Good evening and welcome to the December sixteenth, twenty twenty-five uh planning board uh meeting for the city of Neurchell.

Uh happy December, happy Hanukkah for those of you who celebrate.

Um I do have an announcement that the first three items on the agenda are adjourned until uh until further notice.

So application PB twenty-six dash twenty twenty-three by Guild Capital LLC for site plan approval to construct a single family dwelling on premium point road adjourned until further notice.

Item two point two, application PB thirty-two dash twenty twenty-four by Crossroad Center LLC for site plan approval to demolish four buildings and construct a new twenty-eight story mixed residential, mixed use residential and commercial building at five seventy Main Street is adjourned to the January meeting.

We will call those items uh and the applicant will come to the podium and present.

Uh at which time members of the planning board will ask questions uh and engage with the applicant.

Uh after that uh period of interaction, we will open up the application for comment for members of the public.

If you are a member of the public and would like to make a comment, um you can come to the podium, state your name and address for the record.

There is a clock timer here, uh large clock, uh you'll have three minutes in which to make your comments.

Um and then we'll call the applicant back after public comment to address uh members of the the the issues raised by members of the public.

Uh the second portion of our meeting, you're welcome to stay for that, but it's not public hearing.

Uh that those are City Council and Board of Zoning referral items.

So again, you're welcome to stay, but there'll be no public comment during that portion of the meeting.

Uh we are gonna ask uh Benito to please call roll.

Sure.

Uh Sarah Dodge Brown.

Here.

Jim Brown is out, Isabella Qualamarquez is out.

Doug Hewson.

Walter Lippo.

Here.

Kate Mercado.

Christine O'Connell.

And staff members with us today, Jeff Bream, Deputy Corporation Counsel, Paul Vaca, building official, Kevin Kane, Director of Planning and Sustainability, and myself, Benito Seha, senior project manager.

So I don't think Paul is here.

Oh, it's probably better.

Okay.

We'll talk about that later.

Okay, great.

It's nice to see you.

Sorry for missing you.

Um okay, great.

Thank you.

So I will call our first item for public hearing, item 2.4.

Application PB 23-2025 by Mario Conteros for site plan approval to legalize conversion of an existing single-family dwelling into a two-family dwelling, an extension of rear paved area at 148 Meadow Lane, block 448, lot 57 in an R2-7 zone district.

Good evening, board members.

My name is Cynthia Sorria Canteros.

I am one of the architects.

Mario Canteros, the other architect.

Four Meadows Lane, 148 meadows lane.

Before you, we have an application for site plan approval to legalize the conversion of an existing.

Could you just lower the mic a little bit?

It's a little bit faint to hear you.

How's that?

That's much better.

So we're here to legalize the conversion of an existing one family dwelling into a two-family.

The site is located in a neighborhood that is surrounded by two, three, and multifamily residence.

If you're if this is the residence right here, 148 metal.

If you go to the left of the property, this is a two-family home on the left.

If you go to the right of the property, it is the parking lot for the United Hebrew n uh United Hebrew of New Rochelle.

Sorry about that.

And the abunting property on the rear is the Willow Towers, assisted living facility.

We're not modifying the bulk mass of the building.

We are just reconfiguring the entrance hallway in the first floor in order to provide the entrance for each unit.

We're also proposing to modify the driveway to provide an additional three parking space required.

So let me get you give you a little more of the surrounding neighborhood.

This is the property across the street, which is a four-unit development.

The this is the property on the left, a little bit one lot over, which is um over here.

Let's see, right here.

This is a 27-unit multifamily home with um residence.

This is uh right here.

This one here is a one-family.

This one is across and to the right.

That's a three-family, and that's another one family.

And this gives you a picture of the actual lot.

This is the backyard.

This is the side of the backyard.

This is looking to the first the back, the parking area over there again for the United Hebrew of New York Shell.

Um existing garage that is there, and that's the rest of the backyard.

The entrance of the first floor apartment is going to be at the right.

At the end of the hallway.

Let me get you that plan so you can see.

Okay, see the entrance of the first floor apartment will be here, and the entrance to the second floor apartment, we're um creating an entryway, which is fire rated, go up the stairs into the second floor.

Both apartments entrance from the street will be right here, one entrance.

The existing building is a three-story with a basin, hence we are proposing to install a sprinkle system throughout the the residence.

The system layout consists of a two-bedroom on the first floor, and three bedroom apartment on the second and third floor.

In the rear yard, let me get to the site plan.

Okay.

In the rear where we have an existing one-car garage over here.

And we're proposing to expand the driver with a new asphalt area to in order to provide three additional parking spaces, which are nine by nine by eighteen, along with a turnaround area over here.

We have the parking spaces, one, two, three, and turn around area.

Because of the increase in purvice area, we're we've created by the modification of the driveway.

We're proposing to install full dry walls to manage the rainfall and runoff.

The drive was here.

One, two, three, four.

As whole as well with trench drains.

As far, we're also proposing to plant some trees.

So we go to the here we go.

It's a trench drain along the trench drain will be on um of the parking spaces.

In front of the park, and back of the parking spaces, and there's a trench drain in front of the garage.

And this one could collect all the water into the drywalls.

Let me get to the landscape plan.

I'm sorry, I'm new to this, so bear with me.

I'm sorry.

I think I locked it.

Tax support.

All right.

Thank you.

Okay, here's the landscape plan.

We're proposing to plant six trees, one of them being a Japanese maple here.

Across the existing tree that's here, a Yoshone Sherry tree here, and then four Japanese stuartis along the parking area, parking spaces.

One here, here, here, here.

We also trump plan to trim some bushes.

The property has several bushes we plan to trim, which is all here and over here.

If we can if they're trimmable, because if they're not uh in poor in good health, we will replace them.

Also, we'll be adding some spreading deals between these two trees in order to try and uh screen the parking area as best as possible.

Finally we're proposing to replace the outdoor steps here for safety reasons.

The current step, you literally open the sliding doors, and they're the steps, you will fall.

So we're gonna put a new assembly.

We're proposing to put a new spelling believe this four feet, seven two feet four feet wide by seven, no four feet, seven foot two inches wide by four feet in depth landing on top with six steps down to grade.

Um that's pretty much it.

I mean I can show you some more pictures if you want, but that's how long has it been a two-family?

That I don't know.

Um the president owners bought the property in um May of this year.

April, excuse me.

That's the owner there.

And she they they came, she came to her with her husband and discuss hey, we we saw this as a two-family is it and we told them no, and they bought it anyway because they want to legalize it and make it at a two.

But uh there is a kitchen set up already in the second floor.

Everything's set up in the second floor, first floor.

And the surrounding homes in terms of two family.

If you could maybe just talk about the area and why this would be in keeping with that.

Well, it's um it's the um their their side of the street is uh let me see if I show the miss the facidity map here.

Yeah, all right.

So this is them here.

This is they're on an R2 zone, which is all here, and this over here is a three-family.

This is a one, but here's changes to an RM RMF, and they have multi-families here.

This one is a three uh four family.

This is a uh small building that has 27 units.

This is the right here.

This is us again over here.

This is the Hebrew uh Hebrew United Hebrew parking area.

This is uh one family home here.

So pretty much everything is mixed.

There's not you know, there's a little bit of this, one family, two family, three apartment.

There's a lot of different districts, so the R27 where they are, and then this is the R27 over here, and then right across the street is the RMF 0.5, and then the back is the hospital.

So it's like a mixture.

They won't disturb anything because everything's already they're already blending into the neighborhood.

Thank you.

Questions, comments for members of the board.

I got a few.

