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. All right, everybody. Welcome to the May
4th, 2026 Jackson Township Planning Board meeting. This meeting has been properly noticed in all the appropriate forums and places according to the Open Public Meetings Act. And I will leave it off to Madame Chairwoman. >> Good evening, everyone. Roll call, please. >> Mr. Brezzy, >> here. >> Mr. Marzo
>> here. >> Mr. Heler, Mr. Parks >> here, >> Mr. Rogers >> here, >> Miss Santoro, >> Mr. Tremor >> here, >> Mr. Weart, >> Mr. Sullivan >> here. >> Dr. Camp >> here. I need a motion for a payment of
voucher for recording secretary for May 4th, please. >> So moved. >> Second. Sullivan. >> Roll call, please. >> Mr. Brezie, >> yes. >> Mr. Marza, >> yes. >> Mr. Parks, >> yes. >> Mr. Rogers, >> yes. >> Mr. Mr. Chimemer. >> Yes. >> Mr. Sullivan. >> Yes.
>> Dr. Campbell. >> Yes. And the minutes approval for um March 23rd and April 20th. We'll have separate roll calls on those, please. We'll do March 23rd first. >> I move to approve the minutes of March
23rd, 2026. Sullivan. >> Second. >> Roll call. Mr. Brezie? >> Yes. >> Mr. Marzo? >> Yes. >> Mr. Parks? >> Yes. >> Mr. Rogers. >> Yes. >> Mr. Tremer. >> Yes. >> Mr. Sullivan. >> Yes.
>> Dr. Camp. >> Yes. And uh a motion for approval of minutes from April 20th. Please. >> I move to make an approval of the minutes of April 20th, 2026. Sullivan. >> Second. >> Mr. President? >> Yes. >> Mr. Marza?
>> Yes. >> Mr. Parks? >> Yes. >> Mr. Rogers? >> Yes. >> Mr. Tremer? >> Yes. >> Mr. Sullivan? >> Yes. >> Dr. Campbell? >> Yes. uh for uh engineering plans please for great adventure administrative
approvals. Mr. Mad um nothing different than um that we've seen before. Great adventure uh came or has requested administrative approval from 2027 um capital improvement project as well as some um modifications to existing
boardwalk um circulation drives. Um, from an engineering perspective, I really don't have any problems with it, but I think I ask the applicant to um to to appear to answer any questions that board might have and to get into the details of the um of the application. The only thing I would um ask
confirmation from the applicant um that there's going to be no issue with lighting spillage off site and that they're going to get um all the outside agency permits they need. Um and although it's not in my letter, um I think you know an analysis of the limit of disturbance and increase in
impervious regarding major minor development might be in order but that could be part of any approval of the board. >> And is there someone here from Great Adventure tonight? >> Yes, >> please come forward. >> Good evening Adam for attorney on behalf of the applicant. Uh I do have a
representative uh from Great Adventure as well as uh the applicant's engineer. Uh first I just want to thank the take the opportunity to thank the board uh for this uh review. I know it's it's been somewhat quick uh process and also Mr. looking at it and jumping on it. Um
one of the projects as you see there's a two there are two requests. One of them is for uh 2026 boardwalk improvements and obviously as the season's about to open uh some of these projects are are uh fast to get them done so that we can get in. Um just to I do have Mr. Clee's
May first letters on both the applications. Um I I can represent and again I have a board the engineer here if you would like. Um but there's no additional impervious coverage. Everything's already in previously disturbed areas. We're not uh changing anything in terms of we're removing some
rides, putting in some new rides. Uh and so those areas are all um already uh disturbed. And there was a question regarding lighting. Everything is in on the site. There's no spillage off of the site um on either of them. If you would like to have the engineer, I'll have him sworn in if you would like. Um
>> why not? He came. That's fine. >> He came all this way. We might as well have the courtesy of bringing him up. >> It's not a problem. We'll do each one separately. I guess >> please raise your right hand. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> I did. >> Please state name and spell your last
for the record. >> Uh Richard Maloney, uh MAL O ney, professional engineer with Kyers Engineering. >> All right. And the board accepts his credentials. >> Yes, we do. Thank you for coming. Is there anything you can tell us about these projects that may be of interest
to us or to the community? >> It's pretty much the same thing the park does every year. >> Have to use your microphone. We're being >> pretty much the same thing the park does every year. Uh one project is a 2027 a new ride. Um the other one's we call the boardwalk improvement area. They're putting a bunch of smaller rides, some
like round rides and stuff you typically would see in a boardwalk. That's the theme boardwalk rides. >> Okay. Is there any questions from board members on this project? >> I just wanted you to have your opportunity to speak since you traveled. >> All right. >> And since I stated now that we have the
engineer, Mr. Miller, can you just confirm that all the improvements are on previously disturbed areas? >> That is correct. >> And there's no increase in storm water impervious areas. >> That is correct. >> And it the and grid eventure will comply with any and all uh requested permits uh that they go through the process to the DCA.
>> Correct. We've already submitted to the state and yes so erosion MUA in the township. >> Great. Great. Um I think uh in case just in case uh we'll open um Mr. Sullivan to the public for this. >> Yes. I'd like to make a motion to open
to the public for any uh cross-examination on this uh project and this project only. >> Second. >> All in favor? I >> Is there anyone from the public who would like to come forward and ask any questions?
Mr. Sullivan, >> seeing no one come forward, I move to close the public cross- examination on this project. Sullivan. Second. >> Good. All right. So, uh, we'll need a vote on this approval. >> That is correct. >> There's two. There's >> there's two different projects.
>> One for the boardwalk, one for the 2027, um, roller coaster improvements. Correct. >> Same vote for both. Correct. >> Well, we'll we'll vote each separately because they're separate years. >> Okay. >> Yeah. Yeah. >> So, we'll need a a motion, please. >> I'll make a motion for the 2027 capital
improvement. >> I'll second that motion. Sullivan. >> All in favor? >> I >> I. Any opposed? >> Motion passes. Uh, and we'll need a motion for the 2026 boardwalk improvement. >> I'd like to make a motion to approve the
2026 Great Adventure Boardwalk uh improvements. I'll second that. But before I do, I just want to make a statement I always make and you're aware of that. For many, many years I've sat up here and Great Adventures never tried to do one of these without coming ahead of us first. They always come in with
their plans. They're professionals all these years. They never snuck one in. They know they could probably sneak it. We never know about it. They've always come in front of us. And I'll second the motion. >> All in favor? I >> I. >> Any opposed? Motion passes. Thank you, gentlemen.
>> Thank you very much. Thank you for your words. >> Thank you. >> And we are definitely looking forward to seeing the uh improvements. >> I'd notice because I go >> Awesome. >> Thank you. >> Thank you. >> Um let's see any uh Mr. Cle, you Oh, no.
No. >> We have a Hearn. >> We have a zoning permit review. >> Um thank you, Madam Chair. Um really it's a a discussion item um and it's just some interfacing with the board that uh Gina the zoning officer and I
kind kind of kind of need some help with. Um it relates to um the Jackson 21 development um up off of Cedar Swamp. Um and um it was approved by the board. Um it was a mix of multif family, single
family. Um, and the question is a the applicant has three units in a multif family building and he wants to consolidate the lots and make it one building or one unit versus three. And
um the Gina, the zoning officer, really came is that consistent with the board approval? I'm uncomfortable making that call. Um I know it it raises a couple engineering questions. Um but again it's just some guidance from the board is how this needs how we can you know take care
take care of this. Um it could be as simple as an administrative approval. Um or it could go all the way back to the original approval where the board approved 300 um multif family units. Now they have 298. Is that a big deal? I
really don't know. But it could return to that forum if you will. So um just some direction from the board. Are there garages involved? >> All the all the existing unions will have >> in the original resolution were garages required.
>> Absolutely. >> I don't know if it was specifically in the resolution itself, but but part and parcel to the building the unit. You have to provide off street parking in accordance with >> and of course driveways because parking I know for sure was involved. Part of
that stipulation is also that the uh garages could not use for living space or you know occupied at all. Uh the parking lot, the driveway, they widen a little bit. So they're part of the stipulations that the garage would have to remain exactly as described in the
stipulations. >> And would we have to maintain the entrances, the building entrances and exits? Because if that's three long buildings, then that's a safety issue, I would think. So >> you would think that would have kept picked up into construction.
>> The issue seems to me that and the facades the facades must remain exactly the same as they are. >> I'm thinking if we can get the representation from the applicant that all those conditions will be met and he won't do these certain things, then um I
can work with Gino to continue to process >> because everything else on the inside of the building, we have nothing to do with that. So, if there are firewalls or that's the building department, those are building codes. We're only concerned with the facades, the driveways, the
parking, the uh garages, that those are our interests. So, if those things can be stipulated, too. Any thoughts uh from the board? Um my my thoughts on this are that as long as the outside facades are maintained, as long as all the entrances
are maintained, all the driveways are maintained and garages and they're not turned into living spaces, I I don't foresee any issues with this. >> I I have some issue and concern. I think I'd rather see the applicant come in because if you start doing it with this,
you may open up a door to something else or some more other people trying to do the same thing would really rather see the applicant come in and and present. >> All right. So just so we kind of set the playing field here. So the board's
function as a quasi judicial body is that we have to with regards to the ordinances that we enforce they have to be relevant to the bulk standards or the design standards or anything like that. If if this is just a situation where I
it kind of sounds like it where it's just the international building code if they will certify that there there is no site plan issues, there is no bulk standards, there is no design standards, they're not doing anything pursuant to
the ordinance. All they're doing is basically knocking down a firewall. Um it that goes that is strictly the building department jurisdiction purview. I mean, that's technically all they have to do regarding the zoning
permit. So, that's kind like we got to be careful with not diving into the jurisdiction of of the building department. Um, and and quite frankly, it's up to the zoning officer to to make that determination
based upon the application that's presented to her with, you know, whatever conditions or certifications or stipulations or whatever they're making because that happens way before us. Um, I mean, just just jurisdictionally, that's kind of where my head goes with
this thing. So, think that >> any other thoughts from the board? If you take back to the zoning officer our concerns and she does not agree, then they would have to come before us. the zoning
officer would have to make this uh decision based on our um reminders that the garages, the facades, the entries and the driveways had to remain the same because they were
part of our jurisdiction. >> Um how about bedrooms? >> We we that's the inside. I do not believe we have any jurisdiction over interiors at all. But but perhaps perhaps our planner might have a
different opinion. Not an opinion, an observation. Um I think the zoning officer should get the number of bedrooms to verify that the parking requirements that were met as part of the design standards under
the land use ordinance are being met. If somehow by taking out three kitchens and ending up with an extra bedroom or suite or something like that, we need to make sure RSIS compliance remains. So yes, I'm not sort of going
inside the building, so to speak, but a design standard that would be on the cover page in the general notes or the bulk schedule would say for this number of bedrooms, you need this number of parking spaces. Um, and again that that being the case, I
think the zoning officer is looking to make sure that she doesn't exceed some unwritten threshold of what administrative may be.
So again, the things that Mr. Cle's talked about, the things the board members have talked about are relevant to make sure there's a record. Um, and quite frankly, you've heard me here sometimes. I don't ask applicants what they're doing. I almost want to ask them what they're not doing. Make sure that
there's not a code enforcement issue subsequently. So, the idea that, you know, all of us who've been practicing land use or in the building trades, how many times have you heard of someone going in an 8-unit town home building and turning three units into one? You
want to make sure the use is correct. It's a single family use in a multif family building. What happens from a construction perspective inside the unit really is not the board's concern. It's the building department's concern.
Akin to that is often when we see single family detached housing, you know, 1acre lots, 20,000 square foot lots, people put boxes on the plans. Then when they go for a zoning permit, as long as they're within the building envelope, there's not a big deal. In this
particular case, it's a little more than that. And because it's not something that we would normally deal with, I think the zoning officer, out of an abundance of caution, is asking because if not, one of two things could happen. One is she simply, as Mr. Cle puts put
it, we turn to the board. We're not exactly sure what they asked for. Amended site plan, you know, some sort of approval for that particular building or those three particular units. or if she makes a decision and someone wants to appeal the zoning officer's decision,
they don't come here. They go to a different board, >> zoning board. >> So, I think our zoning officer is trying to be proactive, but stay within the bounds of her responsibility. someone brought her a curveball and I think she's doing the right thing by asking
boards professionals and the board make sure we're we're all thinking about it and not making not missing something by not having this conversation. >> Yeah. I think so just going back to that so if the the applicant's willing to
certify that there are no changes to RSIs, there are no changes to uh increased bedroom count. Um, there are no impact to the bulk standards. There are no impact to the design standards. I mean, there's really there's absolutely nothing. If they're willing to certify
to that to give the zoning officer more guidance as to what they're seeking, then I that's truly a a building department jurisdictional call at that point. But that's I mean, this is just a board discussion at this point. So, if anybody else wants to ask any questions,
you can go for it. I I'll have the conversation with um the zoning officer tomorrow. Um and it'll be you know they can certify all these things that we talked about then you know fine issue the zoning if they can't then they come back here >> right >> good that sounds good all right thank
you very much >> thank you >> all right Mr. Ferry um block 6801 lots 31 through 43 >> resolutions first I'm sorry I apologize
I apologize we have three resolutions I forgot about >> um resolution 202610 resolution of the planning board of the township of Jackson County of ocean state of New Jersey in support of a
courtesy review for Jackson Township School District for a solar powered soccer/field hockey scoreboard block 13801 lot 1.01. All members are eligible to vote. >> Roll call vote, please.
>> I'd like to make a motion to approve 2026-10 Sullivan. >> Second to Marzo. >> Mr. Brezie. >> Yes. >> Mr. Marzo. >> Yes. >> Mr. Parks. >> Yes. >> Mr. Rogers. >> Yes. >> Mr. Tremor. >> Yes.
>> Mr. Sullivan. >> Yes. >> Dr. Campbell. >> Yes. >> Resolution 202611. Resolution of the planning board of the Township of Jackson, County of Ocean, State of New Jersey, granting a one-year time extension for preliminary and final
major site plan approval for WB Ocean 26 LLC. Block 1102, lot 24.02. All members are eligible to vote. >> Motion. >> I'd like to make a motion to approve resolution 2026-11.
Sullivan. >> Second. Demarzo. >> Mr. Brezie. >> Yes. >> Mr. Marzo. >> Yes. >> Mr. Parks. >> Yes. >> Mr. Rogers. >> Yes. >> Mr. Tremor. >> Yes. >> Mr. Sullivan. >> Yes. >> Dr. Campbell. >> Yes. Resolution 2026-12.
Resolution of the planning board of the township of Jackson, county of Ocean, state of New Jersey, granting preliminary and final major site plan approval with variances and design waiverss for an office building for Hope Commercial Holdings block 20901,
lot 15. All members are eligible except for Mr. Marza. >> I'd like to make a motion to approve resolution 2026-12 Sullivan. >> Second, >> Mr. Brazie. >> Yes. Mr. Parks, >> yes.
>> Mr. Rogers, >> yes. >> Mr. Turmer, >> yes. >> Mr. Sullivan, >> yes. >> Dr. King, >> yes. Oh, do we have any changes to the agenda schedule? Not at this time. And any legal matters, sir? >> Not at this time. >> All right. All right. Mr. Alfury, thank
you for waiting. >> Good evening, Madam Chair, members of board. Salvator Alfury on behalf of the applicant, the Sterns. Um, both Mr. and Mrs. Stern are present with us this evening. Um, this is an application. The Sterns own two single family homes that
are front. They they back up to each other and they front on different streets and we're seeking to adjust the lot lines. We're not creating any new lots, but we need to adjust the lot lines. And Mr. Stern's going to explain why he's building a new house on one of the lots and what the needs are, which
would justify why we're moving the lot line. And then we have our engineer planner who will present the professional testimony. >> So we'll swear in please. Thank you. >> All right. Please raise your right hand. >> Microphone on. >> Testing. >> We can't hear you. >> Testing.
>> Oh, thank you. Because we're we're recording and the public at home needs to be able to hear it. Thank you. >> Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> I do. >> All right. Please state your name and spell your last for the record. >> Aaron Stern. Stern N. And your address?
>> 8 Point Circle, Jackson, New Jersey. >> 085 through7. >> Testifying as a fact witness, correct? >> Fact. Yes. >> Fact witness. Yeah. >> Okay. Good. So, Mr. Stern, you as I as you heard in my summary, you own houses that front on two different streets, but they back up to each other. Correct. >> Correct.
>> And um one of the lots uh you're seeking to build a new home on. Is that correct? >> Correct. >> Uh where do you currently live? >> I live on 8oint Circle. And where are you bu proposing to build a new home? >> Eight Point Circle. >> All right. Can you explain to the board the type of home you're building and
why? >> Yes. So, three years ago, we had a child who is handicapped. Um, so we're building a ranch ADA compliant. So, it's taken up a lot more of the land than we had anticipated in order to get the pool on the same property. We wanted to move
the line back um the landline back to be able to get it all under one under one property. Um, and then as far there's some questions in and so the it's a ranch so that the handicapped child can can go through the house without going upstairs or elevators to the top second.
>> Yes. So, we're building it at grade. Um, the front's going to be a little bit above grade, but the side door is going to be at grade. The backyard's going to be at grade. Um, the house, all the hallways are a little bit bit wider. Every room has extra few feet around. Like the dining room's got an extra few feet around it in order to be able to,
you know, for um a handicap to be able to get around the table and the kitchen's a little bit bigger. Every room is just a little bit bigger. And yeah, it's pretty much it. Do we have an elevator in the house? We did uh do two bedrooms in like an attic style for the boys. Um but we're putting five bedrooms
on the first floor. And >> can you um you're proposing a pool and a cabana, correct? >> Correct. Can you tell the board what the purpose of the caban is? Is it going to have a bedroom? >> No. The cabana is just a utility for the pool. It's going to have a bathroom, a
changing room, and a a laundry room. >> And the the other lot, um there's a single family house on that other lot currently? >> Yes. >> And is that changing in any way? >> No. >> Um okay. I think that's really all. We just wanted you to understand the reason
for the the structure being constructed in the manner it was. But Mr. Stern's chair to answer any questions. >> H how are you dealing with the house you're living in now? >> We're taking it down. >> Yeah. Where you going to live in the inter? >> Uh different house. >> Okay. All right. Any questions from the
board? >> Thank you, M. Mr. H. >> Thank you. >> Thank you. All right. Please raise your right hand. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> I do. >> All right. Please state your name and
spell your last for the record. >> Eric Halpert, Halp R, licensed professional engineer and planner in the state of New Jersey. I've testified before this board before >> a few times. >> A few times. Welcome back, Mr. Halper. >> The board accepts his credentials. >> Yes, we do. >> Thank you. So, Mr. Halper, you heard the testimony.
