cancelled because you guys had all the snow. We had the snow. >> So, we had snow in a hotel and then we couldn't fly out until Thursday. So, we rented a car and drove >> we didn't want to spend two more nights in a hotel. We're on the Disney cruise.
>> Fort Lauderdale. >> We're good to go. >> So, when we got off, we couldn't >> The March 19th, 2026 Glasgow's only board of adjustments regular business meeting is now open. Could we have the opening statement, please? >> Pursuant to the open and public meeting
act, I hereby announce that adequate notice of this meeting as required by set act has been provided by adopting a schedule of regular monthly meetings for the year 2026, which schedule was posted on the burough hall bulletin board, mailed to the South Jersey Times, and filed with the burough clerk.
>> Thank you. Can we all rise for salute to the flag? >> I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible with liberty and
justice for all. >> Can we have the roll call, please? >> Mr. Alice >> here. >> Mr. Lopez >> here. >> Miss Laughy here. Mr. Per >> here. >> Mr. Santor >> here, >> Mr. Smith >> here, >> Miss Wyman >> here, >> Mr. Fiola >> here,
>> Mr. Casabun >> here, >> Mr. Cowan >> here, >> and let the record reflect that Mr. Munan has been excused for tonight. >> Thank you. Uh, Mr. Alice, would you like to swear in the professionals? >> Well, thank you. Gentlemen, uh, raise your right hand and do each of you swear affirm testimony about to give tonight
in each and every matter is true and corrected best your knowledge, information, and belief. >> Yes, >> I do. >> That's two yeses, Mr. Chairman. Thank you very much. Everybody got a copy of the minutes for January 15, 2026. Can we have a motion to approve the minutes? >> I'll make a motion. >> Second.
>> All in favor? >> Opposed? >> Abstensions? Motion passed? Everybody got the copy of the bills in this month's packet? Can I have a motion to approve payment of the bills? >> Motion to approve. >> Second.
>> Motion and seconded. All in favor? I >> any opposed abstensions? Motion passed. Any incoming or outgoing correspondents? >> No, sir. >> Thank you. Anybody here in the audience
have any public comments for items not on tonight's agenda? Having none, appreciate it. We can go right into the hearings, the schedule. Um we will start tonight with hearing for ZB2507 back 9 golf at 601 North Main Street um
zone C1 use variance to operate an indoor golf performance club in the C1 zone. >> Good evening ladies and gentlemen this defendant sign. my wife for me when I sit down.
>> Good evening, ladies and gentlemen. My name is Kevin attorney, New Jersey. Uh for purposes of your record, my last name, but please just call me Kevin. It's a lot easier. It is my privilege this evening to present an application on
behalf of my client prep for a property located at 601 North Main Street here in the burrow. It is situated commercial zone approval this evening to operate a simulation
sports facility here in town. They do have They are seeking relief under section 107-10 that we do have two individuals this evening who are going to be presenting the first of which will be Mr. George
who's the owner operator of the facility and we'll also have our professional Mr. have both our witness and our commercial. >> Well, of course. Uh, gentlemen, I'd ask each of you to stand and each of you
raise your right hand. And do each of you swear affirm testimony about to give tonight in this application is true and corrected best your knowledge information believe. >> Two yeses. So, please take it away. >> Thank you very much. Our first witness this evening the representative Mr.
George. If I could have Mr. Just make sure you speak. >> Um, Mr. Jani, if you could just describe this business for the board so they have an understanding of what exactly you're trying to. So, as as Kevin mentioned, it's an indoor golf facility. We're going to
have four bays and they're going to be simulators. So, you know, obviously to simulate like you're playing golf. Um, you know, it's going to be controlled access. there's going to be reservations that are needed to to access the building. Um, and it's really for golfers that are trying to practice all
year round with inclement weather. Like obviously we had the severe winter this this winter. Um, so it's really an opportunity for people to come enjoy the golf and enjoy great technology that we're going to have. It's going to be state-ofthe-art um simulator technology.
We're going to have 90 courses or so um practice you know if you want to practice specific So, it's really an indoor golf facility. Um, it's not a top golf. There is not like games like a like a top golf like you know a venue like a bar almost. Um,
it's not like X. Um, it's more of a really just a more performancedriven golf. Can you tell the board a little bit about the membership structure? >> Yeah, so we'll have three tier memberships. will have a lower tier which is called the farm membership
which they'll only be able to uh utilize the the space for one hour at a time. They can have one active tea time. So they can book a time let's just say uh Saturday and once they can finish Saturday they can rebook as a part of their membership for the next day and so on and so forth. That's how the
structure is really for all members. Um the second tier is called a birdie membership where they can bring two guests uh with them and then the third tier is a eagle membership which they can bring three guests three guests. Now the birdie can book two hours at a time and then the eagle can book three hours at a time. It's just perk of the the
staggering memberships. Um we'll also have public use available as well. So we're going to have public hours which would just be for normal business operating hours. Let's you know we can set that but we're thinking between 9 and 7 p.m. we'll allow the the public to actually go on the website, go on the
app. If there's an hour available they'll be able to book one hour at a time. somebody from the public doesn't just get to walk in, they have to register on to the website of the rules and regulations. Absolutely correct. The the doors are not open. Um it's, you
know, we're spending a lot of money on uh you know, we're hoping to spend a lot of money on um you know, door security, door lock. So, you know, if you book a time online, you'll get a code 15 minutes before your reservation starts. So it won't be like people just going
there an hour in advance and hanging out and just you know and just congregating there. It's it's very controlled in that you can get there 15 minutes before your time starts. We'll have a little waiting area um and then they can uh you know utilize their time that they purchase. And I will also stress that the public
can only book one hour time. So they can't book large blocks. That's only reserved for for membership. You know that's a it's a it's a perk of the membership versus you know just going there using the facility. And about how many people Uh well, we'll have four bays. Um so
really, and I've talked to many franchise owners, it's really the primary is one or two people use the bays. Um you have to think if someone's person to use it, they don't want to split an hour with four people because, you know, it drastically reduces the amount of shots. So um so I would say
the the vast majority is between one and two golfers per bay. So you know, if you think you could have anywhere between four to eight to to people in in the facility who's at max capacity and approximately how many employees.
So, so largely I will, you know, me and my partner Greg um we'll largely be in there in the beginning. We want to be able to get to know the members. We want to be able to sell memberships. Um but we will be having some staggered part-time work, maybe one or two people.
>> And is there any form of security on site cameras? >> Yep, we have camera coverage all throughout the fac. the outside door. Um like I said mentioned before, we're spending a lot of money on securing securing uh the facility. Um and you know it's a part of the franchise
requirement, right? Like they you know we have a certain network certain security um and that we have coverage all throughout. So there is not a blind spot in the in the facility. And when you say membership, you're not talking about like a cigar club membership where
somebody has a locker sort of house themselves. Yeah. There's no lockers. >> No, correct. No, there's no lockers. Membership, when I say membership, it's just gives it gives them the right to to be able to fully utilize our facilities in a manner that public wouldn't. So, like, you know, being able to book for
two hours instead of one or being able to bring gas. Um, and sort of my last question, there's no correct. >> Correct. And so, part of our membership agreement, it's you know, and I have a copy of it, but there's a very specific
line, you know, basically code of conduct. Um, you know, no smoking, no vaping, no drinking, absolutely permitted. Um, and we take that very seriously. Um, so there's, you know, there's no there's no there obviously we have the right to to literally ban them.
And we have all their information at booking. You can't just book as a as an unknown guest. You have to put down your your name, your credit card information. So, we have all those details. Um, but yes, no alcohol and there security cameras. So you can also observe
>> and I have I have that 247 in my hand ready to go if I'm not in the facility I can remote right in does the board have any questions for Mr. just hours. I'm sorry. I was just going to say hours of operation.
>> Yeah. >> So, hours of operations for I would say that uh for the public use it would be normal business hours. Now, if you are a member, >> they're your business hours. So, what are your normal business hours? >> Oh, I'm sorry. I'm sorry. Yeah. Yeah.
Stan, my business hours would be uh 9:00 a.m. to 7 p.m. >> Okay. >> And that's 5 days, 6 days, 7 days a week. Seven days a week. >> Seven days a week. >> Okay. Gotcha. Yeah, but to to follow up on that, that's for the public, right? So, if you're not a member, you and you have
there's availability, they can book 9 to 7, but if they're a member, they can be able to book beyond the 9 to 7. So, think of like a a gym uh where the members can can access in 247. >> So, and how do they get in on the off hours?
>> Yeah. So, they'll have an app. They'll they'll book a time on the on the app. They'll actually get that code that will automatically unlock the door, right? and they'll come in and once again there's cameras, you know, in and out. Um, but they'll have that code to get in. They'll walk in, there's automatic
lighting going to happen. So, when they walk in, lighting will automatically pop up. Um, and they'll utilize their simulator and inside and they'll they'll play for their a lot of time and then they'll leave. >> This is 24 hours a day, seven days a week. >> If you're if you're if you're a member,
you have access to the facility 24 hours. But once again, if you're not a member, it's it doesn't have you don't have that >> quick about the 24/7. I know you said your work hours and you may have a part-time person. So, if I go in there
like a god forbid, I go in there at 11:00, >> pass out, nobody there to help me. You won't have somebody there for safety all 247. >> So, that's a good question. Um, so if it's at 11 p.m. and they're a member,
they will access to book the facility. Um, knowing the type of person I am, if someone's booking past beyond hours, I'm probably checking in to make sure they're not doing anything wrong in the facility. So, to that point, I you know, I would say, >> well, what does your franchiseor require?
