001Welcome to the Clark Township Planning Board meeting, Thursday, February 5th, 2026. This meeting is in compliance with the open mo open public meetings act chapter 231 PL1975 as adequate notice of this meeting has been provided by mailing the annual scheduled meetings to the star ledger, the leader and the union county local source by posting such annual meeting schedule on the bulletin board and town hall reserved for such announcements and the official website of the township h uh hourclark.com in compliance with PL 2025C72 effective of March 1st, 2026 and the proper filing of said notice. Formal action may be taken at this meeting. This meeting is a judicial proceeding. Any questions or comments must be limited to issues that are relevant to what the board may legally consider in reaching a decision and decorum appropriate to
002a judicial hearing must be maintained at all times. I will do roll call. >> Mayor Albanese >> here. >> Mr. here. >> Councilman Maniti, >> Mr. Cotch >> here, >> Mr. Steinberg >> here, >> Mr. Alman >> here, >> Mr. Gri >> here, >> Mr. Gronowski >> here, >> Mr. Gersonner >> here, >> Mr. Cecil, Mr. Fiser >> here, >> Mr. Okconor >> here, >> Mr. Ricky >> here. >> Okay, let's stand for the pledge of allegiance. >> I aliance to the flag of the United States of America. to the stands nation. >> Has everyone had a chance to review the meeting minutes from January 8th? Any questions, discussions regarding those minutes? If not, I make a motion to approve those minutes. I have a second. >> Second. >> Thank you. >> Seconded, >> mayor.
003Oh, >> all correspondence to the board is available at town hall for the public to review at their leisure. Um, as such, I make a motion to dispense of the reading of the correspondence. Do I have a second? >> Second. >> Thank you, Mike. Resolution to approve planning board appointments. Has everyone had a chance to read that resolution? Any questions? Any comments? Can have a roll call vote. >> Oh, make a motion. Whose motion? Oh, >> I make a motion to approve. >> Second. >> Lance. Thank you, Lance. >> Mayor Albanese. >> Yes. >> Mr. Olrich. >> Yes. >> Mr. Cotch. >> Yes. >> Mr. Alman. >> Yes. >> Mr. Steinberg. >> Yes. >> Mr. Gri. >> Yes. >> Mr. Grankowski. >> Yes. >> Mr. Gersner. >> Yes. >> Resolution approved. >> Site plan application.
004Spring Enterprise LLC, 8688 Westfield Avenue, block 116, lots 1 and two. Councelor It would help if the mic was on. There we go. Could you hear me before? Okay. Uh so again, looking to improve the property with three-story building approximately 7,000 square ft uh with combination mixeduse uh residential upper floors approximately 8 80 8 uh 850 ft of uh commercial space. Uh we've and I uh it's great the way Clark does it having the TRC's DRC's where we sit down with your board professionals go through the plans and it's been very helpful and when we come to the board we've got a an application that uh we feel is uh very fitting with the uh with the development in Clark. Uh this is a permitted use in the zone obviously that's why we're here before
005the planning board. We've received both uh Mr. Okconor and Mr. Ricky's reports and are prepared to address those. Uh and again proposing to demolish the existing building and put up this new building. I think you'll be impressed with the the renderings that we have uh for the property. There is some u uh relief that we're looking for by way of of variances. One is and we'll explain these in more detail. One is the front yard setback and technically it's the sideyard on Fulton across from the gas station. We just feel that it makes for a better layout and and uh we'll provide justification for that that variance. We do meet it along Westfield Avenue, but I everyone's aware, you know, we're surrounded by the American Legion and just behind us is the the um the
006outside area and then uh so we don't feel there's any uh impact there. We do we are lawful looking for tandem parking spaces. Uh and you hear from our testimony, they'll be assigned each of the residential units will have a tandem. So, it's no different than a driveway. You've got two people that'll be using it. So, we feel that that should work. And I know uh this board is approved and uh other projects that have the tandem. And then there's the uh exterior wall material. We think we're actually in keeping with the ordinance, but we'll we'll provide testimony on that. So, that's an overview of the application. Again, we've received the technical re review reports from your planner and your engineer and we're prepared to address those. So, you've heard enough from me and if
007there's no preliminary questions, uh, I'd like to move forward with our architect who's going to take us through floor plans, elevations, the rendering, and the layout for the site. So, you want to come up and I think Jim, is this one on or he can you can use this one probably. And we might need some help with it with the drive here. >> Raise your right hand. You swear to tell the truth, the whole truth, nothing but the truth to help you, God. >> I do. >> You're under keyboard the mouse there but you should drive. >> Uh good evening. Um my name is Ivano Marlanda. Last name is M ULA NDA. Uh our office is located at 65 Springfield Avenue in Springfield. Um I've been with James Aguera PA for over 24 years. Um
008I graduated from New Albad in Colombia. I am licensed architect in New Jersey. My license current and I also am car certified. >> I make a move to approve. Thank you. All in favor? >> Any opposed? Abstain. >> I'm sorry. >> Good to go. >> Okay. Um so Mr. Miranda, if you could take the board through, as I indicated in my opening, an overview of floor plans, elevations, and uh and the rendering that you prepared and obviously touching on, we were sat through uh several DRC's. So, I think we're prepared to address any of the comments. >> Uh right, we've worked extensively with the township engineer and planner. Uh and uh this is how we coming up to this design with this number of apartments which are eight apartments. Um, of those six are two
009bedrooms and two of them are three bedrooms. Uh, they range in size between in the two bedrooms from 1,077 through 1,221 and the two threebedrooms are 1311 and 1967. I'll start showing the submitted plans that you have. So this is sheet G 100 uh dated uh January 16, 2026. >> And this is this is a version this is what was submitted to the board. >> That is correct. Correct. Yes. Um so in this um sheet we're showing the first floor uh Westfield is at the bottom of the page, Fulton is at the left of the page. Um so one of the mentions was the setback variants that we have towards Fulton also that'll be towards the left. Um as was said earlier uh uh we only have one neighbor which is the American Legion. Uh
010so there's no residential next to us and directly across from our front is the um gas station. Uh so that setback um actually allows us to provide um a better parking layout with up to three cars. uh by taking uh the small uh area into the setback. Um on the floor plan lower uh left you'll see the 850 square ft of the proposed commercial space. Uh next to it there is a sprinkler room. Uh the building will be fully sprinkler. Uh next to that we have an area for storage for bicycles. And then to the right is the lobby and has access to the elevator and one of the stairs. Uh then further up on the drawing to the left we have the second stair that goes out directly to Swulton and to the right