>> Hang on one sec. See, testifying as a planner and engineer, >> correct? >> Um, so you heard the testimony from the applicant. Could you describe for the board and did you give Anthony anything to put up on the screen? >> Yes. Anthony, could you please bring up the aerial exhibits?
Is he there? Is >> Oh, >> he's there. He's looking. >> Okay. So, while we're waiting Oh, here we go. Um could uh that's the landscape. Could you bring up please? Thank you.
Uh and um could you zoom in a little bit? The board is looking at an aerial exhibit of the subject properties. As mentioned previously, the subject properties have frontage along Point Circle, which that property currently is
in the R20 zone. And um Anthony could zoom back out. And uh the property to the top of the page that's not currently in view. You could do a zoom extends has frontage along Bethl Church Road.
That property currently is fully within the R1 zone. As mentioned previously, the applicant seeks to adjust the lot line in order to accommodate uh newly um uh constructed
single family dwelling, single one one and a half stories with a basement and a pool and cabana and other associated improvements. Go to the next. Anthony, could you
please bring up the plan set? The plan. >> Interesting. >> I'd rather Okay, this is good. Um the applicant um as depicted on the plan seeks to construct a single family
dwelling uh with most of the improvements um on one on a single floor. There will be an attic but this will not be a two and a half story dwelling. This will be a one and a half story dwelling with a basement. The total square footage of the footprint is 7,838
square feet. There will be a driveway with a garage. The driveway can accommodate six vehicles. The garage is suitable to accommodate two vehicles. Per the
architect plan, the requirement per RSIS standards would be six parking spaces and the applicant is providing greater than six parking spaces. So, can you just explain to the board the relief that's required in order to adjust the lot line? And there are two
lines in the center of the plan. Can you tell the board what they depict? >> I'll go through the um the uh variances being sought, the bulk variances, the lot line. Anthony, could you bring up the plan set? It will be a little bit more clear where the current lot line is
and where we're moving the lot line so the board could see Thank you. Uh the the first page, the current lot line for the R20 zoned lot known as 8oint Circle is
Sorry, one minute. It's working. Current lot line for the R20 zone is at the rear of the existing structure. Anthony, could you zoom in please to the to the um site plan portion of the of
the plan on this page? You could zoom in. The lot line is currently going through over here. The applicant seeks to adjust the lot line to this to the location 50 ft from the cabana. The associated bulk
variances that would arise from such a lot line adjustment entail for the lot fronting on eight point circle. There is a current deficient the the R20 requirements. The
the lot fronting um on 8point circle would now be required to comply with the R1 zoning requirements. The R1 zoning requirements require a lot width of 150 ft and what is provided in an existing um conditions. However, we are turning
this into an R1 zone would be 122.56 ft where 150 ft is required. The sideyard setbacks for the R1 zone are 20 ft where what is being provided is less than 20 feet 18.21 21 ft on one side of
the dwelling and 18.24 ft on the other side of the dwelling. The maximum building coverage in the R1 zone is 15% where 18% is being proposed
associated with the property in the re with the Bethl church frontage that is an R1 zone and the proposed lot line adjustment would bring the lot acreage the square footage to a little
over 32,000 square feet. We are 1 acre where 43,560 square ft is required. There are existing nonconformances associated with lot 43.01 of a lot width of 81.04,
a sideyard setback of 18.63, and an accessory sideyard setback of 10.13. the shifting of the lot line from its current uh where it currently is
shifting it to allow for the 8-point circle property to have property within the R1 zone is what is creating the variances for the 8-point circle property. The property is largely within the R20 zone. However, it
is required to comply with the R1 requirements and therefore the um variances mentioned are are are needed. >> The from the street the that lot line would not be noticeable from either street. I'd say just an arbitrary line,
not arbitrary, but an invisible line between two lots. >> The current the the the um current improvements include two single family dwellings and it will remain as two single family dwellings. It is currently two lots and it will remain as two lots
of course with the lot line adjustments. >> There there were there were some technical comments in both the planner and engineers reports. Um are if the board were to grant this approval, would you agree to to address those comments as conditional approval?
>> We would agree and I could uh and we could discuss um go mention one of the comments regarding sidewalk and curbing. The applicant would agree to provide sidewalk and curbing at the Bethl church uh frontage where there is not currently
and the applicant um has submitted architect plans which show that there is no height variance. That concludes the presentation. Madam Chair, >> is there uh going to be um any kind of
uh plantings behind the the house presently so that so that there's a screening there between these two homes because the new home is going to be considerably larger than the the 8 point >> the applicant would agree to provide
screening. today >> behind I behind the improvements behind the home behind the pool area a screening of 10 ft in width if that would >> that Thank you. Anyone else on the board
have any questions at this time of this witness? Mr. Mars, >> I just had a question about the the elevator. Um and what is what is that >> basement? >> Oh, it's going it's an elevator to the basement. >> This is a one and a half story. Yes. >> Gotcha. Okay. Thank you.
Any other questions from the board for this witness at this time? Thank you. >> That's all we have. >> So, we need to get into the legal standards for the variance request. >> So, um um you understand that since we have C variance relief, you need to put
certain proofs on the record. Would you please do that? The applicant is seeking uh variance relief and the applicant seeks to receive relief from the enumerated bulk variances. And in order to satisfy the criteria for the for the
board to grant variance relief under what is known as a C2 variance, the applicant needs to demonstrate that first to um the positive criteria and demonstrate that the
proposed that the application is is um promoting the intents and purposes of the ordinance. And I do believe that this application does under a it guides the appropriate use or development of all lands in the township in a manner which will promote the
public health, safety, morals, and general welfare. As mentioned earlier, this is somewhat of a unique situation and this application certainly is providing for that for the public health and safety of the general welfare. Under
E, promote the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods, communities, and regions and preservation of the environment. And this application is doing that by contributing to the well-being of
persons. C provides adequate light ear and open space. The applicant will be providing um a landscaping package as well. This application will be required to receive approval from the uh uh tree specialist.
The application um the under the positive criteria, the applicant has to demonstrate both the positive criteria and the negative criteria. And in promoting the intents and purposes of the municipal land use
law, there cannot be a substantial detriment to the general public or to the a a or to a deviation from the zone plan or the zone ordinance. over here the applicant there
are variances associated both with the R20 property formerly R20 property and the R1 property in terms of the variances associated with the former R20 property the property fronting on 8point circle the property is essentially
contained within the R20 zone the R20 requirements are met the applicant seeks variance relief because the applicant is required to provide the R1 requirements and requires variance relief. There is
no det there there is it is my belief that there is no substantial detriment because the surrounding adjacent properties are are 20 properties and these variances are deminimous of 18.21
to one where 20 is required 18% where 15% is required and it is noted that the R20 requirements for the sideyard setback are 15 and the applicant provides greater than that and the building coverage is 30 and that would
suffice to demonstrate that it is not a substantial detriment to the adjacent properties regarding the property on lot 43.01 01 on Bethl Church where the applicant is now seeking to um provide
less than one acre. The surrounding areas including this property are of the narrow type and extended depth in order to achieve the one acre. The applicant does seek to take that away. The rear of
the property is generally not used. I believe that this is a better planning um uh to this is from a planning perspective. This is a better use of the properties to have the lot line in a way where there's more depth to each
property and from the street the property will still be inconsistent consistent with the rest of the neighborhood and I believe the applicant would satisfy both the positive and negative criteria for a C2 bulk variance. Thank you
>> Mr. Peters. >> Madam Chair, um Mr. Hopper, thank you for your testimony. Two quick questions. The first is, and while Mr. Stern may have uh touched on it, this subdivision is entire is intended to create two
distinct separate single family detached lots. Correct. >> Yes. >> There's no merger being proposed. >> No merger. >> And the applicant through either Mr. Alfier yourself understands that merger will require a trip to the zoning board for two principal uses. Correct.
>> Yeah, there's two lots today and there'll remain two lots. >> Thank you. And lastly, I don't know if you testify, but I was taking notes quickly. Um, how will the subdivision be filed? >> Um, we would prefer by deed, but we defer to Doug and and you on whether you
>> didn't hear it on the record. That's the reason I'm asking. >> We preference would be by deed. >> Deed's acceptable. So >> that's all I have, Madam Chair. Thank you. >> Thank you, Mr. Clay. Anything from you? >> Uh, use your microphone, please. Thank you.
>> We're getting curbs in sidewalk along um FL or payment into >> the applicant agrees. Yes. >> And will both lots connect to sewer? >> Both uh the the um eight-point circle is currently connected to sewer, although the plan shows a new connection. The MUA
said there's no need for us to submit plans. We submitted, they said no need. And um the Bethl Church property, no improvements are being proposed over there. Is is that connected to sewer? >> I'm just noticing there's indication that there's um manholes and public
sewer in Bethl Church. >> The applicant doesn't even know if it has sewer in that house. I We'd have to find out. I'm not sure. It's it's probably more important with the um the proposed home >> on eight point circle. The the MUA agreed to be to have the new house
connected to the public sewer and water. >> Okay, that's all. Thank you. >> Thank you. Any questions from the board? >> Uh yes, ma'am. >> Mr. Tremor, >> I I did notice that there was a concern given to you by the traffic safety unit about um a circular driveway and
accommodating a fire truck. Was that addressed at all? >> Thank you. the the um application was submitted to fire and fire did approve the plan. So we did run it by fire and they agree that the circulation is okay as is.
>> Okay. Thank you. >> The board should have that letter, >> right? And the applicant stipulates that they'll meet all the conditions of the fire review letter. >> Yes. Okay. And just to reiterate that the positive criteria was AC, C and E. Did I miss
one? >> A C and E. A C and E. >> AC and E. >> And that concludes your testimony. >> Yes, it does, Madam Chair. >> All right. We should open it to the public. Please >> like to make a motion to open this application and this application only to
public cross-examination of witnesses. Sullivan >> second to Marzo. >> All in favor? >> I. >> Anyone wishing to uh question uh the applicant on this particular
project, please come forward. >> Please come forward. Yep. And just to be clear, so what's going to happen um this application, next application is that we break this part up into cross-examination questions. The
second part is a general comment. Um so if you have any direct questions you want to ask the engineer, >> I only want to ask a question. I don't normally come to your >> Well, do you have to use the first first you have to be sworn in, then you have to use the microphone.
>> Sworn in, please. >> All right. Please raise your right hand. >> Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> Yes. >> All right. Please state your name and spell your last of the record. >> I'm Christina. >> Okay. And your address? >> 1303 Dalia Court Jackson.
>> Okay. You have to be very careful about speaking into the microphone because this is being recorded. >> Sorry. >> That's okay. This is being recorded and the people at home need to hear you. >> Thank you. >> I I only had a question. Um, a quick question. Is
>> into the microphone, please. Thank you. >> Is it is it going to be strictly houses of re of a resident? That was my question. >> It's a single family home. It's a single family home. The applicant's family will occupy it.
>> I apologize. Oh, that's fine. Like I said, I don't normally come to these meetings. You're more than welcome. We're happy to hear from you. Thank you. >> Thank you. Yes, it is a single family home. That's been a that's been the uh >> and that's the testimony. >> That's going to be the only purpose for
you. It's lovely. >> Thank you. >> Thank you. >> Anyone else like to come forward and question the applicant? >> Seeing no one else come forward, I move to close the public cross-examination of the witnesses on this application. Sullivan,
>> second to Marzo. All in favor? I >> like to make a motion to open the public comment on this application and this application only. Sullivan >> second de Marzo. All in favor? >> I now anyone may come up and and ask or
make any point any general discussion any issue anything you that's on your mind that you'd like to say about this application please come forward. Seeing no one come forward, I move to cro uh close the public comment portion
of this application. Sullivan second to Marzo. All in favor? I. >> Thank you. >> All right. >> So, madam chair, thank you for the time. We'd request that the board act favorably on the application subject to all of the conditions that we've
stipulated to on the record, including compliance with the technical comments of the board professional reports and the uh fire letter. >> Thank you. We'll accept a motion at this time. Please. >> I'd like to make a motion to approve this application and I'd like to say to
the Stern family, um uh I am very pleased to see that you are putting forth someone to help uh something that will help your uh disabled son. It is very good of you to do this and um I'm glad that you have the means to
do so and it is uh my honor to uh move to approve this application. >> Be second to Marzo. >> We'll have a roll call vote, please. Mr. Brezie, >> yes. >> Mr. Marzo, >> yes. >> Mr. Parks, >> yes. >> Mr. Rogers, >> yes.
>> Mr. Shammer, >> yes. >> Mr. Sullivan, >> yes. >> Dr. King, >> yes. Congratulations. Thank you. >> Stretch, Mr. Alfairi. >> That was a hard right.
>> All right. Now we'll go forward with the application for block 5804 lot 14. Good evening again madam chair members of board salvator Alfuri Clearary Gobi Alfi and Jacobs on behalf of the applicant.
Um this is an application for a house of worship. I'm sure the board's aware. Um, the applicant does require one variance for an existing uh width of the lot. Through the testimony, you'll hear that
uh other than the variance, we comply with all the ordinance standards. So, there's no variance relief associated with the width other than the existing condition of the width. We meet all the setbacks. We meet all the lot coverage. Um in addition that Mr. um Halper will
testify, we did um submit to the NJ D and have obtained a confirmation what's called presence or absence letter from the D that there's no wetlands associated with the property. U we have three witnesses to present Mr. Halper u
the architect and our traffic engineer. There are representatives of the synagogue here if the board has specific questions. Mr. Halper will will go through the statement of operations which was submitted. But if there are more detailed questions, we will have someone come up to answer those.
>> All right. Please raise your right hand. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> I do. >> Please state your name and spell your last for the record. >> Eric Halpert, Hal L P, licensed professional engineer and planner in the state of New Jersey. >> I appeared before this board multiple
times. >> We accept your credentials. Thank you. >> Anthony, can you please pull up the aerial exhibits? >> Thank you. Yeah, I'll go through the um statement of operations uh first before getting
into the um actual plan. The applicant seeks to construct on the subject property 88 North New Prospect Road, which is identified as block 5804, lot 14,
a place of worship spanning over three stories, 14,055 square foot. The applicant is proposing to um provide 53 parking spaces, which includes credit for five EV spaces.
The applicant is proposing to construct a place of worship. Services will be held 7 days a week, generally beginning 6:30 a.m. and ending 9:00 a.m. for morning services, evening services as well from approximately 9:00 p.m. to
10:30 p.m. The applicant currently does not propose afternoon prayer services. If they would be incorporated, these services would begin approximately 15 minutes prior to sunset.
The services are expected to have approximately 50 members in attendance with typically 20 congregants arriving by car. Friday services are expected to begin 30 minutes before sunset and would last approximately 2 hours. On the
Sabbath where there are more congregants and more family members, approximately 65 congregants would be in attendance and some vehic some would arrive by car prior to the Sabbath and it would remain on site overnight for the Sabbath.
on Sa on the Sabbath by day on Saturday, services will begin at approximately 8:30 a.m. and last until approximately 11:00 a.m. By day, there would be approximately 80 congregants who would be walking.
The afternoon prayers would be approximately 1 hour before sun sunset. At that at that service approximately 65 congregants would be in in attendance and would be walking. Holiday services would be scheduled in a similar manner
to the Sabbath services. The applicant is not proposing to host any events. Um the facility will not be used for wedding receptions and will not be contracted to non-member third parties. At this time the congregation contains
approximately 70 member families and this number is expected to stay generally consistent. No the kitchen no kitchen is proposed for cooking in the shoe for cooking. There will be some warming for post
services um uh k for a post services uh refreshments certain times and there is a warming kitchen provided for that. Trash removal will be located um it'll be shown on the site plan is located um
in the main parking lot and will be by removed via private hauler. The site as will go through the the um site plan. The proposed uh the site is going is proposed to connect to public sewer and water. And with respect to
signage, the applicant is proposing to install lettering on uh to install wall lettering on the building's exterior and will comply with the applicable standards. That would conclude the statement of operations. The
board and the public is looking at an aerial view of the subject property. The subject property is located within the R1 zone right prior to where the R20 zone begins. The subject property is shaded in the can in the blue. It is
located on the westerly side of North New Prospect Road, which is a county road. The property is located in the R1 zone. Across the road from the property are two other zones is the recreation and
open space zone as depicted on the aerial the park as well as the public facilities and education zone where there are two schools. There is an access road to those two schools to the park and to those two schools directly
opposite subject property with the crosswalk and crossing guards provided on school days. The subject property is currently improved with a single family residence
and associated um accessory improvements as well as in the rear um as well as in the rear a garage which until recently was used for a commercial type uh use with um
an auto truck. uh auto um with auto part um auto part uh delivery and there were previously um large trucks entering and exiting the subject property. Anthony, could you please pull up the
site plan? It would be a plan set. While we're waiting, what is the dirt road that goes down the side where the trucks were entering? >> I'll go through that right now to discuss the legal status of that. And uh
>> yes, Anthony, could you please go to the second page and could you capture this uh the upper the upper view? Could you please zoom in to the subject property? Thank you.
Subject property, as mentioned previously, is in addition to being improved with a single family dwelling is improved with a large garage and a large paved gravel area. And as indicated in the zoning chart on the
cover sheet, their impervious coverage calculation came to actually um a greater number than what is being proposed because of that garage and um large gravel paved area. There is, as
noted over here, this gravel driveway noted on the um existing conditions plan is part of a a walkway easement that is uh 10- foot wide walkway easement um to the township of Jackson that the
applicant will be required to maintain. Practically that walkway serves as a walkway to the previously mentioned schools across the road and that is an easement on the subject property that the applicant is required to and will be
maintaining. So it um historically it appears it may have been used by a previous owner of the property for those heavy vehicles. However, the intent of that gravel area is for a walkway and
there is an easement on the property and the applicant is not proposing to remove that that gravel driveway. >> Would would the uh applicant be interested in improving that walkway >> as as part of the the applicant is
willing to improve and and will improve by resurfacing the walkway. It has eroded over time. Um, and the applicant will resurface that gravel walkway as >> Thank you. >> Yes.
>> Anthony, could you please go to the second to the next sheet? Thank you. The applicant proposes to construct a place of worship. We have the architect will give a testimony separately. In
terms of the site plan, the place of worship as mentioned previously spans over three stories 14,055 square ft and per uh it has included a main sanctuary and another assembly
area. Between the two there is a required parking count of 53. The applicant is proposing 53 parking spaces with the credit for five EV uh five EV spaces.
The applicant um the subject property is located as mentioned previously on a county road. The applicant has previously submitted to the county, I'm sorry, and has received approval from from the county with conditions
that the applicant will um be able to abide by. Specifically, the county right ofway is as shown. The applicant is not being required to provide any right-of-way dedication to the county.