>> Yeah. I mean, yeah. Yeah. I see allows for 247. >> Okay. >> So, that's the stepping off point. I mean, yeah. chairman raises a deep concern about even though that might be what the franchiseor demands.
>> Wow. >> I guess I'll just be concerned like I said I can go if I'm an Eagle member I can go by myself. I don't have to have Mr. Alice with me. I pass out. You have a medical emergency and my I'm basically there till the next morning till your
employees was you show up and I'm I'm done. I'm, you know, I'm going by that. You know, now it's not funny, but I'm just saying it's a serious concern. I think a 24-hour a 24-hour business you would think would have some security >> and just somebody there if something
goes wrong, you know, even me as a member, >> right? >> How how what happens if somebody kind of bust in behind me or something like that, you know? It's just >> it's America. Yes. >> 247 and that's the business model.
However, the applicant and I sort of read and anticipating your concern. We have already talked about limiting those hours as well to avoid the 247 access. So that's not a necessity for approval. The board was to move forward with
approving the application tonight. the applicant is open to limiting certain number of hours per day if necessary if that makes the board more comfortable with the business model. Does that make sense? >> I'm I'm not more concerned with the 247.
Just if the public can get in, what's the safety to that? I'm now I'm thinking that person's kind of a little unsafe, right? Because nobody's there to help them if something goes wrong. You know, I can't walk into Heritage or Acme or Sopright 247. And if I did, there's
security. I'm sure there's other people there if something went wrong. It seems like it's just a there's a blind spot of hours that something potentially could go wrong and that person can't get help. >> Sure. Yeah. And it's the same concern that we raised, you know, parallel to the gym membership, right? Those 247
gyms, they have security systems in place. There's going to be similar security systems in place here as well as internal security cameras. >> But they also have people, >> but still I guess it still doesn't. That's one of our concerns is if If they have a all the cameras in the world, you
could have all the sensors, all the models, everything like that. But if you don't have a physical person there to dial 911, like you saying, if he's coming in after hours, >> has a heart attack, drops on the simulator, he's by himself as one of your email members, is there anybody going to be there to pick up the phone
to call 911? Like you might not be, you might be asleep, you know, 247, two o'clock in the morning. >> Some people run those hours. You know, my dad golfed his whole life. He would golf every day, every chance he could get. If there was a two or three in the morning simulator when he got done work
at the hospital, my dad would have been there, >> right? >> But that's, you know, one of our concerns and, you know, like with people coming in, are they going to have like a key fob for like your Eagle, your birdie, or your PAR member? Is it going to be this code every time going through to get them in the door or are they
going to have like fobs? >> No, no, I know it's not but well the members like those members the general public they could get punch in but like will they have a fob or anything like that that they could get in at that time or is it all going to be a code >> new code kind of like a like a
>> Well, I have a automatic I have the master. >> Okay. >> You're limited and you're you're saying most 10 12 people you're doing it by hourly appointments, there's very likely hood that you may only have one person
in there and no one else as opposed to a gym because gym's got a membership and they go can go in generally you might have other people in a gym setting but in this where you're limiting and and I and I understand what your model is that you're limiting it for but there's a
very good likelihood that I could be in there all by myself and this emergency occur And you're busy. You're you're at a event. >> Are we I'm sorry. Are we talking about like during normal business hours? Because we do plan on having people
there during normal business hours. Beyond beyond your normal normal business hours >> 7:01 p.m. to >> I will say that 8:59. >> I just did want to say, you know, I have belonged to like a gym 24/7. They don't
they're not staffed at 2 am, you know, like sometimes the 24-hour fitness centers, they're not staffed at that. I understand your concern, but I do want to throw that out there and but I totally get your point. >> Well, you know, and don't misapprehend the questions from uh the board members
because we understand, you know, life's a two-way street. I I think the concern is is is that that not only are you concerned about your patrons, but concerned about you running the business having exposure? You want to make sure you know, as they say,
>> yeah, it's all valid points. >> Would you be willing to have the business open from 9 a.m. until they limitations of your business? >> Um, yeah. I mean, I'm willing to do whatever the board, you know, I'm
>> How many people you think are going to be down your back about those 2 am opportunities? Well, no, I'm just saying. I I mean, you you're the expert because it's your business. So, you might say, listen, you're all you'd be amazed how many people want to be there at 2 a.m. or something like that. And I
would be, but >> it's minimal. >> When you consider the risk versus the reward, certainly >> too much risk compared toward somebody So would it be fair to say what the the the end of it is?
>> 9 to 10 with an employee operating on the site at all times between that 9 and 10. >> So 9:00 a.m. to 1000 p.m. as long as there's an employee >> and staff one person. >> Right. >> Okay.
>> I I have a different kind of concern in terms of uh membership, non-membership and hours of operation. Uh you state that um I'm looking for it here. Non-members uh unscheduled walk-ins aren't allowed
access to non-members, limited to daytime hours, typically 9 to 7 certain days of the week. Uh my concern is that that non-members not be permitted during off hours because of the demographics of the town. Would you be willing to make
that a condition of the variance that the hours that uh whether you want to state it in terms of hours of operation or however, but that the uh business is not open to non-members beyond 7 or 10
and up till 9:00 a.m. In other words, during the night. Not open to nine. Not open to non-members at all during the night. >> Yeah. I listen, >> it's what you said. It's I just want to make it a condition. have some hours that are open for members and only
members. Members are fine. >> The reason why they're getting, you know, members. So like if if there's any opportunity to maybe say, you know, 7 a.m. because like listen, like if I'm a professional and I have to be at work at 8 a.m., but I want to go, you know, get a, you know, get some golf, you know,
golf session at 6:30 and I'm a, you know, a father, you know, a businessman, you know, I I would like to maybe propose that we extend a little bit early in the morning because people do operate early 7 a.m. to 9 a.m. for
members only. >> That's my question. I I I I'm not I'm not asking about whether what hours of operation you're uh you're extending to members, >> right? >> I I'm asking you to condition the
variance on on uh restricting access during the night to non-members. >> Yeah. And that's that's Yeah, that's right. and and and I thought that you had gotten there at the front end when you said non-members are not allowed beyond you said 9 or 7.
>> So 7 p.m. >> 7 p.m. Perfect. Even better. There you go. >> So are you now asking for different hours like 6:30 to 10 at night because I I get it where people might be up early and going to
>> Right. >> Oh yeah. No, that makes sense. from 10. >> Well, that's I guess that's my that's my >> Is this your only location, sir? >> Yeah. >> Yeah. Yeah.
>> This is my only one. >> See, my concern is about neighbors. Everywhere there's always neighbors. If you have people, I know I wouldn't like it, people coming in late hours of the night and making noise, even starting their cars. That's why I think we're all
trying to say you have to limit it to a certain hours. >> Yeah. And the applicant's amendable to that. >> Okay. All right. So, can we just take one step because some people are commenting that they're confused. So, we're going kind of going all over the place. So, basically, my major concern was if you're open, somebody should be
there from your staff. That was my major concern. Now, we're talking about the hours. So, your operating hours, you said at first was 9:00 a.m. to 700 p p.m. for the general public and obviously members and then 7:00 p.m. to whatever time you close was members
only. So, essentially members could are you on the 24-hour platform? I guess some people thought that as well or you're you're kind of shifting away from the 24 >> you're not going to be 24. >> So, members members are 24 hours that he did he didn't walk away from that. It
was non-members that Mr. Fiola was >> I think that's what people got a little confused. >> I thought they that he said for he was taking for the non for members the nine to >> we were talking about if someone was there or not there. So >> but he said he was going to staff from 9
to 10 members. >> If you're not going to have anybody there then obviously >> someone is there. So the only time a member or non-member can be on site is if someone is there >> right that's what the is proposing is that for members members that members be
allowed to book from 7 in the morning until 10:00 at night. >> Right. >> And for non-members, they should be allowed to book from 9:00 in the morning until 7:00 in the morning. Got >> so basically closing time no matter >> Yeah. I mean people are getting conf
closing time no matter what is 10 p.m. >> All right. All right. >> Okay. I think that's availility to increase it by an hour like a Friday or Saturday night or is that not Is that not appropriate? >> Again, I think everybody's Well, my
thing is if you're open, somebody should be there. >> Yeah, that that that was my primary concern. >> If you're open to members in off hours, >> someone should be there. >> Anybody? Yeah, anybody. >> And I had a question about parking.
Sorry. So, a question about parking during the daytime. Average I know that's you share that building with the construction people. They're going to be there. How many parking spaces are there? Because if I guess in the maximum if I was if you had four Eagle members and they can bring three guests that's
four to 16 people potentially 16 cars >> during the daytime in a college town in a neighborhood. What's the what's the parking situation look like? >> Mr. >> He's not he's going to close operations at 10. He he asked for extended hours though on to Friday or Saturday
>> for an hour but he would still have a staff person there. Correct. Yep. >> Right. Correct. So on say Fridays and Saturday evenings >> maybe open longer >> open until 11. >> Anytime people can access you'll have a staff person. >> Correct. That is a condition. >> Gotcha.
