parking garage. It's just that beautiful park that we were able to to uh to place there. So this is the first level of the building. This this portion of the building, this level only fronts on Van Wagonin. It has a vehicular entry and point right here. This is the garage entry. We also have a loading area here as well. Lobby area here. These were the two transformer locations that were mentioned earlier. This this is a great area for pickup and drop off, move in. All of the packages, all of the deliveries to the building can happen here. We have a nice turnaround area for trucks uh to pull down and a loading area for moveins and and and deliveries and things of that nature. We also have our package room down here. We also have some bike storage here. So, this is a great location. All of this is hidden away from any view on Tenelli Avenue. This ramp starts right here and and takes you up to the next level. Again, this is the second level of parking. There's a mix of of semi uh automatic parking spaces. Some of it stacked, but you just retrieve it with your phone. It's uh it's a very simple simple operation for the tenants. Go to the next level. Again, here's the first level of residential units. This is the third level if you were standing on Van Wagon, but on the first level if you're on um on Tenelli Avenue, you can see that nice park here that we place. There are units that pop out over there's that those large columns that you saw in the in the rendering that hold up a portion of the building that extends over the park. And then the main lobby here, this is the pedestrian entry off of Tenelli Avenue. This is a view from Tenelli Avenue and that there was that fence that was mentioned earlier that we were showing. This is what we uh put in here. But I'll let our landscape architect describe that that park. But we have a nice threestory uh open area uh over that park space. Again, more amenity. We have amenity. We have a total of about uh almost 15,000 square ft of amenity in the building. Uh some of the ground floor be rooms, fitness rooms, co-work spaces, um gaming areas, all distributed throughout the building. We have uh some space up on the roof deck. Uh I'll let I'll take you up there in the plan, but I'll let the landscape architect cover some of that in his testimony. Again, another level, more amenity and a mixture of dwelling units. And then you can see as the dwelling units extend over that park and cover a portion of that park. Going to continue up. This is just very similar floors as you go up going all the way up to the roof deck. Uh here we have some additional amenity at the up at the roof deck and then um nice amenity terrace on the roof. Again, we have a total of 321 dwelling units, 32 of which are affordable. It's a 15story building and it is under the allowable height of 175 ft. And you see we are showing a nice pool up at that up at that roof deck area. We have four signs proposed. Uh we have a residential entrance sign, canopy sign. Um we have a building address sign. We have a freestanding sign. And um they all are within the allowable sign sizes. I'm going to go back. Well, just some additional renderings for you to see of the roof terrace. And then last, that's the end of my testimony. If you have any questions, any questions? I have a quick question for you. I know it could be anybody. Maybe council can answer it, but why are we um using the address as fair wagon if the entrance is on tunnel? Well, it's it's actually right now we have two addresses. We have a Tunnel Avenue address and a Van Wagon and those are the two separate lots. When we consolidate the lots, we'll get a new address from the tax assessor's office. Okay. I mean, I I would say that you you want your address to be where your vehicles are going to go and a lot of your you know, a lot anybody who uses any type of GPS would want to make sure that they're on vanwagon and that's where the vehic vehicles are going to go, drop off, deliver, and whatnot. Yeah. But you don't have an entrance on the van wagon side. We do. We do have a pedestrian entry there. Yes. Yeah. But in short, ultimately that will be a decision by the tax assessor's office because they they typically uh choose that address for emergency services purposes. So the the lobby is on the front side where the public park is. Um so people going to drop off and walk through the whole building to get to the lobby. Is that what you're saying? We we have if you I'm just showing the the the van wagon inside that pink area. That's a lobby that accesses an elevator. Okay. So, we have a pedestrian entry there. If emergency services went there, they could get anywhere in the building from that location. Good. Okay. Thank you. Thank you. Thank you. Okay. Then we'll move right along with uh Mr. Carman, our landscape architect. And we're going to go back to exhibit A2. Is that correct, Mr. Carman? That is correct. Get sworn in. The truth, the whole truth. I do. Sure. My name is Thomas S. Carman. C A R M. I'm with the firm Malo Bower Carman Landscape Architects. and I have had the pleasure of appearing before the board in many times in the past. Um, my license is in good standing as a landscape architect. Thank you. You may proceed. Great. So, this evening I'm going to walk you through street level um landscape components as well as the plaza space and then we'll make our way up to the uh to the upper amenity deck. So, we've developed a richly detailed landscape plan that includes a good balance of both uh ornamental and native plant material along the streetscape as well as within the plaza that's off a tunnel. Um but before we get into the plaza, we'll start down at Van Wagon