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, March 26, 2024 Commencing at 6:05 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 DAVID SPATZ, 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, Michael Szczesny 3 BIANCA PEREIRAS, ESQ. 4 Attorney for Applicant, 531 32nd St., LLC 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 7 4 SALUTE TO FLAG 7 5 ROLL CALL 8 6 ADOPTION OF MINUTES 9 7 HEARINGS Preliminary investigation 10 8 Michael Szczesny 18 531 32nd St., LLC 24 9 ADOPTION OF RESOLUTIONS 37/39 10 ADJOURNMENT 41 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 540 39th Street 3 4 WITNESS PAGE 5 JOHN BARREE 11 6 7 8 E X H I B I T S 9 NO. DOCUMENT PAGE 10 A-1 Heyer Gruel report dated 1/19/24 11 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25  5 1 I N D E X 2 MICHAEL SZCZESNY 912 Palisade Avenue 3 4 WITNESS PAGE 5 MANUEL PEREIRAS 19 6 7 8 E X H I B I T S 9 NO. DOCUMENT PAGE 10 11 NO EXHIBITS MARKED 12 13 14 15 16 17 18 19 20 21 22 23 24 25  6 1 I N D E X 2 531 32ND ST., LLC 525-531 32nd Street 3 4 WITNESS PAGE 5 MANUEL PEREIRAS 24 6 7 8 E X H I B I T S 9 NO. DOCUMENT PAGE 10 11 NO EXHIBITS MARKED 12 13 14 15 16 17 18 19 20 21 22 23 24 25  7 1 MR. VALLEJO: May I have your attention 2 please? 3 Please take notice that on Tuesday, 4 March 26, 2024, at 6:00 p.m., a regular meeting is 5 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 Hudson Reporter, has been posted 15 on the bulletin board in City Hall, and has been 16 made 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.  8 1 ROLL CALL: 2 3 MR. VALLEJO: Roll call for tonight's 4 meeting. Mayor Stack is absent. 5 Mr. Velazquez. 6 CHAIRPERSON VELAZQUEZ: Here. 7 MR. VALLEJO: Commissioner Valdivia is 8 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: Here. 18 MR. VALLEJO: Mr. Oseguera. 19 MR. OSEGUERA: Here. 20 MR. VALLEJO: Let the record indicate 21 there are six present. 22 * * * * 23 24 25  9 1 ADOPTION OF MINUTES: 2 3 MR. VALLEJO: Adoption of minutes. 4 Regular meeting held on February 27, 2024. Can I 5 have a motion? 6 CHAIRPERSON VELAZQUEZ: I make a motion. 7 MR. VALLEJO: Motion by Mr. Velazquez. 8 MS. MOREJON: Second. 9 MR. VALLEJO: Seconded by Ms. Morejon. 10 Roll call on the motion. 11 Mr. Velazquez. 12 CHAIRPERSON VELAZQUEZ: Yes. 13 MR. VALLEJO: Ms. Genao. 14 MS. GENAO: Yes. 15 MR. VALLEJO: Mr. Guareno. 16 MR. GUARENO: Yes. 17 MR. VALLEJO: Mr. Medina. 18 MR. MEDINA: Yes. 19 MR. VALLEJO: Ms. Morejon. 20 MS. MOREJON: Yes. 21 MR. VALLEJO: Mr. Oseguera. 22 MR. OSEGUERA: Yes. 23 MR. VALLEJO: Six in favor, motion 24 carries. 25 * * * *  10 1 HEARINGS/APPLICATION: 2 Preliminary investigation Silk Mill Complex - 3 540 39th Street: 4 5 MR. VALLEJO: All right. I'm going to 6 item number one on tonight's agenda. Silk Mill 7 Complex, 540 39th Street. Mr. Chewcaskie, please. 8 MR. CHEWCASKIE: Yes, thank you, Mr. 9 Vallejo. The board has received a redevelopment 10 study that's been prepared by Heyer Gruel and 11 Associates. Mr. Barree is here to discuss that 12 study. 13 This matter was referred to the planning 14 board by resolution September 6, 2023, where the 15 board authorized -- I'm sorry, the Board of 16 Commissioners authorized the planning board to 17 undertake a review of the area. A study was 18 prepared by Heyer Gruel, that study is dated 19 January 19, 2024. It was determined to schedule 20 this date for the hearing. In advance of the 21 hearing, we've provided notice to the property 22 owner. There was one property owner for which the 23 study affects, that notice was provided by letter 24 dated February 26, 2024. In addition, Mr. Vallejo 25 made two publications in The Jersey Journal, as  11 1 required by law. Those publications were made two 2 successive weeks and the last publication was on 3 March 11th, in accordance with the law. 4 Basically, this is similar to what we've 5 done with the Teamsters building. For ease of 6 reference, we will mark the report of January 19, 7 2024, as A-1. And Mr. Barree is here. We can 8 have Mr. Barree sworn and he can testify as to the 9 findings and conclusions in his report. 