>> So it could go past those hours then. >> No, he's going to close regardless. So, you're doing 9 9 >> 9 >> 9:00 am or I'm sorry 700 p.m. to 10 p.m. or 7 am to 10 p.m. for members. On Friday or Saturday, it may go to 11. And
for non-members, it is 9 to 7. >> It's still >> and and at any time a member non-members in there, you're going to have someone. Correct. >> Right. Y >> not just non-members, anybody member or
>> body. Right. >> Yeah. >> Member, non-member. >> Any more questions on the hours of operations? Good. >> Um, I guess we can address the parking situ or whenever you're >> completed
professional planner Jersey. >> I can't hear you. Group Street. >> Is your mic on? >> Is it green? >> Is there a green light on it?
>> Okay. So Mr. would submit Mr. >> Right. And Mr. Combmes I'm acquainted with as a professional planner and has appeared before many boards and is a licensed professional planner state of New Jersey and able to give testimony in that regard.
>> Thank you very much. The uh photo of the property and surrounding area 300 ft of frontage on Main Street, 145 ft of frontage on Wilson and Green
Avenues. Um the uh property is predominantly surrounded by commercial office uses. There are two residential properties to the southwest uh behind behind the building um that our site.
It's the property is just under one acre in the C1 zoning district. Um the So we're going to mark before you turn it. We'll mark that A1 and we'll just call that a an aerial
photograph of the site. Right. That is that is the site plan that was approved by the planning board in February of 2024 for D Simone construction. Um and this depicts the building which
is approximately 9600 square ft the footprint of the building. uh parking a predominant amount of parking is is south end of the building at the intersection of Maine and Wilson and then there's parking
all along Wilson and then there's parking on the southwest side of the building access to the site during the site plan approval for V Simone we closed the entrances off on Main Street.
Um so site access is from Wilson Avenue That's also an egress. Uh it's one way uh it's two-way circulation this part of the site, oneway circulation out to green. So this is a secondary egress not
agreement. As I said in February of 2024, uh the planning board approved this site plan with a parking variance. Um 63 parking spaces would have been required.
Um we uh proposed a parking expansion from the previous use to provide 50 50 parking spaces. So we were 13 parking spaces short still parking spaces existed originally.
D Simone construction occupies 7600 square ft of floor area in the building. the application for pack interior floor area for this use. Um the primary consideration obviously
as as the chairman brought up was parking um and use the east area. Obviously parking was the primary didn't want to
over park the site only available overflow side streets. So it was concerned that whatever would not create parking. Um we we believe this this is a good
with with the application a summary of another use another back facility in New Jersey which is the busiest busiest facility um
track and for the busiest month um in the busiest week of the busiest month busiest month of the of the other use parking uh the parking numbers were very the use or I should say reservation
numbers we provided the reservation data for the busiest month of the year and it showed that during the busiest time period average amount of reservations was 2.3 reservations in the busiest hour
most of them were less than two reservations per hour so D Simone uh employs six to 10 uh employees. Um so their parking demand is minimal. They do have occasionally a couple times a week
have a meeting at the office, a project meeting. They said their park demand during this period max. So that that does leave a significant amount of parking for this. We would not
d that we research back. Even if you did have four maximum per occurrence for any one but still that would only generate
users and one or two employees. Well, they will have they will have events where they have a corporate event or even
party on the weekends maximum 20 individual. So even then and they would be off hours from so they wouldn't really overlap >> and parking you know the coordination of these
parking demands um what we think this use to be a good use for this um there are other you know getting parking on this property was our primary objective with the site plan changes that we made so it doesn't leave
a lot of excess room for for trash enclosures and things like that pretty much pretty much all the space on the same thing. So this this site generates a low intensity use
low traffic volume, low traffic, no trash generation, no noise. Um there would be vehicles coming in just normal noise coming in
but nothing make this incompatible with the adjacent residential uses. Um so in addressing the uh proofs of the municipal land use law particularly suited for this use
it is adjacent to residential parkings. use building fact in I think makes it particular for this location.
Um the uh with regard to the negative criter obviously that would that would create issues with traffic circulation office
have more activity suitable for this. So we think this beneficial just by limited amount of regard to the caring the intent purpose of the zone
plan. Um it is a commercially zoned property. This is a use that isn't really addressed in the ordinance of a unique use. I think the closest thing in the ordinance is arcade but really
similar to an arcade. So but it is a commercial and specifically the Your ordinance and purposes of the zone zoning
municipal land use law to provide procedures for developments which incorporate the best features of design and relate tight design and layout of residential, commercial, industrial, recreational
development to the particular site. Uh to encourage the coordination of various public private procedures shaving away with a view of lessening the cost development and more efficient use of land. That's out of the municipal law, but
it's incorporated into your application. So, we don't think >> questions. I got a I got a couple. I'm always gonna have a couple. Um, I see that that that sketch you said that's from the
planning. Those trees that buffer those residential houses, are they there? Are they how tall are they? Um, are they a good buffer? And piggybacking off of that. Um, now it's used as a construction office. I'm assuming their office is like 8 to 5 or 8 to 6. What's
the lighting like? Is going to disrupt people at those two houses there? Because you have to have lighting. I'm assuming for safety to 10 11 o'clock at night. How's how's how's their property going to be affected up? Did you create a good buffer zone for them? >> Yeah, these are these are green trees. I
think I think the planning they were 6 to 8t um but they will >> they've been maintained. >> Sorry, >> they're still healthy and maintained. They were just planted within the last six months.
Yeah. I mean, they're not maximum obviously. >> They're very >> What's the planned maintenance on that on the What's the plan? >> I mean, they'll be
>> I'm more worried about the buffer for the neighbors than I am for >> Well, it's part of their property. So that did I understand you say that there's 35 parking places. >> There's 50 total. >> 50. >> 50. >> I thought you said 35.
>> 35 available for top. >> What happens? What happens if there be more than 35 people? Where do I park in the street? >> Well, that's the facility wouldn't even hold more than 35 because it's only four bay. Okay.
>> So 24 would be the max. I mean there's four maximum four people simulator and as they said you make a reservation you can only arrive 15 minutes
>> how about the light with the parking lot is that parking lot lit now up until 10 or All reviewed under the original shield. >> So you're not changing any for the hours of operation that you're using? >> No.
>> Does that lighting now though? I mean back nine isn't there now? So is that how long is that lighting stay on? Does it stay on 24/7 now or is going to be >> I guess my question is is is when this opens are those neighbors now going to see light shining like in their windows
>> I assume that there >> we don't want you to assume so if you know you just tell us if you don't you say I don't know that's all >> there was there was no there was no provisions in the turn over.
>> Any other questions? We can open it to public comments. >> Oh, our friends here. >> Mr. Any other? >> No, nothing further from us. Question. Sure.
Well, thank you. I I'll I'll jump on to the the professionals portion here. Uh thank you. So, we had five comments in our letter. Um some some to some extent revolving around parking and hours which have been discussed at length already. Um just a couple of points I I want to make. Uh
the construction company that is there does occasionally, I've seen have some construction equipment parked in a parking lot. they their site plan approval which we heard about um doesn't allow them to to park construction equipment there. So just as a reminder if this project goes forward
especially with the second tenant that the construction equipment should all be you know moved out of the parking lot. Uh also related to the prior site plan approval, there was some paving work that needed to be finished. We were recommending for all that to be done before this tenant moved in. At the
writing of this letter and some subsequent visits, the paving work still wasn't finished. Perhaps it is now. I'm not sure, but it should be the site plan obligations from the prior site plan approval um in terms of paving should be should be completed. Um that was all for our letter. I will just mention since
landscaping came up, those those trees are pretty new and um as is typical for any any site plan approved under the municipal and use law. Um our office checked those and they have to be guaranteed for two years under the maintenance period. I can't tell you exactly where they are when exactly that
started. I don't know if there is 18 months left or 19 or 15 or whatever, but there is a there they should be in their maintenance period by now. So, they would at least be guaranteed two years. >> That's all I had, Mr. Chairman. >> Satisfied.
>> That's it for me. >> Yep. >> Thank you. Thanks, Mr. Chairman. Um I have a letter Remington and Vernick dated November 24th of 2025. Um the applicant has reviewed the
standards with respect to the municipal land use law in connection with the use variance application. Um we also had some additional comments under performance standards
but those comments uh were already granted waiverss so under the original um application so I won't go through those. Um, I can attest to the uh plantings having seen the site and been at the hearing when the original site
plan was approved that uh it does appear as if all the landscaping was installed in accordance with the requirements or the conditions of approval um back in 2024. I do believe that the buffer um at the rear
of the property will eventually um and not not too long will grow into a very substantial vegetated opaque buffer. So I think it'll be uh sufficient for what's being proposed in terms of the application tonight.
I wasn't um I did want to ask the applicant about signage whether there's any um any if they could provide some testimony about signage whether there's any additional signage being proposed either on the property or on the building
with respect to this application >> there's nothing on the site but there will be sign on the building we will submit that for >> sure you're honor the ordinance and if you don't you'll be back. Something like
that. All right, I got you. >> Um, we did note that the applicant the application may be subject to affordable housing requirements. Um, just wanted to make sure the applicant was aware of that. Um, otherwise uh I
don't have any additional comments, Mr. Chairman. >> Thank you. Yep. Any other questions from any board members? >> We'll take the time now to open up to the public.
