Planning Board

1 1 CITY OF UNION CITY HUDSON COUNTY, NEW JERSEY 2 PLANNING BOARD 3 : REGULAR MEETING : TRANSCRIPT OF 4 : --------------------: PROCEEDINGS 5 6 Union City High School Media Center 7 2500 Kennedy Boulevard Union City, New Jersey 8 9 Tuesday, February 27, 2024 Commencing at 6:00 p.m. 10 11 M E M B E R S P R E S E N T: 12 ALEJANDRO VELAZQUEZ, Chairperson YDALIA GENAO 13 ALICIA MOREJON FRANKLIN MEDINA 14 JOSE GUARENO, Alternate #1 HECTOR OSEGUERA, Alternate #2 15 M E M B E R S A B S E N T: 16 BRIAN T. STACK, Mayor 17 CELIN J. VALDIVIA, Commissioner CAROLINA FERNANDEZ 18 A L S O P R E S E N T: 19 BRIAN CHEWCASKIE, ESQ. 20 Board Counsel 21 CARLOS VALLEJO, Board Secretary 22 SUSAN GRUEL, P.P. 23 24 SUSAN BISCHOFF CCR CO. 449 Columbia Blvd., Wood-Ridge, NJ 07075 25 201-390-0583 SBischoffccr@yahoo.com  2 1 A P P E A R A N C E S: 2 BIANCA PEREIRAS, ESQ. Attorney for Applicant, Vista, LLC 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25  3 1 I N D E X 2 PAGE 3 CALL TO ORDER 6 4 SALUTE TO FLAG 6 5 ROLL CALL 7 6 ADOPTION OF MINUTES 8 7 HEARINGS Preliminary Investigation 9 8 Vista, LLC 19 9 ADOPTION OF RESOLUTIONS 49/51 10 ADJOURNMENT 53 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25  4 1 I N D E X 2 PRELIMINARY INVESTIGATION 707 Summit Avenue 710 Paterson Plank, Road, 810 3 Kennedy Boulevard, 812 Kennedy Boulevard 4 WITNESS PAGE 5 SUSAN GRUEL 11 6 7 8 E X H I B I T S 9 10 NO. DOCUMENT PAGE 11 A-1 report dated 12/1/23 10 12 13 14 15 16 17 18 19 20 21 22 23 24 25  5 1 I N D E X 2 VISTA, LLC 2113-2115 Palisade Avenue 3 4 WITNESS PAGE 5 MANUEL PEREIRAS 22 6 7 8 E X H I B I T S 9 NO. DOCUMENT PAGE 10 A-1 plans revised 9/20/23 23 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25  6 1 MR. VALLEJO: May I have your attention 2 please? 3 Please take notice that on Tuesday, 4 February 27, 2024, at 6:00 p.m., a regular meeting 5 is scheduled for the City of Union City Planning 6 Board to be held in Union City High School, 7 located at 2500 John F. Kennedy Boulevard, Union 8 City, New Jersey. 9 Adequate notice of this meeting has been 10 provided as follows: 11 Notice of this meeting setting forth the 12 time, date, location, to the agenda to the extent 13 known, was forwarded to The Jersey Journal, The 14 Record, and The Star Ledger, has been posted on 15 the bulletin board in City Hall, and has been made 16 available to the public in the Office of the 17 Municipal Clerk. 18 Before we do roll call for tonight's 19 meeting, can everybody kindly rise to salute the 20 flag, please? 21 22 (Whereupon the Pledge of Allegiance was 23 recited.) 24 25 MR. VALLEJO: Thank you.  7 1 ROLL CALL: 2 3 MR. VALLEJO: Mayor Brian P. Stack is 4 absent. 5 MR. VALLEJO: Mr. Velazquez. 6 CHAIRPERSON VELAZQUEZ: Here. 7 MR. VALLEJO: Commissioner Celin 8 Valdivia is absent. 9 Ms. Genao. 10 MS. GENAO: Yes. 11 MR. VALLEJO: Ms. Morejon. 12 MS. MOREJON: Yes. 13 MR. VALLEJO: Ms. Fernandez is absent. 14 Mr. Medina. 15 MR. MEDINA: Here. 16 MR. VALLEJO: Mr. Guareno. 17 MR. GUARENO: Yes. 18 MR. VALLEJO: Mr. Oseguera. 19 MR. OSEGUERA: Yes. 20 MR. VALLEJO: Six present, we have a 21 quorum. 22 23 24 25  8 1 ADOPTION OF MINUTES: 2 3 MR. VALLEJO: Now we move to the 4 minutes. Regular meeting held on January 23, 5 2024, can I have a motion? 6 CHAIRPERSON VELAZQUEZ: I make a motion. 7 MS. MOREJON: Second. 8 MR. VALLEJO: Motion by Mr. Velazquez, 9 seconded by Ms. Morejon. Roll call on the motion. 10 Mr. Velazquez. 11 CHAIRPERSON VELAZQUEZ: Yes. 12 MR. VALLEJO: Ms. Genao. 13 MS. GENAO: Yes. 14 MR. VALLEJO: Mr. Guareno. 15 MR. GUARENO: Yes. 16 MR. VALLEJO: Mr. Medina. 17 MR. MEDINA: Yes. 18 MR. VALLEJO: Ms. Morejon. 19 MS. MOREJON: Yes. 20 MR. VALLEJO: Mr. Oseguera. 21 MR. OSEGUERA: Yes. 22 MR. VALLEJO: Six in favor, motion 23 carries. 24 * * * * 25  9 1 PRELIMINARY INVESTIGATION - 2 707 Summit Avenue 710 Paterson Plank, Road, 810 3 Kennedy Boulevard, 812 Kennedy Boulevard 4 5 MR. VALLEJO: Moving to the first 6 hearing on tonight's agenda. The Board of 7 Commissioners of the City of Union City adopted a 8 resolution authorizing the City of Union City 9 Planning Board to undertake a preliminary 10 investigation of the property defined as follows: 11 Block 32.01 Lot 9, 707 Summit Avenue, Block 32.01, 12 lot 4, 710 Paterson Plank Road; Block 43, Lot 6, 13 810 Kennedy Boulevard; and Block 43, Lot, 812 14 Kennedy Boulevard as identified on the official 15 tax map of the City of Union City to determine if 16 the property qualifies as a non-condemnation area 17 in need of redevelopment. 18 Mr. Chewcaskie, please. 19 MR. CHEWCASKIE: Yes, thank you, Carlos. 20 What's the before the board this evening, the 21 Board of Commissioners have determined to have the 22 Planning Board review whether this area qualifies 23 as an area in need of redevelopment. This is the 24 Teamsters building located on Summit Avenue and 25 there's also a parking lot located on Kennedy  10 1 Boulevard. What the City has done, they've 2 actually purchased this property and have engaged 3 Heyer Gruel Associates to prepare a redevelopment 4 study. This redevelopment study is being proposed 5 for the purpose that the City has an intention now 6 to repurpose this building. This building will 7 not be demolished, it's intended to remain in its 8 current state, but to repurpose that. The present 9 intention is that it be utilized for affordable 10 housing, but that has yet to be determined. 11 What is before the board this evening is 12 to make a determination whether based upon the 13 report that we've received and testimony that 14 we'll hear from Ms. Gruel, who is here tonight, as 15 to whether the area qualifies as an area in need 16 of redevelopment. What the planning board does is 17 make a recommendation, the ultimate determination 18 will be made by the Board of Commissioners. 19 So unless there's any questions, Susan, 20 can introduce herself we can have her sworn in. 21 And what I'll do, Susan Bischoff, is we'll mark 22 the report as A-1, so we have it. And I'll have 23 Susan Gruel identify it. So if we can have her 24 sworn, please. 