10 11 J O H N B A R R E E , after having been duly 12 sworn or affirmed, did testify as follows: 13 14 MR. BARREE: John Barree, I'm a 15 professional planner with Heyer Gruel Associates. 16 My office prepared the report that you have before 17 you, I contributed to the preparation of the 18 report. So basically what we have is a study of 19 the properties that we're referring to as the Silk 20 Mill Complex, it's 14 separate buildings that are 21 in a jumbled arrangement, kind of on Block 229, 22 Lots 4, 5, and 6. It's located just east of John 23 F. Kennedy Boulevard, between 39th and 40th 24 Streets, so in the middle of the block, stretches 25 between the two east-west streets.  12 1 The study area is about 58,000 square 2 feet or 1.3 acres in area, so a decent sized piece 3 of property here in the City. The key points to 4 note are it's got a long industrial history, as 5 many older factory buildings in the City have. 6 There's been a history of environmental 7 remediation, there remains some areas of 8 environmental concern due to some of the uses that 9 are continuing to take place on the property that 10 are industrial in nature. There's some light 11 manufacturing uses, there are some other kinds of 12 trades businesses, there are few artists 13 workshops. There's a little bit of storage 14 warehousing and wholesaling going on. The 15 appendices in the report, appendices C, D, and E 16 include some details about those environmental 17 conditions to substantiate those issues that are 18 present on the site. 19 But by and large, this is a kind of 20 scenario where the pictures really speak for 21 themselves, if you get into looking at the 22 conditions of the property. In the report, pages 23 18 through 35, really walk you through all of the 24 different buildings. And you see a lot of the 25 same kinds of deterioration, older buildings that  13 1 haven't been maintained. You have leaking roofs, 2 you have instances where pieces of the roof are 3 missing. You have buckets being used to catch 4 leaks from the water coming through roofs. You 5 have missing windows, broken window panes. You 6 have a lot of peeling paint, both walls and 7 ceilings. You have some structural issues that 8 are evident. You have spaces that are lacking 9 windows, some of these work spaces are kind of 10 isolated and lacking windows. 11 So there's a lot of different factors 12 that contribute to one of the main criteria that 13 we use to evaluate and designate a property in 14 need of redevelopment. Criterion A talks about an 15 unsafe, unsanitary, substandard condition lacking 16 in light, air and open space, and creating 17 unwholesome living or working conditions. That 18 ties into a lot of the vacancy that you see in the 19 building. So you have these condition where a lot 20 of these substandard and deteriorated conditions 21 are also contributing to the vacancy of the 22 building. 23 As of the report date, about 55 percent 24 of the complex was vacant. So it was more than 25 half vacant, less than half occupied. A lot of  14 1 the tenants in the complex were smaller users on 2 short-term leases, people renting a few hundred 3 square feet here or there. There's a handful of 4 bigger tenants, but for the most part, a group of 5 small operations occupying smaller spaces in the 6 building. A lot of the larger spaces are in poor 7 condition and not really fit for use right now. 8 So we also have some records under 9 appendix F dealing with some code enforcement 10 issues that have been present at the property. 11 There have been a number of citations over the 12 last seven or eight years that we've documented. 