>> We need a motion. >> Second. >> All in favor? >> Opposed? >> Motion passed. >> Good evening. >> Good evening. 31. >> You know, I want to swear everybody in and then I want to have you raise your
right hand. >> Sure. >> And you have to do it. Do you swear affirm testimony about the game is true and correct to test your knowledge, information, believe? >> Yes. >> Great. Well, thank you. So I'm a member atanch
real same concept where it's the members are the only And I've never never experienced any kind of issue or problem whether
they're paying a monthly fee and it's not it's not super expensive but it's not cheap either. I've been golfing for many years in a golf club. I think everybody that doesn't play needs to understand that golf is a sport
that you know 99% of the time you're never going to have an issue. You could always have one idiot somewhere but I'm just concerned that we're not quite being friendly enough in the sense that
I'm thinking about the after hours. So seven days a week for three or four hours you're going to require him to pay somebody at least minimum wage to be there to make sure that that one individual whether it's me or somebody else goes in there has somebody there
just in case something happens to me well technology nowadays my watch if I fall down my Apple watch it asks if you fell and then it sends a signal be so easy for them to install button to make sure it goes to 911 to eliminate
a concern like that and it is a legitimate concern. You don't want somebody something to happen to somebody but at the same time we you know we have to be reasonable here. I used to be in business myself in private business. It doesn't make financial sense maybe sometimes for me to pay somebody to come
in when I'm not going to have enough volume of revenue coming in to support support that. So just just keep that in mind that there are ways around it to give the safety that you're looking for. The other thing is is um you know Glasper
doesn't have an amenity like this. I think we need more amenities. When I was a burough administrator many years ago, we did uh demographic studies and what are the best uses in town? What are people looking for? Entertainment, arts,
things like that. Scored like 60 to 80%. Everybody wants that kind of stuff. So understood you're concerned about, you know, college kids showing up or this or that. That's really not going to be an issue here. It's more about let's bring some businesses in that, you know,
serious people that want to do golf or want to do whatever are able to do it and do it reasonably and keep keep the rules that you want, but but some reason and understanding of what the business person is trying to do and how they want to make a living for people like me that
want to use that a minute. >> Mr. Can I ask you a question? Is there an attendant on site where you are? >> Yeah, there is during the day, but at night, no. >> No. >> No. But having a button with technology nowadays is is nothing. And and that is
a concern, a legitimate concern, but there's ways around other than having to pay somebody seven days a week, three or four or five hours a night, and maybe one or two people come in on the whole night. It's an expensive proposition for a business. Or they could just have the
person as they have appointments at night have someone in just for those hours. >> Yeah, it's that's hard to do though on calls like you know like last minute if somebody is a member to sign up. >> Anyway, just my comments. Thank you for
hearing me. Have a good night. Any other comments from the public at this time? Any additional questions from our board? Motion to close the public portion of this. >> All in favor? >> I.
>> Any opposed? Motion passed. Thank you. >> Guess what is the in >> does Mr. No further comments on us. I appreciate everybody's time and consideration. Also the fact that he's helped us sort of work through some of your concerns,
some of the safety concerns. So it's pretty exciting for us forward. comments. >> Yep. Would anybody on board like to make a motion to >> I'd like to make a motion to approve the application of Prep Guys LLC uh for a
use variance. >> Second. >> Motion made. Seconded. >> Like it to be conditioned upon the hours of operation and then attended. Well, we understand there was testimony and that's going to be in the in the
resolution. >> Seeing the motion and probably being in second, we have roll call, please. >> Miss Laferty, >> yes. >> Mr. Fiola, >> four. >> Mr. Perer, >> four. >> Mr. Santor, >> four. >> Mr. Smith, >> four. >> Miss Wyman,
>> four. >> Mr. Lopez, >> four. >> Take care, fellas. Thank you. >> Thank you. >> Thank you. >> Terry, you want those? >> Uh, yes. If you just want to leave your leg,
>> Mr. Combmes. Yeah. If you just want to leave it on the side, I'll grab it on my way out. Thank you. to the second one. >> With that one being completed, we can move to the second application. ZB 25-05
J. Wisely Investments at 51 Williamsburg Court zone R2 use variance to allow more than five bedrooms. >> Good evening. >> Good evening. Sarah Williams. >> No, there's a lot of background noise. I'm sorry if you
>> guys wrap it up. >> Repeat your name for me. >> Thank you. >> As I said, my name is Sarah Warman. I'm with the law firm representing the applicant 51.
The application for you appropriately here in the bur known as block 389 lot on the official tax map. The property is located in the bur's medium density residential or R2 zoning district and is currently developed with a residential
dwelling that serves as housing. The applicant is before the board this evening seeking a use in order to permit the use of a six bedroom located on the property uh where a maximum of five bedrooms is allowed. As the applicant
will testify to um in a little more detail this evening, the garage of the dwelling was previously converted to a sixbedroom and this application is a little unique because if you heard me correctly, it is currently in operation. Um the applicant actually shortly after
purchasing the property went into the burrow for all the necessary permits in order to convert the garage into the six bedroom. Um was granted those permits uh undertook the work after bidding out the job. Um and it wasn't until construction
was complete and they went to have all their final inspections in order to close out those permits uh that it was flagged that a recent ordinance had passed which limited the number of bedrooms allowed on the property. Um so they were called somewhere in a legal
limbo. So at the time they sought to make the six bedroom it was permitted and by the time they were finished it was not which is why we are here this evening seeking to use to allow that bedroom. Um I do have with me tonight three witnesses. The first witness you'll be
hearing from is Jason Wisley. He is a representative of the applicant and the owner of the property. The second witness you will be hearing from is Lawrence Dero of Land Dimensions Engineering Civil Engineer. And third but certainly not is Tiffany Marsy,
applicants professional planner. Before I turn it over to our witnesses, there's just a couple things I wanted to note. Um, first, in addition to the use varants being sought, there is bulk variance relief that's also being sought. Uh, one of those bulk variances
is actually an existing nonconformity and that's the lot. Um, obviously the lot is what the lot is. So, we are not changing that. The second variances variances with respect to coverage. Um I will let Mr. Dear
obviously speak on this release in more detail, but as a general note, it is applicant position that these variances and existing nonformities are dimminimous and can and should be granted in connection. The second thing I wanted to address is
that we are receated December 16th, 2025 as well as planner dated December 29th, 2025. And I'm happy to report that having these letters, we are able to comply with all comments
therein you'll be hearing this evening. To this end, Mr. did previously submit um.5 point response letters to both review letters and as noted there a number of the open comments. So
without further ado if I can introduce my first wisely. >> Sure. But why don't we just get them all sworn in and then you'll take them out as you as you choose. >> Okay. Okay. So, each of you, you're going to raise your right hand. And do each of you swear a firm testimony we're about to give tonight is true and
correct to best your knowledge, information, and believe. >> Great. That's three yeses. Take it away, C. >> Thank you, Mr. Risley. Please go forward. I'm going to share the microphone with you. >> Um, could you please begin by introducing yourself to the board and your position?
>> Sure. My name is Jason Wisley. I am the owner of 51. Um, I also own 25 I guess what I'd like to say is that a lot of work in town over the course of the past 15 years.
I care deeply about projects that I take on a very conscientious owner of property and I think that will be backed up by anybody else that I've had over the
years including some of my neighbors. back me up on that. >> With respect to the application before the board this evening, um I touched on the fact that this is a unique situation in that you did receive permit. So would you mind walking the board through your history with the property and how we got
to where we are tonight? >> Definitely. So I purchased the property from another land. When I first purchased the property, there were five in the house already. Um, and I went and when the property went under contract, the ordinance hadn't been affected yet
and I was not aware that there was an ordinance. In fact, I was actively converting a six bedroom right across the street. So, I had no idea that this ordinance was coming into play that was changing and I also had was doing everything possible to make
sure that I was following the letter of the law. >> I'm sorry not to cut you off, but when you say you were doing everything possible, you were seeking the permits from the burden of this project. So, everybody was aware of what I was doing. But what what the burl wasn't aware of is that there were
already five bedrooms in the house because the fire owner hadn't gotten permits when he made adjustments to the house. And I didn't know that learning that I probably should have looked deeper in, but I had no idea that
that person didn't appropriate permit. So I completed the work and then everything was done and after the fact inspectctor was in the house he counted the room and I was kind of did everything that I
thought was supposed to do and he said that's kind of why we're here today. >> And you noted that you own other properties within the burrow and Williamsburg. Is it correct that you own other properties within the immediate
vicinity of the subject property? >> And are they occupied as single family residential or are they also occupied as >> properties and they're all very well maintained and I just want to get on record quickly that like I have myself
and my team of people are here every day of the week. I'm not an absentee landlord that isn't what's going on here. I have a team of people that works just for my company down here in make sure that everything is exactly the way it should be. If there's a problem, I'm reachable by phone by all my neighbors
at any hour of the day. In fact, one of my neighbors here called me on Christmas Eve last year to tell me that there was water coming down the drive. I mean, have what I believe to be nice relations with everybody and I I care very much that everybody is is comfortable, you
know, living around And when you became informed that this was a problem and you would need to seek the appropriate relief, uh, is it correct to state that you immediately engage the professionals required in order to see this process through? >> Yeah, absolutely. I went to enforce
figure out who I needed to talk to. I was in zoning out the whole process for me which is something that I'm not familiar with. This is the first time here between the planners engineers.
