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Heat. Heat. [music] [music] Good evening and welcome to the regular meeting of the city of Bayon zoning board of adjustments. Secretary Lombardi, please read the call or please call the role. >> Yes. Commissioner D. Ross >> here. Commissioner Cis Galvan

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>> here. >> Commissioner Frame >> here. >> Commissioner Algari is out. Commissioner Garvey is out. I'm here. Vice Chairman Panero is out. And Chairman Dulo >> here. Having a quorum, please rise for the pledge of >> allegiance. America

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stands one nation for all. >> This regular meeting of the city of Bayon zoning board of adjustment has complied with the open public meetings acts sunshine law. Annual notice of the schedule of regular meetings were published in both the Jersey Journal and

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Star Ledger newspaper. The schedule of regular meetings for calendar year 2026 is filed with the city's clerk's office. A copy of the agenda of tonight's meeting was emailed to the Star Ledger at least 48 hours prior to the meeting and is posted on the bulletin board of the lobby of the municipal building and

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the city of Bon website. Uh councelor, do we have any communications? >> Yes, we do. Mr. Chairman, we have a communication with regard to um item number six on the agenda. Amal

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Tadros, 527 Avenue, Beon, New Jersey. And it's a request by his attorney, Mr. Chanini, looking to uh uh adjourn that matter and have it rescheduled for uh the uh September 21st, 2026 date with no

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further notice on the part of the applicant. Can I get a motion to adjurnn that matter and to [clears throat] carry it without any further notice on the part of the applicant? >> I'll make a motion to move it to the September meeting. >> I second.

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>> And for a vote, Commissioner D. Ross >> I. >> Commissioner Galvin >> I. >> Commissioner Frame. >> I >> I vote I chairman Dulo >> I. Next on the agenda is the uh matter of number seven uh Z25-00009

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All Clean Laundromat LLC. Site is 159 West 31st Street in block 150 lot 16. applicant is seeking a D2 variance to expand a non-conforming use in order to uh expand the existing laundromat into

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the space currently occupied by an existing residential unit, thus creating a mixeduse building with one commercial unit and two residential units. Bulk variances are also requested as part of this application, but they are pre-existing.

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>> Mr. Chanini, >> good evening. Peter Chini on behalf of the applicant. Um I guess as always I'd ask to move the exhibits into evidence. Thank you Alicia. A through A1 through A25.

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So uh 159 West 31st Streets currently three residential units and a small laundromat uh uh unit that's there. Uh the applicant's been there for uh uh over 13 years and uh the community has been asking him to add more space. So

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one of these units freed up the the the vacant unit. It's it's vacant now. There's no tenant there. And uh my client would like to expand the laundromat uh footprint a little bit in order to accommodate the demand of the the local community. Um so uh first I'd

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like to call our expert uh Steve Kalik. I do. >> Steven Kowallik, K A W A L E K. >> And we'll accept Mr. Qualic as an expert. He's been here many times. >> Thank you. >> All right. Thank you. Uh Mr. Kwall,

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could you explain what the applicant uh is proposing here? >> Sure. So, the subject property is a 2,962 foot corner parcel located at the intersection of West 31st Street and Avenue A in the R2 zone with an address

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at 159 West 31st, but with its primary frontage along Avenue A. Uh, the property is fully occupied by a one-story masonry building containing the existing AllClean laundromat together with three residential units. The laundromat has operated uh well a

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laundromat has operated from this location for probably 30 years or so. Uh this constitutes an a pre-existing non-conforming commercial use. Um the site is also characterized by long-standing bulk nonconformities

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with respect to lot size, lot width, lot coverage, and required setbacks, none of which proposed to change. What the applicant does propose is to modernize and expand the existing laundromat by eliminating one of the existing residential apartments and

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incorporating that floor area into the commercial space. Uh this would result in a building that still contains one commercial space but only two residential units as opposed to the three that exist now. The laundromat will increase from roughly 800 square f

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feet to about uh 1,600 square f feet in area. This will allow for the installation of uh modern washing equipment, larger folding areas, uh better customer circulation, handicap accessible restroom facilities, which

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don't exist now, um and associated uh support spaces like a small office and a cash wrap area. No addition to the building is proposed. The building footprint height and lot coverage would remain unchanged and exterior improvements would be limited

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to reconfiguration of the entrance doors while retaining the existing awning and signage as well as installation of new street trees along both. Feel like this. Can you still hear me? Because the mic to me sounds like it's cutting in and out.