Um I'm trying to understand the existing conditions versus the proposed conditions on your site plan.

Um so I kind of have a few specific questions for that.

Uh on the right hand side it says existing asphalt driveway, and that driveway is drawn as if it goes all the way to the property line.

Um if you look at satellite images, it looks like there's um dirt road, there's like dirt over there or or some grass over there and doesn't go out of the property line.

Is that the existing condition or is that a proposed condition to extend the driveway towards the property line?

No, it is an existing condition.

Okay.

We're not we will meet up and pull it three feet in to meet the setback.

You're gonna pull it three feet in?

On the top.

We have to repave some area on the top.

And we're pulling it in.

Let me see.

Yeah.

Okay.

The photos.

Okay.

I won't go to the pictures anymore.

So back to your question.

You see this area here.

This is the existing driveway.

It goes all the way.

I don't think it meets all the way to the to the fence, but there's a fence there and the asphalt driveway meets to the fence.

So we're gonna we had to do an additional driveway because it's all gravel and um and destroyed on that area.

But we're pulling it away right here, three feet from the property line.

Yeah.

Okay.

So this is existing.

This is all pretty much destroyed gravel.

And we're just gonna pull it three feet to meet the setbacks.

And um in the satellite photos, there seems to be a deck off the back of the house.

Is that no longer there?

Deck's no longer there.

What's there now is the uh I would uh go back to the photos.

It's just uh steps leaving leaving from the uh first floor, sliding glass doors.

Just steps, that's what we're placing because it's it's not sound.

Very steep.

And they're steep and they're wobbly, and uh if you take open the sliding door and you fall out.

Right, you'll fall out.

Right now they are locked.

The sliding roll door is locked and nobody can is allowed in the back of the steps.

Yeah.

Um the um the parking does um end up taking a lot of the existing backyard and existing grassed area, um, which I would presume would be a nice feature for a family that lives there.

Did was any consideration given in to not extending the parking as far back uh to the garage and maybe situating it between the garage and the house?

We tried several scenarios, but it was just getting too tight and the maneuvering was worse.

I mean, we even tried to put them on right in front and like single line.

But then you're left with so much because it's nine feet and then there's eight feet that the manure would be more dangerous than where they are out.

And I wouldn't want to push them even more in because then you take more um space from uh greenery from the area.

I think my ejection here is just it seems to be a lot of asphalt just to get to three spaces.

It's a very long driveway to begin with, and then you've situated in the back left corner, the furthest from the right of way that you possibly could situate it.

It just to me it's a shame that we're losing so much green space, adding impervious.

I know you're dealing with um runoff, but you know, that's blacktop, that gets hot, it adds to the heat island effect.

Um if there was just any other way that you could still do what you needed to do from a parking perspective and limit the amount of asphalt, uh that would have been more acceptable to me.

Not that it's not acceptable, but I could have it would have been more.

Would you consider a different kind of surfacing for the parking spaces themselves, not necessarily for the driveway?

Um we can take it for consideration.

Um Pavers We've got permeable pavers that we can put in in the area and try to remove some of that water or impervious surface.

Yeah.

I mean, maybe we could put pavers here.

Right here.

Yeah, if anybody has any more comments, I'm just gonna chew on that for a second.

Yeah.

I mean, because I like the ability to turn around and have a hammerhead there so that they can come back out.

Yeah, that was my main thing.

Yeah.

The turnabout to get out instead of going backwards out of the it was just more dangerous, I think.

And I and I totally agree.

It's uh it's a lot, it's a lot of asphalt, but we try to minimize it and bring more greenery to the name to the area.

I mean, we're willing to print more trees and you know.

Yeah, I I think um uh I'm gonna I'm gonna respectfully disagree that um three parking spaces couldn't fit uh closer.

I'm I'm just looking here at the site plan here, and I'm I'm literally moving to three spots.

I think there's um twenty five foot of width of an aisleway uh to move in.

There's probably more than five feet from the garage, which would be normally part of a K turn.

Um I I I I feel like there could be a better way to do that that doesn't impact it.

Uh you know, providing this much parking um for a two-family house with this many bedrooms, I could see more than three cars, five cars, six cars um populating that.

Um that's why I was concerned about the driveway that went against the property line.

I could see two cars sitting there parallel parking with still enough space.

Like I I could just see this coming into a parking lot in the back of the house based on the family there.

And I just from a from a neighborhood perspective, that's causing me some concern.

I mean, we can go back uh to the drawing board and get some different schemes and come back to the board.

I I think uh for my approval the the condition I would put on there would be just to give it a shot with the building department.

And again, we're looking at turning um radiuses and being able to get in and out.

Um and if the building department determines that there's just no way to maneuver a car through that um three spots again between the house and and the garage, then there's no condition for me.

But I feel like uh there is a better way to do this that limits the impact to the property and the neighborhood.

We're willing to do that, go to the building department.

This costs with the examiner is a better solution.

Yeah, like maybe if you can fit three spaces parking head on to the back property line next to the garage, and then you can still yeah, like I mean then you can still get the back up and the ability to turn around, then you don't have to encroach and as much into the green area.

But I think I think the idea that you could take it away with the building department and work with staff on it probably makes sense.

Yeah, you have a pavers um rectangle there.

I think if you were to anchor your parking on the bottom left corner of that pavers and provide that 18 foot by 18 foot square, um I think you'll have more than enough space to to maneuver in and out.

So that would be my suggestion that it's uh you know come in and park on the left uh and then uh be able to back out towards the garage.

There should be plenty of room to be able to get out towards the garage and then pull out um straightforward.

Okay.

Any other questions or comments from members of the board on this application?

Okay.

This time I'm gonna open up this application to comment from members of the public.

Is there anyone here from the public who would like to comment?

Yes, ma'am, if you just step to the microphone and state your name and address for the record, please.

Hi.

My name is Kim Florin.

I live at 144 Metal Lane, which is right next to the uh property.

So I just wanted to c uh ask a couple of questions because I noticed that the parking would be right up against the fence.

Is that what I'm seeing?

On the side on the left side there.

So this is my property.

Yeah, I'm sorry, you have to speak behind the microphone.

So the fence, the parking would be facing the fence?

That's the way it's currently proposed.

Yeah.

Because we have a lot of drainage issue in our yard as it is since the nursing home built their addition.

Both yards get flooded.

Which we had minor flooding before, but it's completely gets flooded.

So I'm just very concerned with um, you know, permanent, you know, blacktop or concrete there would cause more flooding in my yard.

So thank you.

I mean, I thought it was I didn't see the plans.

I saw the uh things, so I was hoping it was just like a little patio to come down the stairs and sit.

But I am concerned about the parking.

Thank you very much for your comments.

I appreciate that.

Are there other members of the public here who would like to comment on this application?

Okay, hearing none, I'm gonna close the public comment and invite the applicant back to the podium.

So it's in line with the discussion we were just having, right?

In terms of the the comment um do you maybe just want to go over the additional drainage solutions you're proposing for the property, just to make sure that the neighbors are clear on what you're be adding?

We'll be adding four uh dry wells to collect the water.

We did the calculations with the creation of the area.

That's what what is needed.

And we're doing and we're doing some trench drain to drain the water from the parking space right here.

And then is it drain over here connected all to the driveways?

I mean, we're look we we we will we could look at alternative parking that we're gonna we are going to look at.

And maybe that will maybe we'll change it to what we were discussing in this area here.

Come this way.

And you will be adding some trees and other planting.

We're doing six trees right now.

We have no problem adding some more.

This area is here.

We put another one there.

Maybe not even put an another one over here.

There's more areas to help with the uh impervious surface.