It's a lot to do after the fact to do the work. It's been a lot to go through. But I'm trying to show everybody that will whatever is necessary because I'm heavily invested here and not as someone
who's looking to build and sell like I plan to be partnered with the town university for very very long. >> Thanks Mr. I don't have any further questions for this witness has any questions for him at this time. >> Just real quick on the permit. Does the
permit have I'm not obviously don't memorize the permits. Did did it say on your permit that you were adding a sixbedroom or just said general saying adding a bedroom? Just so the permit provider didn't know at that point. >> Nobody knew. >> Not the law. Just it doesn't say on when your permit application is the sixth.
Just said adding a bedroom. So at the t at the time when you received your permit or when you sought it, the burrow was burrow had it as only a fourbedroom house. Correct. And you're saying the owner added on a fifth which then made you the sixth.
>> So when you received your permit they thought you were only adding a fifth >> and the fifth. Correct. >> Okay. So you did anything wrong. It just got confusing in the middle there. And >> to not to interject, but to state when you say not to do anything wrong, you
acted in good faith and the burrow acted in good faith. Correct. >> That's what I'm getting at. >> Yeah. And it was unbeknownst to you that the prior owner >> Well, no one was suggest Yeah. It was It's clear. It's crystal clear. Wasn't that clear? It made it sound like the burrow messed up. So, that's what I want. Yeah. It made it sound like
somebody in the permit office dropped. Yeah. I just want to make sure you didn't They didn't know. They didn't know that. Okay. No, we're good. We good. It just It sounded like >> the burrow dropped the ball >> right now. I think the burrow is at zero mistakes.
>> I got to stand up for my >> It would have been It would have been putting that record at risk. >> Yes. >> They're perfect. They're perfect over there. I just Hey, just >> All right. All right. >> We're good. All right.
>> That's the best thing you said all week. >> We're good. We're good. did anything wrong. >> Thank you, Mr. >> Any other questions for >> No, but of this young guy, you're going to be around a long time. >> I like that. Yeah, >> I like what you said. It's good.
>> Um, if there's no further questions for this witness, I'm going to briefly bring up our engineer, Mr. Mr. sworn in, but could you please provide the board with a brief overview of the educational? >> You know, we're going to let him off the hook. He's well known to the board and and welcome back.
>> Never seen him before in my life. >> Always good, always good to see Mr. Deitro. >> Just for the record, your licenses are still current and in good standing. >> They are. >> Thank you. Uh Mr. You are familiar with the plan and application materials that were submitted in connection with this
application. Could you briefly walk the board through the plan and um touch on the two items outside of these varants that I mentioned? >> Sure. So this um >> and for the record this is the plot plan that was submitted. So I don't believe
should be able to hear me from here. U this is basically the plot plan and what it reflects is a survey of existing conditions. Nothing is really changing with this application of existing blowing 70
781 square feet. Uh the variance is there's underage required of 100 foot tonnage. It's pre-existing. It's 72.86 foot tonnage. Uh Williamsburg court, but it really is a loop like a tennis
rack. It's not a dead end that we typically think. There's continuous circulation. uh the existing dwelling, existing driveway, and there was an existing stone driveway which accommodated the five units that were pre-existing before
the request to make the sixth bedroom out of the unit. What we've identified is a pre-existing condition. There's a timber curve along the side requirements 5 foot
offset and at the rear it's 5.13 and at the front it's 3 ft. So we're requesting consideration for pre-existing condition that set back from the property line. Other than that landscaping everything is going to remain the same. The drainage will remain the same. The
ordinance requires a maximum of thousand square feet driveways for student housing parking and we are at 1,16 square by any significant amount. >> Thank you very much. Uh that is all the
questions I had for Mr. Dero. >> Can you can you I'm sorry I didn't mean to interrupt. Can you address ingress and and access and code ingress and egress from the from the uh >> the driveway? >> So this is existing concrete driveway and the stone driveway back along the
side of the house that that's existing compacted 3/4 in stone that's there. Um and that's the way the park occurs. This particular house is located probably less than 200 ft from the campus. The
students really don't to and from the campus parking. >> Is that driveway two or three car wide? >> I'm sorry. >> How wide is it? >> Is it two or three car wide? Wide. >> How wide. >> How wide.
>> They're all 10 foot wide. >> So it can accommodate two cars side by side. >> Yeah, we have. >> Yeah, we still have the distance 19T. So essentially that number four is like in the backyard >> basically right that parking spot number
four. >> Yes. >> And Larry, this may be a dumb question. This is without without u uh encroachment onto the sidewalk >> you're talking. So each of the parking spaces are 10 by
18 on the back but still within the driveway on the property. >> Mr. had the opportunity to review the letters we received from professional >> and as I stated in my opening you did
provide point response letters to those. We did >> and generally um accepting the release of this evening and what may otherwise be testified to the record you don't see any compared questions for this witness have professional
who can speak to the use and both relief in some greater detail. >> Good evening, Miss Morrisy. Um, could you please start by providing the board with a brief over again often you will see Miss Morrisy and Mr.
Ditro and I'm not saying they travel together, but they are two very busy uh professionals. So, we welcome Miss Morrisy back. I will stipulate that my license is still in this standing and >> thank you. Miss Mars, you're familiar with the application before the board
this evening, correct? >> I am. >> And you've had a chance to review the burough um zoning and master plan. >> I have. >> Can you please provide a brief overview in your professional opinion wheified under the municipality? >> Absolutely. So, uh the variances were
requesting the use and the the variance under the criteria. Uh there's different standards for both of them, but they kind of wrap in together. So a use variance, we have to demonstrate that there's special reasons that there are purposes of zoning that would be advanced to permit the um use varants
that were requested. Those purposes of zoning would also provide um the same benefits towards the C2 criteria. So I'm not going to separate them. I'm going to talk about those purposes together. Kind of keep it a little bit simpler in terms of the positive criteria and the special
reasons for varian. One of the things we have to address is the particular suitability of the site for the proposed use and the unique aspects that surround the property. And this truly is a unique situation. This is not a typical situation where someone's taking down a
house and putting up a larger house and putting too many bedrooms in. We don't have an applicant who did something disingenuous and tried to do something incorrectly. It was tried to be everything was done in appropriate fashion. both sides. And I reference
this because, and I can't believe I'm going to say this, but when we have variances, there's generally no precedent set with variances, right? We don't want to grant a variance and then the next person comes in. This situation
is one where you will not see something like this again before the board. I some it's not on the cusp of the ordinance change. There was this unique situation where the paths got crossed and and and everyone tried to do the right thing but
ended up with a situation that didn't meet the current ordinance. So in terms of precedence, this is not something you're going to see in the future for Mr. Wisley. He's not going to put a sixbedroom somewhere else and come in and beg forgiveness. That's not where we
were on this situation. How that ties into the special reasons and the positive criteria um goes to the fact that this property is uniquely located. Um it actually abuts the student housing overlay zone on Carpenter Street. Um the student housing overlay which allows the
six bedroom runs along Carpenter Street because of the proximity to the college. This unit is actually backing up to those properties. It's not further in along Williams Square Court. It's right at the edge. It's the third house. When you turn in, it's right on your right
hand side. So it is in proximity to your student overlay housing zone. It is also um located in a way that is a twostory building. There's different types of homes in this development. There's some Cape Cods that are one to one and a half
story and then there's twotory buildings. So, this is a two-story building. It's one of the larger type styles of homes in the in the development. So, it's it's able to accommodate the bedrooms that are proposed and completed inside the structure. The property had already had
the improvements in terms of the driveway requirements and parking requirements and it does meet your parking requirements, the enhanced parking requirement of your organs to have the number of spaces um of what we have proposed on the plan which is five
spaces on the plan. Um that parking area is of course located um at an area that is just slightly over what's permitted under your current ordinance and pre-existing on the property in its current configuration. In terms of the positive criteria, it's my opinion there
are three purposes that would be advanced. First and foremost um is the fact that I believe that there's unique situation here that uniquely affects this property in it in its location which um adds to that particular suitability and adds to the fact that it
can function as intended um and therefore promotes the general welfare. I also believe that it continues to promote the purpose of zoning to establish an appropriate population density and concentration that contribute to the wellbeing of persons, neighborhoods, communities, regions and
preservation of the environment and because of the proximity to the college. It encourages the location and design of transportation routes which will promote the free flow of trafficing the location of facilities and routes which result congestion. Why that applies in my
professional opinion is because you're going to have the students are going to walk to campus more than they're not because of the proximity and that's the intent of the student housing overlay zone and where it was proposed to be located was because it was walkable to
the college and the way it's laid out on your student housing overlay plan in your 2024 master plan amendment which addressed the student housing overlay zone. It advanced. It was created with the intent and purpose of having proximity and trying not to change and
alter neighborhoods. This is on the outskirts of the neighborhood. Still in the neighborhood, but not on the other side of the neighborhood, not further down, but abuing homes behind them that can have sixbedroom units in the housing overlay. It makes sense that this would be appropriate here given the unique
circumstances surrounding why we are here this evening. Um, In terms of the negative criteria, will the variance if you grant it cause a substantial impairment of the master plan or the zoning ordinance or a substantial detriment to the public good? In my professional opinion, it
doesn't rise to that level of causing that impairment or that. And again, you have to look at why we are here and how we got here. And I think it's important that this actually above the areas where this would be permitted. It's not going to result in further units being changed
and altered. Um the ordinance has taken effect and you're not going to units. Um, this location at least being abuing the student housing overlay zone helps minimize the impact from that. And the fact that the property can accommodate the required parking um,
assist with that as well. And Mr. wisely, as he indicated, has several units that he owns within the burrow, several within this neighborhood, and he's a hands-on landlord and is available um and and a very good neighbor um and wants to be a good neighbor, not just to the neighbors and
his where his homes are, but to the burrow as a whole. And so when we look at the impact to the surrounding area and the impact um to the neighbors, I don't believe it rises to the level of a substantial detriment. We're talking one additional bedroom. We're not talking over six bedrooms. Um there's nothing
more that can accommodate in this house and it's not inconsistent with the surrounding development of homes that are in the area especially in the student housing overlay on Carpenter Street. In terms of the impairment of the ordinance and the master plan again um while we're increasing the coverage
on the driveway because of the parking um part of that driveway is stone. It's a slight increase over the total that's allowed to be permitted and on either side of this property is are homes that are also owned by Mr. Wisley and student. So, it's not impacting a single
family residential unit. On the other side of the property, um we do have a setback at the back of the property to the driveway. It is unique that the spaces go into the backyard. That's how it's set up and it and it works and functions on this site. Uh given the dynamic of how the property has been
utilized. So, for those reasons, um this is a unique situation. It's not a traditional application where we're coming in uh trying to do something that doesn't necessarily work. We're trying to rectify something that was an unfortunate playing of events and
circumstances and to show that it works on this property and will still advance those purposes of zoning that there are benefits associated with this because of where it's located and because of how it ties into the um municipal law purposes and ties into the intent of your student
housing overlay zone and it proximity to the college and that those benefits substantially out any If there's any questions from Morcy at this time. >> Any questions? >> I have no further witnesses. So, if you
want to turn to your board questions, >> ask. >> Okay, I'll I'll take it away again first. Um, thank you. So, uh, we did issue a letter with um, seven comments and largely they were addressed with the response and with the testimony. I did just want to bring up two things. I had
a little bit of a different um uh set of numbers for the bulk variance for the driveway. The the the testimony is presented as um in the response, 16 square feet where 1,000 ft is what's what's allowed. So basically 16 square
feet um is what the testimony was. I had the actual allowable 788 square feet. So a little smaller. The ordinance does read 1,000 square feet or 10% of the lot, whichever is smaller for the parking area. So that's what I had gone by in my letter. So >> and what was your number? Seven. What?