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Uh, the applicant seeks a use variance for expansion of an existing non-conforming commercial use, and I believe there's sufficient cause for the board to grant the requested relief. The applicant is not introducing a new commercial use, nor is the building being enlarged. Rather, an existing

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neighborhood laundromat is being modernized and expanded entirely within the existing building envelope while simultaneously reducing the residential intensity of the site. As to existing bulk nonconformities, we would request that existing conditions relating

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relating to lot area, lot width, lot coverage, front yard, sideyard, and rear yard be included in any relief granted by the board. Tonight, a parking variance is also requested. It's important to note that reducing the number of residential units from three

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to two also results in a reduction of the property's parking requirement. While the existing three dwelling units require five off- streetet parking spaces, the proposed conditions lead to a reduced overall demand of three spaces. Since the laundromat remains

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under 2,000 square ft, it does not require parking under our ordinance. I believe the project satisfies the positive criteria by advancing several stated purposes of zoning. Namely, it encourages municipal action to guide appropriate development. It promotes

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appropriate population densities and provides for a variety of uses including commercial. With respect to the negative criteria, I believe the requested relief can be granted without substantial detriment to the public good. Again, the proposal does not enlarge the building, increase any existing bulk

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nonconformities, or materially alter the established character of the neighborhood. The laundromat has existed for many years as a neighborhood serving commercial use and this application simply allows that use to function more efficiently while also reducing reducing the residential intensity of the

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property uh in his own district where multiple dwellings are not a permitted use. So it's bringing the residential component into more of a conforming condition. Uh I also don't believe that the uh

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requested relief would substantially impair the intent and purpose of the master plan or zoning ordinance. Rather, the application balances the modest expansion of an existing non-conforming use with reduction in residential intensity resulting in an overall improvement to the property without

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adverse impacts on the surrounding area. That's it. >> Thank you. >> Thank you. Um, just to kind of summarize what you're saying. So, if you weren't making any changes to this, obviously you wouldn't be before us and everything that

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requires a variance other than the parking is already pre-existing. Correct. >> Correct. >> And then the parking is actually removing the need for two spaces or three overall. >> Two. >> Two spaces. So, you've actually relieved the parking demand on this site. >> Correct.

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>> Okay. Any other commissioners have a question? >> Mr. D. >> Um, with this expansion, is there additional lighting required on the exterior? >> We're not proposing any additional

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lighting because basically the the entrance condition is going to remain as it is. Um, you know, it's just we're just replacing the door with a with a somewhat larger door. But basically the where you come in come in and out

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doesn't change. So it's the the space is expanding internally but it's not affecting any any uh sort of ingress or egress aspects of the property. >> So you're just eliminating the one apartment and expanding that. >> Correct.

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>> Basically it's requires to the need of the neighborhood. >> Correct. Any other questions from the commissioners professionals? Do you guys have any questions? comments. >> All right. Um, at this time we will open up any questions to the audience. Um,

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the questions are for Mr. Quallic about the testimony he just gave. If you want to make a comment about the overall project, there will be time at the end of this session to to discuss it before we go into the votes. With that, do we have any questions for Mr. Qualic?

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>> Yes, I believe Mr. Kalik, could you step over to where Mr. Chachchanini is? And ma'am, come right up to where the uh Mr. Qualik was speaking from. >> Hello. Uh hello. My name is Maria Venato [clears throat] and >> you live where

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>> I am I live 7 ft from the property from the land. So my concern is exhaust. uh Brighton I being that they are being extended expanding I would like to be

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sure that I my house we won't be affected by the exhaust of the dryers or what else there is >> dryers right >> move

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>> yeah so I just like to be sure that because right now the exhaust is [sighs] a little bit further from my bedroom window. So if you're expanding it, I just don't want it go into my bedroom, dining room, living room on that side

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because I'm I mean back of of the property of of the land property. >> So you're on you're on the uh 31st Street side. >> Yes. >> So you know the the building goes all the way to the property line on that