25  11 1 S U S A N G R U E L, after having been duly 2 sworn or affirmed, did testify as follows: 3 4 MS. GRUEL: My name is Susan Gruel, 5 G-R-U-E-L, I'm a partner in the planning firm of 6 Heyer Gruel and Associates. We are consultants 7 and we've been planning consultants to the City 8 for a number of years. And I think you normally 9 see McKinley Mertz, who is one of our associates. 10 But I had the fortune of being here this evening. 11 So it's good to see you all. And I am a licensed 12 planner in the State of New Jersey. 13 I will kind of highlight our report. I 14 think all of you have a copy of it. It's dated 15 December 1st and it is identified as area in need 16 of redevelopment investigation report, teamsters 17 building and parking lot, Block 32.01, Lots 4 and 18 9, and Block 43, Lots 6 and 7, prepared by our 19 firm. 20 As we -- as your attorney has pointed 21 out, our role in this and the report is to 22 determine whether the properties being 23 investigated meet any one or more of the criteria 24 necessary to designate it as a redevelopment area. 25 We do research in terms of looking at various  12 1 documents. I have personally, so has McKinley, 2 been in the site and in the building. I think 3 most of you know this as the teamsters building. 4 It's been around since, I believe, 1910, I'm not 5 quite sure. I think 1960 is when the teamsters 6 started using some of the building, but whatever. 7 It's got an interesting history to it. 8 But what I'd like to just highlight is 9 why we believe it -- there's substantial evidence 10 to have this designated as a redevelopment area 11 under certain of the criteria, both in terms of -- 12 let me just start with the teamsters building, 13 which as Brian has said, it is now in the 14 ownership of the City. But we believe that it 15 meets criterion A. Criterion A states "the 16 generality of the buildings are substandard, 17 unsafe, unsanitary, dilapidated or obsolescent or 18 possess any of such characteristics or are so 19 lacking in light, air or space as to be conducive 20 to unwholesome living or working conditions." 21 I think that the photos speak a thousand 22 words in terms of how the existing conditions 23 shown through the photos and shown through certain 24 permits through the City meet that criteria, and 25 that is part of this report.  13 1 Block 32.01, Lot 4, which is directly 2 adjacent to the building, it kind of serves as a 3 driveway to the interior parking lot. And in your 4 opinion, this parcel may be designated what's 5 called pursuant to Section 3, which is, it is 6 necessary -- the inclusion of it is necessary for 7 effective and comprehensive redevelopment of the 8 area. It really is an integral component of the 9 building and that's why it can be included. 10 Lots 6 and 7 in Block 43 are parking 11 lots. In our opinion, those meet the criteria 12 under criteria -- both of those under criterion D. 13 And that states, "areas with buildings or 14 improvements, they're parking lots, which by 15 reason of dilapidation, obsolescence, 16 overcrowding, faulty arrangement or design, lack 17 of ventilation, light and sanitary facilities, 18 excessive land coverage, deleterious land use, or 19 obsolete layout or any combination of these or 20 other factors are detrimental to the safety, 21 health, morals or welfare of the community." 22 We have quite a bit of detail on that in 23 terms of the manner in which, it's an obsolete 24 layout, the circulation in and out of the parking 25 lots are inefficient and frankly dangerous for  14 1 incoming traffic. You have to back the cars -- 2 the cars have to back in and out of the lot. And 3 so they certainly are faulty in terms of the 4 design and the obsolescence of the parcels, the 5 parking lots. 6 Those are basically the highlights. I'm 7 happy to meet to answer any specific questions. I 8 know you have other things on the agenda, but I 9 kind of wanted to give you a summary. So 10 basically the teamsters building is criterion -- 11 in our opinion meets criterion A. The adjacent 12 parking lot, adjacent to the building, in summary, 13 meets Section 3, which is necessary for the 14 effective redevelopment of the area. And the 15 parking lots on lots 6 and 7, in our opinion, meet 16 criterion D. 17 MR. CHEWCASKIE: So just for the record, 18 Susan, my understanding from what you stated and 19 what's contained in the report is you did both an 20 exterior and interior inspection to reach your 21 conclusions, correct? 22 MS. GRUEL: That's correct and we also 23 reviewed City records. 24 MR. CHEWCASKIE: And your conclusions 25 indicate there are criteria that have been met  15 1 under A, D, and Section 3 for the necessity, in 2 order to proceed with the redevelopment? 3 MS. GRUEL: That's correct. 4 MR. CHEWCASKIE: Mr. Chairman, I believe 5 it would be appropriate if there were any 6 questions from any of the board members? 7 CHAIRPERSON VELAZQUEZ: Any questions 8 anybody? 9 MR. OSEGUERA: I have a question and you 10 may not know this, but what's the building being 11 used for now? 12 MR. CHEWCASKIE: Go ahead, Susan. 13 MS. GRUEL: Well, when we were there, it 14 was essentially vacant and there was a lot of 15 storage, furniture storage and such. There were a 16 lot of water leaks, but it was essentially vacant. 17 I think since then, I believe that there were a 18 couple of offices there that have since moved out. 19 MR. CHEWCASKIE: I mean, Mr. Oseguera, 20 the City acquired the property, they allowed the 21 teamsters until the end of this month to remain. 22 The teamsters, I believe, purchased another 23 facility in Moonachie. And it's my understanding 24 that they either will have vacated the premises as 25 of today, but no later Thursday. So the City  16 1 intends to make sure that the facility is secured. 2 And then perhaps, depending how the redevelopment 3 process goes, to look to start converting it to 4 housing. 5 MR. OSEGUERA: Thank you. 6 CHAIRPERSON VELAZQUEZ: Any questions by 7 the public? 8 MR. CHEWCASKIE: Any member of the 9 public have questions on this redevelopment? 