>> 788 square feet was the maximum allowed. So just a little bit of a difference. >> I did just confirm, Miss Mars, you are correct. I apologize. It is the the 10% or the 10,000. >> I did that calculation. The page portion is 525 feet. The stone is 487 ft. So
it's, you know, split between the two different services, but it does 10% is 78. >> So it's agreed. Okay. And there you go. Thank you. >> Thank you. The only other thing I would mention is is the drainage. I would always mention that for any any parking lot expansion or it's not a parking lot,
any driveway expansion in this instance, but I was just to clarify with Mr. Devitra or with maybe the applicant, how long has the driveway been expanded and have you seen any runoff problems? Specifically, any standing water in the lot itself or in the neighboring lot?
Has that been observed? The driveway as as we've shown you is exist pre-existing. So it's not being expanded. Mr. Wisley, you know, dresses the property, dresses the stone, you know, keeps it f
>> Mr. Wisley, can you just briefly >> was the uh the parking lot as it exists today and as it's proposed on the plan, that's how it was when you purchased the property? >> Yeah, for the most part, the back was dirt. just cleaned it up. But other than that,
we've never seen any drainage issues on the property. >> If a drainage issue were to arise, you would be amendable to satisfying it so as to not cause any negative impact. >> We would do that on our own. >> Okay. Thank Thank you. That's all I
have, Mr. Chairman. >> Thank you, Mr. Chairman. Um, we have a letter by Remington and Vernick dated December 29th, 2025. Um, first, well, I just wanted to mention that uh I heard the applicant say they submitted a point by point
letter. I don't think I received that, but >> for whatever reason, it's not terribly crucial at this point. >> I was going to ask for a copy. I was going to ask Terry later. >> My copy. It was dated March 6. >> Do you have an extra copy, Terry?
>> Okay. Apparently, it didn't reach my desk, but >> well, you give it to him because that gentleman brought it up first. So, he absolutely first of time, first and right. >> Thank you. >> Well, secure transactions. >> Come on.
>> Thank you very much. >> Um, we heard from the board planner with respect to the proofs for the use variance. I think the board planner has um done a credable job of presenting and um discussing the proofs that are
required under the municipal land use law. I have no um objection to what was testified to um and I think she satisfied the standards for the for the use variance. Um I will say that well I have a couple of technical questions and
and the first one is for Mr. De vitro. Actually, when it comes to the lot width variance, um I heard Mr. Devitro say that the measurement was along the front lot line along the front edge of the lot width. >> Correct.
>> And I believe in the um ordinance for Glassboro, lot width is defined as the width of the property at the front building setback line. And I if I'm sorry I I was just going to say it
actually probably helps your case I think because it's kind of a pies-shaped lot. So I'm not totally certain that the the variance is necessary for that even though agreed admittedly it's a pre-existing condition which
>> does say the width there is a particular I think you may be right if it's measured as building back then we We're seeking the variance out of an abundance of >> right. You're seeking you're you're worst case scenario. >> Yes. >> Right. >> Okay. Thank you. I just wanted to ask
that question of the applicant. So, thank you for clarifying that. Um also, uh I did um swing by the site this evening before the hearing and I saw that the improvements have basically been installed. Um but what I was going
to say too is that uh sometimes there's mitigating factors. I think it wouldn't be unreasonable for the board to require a little bit of landscaping in the front as they would if this were in the student housing overlay zone. There are no trees in the front yard and I think
it would be helpful to provide at least a couple of shade trees. Um and also the the chainlink fence next to lot 10 um is not really um that attractive. It would be >> Where's the chain? Could you show us Mr.
vitro that chain fence that Mr. C's talking about. >> Yes, that's right. I'm suggesting that it might be appropriate um as a condition to require some plantings along there to screen that just to make it a little look a little more presentable given that they'll probably
be more I mean there's more cars being parked than there would be normally if this was uh the original house. So >> yeah, the applicant's going as a condition of any approval may grant to work with your professionals to their satisfaction in and some plantings along the fence line
>> read my mind. Very good idea. Thank you. >> Thank you. And thank you, Mr. Chairman. I have no further comments. >> Anything else from the board members before we open to the public? >> Make a motion to open the public. >> Second. >> Motion made. All in favor?
>> Opposed? >> Anybody from the public want to step forward? Jody from Williamsburg. >> I'm sorry. Your name was >> Jody Reic. >> And that's R E D I C K
>> two T's. >> I'm sorry. >> And I >> I got you. And I'm going to ask you to raise your right hand, please. And you swear affirm testimony about to give it true and correct the best your knowledge information. Believe >> I do. >> Great. Well, thank you. And tell the board whatever you'd like to tell them. >> Okay. So first of all, I will say that
the applicant is a responsible landlord. In my experience in living in that neighborhood, on the other hand, six bedrooms, to me, that can translate into 12 students
as it is in Williamsburg on a spring night. And I'm assuming this is coming from the neighborhoods behind us because it doesn't even like it's in my neighborhood. I hear cheers and loud noises coming when
athletics aren't happening. So, it's say like 11 at night or something like that. I'm I'm guessing that it could possibly come from those two huge houses and silver. So, as a resident, I mean, if we're worried about noise uh for
residents with businesses, I think we have to be worried about noise for residents with housing, too. And it's already a concern. So, I worry that if you grant six bedrooms to one landlord, then isn't there established or isn't
there more likelihood that more will come along the way? And then you talk about it being close to whatever that is with student housing in the beginning of the development. What I almost would rather if it was at
the other side of the development because to me to my knowledge there's at least five residents at the beginning of the development. So if you go along my side there's three of my neighbors and then my husband and myself
and then two doors down. house. There's another couple and then I'm not sure whether the woman still lives across the house or whether they have now sold. So that really amounts to a lot of the residents
in Williamsburg that aren't students. So I just have a concern about this blossoming into more houses, this blossoming into bigger houses, and that's not a pleasant Thank you.
>> Hi. >> Well, hello there. >> I'm Les Long. My wife Ed. We're at Five Williamsburg. Five of Williamsburg. Yes. >> And you said less. I'm sorry. >> L E X last name is D E L O N G. >> Gotcha. And I want very kindly raise
your right hand. And you swear affirm testimony about to give us true and correct the best knowledge information. Believe. >> Yes. >> Okay. Take it away. >> Um I agree with Jody as well. We're right next door to them. Um as far as Jason is concerned, uh I I couldn't
speak more highly of landlords. We've known a few. Uh, we've been there 18 years. I don't know how long Bob and Jody have been there longer than us. And, uh, we've seen our entire neighborhood go from privately owned to mostly landlord or at
least half landlord owned, which is a big adjustment. Uh, she spoke to the noise, the sounds, the music. I give it till midnight before I start making a phone call. Um, and I haven't had to do that a lot lately. So, Jason, I know, has put a lot of effort into that. Um,
but I agree with Jod in the concerns that we have with precedence and I understand um there's not going to be a precedence as far as uh this scenario happening again. Um I don't think Jason or or the the township itself would has
any culpability this just happened and I appreciate that but I am concerned about the precedence of somebody later on coming and applying for a sixbedroom and saying well there's already one there that has six bedrooms. Um, that's my concern is that we start multiplying that and you know the idea of cars.