Yeah, I think um to that point, you know, I you probably have four coltects there because of the amount of impervious surface.

That's the retention that's needed.

But dry wells fill up, and when they're full, where does it go?

And and with this, you have very little on-site discharge because of the amount of asphalt and to um the previous speaker's point.

Um, if there was some runway in which that storm water could potentially be absorbed into the soil over 20 feet as opposed to over five, uh, if there is a problem there, I don't know if there is, but if there is a problem, that would help mitigate that as best you can, still building within the eyes of right of this property.

Okay.

Okay.

Other questions or comments from members of the board?

Okay.

Benito, do you want to go through conditions of approval as you've captured them?

Sure.

Uh number one.

Any damage to the city right away during construction shall be remedied to the satisfaction of the Department of Public Works.

In addition, any temporary right-of-way obstruction that may occur during construction will be will require DPW permits.

Number two, the applicant shall repair and reconstruct any sidewalk curb defects and driveway curb cut and conformance to city standards, which will require DPW permits.

Number three, the applicant shall install NFPA 13D compliant egress sprinklers serving the habitable attic space in accordance with New York AJ Section 601.6.

Sorry.

And number four, the applicant shall work with city staff to move parking spaces to reduce pervious surface uh prior to a building permit.

And I think we also were gonna they are also gonna consider some additional landscape plantings and conjunction with that.

Five, the applicant shall increase uh review supplementing the landscape plan.

Yeah.

Are those conditions accepted acceptable to that?

No problem.

Okay.

Okay.

We have uh one vote for site plan approval.

Can I have a motion?

So moved.

Is there a second?

Second.

All in favor?

Any opposed?

Motion passes.

Thank you.

Good luck to you.

Thank you.

Take care.

Okay.

Moving on to item 2.5, application PB 24-2025 by Robert Stanzial for site plan and special permit approval to construct a one-story addition to an existing building and provide 18 off-street parking spaces at 70 and 74 Potter Avenue, block 892, lots 1-6 in an FA zoned district.

Good evening, Madam Chair, members of the board.

Uh, for the record, Robert Sanzial Architect, 27 North Avenue, New York Shell.

Um here tonight representing Morton Goldsmith, who is here with us this evening, who is the owner of both 70 and 74 Potter Avenue.

Both properties located in LI Zone District in nearer Shell.

Uh 74 Potter Avenue currently supports laser frame auto body and Morton Goldsmith uh owns and has owned for the past uh 25 years in Euroshell.

Uh prior to that, there was another Otabody shop uh at that location uh constructed in the early 1960s.

Ums the adjoining lot at 70 Potter Avenue.

He purchased that probably about 10 or 15 years ago to supplement the parking for his existing uh autobody facility at 74.

Um just gonna switch to uh some pictures, photographs here so you can see.

Uh I'm sure you've seen this already, but these are just some sites of the existing building and uh photographs up and down the block on uh Potter Avenue and Portman Road, which is actually it's on the corner, Portman Place, actually, it's called.

Um, and that's the existing building.

Martin actually has made a lot of improvements already to his existing building, uh aesthetically on the exterior, and um he actually operates what you can call sort of a high-end autobody shop, auto body facility there.

There's a lot of specialized uh detailing work there on cars.

So um he's proposing to uh construct at the rear of his ex existing facility a um any 2800 square foot addition.

Um that'll allow him to add three more service bays uh to his existing facility.

The building now is about 5,000 square feet and has uh four service bays, an office area, and a um a spray booth within the existing facility.

The proposed addition uh will be the same width of the existing facility and extend to within five feet of the rear of the property, and um will be the same height.

It's going to be a um prefabricated structure of a uh metal building, but it will again meet the same height and width of the existing building.

And um it's going to be uh clad with a pack clad material, which is a be two-foot-high horizontal panels, a silver material that'll um extend butt up to exist he's excuse me, his existing building, and uh there'll be some blue color upper panels that you can see on the elevations uh that Martin wants to extend onto his existing building to sort of carry the theme of that building across.

It's just this small sample of material.

It's actually an instant an insulated metal panel that it will be, and this is sort of the combination of the blue and the silver that will go on on the addition, and this blue color will carry across as a band that he'll later on add some signage on that will be applied for uh separately.

And what's the exterior on the existing the material?

Existing actually a metal uh metal exterior uh on there now.

That's on this side and also on the front on uh Potter Avenue currently.

Yeah.

So the blue that carries through will be paint?

Yes.

No, it'll be metal.

It'll be metal.

We're gonna carry the same metal, not not insulated material, but just the flat panel that'll carry across.

So it looks like it's a continuous building in essence, can so in addition to that, um the lot next door at um at 70 Potter again will be improved to um provide the 19 parking spaces.

Well, 18 parking spaces will be on 70 Potter.

Um those are the spaces that are required uh for the for the existing facility and the addition itself.

And um there'll be improvements made, significant improvements made to that lot.

I don't know if you've seen it already, but there's not not much in the way of landscaping there now.

But we're proposing to install the proper landscaping that's required uh by code and to uh break up the existing parking lot with some um landscape islands and some buffering that goes between the two lots.

I should mention that these these two lots are, even though they're owned by Martin, they're really in two separate entities.

Uh and as a result, as you can see, the um this buffer that goes between the two properties is required because uh they are two separate properties, and by code, you need a buffer strip between two properties.

So it's sort of added landscaping that comes in with the uh desire to have two separate lots in this case.

So um again, the improvements would be made to that.

Storm drainage on the property.

There's uh the storm drainage from the um addition itself will be extended down to an existing uh trench drain that currently exists at the front of the building.

And that currently exists out at a city sewer that's already tied into the storm drain on Potter Avenue.

Uh but we will be adding a uh oil interceptor before that now that currently doesn't exist to sort of um again purify whatever water or any impurities uh that may go out to the city storm source system that currently doesn't exist there now.

Um so hopefully that'll improve that situation.

And I think aesthetically uh the building will look better and the site will look better with the uh with the landscaping that we're proposing.

And uh we know that Martin runs a nice operation, and we hope it will be a better facility for this area.

He does run a nice operation.

I drive by there often, and it is a very for light industrial, it's very neat and well maintained.

Questions or comments from members of the board on this application?

Are there going to be any improvements to the sidewalk or the curb?

Like there's not much of a side like a curb there.

It's almost like the front runs into the speed.

Yes, I'm glad you mentioned.

We are going to be installing new sidewalks to make it continuous.

There is a uh sidewalk currently on 62, which is which is to the left of 70 now.

So that will be continued all the way across to um to again Portman, Portman Road.

So there will be continuous concrete sidewalks across new curbs.

Great uh and the curb cuts will get rebuilt as well.

So yes.

Excellent.

That's great, because it's it's heavily trafficked by foot, but people come quite fast on that.

That's the one.

Absolutely.

Yes, they do.

I'd like to learn a little bit more about the business, so I may have some questions for for the owner.

Just to understand how you use the property on a typical weekday or weekend.

How many vehicles are physically on the property?

At once.

I would say physically between 40 and 60, we can fit on the property.

Because it's 62, 70, and 74.

On a three problem.

So I'm running three properties.

62, 70.

And they're all connected.

Where is 62 in the property?

62 is to the left of uh 70, Doug.

That's another, it's another business that operates there as well that does different servicing.

So it's more mechanical there.

Okay.

Um, which is a large building as well.

So yeah.

Most of the vehicles were inside.

Um does that include vehicles in bay versus on outside on the property?

Those those counts?

Well.

Let me understand that.

In the bay, uh inside um you said there's about sixty on the property.