where you can see that we're proposing three street trees over there. Um based on the frontage we are required to have four but because of the drop off uh or the loading and garage entry point we are unable to uh accommodate that. Um the uh sidewalks 8 foot wide um continuous sidewalk going through there and then some uh planting at the uh the facade of the building as well. As we make our way up to the uh to the plaza we wrong direction. Um the pavement textures of the plaza create some interest as well as some lush planting. And then we have three uh 3D views that show a uh artistic expression of this feature wall that creates an edge. And then as indicated by the uh the architect, we have about a 30 foot um dimension from the plaza up to the uh to this canopy space where the building overhangs and that creates a great opportunity for shade within this public space within this area. Um the sidewalk is 8 foot wide and uh what we have done because we could not fit the street trees um within that sidewalk area and allow for a wide uh circulation route, we've pulled them into the plaza space. We would be required to have two in this instance, but we did put three there. Um so overall the plan would the project requires six street trees in total, which we are providing. Um the the upper image again you're seeing that uh that fence that you know has been indicated that we would hold off on doing a view looking into the plaza space where you see that feature wall. Plenty of seating opportunities as well as an overlook overlooking the path as well as kind of to the northwest where you could see Mana Contemporary. And then up on the uh the upper level where the the interior amenity space, there is exterior amenity um out towards the east where we do have barbecue grilling, some table and chair seating um synthetic turf space as well as some fire pits for an overlook. And then west of that interior space, you see where we have the pool. The pool is raised up a little bit to provide the the depth of the pool, have ADA access clearly up to that via ramp as well as some stairs. And then other components such as a kids play as well as a dog run. Do it every time. So, here's a view of that um eastern rooftop space and then a view of the uh the western over at the pool area. All the uh planting appropriate for sun and shade conditions um and uh irrigated within these levels as well. That concludes an overview of the uh the landscape components. Be happy to answer any questions. Thank you. Any questions? No, I'm good. No, thank you. Thank you. Okay, so that would complete our presentation. Uh, and I acknowledge for the record we did receive uh the planning staff's report dated April 3rd, 2025. And we would comply with uh all of the conditions of approval. I would just note that number seven references a uh franchise ordinance for that proposed fence. And since that's going to be a wait and see approach, I would just uh add if necessary. Thank you. If that's okay with uh planning staff. Thank you. At this time, I would like to open for the public. Is there anyone from the public? Seeing no one from the public, I move to close. Second. Thank you, Lindra. Yeah. Uh staff agreed to the applicants professionals uh testimony and agree it will be a good addition to the community. So staff recommend approval. Thank you. I'd like to entertain a motion. Acting chair, I would like to make a motion to approve case P2024-0208 as presented to our board tonight with the conditions in the staff memo. Second. Acting Vice Chair Takor I. Commissioner Lipsky. Hi. Commissioner Patel. Hi. Commissioner Stamato. I. Commissioner Torres. I. Acting Chair Gangan. Yeah. Beautifully designed. Love it. Uh, great addition to the neighborhood. I motion carries. All in favor? Thank you. Mike, you want to take a five? Okay, we'll take a five minutes break and we'll be back. At this time, I'll call in case P204-0165. The address is 221-223 Nunda Avenue for a minor site plan. Good evening, Stephen Joseph Casano Quigley, Chirami for the applicant. This is a new uh three-story, fourunit dwelling in the R1 zone. All we need tonight is minor site plan approval. We don't have notices. Notices aren't required. Ahmed is here still under oath. Um, take it away. We marking this. Um, yes. How many slides? 16 slides. It's the presentation set. A1. They did four seven A1. Thank you. Yes, that's what it is. 221 Nanda Avenue um on Nanda off of Duncan A. This is a 440 by 100 um site, 4,000 square ft. This is the rendering of the proposed um four family, three stories. It is uh in the R1 one and two family zone. We don't have any variances. The bulk is um as of right. The height is as of right. Uh we have four units but they're split over two two families basically next to each other. Um uh we meet the uh required setback of 8T5 which matches the uh property next door. Uh the rear yard is again used for the two units on the ground floor. We do have a patio uh in the back and a green roof in the front and back of the building where there is no mechanical or a roof deck. The front of the building um uh complies with zoning requirements including the entrance at at a level that matches the buildings next door. We are using white cement board panel on the main uh facade and then the bay windows that come out are um composite wood finish and the back and the sides are um let me see if I can just give me one second because I skipped this one. The back and sides are uh siding uh white siding to match the white cement board. We have balconies in the back of the project. So all the units have outdoor space. The first uh uh the first floor, the first unit which is on the second floor has