10 Before there's any action by the board, 11 I just wanted to indicate that notice to the 12 property owner was provided, which is the City of 13 Union City, and also appropriate notice was 14 published twice in the newspaper by Mr. Vallejo 15 with regard to same. So notices were provided, 16 publication was done, and the study has been 17 presented, and has been on file not only with Mr. 18 Vallejo, but in the office of the city clerk. 19 MR. VALLEJO: Correct. 20 MR. CHEWCASKIE: So basically, if the 21 board is in accord with what they've heard, the 22 motion would be to recommend that the area be an 23 area in need of redevelopment as delineated in the 24 report. 25 MR. VALLEJO: In Mr. Velazquez's folder  17 1 is a copy of the publication, it's the legal 2 affidavit. 3 MR. CHEWCASKIE: Okay. I think it's 4 appropriate if anyone has a motion? 5 CHAIRPERSON VELAZQUEZ: I make a motion. 6 MS. MOREJON: Second. 7 MR. VALLEJO: Motion to approve by Mr. 8 Velazquez, seconded by Ms. Morejon. 9 Roll call on the motion. Mr. Velazquez. 10 CHAIRPERSON VELAZQUEZ: Yes. 11 MR. VALLEJO: Ms. Genao. 12 MS. GENAO: Yes. 13 MR. VALLEJO: Mr. Guareno. 14 MR. GUARENO: Yes. 15 MR. VALLEJO: Mr. Medina. 16 MR. MEDINA: Yes. 17 MR. VALLEJO: Ms. Morejon. 18 MS. MOREJON: Yes. 19 MR. VALLEJO: Mr. Oseguera. 20 MR. OSEGUERA: Yes. 21 MR. VALLEJO: Six in favor, motion 22 passes. 23 MR. CHEWCASKIE: So what will happen at 24 your next meeting, you'll have a resolution which 25 will encompass the recommendation and then that  18 1 goes to the Board of Commissioners. The Board of 2 Commissioners decide to accept that and proceed, 3 then there would be a redevelopment plan for this 4 particular property, which would be presented to 5 the board. That redevelopment plan is basically 6 the zoning that would permit whatever uses the 7 Board of Commissioners determine. So we're good. 8 MR. VALLEJO: Thank you. 9 MS. GRUEL: Mr. Chairman, may I be 10 excused? 11 CHAIRPERSON VELAZQUEZ: Yes, thank you 12 very much. 13 MR. CHEWCASKIE: You're welcome to stay. 14 MS. GRUEL: Thank you very much. I 15 appreciate it. I'm happy to meet everybody and 16 see everyone, but I think I'm going to pass on 17 staying any longer. So have a good rest of the 18 meeting. Thank you. 19 * * * * 20 21 22 23 24 25  19 1 VISTA, LLC - 2 2113-2115 PALISADE AVENUE: 3 4 MR. VALLEJO: We're going to item number 5 two, Vista, LLC, 2113-2115 Palisade Avenue. Ms. 6 Pereiras, please. 7 MS. PEREIRAS: Thank you, Mr. Vallejo. 8 MR. CHEWCASKIE: I do have a statement 9 for the board, but I'll allow Ms. Pereiras to 10 introduce herself. 11 MS. PEREIRAS: Good evening, Counsel, 12 Mr. Chairman, members of the board. May it please 13 the board, Bianca Pereiras on behalf of Palisades 14 Vista, LLC. 15 MR. CHEWCASKIE: Thank you, Ms. 16 Pereiras. Just for the board's edification, what 17 we have in front of us is the planning board 18 denied the application for Palisade Vista in 2021. 19 It was for a subdivision of the property to create 20 two three-family homes, the board denied that. 21 There was an action in lieu of prerogative writs 22 that was filed with the Superior Court in Hudson 23 County. 24 Since the time that complaint was filed, 25 there have been a series of settlement discussions  20 1 with Ms. Pereiras on behalf of the owner of the 2 property. And also included in those discussions 3 was Mr. Spatz, the City's planner. And what was 4 agreed to in the form of the settlement agreement 5 is that there would be a subdivision of the 6 property. The existing structure, the existing 7 house would remain and that it would be utilized 8 as a three-family dwelling. And then the other 9 lot, the subdivided lot would be a two-family 10 home, which would meet all zoning criteria for 11 two-family homes in the area. 12 What was critical in terms of settling 13 this case was the preservation of the existing 14 structure. So there was language that was put 15 into the settlement agreement that any change of 16 use for the three-family dwelling would require 17 all appropriate land use approvals. And this 18 provision is binding not only on the present 19 owner, but all future owners. Document will be 20 dealt with appropriately, if it is approved. 21 So now what do we have here this 22 evening. We have the settlement agreement, which 23 has to be approved by the board. And then we have 24 a hearing as to what the settlement agreement 25 provides. This is not a rehash of what occurred  21 1 in the past of the previous hearing. This is 2 basically a continuation of that hearing with the 3 modification to the plan. So as I said, there 4 will be two aspects with regard -- first would be 5 is does the planning board wish to settle the case 6 and authorize me to enter into the settlement 7 agreement, that's part one. And part two would be 8 then to hear what the changes were that merit the 9 settlement. 10 So at the end of the presentation, we 11 will go through those two steps. If the planning 12 board chooses not to resolve this case, we will go 13 back to court. But at the time that the board 14 denied the application, the three-family uses were 15 permitted uses under our ordinance. 16 So for the record, I did get, via email, 17 the notices that were required, because this 18 hearing requires a public notice, both publication 19 and to the surrounding property owners. So unless 20 there are any questions of me, I will ask Ms. 21 Pereiras to present what the revisions were so the 22 board understands what we hopefully have resolved. 23 Bianca? 24 MS. PEREIRAS: Thank you very much, 25 Counsel. I'd like to call our architect, Mr.  22 1 Manuel Pereiras, so he can walk us through the 2 changes or modifications that are being proposed 3 this evening. 4 5 M A N U E L P E R E I R A S, after having been 6 duly sworn or affirmed, did testify as follows: 7 8 MR. PEREIRAS: Manny Pereiras, 9 P-E-R-E-I-R-A-S, with Pereiras Architects 10 Ubiquitous, located at 1116 Summit Avenue here in 11 Union City. 12 MS. PEREIRAS: Mr. Pereiras, are you 13 familiar with the property at 2113-2115 Palisade 14 Avenue? 15 MR. PEREIRAS: I am. 16 MS. PEREIRAS: Did you prepare the 17 drawings that are before the board this evening? 18 MR. PEREIRAS: I have. 19 MS. PEREIRAS: Would you kindly describe 20 the proposed application for the board? 