Is that only outside, or that would include?

Well, currently behind the body shop, we probably have like nine, ten spaces there.

Yeah.

Then currently fitting inside the body shop about five to six cars.

We also have the parking lot.

And well, I also included sixty two.

So we have another one, two, three, four, five, seven bays on the outside for parking, and then inside sixty-two, we could fit another five on one side and five on another side.

So my best guess was you know, between four sixty.

And of those cars on the property, um, I presume not all of them are being serviced.

So um how long do the cars out on average stay on that property in that?

I would say seven days.

And so you you turn over sixty cars over seven days, or are there cars that stay there longer than that?

There are some cars that stay longer than that.

Yeah.

Maybe pending an insurance approval, pending, you know, waiting for parts.

But on an average of turning cars around about seven days.

Okay.

And then we do scheduling.

If we feel like you know we have too much work at one time, then we will schedule cars two weeks in advance.

So outside of your three properties, um, is there times where you have to park cars off your property?

Uh I know there's an adjacent roadway with some parking spaces.

Well, I currently behind me, I rent another spot for total losses.

And I think maybe I have 10 cars there.

Okay.

On uh the end of Parkman Place or apartment place.

Okay.

So generally the ratio of cars that are on the property to the number of existing bays right now is roughly one to fifteen.

So for every bay you have there's 15 cars in some array of repair, storage, waiting for uh insurance employees that are car parking coming in and off the property.

Say that again, Doug.

I don't think it's that many.

Well, if there's sixty cars on the property and there's four bays, I think I'm doing my math.

Sixty divided by four is fifteen.

So for every every bay uh in the existing building, there's fifteen cars that are at any point in time are on that property.

Well, we're counting this there's four bays, there are four bays in in 74 Potter, but it holds more cars inside.

There's four base operating, but they store more cores and cars inside of three or four more cars inside.

And how many bays, how many cars are in 62?

In sixty-two, I would say ten.

10.

So I would say there's probably ten, fifteen, six sixteen to seventeen cars stored inside at any one time.

So just to mention the cars uh that you see on Portman Road, uh employee is basically where his employees park as well.

So it's that public parking or it is, yes.

Okay.

Yep.

Um I I I I asked the proportion of this because what you're looking to do is add three bays.

And I would presume that you're looking to add three bays because business is good, uh, and you want to be able to service more cars.

And so now we're looking at three more bays times 15 and another 45 cars that you have to somehow deal with.

And in your current configuration, you do have a very large open parking lot in the back where you are able to stack cars in front of each other and not service them.

But in the current configuration right now, you have provided the 19 cars there, but I don't know where all the other 60 cars that you have to service are going to live.

You can't stack them in this particular um code required 19 configuration.

Uh and so my concern here is the is what's going to happen is that those cars are going to end up overflowing into the rest of the neighborhood on other pieces of property.

You're already using public spots.

I have never done that.

I think in the 25 years I don't have if you notice there was no complaints uh from any neighbors about any cars in the street.

We don't have any any complaints at all.

Well, you're already I could I can certainly schedule what's appropriate for the amount of work at any time I want.

I can just I'm not let's say, for instance, if your car doesn't start, I don't tow the cars into my place.

If your fender is bent, then I can schedule bent fenders.

But I have no complaints.

I manage our property very, very well.

I'm in complete control.

You'll never see cars out in the street in the front.

Toll trucks can enter my yard, they can drop off a car and leave.

It was circulation.

I think as far as running the place, keeping it clean, representing a professional auto-body shop facility.

I think I've been on top of the game from morning to night.

And what I do understand that I represent Nervous Shell.

So when people drive by, if they see what they do see right now, which is a clean facility, run well with no neighbor complaints by extending the building, what it will allow me to do is to actually store parts inside and make it even look neater than versus seeing a crash car on the outside or parts being you know dispersed on the outside of the property.

I can uh guarantee that this extension would only make the place better.

So you've operated that way with a different site configuration, the plan in which you're describing how you've maintained and operated here for the past 25 years is on a piece of property that gives you that flexibility to handle stack all of those cars.

Um I'm totally in favor of extending and providing services to the residents by having this extra bay, but you've now really densified your lot and you've really squeezed yourself that I don't know how if you're going to continue to maintain your business in in that manner with the amount of volume of cars per bays that you have, where they're going to go, because this layout doesn't allow for the same type of way you've operated.

It's a it you're gonna have to find a way to operate in a very different way with with less cars on your property because there's just no room to fit that.

Are you talking about the buffering and the landscaping layout?

I think he's talking about the way that it's configured and the striping that you've got on that second.

All of those are code required lots.

Right, right.

So they all have to provide be provided with ingress and egress out of those lots.

Right.

But is that what you're referring to when you're saying that they can no longer stack like a they just want to get really specific.

No, so right now, um where the proposed extension is, all the way across the back of the property is generally not striped.

And there'll be three or four cars deep stacked across there, two, three or four cars stacked across there.

And in the front of the property where the kind of to the left of the current building, there's about 11 striped spots, which is what your code requirement would be uh for for four bays and an office.

So right now, you have more than enough space on the on the site to handle that amount of cars with four bays.

Presumably, three more bays is going to add volume to your business.

Volume to your business needs more cars that you have to bring in and out of your site.

And what you have done now is you don't have an open parking lot in which you can stack and move move cars around at your will.

You have 19 spaces that by code at a minimum need to be available to move in and out of.

Whereas your current condition right now, you satisfy that with the eleven, and then your back lot can just be stacked any way you want.

So you've set up a situation now where you're just going to bust at the seams if you're even handling right now the same volume of cars, but you're looking to expand your business.

Just two things.

First of all, Martin operated only at 74 Potter Avenue for at least 15 or 18 years before he purchased 70 and had this other lot to expand into.

So I mean he operated, maybe not at the same volume, but almost the same volume he does now, just on that one lot.

So I think he did fine with that.

Two.

Um these are significant and good improvements to this lot.

And I think as Martin says he does the scheduling, he doesn't overwhelm himself.

I think we let him worry about that.

If there's a problem, the building department will make note of it.

And they're going to come there and tell Martin if there is a problem.

But he's never had a problem.

I don't know, Paul.

Has anybody made any complaints about laser frame?

To the best of my recollection, no, we don't receive complaints about this property.

I could do a search, but operational thing that I think Morton will have to do.

We get complaints on Pottery Avenue about the new cars being dropped off blocking a lane of traffic.

But that's not him.

Right.

Um, I I don't seem to recall complaints with respect to any of these three properties.

I'm sorry, Martin, you wanted to say something.

Walter, did you want to?

You want to say something?

Just if you could speak into the microphone, please.

Just make sure you're speaking into the microphone.

We have viewers at home who are want to hear your comments too.

Um again, I think um you've you've clarified that these spots on Parter are public spots.

Um yet's where your employees are currently parking.

Um why are your employees not able to park on the property currently, right now?

They're able to park there, and there's there's room for them on a lot.

The eleven spaces, how many employees do you have?

Twenty-five?

That work there?

Twenty-five employees.

25 employees.

Then and you'll will you have more now with the addition?

No, not necessarily.

No.

I I can um the same amount of employees just work more efficiently, store parts inside, you know, because of weather conditions.

You know, today we have electric cars, we have cars with maybe 80 computers in them.

When you dismantle a car, it's nice to have those parts inside on a storage rack.

And just make repairing cars better.

Yeah.

So I I mean, again, what's what's disturbing me is that you are providing 19 spaces and you can't even on your own property provide enough parking spaces for your own employees.

So if the loading bays require five spots per loading bay, there's just not enough space to park the people that need to be on this piece of property.