13 A lot of those issues have been abated, but 14 there's a continued pattern of citation, and then 15 abatement. As of the report, there were some open 16 issues related to some work that was done without 17 permits and the creation of an illegal dwelling 18 unit within the property, which again speaks to 19 that unwholesome living conditions under Criterion 20 A. 21 So the main conclusion of the report, in 22 looking at the conditions, which mostly speak for 23 themselves, substantiated by some of the 24 environmental considerations, some of the code 25 enforcement issues, and the pattern of vacancy  15 1 over the last several years, is that the property 2 meets Criterion A, which as I said deals with 3 unsafe and unsanitary conditions that create 4 unwholesome living or working conditions. 5 Criterion B, where you have a pattern of 6 substantial vacancy over a period of at least two 7 years, appendix G in the report substantiates the 8 vacancy rates that have been present in the 9 buildings. 10 So it's my opinion that both criteria 11 are met and that the board can return that 12 recommendation to the governing body for their 13 action. I'd be happy to take any questions from 14 board members, members of the public, anybody who 15 has anything. 16 MR. CHEWCASKIE: Does anyone have any 17 questions for Mr. Barree? And this is similar to 18 what was done by the Teamsters building. The 19 planning board has to make a determination whether 20 the findings in the study merit a recommendation 21 to the Board of Commissioners. The Board of 22 Commissioners makes the ultimate determination 23 whether the area qualifies as an area in need of 24 redevelopment. 25 Based upon the study, Mr. Barree's  16 1 testimony, it appears that the study area does 2 qualify and meets the criteria of sections A and 3 B, which were just testified to. 4 So I don't know if any board members 5 have any questions of me. If there is a motion, 6 it would be a motion to recommend that the study 7 area, which is the Silk Mill Complex, be 8 recommended to be an area in need of redevelopment 9 to the Board of Commissioners. 10 CHAIRPERSON VELAZQUEZ: I make a motion. 11 MS. MOREJON: Second. 12 MR. VALLEJO: Motion to recommend by Mr. 13 Velazquez, seconded by Ms. Morejon. 14 Roll call on the motion. Mr. Velazquez. 15 CHAIRPERSON VELAZQUEZ: Yes. 16 MR. VALLEJO: Ms. Genao. 17 MS. GENAO: Yes. 18 MR. VALLEJO: Mr. Guareno. 19 MR. GUARENO: Yes. 20 MR. VALLEJO: Mr. Medina. 21 MR. MEDINA: Yes. 22 MR. VALLEJO: Ms. Morejon. 23 MS. MOREJON: Yes. 24 MR. VALLEJO: Mr. Oseguera. 25 MR. OSEGUERA: Yes.  17 1 MR. VALLEJO: Six in favor, motion 2 passes. 3 MR. CHEWCASKIE: John, you're done. 4 MR. BARREE: Thank you very much. 5 Thanks for your time this evening. Have a nice 6 night. 7 * * * * 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25  18 1 HEARINGS/APPLICATIONS/EXTENSIONS: 2 Michael Szczesny - 3 912 Palisade Avenue: 4 5 MR. VALLEJO: We're moving to item 6 number two, Michael Szczesny, 912 Palisade Avenue. 7 Ms. Pereiras, please. 8 MS. PEREIRAS: Thank you very much, Mr. 9 Vallejo. Good evening, Mr. Chairman, Counsel, 10 members of the board. May it please the board, 11 Bianca Pereiras on behalf of Michael Szczesny for 12 property at 912 Palisade Avenue. 13 As the board may recall, you approved an 14 application to construct a three-family on site. 15 This was memorialized by resolution on May 25, 16 2021. We actually got an extension, so we're here 17 before the board this evening for a second 18 extension request. 19 As you know, the site is on the 20 Palisade, and due to the topography, this was a 21 difficult application. And there was a lot of 22 geotechnical studies that had to be done. 23 Unfortunately, they've not been able to secure 24 approvals or permits from the building department. 25 They're in the process of obtaining approvals from  19 1 the sewer department and from soil conservation. 2 So we are requesting a one year extension to be 3 able to finalize those approvals with sewer and 4 soil conservation and then proceed with the Union 5 City building department for final building 6 permits. 7 CHAIRPERSON VELAZQUEZ: How close do you 8 think you are to finalizing? 9 MS. PEREIRAS: I'll turn to our 10 architect, who's the one very actively involved 11 with the process. Mr. Pereiras. 