21 MR. CHEWCASKIE: Manny, why don't we 22 mark that A-1 and just identify what it is for me 23 by the last revision date. 24 MR. PEREIRAS: Will do. I'm marking the 25 top right hand corner A-1 with today's date,  23 1 2/27/24. These are the same drawings that were 2 submitted to the board. The last revision date on 3 these drawings is September 20, 2023. 4 MR. CHEWCASKIE: Thank you, please 5 continue. 6 MR. PEREIRAS: As counsel said, we have 7 been working with Mr. Spatz, the town planner, 8 back and forth and we've gone through many 9 iterations of the drawings. And this, what I'm 10 going to present to you, is the following: 11 Currently there is a 100 foot lot by 50 feet and 12 there's a three-family house located in that spot. 13 We're looking to maintain that house exactly how 14 it is and only rehab it. So we're fixing it up, 15 cleaning it up. Currently in that house, there 16 are four stories in total. What we're doing is on 17 the first floor -- there are multiple apartments 18 on each story, we're cleaning this up and creating 19 one apartment per floor on three of the floors. 20 So the first floor has a one, two, three, four 21 bedroom apartment. The second floor has a three 22 bedroom apartment that we're proposing. And then 23 the third floor is duplex with the attic, in the 24 attic there's two bedrooms. And on the third 25 floor, there's one bedroom.  24 1 And like I said, before we're not 2 proposing to grow this building in any way, it's 3 the existing building and three units. It was a 4 three-family legally, it will continue to be a 5 three-family. 6 The last 31 feet of the site will be 7 subdivided. And in that site, we're going to have 8 a new two-family house. The entrance to the 9 driveway will be a new curb cut along 22nd Street. 10 And that curb cut is going to provide for four 11 cars parked on the ground floor level, two cars 12 for apartment one and two cars for apartment two 13 in tandem. There's also an entrance from 22nd 14 Street that introduces you into a small foyer. 15 You take that foyer, up the stairs, apartment one 16 is a two bedroom apartment. That apartment is 17 821 square feet and you continue the stairs up to 18 the third floor and you have the second apartment, 19 which is 821 square feet, also a two bedroom 20 apartment. 21 The stairs also lead you to the roof to 22 access mechanical equipment on the roof. The 23 house design is a very simple design. It is 24 majority brick, as we try to do in most new small 25 scale structures in Union City. And we do provide  25 1 a panel system just for artistic articulation. 2 Beyond that, there's nothing more to this project. 3 And I'm open to any questions the board may have. 4 CHAIRPERSON VELAZQUEZ: Do any members 5 have any questions? 6 MR. OSEGUERA: I have a question, maybe 7 not a question but a point about the parking. You 8 know, you're anticipating four cars in tandem and 9 you know -- 10 MR. PEREIRAS: Two cars in tandem. So 11 this is extremely typical. Every single house we 12 design in Union City tends to be exactly this 13 parking layout, which is four cars, two in tandem 14 each. 15 MR. OSEGUERA: How realistic is that, 16 you know, like -- 17 MR. PEREIRAS: Extremely realistic. 18 It's normal all across the state, really all 19 across the country. Most people, whether they 20 have a driveway -- a typical driveway is a narrow 21 driveway, you have two cars parked in front of it. 22 Just two cars parked -- 23 SECURITY GUARD: Sir, you can't be 24 walking -- 25 AUDIENCE MEMBER: I'm a journalist.  26 1 SECURITY GUARD: You're disturbing 2 everybody here. Sit down over there, you can 3 record whatever you want from your place. Sir, 4 I'm not going to repeat myself twice. 5 AUDIENCE MEMBER: You're not going to 6 let me take pictures of -- 7 SECURITY GUARD: You can -- 8 AUDIENCE MEMBER: He can't photograph 9 backwards. We can't see a thing. 10 MR. CHEWCASKIE: Hold on. We will allow 11 this individual to take as many photographs as he 12 wants at the appropriate time. So it's not 13 walking in front of everybody and the like. We'll 14 ask the questions, any photographs of any plans or 15 the like, certainly he's permitted to take. 16 SECURITY GUARD: Of course, yes. 17 MR. CHEWCASKIE: But we will allow that. 18 You were answering Mr. Oseguera's questions about 19 the adequacy of the parking in tandem? 20 MR. PEREIRAS: So what we make sure is 21 that each apartment has cars in line with each 22 other. So you're not negotiating or working with 23 another neighbor on the house. So it's within the 24 same house. You have one person leave and then 25 the next person can leave. Most -- and it's a  27 1 very -- in Union City, it's 100 percent the 2 typical. Every single new house that you have in 3 Union City, as per ordinance, has exactly the same 4 parking layout. 5 MR. OSEGUERA: Okay, thank you. 6 MR. CHEWCASKIE: And just for 7 clarification, again, I know I stated this and you 8 also stated this, the plans that you are 9 presenting to the board have been reviewed by Mr. 10 Spatz? 11 MR. PEREIRAS: They have. 12 MR. CHEWCASKIE: And I will not tell the 13 board how many iterations we've gone through, but 14 we've worked the better part of the year to try to 15 get to the point where we thought it was 16 sufficient to address the City's intention to 17 maintain that existing building. So that's pretty 18 much where we're at. 19 Does any other board member have any 20 questions? 21 MR. GUARENO: Regarding the existing 22 structure, the basement, what's going to happen 23 with that? 24 MR. PEREIRAS: It's going to be empty 25 and used for storage right now.  28 1 MR. GUARENO: I think there was a fourth 2 level? 3 MR. PEREIRAS: There's a fourth level, 4 that's duplex with the third floor. So those are 5 going to be two bedrooms for the third floor. 6 MR. GUARENO: Thank you. 7 MS. GENAO: I have a question, is this 8 for renting or the owner is going to live in the 9 property? 10 MR. PEREIRAS: The original intent was 11 for the owner to live in the property. He's no 12 longer able to do the design he wanted, so he 13 hasn't made the decision yet. He's probably going 14 to rent it, but no decision has been made yet. 15 MS. GENAO: Okay. 16 CHAIRPERSON VELAZQUEZ: Does the public 17 have any questions? 