Additionally, as mentioned previously, the applicant is seeking to remove the current uh single family dwell remove all the improvements. Uh the single family dwelling currently is served by an on-site subsurface sewage system by a
septic system and as part of the um place of worship installation, the applicant will be uh seeking uh to connect to the public sewer. The applicant has received both preliminary and tentative approval recently from the
Jackson Township Municipal Utilities Authority for that connection. The plan shows a sewer connection south to connect to a manhole on Georgia Street approximately 700 linear feet of new
public sewer main to be installed as part of this project. And the MUA has provided tentative approval. The applicant seeks to install a full access single driveway with access to the parking spots as depicted on the
plan. There is a refuge enclosure in the rear as per the ordinance behind the front uh setback of the building. The applicant has submitted the application to the fire official and the
fire official has approved and as part of what the chairwoman mentioned has requested an improvement to the gravel driveway as that would provide a fourth access as well. And the applicant is willing to um improve that in a way that
the fire will have access on all four sides to the building. Anthony, are you able to please go to the uh next sheet? This sheet is the GDU sheet as part of the application. Although the subject
property has a significant amount of impervious, there is a large portion which is gravel which could be a question if it's impervious or pvious. The applicant has treated this as a as a project that exceeds the threshold
to provide storm water management and is providing a robust storm water management facilities to comply with a major storm water management development. Anthony, could you please go? Could you please pull up the um landscape
exhibits, the colored separate landscape exhibits? Not the sheet. Not the sheets. It was the first exhibit you pulled up at the beginning, Anthony. >> Thank you. Thank you. Yes, the applicant is proposing a robust landscaping
package which will include screening and again it should as um the uh chairwoman noted there is a uh gravel driveway which is actually a 10- foot wide access easement and the applicant is ensuring that all improvements including
landscaping are going to remain and not interfere with the 10- foot wide walkway easements. Um, and so all landscaping is outside of that 10- foot wide walkway easement.
And the applicant will work continue to work with the landscape tree expert to provide a screening. And the landscape tree expert as well is aware of the 10- foot wide walkway. And the screening will be provided in a way that it will not uh interfere at uh mature um height
and growth. I'll go through some of the review letters. >> Well, before you do that, a couple follow-ups. First, um you heard me mentioned at the beginning of the uh the introduction about the NJ um letter that was received. Can you
tell the board what was received and what the purpose of that document is? The um applicant noted as um in uh beginning to look at the project, uh the GEO web did note across the roadway certain wetlands. And to be cautious,
the applicant did make an application to the NJD for what is known as an LOI presence absence determination on subject property. And the applicant recently received the determination uh of absence
of wetlands on subject property. And we uh I'm not sure if the board has that or not, but certainly we will provide a copy. Um and then the other follow-up question was uh houses of worship are permitted uses in the in is
a permitted use in this zone. Correct. >> Yes. There are certain standards that a house of worship must meet that I just it's clear that we are at the right board and we have the planning board does have jurisdiction >> under the ordinance
244- um 47 governing the R1 zone. The Jackson Township Ordinance provides for a place of worship as a permitted use and the Jackson Township Ordinance lists certain
uh requirements which the applicant meets except one. And further in the testimony we will go through the proofs um for the for the board to grant um a way a for the uh
relief from that. The various um requirements are the houses of worship should have uh primary frontage on a local road uh should should have uh primary frontage on a local road or a
road of higher order and we have our traffic expert will provide testimony. The subject property is located along a county roadway which is a higher order road. The houses of worship are required to be
have a minimum lot area of 1 acre and subject property does have a minimum lot area of 1 acre. Parking should be set back 15 ft and the parking will be set back 15 ft. It will not uh the park the parking is going to be set back 15 ft.
Parking area circulation drive and accessory structure setbacks need to be 10 feet from any adjacent lots along the side and rear. And as shown on the plan, the all improvements are located within
10 with uh beyond 10 ft from all property lines. a decorative solid six-foot fence or na and or natural vegetative buffer. Parking area and circulation drive setbacks to any side rear adjacent to
commercially or industrial zone property shall be 3 ft. Subject property is adjacent to residential properties and has the requirement of 10 ft and the application is meeting that requirement. A decorative solid six-foot fence and or
natural vegetative buffer of a minimum width of five feet shall be provided and the applicant is providing. >> Last standard is about a bathing facility which does not exist in this use. Correct. >> Correct. >> Okay. I'm sorry. So um and then one
followup question. Well, I guess you're going to cover lighting when you get through. >> We'll go through the board. Um, just for the the board, we are not proposing a freestanding sign yet, but I know the board on occasion has asked for at least a monument sign with the address.
>> Absolutely. We'd want a monument sign for the address for safety uh for the fire department and the police department, >> which the applicant would be willing and has a space to provide that. >> Thank you. >> Okay. So, go ahead. You want to run through those reports to go through uh go through um the
>> the items that require testimony? for the report from the board planner dated April 17, 2026. The traffic uh planning the the traffic testimony will will be provided by the traffic experts regarding again regarding the 10- foot
wide walkway easement and gravel path. The applicant agrees that there will be no improvements that will hinder the path including the landscape. There is an existing separate from separate. Um Anthony, could you please
go back to the plan? I'm sorry. Uh the previous page. Thank you. Separate from the aforementioned uh walkway easement that runs within subject property, there is as well a walkway easement through an adjacent
property, specifically lot 27 along Quail Road. The applicant um has uh as me um that easement is associated with lot 27 and the applicant uh proposes nothing regarding that walkway easement.
Trash pickup would be expected to be for such a size building twice weekly as mentioned previously. ref the trash pickup will be via a private hauler and the times per week could be adjusted as needed. As
mentioned previously, fire has provided approval for the site plan and has requested additional access via the walkway and the applicant agrees. A typical delivery truck, the applica is
not required to provide a loading zone. The applicant uh would anticipate a typical delivery of um toiletries or sometimes food on a Friday afternoon when the parking lot is generally um
empty and the delivery truck would be able to stop within um the parking within the area in front of the building at a time where there are no um cars. Generally the applicant agrees to provide cutoff
shield to prevent light spillage regarding the requirement of landscaping to provide plantings that will not reach a mature height of greater than 20
uh to 30 in. The applicant will make sure to specify the switchgrass type um the smaller switchgrass the smaller switchgrass cultiviver which will um not exceed typically the uh shenendoa
cultiviver which generally will be approximately um 2 feet sometimes three feet and we'll work with the uh landscape expert um to ensure um that cultivar is proposed on the plan at a
height of no greater than 30 in. The applicant agrees to provide screening and comply with the landscaping comments in the planning review letter and in the landscape review letter.
The applicant has received approval as mentioned previously from the MUA. The process within the Jackson Township MUA is um in order for an applicant to uh make a submission to the NJD
endorsements from the Jackson MUA are required and the endorsements are provided upon a final submission. The Jackson MA requires a three-step process. A preliminary, tentative, and then final. The applicant has completed
the preliminary and the tentative. And should the board grant the approval as part of the resolution compliance, the applicant is prepared, is ready to submit for the final, receive the endorsement from the Jackson MUA and be able to submit to the Ocean County
Utilities Authority and to the NJD to go through the comments from the board engineer. The applicant seeks no variance from a parking closer than 15 ft and the parking shall be adjusted to 15 ft.
The applicant agrees. There is a comment to extend the sidewalk across the current the existing sidewalk. Does not extend to the um southeasterly port southeasterly uh property line and the
applicant agrees to extend the sidewalk 13.5 ft per the board engineers uh comment. The applicant agrees that the lighting will not exceed the uh foot candles
noted in the review letter regarding the um handicap stalls. the applicant agrees to adjust. Um the ADA allows for providing parking ADA parking stalls either um an
8 foot wide parking space and an 8 foot wide um aisle. Um, it is noted that the Jackson Township Ordinance is requiring the a handicap uh stall to be 12 feet and the applicant would agree to uh provide a stall of 12 ft and have the
aisle smaller but at no less than 5T. The applicant is proposing the uh circulation of the vehicular traffic as indicated um in the front of the building with the parking stalls. The
access to the rear is only for the refues and is for fire access as well and it is not meant for vehicular traffic and therefore it is less than 24 feet wide.
The applicant would agree to comply with the technical revisions and corrections. Um, can you describe how the stormwater management system will operate? Anthony, could you please um go to page to the next sheet? The applicant is um providing storm
water management facilities in the form of catch basins throughout the parking area graded in a way where the runoff will enter the catch basins be directed to a water quality surface basin for
water quality treatment and for water quantity be further directed to an underground recharge system with a an overflow bubbler outlet in order to comply with um all regulations of the NJD storm water management rules.
The applicant is uh proposing a site uh s a sign on the wall of the building and the architect will go through that. The applicant does need a waiver from providing on the plan structures within
200 ft. However, the applicant as part of the presentation has provided an aerial depicting the structures within 200 ft and has described the uses. However, um that would constitute a
waiver that the applicant seeks. And um I think that concludes the testimony. We'll bring you back for the variance after we have the other testimony. So, >> Mr. Peters, anything you'd like to ask this witness? Thank you, Madam Chair. Um, again, thank
you, Mr. Halo, for your testimony. It may not be you, but since you started, I'm going to start with you, and if it's not you, it'll be someone else. Um, with regards to the parking calculations, I don't know if you went into detail or just simply indicated that the parking provided is compliant with the ordinance
requirements. >> I could go through the parking calculations. >> Did you put affirmative testimony on that the parking complies with the ordinance? >> Yes. >> Okay. The property fronts on a county road. >> Correct. >> Would the applicant agree to a condition
if the board were to approve the application to ask the county to allow you to put no parking signs along the frontage of the property? >> The applicant would agree and conditioned on the county agreeing to that. >> Thank you. That's all I have, Madam
Chair. >> Mr. Clay. >> Thank you, Madam Chair. Um the applicants answered pretty much all all the questions regarding the improvements to the um the walkway. We've eliminated the uh variance u for the parking
adjacent uh to the county road um all the way in the back um where the trash enclosure is. All right. Um I'm noticing I'm looking at that um rear driveway of 26.5 ft. Does it have to be that wide? >> It was made that wide to accommodate the
midmount fire truck. unique to this fire district. >> Thank you. >> And anyone from the board? >> Yes, >> Mr. Brazzy. >> I have one question. I ask it because we've had applications have this problem. You finished two processes so
far from the MUA. You have to wait for the final, which I understand. >> Correct. >> Uh there's been issues throughout the town where there's a flow problem. Now, if you find out you have a flow problem and can't hook up, you will come back to this board. >> Certainly. and and uh the process with the MUA is if there is a capacity if
there is a flow problem the um applicant would not receive even preliminary approval. So we're beyond >> you're beyond that step. >> We're beyond that step but the applicant certainly would agree >> if a fly comes in the ointment you'll come back in front of us. >> Yes. >> Correct. >> Thank you. >> Anyone else? >> Yes,
>> Mr. Rogers. >> Is it appropriate now to talk about the uh minimum lot width variance? Are you going to have testimony to that? He's going to come after the other witnesses. He'll come back and talk about specific >> and then my second more important would
be pedestrian and car traffic when would be appropriate to ask those questions. >> Yeah, we'll have our traffic engineer as well. >> Thank you. >> I just had a question and clarification on the statement of operations. Um, I thought I heard and I pro maybe I hope
I'm wrong. Um, that you said that there was going to be overnight >> the that the car if someone drives there on Friday before sundown, they can't drive home. So, they would walk home and leave the car in the parking lot and then Saturday when the sun goes down
again, they could drive their car home. So, that would be the only time a car would be parked overnight. Correct. >> Correct. Yes. No overnight stay. No one would sleep there. >> Okay. So, um, and then what time do they will they come at on Friday?
>> They would come typically, uh, shortly prior to sunset on Friday. The car would remain for the Sabbath when they can't drive it back once the Sabbath starts at on Friday at sunset. And at Saturday at sunset, shortly after sunset, when
Sabbath is over, they would drive the car back home. And during the Sabbath, they'd be walking. The overnight is is is simply because they can't drive the car back home. But there would be nobody staying in the building overnight. >> So everyone that's coming is within walking distance
>> gener everybody is within walk everybody has to walk on Saturday. So some have a farther walk a 15minute walk and will want to drive on Friday but everybody's within walking distance. Yes. >> Okay. Thank you. And one more question
about the statement of operations. You said no weddings. How about bar mitzvah and bach mitzvah? >> None. >> So there'll be no large social gatherings. >> Correct. >> No no no banquet hall use anything of that name. >> No banquet halls, no rentals.
>> Correct. And that's that's the point in this type of operation. >> Yes. Thank you. Want to be clear. >> Any other questions? >> Yes, ma'am. Just one. >> Mr. Tremor. >> Um thank you Mr. helper for especially for um addressing the storm water. But
you did say you did put in here that there was no EIS required. Correct. >> Correct. >> And this this project is over 20,000 square foot. Correct. >> The the project spans uh three stories uh comprising total 14,55 square feet.
>> Okay. Thank you. >> Thank you. Next witness, please. We're going to call our architect. >> Good evening. >> Please raise your right hand. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> I do. >> All right. Please state your name and spell your last for the record.
>> Melissa Rob Ru B. >> All right. and your >> place of work. >> Sure. Um I'm so I'm a graduate of the City College School of Architecture. Um I am a licensed architect in the state of New Jersey and I have appeared before this and other municipal boards
throughout the state. >> Welcome back. And we accept your credentials. Thank you. >> Thank you very much. >> Thank you. And Oh, okay. Can you identify the exhibit that's on the screen? >> Sure. So we have a three-page um zoning set Z1, Z2, and Z3. Um Anthony, if we could go to Z2 for the floor plans.
We'll start there. Thank you very much. Um, we're proposing a two-story house of worship with a basement level as described. Um, the footprint being approximately 57t 8 in wide by 100 ft long. Um, the main entrance located on the north side of
the building right there at the bottom of the sheet. Um one enters at the lobby um which um leads into the co coat room, coffee room and stairwell with the rabbi's office on the right. Um beyond that
um we um enter the vestibule area which accesses the elevator and bathrooms along with the secondary room or one can make a left into the main sanctuary which is 2,998 square ft. At the second floor, which is
a top right plan, um we have the women's section and a second a secondary room um with some ancillary spaces like a lobby, bathrooms, coat room, things like that. Um at the basement level, we are proposing a conference room and social
hall um with a lobby. And then down here are other lobby areas with bathrooms, coat room, coffee room, and as Mr. for helper described a kitchen for warming purposes only. Um Anthony, if we could go to Z3 or to the colored actually the
colored renderings that were submitted as exhibits, that would actually be clear to talk about the elevations. Thank you very much. Um great. So the top image is um one is is that main entrance that I described earlier, the north side. This is the east side or the
street facing side. Um so we are proposing um that that that recess entryway um with a raised parapit and a canopy. The the main sanctuary then wraps the remainder of the building with
these tall fenestrations and um and and the slope detail to add some texture and and geometry to the building. Um there's a vertical stone area on the street facing facade behind which is the ark in the main sanctuary. um and a stone base that then pulls, you know, the base of
the building together. Um above which is stucco and a stucco cornness. >> Um that concludes my direct testimony. >> All right. So, a couple follow-ups. First, um you heard Mr. Halper mention that we would want some sort of lettering on the wall. >> That's correct. Yeah.
>> Which wall? And confirm that whatever is put up would comply with the ordinance. >> So, the ordinance allows for one sign that's 70 ft. Um we were going back and forth between placing the sign above the door over here or on the eastern facade. Um but whichever way we choose, we will
comply with the ordinance. >> Uh second question is um it's always requested that uh the roof be constructed in such a way that it could accommodate solar if it ever becomes economically feasible to do so. >> Yes, absolutely. We will we will um
design the roof to accommodate that load. I >> think that's all we have of the architect. >> Thank you. Any questions from the board? Any questions from our professionals? >> Any questions from our attorney? >> Okay, >> Dr. Campbell, I do I'm sorry. I have a
question. >> How how tall is the building going to be? >> That's a great question. I should have put that in my testimony. Just give me a moment. That's that's >> we are 28 feet to the top of roof um
with an additional 4 foot6 to the top of parapet. >> What is the um do you know this the square footage of the existing house? >> I I don't have that on hand but I don't have that on hand.
>> We could probably get that for you. And the and the other sec the bigger structure in the back. We could probably give you approximate square foot. >> That'd be great. And then my last question has to do with the um it looks like it's lighting on the side of the building there or will that be lit all night?
>> Um no, we the applicant would agree to have the lights cut off um you know when operations end. So, I believe the testimony was uh 10 p.m. >> Okay. Thank you. >> Sure. Um we may have some I I would say
we may have some security lighting that would go all night, but that would be minor in um in in that, you know, capacity. >> I think that sounds like it. >> Traffic. >> Traffic, please. >> And Mr. Halper, while we're while we're
waiting for you to come back up, can you estimate the square footage of the Not right now, but when you come back, the the square footage of the two existing structures? Okay, John. Oh, you again. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
>> I do. >> All right. Please state your name and spell your last of the record. >> John Ray Rea. >> All right. >> And Mr. Ray, um, we're seeking to have you qualified as a traffic expert. Would you place your credentials on the record, please? >> Yes. Uh, licensed professional engineer with Mcdana and Ray Associates in
Manisquan, New Jersey. Um, my specialty is traffic engineering. Uh, I don't even remember 50 years experience. It's been a long time. I've been in front of this board many times. You sleep here. >> Yeah, we'll get you a cut. >> Thank you.
>> Welcome back. Thank you. >> So, and we accept. >> What um what did you do to prepare the report that was submitted in support of the application? And um were you involved in any in any respect with the county portion of the application? >> Yes. Uh North New Prospect Road is a
county road. It's under the jurisdiction of Ocean County. We prepared a full traffic impact study which is dated December 1st, 2025. We conducted peak hour traffic counts at the intersection of North New Prospect Road and Newark Avenue, which is the
access to the elementary school complex on the east side of North New Prospect Road. Uh we prepared estimates of traffic that will be generated by the house of worship based on the size of the parking lot. We've assumed a worstc
case scenario, one in which all of the parking spaces turn over during the morning uh peak hour for the services. We've also assume that the services will coincide with the peak hour traffic flow for the elementary school on the other
side of North New Prospect. That probably won't be the case because the elementary school doesn't start until 9:10 in the morning. I think by that point in time the services might be pretty much over but we assumed the worst case scenario one in which all of
the traffic coincided uh with each other. Our peak hour traffic coincided with the peak hour traffic for the uh elementary school. Uh we projected traffic volumes 10 years into the future in accordance with Ocean County Planning Board protocol. We conducted level of
service capacity analyses for the site uh driveway to Newark Avenue which will be the fourth leg of the intersection with the opposite side being the access to the elementary school. And we concluded that the uh intersection will
operate at an overall level of service D as in David. Not good if you have a kid in school but acceptable for traffic engineers. an acceptable level of service. Uh and that also again assumes a worst case analysis, one in which our peak hour
traffic in the morning consistent with the services coincides with the traffic for the elementary school. One very important thing to uh uh to note with respect to this particular application, this location is that there is a school
crossing guard at the intersection of North New Prospect and Newark Avenue during the morning and afternoon peak hours for the school arrivals and dismissals. So, we do have the additional safety of a uh a peak hour uh
you know, school crossing guard at the intersection to assist pedestrians getting across the street, doing what they need to do in order to stop traffic to get the pedestrians over to the school side of the street. So, again, the uh the intersection will operate at
an acceptable level of service. We have a school crossing guard there during the morning and afternoon school peak hours. um we do not need a uh a variance for the amount of parking. The amount of parking meets the uh township ordinance.