011we have the refuge and recycling uh room. Again this room is within the building. It has fully uh full walls. Um and the walls that are towards the outside are the same material colors as the rest of the elevation. Uh most of the first floor will be dedicated for parking. Uh that will be shown a little bit better on the engineering. Uh but yeah, we are we are we are requesting um to be allowed to have um tandem parking. Uh tandem parking will be assigned for each apartment. There is also a tandem park assigned for the employees of the commercial space. And then we have uh one spaces uh then for visitors and for people that are going to come in for the uh commercial space. Uh, anybody that comes in for the commercial space
012will have access to the lobby so they can come out of the front door towards the commercial space on the door. So, uh, we have a 20 foot wide garage door. Um, there is a waiver regarding having a 22 access for a two-way. Um but we feel that uh this is a small parking lot uh for residential and a very small commercial area. So we don't see a lot of frequency uh where two vehicles will be passing at the same time. Uh so at 20 foot we feel that is is is a good dimension for that. Uh this way I'll I'll have uh some room for the um mechanism for the door to be on each side because the driveway is 22. Um also to the right of the building between the refuge room and
013the lobby we have a wall that will enclose the parking on that side so that you know you'll be the neighbor will shield them from any headlights uh or seeing the parking. Now, this is G G101. Again, it's part of the application. Uh here we're looking at the second floor. Uh here we see four apartments. Uh two of the three-bedroom apartments and two of the one-bedroom apartments. Uh the layouts are very typical for the apartments around this area. This is an open plan. You know, kitchen, dining, living, all open. Um all apartments have two bedrooms and have their own laundry. Uh and all the apartments are accessed by the elevator and then we have two uh stairs at each uh corner. Um regarding the um this building needs to uh affordable housing and the idea
014is that they they're going to provide two affordable apartments. Uh the intention would be that those apartments will be located on this floor. Um, so the threebedroom is apartment uh three and the twobedroom will be apartment two >> and that meets the requirement >> that will meet the requirement. Correct. So we'll have one that is a three-bedroom and one is that is a two-bedroom. Uh next sheet is G102 again as part of the application. Uh we here see four apartments all two bedrooms and this floor is smaller. So we were able to set the building back from the left uh side. I'm sorry from the right side and we're providing an open terrace so people tenants there have an access to an exterior space uh where they can you know enjoy some exterior uh area
015also uh it allows the building towards that side or to the neighbor to be just a two-story building or seem a two-story building because the third floor is step back uh on that side uh GG 103 is just uh the roof plan. Um, how any more that um then is she sheet G200. Uh, here we're showing the elevations. Um, the first elevation on the upper left is the Westfield Avenue elevation. Uh, then on the right side is the right side elevation. And here we're showing how the building completely enclosed to the U neighbor. So it'll it will not have any issues with the headlights or it won't be the parking won't be visible on that side. Further down to the left is the Fulton uh street elevation. That's the one where we're seeking the relief
016for the variance uh setback areas. And you will see to the left that we're proposing uh the parking to be fully enclosed. So, we're proposing a 4 and 1/2 uh high wall uh to shield the headlights from to the neighbor properties and then it's completed by a foot and a half of uh metal fencing to provide a six-foot um enclosure of the open parking. And uh further down to the right is the rear elevation. And you can see now where the wall shields uh the headlights and for neighbors to see the the parking of the building. So the next one will be an exhibit. Uh we revised the rendering um based on conversations that we had uh with the planner and engineer. Uh so this will be an exhibit >> and we request once it's
017in to be marked as A1 with today's date. So on this uh rendering view we're at the corner of Westfield that would be all towards the right and Fton towards the left. Um there is really no architectural style that is is uniform around the area. Uh we did um the the owner of this building also previously built another building uh 60 um Westfield Avenue just two blocks away. And so it's keeping within the same uh architectural style of that building too. So um it makes it for uniformity when you're driving along Westfield. Um I know there's an an interest for the colonial elements. Uh we do have you know that um sort of rectangular massing that usual colonial uh architecture has. Um we do provide a large um rectangular windows and uh on the left
018side we're using the uh like a gable roof uh which is typical for for that um type of architecture. Um on the first floor we're using um integral color masonry units which is recommended material for that area. And then on the second, third and parapit we're using uh fiber cement panels. Uh now these are not fiber cement panels meant to look like masonry which I think is what is not permitted. Um so these are uh fiber cement panels but um some of them have a vertical slats or seem like vertical slats and then we have other ones that are just larger panels. And just to clarify, the ordinance specifies it's u not precluding fiber cement panels. It's proide precluding fiber cement masonry panels, >> right? Masonry, which yeah, we're not they're not masonry and they're
019not trying to replicate masonry either. Um so we believe that this is a good material also the similar material that we use on the pri other building further along the street. Um also, um there was a recommendation of uh having the the vertical panels um uh like we have like the color brown. Uh so we're using those type of elements that are on the ordinance uh for this area. Uh we did wanted to break it um to give a little facade articulation, some visual breaks. So we do have some larger panels that are white uh that breaks the other vertical plan panels. Uh so we're trying to keep it into basically three primary colors. Um on the on the first floor is a light tan on the first floor and then above and on the
020parapit we're using a brown and white. Um the parapit will also carry the same brown on the on the um on the dentals and uh white. Um and then we have some molding uh that will be the black and gray molding that we have which also is carried over for the u balcony. Uh we have black uh railing uh and the doors and windows have black frame. All of those materials and colors are consistent on all four sides. So this carries on all four sides. Any mechanical equipment will be on the roof. Uh we put the mechanical equipment around the middle of the roof. Um plus we have the parapit. So any mechanical equipment there will be shielded from view from the street. Yeah. And um I don't know if you have any questions also.