18 MS. IACOVELLI: Oh, yeah. Do we stay or 19 come up? 20 MR. CHEWCASKIE: Just come forward a 21 bit, so we can get your name and address. 22 MS. IACOVELLI: I'm Michelle Iacovelli, 23 I reside at 2203 Palisade Avenue, Union City, 24 I-A-C-O-V-E-L-L-I. 25 Are we allowed to ask a question because  29 1 I did have a question? 2 MR. CHEWCASKIE: Certainly. If you have 3 a question of Mr. Pereiras, go right ahead. 4 MS. IACOVELLI: First of all, thank you 5 for allowing us to be part of this hearing 6 tonight. I know Mayor Stack is not here, but we 7 appreciate his ongoing the support of us as the 8 community that's sitting here behind me. And I'm 9 delighted that you're keeping the structure 10 because that was definitely a big issue for us. 11 The one thing though, if you could explain. 12 Because you were saying that each floor now is 13 going to be -- some work is going to be done. How 14 many bedrooms in total will that existing 15 structure have? 16 MR. PEREIRAS: I'll be happy to count 17 them for you. 18 MS. IACOVELLI: Because it sounds like 19 it's about ten from what you were saying. 20 MR. PEREIRAS: Sounds about right. 21 MS. IACOVELLI: Four on the first, three 22 on the second floor, and then I lost count after 23 that. 24 MR. PEREIRAS: It's a huge house. And 25 we're not making the house any bigger.  30 1 MS. IACOVELLI: No, no, believe me. I 2 spent 25 years inside this house, so I know it 3 intimately. 4 MR. PEREIRAS: The first floor has four 5 bedrooms. 6 MS. IACOVELLI: Four bedrooms on the 7 first floor. 8 MR. PEREIRAS: The second floor has 9 three bedrooms, that's seven so far. The third is 10 one bedroom, that's eight. And then the attic has 11 two bedrooms, that's ten. 12 MS. IACOVELLI: Ten exactly. So getting 13 to your point, sir, about the parking spaces where 14 do those ten people park? 15 MR. PEREIRAS: Those ten bedrooms have 16 nothing to do with the house that we're proposing 17 on the back. There are -- keep in mind, this is 18 an existing three-family structure. 19 MS. IACOVELLI: Totally understand. 20 MR. PEREIRAS: We're not growing, we're 21 not asking for additional units on this house. 22 This is an existing condition. 23 MS. IACOVELLI: But the place that 24 you're putting the new structure in is the 25 existing park space for that home?  31 1 MR. PEREIRAS: And there are two parking 2 spaces along the side of that existing house for 3 that house. 4 MS. IACOVELLI: Which I personally don't 5 even understand how it's legal because when you go 6 to open the door, you hit the house. So that was 7 just a lane, that was an alley for years. And 8 then somehow they decided to park cars in there, 9 that's their business, obviously, if the board 10 approved it, so be it, but we're not here to 11 debate that point. 12 MR. PEREIRAS: There's an existing curb 13 cut there and it's been used as a driveway. 14 MS. IACOVELLI: That's fine. My 15 concern -- so I'll move forward in terms of the 16 comments that I had. Is the owner here by the 17 way? 18 MR. PEREIRAS: He's not. 19 MS. IACOVELLI: Okay. So this has kind 20 of been our issue all along. This has been going 21 on for three years and he's never had the courtesy 22 to sit with us, even after the meeting we had back 23 in July of 2021, we all gathered in the hallway 24 with him and said, please sit with us. We respect 25 that you bought the house, but it's our  32 1 neighborhood together, can we work out a solution. 2 We've never heard from him in the three years that 3 this has been going on. And obviously he doesn't 4 care enough to be here tonight. Why? Because he 5 doesn't live there, nor does he intend to live 6 there. So this headache of construction, of a new 7 home is our problem, but it's not going to be his 8 problem because he's sitting in Sayreville or 9 wherever it is he lives. And this is just a real 10 estate development project for him and that's all 11 it is. 12 So the thing that kind of is fascinating 13 to me -- and I know you guys represent him, so 14 maybe you can take this back to him in terms of 15 feedback -- he probably has one of the most 16 beautiful homes in all of Union City, that's why 17 we felt so strongly about maintaining the 18 integrity of the house. So for him to take away 19 the lot that exists there now, which is a small 20 lot, I don't know what the dimension was. Because 21 you had said the primary house is 50 by 100, I 22 don't know what the second lot is, if that's 20 by 23 20? It's so small. It's a parking lot right now. 24 It's what was the backyard of the existing house. 25 To me, he's going to devalue his own house because  33 1 he now will have a structure that literally goes 2 right up against all the windows that are there. 3 So if any of you walk on 22nd Street, you'll see 4 all windows on the side of the house are there. 5 They'll be completely blocked outside. Never mind 6 what it's going to do the property value of the 7 house at 309. Now, we saw the tenants of 309, but 8 they informed us that the owner of 309 lives in 9 Texas, that's why they're not here tonight. 10 So I would hope before you guys make a 11 final decision on all this, you also get the 12 perspective of the person who's literally going to 13 be impacted the most, which is the neighbor next 14 door. Because once they start busting up the 15 sidewalk and everything else, they have the right 16 to know this is happening because she doesn't live 17 in the state. So that's another point. 18 So obviously the light and the whole 19 neighborhood gets affected. All of our homes, all 20 of us that live here live directly across the 21 street. So that's obviously why we're here 22 tonight because we're concerned about the value of 23 our own houses, never mind the light. 24 The issue of parking, I think we said 25 enough. 22nd Street as you know is a very highly  34 1 trafficked street. So to now have this going on, 2 plus these ten bedrooms that I'm assuming some of 3 them will drive a car. Where are they going to 4 put their cars if the side holds two, right? 5 Obviously, construction noise, 6 construction dust, construction dirt is going to 7 be a major problem for all of us. Never mind any 8 rodents that are going to come out of the earth 9 from busting up the earth. 