So um you know with respect to this application, it's from my perspective, I think it's it's pretty simple, pretty straightforward. We have a good level of service. We have uh adequate parking uh access to a county
road. We do need to get county approval and um it's going to be an acceptable level of service. And that basically uh concludes my testimony. There there were a couple of waiverss that relate to traffic
design features. For example, um parking within the access drives. Can you describe what that waiver is for and justify how it will function properly in this? >> Sure. And and this is always something
that comes up always when I testify. I do believe that the uh the ordinance really was written with respect to access to a a larger commercial site where you don't want to have parking backing up into a main access aisle at a
shopping center or a commercial facility that generates a lot of traffic. Uh this is going to be a house of worship. A little bit different. And so I do believe the it's a waiver if I'm not mistaken. The waiver is uh is justified.
And there's one other waiver that's identified in Mr. Peter's report about a turning radius. I think um hang parking areas for 24 or more cars and access drives for all parking areas on major M shall provide
curbed return radi for all right turn movement vehicles. I'm going to have to punt that a little bit to Mr. Halpert. I think I think we can do the 15 feet. I think we >> Ellie, can we do that? We can provide the 15 foot radi so we can eliminate that waiver.
>> So the waiver D4 on Mr. Peter's report will not be required. >> Correct. >> Um I believe um that's and and the county itself, what kind of conditions, if any, have they suggested will be imposed as a condition of their approval?
>> Um I don't know if Mr. Halpert has gotten a uh review letter from the county. This is pretty standard. uh operating procedure I think for the county. >> You don't expect anything to change the design of the project? >> I do not. >> It's all we have of this witness m
>> and we make sure there was no parking in that easement area. >> Yes. Yes. Agreed. We Mr. Halpert agreed to that >> and signage regarding that. >> Absolutely. Yes. >> Thank you, >> Mr. Sullivan. >> Um was there any consideration to having
turning lanes? >> Uh that's up to the county. Uh there are shoulders on North New Prospect to get around vehicles. I think the fact that we have a crossing guard there during peak hours in the morning and afternoon kind of like controls that situation,
but if the county requests a bypass lane or a left turn lane, uh we'll have to deal with that with the county. I don't think the volumes actually warrant it, but uh that's again it's up to the county. >> Thank you. >> Anyone else from the board? Mr. Rogers?
>> Yes. I have a couple questions here. Yes, sir. >> Uh first on a footnote to your traffic guard that's only there for uh Monday to Friday uh school atlas, >> correct? >> Okay. So, there's a lot of time in the week because there's nobody there
controlling traffic. Did you take into consideration the curb just south of the site that comes down New Prospect Road? The rather good curve. >> Curve. The curve. You mean the horizontal curve on the street?
>> Um, with respect to the sight distance at the intersection, it doesn't affect the uh the sight distance is is appropriate. Uh, and again, that's up to the county. If we don't have adequate sight distance, >> uh, they won't approve it. And if we need to provide sight triangles, which
we always do, they will require sight triangles at the intersection. Now, as far as pedestrians, how were you able to determine the pedestrian traffic on that road in that area? >> Well, there is a there is a school crossing guard there during the school peak hours to assist. Uh
>> that wasn't my question. How did you >> how do you predict the amount of pedestrians during the day seven days? Well, I think during the Sabbath, you know, the the uh the people that congregate at the house
of worship will walk to the facility. Um >> you don't think camp joy has any pedestrians going across New Cross? >> If they're if they're there, the school crossing guard assists them. >> Schooling crossing guard's not there when >> right >> go to Camp Joy for recreation. It's
after school. Okay. >> Weekends, summers, >> a lot of children do that. They have soccer. They have organized sports. >> There is uh >> let me say it the least >> there's a lot of activity.
>> A lot of activity >> right. Has anybody from the township requested any police act you know to make sure that those are safe? >> Okay. >> This is asking to increase this correct >> pedestrian. Correct. >> Okay. And I'm raising the question is
did you do any work on the amount of pedestrians that use that area? I personally think a a controlled traffic light is needed at the four-way stop for uh pedestrian traffic. >> Okay.
>> It would help with cars, trucks, the rest. I think pedestrians is what most at risk and those are always children. >> I understand and I can only tell you, Mr. Rogers that having done this for many many years, there's not enough
vehicular traffic nor not enough pedestrian traffic at the intersection to warrant the installation of a traffic signal and uh the county would never approve a traffic signal at this location in my opinion. >> Well, I appreciate your knowledge and
experience. I live in the area. >> I love traffic signals. We, you know, we can design them. And >> I could tell you the children that cross that road is a lot. >> Okay. >> It's 12 months a year and the crossing guards there seven and there's nobody
there thus the dawn. >> When you say children are crossing at the intersection, are they accompanied by parents, by adults? How how old are the children that are crossing? >> 8 to 15. I wouldn't let my eight-year-old
cross county road, but that's just my opinion. >> I didn't Could you say that again? >> I wouldn't let my eight-year-old cross a county road, but that's just my opinion. >> Well, every day >> they should they should be accompanied by an adult. >> Okay. Every day what should be and happens. It's not the same thing. >> Gotcha. Okay.
>> Okay. We worry about what happens. >> Yep. >> Any other questions? >> I do. >> I do. >> Mr. Presley, >> would you would the applicant stipulate that you'll at least request the input
of a traffic light at that intersection? If the county says yes, it goes in. If it says no, then you you got your answer. >> We can request it. Sure. >> Thank you. >> Yes, Mr. Press. >> Mr. Peters, >> I believe Mr. Ray addressed the comments brought forward in our report. He's
discussed that the jurisdiction of the frontage improvements um lies with the county and he's reconciled the existing conditions of pedestrians crossing the street for I don't know since the 70s I guess um over
to Crawford >> I think the 60s I was here in the 70s Harfield was already built >> um I believe he's addressed the conditions that exist out there currently and the impact that the proposed application would have on those conditions
So, I don't have any questions for him at this point, >> Mr. Cle. >> But I'd be happy to get into a debate with him if you'd like. >> Thank you. We appreciate that. >> Thank you. >> Anything else? >> No, ma'am. >> Thank you. >> We now need to bring Mr. Halper back up
one last time and then that'll conclude our presentation. So, Mr. Halper, a couple follow-up questions before you discuss variances and waiverss. First is a question was raised as the approximate size of the two principal structures that currently
exist on the lot. Um and as an approximate size um it is approximately 1750 square footprint would be the uh dwelling and the uh large garage is approximately 2,000 square feet. Those numbers are approximate.
>> So that's just ground floor >> ground floor footprint. >> Yes. Secondly, in the fire uh I mean the police report which is dated March 16th of 2026, the um report indicates that there was a concern with no on-site
sidewalks for people to walk through the parking lot to the building. Would you agree that we would address that condition? >> Yes, the applicant agrees to provide on-site crosswalks. >> Okay. So now finally uh there are there is one variance and then a couple of the design waiverss that we need to put
proofs on the record. The applicant Anthony could you please um pull up again the uh site plan set. Thank you. Um could you go to please to the existing to the uh second sheet of this
set. Thank you. This is good. Um the applicant um as mentioned previously um seeks uh variance relief uh specifically the variance relief from providing the minimum lot width of 150
ft where the existing conditions of the property is 119.28 ft. Um this condition is an existing condition. It's an existing nonconformity and uh any uh proposed
improvement would entail um proposing a structure proposing any improvement would entail uh a non-conformance with the R1 requirement of 150 ft where 119.28
exists. Uh before getting right into the proofs, it should be noted as uh I mentioned previously the site currently. Um Anthony, could you go to the first sheet also uh to the zoning chart
a little bit lower? The zoning analysis. Uh yeah, the zoning analysis. Um the zone the board is looking at the zoning analysis. Part of the zoning analysis involves an impervious coverage calculation and as noted on the zoning
analysis of the site. the existing conditions um are actually uh greater in impervious coverage than the uh proposed conditions. And that is because the site currently is improved with in addition
to the uh single family existing single family dwelling. um under a previous uh owner. Uh the most recent use involved as well a one-story garage which served large
commercial trucks uh which entered and exited the property via the walkway uh via the gravel walkway. Um and that is probably part of the reason why there is no sidewalk over there. Um and I do believe just uh as an overview it it is
important to note um the existing conditions of the site um involved uh a heavy use um of commercial trucks exiting and um entering the site. And as indicated in the zoning analysis, the
current um application is actually proposing with the parking lot and the um proposed place of worship an impervious coverage uh less than existing. Um, as mentioned previously,
the applicant uh seeks to uh propose a place of worship where one of the requirements under the uh R47 zoning place of worship section F is to provide 150 ft and the existing conditions of
the property are 119.28 ft. the applicant seeks relief from the board uh from providing that 150 ft. Um and again uh it is a existing nonconforming
condition. The applicant seeks variance relief under what is known as a C2 uh variance. The applicant is required to demonstrate that the purposes of the municipal land
use law of the zoning ordinance are promoted through the proposed um uh improvements that are being presented to the board without a substantial detriment. I do believe that the proposed improvements do promote several
purposes of the municipal land use law. A, it guides the appropriate use or development of all lands in the township in a manner which will promote the public health, safety, morals, and general welfare. >> C.
>> Say that again, please. >> C. Provide >> at provide adequate light, ear, and open space. >> Excuse me. >> This is not a public forum at this time. >> Please, this is not a public forum at this time. You may ask those questions
at the appropriate time. Thank you. >> Provide adequate light air and open space. The applicant is providing um uh improvements including a robust landscaping package and providing area
along the side side property lines and the rear property lines consistent with the uh zoning ordinance and would be promoting the uh uh uh C C um G of the municipal land use
law intent and purpose to provide sufficient space and appropriate locations for a variety of agricultural, residential, recreational, commercial, and industrial uses and open space, both public and private, according to their respective environmental requirements in order to meet the needs of all New
Jersey citizens. The applicant is proposing a place of worship, and this would promote item G of the municipal land use law. I promote a desirable visual environment through creative development techniques
and good civic design and arrangements. The applicant is proposing improvements associated with the place of worship, including extending the sidewalk, providing curb parking, storm water
management, where there exists a considerable amount of impervious coverage not being treated now. and the application will be promoting I of the municipal land use law.
The applicant is required to demonstrate um these that the positive criteria are met and the negative criteria are met. There could be no substantial detriment to the general public and to an impairment and any impairment a substantial
impairment to the zoning law, the zone plan and the zoning ordinance. As mentioned previously, the applicant seeks relief from providing 150 ft where an existing condition is 119.28
ft. Despite the deficiency in the lot with the applicant has made sure to comply with the setback requirements and actually because of the um easement walkway, the applicant is required on
the southerntherly side of the property to maintain improvements including landscaping farther than the 10 feet required because the applicant needs to leave that 10 feet um as for the for the
walkway. So the applicant despite the deficient lot width is still able to maintain the setbacks um and there would be no substantial detriment to the public good resulting from the deficient lot width. The proposed place of worship
is a permitted use and is a permitted use and an inherently beneficial use and is not a substantial impairment to the zone plan and zoning ordinance as a permitted use. I do believe that the application meets both the positive
criteria and the negative criteria. And this application um by providing for the place of worship in this um area which is noted also as in the R1 zone across
the roadway from a public facilities and education zone and from a recreation and open space zone right adjacent to the beginning of the R20 zone is in my opinion ideally suited for a um a place
of worship where the current property had a somewhat commercial use with heavy trucks um entering and exiting and the applicant meets the positive criteria and negative criteria. >> And can you discuss the design waivers?
And regarding the design waivers, the applicant seeks the um a waiver from providing a plan showing 200 ft. The applicant is providing an aerial for that. The applicant is not uh
is going to comply with the handicap stalls. The waiver regarding the parking um the drive aisle the is is um justified because it is not a true drive aisle to the rear. It is only serving
for refu. The traffic experts justified the um parking within the access drive. >> Mr. Peters, anything >> anything at this time for this witness? Mr. Peters,
>> Mr. Clay. >> All right. Thank you. >> And just to just to uh summarize again, it should be stressed that this is a existing nonconformity and also as an
overview, it is important to note the most recent use of the property and as well as the property being situated in an RS one zone. However, across from a public facilities and education zone,
I do believe that that is something for the board to consider. >> And again, to emphasize that the the deficient lot width does we're not building something that is impacted by that deficient lot width. We're meeting every other criteria within the ordinance.
>> We meet every other criteria. Any development on the property would entail a deficient lot width. That's all we have. Madam Chair, >> I think at this time it it we've been here for a while. Why Why don't we take a break?
>> Take a take a 10-minute break now and then come back and finish up and give the public an opportunity to speak. >> Like to make a motion that we enter into a 10-minute break. Sullivan, >> second to Marzo. >> All in favor? I. >> Thank you.
like to ask if the board any members of the board have questions for these professionals before we go to the public. >> Uh yes, I do. >> Mr. Rogers, >> uh non-conforming uh lot with that you're
requesting. >> Uh couldn't that become a conforming lot? uh but with with the reduction in the building in space wouldn't do that. Why not? Question.
The the um there are several requirements. There are setback requirements and there is a lot width requirement and regardless of the building size, the lot is in an existing non-conformance. In terms of lot width,
>> I don't quite understand that answer. >> So the the lot width has nothing to do with the building. It's just physically how wide the lot is at the street. >> Well, it's the point between the end improvements in >> but not the building. I'll explain. I'll show you on the Anthony. Could you pull
up the uh exist? Could you pull up the second sheet, please? >> The definition. Thank you. The definition of locked width is the width of the property at the front setback line which in this case is
60 ft. So you would look at a survey. You wouldn't be looking at any improvements in determining this. Okay. you would take a look what is the distance from one side property line to the other side property line at in this
instance 60 ft from the front property line. So, I apologize, but to be clear, at at this at approximately this spot from the one side lot line to the other
side lot line, regardless of improvements, is where you measure the lot width. It has nothing to do with improvements. And the lot width is 119.28 ft. That's what it means. Uh that's what I mean when we refer to it as an
existing nonconformance. It can't be changed and it run it's it's something inherent to this property. It doesn't have anything to do with the improvements. >> Okay. But you if you were to put a single >> Mr. Rogers the microphone, please. Oh,
>> I'm sorry. If you would uh that would be true for no matter what you built on that property. Correct. >> There's no form of creating a conforming
what lot with no possible way. >> This lot, correct? This lot is deficient. >> The improvements >> without regardless of the >> regardless of improvements, there's no way this could become a conforming lot for improvements in the future.
>> Correct. M >> Mr. Rogers to maybe clarify this. What probably happened here was when this original lot was subdivided, there was a different standard for that zone as to the width of a lot. Now it is it is 150
ft. >> Oh, excuse me. Yeah. 120 119. This one did not meet that requirement. So, it's considered an existing condition because it was already subdivided under previous
regulations. Yeah. So, so the way to think about it, Mr. Rogers, is that it's a creation of meets and bounds almost like a um like a title issue that lies underneath like runs with the land, right? So, you could
put a pool there, you could put a parking lot there and and as a result of the meets and bounds of the width of the property, it it would result in the same variance. So, it's regardless of use, but it's it's a creation of the meets and bounds.
Thank you. >> Anyone else from the board? >> Yes, ma'am. >> Mr. Tremor. >> Mr. Halper, I I do note that there is significant public safety concerns from the fire official. Um, is the applicant willing to comply with all 20 of the
items submitted by the fire official? >> The applicant is willing to comply with all the conditions? Yes. >> Okay. because that does as a public servant that does considerably put a risk with the in uh ingress and egress of fire vehicles. So
>> certainly and to clarify those comments have to do with ensuring that there are hydrants uh situated in the correct place. There is uh um FD there there there are um uh >> FDC's
>> FDC's there are trust notations and those are all standard um comments that the fire official will include in his review letter which we are able and will comply with and we are required to receive approval from the fire official.
>> Thank you sir. >> Anyone else? All right, we'll go um Mr. O' Sullivan to the uh first public forum. Let Mr. uh Chay explain
the first public forum. >> All right. So, we're similar to what we did with the last one. We just didn't have anybody come up for general comments. So, we're going to break this up into two parts. First part is called cross- examination which is basically you come up and you ask uh any of the
experts testified uh any pertinent questions regarding the testimony that they gave. So uh think about it like a cross-examination direct questions. Uh the second part uh once we close out the cross- examination part the second part will be general comments. That's where
you go up and you talk about how you feel about the application, your opinions, anything like that. All right. So we're breaking up in two parts. First part cross- examination. >> I'd like to make a motion to open the cross-examination on this application and this application only. Sullivan
>> second. Demarzo. >> All in favor? >> I I >> All right. Anyone who would like to come up and ask specific questions of the applicant, the people who testified on this application, please come forward now. Come forward now.
>> Yep. He beat you to it. All right, please raise your right hand. Do you swear or affirm the tell the truth, the whole truth, nothing but the truth? >> I do. >> Please state your name, spell your last of the record. >> Mark Ferrar, F A R R A R. >> And your address? >> 24 Birch Drive, Jackson.
>> 40-year resident. >> Yep. And just making sure that she's got it. >> I'd like to ask, Sir, you have >> I'd like to I'd like to ask you, sir. >> Um I don't know if you noticed, but I couldn't hear something that you were saying when you read that report. Could you please repeat that first part? For
sure. Thank you. >> He was talking about the purposes of zoning and he was reading from the municipal land use law and he was on and I'll read it >> the first section. So go ahead. >> It was the very first section. >> The first section, the first intent of the municipal land use law which is to
guide the appropriate use or development of all lands in the township in a manner which will promote the public health, safety, morals and general welfare. That is the first purpose and intent of the municipal land use law and uh codified in the Jackson Township zoning ordinance
244-3. >> Thank you. Okay. Yeah, I thought I thought it said something to do with morals and advancing the township. >> This is not the this is not the time for your general comments. >> I've been living here. Sir, you may ask
questions. you you you'll have your opportunity at the next part to to put your opinions and comments on the record. >> I don't want to cut me off. >> No, it's not about cutting you off. It's about making sure that we comport with the Robert rules of conduct. >> I'm in the middle of making a statement.