12 13 M A N U E L P E R E I R A S, after having been 14 duly sworn or affirmed, did testify as follows: 15 16 MR. PEREIRAS: Manny Pereiras, 17 P-E-R-E-I-R-A-S, with Pereiras Architect 18 Ubiquitous, located at 1116 Summit Avenue in Union 19 City. 20 So the process to obtain permits has 21 been an arduous one, to say the least. In Union 22 City, it's been taking awhile lately. Just so 23 that you have a reference point, 910 Palisade was 24 submitted almost a year ago and we still don't 25 have full permits for that. We have footing and  20 1 foundation permits. So right now, they've been 2 working, they've submitted to soils conservation, 3 they've submitted to sewer. Both of those should 4 be coming back soon. The building department does 5 not accept permits until those pieces are 6 complete. So they will be receiving the permit 7 application probably within the next month at some 8 point. 9 CHAIRPERSON VELAZQUEZ: You have to go 10 through the process of demoing? 11 MR. PEREIRAS: Correct. So we will 12 work, just like we did on 910, with the building 13 department to make sure the timing works with the 14 Union City pool, that's been our biggest concern. 15 So that -- you know, so that we're not working 16 while the pool is in session. And they're doing 17 that at 910 and we will continue to do that same 18 thing at 912. 19 So more than likely, this will be in 20 construction after the pool -- footing and 21 foundations after the pool closes and probably 22 have the building sealed before the next spring 23 when the pool would reopen. 24 MS. MOREJON: The pool will be open on 25 Memorial day, the pool will close September 15th.  21 1 MR. PEREIRAS: Correct. 2 MS. MOREJON: There's going to be no 3 work done during the summer? 4 MR. PEREIRAS: For this property, no, 5 none at all. 6 CHAIRPERSON VELAZQUEZ: I make a motion 7 to approve the extension, this would be the final 8 one. 9 MS. PEREIRAS: Understood and we 10 appreciate that. 11 MR. CHEWCASKIE: If there's a second, I 12 just have some other conditions, if there's a 13 second? 14 MS. MOREJON: Second. 15 MR. VALLEJO: Motion on the table to 16 grant the extension. 17 MR. CHEWCASKIE: The only condition I 18 would put on it is represented by the applicant's 19 architect, that no construction will occur on the 20 site until after the closing of the pool, which is 21 September 15th, right, Ms. Morejon? 22 MS. MOREJON: Yes. 23 MR. CHEWCASKIE: That's the only 24 condition. 25 MR. VALLEJO: Motion on the table to  22 1 grant the application -- 2 MS. MOREJON: Also if I may, when they 3 start construction, they have to do some kind of a 4 cover. Because at this moment, I have a company 5 there, painting all the bridge and painting part 6 of the pool. So we want to make sure there's 7 nothing going into the pool. 8 MR. CHEWCASKIE: So -- 9 MS. MOREJON: There have to be some kind 10 of net or something on that side of the pool, you 11 understand what I'm saying? 12 MR. PEREIRAS: There will be an entire 13 house between us actually. So this is 912 14 Palisade. 15 MS. MOREJON: I was there today. 16 MR. PEREIRAS: Yeah, 912 is next to 17 that, 910 is going to be -- 18 MS. MOREJON: I'm talking about the lot 19 that you have next to the pool. 20 MR. PEREIRAS: That's not what we're 21 talking about today. 22 MR. VALLEJO: All right. Motion on the 23 table by Mr. Velazquez, seconded by Ms. Morejon, 24 with the conditions to approve the extension. 25 Roll call on the motion. Mr. Velazquez.  23 1 CHAIRPERSON VELAZQUEZ: Yes. 2 MR. VALLEJO: Ms. Genao. 3 MS. GENAO: Yes. 4 MR. VALLEJO: Mr. Guareno. 5 MR. GUARENO: Yes. 6 MR. VALLEJO: Mr. Medina. 7 MR. MEDINA: Yes. 8 MR. VALLEJO: Ms. Morejon. 9 MS. MOREJON: Yes. 10 MR. VALLEJO: Mr. Oseguera. 11 MR. OSEGUERA: Yes. 12 MR. VALLEJO: Six in favor, motion 13 passes. 14 MS. PEREIRAS: Thank you all very much. 15 * * * * 16 17 18 19 20 21 22 23 24 25  24 1 HEARINGS/APPLICATIONS/AMENDMENTS: 2 531 32nd St., LLC - 3 525-531 32nd Street: 4 5 MR. VALLEJO: All right. We're going to 6 move to item number three, 531 32nd Street, LLC, 7 525-531 32nd Street. Ms. Pereiras, please. 8 MS. PEREIRAS: Again, Bianca Pereiras on 9 behalf of the applicant for 531 -- 525 to 531 32nd 10 Street. 