10 The other thing is has anyone spoken to 11 the environmental impact of the reservoir? The 12 reservoir is literally within steps of this 13 building that's going to be built. You have, you 14 know, what is it four blocks of water that's 15 sitting there that's going to have all this 16 pollution being thrown on to it. If I was the 17 water company, I would probably have something to 18 say about it because why is this happening so 19 close. 20 And I guess the issue that I really have 21 is that what's the point of all this? He has this 22 beautiful house, if he really wants and -- again, 23 I'm only making a comment here. If his goal is to 24 make more money from the existing house, turn the 25 existing house into condos. Like you're saying,  35 1 you're going to redo to make each unit its own 2 separate unit. With the way property values are 3 in Union City, he could probably get a million 4 dollars a floor. That's a wonderful thing to walk 5 away with three million bucks, right, or just to 6 have that money to reinvest. But what is the 7 point of this second structure? That's what we 8 don't understand. It's like you have this, why 9 just not focus on what you have, why have to have 10 this additional unit when it's only going to 11 actually devalue your own home. Never mind all of 12 our homes. 13 And the other thing is New Jersey 14 Transit. Good luck getting them to approve this 15 because the bus, number 22 goes up and down 22nd 16 Street multiple times a day. Grace could probably 17 tell you how many times better than I can. And to 18 have that bus always diverting because you've got 19 trucks going in and out with cement, trucks going 20 in and out with lumber, that's going to become a 21 huge issue for New Jersey Transit. So I just kind 22 of put that point out there. 23 Like I said, you know, if he really 24 cared, he should have been here tonight. And if 25 he really cared, he could have had a meeting with  36 1 all of us, we gladly would have gotten together 2 with him prior to this. So, unfortunately, you 3 know, it's kind of one of these things where you 4 know his property, he thinks he's maximizing, but 5 I actually think the opposite is going to happen. 6 And all of us are going to suffer in the process. 7 So that's the conclusion of my comments. 8 I also have a letter from the Taylor family, which 9 lives in Weehawken, at 2202 Palisade Avenue. I 10 don't know if I'm allowed to read it or submit it? 11 MR. CHEWCASKIE: Unfortunately, at the 12 hearing, we can't accept letters or hearsay 13 testimony. But we can note that you appeared on 14 behalf of the owner, who had concerns. 15 MS. IACOVELLI: Exactly. So it's the 16 Taylor family at 2202 Palisade Avenue in 17 Weehawken. And they had to work tonight, that's 18 why they couldn't come. Thank you for your time. 19 MS. GENAO: Thank you. 20 MR. CHEWCASKIE: Thank you. 21 MR. OSEGUERA: Thank you. 22 MR. CHEWCASKIE: Ma'am, did you have? 23 MS. BECKER: Yes. Grace Becker, 314 24 22nd Street, B-E-C-K-E-R. 25 MR. CHEWCASKIE: If you could -- Susan,  37 1 did you swear her in? 2 THE COURT REPORTER: I thought it was 3 questions, so I didn't. 4 5 G R A C E B E C K E R, after having been duly 6 sworn or affirmed, did testify as follows: 7 8 MS. BECKER: Okay. So a lot of -- and I 9 have not conferred with Michelle before tonight. 10 A lot of what she said is also my thoughts, my 11 feelings, my words. So I'm not going to take too 12 much of your time. But the big thing that's -- 13 you know, I'm so happy about keeping that 14 structure. But I look at that lot, that parking 15 space and I even tried to measure it out before, 16 what's the dimensions on the width on the -- 17 MR. PEREIRAS: It's 50 foot deep by 18 31 feet wide. 19 MS. BECKER: 31 feet wide. And how 20 about like on the existing structure right now, 21 how close are they going to be? 22 MR. PEREIRAS: I can tell you exactly 23 how close they'll be. 24 MS. BECKER: Three feet? 25 MR. PEREIRAS: Five feet seven inches.  38 1 MS. BECKER: Where is that? Okay. But 2 here's the house, what's this? 3 MR. PEREIRAS: It's five foot seven. 4 MS. BECKER: This is -- okay. This is 5 the existing structure and this is the structure. 6 I don't get the five foot seven? 7 MR. PEREIRAS: So the distance from this 8 wall to this wall is five feet seven inches. 9 MS. BECKER: So what's the three foot? 10 MR. PEREIRAS: The distance between the 11 house and the landscaping. 12 MS. BECKER: Okay. 13 MR. CHEWCASKIE: The three -- just, 14 ma'am, so that I'm reading it correctly, Manny, 15 the three foot two inches is to the property line, 16 correct? 17 MR. PEREIRAS: It's actually to the 18 landscaping. 19 MR. CHEWCASKIE: The landscaped area. 20 MS. BECKER: Yeah, because now there's 21 fire escapes along here, so will those still be -- 22 they'll still be there? 23 MR. PEREIRAS: I don't know yet. They 24 may or may not be actually. 25 MS. BECKER: Okay.  39 1 AUDIENCE MEMBER: But it's the fire 2 escape, it's the egress for ten humans? 3 MR. CHEWCASKIE: Just one person at a 4 time. 5 MR. PEREIRAS: They may not be there. 6 MS. BECKER: Excuse me? 7 MR. CHEWCASKIE: I just said one person 8 at a time. Certainly, you can -- 9 MR. PEREIRAS: Just to edify why I say 10 they may or may not be there. We may elect to 11 sprinkler the building, in which case we would not 12 need the fire escapes. Because the client wants a 13 beautiful building, beautiful for the entire 14 neighborhood. So he may choose to do that, he may 15 not and the fire escapes will remain. 16 MS. BECKER: And when a car door opens, 17 how much space will they have? Because that was 18 my question too because I walk past there all the 19 time. And I'm you know, I can't -- I even said to 20 you did you ever see a car parked there. I can't 21 fathom a car, especially a -- you know what 22 everybody is driving these days. But anyway car 23 doors can open? 24 MR. PEREIRAS: So right now the driveway 25 entrance is eight foot two. The place where you  40 1 park is about eleven feet wide. A typical parking 2 space is nine feet wide. So we actually have two 3 feet more than a typical parking space there. So, 4 yes, a car can fit there. 