>> Well, what I'm saying to you is that the statement part is the next part. So, you'll you can come back up and you can put your statements on. Right now, it's just direct examination questions. >> Gotcha. Right. >> Thank you, sir. >> Understood. Yeah. >> Thank you. >> All right. I'll be back. Thank you.
>> Oh, you're more than welcome just to come up as >> if you guys want to line up. >> If you want to line up, that's fine, too. >> All right. Please raise your right hand. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> I do. >> All right. Please state name. Spell your last for the record. >> Eleanor Hannah. H nu m seven ever green
court, Jackson, New Jersey. I guess no podium. >> I I guess not. >> We were told it's being repaired. Then the public should have access to W. No, I don't want to sit, but you should have had something here.
>> Miss Hannam, I have testified before many elected boards. I'm not asking and none of them have >> conversation with Mr. Shay. None of them is not direct. I'm just giving you information. >> I find this extremely disrespectful, >> Miss So find everything disrespectful, >> right? So
>> I'll do this. >> That's fine. >> There you go. >> That's great. So, we forwarded your comment to buildings and grounds. So, they were made aware of it and me and Laura are kind of just here tonight. Yeah, >> they respond just like Brent Pullman
never responded to all >> Excuse me, Miss Hannah. Do you have questions for the Thank you. >> Um, so I'll start with the statement of operations. So I went through your statement of operations and first you testify that there is 50 members in
attendance typically 20 congregants arriving by car. So the other 30 the other 30 will be walking. >> Correct. >> Okay. And then it states that there's
approximately 65 congregants in attendance and an estimate of 20 vehicles. So first we go from 50 then we go to 65. >> Good good question. The the um statement of operations is covering the uh span of
the week and the 50 members is referring to uh the weekdays. Friday services typically there are more people and that's what uh the 65 number is. >> Okay. Well, what it says is it's seven days per week, but then at the back,
let's see, >> you also state that only walking is permitted, which will not generate any additional traffic on the property >> Saturday. He's saying >> I'm reading your statement of
operations. >> Well, look at the >> on chaveis only. Yeah. >> Walking. Yes, I'm aware of that. >> Okay. >> But then it turns around on the back at this time the congregation contains approximately
70 member families. >> So correct the the um statement of operations is attempting to detail the uh services and the number of families member families that exist in the congregation. So that 70 number is the
number of members of the congregation. >> That's not what it says. It says member families, >> right? Corre. Exactly. Member. >> So then So then with each family, you can have children and your wife. Exactly. And now we're adding. So we're
exceeding over 200 plus people using this facility. >> This facility is 70 member families and a family would have perhaps three people. So that would be 210 people. >> Correct. People including children. Yes.
>> Yes. So it is not necessarily 50 people. >> It is more like 210. >> The statement of operations during the week, the children and typically the women are not going to be coming. And therefore, the statement of operations
detailing the members that are coming during the week and driving will include typically only the adults and no children, right? And that's why it's 50. >> You we are looking at about over 210
people in this facility. Yes, we are. >> That that is correct. >> We we do have a dis just I don't know. I look at this and I see 50. Then I >> This is the time to question, not to comment.
>> Okay. Well, I'm just commenting that your inaccuracies on your statement of operations is um disingenuous. Uh my other question is, uh you talked about the walkers. Where will the walkers be coming from?
Well, we were told and and there are congregants here about 60 or 70% of the people live on this side of the street and then the remaining live on the other side of the street. >> So, how are they if they're walking, how are they accessing the facility?
>> What you mean entering the building? >> No. How are they getting there? If they're walking there, are they going up Fox and um Deer Lane and then using the access on Quail? >> Do we know that you know the answer how
the people we could bring one of the members? >> I do know because I've been there a lot. >> Okay. So then you know >> so then what will be happening is there is private access and I do have the picture that is an easement only for and
I am going to read it notice use this walk use of this walkway restricted to school children going to and from school use by any other persons is strictly prohibited.
So, what you're looking to do is use a municipal easement that is there for children to now be used for private use for the facility. >> What What property are you referring to? >> The walkway from Harfield to the
property >> on on which property is that located? >> Okay. So, if you look at your um >> are you referring to the uh walkway at the bottom of the screen? Yes, >> that the applicant owns and uh the lot
88 North New Prospect. That property is not part of this application. >> That was not my question. I was asking about your walkers. How are they getting there? >> There are congregants that will be able to explain how they're getting there, but I need >> I'm asking you. You're the expert.
>> That's a fact question that the applicant is here to answer. So, I will tell you that your congregants are using an easement that is there and designated
solely for school children to access a private facility. You do realize that's illegal, right? >> There is no um there there is no um place of worship there presently. it. >> So, I'm not sure what you mean when you say you see people accessing the place
of worship. >> Well, because uh the council president uh spoke with one of the residents that has been going back and forth regarding 18 Deer Lane and council president Mr. Bernstein turned around and told these residents that just hold on 18 Deer Lane
will be closed down and replaced by 88 North New Prospect. So therefore, >> Elanor, we're kind of getting a comment section of this, but it would also be >> this is a big >> I know, but you can >> and he's not answering my question. He
does know the answer. >> He answered that he doesn't have any fact knowledge as to the people walking. Um but also the bigger thing is that at that point it becomes a code enforcement issue. So anybody who can
anybody who has a grievance can submit, you know, an application to code enforcement. >> It is a legal issue. >> Well, it's it's a legal issue as to a property that we're not we don't have in front of us right now with an easement that we don't have of record. >> It's on record.
>> No, that and they and if it's deed restricted, they have to comply with it. It's it's a deed restriction. It's filed with the county whole nine yards, right? So, but at that point what happens is that either code enforcement uh or or police somebody somebody enforcement within the executive branch has got to
get involved to do something like that. >> Well, the concern that you know for this board is we have a lot of kids going to walking to two schools using the easement off of quail walk using the
easement that Jackson Township paid for. >> Right. So, so the just to be clear the the board only has jurisdiction over the application in front of it, right? So, it's a quasi judicial body. So, you know, we can we have the application, we have the variances and waiverss that are
being requested. We have the requests that are made pursuing to the application. When it comes down to um enforcing an easement area, the board doesn't have jurisdiction to do any of that. Um, so just if you have any other >> I'm putting the easement and the safety
of our children in this town. >> I I fully understand you. I'm just saying that that nobody here is able to go out there and write a ticket to anybody >> because it is very concerning, Mr. Hower, that the use of adults interact strangers to with our children trying to
go to school is extremely concerning. >> Extremely concerning. And I will note >> if we have any more questions, we got to keep it >> many many questions. So, um, let me stay with Mr. Heler.
Um, you had made testimony about that property prior being used by a trucking company or trucks and things like that. Um, so basically you're trying to make it seem as though and I'll quote
somewhat commercial use that is only to benefit because right now your negative criteria really needs to be uh fixed. So um when you made the comment about commercial use did they have a variance
for this? The comment was made um for the previous owner. The current owner is not using it that way. And I do believe it is of historical significance that there was a use previously on the property of heavy
trucks and this was observed during soil testing several months ago. So I do have direct knowledge of it. um that previous owner no longer owns the property and I don't have knowledge if that owner received a variance but those
improvements still remain and I do believe that that is relevant to the property the fact that the property is heavily covered with uh gravel driveway and with um that rear structure in the yard. I I do believe it is something for
the board to consider. Um, yes. I don't have that. >> That's an assumption because all the neighbors in the area said that it was never used that way and some of them lived here for 30 years. Um, so when we're talking about the 150 foot
width, does the e and you're you're asking for a variance to reduce the 150 foot width to 110.
>> The current lot width is um 119.28 is the lot width. >> Okay. Does that includes include the easement? >> Lot width in includes the area the the distance from one property to the other property and easements are part of the property. Yes.
>> So what you can actually use is 109. >> As noted, the applicant is ensuring all improvements remain outside the walkway. >> Well, Jackson Town should pay for that easement. >> Correct. Correct. Yes. >> So it it's not your granting.
>> Um Okay. So, and the sideyard setback in the southern portion of the facility is 20 feet. That includes the easement. >> Sideyard setbacks are measured to the property line. So,
>> so it so it's basically without the easement, it's 10 ft. >> That that that is correct. Yes. >> Okay. Um, >> well, it's correct that if you're measuring from the easement, it's 10 feet, but the way the ordinance reads, you measure to the property line, it's
>> to the easement, it's 10 ft. >> Um, I suppose um, did the applicant take down the Thompson Lane sign because that always was Thompson Lane and the sign
was always there. And then more recently it disappeared. >> I do not know. >> Okay. Um so did you factor in the fact because you did you're trying to give this illusion of you know this beneficial use
because there is a park across the street for public use. There's two elementary schools and this fits right in there. What, how do I say this? What consideration has been taken when
doing this design and looking at the crosswalk? Because more and more in Jackson Township and I I traveled through three counties to get to work. So, it's not just here, it's everywhere. People are not looking. They're looking
down at their phone. the I've been here 62 years. >> Elar, do we have a question? >> I do have a question and I'm getting to my >> So, people look down at their phones and I have never seen the amount of a accidents in this town and people killed
as I have in the past two years. So, with that said, and there is the the traffic study, the entrance to the facility. Can we go to the the other slide where you >> It's a question for him or the traffic
expert. >> No, no, it's for him. >> It's the design. >> Anthony, could you go to the next slide? >> Entrance. >> Yeah. >> To the this slide. >> Yes. >> Could you zoom in to this uh area >> and leave the easement to the south?
>> Sorry. So when you were doing the the design and you were doing the design for the the entrance to the facility, what considerations have been taken for the walkers that are coming up through
the easement for their walking path for the students to walk towards North New Prospect to then cross in front of the entrance to your facility to then cross over
to get to Camp Joy. >> Good, good question. So, the the drive was designed um as to as you see and depicted on the plan, Newark Drive is directly opposite our drive and good
design would provide for providing uh an intersection design with a driveway access or a new intersection access directly opposite an existing entrance. So, the drive was designed and placed
directly opposite the Newark drive. And as you see, the crosswalk toward the top is directly beyond uh the drive. So, a walker along um the walkway easement would walk along the easement. There are
88 curb ramps uh across the drive and the drive will have um it is not depicted. The drive will have as well a crosswalk across the driveway for the walkers to walk along North New Prospect and access the crosswalk existing across
um ADA across uh North New Prospect. So then the design of the entrance to conform to be right across the street from the other had absolutely no consideration for our children who are walking to school because our children do not school does not start for them at
9:00. Do you know what time Johnson school starts? >> I'm not aware what time Johnson school starts. >> 8 o'clock. >> Okay. And in your statement of operations,
what time are people traveling? >> The morning services are approximately 6:30. They end at um they end at at 9:00 a.m. >> They're 6:30 to 9.
>> So, we have kids walking, buses, and everything else. the kids are walking, meaning the services go from 6:30 to 9, meaning the the cars come about 6:30 and then they're leaving about 9. >> So, the kids are there um you're saying at 8:00 and there is a crossing guard
for the kids when there is not going to be as many cars, >> but there are crosswalks. >> I will tell you in my experience of watching what I've been watching here, >> my granddaughter almost got run over. She had to dive off her bike.
I'm just saying. >> I I >> guess Excuse me. >> I hear your concern. >> Yeah. >> Yeah. Because my grandchildren live over there. I guess my next um question will be for Mr. Ray.
So, Mr. Ray, the the traffic studies were both done um May 1st and May 8th of 2025 on a Thursday. So when I was going through your
your report, you made commentary regarding traffic and referred only to Crawford Rodriguez Elementary School. There is no note about Johnson School in here.
>> Yeah, that that that's what the sign said, but I understand there is another school. Yes. So that's not in your report that there is Johnson school. There's two elementary schools that these children >> and the most important thing is we counted the traffic and uh the traffic
from both schools was counted. It's in the study. >> Okay. Manually click. >> Correct. Um, so when you did your your traffic study, you never did the other due diligence of looking at the traffic study of
pedestrians, which is a vital concern because of two elementary schools and a very large >> We need a question. >> I'm asking >> we we got Okay, just if you phrase it, you have to phrase it like a question. >> Just that's this part.
>> Well, I asked him the question. There there's nothing here. So, can you ask >> that's a statement? We need a question. >> Can you tell me about the pedestrian uh calculations that you took because that is a requirement under municipal
land use? >> Yeah, there there there was a school crossing guard there during the school peak hours. So, the school crossing guard assisted the pedestrians across the street. So, but you never took count of how many students how many of our children are walking.
>> There was a school crossing guard there crossing the kids. >> That is irrelevant. >> Did we count every kid that crossed the street with the with the assistance of the school crossing guard? We did not. >> No, you didn't. Which is an equal protection
>> because there was a school crossing guard there and they >> which is an equal protection argument here >> and they took care of it. Mhm. >> That'll be all. >> That's it. >> Anyone who would like to come forward,
feel free. >> All right. >> Thank you. >> Please raise your right hand. Do you swear and affirm to tell the truth, the whole truth, nothing but the truth? >> Yes. >> All right. Please state your name and spell your last for the record. >> Annne Weber Rodri O D R I G U E Z. Nine Hampton Lake
Drive. >> I just have a question. I've got >> Yeah, if you could just >> I got confused when you said you didn't know about that easement that was just for the children of Jackson and you said that the police are their naked tickets. But if you
approve this, don't you have to have consideration for that? >> No. No. So, so what what happens is that um by case law, planning boards and actually zoning boards, they don't have the ability of of uh resolving title disputes. That's the purview and
jurisdiction of the chancery division, the superior court. Okay. So if there is some kind of you know dispute regarding the easement or you know who's supposed to be on it who's not technically what happens is that somebody who has an issue like that number one either goes
the the route of code enforcement um something to that effect or they can file like an order of the show cause or something like that regarding the actual clause um of of the deed restriction itself to the superior court. So, so by case law, the planning board doesn't
have jurisdiction over title disputes, which is it's it's a little confusing because, you know, we're land use board, but that's how New Jersey law in, you know, all of its infinite wisdom has broken it up. >> But you should consider that. It should be considered if you're going to
>> it's it's case law. It's >> Excuse me, Mr. Shay. >> Yeah. Could we require signs uh informing the public of the uh purpose of the >> Yeah, we can ask for a condition >> at this board. >> Yeah. >> Okay. Thank you.
>> Anyone like to come forward? >> Oh, you got to run. >> Have two. >> Please raise your right hand. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> I do. >> All right. Please state your name and spell your last for the record. And please adjust the microphone because we can't hear you.
>> My name is Patrick Panella, Pan L. I live at 15 Quail Road, Jackson, New Jersey. I live within the 200 ft of uh this property that's being talked about today. Uh I'm probably part of the
reason that this is being built because at 18 Deer Lane, that home is being used as a house of worship. But that's neither here nor there. >> If you have any questions here. >> Gotcha. >> So, it seems like there's been a lot of money spent here. Correct. In reference
to this home purchased for almost a million. >> The microphone, please, sir. We can't >> purchased for almost a million dollars. Correct. >> I have no idea what they paid. We wouldn't know. >> 990,000. You got to look it up on Zillow. Okay. So for all this, you know, it's a very fancy thing you are all
doing here with all these layouts and all this stuff, but at the end of the day, let's keep it simple. In reference to the school, we had people had to ask questions about the school and about kids crossing there.
I've lived there for 30 years, okay? Kids cross there all the time. Why was this home purchased? Was this home purchased to be used as a residential home? >> We don't know the circumstances surrounding why it was purchased. We
only know that um we're here tonight to build this synagogue and we have to comply with the ordinance or prove why we don't why we can't comply with any. >> Okay. Well, did the purchaser consider the fact because I see all this money
that's spent. Okay. It's a lot of money being spent here. Did the person purchasing this house do his research to find out that he's asking for about 25% of the property line, right?
He doesn't have. So my question is at what point do we say we're not going to violate an ordinance? Is it 25 ft? Is it 30 feet? Is it
somebody that we don't like comes in at five feet? Uh where does it go? You know, >> to to answer the question, that's what the board has to decide whether the sufficient proofs were put on the record to justify that variance for that
deficient lot. >> And I have a question uh for you, Mr. Shay. Um you made a comment about this easement section, correct? And you said something about the planning board. Um, they don't
have authorization or justification to become involved in that. Correct. >> So, just to be clear, so what I'm talking about is is a jurisdictional function of the board, right? So, via case law, the planning board doesn't have the ability of of determining title
disputes over easements or anything like that. >> Okay. But who does own that easement? Well, what I'm saying township on it? >> I have no idea what I >> Why doesn't anybody know that prior to you coming in here and holding this whole meeting, >> right? So, number one, the applicant has
to testify on behalf of their own application. So, we >> Well, you can't trust the applicant. Like, does the township have a traffic expert? >> Hear me out. So, >> does it does the town traffic? Let let me let me explain to you kind of the the process here
>> because I can pay somebody $500 to tell me that >> hang on hang on. The board has their own professionals, right? We have a we have an engineer, we have a planner, I'm the attorney. The applicant comes in here. They bring their professionals on. The applicant is the one who has to put the
testimony on the record to warrant whether or not what they're requesting is enough under the legal standards of the law. So, in this situation, the I know everybody keeps on focusing on the easement, but >> I'm not focused on that really, Mr. Shay. I'm just bringing a point to it.
>> What I'm saying to you is that the board one time one at a time, one at a time, the board does not have jurisdiction to determine title disputes over easement areas. It's via case law, right? So a long time ago what happened is that somebody tried to file an application um
to a planning board involving a title dispute. They tried to backdoor their way into chancery division regard I think I believe it was the planning board but like going back 30 40 years ago that's where the case law stems from. So that's where we're at right now. So the planning board doesn't have
jurisdictions. The planning board has to take into consideration all the legal tests that the applicant put on record regarding the C2 um and the waiverss. There's a legal standards for each one of those based upon the requests that are being off being presented. >> Can I speak?
>> Okay. Everything you said sounds great. >> Mhm. >> Right. But not having that information, not knowing the legal status of that easement or the property. Right. >> I'm going to I'm going to direct you to the to the applicant so he can testify.
>> You can't vote on this as a board until you know what's legal there. >> That's that's not what I'm telling you is that the board via case law via New Jersey Supreme Court case law >> does not have jurisdiction. Forget forget about >> common sense.