And you know, while the the code requires a minimum uh of parking spaces, um, you know, the planning board is trying to reconcile actual use with the proposal and and your actual use on this property is not really consistent.

And and I don't think this proposal, proposed plan is gonna support the way you've been operating and the volume and density you have been operating.

Um my suggestion was going to be um to find a way to get a stacked area where you could actually stack the cars, which probably means that you would require a variance for not striping a certain amount of cars.

Actually, I think you need a variance for tandem parking uh anyway, but I just think that this proposal is not gonna provide a sufficient amount of on-site um parking, and you're going to maybe you're not overwhelming the neighborhood now, but you're gonna continue to overwhelm the neighborhood when you add um the amount of bays and the additional cars that are becoming through.

So right now, um without a solution to the density of of vehicles and parking here.

Um you don't have my support for approval.

Um you also based on that on not scheduling.

Excuse me, yes, that's right.

I know how to do that.

Dr.

Lippo has a comment.

I've been driving past that area because I have lived in Nourishell for a great many years.

And uh specifically, I know when when laser came into being, it was attractive name.

I was always wondering about it, but I've never seen anything overflowing in that area.

And I I've traveled also, my wife worked in Mount of View on the Bronx.

I would drive her there.

There's a road that parallels East Shister Road comes on to Papelum Parkway.

The cars are in the street, double parked, all being worked on, body shops and mechanics.

There's an oval overflowing.

I've never seen it in your area.

And I would I think we're getting far afield here, and we're trying to predict the future uh with with a negative inclination, and I don't I don't see how you can predict the future when the past informs us that it has never been an overflowing, a crowded or an abusive location for anything.

So I I'm not inclined to predict that you're going to change your style of business and become different.

So I'm I'm not prescient about things, but I'm certainly more optimistic about it continuing to be what it's been.

And that that's it it's hard to get personal in a planning board, but I think we're going far afield if we're trying to predict a person's behavior going into the future.

Yeah.

I mean I'm using precedent here through the satellite images over several years.

And just think about why is he able to not overwhelm the site?

It's because of the existing conditions.

It's because of that large rear parking lot that he can accommodate all those cars and it doesn't overflow.

Take away today, take away that rear parking lot.

Where do those 60 cars go?

Yes.

It would be a different story, though.

Doug, I I hear your point.

Um, but I also hear the applicant talking about the adjustments that he can make in the way that he operates his business from a scheduling perspective.

And I agree with Dr.

Lipau, like I'm not gonna assume that it's gonna be a negative outcome.

But what I would suggest is that potentially we think about post construction of the bays, you come back at the six-month interval to do sort of a traffic review with staff to ensure that in fact the operation is functioning as intended and that we're not seeing issues overflowing on Potter.

And that I think would be the appropriate way to then come back to city staff to ensure that there's not an issue that's been created.

But I don't think, you know, requiring you to configure in a certain way based on our limited experience of your business operation is gonna be uh, you know, uh a way to solve for this this evening.

Would that kind of a condition be acceptable to the applicant?

Certainly, yes.

Yeah, I also think there, you know, Portman and Sharrett, they're all abutted by businesses, and I don't I mean, we we haven't opened up to the public yet, but you know, if we don't hear like an outcry from the neighborhood saying, oh, this business is an issue, then uh you know I don't see an issue that is in front of us right now.

Right.

Maybe on that note, are there members of the public who are here and would like to comment on this application?

Okay, hearing none, I'm gonna close the public comment.

Are there further comments and questions from members of the board?

I was just curious about the um lighting plan, where the light poles are, what types of lights?

I just don't see the lights on the uh really just uh building mounted lighting don't it's currently there now.

Uh we're just adding uh additional building mounted lighting on the addition itself, which illuminates the parking lot.

Is that the little yellow yes?

They're building mounted lights on 62 right here on the left, and they're building mounted lights on the existing building on 74, and we'll be adding some on the addition in the back.

And that's gonna provide illumination over to the parking lot?

Yes.

And um, this is the minimum of one.

It's not even open at night, but I mean 1.5 foot candles, yes.

Uh and uh that light the fur the closest to the office area in the front of the building, um, will that um fall off before the end of the property line?

Because I think there's residences across the street um to the south of that plan, correct?

Uh no, it won't, but we have to provide Villeneuve Harvard photometric plan before we uh obtain a COVID approval anyway.

So the lighting and photometric plan are typically required for site plan approval.

Um I I think having some of that here at this meeting, if not today, on the next site plan approval would be appropriate.

Okay.

Other comments or questions from members of the board.

Okay.

Uh Benito, would you like to did you have something?

Do you want to say no?

Would you like to review the conditions of closing, please?

Sure.

Number one, any damage to the city right of way during construction shall be remedied to the satisfaction of the Department of Public Works.

In addition, any temporary right-of-way obstructions that may occur during construction will require DPW permits.

Two, the applicant shall repair and reconstruct any sidewalks, curb defects, and driveway apron, sorry, and driveway curb cuts in conformance to city standards, which will require DPW permits.

Or parking.

Traffic or parking.

Or parking need mitigation.

Are those conditions acceptable to the applicant?

Yes, they are.

Yes.

Okay.

We have a site plan approval vote.

Can I have a motion?

So is there a second?

Second.

All in favor.

Aye.

Aye.

Any opposed?

Yay.

Motion passes.

Thank you very much.

Good luck to you.

Thank you.

Okay, moving on to item 2.6, application PB 25-2025 by Mary F.

Scott to construct a new two-story single family dwelling, replacing the existing one-story dwelling at 968 Pinebrook Boulevard block 2920 lot 7 in an R1-20 zone district.

That's where I'm starting.

And then if I want to point something out.

Good evening.

I'm Mary Scott, the architect.

So 968 Pinebrook Boulevard is a sorry.

Okay.

It's actually a large lot.

It's in the R 15 zone, but it's um it's 25,000 square feet.

It has an unusual topography in that it's flat for about the first 75 feet to the back of the house.

Then there's basically a rock cliff, which over 20 feet goes up 12 feet.

And then it has a flat area on top, which is kind of a nice yard.

It borders on the Temple Israel synagogue, and then has similar lots on either side of it.

Let's see.

First floor four and a half feet, so that by the second floor, you can see over this cliff to the yard up above.

In the basement, we have a bedroom, playroom, some open area for a gym.

On the first floor, open living, uh family room, and two-car garage, and a small bedroom at the back.

And then on the second floor, we have five bedrooms.

We're doing shingles in the actual gable.

We have a small porch with an overhang.

And in the back, kind of a narrow deck because we're kind of limited by our stone.

Stone wall there.

Um the site plan.

A little hard to see here, but I think.

Oh, here.

So we have a pull out area when you get out of the garage, so you can turn around.

Um and then go out onto Pine Brook, realizing that that's a busy road.

There was a comment that um Kevin relayed to us about concern about the parking or getting out onto Pine Brook Boulevard.

I mean, most of the other houses have three of them don't have any pullback space.

So we had done a pullback, but we did um kind of based on Kevin's comments.

Let me go back up here.

Did a sketch.

Another possible idea.

The neighbor to the right actually has a circular driveway.

And so we could do a circular driveway.

That adds another 800 square feet of impervious.

So I mean, at this point we have 14 cultex.

So we're, you know, getting into a lot of cultec there, whereas I think that increasing the backup space is gonna give us, you know, it's 30 feet wide, and we're going back, it'll be about 15 feet.

That you could turn and go straight out onto um Pine Brook that way.

Um is that the residence?

Is that the owner's preference?

To do the backup space.

Yeah.