11 This board approved this application for 12 a mixed use structure consisting of residential 13 and commercial. The project is already underway. 14 The application before the board this evening is 15 to modify our resolution. Originally, we had 16 coming in with a fully bricked building. We are 17 requesting a modification so that the only portion 18 that is brick is the front facade or the actual 19 area that is seen. 20 Our architect is here in case the board 21 has any questions, maybe he can walk us through 22 exactly what the change is from the perspective of 23 the townspeople. Mr. Pereiras? 24 25 M A N U E L P E R E I R A S, previously sworn:  25 1 2 MR. PEREIRAS: Yes. When we originally 3 came before this board, we had this beautiful 4 brick facade on the front, but we also had the 5 brick on the sides and the rear. Value 6 engineering, when we went through Covid, that was 7 removed from the project. We went to the building 8 department and the building department just looks 9 for some clarity to make sure that the board is 10 okay with this. 11 I actually didn't think this step was 12 necessary, but in order to work with the City, 13 we're taking this step. And as you can see, it's 14 not parts of the building that are visible, it's 15 the rear of the building, the sides of the 16 building, that we're proposing to be elegant and 17 beautiful as well, siding. We just don't want to 18 spend the money on the brick on the facade. 19 And then there was one other minor 20 thing. The drawings were exactly what was 21 submitted to the board before; however, the 22 original drawings had the basement in this corner 23 of the building. When we excavated we found a lot 24 of rock. We shifted the basement to this corner 25 of the building, which is right here. And that  26 1 just holds utilities. Again, it's nothing that 2 impacts the site or the City in any way, it was 3 just the pragmatics of being on-site. 4 So we're asking for that change of the 5 location of the basement, no additional square 6 footage, it actually got reduced. And that we 7 provide siding on the three sides of the building. 8 And it's beautifully built, it's one -- 9 it's going to be one of the nicest buildings in 10 Union City, building very, very well. 11 MR. CHEWCASKIE: Just if I may, Mr. 12 Chairman, I don't know if we have that drawing 13 that shows the basement change and the like, so 14 that's number one, if there's plans to be signed. 15 MR. PEREIRAS: It was submitted as part 16 of the package. The drawings on the board are the 17 same drawings that were submitted to the board and 18 I'll just walk you through them. We have sheet 19 Z01, which is the rendering with the code data. 20 Sheet Z02 shows the basement with the basement in 21 the new location, which by the way, the building 22 department moved forward and allowed us to do 23 that. They didn't ask for any planning, I just 24 want to make the board know that that's the change 25 that happened between the drawings.  27 1 Sheet Z03 is the upper floors and the 2 roof. And then sheet Z04 are the elevations and 3 the changes are -- not the facade, the facade 4 stays the same. It's going to be a beautiful 5 facade. The other three sides are simply not 6 visible from the street, so that's what we're 7 proposing to be siding. 8 MR. CHEWCASKIE: So I guess my concern 9 is is that you said the building department 10 allowed the basement, they've issued permits? 11 MR. PEREIRAS: They've issued permits, 12 it's actually constructed, it's fine. I just 13 wanted this board to know that I did make that 14 change on these drawings because it is an as-built 15 condition. 16 MR. CHEWCASKIE: And I believe at the 17 time you applied for permits, there was an error 18 in the original 2015 resolution, so we did an 19 amendment -- 20 MR. PEREIRAS: That's correct. 21 MR. CHEWCASKIE: -- that we adopted in 22 February 2023. 23 MR. PEREIRAS: That is correct. 24 MR. CHEWCASKIE: So I just wanted to 25 make sure. And when were the permits issued, Mr.  28 1 Pereiras? 