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side. So we can't exhaust anything out the side at all because we're right on the property line. So anything that that exhaust would have to go through the roof, >> right? >> And and the code has minimums for for how far off the the edge of the of the

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of the roof regardless of the position of the property line we have to be with exhaust just for just for servicing purposes. Um but we can certainly we can locate exhausts really wherever wherever it's it's necessary. You know, we can

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bring them all the way to the center of the roof. right now is three quart of the building now, >> you know. So, it's like >> end of my house, right? >> So, if are you going to use the same

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chimney, the same exhaust or move it? >> Well, we as I said, we would we would be able because because we're basically reconfiguring with the way the machines are laid out, we can we can bring the we can bring the exhaust to wherever >> wherever we need it to be. completely.

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>> Well, that's what I was saying. We could bring it like closer to the center of the building or you know where where >> That's no good. I Because my >> No, I mean I mean like closer toward Avenue A >> where it's where it's coming away from from that property line. >> Okay. Okay. Yes. Yes. >> You know, sort of like down the midline

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of the of this building. >> Uhhuh. Facing the A. >> Correct. >> Right. Right. No, I mean that's why the you know the code sort of has has restrictions on where where and how we can exhaust things when as it relates to the property line.

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>> Okay. Thank you. >> So thank you. >> Thank you. >> Thank you. Are there any other questions from the audience? >> Uh not seeing any. Uh Mr. Chanini. >> Yes. Just very briefly my my client's here. He'd like to just um tell you very quickly about why you would like to

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expand this. Um so I call Rashan Wign >> Wor. Sorry. >> Hi. >> Oh, sure. >> Usually my name is the hardest one here, but the truth. >> Yes, I do.

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>> Uh first name too. First name is Roshan R O S and the last name is Wnner Rajan. W I G N A R A J A N. Okay. Thank you for taking the time to uh see us. Um I've owned the laundry mat

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for 13 years the property and uh the biggest feedback I get from the customers are that there isn't enough folding space. There isn't enough equipment and typically the busiest times for the laundromat are on the weekends and we can't meet the demand of the customer. So, they've been asking

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me, "Is this something I would consider doing?" And the tenant that was living in an apartment finally is not there. So, I decided instead of renting out the apartment, I would look into this alternative of expanding the laundromat. So, I met with Steven, met with Peter, and I decided based on the information

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that I was given that I think it would be a good time right now to expand. Um, I've been in Bayon pretty much all my life and um, I love serving the community. So, this is a another better way for us to be able to serve the local residents and they all pretty much walk

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to our location. So, we want to make sure that they're able to use the facility and and expedite things much faster and better for them and separate the staff from from the customer. Right now, the staff and the customer share one folding table. That's all we have in there. So, I really want to be able to

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provide what should be a regular normal size laundromat. I have other locations and they all have normal folding tables and space and separate for the customer and the employee, but this one doesn't. So, this is what I'm looking to do. So, I'm hoping that you guys will approve it.

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>> Uh, thank you. I commend you to listening to the No, no, no, no, don't go anywhere yet. >> Okay. >> Um, thank you. I I commend you for listening to your you know the the uh constituents around your uh laundromat and taking in their concerns. Um do we have any questions from the

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commissioners? Any questions in from the audience? Nope. >> All right. Um then you are you may step down you have any other >> No, that concludes our presentation. Thanks.

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Um, at this time we will now open the floor to the audience for any comments or concerns generally about this um project. Do we have anybody that wants to make a statement? >> No, please if you're if you're going to speak ma'am

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>> that's okay. Just please step to the microphone. >> [laughter] >> Yes, I do. >> Okay. My name is Anna Belis Molina. >> Anna

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is my name. My last name Molina. >> Thank you. >> Yes. Welcome. Okay. I walking in this laundry for 10 year. I I say is through the ro because no we

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no comfort inside when the people come is too much Saturday than Sunday. We have only one table and is when people come inside say oh my god when you need more dry more wash but I say we in the

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process because we don't know is approved but um I have it too much experience for the people there and everybody is so happy the neighbor because I work 10 year I know my

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neighbor but we need we need the beat a small bit hungry because it's too small and I don't want you know when people froze I don't want the argument on people hungry because we need beat laundry but

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I told the people we waiting waiting waiting wearing and I don't know it's only I said >> thank you >> well >> are there any other comments >> I did want to add one Anna is one of my employees and I have

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three other employees and they all live here in in Bayon. So if we did do this expansion too, I hopefully would be able to hire maybe one or two more part-time employees and I always look for people that live in the town to to be able to hire because that's the best I think for the for this place. Thank you.