021>> And it will meet obviously it's fully sprinkled meet all the ADA requirements and other requirements. >> Correct. >> And any comments or objections to any of the reviews from either the planner or the engineer for the board? >> No. No. We will be able to reply with anything. Oh. Uh regarding the sign also uh there will be a sign on top of the door of the commercial space. That sign will be met to meet the ordinance which is uh based on the um the uh um horizontal length of the only the commercial space and that we will meet that. Um we do want to uh put a name next to the uh entrance of the main apartment. Um uh so that'll be a second sign, but it will just be the name of the
022building and you know it be a typical you know 1 foot high uh sign just with the name of the building. >> Mr. Chairman, uh no further questions of Mr. Miranda at this time. >> Yes. Is the back of the building over the parking spots or is it is the parking spots in open air? >> Um part of it. So the first I'll put the plan up again. Let's go to the first floor. So these spots are under the building. This hatch line right here is the edge of the building. The they're tandem. So they're going to be other spaces here which we'll see in the in the engineering plans. Uh those are open to the sky. They're not covered. >> Oh, you were just showing. Aren't those the tandem spots where your the little
023hand is? Uh yeah this this this the tandem will be right here. So the engineering will see you will see the whole site and you'll see that all the spaces have the additional spaces. So the tandem is uh these are the back spots and then there are will be the front spots. >> All right. >> Okay. >> How many businesses are going to be in the is this area first floor? The first floor is business. >> Uh is it there's a small 850 square foot commercial space. So one one correct. >> Okay. >> And parking for the business piece street parking. >> Parking is included here for business. Correct. >> You indicated that 20 you're two feet short on the opening for clear two-way traffic. Um your justification is it's a small parking lot. Doesn't
024seem to be very solid. Um is there any other justification you could give us? Well, is is we're providing the 22 aisle is just a door and I just need some area so that the mechanism of the door I can put it next to the rails. Um, yeah, it's and it it's just for the space of the door so it can work. Um, it's I can't find a door that can go all the way to the to the edge. Um, so it's is for the mechanism of the of of the door. >> Mr. Mr. Chairman, our engineer will touch on that in more detail for ingress and egress. >> We also have two letters from our planner and engineer. Will somebody go be going through them? >> The engineer. >> Engineer. Yes. Although we we
025think we've addressed everything. And again, it's great how we do it here with having our our uh conferences, our technical review committee meetings and de development ahead of time. Why don't you have an entrance in the parking lot for the commercial space? >> Um it is a very small commercial space. Um and to kind of make sure we have enough parking for everybody, uh we're using the lobby uh for that purpose. Uh any com anybody that coming from the commercial space would not be able to go into the elevator or stairs as they will need a special uh fob to go into those spaces. Um and when the commercial space is closed, um that garage door is closed and nobody, you know, only the tenants will be able to access it. >> So there's going
026to be a garage door. >> There will be a garage door. Correct. >> And there'll be card access for it to open and close or >> correct. So while the commercial space is is is operational, uh there'll be once you approach the door, it will open. Uh but once the commercial space is closed, um you will need your opener to open the garage door. Anybody else from the board have questions for this witness? Seeing none, I make a motion to open it to the public. I have a second. >> I All in favor? >> Any opposed? >> Anyone from the public wishing to come forward and ask questions of this witness specifically of his testimony, please do so. If you have general comments or concerns that will be addressed at the end of the testimonies,
027please come forward. State your name. >> Jillia Collins Clark. I just wanted to ask a question. Of the eight apartments, two of them will be affordable. The twobedroom and the threebedroom. >> Correct. >> How come there's no more onebedrooms in a unit like this? in a building like this where it's basically needed for seniors because they don't qualify for a twobedroom >> for affordable. We we couldn't provide the onebedroom for affordable. >> Oh, is there >> that's part of Yeah. >> Okay. Thank you. >> Thank you. >> Anyone else wishing to come forward ask questions of this witness? >> Seeing no one, I make a motion to close. Do I have a second? >> Second. >> All in favor? >> Any opposed? Next witness. >> Thank you, Mr. Chairman. Did you do it after? Okay.
028Um, I'd now like to call upon our site engineer, Scott Lover. >> Tell the truth, the whole truth, nothing but >> Yes. >> Okay. Good evening, Mr. Chairman, members of the board. My name is Scott Lover spelled L O V's and Victor E R I C H of Neglia Group. Business address 34 Park Avenue, Lynhurst, New Jersey. I'm a licensed professional engineer in the state of New Jersey. My license is active in good good standing. I've had the pleasure of being before this board this past summer and uh numerous other boards in Bergen County. >> Move to accept. >> Great. >> Thank you very much, Mr. Chair. >> In favor? >> I. >> Any opposed? Please proceed. >> Great. Thank you again. All right, Mr. Leverage of obviously well familiar with this project. Uh you've
029heard the testimony of uh Mr. Merland. If you could take the board through the engineering aspects of the project and again addressing any of the concerns of the board engineer, Mr. Okconor and the board planner, Mr. Ricky. >> Absolutely. So to begin, the uh subject property is known as lot uh block 116 lots one and two. And as part of this application, we're proposing to consolidate um both lots one and two. Um the lot has a total area of both lots combined of 11,999 square ft. And it's located in the township's downtown village district. Um it has frontages on Westfield Avenue, which is a county route 613 and Fulton Street. and to the to the east east ss southeast of the property um is bordered by the American Legion property. So up on the screen
030is the uh site plan package that has been submitted before the board. Um I'm on sheet I believe 2.00 which is the existing conditions and demolition plan. And just for orientation purposes, um to the bottom of the page is the west. Um and Westfield Avenue towards the top of the page is generally to the east. Um with Fulton Street towards the north to the left hand side of the page. So as part of this um application, the existing conditions of the site is a vacant um medical use building that's going to be demolished uh as part of this application along with the paved area towards the rear of the site will be removed for the per um to you know for the purposes of the proposed project. And then the next sheet of the sheet
031of the site plan set is site um site plan sheet 3.00. And I'll begin with the setbacks to the building itself. Along Westfield Avenue, we have a 15 yards uh front yard setback proposed where 15 ft is required. Um to Fulton Street we have a 10- foot front yard setback where 15 feet is required. And to the rear we uh provide 20 foot setback where 20 ft is required. And to the adjacent property to our south east we have a zero setback where zero is required. Then moving to the access to the site, it'll be serviced by a newly proposed uh fullervice driveway along Fulton Street. It'll have a width of 22 feet, which leads to a garage door of 20 ft in width. Um, as we previously heard, the garage door will be motion
032sensored during the active business hours of the retail use, and then afterwards, it'll be security access um via via a mechanism for the private residence. As we move interior to the building, it provides a 22 foot wide drive aisle to access the parking spaces. Um, in my opinion, 22 feet is basically the minimum that you can do to have um safe means of circulation for the site. So, uh, in my opinion, this is wide enough to safely circulate the site. We've done sites uh we Neglia I myself have done sites with similar buildings similar parking layouts before um number of them in Elizabeth and in Union County and without any issues brought to us. Um that is the that is the site. So we do provide 24 total parking spaces one of which is a
033van accessible ADA parking space. um t 20 of them are tandem parking spaces and then three remaining standard spaces um along the westfield a building side. So as you previously heard each unit each of the eight units will be assigned a tandem parking space and they will function um similar to a driveway. Per the township's ordinance the retail space alone requires six spaces. So our proposal is to have two one tandem assigned to the retail space. The idea is to have that function for employees. So they would be have the ability to maneuver cars around as they need. Um and then the spaces along the building side to be reserved for the retail use. And then the all the spaces are 9 ft wide by 18 feet long which is a standard um parking space.