the access to the backyard and the balconies. And the second floor unit, the third floor unit has balconies and access to the roof deck. These are the four materials that we're proposing. The whites spen board on the front facade with the composite wood. The siding is the sides and the back and the stucco is only on the bulkhead. The uh layout is there's the two garages on the ground floor and as well as the storage and the mechanical spaces entering the pro the the house uh on either side the the townhouse on either side. It's it's about four steps here and then there's a landing which matches again the buildings cross the on the street. Typically what you would see is like the you know the stairs that just take you up to the second floor but instead we have uh four steps here landing and then you enter once you enter you go up the stair. The second floor unit is a three-bedroom unit with access to the balconies and it has the recreational space on the ground floor, access to the backyard. The second floor, the third floor unit I should say, um is accessed through the internal stair. Again, three bedrooms, balcony, and then an internal stair that takes you up to the roof deck. And this is the project. Thank you. That uh concludes our direct testimony. Any questions from the board? No. Eddie's going to have two questions. That's good. He didn't see no. He didn't see. He didn't see no balconies. Yeah. So, he's good. There's balconies in the back. And it's You're okay with the balconies in the rear? cut out. That concludes your um presentation. It does. Thank you. Okay, Mr. Joseph, we can address any issue in the balconies in the rear with anything falling under that rail. We We can address that. Trash removal. We could all We could do all that. Don't forget the water heaters and the water heaters on the roof. Yeah. Correct. Yes. One curb cut for the for the garages and the balconies are in the back. Correct. I think I think council is just trying to get me over 10 minutes. At this time I would like to open for the public. Is there anyone from the public? There's no public. I move to close. Sophia. Yes. uh planning staff would ask that the applicant agree to the conditions written in the memo dated April 3rd, 2025 which include addressing any comments from review agents. Uh there are six conditions and those conditions are acceptable. Okay, with that staff has no further comments. Thank you. I'll entertain and recommends approval. Sorry. Yes. Acting chair, I would like to make a motion to approve case number P2024- 0165 uh with the as presented to our board tonight with the conditions in the staff memo. Okay. Acting vice chair Dor. Hi, Commissioner Lipsky. Is this your last application? You've been busy tonight. It is. If you want to take some more of mine that are that are in the 10 minutes or less. Yeah. Anyway, I vote I Commissioner Patel I. Commissioner Stamato I. Commissioner Torres I. And acting chair Gang Gangaden I. Thank you all. Thank you. Y Motion carries. All in favor? Thank you. Good night this tonight. Thank you guys so much. I Yes. I'd like to move on to um memorization of resolutions. We have seven for tonight. Yes, acting chair. We have seven resolutions for tonight. Number one, resolution of the planning board of the city of Jersey City adopting a fourth round housing element and fair share plan. Number two, resolution of the planning board of the city of Jersey City applicant Homestead Market LLC for 190day subdivision filing extension 25 Van Ripen Avenue, 29 Van Ripen Avenue, 608 Pavonia Avenue and 612 Pavonia Avenue, block 7904, lots 2 14 and 16 case number P2025-000090. [Music] Number three, resolution of the planning board of the city of Jersey City, applicant Matthew Walsh for 190 days, subdivision filing extension 213 Congress Street, block 1405, lot 9, case number P205-0065. Resolution number four. Resolution City of Jersey City Planning Board case number P2024-0184. Applicant Kevin Bhhatia address 11 Boston Avenue Cher City, New Jersey, block 23501 L 37. Resolution number five, resolution of the planning board of the city of Jersey City. Applicant Bishop Bishop Street 78 LLC for extension of final major site plan approval with deviations 78 Bishop Street Jersey City block 15402 lot 5 case number P205-0069 resolution six resolution of the planning board of the city of Jersey City applicant the Avenue LP Avenue NIR West Side Square LLC and West Broadway Corbin LP for amendment to the FIA at Broadway redevelopment 1072 Westside Avenue Jersey City block 9301 lot 30.01 01 C 0002 case number P 2024-0178 last resolution number seven resolution of the planning board of the city of Jersey City applicant NEQ8A LLC for amended final major site plan approval 20 long slip Two long slip Washington Boulevard and River Drive. Jersey City block 7302. Lots 3.18 3.19 3.05 and 3.16 to become 3.19 3.20 3.21 3.16 and 3.05. Case number P2024-0193. Do we have a second? One second. Just I would just like actually we we we need to remove that last resolution. Um that that was added in error. I'm sorry. We we memorialized that resolution um and we just failed to get a signature um and it just made it back on the list in error. So if we could just remove that last one, the P Okay. 2024-0193 and take a motion on the rest. I think that would be best. So, acting share, I would like to remove uh resolution number seven that I just read, case number P204-0193. Roll call. Acting Chair Couture. Hi. Uh, Commissioner Lipsky. Hi. Commissioner Patel. Hi. Commissioner Samano. Hi. Commissioner Torres. I. Acting Chair Gangan. I. Okay. Motion carries. All in favor? I. Motion to adjurnn. No. Executive. Second. Motion to adjurnn.