>> Well, we're not going to do that because that's why we took time to say that we're not going to do that. >> How do we know that? >> We just said it in the ordinance. The >> ordinance the ordinance part of the ordinance it happened through >> we've seen ordinance has changed since we've been here 18 years ago.
>> Well, you're right. If if you're saying Well, wait a second. If you don't you knew none of us none of us would be here because we'd all have it all on red or all on black, you know, we would already have enriched ourselves. So what you do
is the best you can. And what the testimony was tonight was there was this infilicitous thing happened where the town didn't know one thing and the applicant didn't know the other thing and and here you go with the six bedrooms. But Ms. Morrisy took pains to call out the fact that one of them
things and you know it won't have presidential value but she said that to particularly address a concern like yours because technically she wouldn't have had to say that because the mere fact of a grant of a variance isn't presidential that you
have to now grant these variances or or whatever. But clearly your concern is well placed. There's no question that there are there are a lot of student housing developments a foot and that
Rowan is becoming, you know, occupied with a lot of student housing. I mean, that would be um and that's they even have the student housing overlay. They're talking about that. So, so I mean it it's not going to make you feel better that we can give you some kind of
guarantee because you know there really are no guarantees but as it exists now. No, this sport's not looking to push housing out there. This is this is a little bit of a unicorn. This this the way this happened. >> Okay. because I I just understood the
the comment about it not being um a precedence only relating to the fact of this scenario and I I appreciate the scenario. I really do. >> Yeah. Just what are we going to do asking to take the >> kind of peculiar right? >> So I I understand that. I just was
concerned that that would leave out future presidents for others though where they would come and apply and you know want to do that because >> crazy But sir, anyone can apply for the variance. Whether or not it's granted is
up to to us. So you're not going to ever be able to stop anybody from making an application. It's it's our due diligence not to. >> And remember, a lot of this is really driven by a Supreme Court decision
wherein it was decided by the New Jersey Supreme Court that you think of a family as a nuclear family. mommy, daddy, couple of kids, maybe a dog, cat, whatever. But the New Jersey Supreme Court thinks of a family as just a bunch of people who are likeminded.
Now, that could be any number of things. Um, and that's the challenge because students are considered to be a family and um and there you have it. So, >> Belar Roi,
>> you know, >> but your house is right next to the property >> or that did you say right next to it >> when you when you go around the circle and come up to the stop sign, your headlights are hitting the driveway. >> I'm right there. >> So, those improvements that we propose like to neaten it up or fix the fence
that'll affect you directly. Was that on your property? So, that's not yours. Okay. >> Between us. >> Okay. To a couple. Okay. >> Um >> I say because you >> Well, why why don't you tell them where you live? was our professionals on the You could just tell them on the block cuz they're going to be working on that landscape plan.
>> Yeah. >> Well, no, I'm saying tell them where where are you visav this this property. >> Well, like I said, when when you come around the corner, you come around that loop, you come up to the stop sign. That house is two houses before that stop sign on the left. As you're sitting at
the stop sign, I'm directly in front of the stop sign. >> Okay. >> So, I'm right right there where it intersects. So everybody that comes in and everybody that goes out goes past our house. We're in the first on the third house and on the left. So >> my heart goes out to you, my friend.
>> Yeah, it's tough. I mean, it's I passed many places during the summer and when there's parties and I always say to my wife, I don't know how people, you know, I don't know how people >> I bet they're college kids. But >> well, that's that's why I typically try and leave it let it go till midnight
before I start calling problem >> um just because they're kids. I mean, >> do they respond when you call, sir? >> Um yeah, I haven't I haven't I haven't called in a couple years now >> because it's they they have been like I
said, Jason has done a really good job. >> I've got his cell phone number and he's always responded to me when I've reached out if there's any kind of issue or sometimes if we notice something about each other's property, we call each other. So, I mean, as far as my trust of him, I've got great trust of him. I'm just I'm just concerned about the
neighborhood. My sets have redefined what family is. >> So now they've changed that. >> Well, that's been a while and that's why you've seen this mushrooming of of housing, >> right? >> Thank you. >> Thank you.
>> Any other comments? >> Oh, okay. And you swear swear affirm testimony about to give a strong correct to best information belief. >> Okay. Well, you're a gentleman. You husband and wife, right? >> Yes. >> Okay. Thank you. >> 43 years. >> There you congratulations. >> You deserve to be quiet then over there.
>> I do laugh when they said that it wouldn't affect the cars. Our traffic is crazy enough. We He is a pastor and when we invite people over for dinner, we have to juggle and beg kids to move their cars.
>> It's crazy. >> Not to interrupt you, but I have to agree. I have to agree. >> Oh, no. I'm saying I agree with you because I drove by the property and every driveway was full and the street was I had to be careful just to view the property. The driveways driveways were
packed and the street was packed as well. So, you're 1,000%. >> Right. Right. >> And for us to even have our children come visit us, our grown children with our grandb babies, >> we have to have a special We have to pay >> I know
>> to get a hook to put on. And I get it's a business. I get it. He's a businessman. But we live there. We moved here from Alaska 18 years ago. I asked when we moved, is anything going to change? I mean, I see the college, you
know, was the only house available. It was what we could afford. We thought it was a wonderful neighborhood. It's still is a wonderful neighbor. But within three years, our housing dropped 5,000.
>> It dropped because of all the rentals. And now our housing, we've been there 18 years. We're finally building that equity. I just don't want it to become all student housing and oh, we're backed
up by this six whatever. I like Jason. He's a great landlord. He does mow the grass. He makes sure the houses are painted or well taken care of. I can't praise him enough.
Our worry is that if this continues, three streets down, we have housing that holds 20 people. one street away and one street from there. They have three of those. So that's our concern is if we give it an
inch, are you going to take a mile or is it just this house? It was an accident. I know it wasn't on purpose on anybody's part. We don't blame anybody. But you can see our point as homeowners. We don't want our values to be decreased.
We want to be able to sell in five years. I'd like to sell and build movement near our grandb babies, but if our if it's all rentals and it's all, you know, all these kids, how are we going to do that? That's all that's all
I have to say. >> Sir, could I ask you a question? >> How many How many more people would you be able to put if you did this sixpack? We don't go beyond one generally speaking. >> So in other words, I'm just it's a
question. If if say we didn't grant it to you, would you really be hurting financially? >> Absolutely. I mean the underwriting was done with six bedroom because home values have dramatically over the course
of the past five years. I would not have done this deal. I would have made the purchase if I couldn't have that. revenue from that six bedrooms to make the financials for this particular investment. >> And uh Mr. Wisley, just to clarify, I
believe you're just stating this um because there was some question by the public with regard to how many people you can fit in the six bedroom. You are just leasing it to six individuals. Each bedroom is one bedroom, correct? >> Yes. almost everywhere at least with me
or something like that >> at this property. Would you be comfortable as a condition of approval stating that it would be six one bedroom so you would never have more? >> Absolutely. I don't look for that and I be completely comfortable stating never going beyond six years. And if I could
say something to my neighbors quickly, I'll never do this again in your neighborhood. >> And in fact, it doesn't work as an investment anymore. >> And Mr. To be clear, um if this were not if the
board did not act favorably tonight and it was not approved, not only would you have the loss of having purchased the property, but you'd have the loss of the cost you invested having already converted it based on the permit you did receive and then you would have to deconvert the property. Correct.
>> Absolutely. a good amount of money making conversion and then this process has been expensive as well and I'm I'm happy to do it in good faith trying to clear this up. >> Yeah, I never would have gone for the sixth bedroom if I didn't think that
this was a very reasonable ask I was completing a sixb conversion across the street. >> It's it's a display of frustration on the part of your neighbors. And when I say your neighbors, I don't mean literally you live somewhere else. Right. And that's why I said that. But I
mean, you've got 25, you know, sets of neighbors. So, this set of neighbors is frustrated. >> I do care >> and and you're hearing it. So, >> I've tried I've tried to display that all along. >> You you you've done a workmanlike job because seldom do you hear people say
nice things about landlords like that. So, >> I have two before you sit down. >> One, did you say there's already a sixbedroom property? Yes. >> On on I I don't think you're referring to within Williamsburg Court.
>> The gentleman when he testified earlier said that there was a sixbedroom and I thought he said across the street. I converted a sixbedroom across the street peritted and that was actively in the works when this property went under contract which is why I didn't give it a second thought or
>> to clarify at the time you converted that other one uh the burrow was aware that was a sixbre because at that point in time the ordinance did allow sixbre onebedroom rental from having a in person. So possibly you could have 12
people. >> I would never do that and 12 people wouldn't. The students don't want that. They don't want to live like that. >> But it's a possibility. >> Is it fair to say >> I wouldn't allow it to put in my lease. >> If you if you came to find out and it does sound like based on the testimony from both you and members of the public,
um you frequent the properties that you rent. >> We do. If it came to your attention that a tenant was violating the lease and having an extra roomate permissibility, would you take action under the terms of your lease to climb? >> Yeah, he's a nice landlord. He's not that nice. They got to pay to be there.