034And then as as so as we mentioned we are seeking variance relief for the tandem spaces. Um in my opinion providing these tandem spaces and that we meet the ordinances for parking supply is a benefit as opposed to having cars on Fulton Street. we can fit them on our site. So, the benefits of providing this tandem layout outweigh any of the detriments associated with it. And I don't see any detriments with the tandem parking spaces. And with the I forgot to mention the we do have four EV charging stations. They're on the side of uh Westfield Avenue. Those four spaces including the ADA space will be preset for electric vehicle charging stations in accordance with the state statutes. And then inside was mentioned the trash enclosure which is fully enclosed by the building itself um
035will be um contracted a private hauler to remove the trash. And other site improvements include a flag pole uh along Westfield Avenue. We have uh new concrete walkways to all the doors, one on Fulton Street and four on Westfield Avenue. Off-site improvements that we're proposing are new curb and sidewalk along Fulton Street for the fronted complete frontage of the property. We will reconstruct the ADA curb ramp at the corner of Fulton and Westfield Avenue and provide new uh streetscape improvements along Westfield Avenue for our frontage which include um new concrete um concrete stamped pavers and uh that that meet the characteristic of the of the surrounding properties along with two benches and three decorative light fixtures. So briefly to just touch on the side seback variance that was mentioned um we are proposing 10 ft
036to Fulton Street where 15 ft is required and uh when I see the overall applica uh application here the proposal of this project we have two affordable units um we have open space on the terrace at the top of the uh building and we provide um adequate parking uh Both of these all these things together I think enhance the uh or advance the master plan of the township um by providing the affordable housing units um also the municipal land use law by providing an appropriate density we meet the density of the zone so the benefits of this project um as a whole outweigh any of the detriments I see with um associated with that variance and I don't see that this variance has any detriment I think in our preparation you talked about and it
037was touched on earlier across the street you have the the gas station and I believe you also indicated that that the actual distance from the building to the curb line is significant >> approximately 20 ft from the building to the curb line correct so uh I'm going to move to um sheet 4.0 O, which is the grading plan. Um, much of the building um is still we still designed to drain naturally because we do have a portion of the parking spaces that are open to the air. So, we don't want any water um being ponding on our site. So, it's generally um the parking area is generally sloped to the center where we have our uh subsurface uh storm water detention basin. um the the the rest of the grading of the site uh perimeter
038sort of gently slopes to from the foundation to Fulton Street and Westfield Avenue in those lawn areas. I'm just going to go to the drainage and utility plan sheet 5.0 where it indicates uh the proposed storm water measures we have for the site. So the project is not considered a major development by the state of New Jersey. However, we designed this uh in accordance with township ordinances and what we are proposing is uh a basin that has 270 linear feet of 24 in HDPE pipe. It provides exactly 899 cubic feet of storage or about 6,700 gallons. Uh and what it does will it'll re release water at a reduced controlled rate when compared to existing conditions into the existing system that is in Westfield Avenue. And we did receive the uh letter from your board
039engineer last stated uh January 30th I believe. Um, comment 4A was with respect to where we were proposing to tie into the existing town system which uh we were proposing into Fulton Street and we don't have the benefit of a survey um showing the existing pipe up into Fulton Street to um make this you know make this connection is what the board engineer raised. So, what we're proposing to do uh should the board look favorably on the application is propose a new doghouse manhole in the it'll be the western corner of our site over where the existing pipe sort of crosses our property. So, we would drop a new structure on top of the uh existing pipe and tie in our system into that and we know that your board engineer will reserve the right
040to review that um and we would certainly agree to comply with any comments that he has with respect to that change. And then moving on to utilities. It's on the same sheet. Um we're proposing all new utility connections to this new building. Uh water, gas, electric, sanitary sewer. We'll coordinate the uh sanitary sewer connection with the uh township and uh the rest of the utilities with the local utility providers. and we've submitted a uh will serve request letter to America New Jersey American Water to confirm their availability of services for this site. Then moving to uh lighting and landscaping improvements which is on the following sheet six. For lighting, we are proposing a uh numerous ceiling mounted area lights that will be uh on the mounted on the ceiling of the garage to illuminate the
041parking area. We have several wallpack mounted lighted lighting surrounding the uh exterior of the building over each doorway. And then additionally, we have three decorative light fixtures uh decorative light poles along the streetscape of Westfield Avenue. And in as for landscaping, we have five shade street shade trees. um two on Fulton Street, three on Westfield Avenue, and a series of variety of foundation plantings around Fulton Street and Westfield Avenue for the uh to cover the foundation of the building. That that concludes and again uh as chair mentioned before, uh no issues with the review letters from either the planner, uh Mr. Ricky or uh Richard Okconor, the board engineer, and and you'll work with Mr. Okconor on that updated uh storm water system. >> Correct. We have no no issues with complying with any of
042the outstanding comments of the both of those letters. >> Great. Thank you. Uh Mr. Chairman, no further questions of Mr. Love at this time. Is there any? >> Yes, there's two catch basins that are on connected to directly connected to this system. There's actually several points. Um you can see here there's three rows of pipe towards the end of the drive aisle. We have a manhole on each corner. We have two in the center. They're hard to see the catch basins, but they're basically open grade catch basins. In the middle of the system, they'll just dump into the system. So, there's access from those two points. Uh the little rectangle you see on the site is the uh over the basin is what we call an outlet control structure, which has is the mechanism that