5 MS. BECKER: Okay. 6 MR. PEREIRAS: Two cars can fit there, 7 in fact. 8 MS. BECKER: Okay. And then where are 9 the cars for this dwelling? 10 MR. PEREIRAS: They're on the ground 11 floor of the dwelling. 12 MS. BECKER: Okay. 13 MR. PEREIRAS: I'll show you on the 14 plan. 15 MS. BECKER: We couldn't see. 16 MR. PEREIRAS: So this is the footprint, 17 this is the garage door. You have -- 18 MS. BECKER: So where's the front door 19 for the new structure? 20 MR. PEREIRAS: On 22nd Street. 21 MS. BECKER: So why is the address on 22 here Palisade Avenue? 23 MR. PEREIRAS: Because that's still the 24 application that we have before the board. 25 MS. BECKER: So the address is going to  41 1 be on 22nd? 2 MR. PEREIRAS: The post office will 3 determine -- the postmaster will determine that 4 address. 5 MS. BECKER: So as I said, I pretty much 6 have a lot of the same concerns that Michelle had. 7 And my feeling is -- well, first of all, too, 8 because she did bring up the environmental and 9 that's what I was going to. Has this been -- 10 because it's going to change not only what she 11 said about the reservoir, but I'm concerned about 12 the water table that's going to change. Because 13 right now, water just goes into the ground and is 14 absorbed, but with this house there, where is the 15 water going to go? Okay. So I'd like to know 16 what kind of environmental studies were done. 17 Also to have all -- we are -- correct me 18 if I'm wrong, but aren't we one of the most 19 densely populated cities? I am all for renovating 20 and making the city more beautiful, but I am so 21 against using every little square inch to put up a 22 structure, even if it wasn't right across the 23 street from me. And even if it didn't have 24 anything, it's just what it does, it's just wrong. 25 What about the environmental footprint? I have  42 1 grandkids, do you have kids? Do you have 2 grandkids? What is it doing? We're going to have 3 this many more people here, I mean come on, when 4 is enough enough. I'm done. I'm done. This is 5 like -- this is disgusting. 6 And like Michelle said, I mean is this 7 greed, like why? Why do we need to have -- the 8 house across the street from me, a few doors down 9 on the other side of Borden's house, they kept the 10 same space, they built a structure. I'm not crazy 11 about it, but they took the house and rebuilt it. 12 And it's, you know -- at least -- but to squeeze 13 in this with four more cars, are you kidding me? 14 I'm -- you know what, if this happens, it's 15 disgusting, that's all. And I'm glad I'm on 16 record saying it. I'm so done with what this is 17 doing. The pollution, the water table, our water 18 supply, cars, more cars coming in. Anyway I'm 19 done. Thank you. 20 MR. CHEWCASKIE: Does anyone else have 21 any questions or comments? 22 MS. VALDEZ: My name is Nelsa Valdez, 23 2205 Palisade Avenue. 24 25 N E L S A V A L D E Z, after having been duly  43 1 sworn or affirmed, did testify as follows: 2 3 MS. VALDEZ: I'm agree to every single 4 word they said. It's disgusting, it's going to be 5 very crowded that block. Our block is one of the 6 best in Union City, quiet neighborhood. Why this 7 person has to build another building or two-family 8 house in the backyard? Why? Money, okay, number 9 one. 10 Number two, why they don't do it in 11 their own town because for sure he doesn't live 12 here. I don't know him, but it's a shame that the 13 board accept this -- another building in the 14 backyard in a beautiful neighborhood. I'm against 15 everything that was proposed today. Should be the 16 way it is. They want to do -- renovate the 17 apartments, okay, but four, three, two, one. How 18 many people is going to live in the house for only 19 four parking lot? I don't understand. 20 I'm against everything they said over 21 here about this proposal. So I hope this can be 22 stopped. That's everything I can say. 23 MS. BECKER: Can I say one more thing. 24 MR. CHEWCASKIE: So it's clear for the 25 record, Ms. Becker is --  44 1 MS. BECKER: I'm still the same and I'm 2 still telling the truth. I ride the 123, usually 3 five times a week for various reasons. And that 4 is in -- and I don't even have to ring the bell, I 5 am never the only one getting off. And I ride it 6 different times of the day and the night and it 7 always stops. And you know how I know? Because I 8 always have my windows open and I can hear, they 9 will announce that the bus is there, you can hear 10 it outside. 11 That is another issue we're going to 12 have. You know, we already have bus pollution 13 going up and down -- we have the fire engines 14 going up and down, we have the sirens, that's -- 15 we can't have anymore noise pollution, anymore air 16 pollution. It's already enough. I think I said 17 it all. Thank you. 18 MR. CHEWCASKIE: Anyone else? Any board 19 members have any follow-up questions? Maybe, you 20 know, thank you, everyone, for your comments, but 21 maybe I can -- 22 CHAIRPERSON VELAZQUEZ: Can I, real 23 quick? I would just like to let the public know, 24 this was denied the first time because of that 25 monstrous thing they were building. If there's a  45 1 gamble and this is denied, that can take place, 2 that building would be taken apart and the 3 original plans can go into effect. We already 4 lost in Superior Court when we denied the first 5 one. I got to let everybody know that, too. This 6 is a settlement that they tried to work with. 7 I would rather talk to the board members 8 and see then take a gamble with this and taking it 9 back and turning it into the hideous building that 10 was proposed the first time. That's what I'm 11 trying to say. 12 MR. CHEWCASKIE: And maybe to put it in 13 perspective, listen to all the comments, and in 14 dealing with these cases before, several years 15 back, what was permitted in these zones were 16 three-family homes. The application that was 17 submitted was to subdivide the property and create 18 two three-family homes on this property. That 19 would require demolition of the structure. That 20 application was denied by the board in 2021. A 21 Superior Court complaint was filed. 