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>> Thank you. We appreciate that. >> Um do we have any other comments? Um not seeing anything. Do you Mr. Chuchchani, you want to give your summation? >> Uh yeah, very quickly. Um the applica, this application would decrease the residential intensity of this

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neighborhood. You're supposed to have two families. It's four residential units now. It's going to be reduced. It decreases the parking uh requirements and it increases the quality of life of the neighborhood. Um that's one of the benefits of modernizing this laundromat, not just in size, but also, for example,

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as Mr. Kwick testified. The exhaust is going to be moved where it probably should have been. So, it's a benefit to the neighborhood and we hope that uh you will approve it. >> Thank you. At this time, we'll go into closed caucus. Um I will be in favor of this application. I pretty much agree with everything you just said, so I'm

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not going to restate it. Um with that, I would be in agreement. Uh Secretary Lombardi. >> Thank you, Mr. Chairman. Uh yes, I agree with the chairman and with the uh testimony that Mr. Chachanini has provided to us. So I also will be in

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favor of this application. >> Thank you. Uh Commissioner D. Ross. >> I'm also in favor of this application uh with one condition uh that the resident spoke up that the design be for the exhaust be closer to Avenue A and the

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exhaust facing Avenue A so that the people in the residents residential area don't be affected by it. Otherwise, uh, it's an application that is servicing the community. It's a very good application, so I'm in favor of it. >> Thank you, Commissioner Cisco.

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>> I will also be voting in favor of this application. I really like, um, the fact that we are taking a previous condition and we're actually improving upon it. In addition to that, um, talked about it's going to have handicap accessibility that maybe is not there now in addition

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to restrooms for the people who are coming. Um the only condition for me would be the same as just mentioned is about the exhaust that we add that as a condition of the application that it's not in a position where it's going to um impede on the life of the residents in the

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neighborhood. >> Thank you. And Commissioner Frank, >> um not too much to add. Um really appreciate and I appreciate um the applicant and and others for coming down as well and and making comments. But um I'll be supportive of this application. Um, yeah. Uh, and with the condition um,

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previously spoken. >> Thank you. Um, now I'd like to have a motion for Z-26- uh, sorry, Z-25- Z009, All Clean Laundry LLC, site 159 West 31st Street, Block

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150, lot 16. Do I have a motion? >> I'll make a motion with conditions applied. >> Thank you. And a second. >> Second. >> And Commissioner Deos. >> Hi, >> Commissioner G. >> Hi, >> Commissioner Frame. >> I vote I chairman

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>> I um application approved. Thank you. >> Thank you, board. Appreciate it. >> Thank you. >> Um do we have any thing to adopt? >> No resolutions to adopt this evening. No executive session either. I believe we can make a motion to adjurnn. Well,

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before we make a motion to adjourn, I would just like to make a little comment. Um, >> thank you. >> Thank you. Have a good night. Good luck. >> Um, I come to the understanding that Mr. is uh leaving us after this meeting. Um,

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I am very sad about that. He has helped me greatly in my years here. Um, I know others on this board feel the same. He's been a true professional and an excellent guide and teacher. Um, I do wish you all the luck in your next

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adventure. >> Good luck, Rich. [applause] Yeah [applause] you will be sadly missed. [clears throat] >> It's hard to say something after that, but uh I started with the zoning board

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of adjustment when I started working for the city 28 years ago. And uh I guess it's fitting that I finish with the zoning board. It's been a lot of fun. I've enjoyed uh everything I've had to do with the city uh the residents, my

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fellow professionals, and particularly the commissioners who do this for free. And uh I just like to say thank you all. >> Thank you. >> Thank you. [applause] >> Uh with that I move to adjourn for this

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meeting. Do I have a second? >> A second. And with unanimous consent, meeting adjourned.