043uh we use to reduce the flow rate. But though that has a lid on it that you can access for um maintenance. And the basin itself is pitched very slightly at 0 2% to help. It's like a self-cleing mechanism from back to front so that any of the grit that accumulates over time kind of help naturally flushes itself. But we also provided a maintenance manual for this. It'll get filed with the uh project, the deed of the project to provide yearly maintenance for this. >> That's the that's the intent. Correct. Some sort of signage to assign the parking spaces. >> Yes. For each each unit will uh be designated with it assigned parking. But you said there were six spots needed for the commercial space, two being tandem. Um I see three more possible in
044the single space. That's five. Where's the six tandem spot going to? Or where's the six commercial spot? >> The the ADA space can't technically be assigned. So it's it's sort of in the calculation, but you can't assign the accessible space to a resident or to somebody. But we do have uh one leftover tandem for overflow parking. Um there's 10 tandemss, eight for the residences, one for the retail, one for an overflow if needed. >> But if a commercial person parks in the open air area and then somebody pulls in behind them, they're stuck. >> I would imagine you wouldn't pull all the way up to tandem. You would just take the first space of it. Anybody else from the board have any questions? Could you just go through the letters indicating what's acceptable and what
045isn't or has been complied with? just identify the date and I guess we'll go off the latest. What I'm referencing is uh Mr. Okconor's letter technical review number three last dated January 30th, 2026. Um comment one begins with planning and zoning. A is a uh we're proposing to consolidate the two lots and a deed consolidation and legal descriptions uh would be provided for that consolidation. We have no problem providing that. Um this next comment was with respect to testimony uh in support of the tandem variance u which I believe we provided. Um the third had to do with the refuge area being fully enclosed or not. Um, on a prior iteration of the plans, there was an open space there which didn't comply with the ordinance. So, we put in the wall to fully enclose
046that um trash enclosure so that it met the met the ordinance. And then to the site plan comments, um the architect previously uh provided testimony with respect to the architectural wall that's along the rear of the property. Um it's shown on the site plans. Uh we referenced uh the architectural plan where where it has it shows it in more detail, but that's just the the wall with the fence on top in the rear of the property. And then the next comment um was with respect to the garage with and the driveway aisles uh which we provided testimony to. And then the drainage comment um is what I was referencing with our new proposal to provide that structure in the corner of the property um in lie of what we currently show on the plans. um
047an operation and maintenance manual which we have uh provided and will comply with any comments if there's any comments on that maintenance manual uh for the uh maintenance of the underground drainage system. I did forget to mention uh landscaping we do we will provide a irrigation system um for the landscaping on site and we'll coordinate with the shade tree committee and director um for a review of the landscaping that we provided and and take in a we would agree to take into any consideration the comments provided by them. Um we addressed we we discussed the affordable housing units. Two are proposed. Um the county application we submitted. >> We have submitted our county application and uh we'll provide a copy to the board once we receive it. Again, there's no we don't expect any issues
048because it's there's no ingress and egress from Westfield Avenue. >> Right. and um providing testimony on site circulation and parking um site access. We submitted the will serve letter to American Water um for the availability of their service supply. Um we sent confirmation in our last uh packet to the to the to the township. Um the following comments are the developers agreement and >> yes, we've we've discussed that with council and we will prepare the developers agreement and provide it uh to council and your board for a review >> and and we'll prepare the necessary um sewage demand flow calculations and provide them to the town for um application for the uh sewer flow. And then uh with respect to Mr. Ricky's >> wait before you proceed on that Mr. Okconor is that all three
049to you >> the responses? >> I'm satisfied that the applicants been cooperative and responsive >> and that 22 reduced opening. Is that okay? >> I've seen you approve less. Um, it it's what I would consider the minimum for two-way drive access. >> Okay. Thank you. >> This Mr. Ricky's >> then we have Mr. Ricky's review. I think we've touched on a lot of it and again we went through this at the at the DRC but if you could briefly touch on on this letter uh beginning with um yeah description of the site which we had provided and we went through the variances that we were requesting um Marley Maranda um testified to the exterior finishes of the building Um, yeah, variances use. So, I think we provided testimony uh in support of the variance relief
050that we're requesting. >> Um, there's if there's any any comments, Mr. Ricky, if you if >> it might be easier it's >> it's there's only a few remaining items if anything. Um, um, regarding point three on on page three, you know, we we mentioned the variance and the waiverss again. the the applicant addressed operations. We pointed out, you know, architecture, what the the intent of the district was, and the the architect discussed that. And just to be clear, it's the fact that these are panels is what's requiring the variance. It's not that they're fiber cement. Um the the ordinance allows brick, masonary units, and actually says not panels. So, that's the variance. Allows wood clabber, cedar singles, and vertical board. So just to be clear what the variance is. Um that's what that was intent
051to clarify. They indicated at a TRC meeting that all HV equipment will be screened. The yield, we just discussed that again because that was previously uh an issue as part of the initial application and we confirmed that they're in compliance with zoning. Um it again it discusses the affordable housing set aside and how that's being delivered. And that's in compliance. Um here the applicant could have built two units or built one affordable unit unit and paid a fee and they decided to pay to build the two units. Um this is beneficial for the township in and meeting its its past round affordable housing obligation. So that's a positive uh element. Um, and the letter addresses that they they do adhere to the U-Hack regulations for how those affordable units are delivered. I'll skip over traffic.