>> Okay. I I understand that from your perspective, but I >> the board does not have the legal jurisdiction via New Jersey Supreme Court. They shouldn't have the jurisdiction. fully understand that that common sense dictates what you're talking about. With
that being said, we need to have Supreme Court justices that have decided otherwise a very long time ago and it's been Supreme Court every year. >> All right, Mr. J, I'm pass that right now. My other concern is this. We brought up the schools. >> So, if you have any questions for the applicant, now is the time. >> Okay. They brought up the schools and everything and you talked about fire
codes and and different things with the fire station. Was the firehouse literally being 100 ft away from that home a consideration that this should not be built there? Because I'm going to tell
you this, I live right there. Okay? And that fire truck is coming out more than ever before. And >> we need a question. We need a question. >> What >> if you can Okay. You're welcome. Please ask a question. Anyway, >> not anyway. Please ask a question.
>> I'm talking it out. >> Be respectful and do it according to the procedure. >> Don't interrupt me. Let me talk. >> You don't interrupt me. So, please ask a question and do it according to procedure. >> Was the firehouse up the street taken into consideration when we're talking
about traffic and everything else is going on there, the kids that go to school there, the other homes that are right directly there, the traffic light that's right at the top of that street. when we're talking about traffic and I know you brought in your expert. I lived there.
Was all of this taken in consideration. I already know your answer but I know it wasn't. So first when the applicant looks at a property to develop, they look and see if the use is permitted. If the town felt that this area was not appropriate
for a house of worship, the ordinance would say you can't put a house of worship on the street. It's a permitted use. So that's what we have to follow the ordinance. >> Oh, so you're telling me that the town didn't consider it? >> I don't know what the town considered when they
>> I'll be back. >> Madam Chair. >> Yes, sir. >> If I might, please. >> Um either to Mr. Halbert um or Mr. Ray. I don't know if this is a source of confusion for anyone in the room, but there appear to be
two walkway areas. One runs parallel to your southerntherly property line, and it's depicted on your survey as a walkway easement dedicated to the township. And then there's another one that runs from your southerntherly property line out to
Quail Road, which is depicted on your survey as a private walkway. Could you for the purpose so that the public, the board members just so there's no confusion. I know the folks out there might understand that live out there may understand it, but could you clearly delineate
what's where, what it is, and to the extent you know, whether or not there are any restrictions? And if you don't, can you commit to the board and the public that you'll come back at a subsequent meeting with that information? Yes, I'll go through the the easements.
The easement running along the southerntherly portion of the property, the 10- foot wide easement that is noted on the survey as easement to uh walkway easement to Township of Jackson and which is also
known as Thompson Lane. That easement is a 10- foot wide walkway easement to the township of Jackson and that runs along the entire length of >> I'm sorry I'm not seeing any light.
>> I'm sorry that it's faint. >> Mine is >> I could. >> We can't see anything. >> I'm sorry. One minute. Oh yeah, >> thank you Anthony. Thank you very much.
there. The easement along the property line is an easement dedicated to the township of Jackson. It is within our property. It is 10 ft wide. And this is the easement within the property. That's one
easement. There is a separate easement along within lot 27. That easement is not on the subject property. It is a separate
easement from Quail Road within lot 27. I don't have knowledge right now who that easement is to and we could um determine either within the next few >> the owner of that lot is here. He can answer that question too.
We're going to have the owner of that lot describe the easement, please. We'll swear you in microphone. Good. >> Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> Yes, I swear. >> All right. Please state your name and spell your last on the record.
>> Fal Fischer. Last name is F I S C H E R. I am the property owner of 28 Quail Road. This is the lot that you see along that easement. As far as I'm concerned, the easement is something that is technically on my lot that was given over to the Township of Jackson to use.
There is a sign stating something about kids using it, but that's as far as I know. >> Okay. >> Thank you. Anyone else with questions for the applicant,
please come forward. Just to get an idea how many more people intend to speak. >> Okay. >> Thank you. >> All right. Please raise your right hand. Do you swear, affirm, tell the truth, the whole truth, nothing but the truth? >> I do. >> All right. Please state your name and
spell your last record. >> Michelle Vlo D L O Steven, please. >> Thank you. Um I just had a couple questions but >> um in the microphone ma'am please thank you >> before I did there's been mention a few times of signage and is there a sign I
have a picture of that sign that everyone's referring to on quail would that be helpful to you guys >> so so if you have any questions for >> I do but I'm asking you would it be helpful to have the signage or you're not >> No thank you ma'am that's okay >> we take your word that there was a sign there
>> okay it's from the DPW post not just a sign written or whatnot Okay. Um this um drawing here for lay people like myself, I'm a nurse. I'm not an architect or an engineer. It's it's a little overwhelming. So, do you have some I
think there was one slide where that you showed the landscaping. I think that's easier to read for >> Anthony. Could you pull up the aerial exhibit, please? >> Oh, yeah. That that's easier for for me to see. >> Yes. Yes. So the um Okay, sorry.
So the the parking lot would be right off of New Prospect, correct? >> Correct. >> Okay. And then the the building the structure is in the back. So it kind of it it backs up to the home next to Everett Lane. Would that be correct?
>> The uh distance is um approximately 69 feet from the rear property line. >> Okay. So 69 feet from the rear property line. Then there's a home next to it. back there and then it's the entrance to Everett Lane, that culde-sac, right? >> Correct. Yes.
>> Okay. So, the the plan is 53 vehicles in that right here in this parking lot. I think you said 53 >> 53 parking spacing credit for five EVs. So, >> okay. So, you you did mention the times
of peak traffic. There's already peak traffic and cars queuing in that area on Friday evenings. It and you did mention um the congregation. I've heard a few references to the congregation. Is that where services are being held now? And when you say the congregation, what are
we referring to? Like >> where there are no services held currently at 88 North New Prospect. The congregation does exist elsewhere. >> Okay. Where does the congregation exist now? >> The the applicant is going to come up and uh >> Oh, okay. So they'll So will we have an opportunity to ask the applicant
questions? How does that work since they didn't testify yet? >> Sorry. Um yeah, well at some point we could bring someone from the congregation >> after after we could bring him up right now if you want to ask questions. >> Yeah, that would be great.
>> Thank you. >> We'll have to swear you in, please. Thank you. All right. You swear, affirm, tell the truth, the whole truth, nothing but the truth. >> I affirm. >> All right. And please state your name and spell your last of the record. >> Schlomma Abseld. Ob SL D.
>> All right. And you're testifying as a fact witness for the for what? >> For the applicant. >> Okay. >> Okay. Sure. So, there's been there have been a few references to the congregation, 70 families with 200 people or whatnot.
There no services at that location now because when you hear congregation I'm thinking there are services. >> There are no services at the location. >> At the location so where are the services being held if they're in walking distance? >> There are currently no services at the location. So >> right. So but when you we keep referring to
>> is a future this is a future congregation to be built on the site. >> Oh so there's no existing congregation >> at the site. There's no existing congregation. >> But there is an existing congregation just not at the site. I'm asking is there an existing congregation? >> I don't I don't think that's >> there. Yeah, I think the the answer is
do they meet at locations for to pray? Yes, they do. But not at this location. That's what the board is focused on this property. >> Okay. So, there is an existing and you say 70 families. So, is that capped at 70? Will it grow? How does that how >> it could potentially grow, but it has to
meet the fire code. So, you can't have too many people in there. It has to whatever the capacity is. And what is the capacity for this loc this building? >> The fire code capacity, I'm not sure we know that. Maybe the architect does. >> So, just to be clear, what happens is
that when uh maximum occupancy of a building like this one, right? It's actually up on the wall over there. Um once you get past zoning, once you get past your zoning permit, you have to go to the building department. Once you get to the building department, you submit for building permits. it it goes to
fire, it goes to plumbing, goes to electrical, it goes to building. Um they determine pursuant to the international fire code and the international building code how many what the max occupancy is. So we don't even deal with that at the planning board level or does it because we don't have jurisdiction to make that
call because they're federal regulations >> which basically is you decide if it's okay to be built on this, >> right? And then what happens is they have to go through um resolution compliance. It then goes to uh the the zoning permit. zoning permit goes to the building department, building department
and fire make that call. >> Gotcha. >> Yep. And then they have to comply with that. If they don't, that becomes a code enforcement issue. >> Okay. Okay. Now, as far as construction for the facility, um there was mentioned I believe you have to take the septic. I don't know much about this stuff at all.
The septic and bring it out to the public sewer and water Georgia road. They have to get a board of health approval to decommission the current septic system. >> And then they need the sewage authority approval to run a new sewer line. Okay. >> Public sore, not the septic anymore.
>> And that's breaking up the road and all that kind of like what's going on for Farmers Lane. >> I'm not Ellie. Do you know where the sewer line is? I'm sure there has to be some construction to dig the >> Yeah, I mean the sewer line is located on Georgia. These would be roadway improvements entailed uh together with
the public. What do you mean road where you improve? They're tearing up the road. They have to repave it then. >> Correct. Yes. They're called road >> putting it back to where the way where it was maybe. So with that typically what's the time frame for something like that? Like how long are we looking at roads closed and
>> construction road timeline? I'm sorry. Yeah. >> For construction roadway closings are hard to estimate. Exactly. a a project of this scope, 700 linear feet, should not entail too many days of roadway closing. >> So, we're not looking at weeks, months,
as some things. >> No, no, no, no. >> Okay. Now, staying on construction for the the site build, if you will, the the you know, the parking lot, the building, whatnot. Um, what does that entail? We have noise, you have traffic, you have
kids crossing. So what >> the township the township uh engineering department has requirements where uh for times of of uh for times notifications of construction and >> I meant more length of like
>> the length of a construction uh project such as this such as this from the be from the start would be typically eight months to 12 months. So that involves a lot of >> it would be coordinated with the township engineer. There would be
inspectors. >> Okay. And then the um the walkway we keep talking about the easement. So when the children come out of Quail, which I know is not part of this property, when they come out of Quail, that township designated street uh easement, they make
a right onto >> Correct. Yeah. >> That Okay. So what what are we looking at by the time your your shrubbery is up and the rest of the walkway? How what's the width there? >> So the applicant is is the applicant is maintaining the entire width of the
10-ft walkway easement. No >> even after their greenery and all that. >> Correct. It was the greenery is beyond >> gotcha. >> Is not will not interfere. >> And what is the dividing piece other than greenery? So now I've got a kid walking this way and you've got a car flying in this way to get into the
parking lot. Is it a fence? Is it just shrubbery? >> There is shrub right now. What is proposed is shrubbery. That's what >> So that's the only thing to divide my child or a child walking in a car coming in and out of the parking lot.
>> There's no car Thompson Lane to clarify >> talking about at the driveway. Now, >> do you mean that these cars the the parking area >> the parking area is is cur is clearly delineated. >> Oh, I see what you're saying. Okay. I'm sorry. I understand what you're saying. So what's the blue thing? >> The blue thing is just a depiction of
the storm water management uh system. >> Okay. So but what will that that will >> that will have a that will that will be an approximate 2 and 1/2t depression uh for water quality for a surface basin with a fence around. >> So what is I'm I'm just trying to
understand what what's that going to look like? Is that something that cars can drive on? >> No no it no. Part of that that will look like landscape that there will be some landscaping around >> the division between the parking lot
like where cars will park and where people will walk where students will walk. >> Correct. >> Okay. The division though becomes a challenge. I know you went over it but just to to make clear the crosswalk there in white.
So, we're saying these kids are going to cross the driveway, right? Coming from um Thompson Lane, >> there's a crosswalk across 88 North New Prospect and there will be a crosswalk across the driveway to and >> and but there's no crossing guard there
any crosswalk that's there now. In other words, kids have to walk across the driveway. >> They will they will walk across the driveway and across the crosswalk. Correct. That's that's a dangerous thing. Okay. And then the um I believe
it was said, but just to clarify, Johnson school starts at 8:10 a.m. >> Crawford Rodriguez school starts at 9:00 a.m. Maybe 9:10. I'm not sure on that one. Um so you've got that staggered staggered staggering. And then you've got their dismissal times. I don't know
if they conflict. I understand a traffic study report was done. any of these things, drawings, pictures, whatnot, it's not the reality. Um, so does everybody who like traffic and have you all been to
the site like is that something that you physically like see what goes on >> as part I have been to the site and specifically the traffic expert has been to the site and he could answer specific questions regarding traffic. No, I know. He said there's a crossing guard and whatnot, which there is. But now with
increased traffic there, we've got one crossing guard. She's elderly. >> It's is it realistic that to have cars coming and going in and out with this one? Like whose responsibility is it to make sure
it's a safe? Is it the township? You sounds like a disaster. >> What happens? There's a couple different layers to this. All right. Number one, that's a county road. County has ultimate jurisdiction over everything that happens on that road. Right? So what the applicant actually has to do during resolution compliance. Uh so
there's a process to this after this part. It's called resolution compliance. They have to get all their outside agency approvals. One of them being the county. Um there's that aspect of it, right? So they actually have to petition the county and say, "Hey, this is what we're looking to do. Can you approve it?" You know, if you don't, we're dead
in the water. um then they have to come back and they have to get something new. Right? So, uh there's that. The the other aspect of this is also uh I know I keep on hammering on this word but jurisdictional. Um zoning boards are allowed to take into consideration
off-site traffic. Planning boards are not. Planning boards have the ability of determining whether the ingress and egress are safe and efficient and everything like that and then the the circulation on the site itself. But off- streetet traffic uh off-site traffic the
planning board actually doesn't have jurisdiction to take into consideration for just for purposes of the denial. >> Okay. >> Okay. Makes sense. One last question. So now the >> somebody who was up earlier mentioned that when you say the 119.28
width that's taking into account the 10-ft easement. the the ordinance uh definition yes includes the >> but the reality is that the property width is 109.28
>> after the easement >> the reality is the property is is 119.28 28 width and there is an easement on the property. That that that's >> that's semantics, right? But it's 10 feet width that can't be used by the property owner. Is that right? >> And the property owner ensured that the
improvement >> No, I understand. But so so the width that they can work with is 9.28 ft. >> Correct. No, >> but the current ordinance is for 150 feet and the current standard ordinance whatnot in the town's 150.
>> That's all correct. But you got to remember, you can't just look at that one zone ordinance standard. You have to look at the entirety. We comply with everything else. So we're not too close to the property line. We're not over building by adding too much coverage. So
u we meet all the ordinance standards except for that one. Whether you count whether you counted 109 119, it doesn't change the fact that this building and everything is improved >> is compliant. No, I understand. I understand that. It's not. That's why we're here tonight basically because it's not compliant. So, we're talking
about 150 ft is the ordinance, but we want to do the they want to do this on 109.28. You're not going to agree with me. I know you're not, but that that's that seems to be the reality. >> I agree with you that what you're saying is correct. >> Okay. That it is 109.28. >> It's if you count from the easement,
it's 109. Yes. >> Right. But the easement that they can't and and agree to not build on. Okay. Great. Thank you so much. >> Great. So, and and just just to be clear, just so it's it's easier to picture, right? So, um doesn't matter what you put there. If if they want if
somebody wanted to put a residential home, if somebody wanted to put just a pool, if somebody wanted to put just a parking lot, the meats and bounds of the property pursuant to how the ordinance is determined in the township is, you know, whatever the applicant indicated,
119 or 109. But the but the ordinance itself requires 150. >> So based upon how the property was subdivided probably >> I I don't know probably 30 40 years ago there was probably a different ordinance in place which required less of a lot width.
>> So it doesn't ironically it actually doesn't even matter what you put there because no matter what you bring to the planning board you will require a width variance in one form or another whether C1 or C2 because of the meets and bounds of the property itself. Um, so that
that's that's what that's what he was trying to explain, >> right? I'm just trying to understand and get the visual of it all. And I know I said last thing, sorry, the trucks coming in and out that whole thing. Where is that documented? I'm there 20 years. I've never seen trucks coming in or out of that driveway.
>> This This was observed by this and this was observed myself. I observed these. >> You observed trucks? >> I observed when I was doing soil testing from previous >> And how long ago was that? Did you say was that five months, would you say? >> Um, several months. >> Okay. I I'm just going to say 20 years.
I've never seen trucks. It's been a home and that's it. So interesting. >> What was that large garage in the back used for? >> No trucks coming and going. I don't know storage. >> You can ask the old owner. Was it used for storage?
>> Excuse me. >> There is no there were no trucks coming and going. One end of that is um the driveway for the owner. The other end is Everett where you can't even really pull a car through. So I'm just telling you >> I was mentioning it as historical. I
>> No, I understand. That's why I wanted to ask because I've never seen trucks and that that's it. >> Just so it's our position that although Mr. Hower offered that as part of his support, whether if this was a vacant lot, the proofs would be exactly the same. We don't we're not we're not
saying that we're improving a condition and therefore we are entitled to the variance. He was just using it as a example. >> Understand but it was brought up so I wanted >> and he did bring it up. >> Okay. All right. Thank you again. >> Thank you. >> All right.
>> Hello again. >> Yes. You sworn in again. >> All right. Do you swear affirm to tell the truth the whole truth nothing but the truth? >> Yes, sir. >> All right. Lori, do you have her in? Yeah. Okay. >> I'm Christina Quatrana. I live at 1303 Dalia Court. >> You can ask your questions.
>> Huh? >> You can ask your questions. >> Okay. I can just >> You're already sworny. You already got you. >> Okay. All right. Hi. I don't know who to >> the microphone though, ma'am. Please. Thank you so much. >> So sorry. Um I don't know who exactly I need to
>> Okay. Okay. Lovely. I I'm very familiar with your community. Um, I've worked for many of you over the years. So, I have a question. Um, because I've been in Lakewood a whole lot and it has to do with your to I don't know what they're
called, but they are known as Torah students. They are grown men who come to your temples and your you know your congregations and you stud and they are studying the Torah. And and I understand that many of
them live in, you know, they move in with many of your community within your community. They they move into the homes and stay there while they are studying the Torah. And this was my question. Um,
how many tour students because you're saying there are 70 I think it's 70 um >> families but how many tourist students are you anticipating to come into Jackson
because I'll tell you why I'm asking this question. I see them on count mainly on County Line Road. Many times I will be driving down county line road all different hours nighttime daytime
you name it there are grown men who are doing a lot of walking whole lot of walking you know they they are you know they're doing a lot of walking so that becomes my question is are you accounting all the tourist students I
think they have an answer for you so we I look back in to the with the members of the congregation and they stipulate that there are no Torah students associated with the >> are they anticipating that to occur as it has in >> the answer is no
>> we can stipulate that yes >> we'll put that in the resolution >> right >> no students >> that that's my qu that was my question um also in relation to that since they're walking so much are there
appropriate sidewalks or are they going to be walking in the road going to and from your place of worship if you know what I mean? >> The the applicant has agreed to extend the sidewalk uh to the edge of the
property line. >> The reason I asked that question is safety. You know, I when I drive I want to just explain myself. >> Sure. The reason why I'm asking that is I see many of your tourist students, tons of them in Lakewood, walking County
Line Road. They're not they're walking in the road, you know, and and County Line Road is a very busy road and they walk with the um illuminating things so this way they don't get hit. Yeah, I'm
I'm being honest. But, you know, I see that and I'm thankful to Hashem that this is going on, you know, because you don't want to get hit and you don't want to hit anybody. So, it's a safety
question that I'm really devising for you because I think I think I think you you know the TOR student question is very important. Well, I think they've already >> But we've already indicated there's no
conditional approval. >> The other I had two other questions about it. Um >> the security lighting is very bright. At least I notice that in Lakewood every time I go to Lakewood that huge, you know, the um and is that
gonna be is is this place going to be near any residential homes that if it's going to be on all night and you have these huge >> the lighting there's no spotlights at all. So, it's just e security lightning that's dim on the building just to make
sure >> and then >> they turn >> and we'll ask for stipulation that the lights be turned off at >> 10 p.m. She said earlier >> 11:00 >> 11's better. Yes. >> I'm just only asking >> Yeah. It's not like it's not it's not lit up
>> disturbing anyone's sleep or anything like that. >> The lights have shields on them. Correct. >> Shielded lights. >> Cut off shields. Yes. Yep. >> Because I know near Jack, right on Jack in Jackson, you just built a I don't know if it's a ma'am. >> Question.