That would be uh, you know, for two reasons aesthetically, not to have this big curved driveway, and also to limit the impervious.

I don't know if there are other questions.

Did you have any comments from Park on the house design?

Um they made a couple of comments uh and I answered all of them.

Basically, they liked the way it looked.

They wanted the stone.

Uh let me go back.

Um I had stopped the stone when it, you know, on the front, and they asked me to uh turn it on to the corner.

Wrap it.

Um I think that was it.

They were pretty positive.

Whatever they asked me to do, I did.

So I I was the one that was worried about the the backing up uh into the Pinebrook.

Uh you know, I I I think you're right, there's precedent there of many homes in which that's the case.

Um I I I know homeowners have asked for circular driveways but got denied, I think because of uh uh minimum frontage.

I think it's 150 feet you need to have a circular driveway.

What's that?

120.

120.

Um I I do think that um it's a seven-bedroom house, right?

There's it is yeah.

I mean, I think a seven-bedroom house, practically speaking, whether it's this owner or owner in the future, is going to require more spaces than just two.

It probably would be a three or four-car household if if kids fill that bedroom as they grow up, and there there will be several more cars than two.

Um so and I think there's precedent in the code that allows two additional parking spaces in the front yard setback, so you could technically get to four with a little bit of an extension on that front yard.

So for the times that there isn't four cars there, you can turn around.

Uh, and for the time that there is four cars there, I I you know you may have to default to um backing up uh nevertheless.

So I think my approval here would be conditional on being able to turn around a majority of the time on here.

Um so thank you for considering that.

Can you talk a bit about the um topography?

I I noticed that there was already looked like there had been some excavation of the rock behind the house.

So is just talk about the plans for that, and then sure.

And then if there's gonna be any stairs or things built to get to the top flat yard.

Okay.

Sorry, you have to speak behind the microphone.

I am uh Nick Giorardi, I'm the builder.

So yes, the topography land is does go awfully steep.

So we filed a permit to do some rock hammering.

We filed a permit for three days, and we determined very quickly not to fight the rock but to embrace it.

Okay.

So that's why we designed the house the way we did.

That's why we walk out onto this first floor, we'll walk out to an area, and then there'll be steps leading up to the flat area, which is absolutely beautiful back there.

It's totally flat.

So we don't plan on doing any additional chipping other than what's required for footings, foundation, uh proper distances from the foundation for drainage, but that's the extent of it.

Excuse me.

Um have you looked at the houses if you head towards Stratton just before you get to Stratton, the two hill houses on the right have the same kind of rock configuration that you were confronted with.

And uh they made some very aesthetic um structures there, carving out into the rocks.

So you had steps going up, carved out of the rock to a level and then even another level.

And it it turned out with the washing of the of the stone, it turned out to be very beautiful and an additive.

It looked like you were going for some greater removal to have a nice backyard, but looks like the rock.

You may have embraced it, but I think it overtook you.

Yeah, I tapped out very quickly with the rock because you if you take what you've got now in a sort of a terraced look and be able to come up with one set of stairs and maybe the other set to bring you up to that level, you could have a very aesthetic and uh a beautiful rock carving.

And and it's a great idea, and I I hope to be able to do that.

Uh and that's why we raised the house, as Mary mentioned earlier.

That was the main reason we raised the house so that we can kind of with minimal rock removal carve into it and lead us up to the flat area, correct?

Now I don't know whether those two people who own those last two houses on on Pinebrook just abutting Stratton.

If you if you go to the backyard and you probably stop and do that, you might even knock on their door because it took a long time to do.

But the results were, you know, w were good.

And and you have that same um, let's say raw rock to do the same thing with.

So yeah.

I don't have to compliment a rock, but I don't want to insult it either.

I just wanted to point out so this next door neighbor.

Oh let's see if I lost it.

Um this next door neighbor actually has stairs going up and it it their rock thing kind of levels out a bit.

But they have steps going up.

They have this whole area up here.

I think they have an above-ground pool and a terrace, and so you know, they've sort of embraced it.

Uh not exactly the way we would want to see it, but um it I get the idea.

I will go look at the housing position.

Yours looks like a work in progress that could get you that result that I'm pointing you towards.

Yeah.

Did you guys consider a 25-foot wide driveway as opposed to just a single entrance?

Single lane.

Uh can we do that?

I wouldn't mind doing it quick.

Okay.

Yeah, you know, again, when there's three or four cars there, it might be nice to have a aisleway to not have to rearrange.

Because what are you gonna do?

Pull out that at least if it was sixteen.

You can you can pass on sixteen.

Well, oh the curb cut's gonna be twelve.

Is it twelve?

I'm not sure.

Uh I thought we were allowed up to twenty-five.

Paul?

Curb cut on Pinebrook.

24.

Oh, so we can.

Yeah.

Okay.

You know, actually, if you look, this is the house to the left.

That looks like it it's a full width driveway.

For the two cars.

We yeah, if you're gonna put in a hammerhead to turn the cars around to get them to come straight out?

Well, that was the that was the idea with our pullback and you know, gaining it so we're three feet on the left side so that you can pull out of the garage.

Back up.

Then kind of turn around and pull straight out.

So I mean that that would be sort of the combination if we did the Y and did the pullback.

Uh maybe you don't have to go the full 24.

I think as you said, if you can kind of skirt by it.

Um, but I think that extending towards that property line, it allows that turnaround, especially if it's large SUVs that are in there would be really really good.

And especially since Pinebrook is at generally a safety quarter.

I mean, they're looking at speed, pedestrian safety, bicyclists, there's tons of bicycles there.

So anything we can do to get forward facing out of that property is is good for the public.

Oh, so Doug, on their resubmission where they've extended toward the neighboring property line, are you suggesting they extend further, or are you are you thanking them for the adjustment that they made?

Well, you can't do that.

Yeah.

So I'm just trying to make sure that's the same.

I think there's a limit to the property line that it can be in a front yard setback.

I think it's six feet.

You can you can park contiguous to a garage in the front yard.

So if it's two-car garage, you can put two cars there.

We like it when you put a hammerhead in, but when you extend the hammerhead so far to the right or left where you stick a car there, it defeats the purpose.

So and we try to limit that when we do the plan review.

Yeah.

I would leave that to the discretion of you again, as long as we can get a car turned around and forward facing.

Right.

Well, I mean, we'd have about coming out.

So the depth of this once again, I keep screwing up.

It's like 30 feet.

So we have actually a fair amount of space.

And for both garage bays, right?

So if you are parking in the left garage bay, you you do need that runway.

So the left garage bay have only 16 feet.

So maybe it's not three tries.

So it sounds it sounds like on that hammerhead, it would be great if you could work with city staff just to make sure that you're in line with their expectations as it relates to the size of it and taking into account Doug's comments about wanting to be able to maximize the parking.

So you can work with the driveway width, you could work with the hammerhead, but let's have you follow up with staff on that.

We could you show the front elevation.

Wider, but I wouldn't go 24.

Could you punch up the front elevation shows the garages?

Yes.

Please.

I can do that.

It's like a carriage house.

So those I mean they I see four things here, which is just a two two garages.

It's a carriage house style.

Mm-hmm.

And it has a high ceiling because the first floor is up four and a half feet.

So that's why we added the transit.

It looks like I mean, I I've come out of garages like that where I've had to make a sharp, as I'm in reverse, a sharp right or left.

And then be able to just come onto the street with my front of the car facing the street.

If there's enough room there, that can yield that ability to you.

And uh so I whatever that you have to work with, it experimenting with backing cars up sharply turning them and then pulling out front wise, I think is doable with that amount of land that you have there.