052Um, we we acknowledge that they meet the parking requirements and actually exceed parking requirements. Um, again, we mentioned the variance. So, so a lot of this is just um almost creating a a planning record of of what they did achieve. Um I I did not I guess Mr. Conor I didn't see any of the streetscaping plans but that's streetscape plans. That's a condition of approval for you to look at or >> they have their streetscape plan. >> Okay. Because not Okay. I didn't I didn't review the the update on that. Um in the signage, did anything change? That's really for the architect. Maybe we'll come back. Did anything change from the TRC? You at one point you mentioned that you were going to add a secondary sign. Did that ever occur? >> Right. If permitted,
053we would like to add the name of the building at the front entrance. That'll be the second sign. >> Do you have any testimony regarding that? Because I I believe that second sign may require additional relief. Correct. >> Right. >> So, did you show that? >> I'm sorry. >> Did you show that shine? I didn't I don't >> uh the sign is on the on the rendering. Yes. >> But did you did you show it to the board or >> it's very it you barely see it because all the way to the right. Um so it will be a small sign just with the name. Um seem to be it's hard to assuming it's not so it's all the way to the uh to the right side. Um you can see it right here. Uh
054that will be just the name of the building. Um if it's an issue with then we just uh can eliminate it. It's not a not >> Can you sorry >> can you just provide the general dimensions? >> Um uh sure it will be a foot uh high and you know say what is it? >> Okay. So, it's very modest, but my understanding is I' I'd have to pull the ordinance up again. But the second sign does require variance, right? The second sign. >> Yes. Correct. >> You're now amending your application to seek that variance. Correct. >> You're amending your application to seek that variance. >> Yes. >> Okay. Two signs. The solid waste was addressed. Streetscape was addressed. And just to clarify with the architect is up, the changes to the architectural plans that you
055made were really solely related to the number of the use of color. Correct. >> Correct. Yes. >> Okay. And now you're using just the three colors rather than some additional variation. >> That's correct. >> Thank you. That's all I have. Thank you. Um, will the affordable units be finished different or are all the units going to be finished the same? They'll have they'll be have the same finishes. >> Okay. And the open air parking in the rear, there was some sort of discussion about a a small wall. Will there be fencing or other shielding on top of that or kids could just jump over that wall into the parking? >> It's a 4 and 1/2 wall um that will shield the highlights and then we'll top it off with a foot and a half of
056a metal fencing. So you get to six foot. >> Okay. Thank you for that clarification. >> Jenny Scott, could you just introduce the location of the four EV spaces and explain the credit to the board? >> Yes. >> I'm just circulating back to the site plan sheet. So the state statute requires that we provide 15 uh% of the calculated part required parking supply as make ready EVSE uh parking stations. So we are providing them at the I'll call along the westfield side towards the bottom of the page next to the handicap uh parking space. Those four spaces will all be uh make ready EV spaces. Um in compliance with the state statute, we're required to provide four. We provide the four um in with providing the four, we get a up to 10% credit um
057against the parking calculation. So I believe if you when you do the math of what the required parking is for the site per your ordinances, it's 22 parking spaces. um when you provide EV parking spaces per the state statute, you're allowed to reduce that number up to 10%. Um or essentially EV parking spaces count double towards your requirement. So uh the way I think it's easier to interpret is that it reduces the required parking um in our case by two parking spaces to 20 where we provide the 24 uh physical parking spaces. Thank you for the clarification. Anyone else on the board have any questions, comments? Thank you, Lance. >> The tandem spots, that's all inside the building, not from the outside. >> No, portion of it is open to the sky. So, I'm going
058to try and zoom in here. There's a dashed line >> just below just below you know the midpoint of the tandem spaces. That dashed line is the building above line. So anything past >> Okay. So the cars are not touching each other. There's a build there's a wall in between. >> No there it's it's a it's an open tandem but the building line above um the rear tandem is not covered by the building. >> Okay. That's that's yes >> in the back of the building. That's the the the street line in the back. So there's no there's nothing to get in back of the building >> in the in the rear of the building. >> No access to the back of the building. >> There's no access to the back. It's covered by the the
059architectural wall which which is which was 5T and one foot of fence. >> Six foot. >> It's six foot in overall height. the same as the enclosure of the parking >> and the the back tandem spots in the outside of the building. You can't get into the underneath the building from those spots. You can only access them from the inside of the garage. >> Correct. >> Right. Correct. >> Okay. >> Thank you, Lance. So for for snow removal in those uncovered spots, if the full building and the full parking lot is enclosed, what what would be the plan for you know we get last week we got over a foot. What would you do in that circumstance? >> You're going to have to coordinate the parking with with the residents and and haul it away.
060>> There's some green space. >> So there is green space. Um so this is the outside right so any small any snow that gets accumulated here uh part of the snow can be removed to this area that we have here green space other part can be removed to this area there's green space >> and and uh to address the comment and great comment especially with the winter we've had we have no problem incorporating into the developers agreement that that there's so that man you know they'll the property ownership will need to remove that and make sure those spaces are accessible because I don't think you're going to push it up inside there. >> Has any preliminary inquiries or discussions about what might come into the commercial area been made yet? I we've kicked it around
061probably obviously that small area something that's fitting whether it be a small uh business or coffee shop retail >> eat with the coffee shop in >> in your other building. Any other questions on board? >> Yeah, I have one. Uh you have a retail uh space inside the building. H how will the Is that for the customers or is that for the employees? >> Uh we have for both we have parking for the employees and customers. >> So you have a garage door though that how will they be able to access that? >> So when the business is open uh the garage will open as motion sensor as you approach it it will open and you'll be able to park. Uh when the business is closed it will no longer do that. You would have