Right. Right. Otherwise, we'd have to take his landlord card. >> What if it's my boyfriend? My girlfriend. >> Well, your boyfriend or your girlfriend uh might spend some time with you. I think that's >> you're allowed to have visitors. Look, I' I've had the option over the years to
be the person developing a 10bedroom, a 15 bedroom, a 20 bedroom. That's not my business model. I think there's no way to manage those things properly. You just can't do it. I I have no interest in being that person. I've stayed in this realm of four, five, and occasional
six the entire time. And I've never gone beyond that, having had the opportunity to do so many, many times. I do not intend to do that ever. I don't want that. I having to manage that and I don't want to do that to you guys. That will never happen under my watch
>> for the neighbor. Real quick, what's causing the parking issues? Because you we kind of got glazed over that. You walked away before I could ask you. Yeah. What What's the parking issue? She's saying what she wants to have. I mean, obviously I own the home, too. If people are coming over, they shouldn't have to. >> Well, you know, you know what, Mr. Chair, what we should do is because
remember, we're still in public. >> Y >> uh we got a little sidetracked because it was one of the heat in the moment things. So at this point, maybe we should see if there's more public and then loop back to your concern, which is a good one, and then isolate that. >> Sure. Because my question is for the public,
>> right? >> Exactly. >> So sit down for now >> for a second. Let's get back. >> Right. >> We'll let my >> You come up. >> I'm I'm Bob Bick and I live at seven Williamsburg. Lexon and I are neighbors.
>> All right. Great. I'm going to do the same thing. So, do you swear from testimony about to give us true and correct to best your knowledge, information, belief? >> Yes, sir. >> Great. Well, thank you. And tell the board what you like. >> All right. Uh, just an answer to your question, what what causes the problems with the parking? Um,
we get college students that don't pay for parking permits at the college and then they come and they park in our neighborhood. Usually we get hit the most because we're closest to the college. You know, they're not interested in parking on in
the back of the neighborhood. So, they come and they park and they don't have the stickers or the the hanging things. And uh it it does it gets irritating and and you know, it's I have called the police in the past and um
h sometimes it's frustrating. they don't really seem to want to uh address that issue. However, now it has gone to the code enforcement office seems to handle that now and they've been
excellent. They come over um you know I used to try to get the police to to issue tickets and they they were really kind to the college students. I mean they would they'd look up their license plate then they call their their home,
wherever it may be. And then, well, let's let's uh give them a break, you know, but but if you do that, within a couple of weeks, you've got a lot of cars in the neighborhood. Um and and it and it, you know, I always said to the cops, I said, you know, if you
just would ticket a couple, it would clear clear up. And you know, it did. Um we haven't had that much of a problem lately. It hasn't been that bad. Um I I don't know. Right. I mean, it it really hasn't been that
bad, but um that that's where the problem comes from. >> Um a couple of years ago, we had an issue where a house down the back of the development
was giving their parking hanging things to their friends to park in the neighborhood. Um And I was getting people parked in front of my house with the hanging things for uh you know like I I don't
know what it was like. Let's say 30 Williamsburg court back in the development you know and uh I did uh go to the code enforcement office and I said you know the spirit of the law is that I I would think is that if you have number 30 you should park in front of
number 30. Don't park all but then I found out what they were doing was giving their friends But like I said, you know, this year and actually last year it's been pretty good and we haven't had that that big of a problem. But, you know, you asked. So, >> no, that I
>> that's where it came from. But, you know, I I also want to say about Jason is that he's been a man of his word and and he is he's really good. He's he's a good guy. And I and I think, you know, he gave us his number right off the bat. Uh this was a couple
years ago and if you call him, he answers you. So, uh you know, it's not a thing with with Jason. I know with my wife and and I don't blame her. You know, you look on some of the corners of these streets and they knock down the house and put up a you know, a huge house and I know with with Jody, she
said that, you know, you get worried about that happening, >> you know, but you know. >> Okay, that's it. I'm done. Thank you. >> Oh, exc appreciate it. Thank you. Thanks for the clarity. Definitely appreciate it. Any other public comments?
Motion to close the public. >> Show move. Can we get a second? >> Second. >> All in favor? >> I. >> Any opposed? >> Public portion closed. >> Thank you. Just to um briefly address it. I know you've heard a lot of
testimony tonight on this matter. um to the matter of the fact of I completely understand the public's concern about the setting of president and I'm not going to belabor the fact because you did hear from Morcy you heard from your board solicitor um but the fact of the matter is you know the zoning board is
tasked with reviewing each and every application that comes before it on a factby basis so regardless of the unique circumstances of the application before you um if this was presented to you in any other way it still would not create a precedent because whether it be Mr. Wy
or someone completely different came before you, you would be the application at that time on its own merits. Um so I don't think that argument is persuasive though again I do understand the concern. Um to the point of the parking I'm glad to hear it hasn't been as bad in the last few years and as someone
that went to college and I knew how difficult parking can be um I know that it can be frustrating. I would note though with specific respect to this application, we are fully compliant with the parking requirements of a sixbedroom dwelling. Um there are five parking
spaces on site. We are not seeking parking variance relief. So I don't think the consideration of the impact it would have on parking is necessarily appropriate in in this circumstance. Um as for noise, I I hear that it's gotten better over the last few years. So of
course the anybody that resides here has to comply with state and local noise ordinance requirements and we would obviously be happy to put that in any resolution should this board um act favorably on the application. >> Well, it's in there whether we put it in there or not. >> Precisely, but just to hammer it home
for anyone that's concerned added layer. Um but that's all I have for Thank you for your time. >> Any more comments, questions on this? We'll entertain a motion to approve the use of variance to allow more than
five bedrooms at 51 William Court. And I believe we had some conditions with the landscaping as well. >> Yep. Yep. Yep. Well, that'll be all considered and baked in, Mr. Chair, members. >> Sure. Anyone want to make that motion? >> I'll make a motion to approve the use
variance to allow more than five bedrooms with the landscaping and such. >> I second. Motion made and seconded. Roll call. >> Miss Laferty. >> Yes. Mr. Fiola
for if I could say briefly, Mr. Solicitor, I appreciate the comments that the attorney just made because uh this kind of goes against my grain to approve this. Uh it's being approved under the specific circumstances of this case. Uh and uh your your comments were
very appropriate, ma'am. council did a nice job in summing up and also reminding us about the noise ordinances which exist independent of anything this board does at the state and local level. So, so thank you >> Mr. Perer >> for
>> Mr. Santor. I'd like to say one thing if I may. The only thing I'm concerned about being an older person, couples that came up, I know they're not as old as me, but he seemed like a hell of a guy, but if down the road, and I've
known this to happen, a personal friend of mine owned 10 properties in this town and he sold them and walked away with a bundle of money. And the only thing that's got me reluctant is because today, tomorrow, if you get a big offer, say, "You know what? I'm getting out. How do we know the next guy? That's
what's got me going. My head's going around and around. >> Well, that's not how we decide applications. >> I know, but I'm just saying. >> But but you want to resist just editorializing because >> there's nothing he can say or do to address that. >> Right. Right. >> You're just saying that there's this
>> Well, I'm going to go I'm going to go along with you. I'm going to say yes. I'm here for the long >> and I hope you are and I hope you continue to be a great landlord. It's It's unusual to hear. Thank >> Mr. Smith. >> Four. >> Miss Wyman. >> Four.
>> Mr. Lopez. >> Four. >> Thank you very much for your time. >> Appreciate it. >> Thank you. >> Take care. Good luck everybody. >> Next on agenda. Any reports? None. Workshop committee.
>> So I I can speak on that since Mr. Nunan is not here. The U workshop committee unless Mr. Kasabin wants to. They met in February and in March. Do you want me just to There was a couple. >> I didn't I didn't attend one of them. So, yeah. >> Yeah, there was a couple applicants. one
for a minor subdivision, also another uh out on Evergreen, and then there was another minor subdivision where uh Chick-fil-A and Matt Lat are now going to subdivide that lot, which >> uh I guess Matt Chick-fil-A
lot. >> Then there was a twotory addition on North Main and then amended site plan on uh the State Street for the uh dispensary. So they did hear uh five potential applicants that will be and I
don't think any were coming to the zoning board other than maybe the Chick-fil-A because that met with us that uh use variance was with the zoning board. >> It stays stays with us. >> Correct. So that will come back to us the zoning board for the uh Chick-fil-A
one. >> Okay. That was the workshop. >> Sounds good. Appreciate it. Mr. Alice, listen those reports. >> Oh, well indeed. Uh Mr. Chair, members, uh thank you for asking and uh you'll remember that uh we had last month um
R26-7 and this was bulk variance relief to Nicholas Broco block 402.01 lot 5932 North Main and uh this was the um outdoor accessory structure for your
consideration. So we could take a motion to accept resolution number R26-7. >> I'll make that motion. >> Second. >> All in favor? Roll call. Correct. >> Miss Laferty. >> Yes. >> Mr. Fiola. >> Four. >> Mr. Perer.
>> Yes. >> Mr. Smith. >> Four. >> Miss Wyman. >> Four. >> Mr. Lopez. >> Yep. Four. >> Looks like no. So resolution passed. >> Thank you so much. >> When you win, you leave quickly. Right. >> Right.
>> So it looks like based on the agenda, no old business, new business, nobody from the public. Look like there. >> And let the record show this is just to replenish his escrow this check. So that's where this check is going. >> Being no public any other items
motion to adjurnn. >> Second motion and a second. All in favor? >> I. >> Any opposed? >> Meeting adjourned. Thank you.