2 MR. PEREIRAS: Permits were issued -- 3 I'm not positive, but I think it was around -- 4 when did the Teenage Mutant Ninja Turtles come 5 out, the movie? Because I got called from the 6 building department while I was taking my kids to 7 that movie. 8 MR. CHEWCASKIE: Which movie? 9 MR. PEREIRAS: Teenage Mutant Ninja 10 Turtles. 11 CHAIRPERSON VELAZQUEZ: 2022? 12 MR. PEREIRAS: No, 2023, I think it was 13 close to December or November. It came out August 14 2, 2023. So that was the day that permits were 15 issued. And if you drive by the site today, it's 16 erected, it's fully sheathed. The interior 17 framing is complete, all the plumbing and electric 18 work is in there. It has passed all rough 19 inspections. We're at the point where we wanted 20 to make the building beautiful and finish it on 21 the outside. 22 MR. OSEGUERA: Right next to Four Star? 23 MR. PEREIRAS: Yes. 24 MR. OSEGUERA: I drive past it every 25 day.  29 1 MR. GUARENO: The drawings submitted 2 reflect the change for the basement? 3 MR. PEREIRAS: Correct. 4 MR. GUARENO: From the left side to the 5 right? 6 MR. PEREIRAS: They show that. Just so 7 you know we discovered that there was a basement 8 on the right-hand side. So it was existing there 9 and that's what we used. And the left side was 10 all rock, so we had to give up on it. We actually 11 dug the elevator pit, which was really hard to 12 break the rock, but we were able to do that. 13 That's only four feet. 14 CHAIRPERSON VELAZQUEZ: I remember this 15 and the whole -- I hope I remember it. One of the 16 major components was with the facade for the 17 entire building, that was -- that really was the 18 enticing for us. 19 MR. PEREIRAS: We're spending 20 significant great money on this facade, which is 21 the visible portion. We have multiple tones of 22 brick, really beautiful. It's going to be a 23 gorgeous facade. The only thing that we're asking 24 for is that the sides be siding now. From a 25 construction standpoint, there are two hour fire  30 1 rated walls, so they're extremely safe. It's just 2 there's a significant price difference between 3 siding and brick. 4 MS. MOREJON: If you come down 32nd 5 Street, you're going to be able to see this side, 6 right? 7 MR. PEREIRAS: So no, the taller 8 building that we did two blocks down is taller, 9 it's one story taller, so you don't see that 10 unless you're trying to peak behind the building. 11 And then there's a building that's two stories on 12 this side, where on top of that, we actually have 13 stucco in the original drawings, that's not brick. 14 So if there's a side that's visible, it would be 15 that one and that's not brick anyway. 16 We're just asking for -- and I think 17 it's extremely reasonable -- the back, which no 18 one sees, this side that no one sees. That's what 19 you're really changing to be siding. It saves the 20 project -- it went through Covid, which is a 21 significant issue. Keep in mind that this board 22 approved 27 units, we're only building 24. So 23 we're doing three units less, reducing the 24 density. I think those are all positive aspects 25 of this application and they're spending good  31 1 money on a beautiful facade. And it's in the 2 heart of Union City. I think it's important and 3 I'm hoping this board can find -- 4 CHAIRPERSON VELAZQUEZ: The other 5 building at 515, is it fully with the -- 6 MR. PEREIRAS: No. That building is 7 just the facade is brick and it has stucco and 8 siding around the perimeter. 9 MS. MOREJON: And this is going to be 10 stucco also? 11 MR. PEREIRAS: This will be stucco and 12 siding with brick in the front. So it's going to 13 be similar and yet this is smaller, less visible. 14 I don't see why we wouldn't grant it for this one. 15 MR. GUARENO: You have a building 16 between the diner and this one? 17 MR. PEREIRAS: Yes, there's a two -- 18 well, a very tall one-story building that's two 19 stories height right now. That's this building 20 here. 21 CHAIRPERSON VELAZQUEZ: To be totally 22 honest, I'd rather have the brick. And I don't 23 want to set the precedent that everybody comes 24 back with amendments and everything after we 25 approve something. I liked how the building was  32 1 because of the brick and that's probably one of 2 the major factors that drove me to vote for it. 3 I'll be honest with you the whole thing. 