062to have the mechanism to open it. So for only the tenants, >> so anyone can just drive in and and go into these uh spots >> during operate hours. Yes, correct. >> And into the building. >> Correct. >> Okay. Thank you. >> Thank you, Gary. >> I got a question. Excuse me. So, how are the these garage doors going to be controlled after the uh the commercial spot is closed? And if there's no someone if no one is in that commercial spot, will that door just stay closed until there's a uh someone occupying that space? >> Correct. >> And then who controls when the after hours that door? Is it by >> We'll have to be programmed uh for that for the hours. >> Okay. >> Yeah. >> Okay. Thank you. >> I just I
063have one more. Uh is there like a a mail uh box sele area in the lobby or >> Yes, we'll have we have a large lobby and mail uh boxes will be located there. >> Okay. Thank you. >> So, since there's no entrance to the commercial in the back, any deliveries um will be I guess on Westfield Avenue, but >> most likely Fulton Street. Westfield Avenue has posted no parking signs or you know or standing. >> Any other questions for the board? Seeing none, I make a motion to open it to the public. Anyone from the public wishing to come forward to ask questions of this witness and his testimony? I have a second. >> Second. >> Thank you, Mike. All in favor? >> I. >> Any opposed? >> Anyone for the public wishing to
064come forward to ask questions of this witness? He's a friendly guy. He's Seeing no one come forward, I make a motion to close. >> Motion. >> Second by >> Okay. All in favor? >> I. >> Any opposed? All right. Um, and Mr. Chairman, we we have no further witnesses, but obviously whoever's testified is here to comment. And I guess I want to again thank uh uh the the board professionals and obviously Donna and the group the having these the as I've mentioned before having the TRC's and going through this plan ahead of time just makes our the presentation and the feedback we get from the board much more meaningful and uh again these are experienced developers small develop in having done another building right up the street in Westfield and I think it's a welldesigned
065and welcome addition to this site and we look forward to the board moving forward and approving the application and I again no problem including again the snow removal and other items into a developers agreement. >> Okay, at this point anyone wishing to come forward from the public with any comments regarding this application uh this is the time I make a motion to open it to the public. >> Second lance second. >> All in favor. Any opposed? Anyone from the public wishing to come forward to make any comments regarding this application? Please do so. Seeing no one come forward and make a motion to close to the public. Have a second. >> Second. >> All in favor? >> I. >> Any opposed? Councilor, would you like to do a summation? >> Yeah. Again, as I said
066before, Mr. Chairman, I think it's a well-designed project. uh it fits in with uh generally with the zoning with a few minor deviations. Uh we've again had the ability to work with your board planner, engineer, and the other ones of the committee. Uh and uh we would look forward to the board approving this so the project can move forward and they're anxious to get going. We should have the county approval shortly which we'll we'll send out and I'll work with uh board council and and municipal council to get a developers agreement prepared and approved. So, and we thank the board for its continued efforts uh on development of Clark and the Westfield Avenue corridor. >> Thank you. >> Before we make a motion, do you could you give us a summation of the variances and
067if you could concur with them? So we have uh far as I can tell four variances now. Uh the first one would be front yard. Front yard of at least 15 ft is required and 10 ft is proposed on the Fton Street frontage. Second uh would be to permit tandem parking spaces. Uh the third would be that exterior walls are finished with um sorry which one is it? uh panels rather than uh which are not permitted in the uh zone. And the fourth one is for a second sign which is not permitted. However, I don't believe I got a full uh description of the size of that sign. I got one by blank, one foot by blank. I don't know if we have one. >> Alex, is your mic on? Sorry. Can you repeat that
068so it's recorded? >> Sorry. The entire thing >> just quickly. >> Sure. >> You have four variances required. One is front yard. Uh 10 15 ft required, 10 feet proposed on the Fulton Street frontage. Uh two is to permit tandem parking spaces where they're not permitted. Uh three is for uh using panels for the exterior walls. And the fourth would be for a second sign in the uh which is not permitted in the zone. And I was looking for the size of that sign. >> Yes, I just spoke to Mr. Merland and would be no more than 1 ft by 3 foot building identification. >> I would also note that the uh applicant will enter into developers agreement. That developers agreement will include traditional uh compliance mechanisms and also address snow removal. Um the applicant
069will comply uh with the planning and engineering review letters. Um I believe that is all I have for conditions at this time. >> Thank you counselor. Any discussion from the board? Any comments? Seeing none, would somebody like to make a motion to approve or deny this application? >> Motion. >> Lance, you make a motion. >> Who second? >> Second. >> I just made a motion. >> You made a motion. Second. >> Who made the motion? >> Lance. And who second? >> EA. Do >> I have a motion and a second? Roll call vote. Mayor Alanise. >> Yes. >> Mr. Olri, >> yes. >> Mr. Cotch, >> yes. >> Mr. Alman, >> yes. >> Mr. Sinberg, >> yes. >> Mr. Gri, >> yes. >> Mr. Gronowski, >> yes. >> Mr. Gersler, >> yes. >> Application approved.
070>> Thank you as always and have a great night. All right, on to resolution. um amendment to the fourth round housing and fair share plan. Has everyone had a chance to review that resolution? Any questions and comments? >> Seeing none, I make a motion to approve the resolution. Do I have a second? >> Second. >> Thank you, Mike. Roll call vote, please. >> Yes. >> Mr. Alch. >> Mr. Cotch. >> Yes. >> Mr. Altman. >> Yes. >> Mr. Steinberg. >> Yes. >> Mr. Gri, >> yes. Mr. Gronkowski. >> Yes. >> Mr. Gersler. >> Yes. >> Resolution approved. >> Resolution authorizing redevelopment study. Resolution authorizing the undertaking of a preliminary investigation determine whether the property identified as block 34 lot 25.01, also known as 737 Ritton Road or the old Exxon site on the tax map
071of the township of Clark qualify for designation as an area need of non condemnation redevelopment. Has everyone had a was a resolution that was in the packet, right? >> Yes. >> Yeah. >> Everyone had a chance to review that? >> Yes. >> Any questions, comments? >> Hearing none. I make a motion to approve that resolution. Do I have a second? >> Second. >> Thank you, Mike. Roll call vote. >> Mayor Albanese. >> Yes. >> Mr. Olick? >> Yes. >> Mr. Cotch? >> Yes. >> Mr. Altman. >> Mr. Steinberg? >> Yes. >> Mr. Gri? >> Yes. >> Mr. Gronowski. >> Yes. >> Mr. Gersonner. >> Yes. >> Resolution approved. >> Public session. Anyone from the public wishing to come forward to direct to address any matters for the board? This is your time to do so.