No, I I believe it is no wider larger, I like the larger co-product and all that.

So more with that.

So yeah, I mean, Nick is saying he has no issue with making a wider driveway as well.

Good.

Other comments before I open.

Paul, did you want to add?

No, I I for look, just for safety purposes, I I don't want to be the designer, I don't want to be the architect, but I would keep the width of the driveway the width of the garage.

And then put a hammerhead to the left or the right to spin around.

You or you're someone's just gonna run over those Belgium block curves and blow their tires and be angry about it.

And so just to clarify, you're saying make it the width of the two doors?

Yeah.

The two doors.

You you you're what are they eight-foot doors?

Nine.

Nine?

So eighteen, and when you get two feet in the middle?

Twenty.

So if you made it twenty-four, be good.

Okay.

Is there anyone here from the public who would like to comment on this application?

Okay, hearing none, I'll close public comment and ask Benito to please go through the conditions of approval.

Number one, all work within the city of Nerdshaw right of way shall conform to the Department of Public Work standard detail and will require DPW permits.

DBW permits may include but are not limited to curb cuts, concrete sidewalks, drop curbs, and driveway aprons, street openings and tree removals.

Two, any damage to the city right of way during construction shall be remedied to the satisfaction of the Department of Public Works.

Number three, the applicant shall replace defective sidewalks fronting the property to eliminate any tripping hazards.

Number four, the applicant shall coordinate CCTV inspection of the sanitary main from the nearest downstream manhole to the nearest upstream manhole to confirm no additional damage occurred prior to the issuance of a building permit.

Should any damage be identified, the applicant shall be responsible for those repairs.

Five.

The applicant shall show the location of the existing sanitary main on the site plan prior to the issuance of a building permit.

Number six, the applicant shall revise and resubmit the site plans to clearly identify materials proposed for the driveway and curb.

No pedestrian pathways within the public right of way shall be constructed of asphalt.

In addition, the plans shall depict and specify the construction of an eight-foot sidewalk driveway apron crossing the driveway designed to design and construct it in accordance to the City of Nerd Shell standard detail prior to the issuance of a building permit.

Number seven, the applicant shall provide a code compliant emergency escape and rescue opening for the basement playroom prior to the issuance of a temporary certificate of occupancy.

Number eight.

The applicant shall install a residential sprinkler in accordance with section 279-3A1 of the NERSHAL municipal code for a one for a new one or two family dwelling prior to the issuance of a temporary certificate of occupancy.

And number nine, the applicant shall revise and resubmit the site plan to clearly identify the configuration proposed for the driveway prior to the issuance of a building permit.

I have a question.

Yeah.

Are we required to do sprinklers since we put in the egress window in the uh playroom?

Because I think it was linked by the Is this the three-story building?

No, it's not.

I don't know why that requirements in there.

I think when the Is there a finished attic?

No.

When the fire code person reviewed it, he said he was basically saying if we didn't have egress out of the playroom in the basement, then you had to add sprinklers.

We put in the egress.

So we had clarity.

That's okay, Mary.

When we if we did a we didn't do a building code review on this yet.

But if we when we did that, we would have advised you to put in the egress windows.

Okay.

So the comment comment came from the fire department, so maybe we can just amend that condition to say the applicant shall review with the fire department the necessity of installing a sprinkler system, something to that effect.

Kind of leaves it a little open-ended, open-ended.

I would prefer if it said uh if we meet the egress for all floors and we're not a three-story dwelling, it's not required to have a sprinkler system.

So the condition won't say that.

I mean a sprinkler system is triggered by either a three-story building or lack of egress from floors.

We could have a condition that requires you to comply with the relevant section of the code.

Fair enough.

And then how that's determined and the further Fair enough.

Okay.

Okay.

So as amended, are those conditions acceptable to the applicant?

Yes.

Okay.

Uh we have a vote for site plan approval.

Can I have a motion?

So did the code section that was quoted the 279-3A1.

It's not correct.

Well, 3A 3A is multiple dwellings.

For purposes code shall be classified in respect to their permitted or transiting character of their occupancy group.

And to the number of physical condition of the occupants, the classification shall be in accordance with the following groups.

A one is group B permanent occupancy.

And as I said, the the the comment came from the fire department.

They're obviously not here to answer for it right now, but uh we'll let's get some clarification on that.

I don't think there's any sprinkler requirement in a basement.

Okay.

We have a mo we have a motion on the floor.

Is there a second?

So moved.

Second.

All in favor.

Aye.

Any opposed?

Motion passes.

Thank you.

Thank you.

Good night.

Good luck.

Okay, we're going to move to our non-public hearing portion of the meeting.

We have two items to discuss.

And the first is item 3.3 administrative amendment regarding PB 12-2025 by Robert Stanzial for a previously approved site plan at 815 Weaver Street, Brock 2650 Lot 30 in an R1-20 zone district.

Evening again, Madam Chairman is the board and staff.

So familiar with this, trail and farms.

This was our approved site plan or portions thereof on the site plan you see in the upper right hand corner approved plan for uh the uh open greenhouse structure or that um the owner of Mondo the door had proposed and was approved.

This was a um 9600 square foot structure.

It was originally 80 feet deep by 120 feet wide, again for his uh to incorporate cover for his nursery plants on the on the site.

So when we um sort of priced out this original uh original design uh that we had here in the upper right hand corner here, uh it uh came out quite pricey.

We'll leave it at that.

So uh we looked at uh sort of a scale-down uh version that was more uh affordable.

And um what we came up with was something that's in the lower right hand corner with something sort of a prefabricated structure uh that actually is is smaller in size in the same location.

Um and it's uh overall it's um 7200 square feet.

It's 80 feet deep still but 90 feet wide.

Um and it has actually three prefabricated bays, still the same uh polycarbonate roofing material, uh, but actually uh has three, as you see from the lower right from the Weaver Street elevation, just three uh glass or polycarbonate gables that you see from the outside.

Sort of a um assuming structure, sort of a lower scale, actually nondescript building now, uh could be better.

I guess the good thing was uh for some of the neighbors is that the original structure, which was 24 feet in height to the peak, is now only 19 feet to the peak.

So it's a lot lower.

And um again, it's gonna be it's gonna be 10 feet away from the from the existing building.

Um back to the site plan itself.

Um feet from the existing building, but again, it will be uh 90 feet wide instead of 120 feet wide.

Um the same um sort of amenities that we're proposing originally on site were uh Armando was proposing uh cisterns on the property to collect the rainwater to uh water his plants will be also still incorporated on site.

Uh the parking lot improvements that are proposed uh will still be made, the additional parking spaces and uh as the board has suggested um creating uh permeable pavers for the parking area will be incorporated on this as well.

Uh same landscaping that was proposed initially will be done.

Nothing else has changed.

It's just basically uh the structure, sort of a smaller structure itself is what we're proposing now.

Are there columns and like in terms of the construction of it?

You mentioned the roofing material being the same, but the first addition sort of had a permanence to its look, whereas this one feels a little more transitory.

It's a lighter appearing structure in essence.

Um they they all they had I mean this original structure had columns as well.

It's this has um uh basically the same amount of columns.

They're gonna be uh we did some test borings out there, so we got some real soil samples, and these columns will be going down anywhere from five to seven feet deep into the into the soil.

Uh there'll be about uh uh two feet wide down to about four foot deep uh solid footings into the ground because it's a lot of um less concern with this as the original building with wind uplift.

So yeah, that was gonna be the next question in terms of venting and that's be designed by our structural engineer.

It's already done some preliminary design on that.

And we got some footing sizes initially already on the design.