>> It's okay. But >> your next question. >> Those lights are bright. But anyway, um wet wetlands were mentioned. That's >> they got a letter from the D. There are no wetlands. >> Okay. Because you never want to build something,
>> ma'am. There are no wetlands yet. No, I got it. Yeah, agreed. Okay. All right. Um, is there is there enough parking for what you what all the people who are
anticipated to come to your place? >> There's a the ordinance um we meet the requirement in the ordinance. Yes. So there's no variance associated with the number of parking spaces. >> Okay. >> Those were my questions. >> Thank you, ma'am. >> Thank you.
>> Thank you, ma'am. next. Please, please come up. >> Oh, yeah. She's >> Take your time. Better. Hold on for that. >> Right. Please raise your right hand. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> I do. >> All right. Please state your name and spell your last for the record.
>> Miriam Falsc. F O S E K. And I'm at 108 North New Prospect Road. >> Okay. My question is again reiterating about the amount of people that you're indicating that's going to be in this so-called house of worship that you're going to be building. 200 people is a
lot of people. Potentially there could be more because we don't know what the code enforcement >> ma'am the microphone please. Thank you. >> What the code enforcement is going to be allowing. Um my concern is they're going to have cars in and out. You have space for enough 50 50 cars or whatever it is.
They're supposed to, I guess you had indicated, to put no parking um signs on the street so they don't go parking on the street. So when you when you have more than 50 cars, where are they going to park? >> Well, >> where will they park? >> Camp Joy.
>> Number one, um the board planner asked us if we would request that the county allow us to put no parking signs there. So, we don't have control over that. That would be the county's call, but we'll ask. And number two is that we have to simply comply with the
ordinance. So the ordinance says 53 spaces. We're providing the 53 with the EV credits. So we meet the ordinance requirement. >> The ordinance is required what? Because of the size of the facility. Is that what it is? The amount of people you say they're going to be there, but they're saying that there's going to be 200
people potentially. >> Could be 200 cars. What if they all have a car? Then what? >> What if they all were to have a car? So if every family and every child drove a car to this facility, they won't it wouldn't work. They can't do it. >> It wouldn't work right >> as it is. There's so many people now that I
>> That's true of every facility. If everyone drove to every church or synagogue, >> I live on that street. I live on the other side. The firehouse is across the street from my house. The firehouse is a betterment for the community. The betterment for the community. The house of worship that they want to indicate
and place over there is not a betterment for Jackson. It's only betterment for certain groups of people, not for everybody in the town of Jackson. There's enough house of worship now down the street on Woodlane. >> Ma'am, we need a question. It's got to be question.
>> My indication is that when the parking becomes an issue and they park down in front of my house, what am I supposed to do? What are my neighbors supposed to do when there's nowhere to park? Because they now have 200 people, 200 cars, they're having a party. Even though they say they're not having a party, they
have a they're celebrating something, whatever. >> So, two there's two answers. First, the betterment of the community. That's not a test for this board to consider at all. This is a permitted use. So, we don't have to prove that there's some beneficial need of the community. It's a
permitted use already. Right. As for parking, we meet the ordinance standards and that's true with any use. I mean, will it ever get overparked? We can't say. We don't >> when they have an overflow, that's not a betterment for the community. That's that's a problem for the police department. It's a problem for the fire
department, problem for the ambulance. >> Ma'am, what happens? you call up code enforcement and you let them know that that somebody's violating the on street parking >> ordinances. That's unfortunate because I know that people have called for other things when their people are driving and they have red lights flashing,
>> right? But that's a township's enforcement mechanism for something like that. >> That's a problem. I'm concerned because I and my neighbors around us. What's going to happen when this facility if it gets built? Hopefully not. But if it were to get built, all the other places that have been approved for a house of
shaw where they go and pray now, what are they going to do with those? Are they then going to come and congregate at this location? Because they're already building on wood lane. They have a mikvah going on wood lane. >> Ma'am, if you have a qu now is the question. >> That's the issue that I have. >> Right.
>> And then again with the lights, I know they indicated 11 o'clock at night. I think that that's a little bit too late because I go past a lot of facilities and the lights are extremely bright and it's all night long. It's not just till 11 o'clock at night. Maybe this would be
11 o'clock at night. I would hope. But >> if if this were approved, that would be a condition of approval. That's inforce. >> But again, it's an if. So >> if it's approved, I don't know if they're going to board. >> It's approved. So if they approve it, then we're stuck with it. That's >> I think that they they originally they originally said 10 o'clock.
>> That's right. It'll be 10:00. >> 10 and then you mentioned 11. >> Well, correct. >> Because I thought they said their services lasted until 10. >> It said 10:30. >> Yeah, 10:30 because the service lasts till 10:00. They need time to get out of the building. So 10:30.
>> Yeah, that's So my other question is that you indicated there would not be a lot of children going to the service because it's mostly all adults that are going to be going there. So when the adults are going, they're male, female, whichever, and they have children in the morning, are they going to have children there in the morning getting school
buses because the parents are going to go in to pray? And what are they going to do with the school children when they go to school? Are they going to have the buses going in and out of there picking up school children? Could that potentially can happen? >> There will be no school buses coming onto the site. No, >> not onto the site. They don't come onto
the site. They come on to New Road to pick up the multitude of children that are sitting there at the corner. the congregants are not bringing their kids to the synagogue so they could be picked up to go to school if that's your question. >> Yeah, that was a concern. >> Yeah.
>> Okay. >> At this point. Thank you. >> Next. >> Someone else like to ask questions. >> Move to close the public portion of this cross-examination. Sullivan >> second. All in favor? I
>> I I >> I move to open the uh public comment on this application. This application only. Sullivan. >> Second. De Marzo. >> All right. So, >> come forward, ma'am. So, just listen to the >> This is the point in time where you can
make a statement, uh, opinion, comment. Um, we're going to cut it off at four minutes a piece. Um, ma'am, hang on one sec, ma'am. >> Yeah. I'm not sure what you're Yeah. We can't right now. You have to testify. Hang on. Swear in first,
>> please. >> Um, so we're so we're cut. So we're what we're doing is that this is the period of time. It's called general comment. You can make a statement, a comment, opinion. Um, we're going to because it's
10:00 right now, we're going to uh put it at four minutes a piece. So now is the time to do that. I'll re-wear you in. Um, and then you can put your comments, statement, opinions on the record. All right. >> Swearing again. >> Yep. >> Annne Weber Rodriguez. We weren
Ri 9 Hampton Drive. >> And you swear affirm to tell the truth. Nothing but the truth. >> Yes. >> All right. >> Okay. >> Ma'am, what what are you handing out? >> No, you have to tell us and then we >> it's it's >> and we may or may not accept it. It
depends. accept it. It's It's what I'm going to say, okay? Because there's a lot in here and you might forget some things. So, I figured it's easier just to give it to you. Is that okay? >> No, you put your testimony has to be on the record. >> It's got to be on the record. >> I know I'm going to testify, but I want to give this to you, too.
>> No, thank you. >> You can you can submit that into the board secretary and we can make it we'll make it part of the record. Okay. >> I want a part of the record. >> Right. >> Right. >> Right. Okay. >> Here we go. I'm here to express serious concerns about the proposed house of
worship at 88 North New Prospect Road and additional property sales in the area that threaten to create dangerous traffic conditions in our community. I want to emphasize that my concerns are purely practical and relate to responsible community planning. I respect the right of all faith
communities to establish places of worship in appropriate locations. This location sits directly on a main thoroughare used by school children daily. We already see congestion issues and adding a house of worship, plus potential commercial development would
create a perfect storm of safety hazards for kids walking to school. When exiting my development on Andover Road and turning on to North New Prospect, there's a sharp curve that already causing visibility and safety issues. The existing traffic makes it tough to
get out safely and there has been many accidents at that spot. Adding more congestion from the proposed development will likely lead to more accidents. Additionally, the fire department, while not immediately adjacent, but within a short distance of the proposed
developmental site, faces a critical concern. The anticipated increase in traffic volume and resulting congestion could s significantly compromise emergency response time, potentially delaying life-saving services to our entire community. When seconds matter in
e situation, any impetent I said that word wrong, but anyway, to to switch emergency vehicle access becomes a public safety issue that extends far beyond the immediate development area. There's now another house for seal. I don't know if you know that on the same
road advertising 200 feet of frontage. That's a massive piece of land. Given the size and timing, I'm concerned this could be also targeted for commercial reasonzoning rather than staying residential, which could compound our traffic problems. We're looking at a potentially overdevelopment of the
school route and a dangerous intersection. I urge you to consider the combined impact of this project on child safety and traffic flow before approving anything that increases congestion at the sharp curve on this critical thoroughare. Furthermore, it's my
understanding, please correct me if I'm wrong, that if the planning board approves this variance despite clear safety warnings, the township could face potential liability. I'm bringing these concerns to your attention now so the board can fully consider them. My
concern are not about limiting anybody's rights, but about ensuring our community remains safe and functional for everyone. And that's the curve that you were talking about, right? And it's very dangerous there. There's almost accident there the other day. >> Thank you, ma'am.
>> You're welcome. >> Patrick Panella 15 quail. I know what to do. You're >> I I understand. >> Running a meeting. Who's in charge of the meeting, >> sir? Because if I have >> I have to swear you in. >> If I have a legal question, >> I have to swear you in. That's You're being rude and combative.
>> You're being rude and combative. >> I am in charge of this, sir. I am in charge of this meeting. The attorney I am asking the attorney to swear you in. Thank you. >> Okay. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth? >> Yes, I do. Okay. >> Patrick Penella, 15 Quail Road. Listen,
first off, the times that they're promising, the numbers they're promising, everything that's going on here, it's a lie. I live at 15 Quail Road. My backyard faces 18 Deer Lane. I've
watched over a 100,000 people come in and out of that supposed residence. Um the prior administration I had a meeting with said that when they built it, they told the building uh people they were putting in a pool table. They
added an 800 square foot addition on the back of that structure to put in a pool table. I have yet to see anybody go in there with pool sticks. I have yet to see anybody come in coming out of there. They only go in through a side entrance. They don't go in through the front door.
Who owns a home and doesn't go in through the front door? I watch hundreds and hundreds of people go in and out of 18 Deer Lane. The promises you're being told, they're lies. I have proof that they're lies on my phone. When they tell you 10 o'clock, they're going to shut
things down. I have video on my phone that shows that they're walking past my house at 11:00 at night. These are lies. And I don't care whether it's the building enforcement people or whoever. Everybody in this town needs to
get together and deal with facts, not what people are telling you. Okay? This gentleman couldn't tell the lady where the uh their other place to prayer was. It's 18 Deer Lane. Like, I live there. I have video. My ring hasn't going by my
house all day long. They're lying. In the morning, they leave. I have it on my phone, too. 7:48, 7:45. What time school? I am asking this board not only to use
what you see in your ledgers and what the codes say and everything. I'm asking the people of Jackson to use common sense. This has nothing to do with their religion. I don't care what they do, but follow the same rules as I do and
everybody else does. This is a hazard. This goes up, I guarantee you, and I hate to say it, somebody's going to die right in front of that place because of what's going to happen if this gets approved. and it's going to be an unfortunate
young child or somebody else. And Mr. Rogers, I appreciate you because of what you said earlier. Your concern was the children. So, thank you. It's a big mistake. There's a difference between sitting here and looking at a book and looking
at reality. How many of you's ever gone over there to where this residence is and watch the schools, watch the kids, watch what goes on there, watch all the traffic? This is not a good idea in any way, shape, or form.
I do not care what their religion is. I do not care about none of that. I care about Jackson Township. That's it. >> Thank you, sir. Anyone else?
>> Nope. You got a race. >> All right. Do you swear affirm to tell the truth, the whole truth, not about the truth? >> I do. >> All right. Please state your name. Spell your last for the record. >> Mark Ferrar, 24 Birch Drive. All right. Jackson. Again, 40-year resident. Um, the thing that bothers me Well,
question, Mr. Sheay, does the does the planning board have a mission statement? >> No, that the planning board follows a municipal land use law. >> I'm sorry. Follows >> follows the municipal land use law. >> Okay. Would I be correct in stating and
saying that the planning board is planning for the betterment of its community? >> So, so the planning function actually comes from the master plan and then after the master plan, the ordinances are created to reflect the spirit and intent of the master plan. The
ordinances are what the board has to follow. >> And whose spirit and intent is that? Is that the people of of the township? It would be the legislature at the time. >> Okay. Sounds very convoluted to me. >> It's just how it
>> in order and my Okay. Um it's this planning board is an absolute disgrace to this to this township. I can tell you that there aren't many people
that don't think that. Um, all you got to do is take a ride into Lakewood and you see what's what's happening here. It's as obvious can be. Anthony, would you mind please putting up the picture of that of what it is
potentially going to go up that we've been discussing? Um, the photographs, this planning board, are are you kidding me? You are trying to put this building in a neighborhood
where people have resided for their lifetimes. That's what you're thinking of putting there. Forget about forget about just use some common sense. All of you use common sense. Forget about the the
danger, the fire, the fire issues, the lies that we're hearing about. Forget about all that. Look at what you're trying to ram down our throats in a neighborhood. You must be kidding me. And this is
happening all over the town. You must be blind if you don't see it. And I know none of you are blind. get some common sense and have a little respect. I belonged to a church for the last 38 years. When we
tried to in to move to Colts to a different area, when the people protested, you know what we did? We backed off and said, "You know what? We'll just expand our church. We're not
going to make trouble for people who have lived there and don't want all this go all this um congestion going on. So I don't understand where you're coming
from. I really don't. It's common sense. I respect you, sir, for what you were saying before. You are concerned about the children. I respect some of the pe the people that have spoken up here today. And Jackson, we need more of you
to come out on this because this has got to stop enough. >> Please raise your right hand. You swear affirm to tell the truth, the whole truth, nothing but the truth. >> I do. >> All right. >> Elam, Jackson, New Jersey. Um, I'm just going to reiterate what like some of the
other ones said. Um, can you please put back the design the layout that was up before Anthony? Um, only because uh when I was sitting next to the
gentleman over there who lives on Quail Lane, he did show send me snapshots of congregants coming out of 18 Darlene. 18 Darlene was a sham to begin with. >> Yeah, if you could just speak into the microphone. >> Oh, 18 Darlene was a sham and a lie to begin with.
>> So, just just to be clear, so is 18 Dear Lane part of this application. >> Okay. >> But that is it's not >> Harfield Kal. >> Ifield Kalal is now going to move to 88 North New Prospect. That's exactly what's going on. The residents have
already been told that by our council president, so we're fully aware. Uh, but what I do want to say is I've been helping the people on Dear Lane for a very long time. This township has shammed the people, the residents
who live there. They have lied through their teeth to those people. Whenever there's uh more uh complaints, the congregation is told, "Don't line Fox and Deer Lane. spread the cars all over
the neighborhood on Neil Street and Everett and all the other I go down there. I've seen what they've done. I have pictures of the line of cars and it is more than 50 more than 50. So there's
lie in their operations testimony of the number of people that's a lie. What when we talk about the easements, don't tell me that there you don't know the deed. I if I know the deed, you're the lawyer. I already did the research.
They know that the that there the deed has Jackson Township easement on it for that walkway. And if you look at that, it's very evident that's where the walkway through Quail goes. So, they're designing it with the use of adults to
be walking with our children. That should never be because you're already doing it because you're also telling the people today to use that parking lot and cut through. It's all a lie because Dear
Lane was a lie along with the facilitator at 14 Dear Lane. I already did all the background on it. And the gentleman over here that said that he was the applicant, which he never came up and testified before, so I should have came back up,
but his name wasn't Doug Zucker. So Dave Zuck uh Doug Zucker is the applicant on all those papers. So what is the sham? Because again, everything's a lie. We have no pedestrian
counts and we have what in my view a fictitious traffic report because they're always done that way. And this is going to severely impact our children. I am so so
concerned about our kids. And I'll tell you right now because I went to Johnson school. I know that firehouse and I do know I live over here. The sirens are going all day long for the police station, the fire, it's
non-stop. And now you're going to put that with kids crossing, with congregants going in, with buses coming in and out. And they didn't even include Johnson Elementary School. I mean, if you can't
even do that, it it's all a sham and it's a lie. And those lights terrible. >> Anyone else? >> All right. Raise your right hand. Do you swear affirm? Tell the truth, the whole truth, nothing but the truth.
>> I do. Miam Foster, >> you got it. >> I know you've heard everybody's comments. You've heard it over and over again. The microphone. I am only going to reiterate to please do not approve this particular building on this residential street. It's not going to be
beneficial to us. It's not beneficial to the people in Jackson. They have enough places of worship as it is now all over Jackson if they go they go down the street. They're all over the place so they can continue. They can take that house that they already bought and make
that their house of prayer. They're going to be doing it anyway. Why tear it down and build a big monstrosity? We already have enough monstrosities that are being built in Jackson now that are being taken over by that community. Not that I want to be anti-semitic, but
unfortunately I can't go into their places. Who can read what it is? Can't read what it is. They don't have it from me and you. >> Ma'am, we have we have to keep it. There's there's something called Rupa, which we can't we can't bring religion into applications. >> Oh, I'm sorry. Yeah,
>> but again, what's going on in Jackson is not for the betterment of the community. There's too many buildings that are going up, buildings that are being left unoccupied. They're like these big warehouse dinosaurs that are out there. You know what? If they want to build it,
go on Route 9. They have a lot of places on Route 9. They should build their m their their place of worship over there, not in Jackson. Please don't approve this. It's just ridiculous what's going on, especially in this place of residential. We don't need it. Thank you.