22 The board, in the past, when there were 23 three-family homes proposed and denied, when the 24 ordinance was changed to two-family homes, has 25 lost several cases in the Superior Court because  46 1 it was conforming with zoning. There was certain 2 number of proposals with respect to this property, 3 which resulted in a proposed settlement, which has 4 been reviewed by my office in consultation with 5 David Spatz, the planner, and also with keeping 6 the mayor advised of the progress of the 7 litigation. 8 The paramount view of the city in 9 approaching the settlement was the preservation of 10 the existing house, which the applicant agreed to. 11 As the chairman indicated that there was, you 12 know, a gamble or a trade off, unfortunately, the 13 prior application was conforming. It's a risky 14 prospect that the court would not reverse the 15 board and wind up with the two three-family homes, 16 which would be proposed, and the loss of the 17 existing dwelling. So our instructions were to 18 try to work out a settlement. 19 Now, what happens is is that the notice 20 that everyone received is that we have a proposed 21 settlement. This board can't settle the case 22 until it has a public hearing. So at the 23 conclusion of this hearing, it could authorize me 24 to enter into the settlement and approve the 25 drawings that we have. Or if they vote to deny,  47 1 then it goes back to court and that's the gamble 2 we would take. The court could make a 3 determination as to whether the prior 4 determination of the board can be sustained based 5 upon the ordinance in effect at the time of that 6 application, which did permit the two three-family 7 homes. So that's really where we're at with the 8 board. 9 I hope that responds to certain 10 questions, both that we've heard tonight and what 11 the board may have. So unless there's any other 12 questions, Mr. Velazquez, I would suggest board 13 discussion on the application. 14 CHAIRPERSON VELAZQUEZ: Anybody else 15 have any questions? I make a motion then to 16 approve the application. 17 MR. VALLEJO: Motion on the table by Mr. 18 Velazquez to approve. Any second on the motion? 19 MR. OSEGUERA: Second. 20 MR. VALLEJO: Seconded by Mr. Oseguera. 21 Roll call on the motion to approve. Mr. 22 Velazquez. 23 CHAIRPERSON VELAZQUEZ: Yes. 24 MR. VALLEJO: Ms. Genao. 25 MS. GENAO: Yes.  48 1 MR. VALLEJO: Mr. Guareno. 2 MR. GUARENO: Yes. 3 MR. VALLEJO: Mr. Medina. 4 MR. MEDINA: Yes. 5 MR. VALLEJO: Ms. Morejon. 6 MS. MOREJON: Yes. 7 MR. VALLEJO: Mr. Oseguera. 8 MR. OSEGUERA: Yes. 9 MR. VALLEJO: Six in favor, motion 10 carries. 11 MS. PEREIRAS: Thank you all very much. 12 MR. PEREIRAS: Thank you, everyone. 13 MR. CHEWCASKIE: Carlos, you laid out 14 some drawings over there? 15 MR. VALLEJO: Yes. 16 MR. CHEWCASKIE: Sir, if you wanted to 17 take some pictures, there is a set of drawings 18 over there. We do have some additional business 19 to do. We have some resolutions to adopt. 20 * * * * 21 22 23 24 25  49 1 ADOPTION OF RESOLUTIONS: 2 1. 2107 Bergenline Avenue. Block: 114 Lot: 4. 3 New mixed-use building with three residential 4 units and commercial space. Approved 5 6 MR. VALLEJO: We're moving now to 7 resolutions. We have two resolutions on tonight's 8 agenda. 2107 Bergenline Avenue. This application 9 was approved at the previous meeting. Can I have 10 a motion? 11 MR. OSEGUERA: Motion. 12 CHAIRPERSON VELAZQUEZ: I make a motion. 13 MR. VALLEJO: We have a motion by Mr. 14 Oseguera, seconded by Mr. Velazquez. 15 Roll call on the motion. Mr. Velazquez. 16 CHAIRPERSON VELAZQUEZ: Yes. 17 MR. VALLEJO: Ms. Genao. 18 MS. GENAO: Yes. 19 MR. VALLEJO: Mr. Guareno. 20 MR. GUARENO: Yes. 21 MR. VALLEJO: Mr. Medina. 22 MR. MEDINA: Yes. 23 MR. VALLEJO: Ms. Morejon. 24 MS. MOREJON: Yes. 25 MR. VALLEJO: Mr. Oseguera.  50 1 MR. OSEGUERA: Yes. 2 MR. VALLEJO: Six in favor, motion 3 carries. 4 * * * * 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25  51 1 AMENDED RESOLUTION: 2 2. Michael Szczesny. 912 Palisade Avenue. Block: 3 186 Lot: 33. Applicant proposes to demolish an 4 existing two-story frame dwelling, and construct a 5 new three family home. The approval resolution 6 was adopted on 05-25-2021. 7 8 MR. VALLEJO: Moving to resolution 9 number two, it's an amendment. Michael Szczesny, 10 912 Palisade Avenue. 11 MR. CHEWCASKIE: Just for the 12 explanation, we added that resolution today. 13 There was an error in the date on an extension. 14 It went to '23, it should have gone to '24, we 15 heard this in '23. That's the only change, we 16 corrected the date. 17 MR. VALLEJO: Thank you. Can I have a 18 motion to adopt this resolution. 19 CHAIRPERSON VELAZQUEZ: I make a motion. 20 MR. VALLEJO: Motion by Mr. Velazquez. 21 Seconded by Mr. Oseguera. 22 Roll call on the motion. Mr. Velazquez. 23 CHAIRPERSON VELAZQUEZ: Yes. 24 MR. VALLEJO: Ms. Genao. 25 MS. GENAO: Yes.  52 1 MR. VALLEJO: Mr. Guareno. 2 MR. GUARENO: Yes. 3 MR. VALLEJO: Mr. Medina. 4 MR. MEDINA: Yes. 5 MR. VALLEJO: Ms. Morejon. 6 MS. MOREJON: Yes. 7 MR. VALLEJO: Mr. Oseguera. 8 MR. OSEGUERA: Yes. 9 MR. VALLEJO: Six in favor, motion 10 carries. 11 * * * * 12 13 14 15 16 17 18 19 20 21 22 23 24 25  53 1 ADJOURNMENT: 2 3 MR. VALLEJO: There being no further 4 application on tonight's agenda, can I have a 5 motion to close tonight's hearing? 6 CHAIRPERSON VELAZQUEZ: Motion. 7 MR. VALLEJO: Motion by Mr. Velazquez, 8 seconded by Mr. Guareno. All in favor? 9 10 (All Board Members indicate in the 11 affirmative.) 12 13 MR. VALLEJO: The ayes have it. Let the 14 record show the meeting has ended. Thank you, 15 good night. 16 MR. CHEWCASKIE: In March, we'll have 17 another redevelopment. Carlos, have you gotten 18 the study yet? 19 MR. VALLEJO: No. 20 MR. CHEWCASKIE: I'll send you the study 21 tomorrow. 22 MR. VALLEJO: Thank you. 23 24 (Whereupon the meeting was adjourned at 25 6:53 p.m.)  54 1 C E R T I F I C A T E 2 3 4 5 6 I HEREBY CERTIFY that the foregoing is a 7 true and accurate transcript of the testimony and 8 proceedings as taken stenographically by me at the 9 time, place, and on the date hereinbefore set 10 forth. 11 12 13 14 SUSAN BISCHOFF, CCR, RPR LICENSE NO. 30XI00233700 15 16 17 18 19 20 21 22 23 24 25