February 6, 2019

communication system installed. He stated the existing building would be power-washed. The new building would have awnings and entrance doors that would tie-in to the existing building. A new gate would be installed at street level to control entrance into the alley where there was access to the second floor apartments. The Board and Board professionals questioned Mr. Arencibia. It was determined that the architectural plan submitted as exhibit (Sheet A-3) had been revised; it had not been distributed to the Board prior to the hearing. Mr. Arencibia gave a recapitulation of the revisions; he described the proposed structure including the retail space, restrooms, storage areas, new residential units and proposed building materials. In response to questions from the Board and its professionals, Mr. Arencibia agreed that the exterior finish of the building would be cement plank type board and not vinyl siding; and the hydraulic lift would have a canopy; the roof would be light colored to help reduce solar heating. The Public Advocate and Public had no questions for Mr. Arencibia. David Karlebach, PP, was sworn in under oath, stated his professional credentials, and was accepted by the Board to be a licensed planner in the State of New Jersey. Mr. Karlebach stated the Applicant’s lot was currently a vacant unpaved lot in need of upgrading. He opined the proposed project would provide benefits, which would justify the requested variances as per Municipal Land Use Law (MLUL). Mr. Karlebach testified the maximum lot coverage was 75% permitted where 118.69% was proposed. He stated that under the Ordinance the effective lot area was reduced by the steep slopes. He stated that site improvements could not be made if the lot coverage requirement was strictly applied. He said most of the lot coverage occurred to the rear of the site behind the structures; it was not visible from Harrison Avenue. Mr. Karlebach stated the maximum permitted wall height was 6 feet where 10 feet was proposed. He stated the wall would be 50 feet from the rear property line; it would have little impact on the surrounding neighborhood. Mr. Karlebach stated a sidewalk was required between the parking lot and the building; however, none was proposed because the lot was small and there was already access to the street from the parking lot. Mr. Karlebach stated the revised plan adhered to the 5

rking lot and the building; however, none was proposed because the lot was small and there was already access to the street from the parking lot. Mr. Karlebach stated the revised plan adhered to the 5 feet minimum curbing setback from the building. The required minimum isle parking width was 24 feet; the Applicant proposed 23.6 feet that Mr. Karlebach stated was sufficient for the anticipated traffic. Mr. Karlebach stated one (1) tree was proposed where two (2) were required; he said there were no trees in the internal parking lot but two street trees were proposed. Mr. Karlebach stated that 22 parking spaces had been originally proposed; however, the revised plans indicated there would be 19 parking spaces where 23 were required by ordinance. He stated there was parking on Harrison Avenue and in the municipal lot across the street. He noted ordinance allowed for shared parking for a mixed-use project. Mr. Karlebach stated ordinance required one loading space; however, none was proposed. He noted loading would occur on Harrison Avenue. He stated 5 feet was the required minimum distance from the parking isle to the side lot line due but none was proposed because it was a pare- existing non-conforming condition. Mr. Karlebach stated the Applicant would stabilize the existing eroding slopes to improve the existing steep slopes condition. Mr. Karlebach opined the project would advance the goals of the State by developing a project in an area that was already developed. He opined the proposed small apartments would help provide additional affordable housing. Mr. Karlebach concluded his testimony. The Board and Board professionals questioned Mr. Karlebach on his testimony.