072I make a motion to open up to the public. Do I have a second? >> Thank you, Mike. All in favor? >> I. >> Any opposed? Anyone from the public wishing to come forward? >> Seeing none, I make a motion to close. Do I have a second? Second. >> Thank you, Lance. >> All in favor? >> Stop. >> My name is Gabriel Ruda. I live at Parkway uh 33C Parkway Drive. I'm a third generation resident of Clark. Um in terms of this is full public comments now or just the mo last resolution? Be clear. >> It's this was for full public. >> Okay, great. So, um I grew up in Clark. I left for 18 years after going to college and uh living in various countries around the world pursuing a career in philosophy and
073art. I own an art gallery based in New York City. I would like to bring um public art programming to Clark uh in a variety of ways. I've spoken at a town council meeting and I've spoken privately uh in following up with um Councilman Tol. Um I need to follow up with him again, but I'd like to speak to you all first. to maybe see what comes of it. Um, and so I'm I my understanding is that I would need to help encourage the board to pass an ordinance um to perhaps tie some funding um to these new development projects that could go to public art. Um perhaps to have walls designed in a way that could have murals on them, for example. Um there are a lot of uh you know kind of bleak
074gray stone walls around town. Um and uh there are a few um uh murals that have popped up. Uh I I don't go to the I don't use the Clark post office that often, but most recently when I was back there, I noticed that the uh veterinarians have put up a a quite acute mural there. and um for what is otherwise a pretty bleak uh chilly walk um into the post office was more delightful and impacted my well-being in a positive way and with a lot of development coming to this town um I think that something that would help us especially with the 250th anniversary of this country um moving forward and trying to grow as a community if we were to highlight public art um in a way it would impact uh children in
075this town and and adults as well. Um we could have murals that um honor our veterans. Um a variety of projects and uh I'm working on a proposal for Councilman Tol for six walls in town that currently exist that I think would really be enhanced and enhance the um the culture and the quality of this town if there were artworks on them. I'm also interested in doing um a public sculpture project that I don't know what how much that would involve uh you folks um but that's something I'd also like to do. Um but the idea is that for example I don't think you've passed the uh pilot yet for um the the old AM property. Um, but if you were to do that, I think you still have the power to financially bind them
076to contributing financially um to public art um either by adding uh sculpture to the grounds, some kind of fountain feature, lighting feature, or to have a wall that could have a permanent or rotating mural on it. Um, and I think that that would greatly um improve uh the lives of Clark residents. I was a little um surprised. I think it was you Mr. Olick recently with just the concept of that there's like the downtown village um you know redevelopment and I I have had the privilege of living in a couple villages over the years and um from living in what is like undeniably a village I I don't I don't get a village um sensibility from from Clark or from Westfield Avenue and I think that there are ways where we could incorporate art or
077uh lighting um to make it a more attractive place to prominade down the street um from one business to the next. Um also along these lines, this is more of a Hail Mary toss idea. Like I don't think it's crazy that we could maybe put murals on walls in this town, you know, and and ask businesses to support that be um businesses that more are more firmly established here or not. Um and uh but um I don't know if anybody has ever pitched the idea to you about developing Campbell Place Campbell Place um the small road in between uh Dairy Queen and the Cardsmart. >> Um so I know that there is the barrier there and I understand from talking to um managers of the businesses there that that um portion of the road is
078used for trucks to make deliveries. But you do have those um uh ballards there and behind that potentially could become so like if you look up um what makes up the definition of a downtown village um we don't meet many of the the characteristics of it but one of the um qualities that makes a downtown village is a pocket park. And that is a space that could be developed into a pocket park, especially if you're going to take down um a historic building like the the funeral parlor, you know, where uh Abraham Clark's family lived, right? So, we're going to take down a beautiful Victorian historic home that is like, you know, what we can speak of as one of the significant architectural features here and put up kind of a pedestrian brutalist apartment building.
079um I if there could be a place to congregate like you're not supposed to loiter outside of Quick Quick quick check and they they push children away but you used to have many you know senior citizens that are standing outside that place um with coffee in the mornings and there's there's a lack of dignity or well-being for our citizens because there's nowhere to sit um and of course it creates the I trash you know people will litter that's how people are um but uh in my grand v vision of it we could turn that into a place where there is seating for people and this is not oriented towards children. This is oriented towards adults to be able to come and of course you're going to have children sitting there that have their parents take
080them to Dairy Queen and maybe Dairy Queen on a corporate level can contribute money to it because how many millions of dollars has Dairy Queen made off of residents of Clark over the course of the last several decades. Um, but also if we were to collaborate with the Polish Cultural Foundation and redo that fence that's there, that's also kind of an eyesore um on the Polish Cultural Foundation side and make that um have uh you know, there could be murals on there that are either permanent or, you know, even if it's permanent needs to be updated or it could rotate with vinyl and have some nice public art or some lighting there. Um, and also we could do some native planting to bring some, you know, birds to the area or what have you. Um,
081but that would be a place where you could center downtown. I mean, there's pockets of downtown that exist here, but there is no firm established downtown. And if that's what you're hoping to do, you want to bring a couple hundred more residents to Westfield Avenue. Where are people going to go? What are people going to do? where can people sit and enjoy um the neighborhood and and have a sense of community? And so um however again I need to follow up to ask for one an ordinance that you bind people who are coming to this town to develop to contribute financially to a public arts program. Um what the rules are for me to approach businesses to ask them if they are willing to put up a mural. If you look at the new um
082the cube smart the um the storage lockers uh yeah there there are three very interesting architectural lunettes um on the side of that building that would look great if it had a mural painted on it and it could be industry history and growth of Clark. It could be you know cuz that has forever been to me what downtown was going to bakery you know and going to the dance studio for me as a child was downtown here. um and you come out of that shopping center and you're hit with, you know, another brick building. And so we could strategically put art in various places here. Um and I don't know whether or not they got a tax break to to put up that um storage uh facility. Um but to grow as a community, to
083make it more beautiful, to increase the well-being of our residents, I implore you to do something to um help me help you bring art to this town in a meaningful way. Um, and I say that also feeling like I have skin in the game because my grandfather built a lot of um this town. He built Valley Road School. He built the synagogue. He built the Clark Pool. He built the shooting range for the police officers. Um, all those um sidewalks that just got ripped up on Valley Road. My grandfather laid that um uh back in the day. So, um I I never intended to come back here, you know, after being 18 and leaving. and the circumstances of my life um have brought me back to Clark and I do intend to stay here for
084life. And so I would love to bring um all of the resources and education and wisdom and knowledge and everything I've achieved in my career to help um impact Clark in a positive way. So um I'd love to speak with you in whatever the appropriate mechanism is outside of this dynamic and um see what can happen. So >> I don't think this board has the jurisdiction to start an ordinance that starts at the council level. >> They start well >> with something they if it includes zoning comes back to us so we can have public hearing and comment on it. Um it's a very noble cause. Um and I'm sure we would entertain it but again it starts with the town council and mayor. >> Okay. I'll go back there, but then I'll eventually see
085you guys again >> after they send us something. >> Thank you so much. I appreciate it. >> Thank you. >> Anyone else wishing to come forward? >> Last call. Okay. Seeing none, I make a motion to close the public session. Do I have a second? Thank you, Lance. >> All in favor? I. >> Any opposed? Meeting's closed to the public. Is there any new business to discuss? any old business? I do have a question. Um, the uh coffee shop on Central Avenue, we requested that they make no left turns into the shop. >> The signage doesn't seem to be well placed for people to see that. >> Absolutely. >> Is there anything we could do >> to get it better placed? It's it's like you don't even see it until you're making the turn or
086you're right on top of it. >> And I've watched many people make a left turn in there. >> Is there anything we could do to discuss with them? Better signage. >> Yeah, I mean we could take a look at it with the traffic engineer and see what we could do. >> Thank you. Anything else? If not, our next meeting will be March 5th followed by April 2nd and May 7th. I make a motion to adjurnn. Do I have a second? >> Second. Mike. Thank you. All in favor? I. >> Any oppose? Meeting adjourned.