May 7, 2025, Planning Board Regular Meeting Minutes

The licensed planner, Peter Steck, entered on the record, he was sworn under oath and his credentials were accepted by the board. He testified to the following: Mr. Steck listened to the last hearing and reviewed the application materials. He also toured the property and the surrounding area, took some photos and reviewed the master plan and the zoning ordinance. Mr. Steck presented Exhibit 04 that he prepared, which is dated May 6th of 2025. On Page 1 on the upper left-hand corner is a portion of the zoning map. The B1 zone goes along Main Street. It is primarily residential, most of the uses are residential. Older housing units, most of them are up close to the street. They have kind of classic residential looks with sloping roofs. Very few have on-site parking, so they use Main Street for a parking resource. Page 1 also shows the subject property from a Google aerial view. Mr. Steck outlined it in yellow. The placement of the building is highly unusual for the B1 zone. It's the only building in the area in that zone that's a box. It's the only pure office building there. It's the only building that has the parking field in front. It's the only building that is set that far back from the front property line. So it's an unusual look, an unusual shape, and an unusual placement. On Page 2 of 04, on the left-hand side, Mr. Steck superimpose the zoning lines on a 2020 infrared satellite photo, subject property is in yellow. To the rear is Llewellyn Park. That's an R1 zone across Main Street and three properties. The fourth property to the northeast are parts of the redevelopment area zone. On the left- hand side, Mr. Steck put the names of certain property owners. Mr. Steck clients are Jonathan and Amanda Barton. To the north of there is Sophia Lubin and Eric Buckley. And also sharing the rear yard is the Donna Uher property. To the right on Page 2 shows, from the NJDEP website, the historic nature of the area. Llewellyn Park is on the National Register and the State Register. To the north is the Edison National Historic Site. Across the way, where the new conversion has occurred, is a, at least a proposed on the national level, a historic district. The subject property is not referenced as historic. The blue color, according to NJDEP, says it's eligible to be designated as historic. On Page 3 of 04, is a drone photo of the subject property. It

The subject property is not referenced as historic. The blue color, according to NJDEP, says it's eligible to be designated as historic. On Page 3 of 04, is a drone photo of the subject property. It shows the character of the building, basically a box with vertical lines and a faux mansard roof. It's leased for the parking of trucks at the moment. The blue house in the upper right hand corner is the Barton house. On Page 4 of 04 are photographs that Mr. Steck took on this year. March 7th of The upper photograph is from the second story of the Barton residence. So that second story, when you look out the window, is even with the current roof of the property now. You can see the buildings across the street and the tree line in the distance. That accessory shed on the right is also on the Barton property, as is the wood frame garage left of center. On the lower left of Page 4 is a picture of the rear of the subject property. There is only a narrow area, as the board is aware. And then there is a retaining wall. And so the residential yards are higher than the grade in the building. On the right hand side of Page 4 is a picture that Mr. Steck took on March 7th of this year. But he superimposed from another photograph that was taken by one of the Barton’s to show the existing shadow pattern at 9 AM on February 10th.