4 MR. PEREIRAS: And we're keeping the 5 brick facade on the front, we're just asking for a 6 little bit of leeway on this. It makes a lot of 7 sense. There's no other building in Union City 8 that we've approved with brick all around. It's 9 just wasted money in the back. It doesn't do 10 anything. 11 Because I could understand, Alex -- Mr. 12 Chairman, if we were constructing like a brick 13 wall from the ground and you have triple -- then 14 there's a difference. That's not the way these 15 buildings are built. It's still wood framing and 16 the outside, you put a brick along the front. So 17 it doesn't change -- it doesn't makes it any 18 safer, it's not going to make it anymore 19 attractive, it's not visible. So it's basically 20 wasted money, which after Covid, it's just a 21 significant thing to try to get this completed. 22 CHAIRPERSON VELAZQUEZ: I don't want to 23 just set a different tone that you can just come 24 over here after we approve something and things 25 get amended. That's the only thing that I don't  33 1 want to see. When we voted for it, it was because 2 of the brick. I really want to save the brick. I 3 want to stay with the brick. 4 MR. CHEWCASKIE: Does anyone else have 5 further questions? Is there a motion? 6 MS. MOREJON: Honestly, I agree with 7 Alex. 8 MR. CHEWCASKIE: I was going to say for 9 clarity purposes that there be no misunderstanding 10 that if there was a change to the basement, it's 11 that if you don't want the brick, then we say the 12 basement is okay. Even though the building 13 department has issued it, I've come up against the 14 building department in the past where they say 15 well the board should have looked at this. 16 So I would suggest that if there is 17 going to be that motion to keep the facade as was 18 originally approved, that the basement in its 19 current location be approved. 20 MS. PEREIRAS: If I could just have a 21 minute before you make that motion? If I could 22 just ask Mr. Pereiras a question off the record? 23 CHAIRMAN VELAZQUEZ: Sure. 24 25 (Discussion held off the record.)  34 1 2 MR. PEREIRAS: So I have two comments. 3 And one, Counsel brought up the idea, which I 4 think it would be a wonderful compromise, the only 5 portion of the building that maybe you could see a 6 little bit is this little area, what if we wrap 7 the brick around there, go back ten feet so that 8 the only areas that really are siding are the back 9 of that facade and the back of the building, which 10 no one is going to look at, at the back of the 11 building. The right side, remember, it's already 12 stucco, we don't have to change that. 13 MR. CHEWCASKIE: So just so that I'm 14 clear -- and I was not here in 2015 when this was 15 approved -- there was brick all around the 16 building except the one side was stucco? 17 MR. PEREIRAS: Correct. 18 MR. CHEWCASKIE: And you're suggesting 19 to brick the other side and not the rear? 20 MR. PEREIRAS: Correct. 21 MR. CHEWCASKIE: Unfortunately, I cannot 22 visualize that. I don't know if the board wants 23 to consider that and make a determination at the 24 next meeting. 25 MR. PEREIRAS: I'd be happy to table  35 1 this, so that we go to -- 2 MR. CHEWCASKIE: I'm just looking at it. 3 I understand what you're saying is that if it's 4 not visible. But again I think the board members 5 should take a look at the area, see what's there 6 to make a determination whether partial brick on 7 the one side and no brick on the rear is 8 acceptable. Because I'm accepting that you say 9 nobody sees it, but I haven't been there. 10 MR. PEREIRAS: And very often, we're 11 talking about hypotheticals. Now, the building is 12 up, so we could see it. So you could go to the 13 site and see if it makes sense, what I'm saying 14 and what we're suggesting. 