>> Thank you, ma'am. >> All right. >> Hello. >> Yes. >> All right. Do you swear affirm, tell the truth, the whole truth, nothing but the truth? >> Yes. >> All right. Please state your name and spell your last. >> Christina Quatrano. Do I need to >> I think she's got it. Yeah.
>> All right. Um I I'm coming up here to say that I first off I have had friends in their community for years and one of the main
things I feel in my heart is there needs to be an assimilation because the constitution calls for us to we assimilate. If you come in to a town or wherever
>> ma'am ma'am we we gota right can't talk about >> well well >> religion I I I know I know >> well it isn't okay I'm going to read >> it's got to be in a general sense >> I'll read this to you okay >> I've lived here 24 years now and I moved
here back then it wasn't overdeveloped >> that um and it's not true anymore of Jackson of what's happening My commute used to take maybe 40 minutes to my job.
It's increased now to an additional half hour, which is a burden. Okay. I have witnessed acres upon acres of te trees getting torn down in Jackson.
And I have received letters constantly, calls constantly from people saying, "Do you want to sell? Do you want to sell?" All the time. I get this, you know. Um,
the answer is no, because I really don't want to leave Jackson. I I've been here too long. All right. Uh, and I receive letters constantly from these realtors. All right.
There were only two supermarkets in Jackson and recently we lost Stop and Shop. So now there's only one there which is the Shopright. And I recently
when the last time they had a sale, they were sold out with so much stuff because now we have only one supermarket that we get get to go to. As as we all know, Gourmet Glatt took over where Stop and
Shop is, which there's also the MP NP I I don't know all the letters to the one that's like a half a mile down the street from the Gourmet Glad. It's not far away. So
now I started uh I'm going to be honest with you. I go to a super I go to I go out of town now to go shopping most of the time. Uh my place of worship is located in Lakewood. That's why I know so much
about it. And our pastor had told us that they've already been told by the rabbis to please sell sell our church and just get out of town. I hate to say,
but it's the God's honest truth. Um, and um, you know, in the past, I say to this, I have I have friends in the Orthodox community. I'm still friends with them, and they
have asked me so many times, "When are you going to move out of Jackson?" All the time. and tell them over and over again I don't want to I really don't you know um
I have all been informed >> Thank you ma'am >> I'm sorry >> your time is up thank you >> oh okay all right >> thank you >> like I said I'm just going to add just this constitution protects us >> we that's what Ru Lupa is for me >> from invasion >> I I we we can't
>> we cannot discuss what you're trying to discuss That's right. >> Yes, ma'am. >> You You've already >> You've already got your general comment. We got to let other people come up and speak. >> I I understand
now mailbox is on hand because >> code enforcement issue. If you want to give them a ring and let them know about the mailbox, >> please come forward if you would like to speak. Thank you. All right. Please raise your right hand. Do you swear affirm? Tell the truth the whole truth. Nothing but the truth. >> I do.
>> All right. I state your name and speak just so Laura has it. Yeah. >> Michelle Dello. D E L E L L O. Steven, please. Jackson. Um I just wanted to mention something someone reminded me of that um I didn't bring up earlier.
Johnson and I'm not sure about Crawford, but Johnson has before care that starts at 7 am. So, you've got cars coming, walkers and whatnot. So, we're looking at a start time of 7 prior to 7 a.m. and after care ends at 6:00 p.m. I don't
know how many people are walking with their children in the evening. um you know after afterare but just to to be aware of that the school is operating at least Johnson is from 7:00 a.m. to 6:00 p.m. Um the reason that the
the kids are walkers and my kids were we live in Harfield the district doesn't offer busing so unless you're driving your child to school have the ability to do so they're walking it's the only option for them to get to school. This also affects kids, people who live in
Sunnywoods, the next two blocks um over from Harfield, they cut through Robert. They're walkers also because we don't have to cross what's considered a major road for the for the kids to get to school. So, I just wanted to make sure you're all aware of that. This all comes down to safety.
I don't know how many if any of you have driven up and down New Prospect different times of day during the week. It is a heavy road now. about 4:00 it is bustling. Um on Friday evenings the cars I was saying earlier are queuing into um
88 New Prospect. They're parking behind there and then everyone's walking to 18 Deer. 18 Deer I know is not part of the application but it I know it's not part of the application but it's somewhat is that location that operates now is moving to 88 New Prospect. Our council
president told me that himself on the phone um back in February. That's how I first heard of 88 new new prospect. I didn't even know. He said it's not um on the calendar yet at the time I spoke with him. He said but it's coming up and it's being added to the calendar. So like I I probably wouldn't have known
about it um otherwise. I I don't live within the 200 ft. I do live on um uh Steven and Neil. So Neil Street is the parking for the for Deer Lane. Um, so that there's a concern. It's not going
to be 53 cars. It's not. I'm telling you it's not. I don't care what. There's going to be overflow. I understand the applicant doesn't have to be concerned with overflow, but we, the residents, too. It's going to pour out onto Everett, onto Neil. It's not safe. It's not safe for anybody's kids here. When
you have cars parking all over the place, you know, during school hours and whatnot, comes down to safety. If the property is not the size that it this the township ordinance states it should be then then that should be it. It's supposed to be
150 ft. Keep it at that. There's a reason it's 150 ft. If you change that now and give a variance now you're looking at setting a precedent that everybody's going to say, well the propertyy's not that not big enough but you know you did it over here for a new
prospect. It's a safety hazard. Um, as people have mentioned, the firehouses right across the street and the property is pretty much coming right off of Heisen and New Pro Heisen and New Prospect. So, there's a yield from Heisen onto New Prospect. It's a
raceway. People are racing from Heisen to New Prospect to um to to merge with the other. It's an absolute mess there. So, as much as things on paper may look a certain way in pretty drawings and pictures of buildings, it's not the reality. We live in the reality. Our
kids live in the reality. And I would ask that you consider that. Come see the area if need be. Feel free to reach out. I'm sure plenty of us would show you around and show you the walkways and whatnot. So, thank you for your time. Hi, how are you?
>> Right hand. Do you swear, affirm, tell the truth, the whole truth, and nothing but the truth? >> I do. >> All right. Please state your name and spell your last of the record. >> Jennifer Duour Duf O R. I live at 8 Lawrence Street in Harfield. Um, I just wanted to comment specifically on the previous owner because I am friends with
them. Um, he had one work vehicle because he owned his own business and that was such a large vehicle. That's why he built the garage and parked it there because we have to conform with certain compliance things and ordinances and whatnot in the town. So, you can't have that big eyesore out
in a residential area. Um, and then the other thing I wanted to point out, um, I'm sorry I don't know your name, sir. This gentleman right here commented that he, oh, we complied to all of these things except this one thing. So, if I'm driving my car and I comply
to all the rules and I crash and hit someone and kill someone, do I get away with it because I complied by all the rules, but the accident still happened because we get away with one thing? Do I get to get away with murder or vehicular homicide because I complied by all the
other rules? I don't think so. If it's 150, right? 150. We should probably keep it at that. >> Thank you, ma'am. >> Anyone else? >> Please raise your right hand. Do you swear, affirm, tell the truth, the whole
truth, nothing but the truth? >> Yes. >> Please state your name and spell your last of the record. >> It's Al Fischer. My last name is F I S C H E R. I'm the property owner of 28 quail which is means that my backyard is exactly it meets up perfectly with this
proposed um house of worship. I just came here to say a real thank you to the board first of all for all they do for us and they have done for us and they continue to do for us. And I'm coming here with from my wife and my three kids and asking that this is something that
we need for our community here. And it's something that we really, really, really ask the board to please approve this plan. Thank you. >> Anyone else? Good evening. Uh, my name is John. Hang
on one second. Do you swear affirm to tell the truth, the whole truth, nothing but the truth? >> I do. >> All right. Please state your name and spell your last record. >> Sure. John Powski, PJ Oski. I'm here representing the Jackson School District. Um, I actually live at 410 Bartlett Road as well.
>> So, you're here in your personal capacity or on behalf of the school? >> On behalf of the school district? on behalf of >> also resident. >> Okay. >> Um so regarding the uh proposed property um there's a lot of points here that is already made so I
don't want to uh rehash that. Uh just for a matter of fact if you check the Jackson SD.org website you'll see that our school hours are on there and Johnson school does start at 8:10 and Crawford does start at 9:10. However um we also have morning care um like the
lady mentioned. Um, we also have a Johnson schools are walker schools. We have approximately about 100 uh students that do walk to the school, but it's before 810 to include their family members. And then Crawford is our vehicular school where we have a lot
more cars coming there as well before 910 to that's when the school starts. Um, with regard to the entrance, um, if this is passed, um, if you look at the
driveway consideration, um, I know it's a county road, uh, maybe a little further south down down down. um somewhere over there to do a second crosswalk um to maybe encompass across a street on a northbound lane of uh North
Prospect where it's a little bit wider. Uh this way pedestrians can walk to there. Um and the other >> well that would be up to the school district and the county. We have no issue with it at all. >> And then last thing is should again
should this be approved? Um now the main easement uh on the south side of the property um when the if there is construction to be done uh to consider that as well if we do it if it's during the school year uh for the students walking but we also have summer programs
so just because the school year ends um that doesn't mean we don't have Crawford's going to have a summer camp there um right a week after school ends for about six weeks and also Johnson has other programs that we have um after the end of the school year uh to consider that whenever construction is all.
>> And just for clarity, your position with the school is what? >> Director of school. >> Security security. >> Security. Gotcha. >> Okay. >> All right. >> Anyone else? >> All right. Please state your name and you swear, affirm, tell the truth, the
whole truth, nothing but the truth. >> I affirm. >> Please state your name and spell your last. Absol 17 was late >> and use the microphone please sir we can't hear you. Thank you. >> First of all thank you for everyone for staying the late hour. Um we very much appreciate it. Thank the opposition
coming out as well and expressing their their first amend their first amendment right of free speech. Um and I appreciate the Jackson Township for taking that seriously. Mr. Rogers, we I'm a father of five children. I take your concern very seriously. Um we're
all parents over here. We none of us want to see any children, you know, getting hurt because of this. Um so officer will definitely take take into consideration anything that the board thinks we should do to minimize um the
um concern that Mr. Rogers brings up. Um there were two points that came up regarding the walking. Um uh for my house and for many houses in the community uh we can there's we can
walk up Susan Lane, Sunnywoods Lane, hit Heisen Road and it walk and comes back around New Partner North Prospect Street and there's sidewalks all along over there. So there's no need for anyone to use any township easements in order to
get to this house of worship. Um, another point was brought up about the money that went into this. Uh, I would like to point out and I would like to commend the community for going out of their way and raising the money for trying to buy a property that's conforming to what the township wanted
and to the township ordinances. Uh, an individual brought up a million dollars. I don't know the exact amount. Um, but I think that should be considered that the community went out of the way and raised a lot a lot of money just to con just to consider the township and consider the residents and
consider the ordinances. Thank you. >> Anyone else? I'll give it a second if you change your mind. >> Okay. Seeing no one else come forward, I move to close the public cross um public
sorry public testimony portion of this application. Sullivan >> second Demarzo. >> Ma'am, you'd already spoken. >> So So can I just do a brief closing? Sorry.
>> Oh, we have to we have to Yes, we are closing the public session. All in favor? I >> so ve very briefly again I know it's late so it's a permitted use governing body decided that houses of worship on these types of roads are a permitted use
so that's why we're at the planning board because we're at the planning board the board cannot consider off-site traffic conditions but we are on a county road the county has exclusive jurisdiction over that roadway and therefore we um need to get their
approval to build the school the shel uh there is a crossing guard that controls the safety of the students going to and from the school. Um there's adequate sight distance as testified by our traffic engineer. He testified that this that the access point, which is really
the only thing you could consider, operate safely and efficiently. The Dunkin Donuts case clearly states that that's all we need to do is establish that the driveway operates safely. Um, we've agreed to meet all of the conditions of your fire officials report and your planner and engineer report and
the um LTE the the um from CME the the variance itself which is what many of the residents has pointed out. It's an existing condition. Nothing could build be built on this property um without getting that same variance that we're asking for tonight. But the important
thing to remember is we're not overbuilding the site. Um even though we have insufficient lot width width, we meet the lot coverage, we meet the lot area, we meet all of the setbacks and in fact we are decreasing the lot coverage
from its current condition. We believe we presented adequate proofs to support both the variance and then the the two very minor waiverss that were um required. In terms of occupancy, they are limited by whatever the fire official says the occupancy code is.
We've agreed, there are many stipulations that we placed on the record, including turning the lights off by 10:30 p.m. Um, there's a whole series of other ones. We've agreed to address all of the comments, and we believe because of that, um, the board needs has to by law approve this application.
Thank you. >> Thank you, Mr. Peters. Madam Chair, I didn't take any exception to the summary by Mr. Alfiari. Um, as indicated in our report, this is a permitted use in the zone. Um, the one variance that's required is for a
pre-existing non-conforming condition that relates to the specific lot. Um, and the initial application had two waiver requests. I believe one of them was withdrawn, so it's one waiver request.
Thank you, >> Mr. Clay. >> Um, not really too much more to add, but from an engineering perspective, um, I really have no, you know, no problem with the development, >> Mr. Shank. >> All right. So, what the board has to
consider is the legal standards for what's being requested. So, what we have in front of us is that we have a permitted use that is inherently beneficial pursuant to statute. What that means is that under a Dvariance the uh inherently beneficial use would
actually remove one of the prongs um for for the positive criteria. What it does at the planning board is that it actually enhances the positive criteria that was testified which is ACG and I of the misal land use law. Um, so then the
board has to weigh the detrimental impacts to the zone or the plan um or the neighborhood so to speak. So it's it's a balancing test, right? It's a C2 balancing test which we do all the time. Um that's just for the lot width. The lot width in and of itself is a creature
of the meets and bounds. So the use really doesn't matter in this situation. the it's the creation of the of the lot itself that doesn't matter what's brought that waiver or that that variance would be required even if you
put a pool there or a parking lot or a jungle gym or whatever. Um second aspect of this is the waiverss that are uh being requested. The waiver standard that we always deal with is one number one of being it's reasonleness. um it
has to reflect the spirit and intent of the ordinance itself and there has to be some kind of either you know hardship or detrimental impact from the from the property um from the construction of the property. So those are the legal tests.
Uh that's what we have to work with. Uh you guys can deliberate, put your reasons for, against, whatever on the record and go from there. We just need a motion. >> Is it appropriate for me to make a statement at this time? You can you can deliberate. We're at the
deliberate deliberation portion. We can't make a public motion, a statement. >> Yes, it's deliberation. You may make a statement. >> Thank you. Uh I appreciate the words of kindness that some of you pointed my
way, but that should be pointed out to the whole board. This board is here is a public service volunteers that have to obey state religious laws, county ordinances, and local audience
ordinances. We'd love to rule from our heart just like you. We're citizens with you. But every member of this board, and I swear to this, okay, is trying to do what's legally appropriate,
okay? To prevent lawsuits, okay, that we've all experienced in the past and to do the right thing, okay? Also want to make a side note that I think the Orthodox community might be better served in I have a sh across the
street from me virtually across the street from me. Small residential property. Never had a problem. Best neighbors, no problem at all. community might be better served in
continuing that with multiple locations rather than these larger locations. Just a footnote. >> Anyone else have anything to say before we go to motion? >> All right. Looking for a motion now,
please. Thank you, Mr. Rogers. I'd like to make a motion to approve this application with the stipulated waiver and to explain even further. The reason that this property does not have 150 ft is because when the lot was
designed, there was a different standard in the township for that zone. This is not the fault of the applicant. This is common when someone comes before a board like ours and they have a
nonconforming lot whiff that was caused by previous rules when it came to the zone. And given that there is no reason for us to deny them that waiver.
This was not a situation they created. This was created with time. And with that, I vote to approve this application. >> So it would be a motion on the floor for the variance and the waiver. >> There's a motion for the variance and the >> W. Madam Chair,
>> look for a second. >> Madam Chair, before I make my second this, like I say, one, I think the public brought up a lot of facts and concerns and I understand them from that point. I'm part of the public, too. Mr. Rogers brings up right. We take an oath, but we have to comply with the municipal
land use laws, the religious laws of a country that we have to stand by. And there's a lot we have to do that. I'd love vote from my heart like Mr. Rogers, but we don't have that opportunity. We have to comply with the laws. You turn down an application like this and it goes to
court and we lose the applicant. All those stipulations they stipulated to you heard, they don't have to know more if they win. you stand a lot to you lose. There's a permitted use. It's a pre-existing non-conforming as as
Mr. Sullivan just explained, but yet the applicant met all the side setbacks and stuff, not creating more variances. The stipulations agreed by the applicant were many, just a traffic light that they're applying for at the county. There's a lot of restrictions by the county road that they'll take over that
nobody in this room has a control over. Um I I know how it works and like some people say move it to Route Nine. The Orthodox community can't walk from Hartfield to Route 9. >> Well, there is reasons why the municipal laws are stated like they are and the
Alupa laws are there. With that, I make a second on the motion. >> All right, we have a motion and a second. We will now have a roll call vote. >> Mr. Brezzy? >> Yes. >> Mr. Marzo? >> No. Um, I respectfully disagree with
some a lot of what was said regarding this particular application. While it may be that certain areas of it are conforming, the fact of the matter is you have 53 parking spots and that
doesn't make it to me. There's no way I would want to grant a variance on this with this amount of parking. If it was just a pool or if it was just something else that was non-conforming or a small house,
maybe, but not like this. So, I am a a no. >> Mr. parks. >> I'm going to vote yes, but I would recommend that the applicant look seriously at the design for to that will that will improve pedestrian safety in
getting to this this this and there are ways of doing that. One's already been pointed out, but there must be a whole stream of other things that can be done. >> I vote yes. >> Mr. Rogers, >> I vote no. And I find it a pitiful
uh method of defending a position by saying there's a crossing guard part time five days a week when this is a 7 day a week operation including summer months
>> Mr. Tremor. >> I also have significant concerns with the circulation and the parking situation. I do think it's a a substantial detriment to the public good, particularly in terms of traffic safety and emergency access. With that, I vote no. >> Mr. Sullivan,
>> I vote yes. It is conforming application. This is the zone the township and it settlement agreed to have places of worship. And the only issue with this application is the width of the lot, which is not an issue caused
by the applicant. The parking lot did not require any waiver other than minor waivers distinguishing it from the difference of a supermarket as opposed to a house of worship. So I vote yes.
>> Dr. Campbell. Yes. >> Thank you. Two, three, four. >> Like to make a I'd like to make a motion to close this meeting. Sullivan.
>> Second. Demorzo. Oh, hang on a minute. I