So um so Bob, will the uh footings be anchored more securely than just dropped into cement?

Will they be undercuts and as a matter of fact, uh, Dr.

Lippel there'll be um there'll be I should say they're gonna be at least seven feet deep because it's gonna be actually six foot uh six foot deep um steel poles that'll be projected actually deep into the footing itself, the the the columns itself, and they'll come up at least into the column at least four feet, and the column that supports will be secured or welded or bolted to that itself, so it will be pretty pretty secure and tied into the ground.

So it's pretty good soil out there, but we have to go down that deep, at least for the uh for the supports.

Thank you.

Yep.

Can you just comment on the facade, the difference in the facade height?

I mean, the first proposal, you know, looks like it's maybe 10 foot to the eve, and then mostly roof that you broke up.

Uh, this one looks higher, so there's more of a vertical profile from the the roadway.

What is that height difference between old and new?

The underside, you mean, Doug?

Yeah, just clearance of the underside of the roof.

Yeah, where the roof is.

No, it's it's actually the same.

Maybe the scales are right on the drawing, but it's actually the same height.

Oh, okay.

It's still um I take my glasses, I can't.

Twelve.

Yeah.

All right.

So the opening height when you walk under that structure is the same from before to now.

Just the roof now is tremendously less in profile because of the 10-foot clearance from the concrete slab to the other side of the gable to the roof.

Yep.

Okay.

I get it now, yeah.

Any other comments or questions?

Okay.

Uh can I have a motion to approve the administrative amendment?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Aye.

Motion passes.

Appreciate it.

Thank you.

Happy holidays to you.

You too.

We have one more item.

Yep.

Oh, is that you also?

That's me also.

Oh, okay.

So you're not going anywhere.

All right.

Item 3.5.

Administrative amendment regarding PB4-2005 for the reconfiguration of floating dock and shoreline access at the same time.

No, no, no.

That's not me.

545 Davenport Avenue.

Block 160, lot 212, 217, 218, 219, and then R1-WF10 zone district.

Oh, okay.

Great.

Good evening, board.

My name is William Elisa.

I'm an architect representing the Neptune Yacht Club.

Neptune Yacht Club, which is uh been in this uh location since 1930.

Um it's zoned R1-WF10, block 160, lots 214, 217, 218, 219.

Uh what we're proposing here was previously approved site plan by the planning board, was previously approved in 2017.

And the changes that we're uh so on the on the site plan, you can see the previously approved plan on the upper uh portion of the uh the drawing that was approved.

And what we're proposing is the change, which is actually gray shaded on the lower uh plan.

And you will notice that the only portion of the uh previously approved plan that we're changing is the southern section of that plan.

We're actually making it simpler.

The gray shaded area are the areas that we're moving around, essentially.

Uh I can characterize the proposed changes in a threefold manner.

The first being from the southern lot line, uh we're creating an areaway about 34 feet wide that provides uh boat passage and mooring.

Uh that uh dock is actually going to be one of the existing docks is going to be uh pulled forward uh to make that area away.

From that area where we are reconfiguring the uh the slips uh slightly.

And in addition, now we're linking the northern part of the existing docks with the new.

You can see that gray shaded area.

It's a land side uh dock that's linking uh both portions of the docks.

The third aspect is that there is a a uh a gangway uh for access to the new docks, which is shown at the bottom uh sort of midsection of the the plan on the bottom plan.

It's a diagonal gangway, which is also an existing dock that we're taking off the southern uh border of the site plan and just reusing that for that uh land uh access to the docks.

There will be no change to the number of slips that were previously approved.

We're not increasing.

Uh let's see.

Just to give you an idea of what's going on.

This is uh the Neptune Yacht Club.

To the north is Castaways, and to the south is the Imperial Yacht Club.

It's on Davenport, 545 Davenport Avenue.

So you're shifting the gray shaded area is shifting closer to the existing.

So does that create any issues for boats needing to navigate into the interior?

No, there's enough space provided in between.

Actually, the the previous approved plan, uh, it's it's actually uh I think a little better in this configuration.

How so?

Uh I think it's wider, if I can see the numbers correctly.

The the previous approved plan looks like there was no docking on the plan south side of that extension.

Are you proposing docking on that bottom of that shaded area?

That's really just an a it's an area of mooring uh and and uh for passages of of some of the boats.

The previous plan did have docking on the southern end.

If you see look at the the plan on the top section of the drawing.

This this new plan actually reduces the amount of boats that will be in there.

But they're slightly larger.

Yeah, they're larger.

And the dock is a concrete pier instead of the old-fashioned wooden piers.

Um I don't know if any of you folks know that 30 feet.

Last year we had a fire on the other side of the marina.

Yeah and a broke a boat broke free.

Yeah.

And you know, you're hitting the boat with the with the shose stream, and it's pushing it.

So we had a we had a dis dispatch fire units to the other side to these marinas and get out on that concrete pier and fight the fire from there from both sides, actually.

So we like the concrete piers.

Jeez, I can't see.

Yeah, so I was just checking out the dimensions.

The the area where that uh we're proposing is slightly narrower, but it's still substantial, just say 30 feet.

Yeah, I see the 30 from down from 43 or something.

Uh it's actually down from 38.

From 38.

Okay.

But substantial uh it's enough space for uh most pleasure boats.

Okay.

Um I'm not sure I got to answer my question.

So on the bottom there, there's a dimension of 34 foot nine.

Uh and then it looks like there's a property line.

Uh this that that's the previously approved.

So you can stay there, right?

So there's very little water between the existing floating dock labeled at the bottom and Neptune's docks, correct?

Right.

So then in the proposed plan now, that little strip of water that's on the property line is showing 34 foot nine.

Exactly.

Will there be vessels docked in that area there?

Yeah, lengthwise.

It's it's basically uh uh um a holding uh position and mooring for some of the longer uh boats.

Okay.

Um longer boats, probably with wide beams, probably over 12 foot, maybe 16 foot.

Uh and then uh the floating dock, who owns the floating dock that's labeled there below you.

Is it on the site plan?

Right right there on the bottom is this floating dock.

Is it your your adjacent neighbor?

No, uh that is all on the property.

Is it shaded?

No.

It's the white floating dock.

Oh, that's the neighbors.

Yeah.

Do they dock vessels on that side of the dock?

Do they dock anything there?

No.

Okay.

No, actually, you're not seeing the fingers from their property.

Uh it wasn't included in the survey, but they're on the other side.

So there's a dock along there.

We're taking our the dock that was adjacent to that and moving that into and creating that 35 foot space.

All right so I dock in a condition very similar to this.

I have a 27-foot vessel.

I dock between the Glen Island Bridge and the uh the launch dock at Huguenot Yacht Club.

And um large vessels are gonna be very difficult to navigate through this.

You're probably backing out.

You're probably not able to turn around.

Um so I just think that that is operationally, you probably want to consider the size of those vessels.

I don't think large vessels are going to be able to get past each other in there.

Um I have no objection to the width.

I just think operationally that's gonna be a hard thing to navigate for any vessel that docks there.

Uh this might be a good question for the owner, because the you know they have uh employees on on site who are well versed in moving the boats in and out in particular cases where it might be uh complicated, they're on hand.

Yeah.

Other questions or comments.

Okay, we have an administrative amendment.

Can I have a motion to approve the administrative amendment?

So move.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Any opposed?

Motion passes.

Thank you.

Thank you.

Have a good evening, all everyone.

You as well.

Can I have a motion to adjourn?

So move.

Is there a second?

Anybody want to go home?

All in favor?

We are adjourned.

Thank you.