15 MR. CHEWCASKIE: If that's acceptable, 16 Chairman, there could be a motion to table, the 17 board members could look at it, and a 18 determination could be made. 19 CHAIRPERSON VELAZQUEZ: I make a motion 20 to table. 21 MS. MOREJON: Second. 22 MR. VALLEJO: Motion to table? 23 MR. CHEWCASKIE: When is the next 24 meeting, Carlos, so we have specific date? 25 MR. VALLEJO: Yes. Let me just check.  36 1 Next meeting is April 23rd. 2 MR. CHEWCASKIE: So the motion on the 3 floor would be to table it to April 23rd to make a 4 decision based upon the proffer received. 5 MS. PEREIRAS: Thank you. 6 MR. VALLEJO: Motion by Mr. Velazquez, 7 seconded by Ms. Morejon. 8 Roll call on the motion to adjourn this 9 application to April 23, 2024. 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 MS. PEREIRAS: Thank you all. Have a 24 good night. 25 * * * *  37 1 ADOPTION OF RESOLUTIONS: 2 1. The Board of Commissioners of the City of 3 Union City adopted a resolution authorizing the 4 City of Union City Planning Board to undertake a 5 preliminary investigation of properties identified 6 as fallow: Block 32.01, Lot 9 - 707 Summit Avenue. 7 Block 32.01, Lot 4 - 710 Paterson Plank Road. 8 Block 43, Lot 6 - 810 Kennedy Boulevard. Block 43, 9 Lot 7 - 812 Kennedy Boulevard as identified on the 10 Official Tax Map of the City of Union City (the 11 "Study Area") to determine if the property 12 qualifies as a non-condemnation area in need of 13 redevelopment. Approved 14 15 MR. VALLEJO: All right. We are moving 16 now to resolutions. We have two resolution on 17 tonight's agenda. 18 Resolution number one, Area in Need of 19 Redevelopment, 707 Summit Avenue, 710 Paterson 20 Plank Road, 810 Kennedy Boulevard. Can I have a 21 motion to memorialize the resolution? 22 CHAIRMAN VELAZQUEZ: Motion. 23 MR. VALLEJO: Motion by Mr. Velazquez. 24 Seconded by? 25 MR. GUARENO: Second.  38 1 MR. VALLEJO: Seconded by Mr. Guareno. 2 Roll call on the motion. Mr. Velazquez. 3 CHAIRPERSON VELAZQUEZ: Yes. 4 MR. VALLEJO: Ms. Genao. 5 MS. GENAO: Yes. 6 .MR. VALLEJO: Mr. Guareno. 7 MR. GUARENO: Yes. 8 .MR. VALLEJO: Mr. Medina. 9 MR. MEDINA: Yes. 10 MR. VALLEJO: Ms. Morejon. 11 MS. MOREJON: Yes. 12 MR. VALLEJO: Mr. Oseguera. 13 MR. OSEGUERA: Yes. 14 MR. VALLEJO: Six in favor, motion 15 passes. 16 MR. CHEWCASKIE: Alex, just give me one 17 minute. Was everyone here at that meeting? 18 Everyone was here, I thought someone was absent. 19 20 (Discussion held off the record.) 21 * * * * 22 23 24 25  39 1 ADOPTION OF RESOLUTIONS: 2 2. Vista, LLC. 2113-2115 Palisade Avenue. Block 3 112 Lots 15 and 16. The applicant proposes 4 subdivision and (2) new three family houses. The 5 denial resolution was adopted on 09-28-2021. 6 Settlement and tolling agreement. (A) renovate 7 the existing dwelling located at 2113 Palisade 8 Avenue to a three-family dwelling which shall not 9 contain a basement unit and shall maintain the 10 current on-site two (2) parking spaces; (b) build 11 a two-family dwelling with four (4) on-site 12 parking spaces; and (c) subdivide the property. 13 Approved. 14 15 MR. VALLEJO: Moving to resolution 16 number two, Vista, LLC, 2113-2115 Palisade Avenue. 17 Can I have a motion to adopt this resolution. 18 CHAIRPERSON VELAZQUEZ: Make a motion. 19 MS. GENAO: Second. 20 MR. VALLEJO: Motion by Mr. Velazquez, 21 second by Ms. Genao. 22 Roll call on the motion. Mr. Velazquez. 23 CHAIRPERSON VELAZQUEZ: Yes. 24 MR. VALLEJO: Ms. Genao. 25 MS. GENAO: Yes.  40 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  41 1 ADJOURNMENT: 2 3 MR. VALLEJO: There being no other 4 application on tonight's agenda, can I have a 5 motion to close tonight's meeting? 6 CHAIRPERSON VELAZQUEZ: Make a motion. 7 MR. VALLEJO: Motion by Mr. Velazquez. 8 MR. GUARENO: Second. 9 MR. VALLEJO: Seconded by Mr. Guareno. 10 All in favor? 11 (All Board Members indicate in the 12 affirmative.) 13 14 15 (Whereupon the meeting was adjourned at 16 6:40 p.m.) 17 18 19 20 21 22 23 24 25  42 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